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HomeMy WebLinkAboutARB201600154 Staff Report 2017-01-10ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB-2016-154: Happy Boxes Review Type Second review of a Site Development Plan and Architectural Design Parcel Identification 078000000013AO Location On the south side of Rt. 250, approximately 450' west of Hansen Road Zoned Highway Commercial (HC)/Entrance Corridor (EC) Owner/Applicant Happy Boxes Pantops LLC/Mike Stoneking Magisterial District Rivanna Proposal To construct an indoor storage facility with associated site improvements. Context The proposed development would occupy one of two vacant lots between the Suntrust Bank and the Auto Superstore in the Pantops commercial area. Automobile dealerships predominate in the immediate area. Restaurants, gas stations, banks and the Rivanna Ridge Shopping Center are nearby. Visibility The proposed development will be readily visible from the Entrance Corridor. ARB Meeting Date January 17, 2017 Staff Contact Margaret Maliszewski PROJECT HISTORY The ARB completed a preliminary review of this proposal on November 7, 2016. The action letter from that meeting is included as Attachment A to this report. The comments made by the ARB at that meeting are also included in the Analysis section of this report. ANALYSIS REF GUIDELINE 11/7/2016 COMMENT CURRENT ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development within the Provide street -level The applicant has provided several renderings of the To increase compatibility designated Entrance Corridors is to insure that new development views of the full proposed building, some showing street -level views and and to relieve blankness within the corridors reflects the traditional architecture of the area. building from both some showing bird's-eye views. on the east and west Therefore, it is the purpose of ARB review and of these Guidelines, directions on the EC. metal elevations, provide that proposed development within the designated Entrance Corridors The metal spandrel panels above the loading entrance have alternate materials and/or reflect elements of design characteristic of the significant historical Revise the loading been removed; the metal canopy remains. Eliminating the a more gradual change in landmarks, buildings, and structures of the Charlottesville and entrance to coordinate spandrel panels simplifies the elevation. The loading materials, and increased Albemarle area, and to promote orderly and attractive development more fully with the main entrance appears coordinated with the storefront entrance. architectural detailing. within these corridors. Applicants should note that replication of historic entrance and corner structures is neither required nor desired. window. The applicant prefers the brick color changes as originally proposed to maintain a degree of variety and interest in the Replace the oakleaf hydrangea with a taller - 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites as ensembles of buildings, land, Consider revisions to the design. The applicant also prefers the window trim growing shrub on the and vegetation. In order to accomplish the integration of buildings, locations where the proportions as originally designed, noting that the different west metal elevation. land, and vegetation characteristic of these sites, the Guidelines require brick color changes to sizes correspond to the varying fenestration sizes. attention to four primary factors: compatibility with significant historic coordinate more fully sites in the area; the character of the Entrance Corridor; site with the corner Planting has increased on the west side of the site. development and layout; and landscaping. windows. Ornamental trees and shrubs have been added just west of the entrance into the site. Shrubs have been added south of 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant Consider changes to the the three parking spaces, and five pitch pines have been buildings in the Charlottesville and Albemarle area. Photographs of proportions of the added along the southern end of the travelway. A row of historic buildings in the area, as well as drawings of architectural window trim for a more mapleleaf vibumums has been added along the south end of features, which provide important examples of this tradition are consistent appearance in the western building elevation. This shrub typically grows contained in Appendix A. the corner windows. 4'-6' tall. The wall ranges from approximately 40' to 50' tall, so the viburnums will have limited ability to mitigate 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 Adjust the plan to the material and blankness. (The planting bed is narrow and structures is not intended to impose a rigid design solution for new provide planting area doesn't appear big enough to accommodate trees.) The development. Replication of the design of the important historic sites and trees along the east abrupt change from stucco to metal, and the size of the metal in the area is neither intended nor desired. The Guideline's standard of and west elevations to wall will impact the corridor. A more gradual transition and compatibility can be met through building scale, materials, and forms relieve blankness. mix of materials, together with taller -growing plants, would which may be embodied in architecture which is contemporary as well be appropriate. as traditional. The Guidelines allow individuality in design to Consider an alternate accommodate varying tastes as well as special functional material and/or color the Planting area was not increased on the east side of the requirements. for metal siding on the side elevations. building. An easement remains on that side and no planting is proposed. One ornamental tree and some oakleaf 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and hydrangeas have been added just east of the eastern building features of the significant historic buildings in the area, exemplified by entrance, and meadow planting mix has been added at the (but not limited to) the buildings described in Appendix A [of the northeast corner of the site. The applicant suggests that the design guidelines]. The standard of compatibility can be met through portion of the east elevation that is metal will have reduced scale, materials, and forms which may be embodied in architecture visibility from the EC because it angles back and away from which is contemporary as well as traditional. The replication of the corridor. The wall will be visible, however, and as on the important historic sites in Albemarle County is not the objective of west elevation, the abrupt change in materials and the size of these guidelines. the wall will have an impact on the EC. Without landscaping to break up the east metal elevation, an alternate material 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or vegetation, or both. and increased architectural detailing is needed to relieve blankness. An alternate color has been proposed for the metal siding. Originally proposed in a standard silver/gray color, the new color is Benjamin Moore auberge, which is a shade of brown. This darker color should help reduce some of the visual impacts of the corrugated metal. 11 The overall design of buildings should have human scale. Scale should Provide for review a A streetscape elevation has been provided. It shows the See recommendation be integral to the building and site design. streetscape elevation including the proposed proposed building significantly larger than the Auto Superstore building to the west, but more compatible in above. 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a cohesive whole. building and nearby height with the Suntrust Bank to the east. The use of brick in buildings to clarify the proposed building and street trees along the frontage will compatibility of height, help integrate the building into the corridor. Expanses of scale and volume. blank wall will emphasize the mass of the building. Consider the use of Alternate materials have not been proposed, but a shade of alternative materials to brown is proposed as an alternate color for the corrugated help reduce the scale of metal siding. The brown color is expected to help minimize the blank walls. some of the visual impact of the siding. 14 Arcades, colonnades, or other architectural connecting devices should None. - None. be used to unify groups of buildings within a development. 15 Trademark buildings and related features should be modified to meet See other - See other the requirements of the Guidelines. recommendations in this recommendations in this report. report. 16 Window glass in the Entrance Corridors should not be highly tinted or Add the standard The window glass note was added to Sheets A5 and A6. A None. highly reflective. Window glass in the Entrance Corridors should meet window glass note to the sample of the glass has been provided. It meets the the following criteria: Visible light transmittance (VLT) shall not drop architectural drawings. reflectivity criteria with a VLT of 57% and VLR of 20%. below 40% Visible light reflectance (VLR) shall not exceed 30%. Provide a sample of the Specifications on the proposed window glass should be submitted with glass for review. the application for final review. 5 It is also an important objective of the Guidelines to establish a pattern None. - None. of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between 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. Accessory structures and equipment 17 Accessory structures and equipment should be integrated into the Indicate if mechanical The layout plan shows mechanical equipment located Clarify why a perimeter overall plan of development and shall, to the extent possible, be equipment is proposed behind the proposed building in a fenced enclosure. The chain link fence detail is compatible with the building designs used on the site. outside of the building. If it is, show locations equipment would not be visible from the Entrance Corridor in this location. included in the plan. If chain link fence is 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, these features will still have a and sizes on the plans. proposed, clearly show its negative visual impact on the Entrance Corridor street, screening should Show how the Site plan sheet C7.0 includes details for a perimeter chain location on the plan and be provided to eliminate visibility. a. Loading areas, b. Service areas, c. equipment will be link fence. The fence does not appear on the plan. show how visibility from Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above- screened. the EC will be eliminated. ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 21 The following note should be added to the site plan and the architectural Add the standard The equipment note appears on architectural sheet C 1 and None. plan: "Visibility of all mechanical equipment from the Entrance mechanical equipment site plan sheet C4. Corridor shall be eliminated." note to the architectural Tans. Lighting None at this time. A lighting plan was not included in the ARB submittal, but See comments below. parking lot and wall -mounted lights are proposed. 22 Light should be contained on the site and not spill over onto adjacent - Spillover does not exceed .5 footcandles. None. properties or streets; 23 Light should be shielded, recessed or flush -mounted to eliminate glare. - All proposed fixtures are full cutoff fixtures. None. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 24 Light levels exceeding 30 footcandles are not appropriate for display - The maximum light level is 8.2 footcandles on the east side None. lots in the Entrance Corridors. Lower light levels will apply to most of the building. other uses in the Entrance Corridors. 25 Light should have the appearance of white light with a warm soft - All fixtures are proposed with LED lamps. None. glow; however, a consistent appearance 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 free- - Proposed fixture colors are: pole: dark bronze; wall pack: Revise the color of the standing pole mounted light fixtures in the Entrance Corridors. bronze; linear wall: silver. A bronze finish for the linear wall linear wall fixture to fixture would provide greater coordination. bronze. 27 The height and scale of freestanding, pole -mounted light fixtures - One pole -mounted fixture is proposed. Mounting height is None. should be compatible with the height and scale of the buildings and the identified as 20'. 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 Entrance LED strip lights are proposed for the eastern elevation. This See recommendation at Corridors, the individual context of the site will be taken into illumination could attract attention to the elevation which is #1. consideration on a case by case basis. currently proposed with corrugated metal siding and no windows or doors. 29 The following note should be included on the lighting plan: "Each The note is on site plan sheet C4. None. 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." Landscaping 7 The requirements of the Guidelines regarding landscaping are intended Replace the European The Hornbeams have been replaced with Scarlet Oaks, None. to reflect the landscaping characteristic of many of the area's Hornbeam with a large which are large trees. significant historic sites which is characterized by large shade trees shade tree species. and lawns. Landscaping should promote visual order within the Fringe trees are proposed, alternating with the Oaks. Entrance Corridor and help to integrate buildings into the existing Intersperse ornamental environment of the corridor. trees along the corridor. The Winterberry holly has been eliminated. Hydrangea and sweetspire are proposed in groups along the frontage and 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar Revise the planting plan west of the entrance. The planting appears organized and characteristics. Such common elements allow for more flexibility in to more fully integrate integrated. the design of structures because common landscape features will help the winterberry holly to harmonize the appearance of development as seen from the street into the landscape. upon which the Corridor is centered. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: a. Large shade trees should be planted parallel to the Entrance Corridor Street. Such trees should be at least 3'/2 inches caliper (measured 6 inches above the 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: Provide 2%2" caliper Trees are not spaced consistently along the travelway (there Replace the pitch pine a. Large trees should be planted parallel to all interior roads. Such trees along the is an 80' gap where the travelway runs next to the retaining with an alternate tree trees should be at least 2'/2 inches caliper (measured six inches above travelway, 40' on center, wall), but the quantity of trees meets the requirement. Black from the county's the ground) and should be of a plant species common to the area. Such with sufficient planting gums and pitch pines are proposed. Pitch pine is not recommended list. trees should be located at least every 40 feet on center. area clear of utilities and included on the county's recommended species lists. easements. 34 Landscaping along interior pedestrian ways: None. - None. a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2%2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: Add a 2%2" caliper large 2'/2" black gum trees have been added at the parking spaces. None. a. Large trees should align the perimeter of parking areas, located 40 shade tree north of the feet on center. Trees should be planted in the interior of parking areas three parking spaces on at the rate of one tree for every 10 parking spaces provided and should the western property be evenly distributed throughout the interior of the parking area. line. b. Trees required by the preceding paragraph should measure 2%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. 36 Landscaping of buildings and other structures: Add trees along the east See comments at #1. See recommendations at a. Trees or other vegetation should be planted along the front of long and west walls faced #1. buildings as necessary to soften the appearance of exterior walls. The with metal siding, with spacing, size, and type of such trees or vegetation should be sufficient planting area determined by the length, height, and blankness of such walls. clear of utilities and b. Shrubs should be used to integrate the site, buildings, and other easements. structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 Add shrubs along the EC inches in height. and along the western property line to help integrate the development. 37 Plant species: a. Plant species required should be as approved by the None. The pitch pine does not appear on the county's Replace the pitch pine Staff based upon but not limited to the Generic Landscape Plan recommended species list. with an alternate tree Recommended Species List and Native Plants for Virginia Landscapes from the county's (Appendix D). recommended list. 38 Plant health: The following note should be added to the landscape plan: Add the standard plant The note appears on the landscape plan. None. "All site plantings of trees and shrubs shall be allowed to reach, and be health note to the plan. 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." Development paftern 6 Site development should be sensitive to the existing natural landscape Consider alternate The entrance at the northeast corner of the building has not None. and should contribute to the creation of an organized development treatment for the been changed. However, shrubs and ornamental trees have plan. This may be accomplished, to the extent practical, by preserving entrance at the northeast been added on both sides of the stairway. This is expected to the trees and rolling terrain typical of the area; planting new trees corner of the building to help integrate the entrance more fully into the development. along streets and pedestrian ways and choosing species that reflect integrate it more fully native forest elements; insuring that any grading will blend into the into the overall design. surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the corridor should be as follows: a. An organized pattern of roads, service lanes, bike paths, and pedestrian walks should guide the layout of the site. b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings should be arranged to parallel the Entrance Corridor street. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then 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. Site Grading 40 Site grading should maintain the basic relationship of the site to Revise the plan to The applicant's memo states that the retaining walls will be Revise the site plan to surrounding conditions by limiting the use of retaining walls and by identify retaining wall brick -faced CMU, with the brick matching building brick identify retaining wall shaping the terrain through the use of smooth, rounded land forms that materials and colors. #1. However, this information does not appear on the site materials and colors. blend with the existing terrain. Steep cut or fill sections are generally plan. unacceptable. Proposed contours on the grading plan shall be rounded with a ten foot minimum radius where they meet the adjacent condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the drip line of None. - None. any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion 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 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 designed to fit Add landscaping to One ornamental tree and some oakleaf hydrangeas have None. into the natural topography to avoid the need for screening. When mitigate the appearance been added just east of the eastern building entrance, and visible from the Entrance Corridor street, these features must be fully of the drainage channel meadow planting mix has been added at the northeast corner integrated into the landscape. They should not have the appearance of on the east side of the of the site. The applicant has noted that the drainage running engineered features. property. along the east perimeter of the site is buried and the surface condition will be grass. 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. The revised color for the corrugated metal siding 2. The degree of visibility of the east elevation and the appropriateness of using corrugated metal siding there, with no windows, doors, architectural detailing or landscaping 3. The planting proposed along the west metal elevation Staff offers the following comments on the preliminary proposal: 1. To increase compatibility and to relieve blankness on the east and west metal elevations, provide alternate materials and/or a more gradual change in materials, and increased architectural detailing. 2. Replace the oakleaf hydrangea with a taller -growing shrub on the west metal elevation. 3. Clarify why a perimeter chain link fence detail is included in the plan. If chain link fence is proposed, clearly show its location on the plan and show how visibility from the EC will be eliminated. 4. Revise the color of the linear wall fixture to bronze. 5. Replace the pitch pine with an alternate tree from the county's recommended list. 6. Revise the site plan to identify retaining wall materials and colors. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date Site Plan C4.0 Layout Plan 12/5/2016 L1.0 Landscape Plan 12/5/2016 Architectural C1 Cover Sheet 12/5/2016 Al Main Level 12/5/2016 A2 Basement 12/5/2016 A3 Second Level 12/5/2016 A4 Third Level 12/5/2016 A5 Elevations 12/5/2016 A6 Section, Elevations 12/5/2016 A7 Wall Sections 12/5/2016 A8 Wall Sections 12/5/2016 A9 Wall Sections 12/5/2016 A10 Route 250 Composite Elevation 12/5/2016 - Perspective views (6 sheets) - - Site/Existing Conditions photos (3) - Google Earth views with model - Material Samples: glass (Solarban 67 Starphire); paint sample for metal siding: Benjamin Moore "auberge" 2106-20 10 it COUNTY OF ALB FM AR I.p. Department of Cumrduaily Deveropmcn4 401 McInlirxRaud. NorlIt Wing Charlotlesrllle, Virginia 22902-4596 Phone (4.14) 296-5832 F'ax 434 972-4 25 Ntavetnbcs 11. 2016 Mike Stoncking 5[oncking Von Storch Arch, P. 0- Box 1312 CharroiMvillc, VA 22902 RE: ARB2016001241 Happy Box" Fantapx hear Mr. Stoneking„ The Albemurle Cuunty ArchlLeclural Review J3nmd, at its meeting on November 7, 21315, completed 8 prcl9nunawy review of the abuve-nwt d mqucxi to wnstruct an indoor slurase fiu:ility with associated site impr0Vcmcnt5.. The Board of)-ered [he following cnrruaents fur thn benefit uF [he applicunl's MXI. submittal. Please nele thaithu iollowing eomments ayctllmcthat have been idcntiftA at this time Addi[iollaf curomeilis play bo added or eliminated baud on further review and changes in the plan. 1. Provide Street -Neel views of the full building from both dimlions on the LC. Revise rho loading entrance tocaordinata more fully willi thenrain entruncuand currier window. 3- Catuddcr revisions to the locations whcrc the bi ic3; color changes io coordinate more fully with :he corner-induws- 4, Consider Chart& a to the proportions of the window Vim for a man consistent appearanx in the corner windows. 5. Adjust the plan to provide planting area and trees almig the east and weSi elevations to rxlieve h Iankn�, 6. Consider an aftemate material aadl.wnnlai the for metal Siding on the Side elgvatiom, 7- LLrnvidc fur review a streetscape elevation including the prupnscd building and nearhv hnridin&c to clarify curnpatibihty of hcig.4t, scale and volume. C'om.der the use afaltemadve maieriah to help reduce [fie scale of the blank walls. R. .Add the standard window glass note to the architectural drawings. Veseble b4hl rrunsmiouncc (y[T) shall nnf dmo helaw 1M. Visibik? lghr r*flectance 01M) shall rror uxcvc-d 3V% Provide a sample of the glass Fur review. 9- Indicate if mechanical oquiprrscnl is pmposed outride of the budding. If it is, show locations and siAs on the plalLs, Show ]sow the equipmCni will ba S+creened. J-9. Add the standard mcchmml cgmpincnt nole to lire atchilechrral plans. Visibifr+y vfaU mecINTMc:rl rq,+fpmererfrom the rmseare L'ruridnrshaff tie ehemmieed. 11. Replace Lhe European Hornbeam with a Large shade tree species- 12. Intersperse onamcrtol [mes along [ho corridor. 13. Revise the plorsling plan 10 MOM FLLIIY inteyfatethe winterberry+holly into the land3cape, 14. Provide 2W' caliper trees along the trawlway, 10' an center, w-ith sufflcicm planting area cLeaT at' utilr[ies and easements. 11. Add a 2r;" caliper large shade lmte north of the lkree parking spaces on [hc wt:A"n properly line. L6. Add frees along the eu L and west walls Fa d with metal siding, with suRicimt planting arcs clear Of utiuhea aetd eascmenLS- 1 7. Add shrubs along the f.0 and alorig the wesiLm prop =y line to hclp integrate the development. IR, Add the standard pla«[ hea.[h note to [he plan. A srrcplanfings ofirers ulydshrobs aFdl be ollor o-: ra reocl. urrd be wuimarnvd al, wahr height; the rvpping oflress is pmh6rlyd. Shrubs ur41 trr.C,i' 8helil r. jvunrrl rairermdly Strad unfly fn support the ovCrnll hedrk of theplurrr. 19. Consider altcfrim R'catlilrnl far the aatrauca al the ourdmast turner orlhe building 10 ittregrute i1 more fully into, the 41vC"ll design. 20. Revise the Plan to idcnti Fy relaining wall maleriah and colors, 21. Add landscaping to mitigate the appcarancc of din drainage channel on the east side of the properiy- You may submit your applfeation far continued ARR review aT ynut earEM coave(Ligace. Application fotros, checklists and ichedulea are available on-linc at www-alt,cmnrlc org,'ARB. Rv-, sc drawings adrimssingthe cnmmcnta hsted abnvc arc r quiFeA. Include llpdared h RR revid" dvte Lein eadL drawing. Plinsc provide a inLmo including detailed ruponscs indicating haw each commclil has been addressed. If changes other than those requested have been made, identih those ehanp,ca in the mcme also. Hlglllightingthe uhan,gus in the drawing with "cfuuding" or by other means wdI facilitate review and approval. IFyou have any questions Concerning any of the above, please f cl floc to call me. Sincerely, Margret Malis&wski j Principal Plannor cc: Happy Boxes Paninps LLC W) Indcpcndencc Blvd Sic 300 Virginia Beach VA 2.14G2 File ATTACHMENT A 11