HomeMy WebLinkAboutARB201600039 Staff Report 2016-05-04ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2016-39: Better Living Berkmar Initial Plan
Review Type
Initial Site Development Plan
Parcel Identification
045000000112BO & 045000000112AO
Between Route 29 and Berkmar Drive. North of Schewels (2030 Seminole Trail) and south of Better Living
Location
Furniture (2060 Seminole Trail) and Better Living Home Center (2070 Seminole Trail).
Zoned
Highway Commercial (HC)/Entrance Corridor (EC)/Airport Impact Area (AIA)
Owner/Applicant
B. Properties, LC./Shimp Engineering (Justin Shimp)
Magisterial District
Rio
Proposal
To construct a building for building supply sales, furniture sales and office uses as well as two smaller buildings for
storage and an outdoor paved loading and storage area. Outdoor storage, display and/or sales areas require a special
use permit if visible from the EC.
Context
The subject parcel is situated in an area that is developed primarily with commercial uses. It is split into two separate
pieces. The smaller of the two fronts on Route 29 and the larger fronts on Berkmar Drive. The parcel between the
two pieces is zoned commercial but contains a residence (See Figure 1). There are also two residential lots adjacent to
the subject parcel, one of which fronts Berkmar Drive. Most of the adjacent development along Route 29 predates
the establishment of the EC and, consequently, does not meet the requirements of the EC guidelines. Along Route 29
Schewels Furniture Company is located to the south and both Better Living Furniture and Better Living Home Center
are located to the north.
Visibility
The improvements and structures proposed with this site plan will be visible from the EC (See the analysis for guidelines
#17, 18 and 19 below for details).
ARB Meeting Date
May 16, 2016
Staff Contact
Paty Saternye
PROJECT HISTORY The ARB has reviewed no proposals for this parcel.
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
The site plan proposes a building with a 9,366 sf
None at this time.
development within the designated Entrance
footprint (Building A) which may be 2 1/2 stories
Corridors is to insure that new development within
but the number of floors are not specified.
the corridors reflects the traditional architecture of the
Building A is located approximately 800' from
area. Therefore, it is the purpose of ARB review and
the EC street and two accessory storage
of these Guidelines, that proposed development
buildings, which are 5,600 and 3,500 sf, are
within the designated Entrance Corridors reflect
approximately 410' from the EC (Buildings B
elements of design characteristic of the significant
and Q. Architectural designs have not been
historical landmarks, buildings, and structures of the
submitted for review. Guidelines relating to
Charlottesville and Albemarle area, and to promote
architectural design will be addressed when the
orderly and attractive development within these
full architectural design is submitted for a formal
corridors. Applicants should note that replication of
review. Buildings B and C, since they will be
historic structures is neither required nor desired.
utilized for storage, may have an industrial or
utilitarian appearance that might not be
2
Visitors to the significant historical sites in the
Charlottesville and Albemarle area experience these
acceptable for the EC.
sites as ensembles of 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.
11
The overall design of buildings should have human
scale. Scale should be integral to the building and site
design.
13
Any appearance of "blankness" resulting from
building design should be relieved using design detail
or vegetation, or both.
14
Arcades, colonnades, or other architectural
connecting devices should be used to unify groups of
buildings within a development.
15
Trademark buildings and related features should be
modified to meet the requirements of the Guidelines.
16
Window glass in the Entrance Corridors should not be
highly tinted or highly reflective. Window glass in the
Entrance Corridors should meet the following
criteria: Visible light transmittance (VLT) shall not
drop below 40%. Visible light reflectance (VLR) shall
not exceed 30%. Specifications on the proposed
window glass should be submitted with the
application for final review.
5
It is also an important objective of the Guidelines to
Many of the buildings in the area predate the
None at this time.
establish a pattern of compatible architectural
establishment of the Route 29 EC and,
characteristics throughout the Entrance Corridor in
consequently, do not meet the requirements of
order to achieve unity and coherence. Building
the EC guidelines. Architectural designs have
designs should demonstrate sensitivity to other nearby
not been submitted for review. Guidelines
structures within the Entrance Corridor. Where a
relating to context and compatibility will be
designated corridor is substantially developed, these
addressed when the full architectural design is
Guidelines require striking a careful balance between
submitted for a formal review.
harmonizing new development with the existing
character of the corridor and achieving compatibility
with the significant historic sites in the area.
10
Buildings should relate to their site and the
surrounding context of buildings.
12
Architecture proposed within the Entrance Corridor
should use forms, shapes, scale, and materials to
create a cohesive whole.
Accessory structures and equipment
17
Accessory structures and equipment should be
Compatibility of Buildings B and C can be
Completely eliminate
integrated into the overall plan of development and
determined when architectural designs for all the
visibility of the paved
shall, to the extent possible, be compatible with the
buildings are submitted for review.
"loading and storage area"
building designs used on the site.
The site plan includes a proposed "loading and
storage area". This proposed storage area is on
and items stored there
from the EC or apply for a
18
The following should be located to eliminate visibility
from the Entrance Corridor street. If, after appropriate
the east side of the larger portion of TMP 45-
special use permit for
siting, these features will still have a negative visual
112B. The view of the "loading and storage
outdoor storage in the EC.
impact on the Entrance Corridor street, screening
area" may be partially blocked by the proposed
In order to eliminate the
should be provided to eliminate visibility.
Buildings B and C on the east and a proposed
visibility of the "loading
a. Loading areas, b. Service areas, c. Refuse areas, d.
screening fence on the north. There is a gap
and storage area" provide
Storage areas, e. Mechanical equipment, f. Above-
between Buildings B and C and no screening is
screening around the north
ground utilities, and g. Chain link fence, barbed wire,
proposed there. There are existing old growth
and east sides. If
razor wire, and similar security fencing devices.
trees within TMP 45-112A, just to the east of the
proposed "loading and storage area" and
Buildings B and C are
"future" buildings they
19
Screening devices should be compatible with the
design of the buildings and surrounding natural
Buildings B and C. The existing trees in TMP
cannot be utilized for
vegetation and may consist of: a. Walls, b. Plantings,
45-112A could be utilized for screening, but no
screening the outdoor
and c. Fencing.
existing or proposed tree lines are shown on the
storage in earlier phases of
plan and no individual trees or wooded area
development. Screening
identified as "preserved".
may be provided by walls,
plantings or fencing, or a
The elevation of the EC street adjacent to the
combination of these. If
subject parcel is approximately 464'and the
the screening on the east
elevation rises from the Route 29 road frontage
side will be accomplished
up to about 522' where the building is proposed.
by new vegetation do not
The paved loading and outside storage area
provide the screening in
begins at a distance of about 410' from the EC at
rigid rows. Instead
a proposed elevation of 511.5', which is about
provide a less formal
47' above the entrance corridor and would be
layout and include multiple
visible above the buildings along the EC if not
species to blend with the
screened. More details are needed to ensure
surrounding area. If
that the Entrance Corridor is not adversely
existing trees are to be
impacted. Outdoor storage areas which are not
utilized for the screening
fully screened and therefore visible from the ECs
label them as `preserved',
require Special Use Permits. It is expected that
provide tree protection
sectional views through both parcels will clarify
fencing and specify the
the ability of proposed screening to mitigate the
individual tree locations,
view from the EC.
canopy limits, caliper and
species.
The north side of the proposed screening fence
will be visible from the EC. No design details
Provide two site sections
have been provided, but illustration of the
centered on the highest
design, the height, color and materials for this
point of the "loading and
fence is needed for review to determine the
storage area". Include one
extent of screening provided and for the impact
section oriented east to west
of the fence design on the EC. Because the
from Route 29 to Berkmar
details of the fence and planting designs utilized
Drive and the other section
for screening are critical to establishing an
oriented south to north (See
appropriate appearance for the EC, these
Figure 5) including the edge
revisions need to be provided prior to initial plan
of the paved area within the
approval.
existing Better Living
Home Center parcel north
of the subject parcel.
Provide on the plan a
detail describing the
general design and
identifying the height,
color and materials for the
screening fence(s).
Include a note on the plan
stating that items stored in
the outdoor storage area
shall not exceed the height
of the screening fence. If
other methods of screening
are utilized, such as
buildings or screening
vegetation, to the east of
the "loading and storage
area" expand the note to
also specify those
screening objects.
No service or refuse areas are shown on the site
Provide the location of
plan. No mechanical equipment is shown on the
service and refuse areas on
site plan.
the site plan. Specify the
method of screening
utilized for them.
Eliminate visibility of the
equipment from the EC.
The note does not appear on the plan.
See recommendation #21
below
21
The following note should be added to the site plan and
the architectural plan: "Visibility of all mechanical
equipment from the Entrance Corridor shall be
Add the standard
eliminated."
mechanical equipment
note to both the site and
architectural plans.
20
Surface runoff structures and detention ponds should
be designed to fit into the natural topography to avoid
the need for screening. When visible from the Entrance
Corridor street, these features must be fully integrated
into the landscape. They should not have the
of engineered features.
Natural drainage patterns (or to the extent required,
new drainage patterns) should be incorporated into
the finished site to the extent possible.
There is one "stormwater treatment area" and
one "stormwater management area" proposed on
the site plan. They are located in the north and
northeast portions of the development. The
"stormwater treatment area" is created by the
proposed topography on the north edge of the
parcel, where there is about 13 feet of fill at the
eastern edge and a steep slope down to the
adjoining property. No landscaping is proposed
for this slope, so the top edge of the "stormwater
treatment area" will be visible from the EC.
However, since the EC is approximately 43 feet
lower than the "stormwater treatment area" it is
unlikely that it will be obvious.
In the "Stormwater Management Area" no
proposed contours are provided and only a small
portion of existing topographical information is
provided. Therefore the grade change between
the EC and this area is uncertain. No
information is given on existing tree cover in
this area. No proposed landscaping is provided
in this area to integrate the stormwater area into
the landscape.
Provide existing and
proposed topographical
information for the
"Stormwater Management
Area".
Provide landscaping to
integrate the stormwater
area into the landscape.
Lighting I No lighting plan has been submitted at this time. I None at this time.
Landscaping
7
The requirements of the Guidelines regarding
The main parcel (TMP 45-112B) is split, with a
None.
landscaping are intended to reflect the landscaping
smaller portion along the Route 29 EC. The
characteristic of many of the area's significant
larger portion has frontage along Berkmar Drive
historic sites which is characterized by large shade
(See Figure 1). Between the two portions of this
trees and lawns. Landscaping should promote visual
parcel is a separate lot (TMP 45-112A). The
order within the Entrance Corridor and help to
larger portion of TMP 45-112B and a portion of
integrate buildings into the existing environment of
TMP 45-112A will be utilized for this
the corridor.
development.
8
Continuity within the Entrance Corridor should be
obtained by planting different types of plant materials
No development is proposed for the portion of
When developed, EC
that share similar characteristics. Such common
TMP 45-112B which is adjacent to Route 29 and
street trees will be required
elements allow for more flexibility in the design of
no landscaping is proposed along the EC (See
for the portion of TMP 45 -
structures because common landscape features will
Figure 4). No information has been provided
112B with frontage on
help to harmonize the appearance of development as
about what will happen to the portion of the
Route 29.
seen from the street upon which the Corridor is
parcel that has frontage on Route 29. Berkmar
centered.
Drive is not an EC street. However, mature trees
on Berkmar would be visible from Rt. 29 and
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
some of the trees proposed along Berkmar are
a. Large shade trees should be planted parallel to the
within an existing access easement. The conflict
Entrance Corridor Street. Such trees should be at least
between the proposed plantings and the existing
3'/z inches caliper (measured 6 inches above the
easement will need to be resolved.
ground) and should be of a plant species common to
the area. Such trees should be located at least every
35 feet on center.
b. Flowering ornamental trees of a species common to
the area should be interspersed among the trees
required by the preceding paragraph. The ornamental
trees need not alternate one for one with the large shade
trees. They may be planted among the large shade trees
in a less regular spacing pattern.
c. In situations where appropriate, a three or four
board fence or low stone wall, typical of the area,
should align the frontage of the Entrance Corridor
street.
d. An area of sufficient width to accommodate the
foregoing plantings and fencing should be reserved
parallel to the Entrance Corridor street, and exclusive
of road right-of-way and utility easements.
33
Landscaping along interior roads:
A travelway extends from the Berkmar entrance
Select one or more large
a. Large trees should be planted parallel to all interior
into the site along the north side of the property.
tree species and specify
roads. Such trees should be at least 2'/2 inches caliper
There are no trees proposed along the north side
locations along the interior
(measured six inches above the ground) and should be
of this travelway. There does not seem to be
road that is consistent with
of a plant species common to the area. Such trees
enough room for large trees between the
the EC guidelines. Include
should be located at least every 40 feet on center.
proposed northern property line and the back of
a calculation for trees
curb. The retaining walls, screening fence and
along the interior road in
guard rail are proposed very close to one
the Landscaping Plan.
another. Trees along the interior road in this
location, in addition to meeting the interior street
Resolve the conflict
tree requirement, would also partially mitigate
between the large shade
the view of the site from the EC. There are trees
trees along the interior
proposed for the south side of the interior road
road and the storm sewer.
that also line the parking areas. There is a
conflict between these trees and the storm sewer.
34
Landscaping along interior pedestrian ways:
Sidewalks are proposed around most of Building
None at this time.
a. Medium trees should be planted parallel to all
A. Trees could address both the pedestrian way
interior pedestrian ways. Such trees should be at least
and building landscape requirements, but little
2%2 inches caliper (measured six inches above the
planting area is provided adjacent to the
ground) and should be of a species common to the
building. The applicant should be aware that the
area. Such trees should be located at least every 25
architectural design could prompt the need for
feet on center.
trees near the building. This determination will
be made with a future submittal.
36
Landscaping of buildings and other structures:
a. Trees or other vegetation should be planted along
the front of long buildings as necessary to soften the
appearance of exterior walls. The spacing, size, and
type of such trees or vegetation should be determined
by the length, height, and 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.
35
Landscaping of parking areas:
Eight trees are required for the 79 proposed
None.
a. Large trees should align the perimeter of parking
parking spaces. Fifteen trees are provided at 3%2"
areas, located 40 feet on center.
caliper.
Trees should be planted in the interior of parking
areas at the rate of one tree for every 10 parking
There are no evergreen shrubs proposed between
None.
spaces provided and should be evenly distributed
the parking lot and the EC. Given the elevation
throughout the interior of the parking area.
and distance shrubs would not have much impact
b. Trees required by the preceding paragraph should
on the visibility of the parking from the EC.
measure 2% inches caliper (measured six inches
above the ground); should be evenly spaced; and
should be of a species common to the area. Such trees
should be planted in planters or medians sufficiently
large to maintain the health of the tree and shall be
protected by curbing.
c. Shrubs should be provided as necessary to
minimize the parking area's impact on Entrance
Corridor streets. Shrubs should measure 24 inches in
height.
37
Plant species:
The plant species appear on the specified lists.
None.
a. Plant species required should be as approved by the
Staff based upon but not limited to the Generic
Landscape Plan Recommended Species List and
Native Plants for Virginia Landscapes (Appendix D).
38
Plant health:
The note does not appear on the site plan. That
None at this time.
The following note should be added to the landscape
note will be required with a future submittal.
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 minimally and only to support the
overall health of the plant."
10
Development pattern and site grading
6
Site development should be sensitive to the existing
The layout of the site plan appears generally Show the full depth of the
natural landscape and should contribute to the
organized. The location of the EC is not subject parcel, extending
creation of an organized development plan. This may
provided on the submitted drawings, but it is to the EC frontage on the
be accomplished, to the extent practical, by
generally parallel to Berkmar Drive, which is existing conditions and
preserving the trees and rolling terrain typical of the
shown. Building A is approximately parallel to site plan sheets.
area; planting new trees along streets and pedestrian
Berkmar Drive. Building B is not oriented
ways and choosing species that reflect native forest
parallel to Building A. It is parallel to the south
elements; insuring that any grading will blend into the
property line. Building C is not parallel to either
surrounding topography thereby creating a continuous
Building A, B or Berkmar Drive. It is parallel to
landscape; preserving, to the extent practical, existing
the property line. Depending on building design
significant river and stream valleys which may be
and landscaping, the non -parallel orientation
located on the site and integrating these features into
may be acceptable given the distance from the
the design of surrounding development; and limiting
EC. No sidewalks or bike lanes exist on the
the building mass and height to a scale that does not
adjoining side of Berkmar Drive.
overpower the natural settings of the site, or the
Entrance Corridor.
The current parcels (TMP 45-112B & 45-112A) Provide existing and
are primarily wooded and sloping from Berkmar proposed topography for
39
The relationship of buildings and other structures to
the Entrance Corridor street and to other development
Drive down to the Route 29 EC. There is a large all portions of both parcels
within the corridor should be as follows:
open area directly adjacent to the EC (See Figure (TMP 45-112B & 45-
a. An organized pattern of roads, service lanes, bike
4). The finished floor elevation of the proposed 112A) that will be
paths, and pedestrian walks should guide the layout of
Building A is about 2 feet different from the developed, utilized for
the site.
existing elevation, approximately 522'. The stormwater management,
b. In general, buildings fronting the Entrance Corridor
proposed layout also slopes from Berkmar Drive utilized for wooded
street should be parallel to the street. Building
down towards the EC by utilizing retaining walls screening or that includes
groupings should be arranged to parallel the Entrance
and a sloping parking access way. The "loading proposed landscaping.
Corridor street.
and storage area", on the east side of the
c. Provisions should be made for connections to
proposed plan, is graded to about 2 feet of the
adjacent pedestrian and vehicular circulation systems.
existing grade with the exception of the north
d. Open spaces should be tied into surrounding areas
side of the property. Existing and proposed
to provide continuity within the Entrance Corridor.
topography have not been provided on the east
e. If significant natural features exist on the site
ends of Buildings B and C or in the area of the
(including creek valleys, steep slopes, significant
proposed "stormwater management area".
trees or rock outcroppings), to the extent practical,
See recommendations 18
then such natural features should be reflected in the
See issues 18 and 19 above. and 19 above.
site layout. If the provisions of Section 32.5.6.n of the
Albemarle County Zoning Ordinance apply, then
12
improvements required by that section should be
located so as to maximize the use of existing features
in screening such improvements from Entrance
Corridor streets.
f. The placement of structures on the site should
respect existing views and vistas on and around the
site.
Because of the grade change from the EC to the
proposed development area, and the openness of
the existing development on the adjoining
property to the north, all elements of the
development not screened by the proposed
screening fence will be visible from the EC. The
existing trees that would have limited the view
of the proposed improvements seem to be
See recommendations 18
and 19 above.
40
Site grading should maintain the basic relationship of
the site to surrounding conditions by limiting the use of
designated for removal. No existing or proposed
retaining walls and by shaping the terrain through the
tree lines are provided to delineate where
use of smooth, rounded land forms that blend with the
existing trees will be maintained. There are also
existing terrain. Steep cut or fill sections are generally
no proposed trees in the area between the north
unacceptable. Proposed contours on the grading plan
boundary of the parcel and the small
shall be rounded with a ten foot minimum radius where
"stormwater treatment area". There appears to
they meet the adjacent condition. Final grading should
be only 3 feet between the property line and the
achieve a natural, rather than engineered, appearance.
first retaining wall, 3 feet between the two
Retaining walls 6 feet in height and taller, when
retaining walls, and 2 feet between the top
necessary, shall be terraced and planted to blend with
retaining wall and the screening fence, which
the landscape.
extremely limits the landscaping that could be
used to mitigate the view of that side of the
development from the EC.
None.
There are no proposed connections to the
adjoining parcels.
Consider providing native
A more natural appearance and further
plants on the proposed
mitigation of impacts on the EC could be
graded slope. Add plants
achieved by incorporating native plantings along
on the terraced retaining
the proposed graded slope and the terraced
walls.
retaining walls located between the screening
fence and the northern property line.
12
41
No grading, trenching, or tunneling should occur within
There is a 9,146 square foot area within the 20
Locate the existing
the drip line of any trees or other existing features
foot undisturbed buffer on the south boundary
individual trees to remain
designated for preservation in the final Certificate of
line of the property that has been included in the
within the buffer and label
Appropriateness. Adequate tree protection fencing
landscaping calculation for tree canopy. If the
them as "preserved".
should be shown on, and coordinated throughout, the
existing trees within the buffer are to remain,
Provide species, caliper,
grading, landscaping and erosion and sediment control
and are designated as "preserved" then adequate
and show the existing
plans.
tree protection needs to be provided. However,
the location and size of existing trees in that
canopy. Show tree
protection fencing for all
42
Areas designated for preservation in the final
Certificate of Appropriateness should be clearly
buffer have not been shown. Trees within that
preserved trees on the
delineated and protected on the site prior to any
buffer may be damaged by the proposed
grading, landscaping and
grading activity on the site. This protection should
development directly adjacent to the buffer.
erosion and sediment
remain in place until completion of the development
control plans.
of the site.
43
Preservation areas should be protected from storage
or movement of heavy equipment within this area.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. Anticipated visibility of the development (buildings and storage area) from the EC.
2. Screening of the paved loading and storage area on the north and east sides.
3. Treatment of the terraced walls and proposed grading on the north side of the parcel and visible from the EC.
4. No proposed landscaping along the EC.
5. Lack of details on the screening fence.
6. Trees not shown on the north side of the interior road.
7. Orientation and angle of Buildings B and C.
13
Regarding the Initial Site Plan:
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):
A Certificate of Appropriateness is required prior to final site plan approval.
1. Completely eliminate visibility of the paved "loading and storage area" and items stored there from the EC or apply for a special
use permit for outdoor storage in the EC. In order to eliminate the visibility of the "loading and storage area" provide screening
around the north and east sides. If Buildings B and C are "future" buildings they cannot be utilized for screening the outdoor
storage in earlier phases of development. Screening may be provided by walls, plantings or fencing, or a combination of these.
If the screening on the east side will be accomplished by new vegetation do not provide the screening in rigid rows. Instead
provide a less formal layout and include multiple species to blend with the surrounding area. If existing trees are to be utilized for
the screening label them as `preserved', provide tree protection fencing and specify the individual tree locations, canopy limits,
caliper and species.
2. Provide two site sections centered on the highest point of the "loading and storage area". Include one section oriented east to
west from Route 29 to Berkmar Drive and the other section oriented south to north including the edge of the paved area within
the existing Better Living Home Center parcel north of the subject parcel.
3. Provide on the plan a detail describing the general design and identifying the height, color and materials for the screening
fence(s).
4. Include a note on the plan stating that items stored in the outdoor storage area shall not exceed the height of the screening fence.
If other methods of screening are utilized, such as buildings or screening vegetation, to the east of the "loading and storage area"
expand the note to also specify those screening objects.
5. Provide the location of service and refuse areas on the site plan. Specify the method of screening utilized for them.
6. Eliminate visibility of the equipment from the EC.
7. Add the standard mechanical equipment note to both the site and architectural plans: "Visibility of all mechanical equipment
from the Entrance Corridor shall be eliminated."
8. Provide existing and proposed topographical information for the "Stormwater Management Area".
9. Provide landscaping to integrate the stormwater area into the landscape.
10. When developed, EC street trees will be required for the portion of TMP 45-112B with frontage on Route 29.
11. Select one or more large tree species and specify locations along the interior road that is consistent with the EC guidelines.
Include a calculation for trees along the interior road in the Landscaping Plan.
12. Resolve the conflict between the large shade trees along the interior road and the storm sewer.
13. Show the full depth of the subject parcel, extending to the EC frontage on the existing conditions and site plan sheets.
14. Provide existing and proposed topography for all portions of both parcels (TMP 45-112B & 45-112A) that will be developed,
utilized for stormwater management, utilized for wooded screening or that includes proposed landscaping.
15. Consider providing native plants on the proposed graded slope. Add plants on the terraced retaining walls.
14
16. Locate the existing individual trees to remain within the buffer and label them as "preserved". Provide species, caliper, and
graphically represent the existing canopy. Show tree protection fencing for all preserved trees on the grading, landscaping and
erosion and sediment control plans.
• Regarding recommendations on the plan as it relates to the guidelines:
None
• Regarding recommended conditions of initial plan approval:
Prior to Initial Plan approval
1. Completely eliminate visibility of the paved "loading and storage area" and items stored there from the EC or apply for a special
use permit for outdoor storage in the EC. In order to eliminate the visibility of the "loading and storage area" provide screening
around the north and east sides. If Buildings B and C are "future" buildings they cannot be utilized for screening the outdoor
storage in earlier phases of development. Screening may be provided by walls, plantings or fencing, or a combination of these.
If the screening on the east side will be accomplished by new vegetation do not provide the screening in rigid rows. Instead
provide a less formal layout and include multiple species to blend with the surrounding area. If existing trees are to be utilized for
the screening label them as `preserved', provide tree protection fencing and specify the individual tree locations, canopy limits,
caliper and species.
2. Provide two site sections centered on the highest point of the "loading and storage area". Include one section oriented east to
west from Route 29 to Berkmar Drive and the other section oriented south to north including the edge of the paved area within
the existing Better Living Home Center parcel north of the subject parcel.
3. Provide on the plan a detail describing the general design and identifying the height, color and materials for the screening
fence(s).
4. Include a note on the plan stating that items stored in the outdoor storage area shall not exceed the height of the screening fence.
If other methods of screening are utilized, such as buildings or screening vegetation, to the east of the "loading and storage area"
expand the note to also specify those screening objects.
5. Provide existing and proposed topographical information for the "Stormwater Management Area".
6. Show the full depth of the subject parcel, extending to the EC frontage on the existing conditions and site plan sheets.
7. Provide existing and proposed topography for all portions of both parcels (TMP 45-112B & 45-112A) that will be developed,
utilized for stormwater management, utilized for wooded screening or that includes proposed landscaping.
15
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. If existing trees are to be utilized for the screening label them as `preserved', provide tree protection fencing and specify the
individual tree locations, canopy limits, caliper and species.
2. Locate the existing individual trees to remain within the buffer and label them as "preserved". Provide species, caliper, and show
the existing canopy. Show tree protection fencing for all preserved trees on the grading, landscaping and erosion and sediment
control plans.
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
C-1
Cover Sheet
3/21/16
C-2
Existing Conditions
3/21/16
C-3
Site Plan
3/21/16
C-4
Grading & Utility Plan
3/21/16
C-5
Landscape Plan
3/21/16
C-6
Site & Utility Details
3/21/16
16
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Figure 3: The view from Route 29 (EC) between Better Living Furniture and Better Living Home Center showing a clear view of the
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Figure S: Partial scan of Grading & Utility Plan sheet showing alignment of sections to be provided (thick blue dashed lines) for the full length (east to
west) and width (south to north) of the parcel.
21