HomeMy WebLinkAboutARB201700139 Staff Report 2018-02-05ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB-2017-139: Old Trail Village, Block 32, Initial Site Plan
Review Type
Initial Site Development Plan
Parcel Identification
055E00100000A2
Location
North of Rockfish Gap Turnpike (Route 250), west of Old Trail Drive, and south of Golf Drive
Zoned
Neighborhood Model District (NMD), Entrance Corridor (EC)
Owner/Applicant
March Mountain Properties LLC/Roudabush Gale & Associates (Jim Taggart)
Magisterial District
White Hall
Proposal
To construct 29 single-family attached units and 82 single-family detached units on 23.37 acres.
Context
The site lies within the Old Trail development. The town center is located to the northeast. Stream buffers are located
to the north and south. The parcel is wooded on the north, east, and south sides and cleared in the interior. The
southern edge of the parcel lies approximately 1,000 feet north of the north side of Route 250.
Visibility
Currently, a wooded area obscures the proposed area of development from view from the EC, but as blocks to the
south (closer to the EC) are developed and tree stands are removed, the proposed development may become
increasingly visible from the EC [see Figure 1]. Furthermore, trees on adjacent properties may be removed in the
future, increasing the likelihood of visibility. A 4.8-acre, linear greenspace on the southern edge of the parcel [see
Figure 2] may continue to obscure views of Block 32 from the EC along the development's frontage, although the
westernmost portion of the development will visible from the EC across cleared and undeveloped parcels [Figure 3].
The roofs of dwelling units may be visible over the extant tree line and may be visible obliquely from the entrance of
Old Trail Drive [Figure 4].
ARB Meeting Date
February 12, 2018
Staff Contact
Heather N. McMahon
Figure 1: Aerial view of parcel, which is an elevated plateau surrounded on three sides by wooded ravines/stream buffers.
The center of the parcel is denoted by a red square. Note the Route 250 EC in the lower right, and Old Trail Drive on the upper right.
PROJECT HISTORY
The ARB has reviewed several blocks of development in Old Trail [see Figure 2]. On June 9, 2017, the ARB reviewed the overall layout plan for the Old
Trail Village development and provided staff with direction regarding the level of ARB review required for the various blocks. It was determined at that
time that Block 32 would require full ARB review. This is the first ARB review for Block 32.
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Figure 2: Conceptual General Development Plan for Old Trail Village Rezoning created by Timmons Group 711512005 and last revised 911312005.
N. b. that Block 32 is situated right of center, tinted red, and is enveloped on three sides by a greenspace buffer.
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Figure 4: Approximate location of proposed development (eastern portion) of Block 32 highlighted in red.
Photograph taken from east side of Old Trail Drive at intersection with Route 250, looking NNW, by Heather McMahon on 1.29.18.
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
GENERAL GUIDELINES
Purpose
1
The goal of the regulation of the design of development
No architectural elevations, plans or
Submit an application for a
within the designated Entrance Corridors is to insure that new
material samples have been submitted for
County -Wide Certificate of
development within the corridors reflects the traditional
review. Only 29 lots (concentrated on the
Appropriateness for
architecture of the area. Therefore, it is the purpose of ARB
northeast corner of the block) are single-
Structures located 750' or
review and of these Guidelines, that proposed development
family attached units and therefore fall
more from an EC street that
within the designated Entrance Corridors reflect elements of
within ARB purview for review. Given the
are not more than five (5)
design characteristic of the significant historical landmarks,
location of the attached units and the tree
stories tall to be reviewed by
buildings, and structures of the Charlottesville and Albemarle
buffer, it is anticipated that the rooftops of
staff.
area, and to promote orderly and attractive development
the attached dwellings will be visible from
within these corridors. Applicants should note that replication
the EC via Old Trail Drive. Because the
of historic structures is neither required nor desired.
development is located more than 750' from
the EC street, it is eligible for staff review of
2
Visitors to the significant historical sites in the Charlottesville
and Albemarle area experience these sites as ensembles of
a County -wide Certificate of
buildings, land, and vegetation. In order to accomplish the
Appropriateness. At this distance, it would
integration of buildings, land, and vegetation characteristic of
be appropriate to limit architectural review
these sites, the Guidelines require attention to four primary
to the form, materials, and colors of the
factors: compatibility with significant historic sites in the
buildings.
area; the character of the Entrance Corridor; site development
and layout; and landscaping.
Compatibility with significant histotic sites:
3
New structures and substantial additions to existing structures
Although no architectural elevations or plans
Submit architectural
should respect the traditions of the architecture of historically
have been submitted with this proposal, the
elevations and plans of the
significant buildings in the Charlottesville and Albemarle
Code of Development for Old Trail Village,
single-family attached units
area. Photographs of historic buildings in the area, as well as
amended in 2016 (ZMA-2015-1), establishes
for review.
drawings of architectural features, which provide important
architectural standards that foster design that
examples of this tradition are contained in Appendix A.
is "unified, pedestrian in scale and
sympathetic to regional context." A variety
Submit material samples for
review.
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility with
of aesthetic styles have been determined
the area's historic structures is not intended to impose a rigid
appropriate for development within Old
design solution for new development. Replication of the
Trail Village, from Classical Revival to
design of the important historic sites in the area is neither
contemporary. It is presumed that the design
intended nor desired. The Guideline's standard of
of the single-family detached and single -
compatibility can be met through building scale, materials,
family attached units proposed in this
and forms which may be embodied in architecture which is
block's development will be compatible with
contemporary as well as traditional. The Guidelines allow
the overall character of Old Trail Village
individuality in design to accommodate varying tastes as well
[see Figure 5].
as special functional requirements.
Compatibility with the character of the Entrance Corridor
5
It is also an important objective of the Guidelines to establish
The character of this portion of the EC is
See recommendation above.
a pattern of compatible architectural characteristics
largely residential, while Old Trail Village
throughout the Entrance Corridor in order to achieve unity
itself is a mixed -use community of various
and coherence. Building designs should demonstrate
residential, commercial, and entertainment
sensitivity to other nearby structures within the Entrance
typologies. The development of this block is
Corridor. Where a designated corridor is substantially
entirely residential and is in keeping with the
developed, these Guidelines require striking a careful balance
master plan for this community.
between harmonizing new development with the existing
character of the corridor and achieving compatibility with the
significant historic sites in the area.
Figure 5: Single-family detached homes in Block 12 exhibt a variety of architectural styles.
Photograph taken from east side of Old Trail Drive, looking NNE, by Heather McMahon on 1.29.18
Site development and layout
6
Site development should be sensitive to the existing natural
The teardrop -shaped, 23.27-acre parcel will
Illustrate stream buffer and
landscape and should contribute to the creation of an
be subdivided into 111 single-family lots
tree preservation areas on the
organized development plan. This may be accomplished, to
[see Figure 6]. The block's primary access
landscape plan and ensure that
the extent practical, by preserving the trees and rolling terrain
road, `Road A,' stems from Old Trail Drive
proposed development does
typical of the area; planting new trees along streets and
and runs westward, curving into a loop road
not encroach on the stream
pedestrian ways and choosing species that reflect native
around a 6.48-acre, triangular open space at
buffers, preservation areas,
forest elements; insuring that any grading will blend into the
the west end. The loop is bisected by three
and/or greenspaces outlined in
surrounding topography thereby creating a continuous
cross streets (Roads C, E, and G) and four
the 2005 Conceptual General
landscape; preserving, to the extent practical, existing
alleys (B, D, F, and H). 82 single-family
Development Plan for Old
significant river and stream valleys which may be located on
detached lots line the perimeter of Road A as
Trail Village Rezoning.
the site and integrating these features into the design of
well as the majority of the interior of the
surrounding development; and limiting the building mass and
loop, and range from 5,250 sf to 11,805 sf
height to a scale that does not overpower the natural settings
(the largest lots are on the western end of the
of the site, or the Entrance Corridor.
block). The 29 single-family attached lots
are concentrated in the northeast of the
block, closest to the outlet to Old Trail
Drive; lot sizes range from 1,415 to 3,449 sf.
A total of 11.98 acres is allocated to the lots,
while 4.8 acres is devoted to right-of-ways.
The parcel is partially surrounded, on the
north, southeast, and eastern sides, by linear
greenspaces that follow stream buffers.
However, as portions of the steep slopes and
stream buffers fall within the parcel
boundaries [see Figure 7], protection
measures must be implemented.
Several perimeter building lots appear to
encroach upon the stream buffer area and
tree preservation areas.
30
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Figure 6: "Overall Plan, " Old Trail Village, Block 32, created by Roudabush, Gale & Associates, Inc. 12120117, sheet 20
of 20.
9
Figure 7: GIS imagery of the parcel, in which a teardrop -shaped plateau is surrounded by steep slopes on the north, east, and south sides. The orange -colored ravines
are stream buffers and 100 year floodplains, the limits of which spill into the parcel boundaries outlined in purple/red. Image taken from the Albemarle County GIS
webtool.
10
Landscaping
7
The requirements of the Guidelines regarding landscaping are
A large portion of the wooded area
Provide additional street trees
intended to reflect the landscaping characteristic of many of
surrounding this undeveloped parcel will be
on the western end of the
the area's significant historic sites which is characterized by
removed for building sites; however, a tree
parcel where no utility or
large shade trees and lawns. Landscaping should promote
buffer will remain on the south, north, and
sight -line distance conflicts
visual order within the Entrance Corridor and help to
partially on the east ends of the block as per
exist. Add more tree variety in
integrate buildings into the existing environment of the
the Code of Development (see Figure 2).
terms of size and species.
corridor.
The submitted landscape plan is
Intermingle the tree species
rather than zoning them in
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
undeveloped in appearance; the spacing of
order to create a naturalistic
similar characteristics. Such common elements allow for
proposed tree plantings is irregular due to
appearance.
more flexibility in the design of structures because common
sight distance triangles and utility
landscape features will help to harmonize the appearance of
easements. Three deciduous tree species are
development as seen from the street upon which the Corridor
proposed, which are zoned in groups along
is centered.
the interior loop road; only one cross street
is lined with trees. No shrubs are proposed.
Compatibility with significant historic sites
9-16
Structure design
No architectural elevations, plans or
See recommendation in #3.
material samples have been submitted for
review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated into
No accessory structures or equipment are
None.
the overall plan of development and shall, to the extent
shown on the site plans.
possible, be compatible with the building designs used on the
site.
18
The following should be located to eliminate visibility from the
The residential nature of this block
Provide all proposed utilities
Entrance Corridor street. If, after appropriate siting, these
precludes the need for loading, service,
and associated easements on
features will still have a negative visual impact on the Entrance
refuse (there will be typical single family
the utility plans.
Corridor street, screening should be provided to eliminate
refuse, but dumpsters aren't expected), and
visibility. a. Loading areas, b. Service areas, c. Refuse areas,
storage areas. No mechanical equipment is
d. Storage areas, e. Mechanical equipment,
shown, but residential -scale HVAC units
£ Above -ground utilities, and g. Chain link fence, barbed
are likely to be ground -mounted (possibly
wire, razor wire, and similar security fencing devices.
roof -mounted) and not visible from the EC.
No above -ground utilities are depicted on
the utility plans (water, stormwater sewer,
and sanitary sewer are the only utilities
depicted and they are illustrated as
underground), however, electricity,
11
telephone, gas and other potential utilities
are not included on this site plan set. No
fencing is proposed.
19
Screening devices should be compatible with the design of
The tree buffer on the south, north, and
None.
the buildings and surrounding natural vegetation and may
eastern edges of the block will serve as a
consist of a. Walls, b. Plantings, and c. Fencing.
screening device.
20
Surface runoff structures and detention ponds should be
An underground stormwater sewer system
None.
designed to fit into the natural topography to avoid the need for
feeds into an existing retention pond on an
screening. When visible from the Entrance Corridor street,
adjacent parcel to the west. No stormwater
these features must be fully integrated into the landscape. They
facilities are proposed for this block.
should not have the appearance of engineered features.
21
The following note should be added to the site plan and the
Note not provided.
Provide the note on the Cover
architectural plan: "Visibility of all mechanical equipment
Sheet (sheet 1 of 20) of the site
from the Entrance Corridor shall be eliminated."
plan set and on the
architectural drawings.
22-
Lighting
No lighting plan was submitted. However,
Submit a lighting plan for final
29
two notes on the Cover Sheet in regard to
review that includes
lighting read "all proposed lighting will not
photometric values of all
exceed 3,000 lumens" and "all outdoor
freestanding and wall -mounted
lighting shall be arranged or shielded to
lights as well as a luminaire
reflect light away from adjoining residential
schedule and manufacturer's
districts and away from adjacent roads."
specifications.
Landscaping
32
Landscaping along the frontage of Entrance Corridor streets
The block lies approximately 1,000 feet
None.
should include the following:
north of the northern edge of Route 250 and
a. Large shade trees should be planted parallel to the
therefore has no EC frontage.
Entrance Corridor Street. Such trees should be at least 3'/
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.
12
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 total of 104 large shade trees divided by
See recommendation in #7.
a. Large trees should be planted parallel to all interior roads.
three species — 51 October Glory Red
Such trees should be at least 2'/z inches caliper (measured six
Maples (AR); 26 Willow Oaks (QP); and 27
Ensure that all trees are listed
inches above the ground) and should be of a plant species
Greenspire Lindens (TC) — have been
as a minimum 2.5-inch caliper
common to the area. Such trees should be located at least
provided along Road A and Road C. Staff
at planting in the plant
every 40 feet on center.
questions why Roads E and G have not been
provided similar plantings while
schedule on sheet 19 of 20.
34
Landscaping along interior pedestrian ways:
a. Medium trees should be planted parallel to all interior
recognizing that plantings are not necessary
Add trees at the interior of the
pedestrian ways. Such trees should be at least 2% inches
for service Alleys B, D, F, and H. Similarly,
green space to compensate for
caliper (measured six inches above the ground) and should be
no landscaping is provided for the perimeter
trees lost to easements and
of a species common to the area. Such trees should be located
of the 6.48-acre greenspace at the western
utilities.
at least every 25 feet on center.
end of the block save for 1 QP and 6 ARs
which also line Road A; this is due to sight
distance issues. It is the western half of the
parcel which will be most visible from the
EC. Adding trees at the interior of the green
space could compensate for some of the lost
perimeter trees.
The three tree species are listed in the plant
schedule on Sheet 19 of 20 as 1.5" caliper
minimum. Their planting distances are
irregular due to an attempt to avoid sight
distance triangles and conflicts with
utilities, ranging in on -center distances of
15' to 60'. All three species are in the
approved plants list, but the linden is an
exotic s ecies not native to this area.
35
Landscaping of parking areas:
No parking areas are illustrated within the
None.
a. Large trees should align the perimeter of parking areas,
site plan set and the inclusion of several "no
located 40 feet on center. Trees should be planted in the
parking sign" proposed locations suggest
interior of parking areas at the rate of one tree for every 10
that no on -street parking will be available.
parking spaces provided and should be evenly distributed
Therefore, staff presumes all required
throughout the interior of the parking area.
parking will be located on individual lots.
13
b. Trees required by the preceding paragraph should measure
2'/z 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:
No vegetation is proposed around the house
None.
a. Trees or other vegetation should be planted along the front
lots.
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.
37
Plant species:
While all three of the proposed tree species
Consider revising the
a. Plant species required should be as approved by the Staff
are within County -approved, recommended
Greenspire Linden to a native
based upon but not limited to the Generic Landscape Plan
plant lists, the Greenspire Linden is an
species.
Recommended Species List and Native Plants for Virginia
exotic species, not native to this region or
Landscapes (Appendix D).
North America. Exotics do not foster
Ensure that plant diversity is
habitats for native fauna or achieve a level
met by adding more species to
of biodiversity that the County strives to
the planting plan and ensure
reach.
that no one species exceeds
25% of the total for that
In addition, it is ARB standards request that
vegetation type.
no one species of tree or shrub be more than
25% the total; this fosters plant diversity for
both aesthetic and sustainability purposes.
One quarter of 104 is 26; while the QP
(quantity 26) and TC (quantity 27) comply,
the quantity of AR (51) is over the 25%
threshold.
38
Plant health:
Note provided on Landscape Notes &
None.
The following note should be added to the landscape plan: "All
Details sheet (19 of 20).
14
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."
Site Development and layout
Development pattern
39
The relationship of buildings and other structures to the
The parcel is undeveloped and includes
See recommendations in #6
Entrance Corridor street and to other development within the
wooded areas along stream buffers on the
and #7.
corridor should be as follows:
edges and a cleared area in the interior. The
a. An organized pattern of roads, service lanes, bike paths,
proposed concept plan for the site layout
and pedestrian walks should guide the layout of the site.
exhibits an organized pattern of roads and
b. In general, buildings fronting the Entrance Corridor street
service alleys. The building lots conform to
should be parallel to the street. Building groupings should be
the teardrop shape of the parcel and are not
arranged to parallel the Entrance Corridor street.
parallel to the EC, but as the parcel lies
c. Provisions should be made for connections to adjacent
approximately 1,000 feet north of the EC,
pedestrian and vehicular circulation systems.
this won't have a negative visual impact.
d. Open spaces should be tied into surrounding areas to
Steep slopes and wooded stream buffers
provide continuity within the Entrance Corridor.
will be preserved on three edges of the
e. If significant natural features exist on the site (including
block, although a significant portion of the
creek valleys, steep slopes, significant trees or rock
existing treelines will be removed for the
outcroppings), to the extent practical, then such natural
building sites.
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
The natural topography on this site is gently
None.
surrounding conditions by limiting the use of retaining walls
crowned in the center, steeply dropping on
and by shaping the terrain through the use of smooth, rounded
three sides to stream beds/wooded ravines.
land forms that blend with the existing terrain. Steep cut or fill
The proposed grading is extensive,
sections are generally unacceptable. Proposed contours on the
especially in the eastern portion of the site,
grading plan shall be rounded with a ten foot minimum radius
closest to Old Trail Drive. The proposed
where they meet the adjacent condition. Final grading should
contours run north to south, sometimes in
achieve a natural, rather than engineered, appearance. Retaining
direct opposition to the natural topography.
15
walls 6 feet in height and taller, when necessary, shall be
With the wooded area to remain in place,
terraced and planted to blend with the landscape.
the grading isn't expected to be visible from
the EC.
41
No grading, trenching, or tunneling should occur within the
No areas or trees are marked for
See recommendation in #6.
drip line of any trees or other existing features designated for
preservation, but proposed new treelines are
preservation in the final Certificate of Appropriateness.
marked on the site plans.
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.
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 potential visibility of the 29 single-family attached units in the northeastern corner of the site.
2. What architectural elevations, plans, and materials samples might be required for future architectural review.
3. Review of the final site plan and architecture by staff.
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 § 18-30.6.4c(2), (3) and (5) and recommended conditions of initial plan approval:
o Prior to Initial Plan approval the following items shall be resolved to the satisfaction of the ARB:
1. Illustrate stream buffer and tree preservation areas on the landscape plan and ensure that proposed development does not encroach on the
stream buffers, preservation areas and/or greenspaces outlined in the 2005 Conceptual General Development Plan for Old Trail Village
Rezoning.
• Regarding recommendations on the plan as it relates to the guidelines:
1. Consider revising the Greenspire Linden to a native species.
16
• Regarding conditions to be satisfied prior to issuance of a grading permit:
1. Illustrate stream buffer and tree preservation areas on the landscape plan and ensure that proposed development does not encroach on the
stream buffers, preservation areas and/or greenspaces outlined in the 2005 Conceptual General Development Plan for Old Trail Village
Rezoning.
Regarding the final site plan submittal:
1. Submit an application for a County -Wide Certificate of Appropriateness for Structures located 750' or more from an EC street that are not
more than five (5) stories tall to be reviewed by staff.
2. Submit architectural elevations and plans of the single-family attached units for review.
3. Submit material samples for review.
4. Illustrate stream buffer and tree preservation areas on the landscape plan and ensure that proposed development does not encroach on the
stream buffers, preservation areas and/or greenspaces outlined in the 2005 Conceptual General Development Plan for Old Trail Village
Rezoning.
5. Provide additional street trees on the western end of the parcel where no utility or sight -line distance conflicts exist.
6. Add more tree variety in terms of size and species.
7. Intermingle the tree species rather than zoning them in order to create a naturalistic appearance.
8. Provide the standard glass note on the elevations.
9. Provide all proposed utilities on the utility plans.
10. Provide the standard mechanical equipment note on the Cover Sheet (sheet 1 of 20) of the site plan set and on the architectural drawings:
Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
11. Submit a lighting plan for final review that includes photometric values of all freestanding and wall -mounted lights as well as a luminaire
schedule and manufacturer's specifications.
12. Ensure that all trees are listed as a minimum 2.5-inch caliper at planting in the plant schedule on sheet 19 of 20.
13. Add trees at the interior of the green space to compensate for trees lost to easements and utilities.
14. Ensure that plant diversity is met by adding more species to the planting plan and ensure that no one species exceeds 25% of the total for
that vegetation type.
17
TABLE A
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1 of 20
Cover Sheet
12/20/17
2 of 20
Overall Plan
12/20/17
3 of 20
Existing Conditions
12/20/17
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Existing Conditions
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Existing Conditions
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Site Layout Plan
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Site Layout Plan
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Site Layout Plan
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Utility Plan
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Utility Plan
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Utility Plan
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Grading Plan
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Grading Plan
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Grading Plan
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Landscape Plan
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Landscape Plan
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Landscape Plan
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Landscape Notes & Details
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Typical Sections, Notes & Details
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