Architectural Guidelines for Forbes Commerce Park:

Table of Contents

Introduction:
     Overall Objectives and Concept

Guidelines:
     Features Common to All Parcels
     Parcel Specific Features
     Construction Activities

Review and Approval Procedures:
     General Requirements
     Pre-Design Conference
     Preliminary Submission
     Final Submission

Addendums:
     Addendum 1
     Addendum 2
     Addendum 3


Introduction

     Overall Objectives and Concept

The guidelines provided here are intended to provide a framework through which the continuity of quality and an established unity of character for the Forbes Commerce Park may be ensured throughout development.

The overall objective of this document is to serve as a guide to both the Architectural Review Board (ARB) and the individual property owner/developer in effectively coordinating the visual and physical aspects of any new development within the Forbes Commerce Park. They are not intended to be all-inclusive or exclusive, but rather to serve as a guide.

It would be impossible to address each specific design condition. As a result, these guidelines present the principle factors that should be considered. The ARB evaluates all submissions on the individual merits of each application. The characteristics of the individual site and the proposed use(s) are taken into account when evaluating each development request.

These guidelines should in no way restrict the owner/developer in the design of any well thought-out, alternative approach.

     Overall Concept

The approximately forty-one acres of rolling hillside that make up the Forbes Commerce Park, are highly visible from Interstate 81, State Highway 33 and Reservoir Road, all important roadways in and around the area. The site’s proximity and orientation to the proposed James Madison University School for Science & Technology expansion makes its potential impact on the ongoing interaction between business, the professional community and academia profound.

Building on and continuing this prominence with a campus-like, professional setting is essential in making this a development of distinction and in giving it a unique place within the growing community of the City of Harrisonburg.

This plan identifies opportunities and provides recommendations to reinforce a campus-like character within the Park.

Guidelines

     Features Common to All Parcels

A series of common features will be developed along the main right-of-way for Evelyn Byrd Avenue around the perimeter of the site and on site configurations common to many of the parcels.

These features will serve as physical and symbolic markers making clear the departure from a random and chaotic commercial / industrial area and the arrival into quite different form—the ordered variety and quiet quality of the Forbes Commerce Park.

The uniform application of these standards and the coordinated installation of them between the Property Owner and the individual parcel owner/developers is critical to the success of the intended quality of the development.

     General

The Main Roadway (Evelyn Byrd Avenue extended) and it’s intersection with Reservoir Street will be provided by the Property Owner in conjunction with the City of Harrisonburg. It will serve as the spine for the Park. This will generally consist of a sixty foot right-of-way to accommodate a 48’-0” outside curb to curb, VDOT standard, paved roadway and various utility easements. See the latest subdivision plat provided by the Property Owner.

All steep and significant earth banks along the main roadway, between individual parcels and at certain sections of the perimeter are to be planted and/or stabilized in a uniform and consistent manner. This and the landscaping along the main roadway is covered in the immediately following, Common Landscape Features section of these guidelines.

Main, Park Entry Elements will be provided by the developer and serve as gateways to the Park. These elements will consist of identification monument(s) and clustered landscape materials. A permanent easement (s) will be created for access and maintenance.

These main park entry elements are to be provided at the sole discretion of the Property Owner and this in no way implies a guarantee of the timing or magnitude of these installations.

Individual Site Entry Elements will consist of a monument sign element in coordination with grouped landscape materials and single pole lighting standard as shown in the following Typical Entry Concept Plan. These are to be constructed and installed by each parcel owner/developer for their respective parcel, as per architectural plans provided by the Property Owner.

A continuous sidewalk adjacent to the right-of-way will be run throughout the Park. Sidewalks will be four feet wide broom-finished concrete sections constructed by the individual parcel owner/purchaser.

Textured pavement crosswalks will be installed at all driveway entrances to allow for a continuous pedestrian network.

     Monument Sign Element



     Common Landscape Features

Streetscape Objectives
- To establish an unified appearance along the street…”a tree lined b
- To establish attractive appearance of site from I-81
- To screen parking and service areas
- To highlight and direct attention to entry areas

Street trees: A major shade tree shall be planted every 40’ o.c. maximum along the street R.O.W. (locations to be staked by developer as some adjustments may be required due to site conditions). These trees shall be Zelkova serrata “Village Green” (Village Green Zelkova), installed at a minimum size of 2 ½ “– 3” caliper, 13’ to 15’ height, balled and bur lapped with full crowns.

Planting within the 10’ Street Buffer: A minimum of one ornamental tree shall be planted for every 15’ of frontage along the street R.O.W. This minimum is not to construe that the trees should be planted on even 15’ intervals, but rather may be clustered as may be appropriate to the intended landscape design. Ornamental trees shall be installed at a minimum size of 8-10’, balled and bur lapped, heavy transplants. Ornamental trees shall be defined as those trees which will not exceed a height of 25-30’ at maturity and have flowers, colored foliage or other decorative characteristics. Acceptable trees include, but are not limited to:
- Cornus florida vars. – Flowering Dogwood
- Prunus spp. – Flowering Cherries & Plums
- Magnolia spp.
- Cercis Canadensis – Eastern Redbud
- Ilex ‘Nellie Stevens’ – Nellie Stevens Holly
- Ilex “Fosteri” – Fosters Holly

Trees with abundant fruits which may cause hazardous litter problems on the sidewalk are not to be used.

Where berms, evergreen trees or other screening devices are not provided, an evergreen hedge shall be provided to screen parking. Evergreen hedges shall be installed at a minimum 2-3’ height at installation. Acceptable evergreen hedge plants include:
- Taxus spp. – Yews
- Illex crenata vars. – Japanese Hollies
- Illex glabra
- Ligustrum spp. – Privets
- Abelia grandifolia – Glossy Abelia
- Osmanthus vars. – Sweet Holly

If landscaped berms are used for screening, the deciduous shrubs and ground covers may be incorporated in the planting.

Entry Sign Monument Planting: A minimum area of 20 square feet at or around the entry monument shall be mass planted in annuals or perennials. This area may also include ornamental shrubs and trees in such a manner that the entrance is highlighted and views of signage is not obscured.

Slopes of 3:1 or greater shall be planted with Hedera helix (English Ivy) or Vinca minor (Perwinkle) in such a manner as to achieve complete cover within two growing seasons. Slopes shall be adequately mulched or otherwise covered to prevent soil erosion until ground cover has established.

Slopes of 2:1 or greater shall be stabilized with geo-textiles or other erosion control materials and planted as above. (As an alternative, Retaining Walls may be used – see the Architectural Structures Section within these guidelines)

     Site Sections at Street



     Parcel Specific Features

While the character for the Forbes Commerce Park will be first established while driving down the main roadway, the basic layout of the individual parcels must continue and enhance it.

The site design should respond to the needs of those using the site without infringing on the uses of an adjacent site and reflect the quality character of the Park. Distinctive design is encouraged, however, the following site standards provide parameters by which character and continuity with the park may be established.

     General

Parking areas should serve as accessory uses both physically and visually. This may be accomplished through screening, setbacks and placement.

Structures, retaining walls and landscaping can be used to make an area visually unobtrusive, as well as mask headlight glare and serve as a buffer to noise and fumes.

Parking should be located a minimum of 14’0” back from the main roadway right-of-way. A minimum of 75% of the parking should be placed behind the plane of the building, which faces the main roadway.

On-site sidewalks that connect the main building entrance to the park pedestrian network are encouraged.

Loading areas and dumpsters should be completely screened from off-site view.

Fencing must be constructed of permanent materials, compatible with the main structure and serve as a decorative treatment.

Chain link fences should be used in areas requiring additional security only and screened from off-site view.

Wire fencing and perimeter fencing are not permitted.

Utilities should be placed underground with the exception of transformer and switching equipment that must be placed aboveground. This equipment should be screened on all sides not required for maintenance access and be located behind the building frontage.

An existing storm-water system is available for connection by individual sites. See the latest subdivision plat provided by the Property Owner.

Any or all aboveground storm-water management features or ponds must be maintained throughout all seasons such that a visually pleasing appearance and safe installation is guaranteed. The use of riprap and littoral plantings is encouraged. Any water feature must be clearly shown on all submissions.

Satellite dishes or antennae must be fully integrated into building forms and/or landscape elements.

Site furniture and art can serve as an integral part of usable outdoor space. Such structures are encouraged and should be compatible with the architecture, color and materials of the main structure and appropriate to the character of the Park.

     Typical Site / Parking Concept Plan



     Landscaping Within Individual Parcels

Effective landscaping techniques add character, shield unattractive areas and provide protection from the elements. Landscaping also assists in alleviating pollution, erosion, noise, glare and heat. In addition, where incompatible uses such as pedestrian areas and parking lots compete for space, landscaping is an effective buffer.

Attractive tree species and planting patterns may be used to establish a distinctive identity and delineate important activity areas. Adequate spacing and careful maintenance of plant materials are essential in creating effective landscaping. A combination of seasonal and evergreen vegetation should be chosen in order to provide for attractive and well buffered areas year round.

Interior lot Landscaping Objectives:
- To provide shade over paved areas.
- To screen parking and service areas.
- To control headlight glare into building.
- To highlight and direct attention to building entries and other key features.
- To have 10-15% of site construction costs dedicated to landscape materials and planting.

A minimum of 15% of the total land area in parking lot shall be in landscape areas. A landscape area of 8 – 10’ in width shall be provided between every 10-12 parking bays. A major shade tree shall be provided in the landscape areas between parking bays. These shade trees shall be installed at a minimum size of 2-1/2” to 3” caliper, 13-15’ height, balled and bur lapped with full crowns. Major shade trees should be selected as appropriate for site conditions. Trees that are not acceptable include: Silver Maple, Willows, Willow Oak and other trees which are susceptible to limb breakage, excessive litter, or have fruits which may cause hazardous conditions.

Where berms, evergreen trees or other screening devices are not provided, an evergreen hedge shall be provided to screen parking and to block headlight glare into adjacent building windows. These shrubs shall be installed at a minimum height of 2-3’. Acceptable evergreen hedge plants included:
- Taxus spp. – Yews
- Illex crenata vars. – Japanese Hollies
- Illex glabra
- Ligustrum spp. – Privets
- Abelia grandifolia – Glossy Abelia
- Osmanthus vars. – Sweet Holly

If landscaped berms are used for screening, the deciduous shrubs and ground covers may be incorporated in the planting.

Again any Slopes of 3:1 or greater shall be planted with Hedera helix (English Ivy) or Vinca minor (Periwinkle) in such a manner as to achieve complete cover within two growing seasons. Slopes shall be adequately mulched or otherwise covered to prevent soil erosion until ground cover has established.

Slopes of 2:1 or greater shall be stabilized with geo-textiles or other erosion control materials and planted as above. (As an alternative, Retaining Walls may be used – see the Architectural Structures Section within these guidelines).

     Site Cross Section



     Signage Within Individual Parcels

An excess of signage produces visual distractions, which degrade the street-scape. The design and location of signs should reflect a simple statement of the intended message—that is they should inform rather than advertise. The exception to this would be temporary signs, which are permitted at the sole discretion of the ARB.

The design format and materials of a sign should be consistent with the site architecture. Signage should be incorporated into the building where possible, and/or building-mounted. No pole-mounted signs will be permitted.

Signs may be illuminated but should not be moving, flashing, blinking or fluctuating. However, United States, state, national, international, fraternal or religious flags are permitted provided that no one flag exceeds twenty-four square feet with a maximum of three flags per entrance side. Decorative flags are permitted at the sole discretion of the ARB. Flags for the purpose of advertisement and pennant-type flags are not permitted.

Any traffic and parking management signs should be the minimum necessary for safety, visually unobtrusive and consistent in format, coloring and lettering throughout the individual sites.

All sites containing multi-tenant buildings must submit a sign plan and procedures for the site as a whole to ensure continuity, quality and appropriateness of signage to the site building(s) and Park.

     Lighting Within Individual Parcels

Well-coordinated soft lighting of the building(s) exterior is encouraged provided that the light source is compatible with the architecture and does not cast glare on roadways, walkways or adjacent sites and buildings. The lighting should not draw inordinate attention to the building.

Parking, service and driveway area lighting should be provided by free-standing or building mounted fixtures with shielding to assure that the source is not seen from the street or adjacent parcels.

The light of pedestrian walkways may include either cut-off or exposed sources, but the height and intensity of light should be subdued.

Low-pressure sodium vapor and other yellow cast lighting sources are not allowed.

     Lighting Diagram



     Architectural Structures

The style of the Park is intended to reflect the architectural forms exemplified by the original, core campus buildings of James Madison University. This and other university campus layouts are indicative of the professional and discrete nature that the projects within the Forbes Commerce Park should work towards with both the actual building forms and the sitting of these forms within the site.

The following standards attempt to ensure a continuity of style and quality of appearance while encouraging variety and individual character.

Architectural form should incorporate a richness of texture, shape and materials. This may be accomplished through articulated entrance(s), variegated roof lines, and ordered variety of window shapes and sizes, and vertically and horizontally varied building masses. Flat, indistinctive, box-like structures should be avoided.

No one particular architectural style has been set for the Park, but historic reproductions, super high-tech or ‘de-constructionist’ motifs or buildings are to be considered inappropriate.

Materials should be selected which provide an appearance of weight, mass and permanence. Brick, architectural masonry, stone, textured concrete and surface bonding cement (which is textured, colored or treated to appear massive and permanent) are the suggested materials for primary use.

Use of a significant proportion of glass curtain-wall is discouraged. Wood, tile and metal should be used for accent, embellishment or accessory detailing only. These materials should not exceed a maximum 5% coverage on structures. (Windows and door frames, metal roofs and roll up doors are excluded from the five percent coverage limitations)

Entries should be articulated. The use of overhangs, covered entries and courtyard entries is encouraged in order to create interest, provide weather shelter and foster a pedestrian scale.

Color should be integral to the materials; not painted or applied. An earth tone palette is recommended.

Awnings are permitted, but should be used as accent, accessory elements only. These are high maintenance items that the owner/developer will be required to keep in good repair.

Varied and pitched roof structures are a key design element in the Park due to site grade changes. A minimum of 75% of roof surfaces should be pitched above 4:12 to add interest to the Park, particularly when viewed from I-81.

Asphalt and fiberglass shingles will not be permitted.

Vertical roof projections such as cooling towers, vents, stacks or other roof mounted equipment should be avoided. All penetrations through the roof must be organized or resolved into a form(s) that is integral to the character of the building.

Retaining walls wherever possible, should be carefully integrated into the building form or resolved into significant landscape materials. Free standing or completely detached installations are discouraged. Materials should be the same or related to the main building. Fully planted, crib-wall style, wood or concrete retaining walls may be used in selected areas. No creosote treated, or “railroad tie” retaining walls will be used anywhere in the Park.

     Examples



     Construction Activities

Construction materials should be located within the boundaries of the site in an orderly manner.

Construction should be performed in a timely manner. Construction materials should be placed on site only after all permits have been maintained Construction activities should be completed within an 18 month time period and materials and scraps removed. (Extensions may be granted at the sole discretion of the ARB)

Temporary structures required for use during construction, may not be used as overnight accommodations. Such structures are subject to approval of the ARB.

Storage of earth or earth working/excavating materials other than those indigenous to the parcel (cut) or those to be used on the particular parcel (fill) is prohibited.

Screening or selective placement of materials should be used to minimize visual impact on neighboring sites and main roadways.

Construction practices that minimize the creation of dust and debris should be used. All debris should be secured on a daily basis.

Care should be exercised for construction activity taking place near existing Park elements such as sidewalks, street trees, etc. The use of techniques to mark construction limits or protect elements, such as silk fencing or flagging is strongly encouraged.

Review and Approval Procedures

All new construction, subsequent construction, improvement and/or demolition must be reviewed and approved by the Architectural Review Board (ARB), prior to the start of any building or on-site activity. All decisions are at the sole discretion of the ARB. The authority for maintaining the quality of design within the Park is founded in the Declaration of Covenants, Conditions and Restrictions, which are a part of the deed to every property in the Forbes Commerce Park.

All such development and improvements must comply strictly not only with the provisions of the Declaration and these guidelines, but also with the applicable federal, state and local jurisdiction requirements. It is the responsibility of individual site owners to acquire all necessary building permits, variances, exceptions or other governmental approvals prior to the start of any construction work. These guidelines are supplemental tools to be used in conjunction with City of Harrisonburg Codes.

No section of these guidelines should be construed to supersede Code requirements and ARB approval in no way constitutes a code or structural analysis. Where specifications differ between Code requirements and architectural guidelines the most restrictive will apply.

The ARB reviews projects for aesthetic compatibility only. Therefore, no person or entity shall be liable for any damages or otherwise to any person or entity submitting plans and specifications for approval or to any owner of land affected by any decision made by the ARB.

     General Requirements

The ARB will respond within forty five (45) days upon receiving a complete application. The ARB may approve in part, approve in total, approve with conditions, request resubmission for clarification/revision or deny any application. Failure of the ARB to respond in one of these ways within sixty (60) days after receipt of a complete application, approval will automatically be granted and this Declaration shall be deemed as having been complied with.

However, a request for additional information or partial approval will serve to extend the review period an additional forty five (45) days from that date and so on. No building, structure or improvement shall be started prior to written approval from the ARB. No construction or use that is inconsistent with the approved plans will be permitted until any such change or addition has been approved in accordance with this procedure.

In order to expedite architectural review procedures, development, improvement and/or demolition proposals will be reviewed as a three step procedure: pre-design conference (optional), a preliminary submission and a final submission.

All submission documents shall always include:
(A) Name, address and phone number of the owner and agent requesting approval.
(B) Graphic scale (not less than 1” = 20’0” for site plans and 1/8” = 1’0” for buildings.
(C) North arrow
(D) Date of preparation
(E) Revisions from previous submittals delineated
(F) Stage of submission (i.e…Preliminary, Preliminary – Resubmission, Final, etc)

     Pre-Design Conference

Before any commitment to site layout or building configuration, the owner/developer and his professional consultants should meet with the ARB to review these design guidelines and to outline the general scope and direction of any planned improvements. The ARB will make every reasonable effort to be available for this purpose.

     Preliminary Submission

Each owner/developer shall review these guidelines and prepare a clear and concise set of preliminary drawings and specifications to clearly delineate the scope and character of all proposed improvements.

This preliminary or conceptual proposal submission will allow the owner/developer to receive feedback from the ARB, prior to committing to any site or building layout. All final applications will be submitted to the ARB at the earliest possible date to minimize any delays. Each application will be reviewed for completeness. If it is not, the application will be returned to the owner/developer or the owner/developer will be contacted for additional information.

The owner/developer should submit three sets of preliminary plan indicating the following:

(A) Description of proposed use.
(B) Location of all structures, easements, rights-of-way and setback lines.
(C) Approximate location of all access, parking areas, loading and storage areas.
(D) Approximate location of all Common Features as provided for in these guidelines.
(E) Approximate location and type of all landscaping features.
(F) Three dimensional renderings or models (optional, but encouraged).
(G) Architectural building elevation renderings, including material specifications.
(H) Building, site, drainage, and parking data calculations.
(I) Building material and color sample board if available. (one copy only required)

     Final Submission

All final applications will be submitted in duplicate to the ARB upon submission for government approvals. Each application will be reviewed for completeness and compliance with any previous changes, variations or exclusions. Should there be any reason for comment, clarification or restriction the ARB will respond within 30 days, otherwise if the application materials are complete, the review process will be considered complete except for ongoing review during construction. Final application documents will include:

(A) Description of proposed use
(B) Location of all structures, easements, rights-of-way and setback lines
(C) Layout & location of all access, parking areas including location and dimensions of all spaces, circulation aisles, curbs, islands and all off-street loading areas.
(D) Layout & location of all exterior storage areas, including a description of materials to be stored and dimensions and description of screening materials.
(W) Location, dimension calculations, specifications and descriptions of all landscaping features and materials.
(F) Location & specifications for all exterior lighting fixtures.
(G) Location & specifications for all utilities, storm-water facilities and their easements.
(H) Location, description and specifications for all fencing.
(I) Architectural elevations, floor plans, wall sections and details.
(J) Signage plan including design, color, dimensions, material description, suggested message content, and approximate location.
(K) Site coverage and data calculations.
(L) Site drainage data and calculations, including final topography.
(M) Building material and color sample board.
(N) Temporary signs plan.
(O) Construction timetable.

Addendums

     Addendum 1 – October 1996

Addendum to page 6 (Monument Sign Elements) and page 13 (Signage Within Individual Parcels).

The two sections listed above have been changed so that a sign may be built to conform with the City of Harrisonburg B-2 General Business District Sign Regulations. However, the signage plan is still required in the Final Submission stage and is now required during the Preliminary Submission stage.

     Addendum 2 – October 1996

Addendum to page 18 (Review and Approval Procedures)

All new construction, subsequent construction, improvement and/or demolition must be reviewed and approved by the Architectural Review Board (ARB), prior to the start of any building or on-site survey. All decisions are at the sole discretion of the ARB. The authority for maintaining the quality of design within the Park is founded in every contract under the provision which provides that “Seller shall reserve the right to approve (a) any building plans to be constructed on the Property, (b) the exterior lighting and (c) all landscaping on the Property” at the Forbes Commerce Park.

All such development and improvements must comply strictly not only with the provisions of these guidelines, but also with the applicable federal, state and local jurisdiction requirements. It is the responsibility of individual site owners to acquire all necessary building permits, variances, exceptions or other governmental approvals prior to the start of any construction work. These guidelines are supplemental tools to be used in conjunction with City of Harrisonburg Codes.

No section of these guidelines should be construed to supersede Code requirements and ARB approval in no way constitutes a code or structural analysis. Where specifications differ between Code requirements and architectural guidelines the most restrictive will apply.

The ARB reviews projects for aesthetic compatibility only. Therefore, no person or entity shall be liable for any damages or otherwise to any person or entity submitting plans and specifications for approval or to any owner of land affected by any decision made by the ARB.

     Addendum 3 – August 1998

Addendum to page 7 Street Trees:
This addendum replaces the Street Trees section:

A Bradford Pear shall be planted every 25’ along the street R.O.W. (locations to be staked by developer as some adjustments may be required due to site conditions). The Bradford Pears must be a minimum size of 2 ½” – 3” caliper, 13 to 15’ height balled and bur lapped with full crowns.