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HomeMy WebLinkAboutARB201500018 Review Comments Initial Site Plan 2015-03-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2015 -18: Fifth Street Place Initial Site Plan Review Type Initial Site Development Plan and preliminary architectural review Parcel Identification 07600000005400, 076000000054A, 076000000054A2, 076000000054A3, 076000000055, 076000000055B, 076000000055D Location At the southwest corner of the intersection of I64 and 5th Street Extended Zoned Residential (R15) /Entrance Corridor (EC) Owner /Applicant N &S LC, Gambit LLC, Prana Land LLC etal/Dominion Realty Partners (Michael M. Campbell) Magisterial District Scottsville Proposal To construct multi - family housing consisting of 200 apartment units in 5 buildings with associated site improvements. Context Multi- family housing is located to the west of the subject parcel. Single family residences are located across 5`" Street to the south, I64 is located to the north, with the off -ramp to the north/northeast. Visibility The development is expected to be visible, but existing wooded area to remain along the 164 corridor and along portions of 5th Street Extended will limit some views. In the winter, intermittent views are available from 5th Street to I64, and from I64 to 5th Street. ARB Meeting Date March 16, 2015 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB has reviewed no previous proposals for this site. ANALYSIS Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development Preliminary elevations have been Submit elevations within the designated Entrance Corridors is to insure that new submitted for both the 3 -story and addressing all sides of development within the corridors reflects the traditional 4 -story apartment buildings (one each building. architecture of the area. Therefore, it is the purpose of ARB each). A color perspective of the review and of these Guidelines, that proposed development poolside view of the clubhouse within the designated Entrance Corridors reflect elements of has also been submitted. The design characteristic of the significant historical landmarks, designs are for clearly modern buildings, and structures of the Charlottesville and Albemarle buildings, but the materials (red area, and to promote orderly and attractive development brick, cementitious fiber board within these corridors. Applicants should note that replication siding, stone, asphalt shingles, of historic structures is neither required nor desired and vinyl window frames) are 2 Visitors to the significant historical sites in the Charlottesville compatible with those of the and Albemarle area experience these sites as ensembles of historic buildings of the area. buildings, land, and vegetation. In order to accomplish the integration of buildings, land, and vegetation characteristic of these sites, the Guidelines require attention to four primary factors: compatibility with significant historic sites in the area; the character of the Entrance Corridor; site development and layout; and landscaping. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. I I The overall design of buildings should have human scale. At 3 and 4 stories, 45' and 59' None. Scale should be integral to the building and site design. tall, and ranging from 65' x 65' for the clubhouse to approximately 70' x 335' for the 4 -story building, the proposed buildings are large. However, the designs have sufficient architectural treatment (material changes, water tables, projections, balconies, window openings) to establish human scale. 5 It is also an important objective of the Guidelines to establish Only two elevations have been None. a pattern of compatible architectural characteristics submitted, but it is anticipated throughout the Entrance Corridor in order to achieve unity that the forms, materials and and coherence. Building designs should demonstrate general design illustrated in the sensitivity to other nearby structures within the Entrance submitted elevations will be Corridor. Where a designated corridor is substantially carried throughout the developed, these Guidelines require striking a careful balaM development. between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. The form, materials and detailing of the proposed apartment 10 Buildings should relate to their site and the surrounding context of buildings. buildings are compatible with those of the apartment complex to 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive the west. The materials are also whole. compatible with the single family residences in the area. 13 Any appearance of "blankness" resulting from building Blankness is not a characteristic Submit all elevations for design should be relieved using design detail or vegetation, oil of the elevations that have been review. Ensure that both. submitted for review. It is blankness is not a anticipated that these elevations characteristic of the are representative of all four sides design. of each building. 14 Arcades, colonnades, or other architectural connecting The proposed buildings are not None. devices should be used to unify groups of buildings within a physically connected but are development. visually connected through the use of form, materials, and design details. 15 Trademark buildings and related features should be modified Buildings may have been None. to meet the requirements of the Guidelines. constructed according to the proposed designs in other locations, but the buildings are not expected to have the appearance of trademark designs. 16 Window glass in the Entrance Corridors should not be highly The note will be needed on the Add the standard window tinted or highly reflective. Window glass in the Entrance architectural plans. glass note to the Corridors should meet the following criteria: Visible light architectural drawings. transmittance (VLT) shall not drop below 4001o. Visible light reflectance (VLR) shall not exceed 3001o. Specifications on the proposed window glass should be submitted with the application for final review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into A mail kiosk, swimming pool, None. the overall plan of development End shall, to the extent and dumpster /recycling center are possible, be compatible with the building designs used on the proposed within the development. The swimming pool is screened 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these from the 5th Street EC by the features will still have a negative visual impact on the clubhouse. The mail kiosk may be Entrance Corridor street, screening should be provided to seen from the 5th Street EC along eliminate visibility. a. Loading areas, b. Service areas, c. the entrance drive, but it is not Refuse areas, d. Storage areas, e. Mechanical equipment, f, expected to have a negative Above - ground utilities, and g. Chain link fence, barbed wire, impact. The dumpster is located razor wire, and similar security fencing devices. internal to the site and trees and existing wooded area are located 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may between it and the EC. It is not consist of. a. Walls, b. Plantings, and c. Fencing. expected to be noticed from the ECs. 21 The following note should be added to the site plan and the The note is needed on the plans. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment from the Entrance Corridor shall be eliminated." note to both the architectural and site plans. Lighting 22 Light should be contained on the site and not spill over onto The photometric plan is small and Provide the photometric adjacent properties or streets; hard to read, but it looks like plan at a larger size to spillover exceeds .5 footcandles increase legibility. at the entrance to the development. The light levels Revise the lighting plan were calculated using an LLF of to eliminate spillover at .92. To meet County regulations, the property line in an LLF of 1.0 is required excess of .5 footcandles. Revise the lighting plan using an LLF of 1.0. 23 Light should be shielded, recessed or flush - mounted to The proposed fixtures are full None. eliminate glare. All fixtures with lamps emitting 3000 cutoff. lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate Light levels do not appear to Provide the photometric for display lots in the Entrance Corridors. Lower light exceed 12 footcandles, but the plan at a larger size to levels will apply to most other uses in the Entrance plan is difficult to read. increase legibility. Corridors. 25 Light should have the appearance of white light with a LED fixtures are proposed None. warm soft glow; however, a consistent appearance throughout the development. throughout a site or development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors for Pole and fixture finish have not Identify the pole and free - standing pole mounted light fixtures in the Entrance been identified. fixture colors on the Corridors. lighting plan. Bronze is recommended. 27 The height and scale of freestanding, pole- mounted light The pole detail shows a 16' pole None. fixtures should be compatible with the height and scale of on a 3.5' base. the buildings and the sites they are illuminating, and with the use of the site. Typically, the height of freestanding pole- mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 28 In determining the appropriateness of lighting fixtures for The proposed fixtures appear None. the Entrance Corridors, the individual context of the site appropriate for the site. will be taken into consideration on a case by case basis. 29 The following note should be included on the lighting plan: The note does not appear on the Add the standard lighting "Each outdoor luminaire equipped with a lamp that emits plan. note to the plan. 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Guidelines for the Use of Decorative Landscape Lighting No decorative landscape lighting None. is proposed. Landscaping 7 The requirements of the Guidelines regarding landscaping are Some existing wooded area is In areas where wooded intended to reflect the landscaping characteristic of many of the area's significant historic sites which is characterized by large shade trees and lawns. Landscaping should promote visual order within the Entrance Corridor and help to integrate buildings into the existing environment of the corridor. proposed to remain and to account for some frontage tree requirements along 5th Street. In areas where there are no existing trees, large trees are shown at 35' on center and ornamental trees are interspersed. To ensure that area to remain is to account for frontage tree requirements along 5th Street, identify individual existing large shade and ornamental trees on the plan by size and species 8 ontinuity within the Entrance Corridor should be obtained by planting different types of plant materials that share remaining wooded area meets to show that the similar characteristics. Such common elements allow for more flexibility in the design of structures because common minimum requirements, minimum requirement individual trees to remain (large can be met. landscape features will help to harmonize the appearance of shade trees and ornamentals) development as seen from the street upon which the Corridor should be identified on the plans Show existing and is centered. (by size and species). proposed utilities and 32 Landscaping along the frontage of Entrance Corridor streets should include the following: easements on the a. Large shade trees should be planted parallel to the Entrance There is substantial wooded area landscape plan. Corridor Street. Such trees should be at least 3'h inches to remain on the I64 side of the caliper (measured 6 inches above the ground) and should be property, so frontage trees are not Shift utilities to eliminate of a plant species common to the area. Such trees should be provided along that side of the conflicts between located at least every 35 feet on center. development. landscaping and b. Flowering ornamental trees of a species common to the utilities /easements area should be interspersed among the trees required by the The utility plans show new water without reducing the preceding paragraph. The ornamental trees need not alternate and sewer lines running near the quantity of proposed one for one with the large shade trees. They may be planted 5th Street corridor at the west end plants. among the large shade trees in a less regular spacing pattern. of the property. A 20' public c. In situations where appropriate, a three or four board few utility easement is proposed in the or low stone wall, typical of the area, should align the development. This easement and frontage of the Entrance Corridor street. the water and sewer lines appear d. An area of sufficient width to accommodate the foregoing to conflict with several tree plantings and fencing should be reserved parallel to the locations. Utilities should be Entrance Corridor street, and exclusive of road right -of -way shifted to eliminate landscape and utility easements. conflicts without reducing the quantity of proposed plants. Including the utilities and easements on the landscape plan would simplify coordination. 33 Landscaping along interior roads: Trees are shown along the Ensure that pipes are a. Large trees should be planted parallel to all interior roads. entrance drive at the required size located to eliminate Such trees should be at least 2'/2 inches caliper (measured six and spacing. However, a storm conflicts with trees along inches above the ground) and should be of a plant species pipe runs along the east side of the entrance drive, while common to the area. Such trees should be located at least the drive, close to the trees. meeting the 40' on center every 40 feet on center. tree requirement. 34 Landscaping along interior pedestrian ways: Most sidewalks in the None. a. Medium trees should be planted parallel to all interior development run along the pedestrian ways. Such trees should be at least 2'/2 inches parking lots, where perimeter caliper (measured six inches above the ground) and should be trees are provided. A few of a species common to the area. Such trees should be located sidewalks run along buildings at least every 25 feet on center. where trees are not provided, but there are sufficient trees elsewhere on site to compensate. 35 Landscaping of parking areas: Trees are provided at the Ensure that pipes are a. Large trees should align the perimeter of parking areas, perimeter of parking lots at the located to eliminate located 40 feet on center. Trees should be planted in the size and spacing required. There conflicts with trees along interior of parking areas at the rate of one tree for every 10 are potential conflicts with storm the entrance drive. parking spaces provided and should be evenly distributed pipes in several locations. throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure Shrubs are provided at the 2'/2 inches caliper (measured six inches above the ground); required size along the south side should be evenly spaced; and should be of a species common of the parking lot that fronts the to the area. Such trees should be planted in planters or clubhouse and along the north medians sufficiently large to maintain the health of the tree side of the parking lot closest to and shall be protected by curbing. the I64 off -ramp. Other parking c. Shrubs should be provided as necessary to minimize the lots are set further back from the parking area's impact on Entrance Corridor streets. Shrubs ECs and located behind buildings should measure 24 inches in height. or wooded area as viewed from the ECs, such that shrubs would not impact the view from the EC. 36 Landscaping of buildings and other structures: Based on the elevations None. a. Trees or other vegetation should be planted along the front submitted, blankness is not an of long buildings as necessary to soften the appearance of issue, so additional trees are not exterior walls. The spacing, size, and type of such trees or needed for softening the vegetation should be determined by the length, height, and appearance of the buildings. blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as approved Species have not yet been None at this time. by the Staff based upon but not limited to the Generic identified. Landscape Plan Recommended Species List and Native Plants or Virginia Landscapes (Appendix D). 38 Plant health: The following note should be added to the The note appears on sheet L2.01. None. landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned inimally and only to support the overall health of the plant." Development pattern and site grading 6 Site development should be sensitive to the existing natural The overall layout appears Add trees along the landscape and should contribute to the creation of an organized. Buildings are more or retaining wall located organized development plan. This may be accomplished, to less arranged parallel to the ECs, west of the clubhouse to the extent practical, by preserving the trees and rolling terrain and parking lots are located soften the appearance of typical of the area; planting new trees along streets and interior to the site, screened by the wall as viewed from pedestrian ways and choosing species that reflect native forest buildings as viewed from the EC. the 5th Street corridor. elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous The existing site is characterized Indicate on the site plan landscape; preserving, to the extent practical, existing by wooded, rolling terrain. the manufacturer, size significant river and stream valleys which may be located on Retaining walls are proposed and color of the block the site and integrating these features into the design of north of Building 1, north of the proposed for the surrounding development; and limiting the building mass and parking lot located between the retaining walls. height to a scale that does not overpower the natural settings clubhouse and Building 1, and of the site, or the Entrance Corridor. west of the clubhouse and Provide details on the plan 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the swimming pool. The walls north of Building 1 are terraced and showing that wall construction will allow for corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, planted. The wall north of the the planting between the terraced walls illustrated and pedestrian walks should guide the layout of the site. arkin lot reaches 10' high. It is p g g north of Buildings 1 and 2. b. In general, buildings fronting the Entrance Corridor street located a considerable difference should be parallel to the street. Building groupings should be from the I64 corridor and a 10 arranged to parallel the Entrance Corridor street. wooded area is located between it c. Provisions should be made for connections to adjacent and the corridor. This interim pedestrian and vehicular circulation systems. wooded area is expected to be d. Open spaces should be tied into surrounding areas to sufficient to blend the wall into provide continuity within the Entrance Corridor. the landscape. The wall west of e. If significant natural features exist on the site (including the clubhouse reaches 9' high. It creek valleys, steep slopes, significant trees or rock would be visible to eastbound outcroppings), to the extent practical, then such natural traffic on 5th Street. Proposed EC features should be reflected in the site layout. If the frontage trees will help reduce provisions of Section 32.5.6.n of the Albemarle County visibility, but plants close to the Zoning Ordinance apply, then improvements required by that wall would more successfully section should be located so as to maximize the use of soften the impact of the wall. existing features in screening such improvements from Entrance Corridor streets. £ The placement of structures on the site should respect The walls are labeled as "dry existing views and vistas on and around the site. stack masonry unit retaining wall". Color and block size are 40 Site grading should maintain the basic relationship of the site to surrounding conditions by limiting the use of retaining not provided on the plans. walls and by shaping the terrain through the use of smooth, rounded land forms that blend with the existing terrain. Steep Grading has been revised from cut or fill sections are generally unacceptable. Proposed earlier designs discussed at pre - contours on the grading plan shall be rounded with a ten foot application meetings. The result minimum radius where they meet the adjacent condition. is retaining walls located to allow Final grading should achieve a natural, rather than for a better relationship of engineered, appearance. Retaining walls 6 feet in height and buildings to the 5 Street taller, when necessary, shall be terraced and planted toblend corridor. with the landscape. 41 No grading, trenching, or tunneling should occur within the New tree lines are shown None. drip line of any trees or other existing features designated for throughout the development; preservation in the final Certificate of Appropriateness. individual trees to remain are not Adequate tree protection fencing should be shown on, and shown. Tree protection fencing is coordinated throughout, the grading, landscaping and erosion shown on the E &S plan. and sediment control plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This 10 SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. General appearance of the proposed apartment buildings and club house; appropriateness for the ECs 2. Frontage planting along 5th Street Extended and I64 3. Visibility and treatment of proposed retaining walls Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): 1. In areas where wooded area to remain is used to meet tree requirements along 5th Street Extended, identify existing individual large shade and ornamental trees on the plan by size and species to show that the minimum requirement can be met. If the requirement can't be met, show additional new trees to be planted to meet the requirement. 2. Shift utilities to eliminate conflicts between landscaping and utilities /easements without reducing the quantity of proposed plants. 3. Ensure that pipes are located to eliminate conflicts with trees along the entrance drive, while meeting the 40' on center tree requirement. 4. Add plants along the retaining wall located west of the clubhouse to soften the appearance of the wall as viewed from the 5th Street Extended corridor. ii protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 20 Surface runoff structures and detention ponds should be A stormwater facility exists at the None. designed to fit into the natural topography to avoid the need west end of the property. for screening. When visible from the Entrance Corridor street, these features must be fully integrated into the landscape. They should not have the appearance of engineered features. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. General appearance of the proposed apartment buildings and club house; appropriateness for the ECs 2. Frontage planting along 5th Street Extended and I64 3. Visibility and treatment of proposed retaining walls Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): 1. In areas where wooded area to remain is used to meet tree requirements along 5th Street Extended, identify existing individual large shade and ornamental trees on the plan by size and species to show that the minimum requirement can be met. If the requirement can't be met, show additional new trees to be planted to meet the requirement. 2. Shift utilities to eliminate conflicts between landscaping and utilities /easements without reducing the quantity of proposed plants. 3. Ensure that pipes are located to eliminate conflicts with trees along the entrance drive, while meeting the 40' on center tree requirement. 4. Add plants along the retaining wall located west of the clubhouse to soften the appearance of the wall as viewed from the 5th Street Extended corridor. ii 5. Indicate on the plans the manufacturer, size and color of the block proposed for the retaining walls. Provide details on the plan showing that wall construction will allow for the planting between the terraced walls illustrated north of Buildings 1 and 2. Regarding recommendations on the plan as it relates to the guidelines: None. Regarding recommended conditions of initial plan approval: A Certificate of Appropriateness is required prior to final site plan approval. 1. Submit elevations addressing all sides of each building. Ensure that blankness is not a characteristic of the design. 2. Add the standard window glass note to the architectural drawings: "Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %." 3. Add the standard mechanical equipment note to both the architectural and site plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. Provide the photometric plan at a larger size to increase legibility. 5. Revise the lighting plan to eliminate spillover at the property line in excess of .5 footcandles. 6. Revise the lighting plan using an LLF of 1.0. 7. Identify the light pole and light fixture colors on the lighting plan. Bronze is recommended. 8. Add the standard lighting note to the plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 9. In areas where wooded area to remain is used to meet tree requirements along 5th Street Extended, identify existing individual large shade and ornamental trees on the plan by size and species to show that the minimum requirement can be met. If the requirement can't be met, show additional new trees to be planted to meet the requirement. 10. Show existing and proposed utilities and easements on the landscape plan. 11. Shift utilities to eliminate conflicts between landscaping and utilities /easements without reducing the quantity of proposed plants. 12. Ensure that pipes are located to eliminate conflicts with trees along the entrance drive, while meeting the 40' on center tree requirement. 13. Add trees along the retaining wall located west of the clubhouse to soften the appearance of the wall as viewed from the 5th Street Extended corridor. 14. Indicate on the site plan the manufacturer, size and color of the block proposed for the retaining walls. Provide details on the plan showing that wall construction will allow for the planting between the walls illustrated north of Buildings 1 and 2. Regarding conditions to be satisfied prior to issuance of a grading permit: None. 12 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date C -01 Cover Sheet 3/1/2015 C -02 and C -03 Existing Conditions Plan 3/1/2015 C -04 Erosion and Sediment Control details 3/1/2015 C -05 and C -06 Erosion and Sediment Control Plan 3/1/2015 C -07 and C -08 Overall 3/1/2015 C -09A thru C -09F Layout Plan 3/1/2015 C -IOA thru C -IOF Utilities Plan 3/1/2015 C-1 IA thru C-1 IF Grading and Drainage Plan 3/1/2015 C -12 Sight Distance Plan and Profile 3/1/2015 C -13 Pre/Post impervious Area Map 3/1/2015 C -14 Approvals /Conditions 3/1/2015 LO.00 Site Context 2/2/2015 L1.01 Overall Planting Plan 2/2/2015 L2.01 Plant Schedule, Calculations and Details 2/2/2015 L3.01 Overall Lighting Plan 2/2/2015 L3.02 Lighting Cut Sheets 2/2/2015 Architectural site plan, elevations (3 story and 4 story), floor plans, club house /pool color perspective, materials sheet 1/28/2015 Photos: Views of the site from the Entrance Corridors 13