SERITAGE REDEVELOPMENT AT

ASHEVILLE MALL
1 SOUTH TUNNEL ROAD
ASHEVILLE, NC 28805
12/22/17

SERITAGE SRC FINANCE LLC

489 FIFTH AVENUE, 8TH FLOOR, NEW YORK, NY 10017

PROJECT CONTACT INFORMATION

OWNER/DEVELOPER: SERITAGE SRC FINANCE LLC ARCHITECT: CALLISON RTKL INC. CIVIL ENGINEER: WOOLPERT NORTH CAROLINA PLLC.
489 FIFTH AVENUE, 18TH FLOOR 200 SOUTH MICHIGAN AVENUE 11301 CARMEL COMMONS BLVD
NEW YORK, NEW YORK 10017 SUITE 1800 SUITE 300
PAUL D'ARELLI CHICAGO, IL 60604 CHARLOTTE, NC 28226
phone: (954) 880-1080 TONY GOSETTI, AIA, LEED AP BD+C GREGORY HARNISH, PE, LEED AP
email: pdarelli@seritage.com phone: (312) 542-5842 phone: (704) 525-6284
email: tony.gosetti@CRTKL.com email: gregory.harnish@woolpert.com

NOTE

11301 Carmel Commons Blvd ENTITY PERMIT NO. APPROVAL EXPIRATION

DATE DATE
Suite 300
Charlotte, NC 28226
704.525.6284
FAX: 704.525.0115

No. DATE REVISION

SITE PLAN VICINITY MAP SHEET INDEX
SCALE: 1" = 125' SCALE: NTS
US
RD

HW
(TU Y 70 &
WN

NNE 7
L R 4-ALT
OA
TTO

D)
CKE
BRA

G
IN TO
I ST NG
EX LDI AIN
I M
BU RE NG
(S

KI
OU
US H T

R
PA
T
HW UN

W
NG N NE
KI IN
Y NEL

VA

R
74

A A
. P EM
-A RO

EX O R
LT AD

T G
IN . '
RK OP G 'F
PA PR DIN
W
NE IL
)

N
VA
BU

.
OP G 'C
'
R
P IN
.
OP G 'E
'
VA
N

P A RK
IN
G
SITE
PR IN IL
D W
D
ED AG
E IL BU NE
OS AR BU
P
O G
PR ING
.
RK OP 'D'
PA L OW
R
P G
BE D
E N
TO
BL
OP

EA
G
IN

AR
RK

A
AZ
PA

L OW
PL ED '
W

TO
BE
OS G 'A
NE

EN TO P
O IN
OP EN OW
OP EL
B PR ILD
B U
D '
SE 'B
PROJECT No.:
G O S
IN OP ING
VA

RK AIN
N

A R
P IL D
. P EM
EX O R BU
W
LO
BE
T N
TO
E
OP

G
K IN
AR
NE
W
P
C000
 NOT INCLUDED
IN PROJECT SITE

BR
AC
KE
TT OW
NR
OA
D

WHITE PINE COURT

P.O.B.
U.S
. HI

EL
(TUGHWA
NN Y 7

)
RO0 & 74
AD -AL
T

(S
U. OUT
S. H
HI TU
GH N
W NE
AY L
74 ROA
-A D
LT )
NOTES

EXISTING CONDITIONS LEGEND

DEMOLITION LEGEND

DEMOLITION KEYNOTES
SITE DATA/ ZONING SUMMARY

PROJECT No: No. DATE REVISION

SERITAGE REDEVELOPMENT 11301 Carmel Commons Blvd
Suite 300 DATE
AT ASHEVILLE MALL Charlotte, NC 28226 DES.
ASHEVILLE, NORTH CAROLINA
1 SOUTH TUNNEL ROAD
704.525.6284 DR.
C-100

FAX: 704.525.0115 CKD.

Existing Conditions & Demolition Plan
 AD
U.S VICINITY MAP
. HI

RO
(TUGHWA
NN Y 7

WN
EL
RO0 & 74

TTO
AD -AL
) T

KE
AC
BR
NOT INCLUDED
IN PROJECT SITE PROPOSED NAMED
LOOP ROAD SITE

SITE DATA/ ZONING SUMMARY

REVISION
EXISTING WALK
WIDENED TO 10FT

U. OUT
EXISTING BLDG

(S
S. H
TO REMAIN

HI TU
GH N

DATE
RETAINING

W NE
ASPHALT
WALL

AY L
PROPOSED NAMED PARKING LOT
LOOP ROAD STAIRS

74 ROA
-A D

No.
LT )
N
VA

PROJECT No:
EXISTING WALK
WIDENED TO 10FT
STAIRS

DATE

CKD.
DES.
DR.
PROPOSED
RETAINING BUILDING 'F'
WALL
BICYCLE NOTE:

11301 Carmel Commons Blvd

RACK (TYP.) COURTYARD
ASPHALT
VA PARKING LOT
N

SITE LEGEND

Charlotte, NC 28226

FAX: 704.525.0115
SEATWALL

T
AL T

704.525.6284
S PH G LO PROPOSED VA
N
A IN
RK BUILDING 'E'

Suite 300
PA PROPOSED
BUILDING 'C'

PROPOSED
PARKING GARAGE

DR
175R
BRICK PAVER

OP
PLAZA PROP.

OF
FZ
BLDG 'D'

ON
E
W
LO
BE
TO
TRAFFIC FLOW
EN
OP ARROWS (TYP.)

PROPOSED
BUILDINGS 'B'

W
LO
DROP OFF BE PROPOSED
ZONE TO

SERITAGE REDEVELOPMENT
EN TO BUILDINGS 'A'
N
EX. FIRE OP E OW
OP EL
HYDRANT B

AT ASHEVILLE MALL
NOW OR FORMERLY
SERITAGE SRC FINANCE LLC
A DELAWARE LIMITED LIABILITY COMPANY

ASHEVILLE, NORTH CAROLINA

PIN 9658-15-2679
DEED BOOK 5334-0067
VA

1 SOUTH TUNNEL ROAD

Sketch Plan
N

15.882 ACRES
691,840 SQ.FT.
(MEASURED)
EXISTING ASPHALT
PARKING LOT TO W
LO
BE RE-STRIPED BE
TO
N
O PE
FIR
EL
AN
E

ASPHALT
PARKING
N
LOT

WHITE PINE COURT

C200
 D
U.S VICINITY MAP

OA
. HI
(TUGHWA

NR
NN Y 7
EL
RO0 & 74

OW
AD -AL

TT
) T

KE
AC
BR
NOT INCLUDED
IN PROJECT SITE
SITE

SITE DATA/ ZONING SUMMARY

REVISION
EXISTING BUILDING

U. OUT
(S
S. H
TO REMAIN

HI TU
FFE = 2127.25

GH N

DATE
RETAINING

W NE
AY L
WALL

74 ROA
-A D

No.
LT )
N ASPHALT
VA PARKING LOT

PROJECT No:

DATE

CKD.
DES.
DR.
FFE = 2124.0
PROPOSED
BUILDING 'F' LEGEND

11301 Carmel Commons Blvd

FFE = 2123.0
VA
N

Charlotte, NC 28226
ASPHALT

FAX: 704.525.0115
PARKING LOT

PROPOSED

704.525.6284
N
BUILDING 'E' VA

Suite 300
PROPOSED FFE = 2121.15
BUILDING 'C'
FFE = 2121.75

PROPOSED
PARKING GARAGE

PROP.
LOW BUILDING 'D'
BE
FFE = 2121.50
TO O
NT S
EN I O
NS RAIN
OP TE
EX OF D
RO

BRICK PAVER
PLAZA

ENHANCED SWALE
WITH UNDERDRAIN PIPE
LOW
BE PROPOSED
TO

SERITAGE REDEVELOPMENT
N TO BUILDING 'A'
EPROPOSED N
OP E OW FFE = 2021.50
BUILDINGS 'B' OP EL

Conceptual Grading Plan

B
FFE = 2121.50

AT ASHEVILLE MALL
NOW OR FORMERLY
SERITAGE SRC FINANCE LLC
A DELAWARE LIMITED LIABILITY COMPANY

ASHEVILLE, NORTH CAROLINA

PIN 9658-15-2679
DEED BOOK 5334-0067
VA

1 SOUTH TUNNEL ROAD

N

15.882 ACRES
691,840 SQ.FT.
EXISTING ASPHALT (MEASURED)
PARKING LOT TO W
BE RE-STRIPED O
BEL
TO
EN
OP

ASPHALT
PARKING LOT
N

WHITE PINE COURT P.O.B.

C300
 D
U.S VICINITY MAP

OA
. HI
(TUGHWA

NR
NN Y 7
EL
RO0 & 74

OW
AD -AL

TT
) T

KE
AC
BR
NOT INCLUDED
IN PROJECT SITE
SITE

SITE DATA/ ZONING SUMMARY

REVISION
U. OUT
EX. BUILDING

(S
S. H
TO REMAIN

HI TU
FFE = 2127.25

GH N

DATE
W NE
AY L
74 ROA
-A D

No.
LT )
N
VA

PROJECT No:

DATE

CKD.
DES.
DR.
FFE = 2124.0
PROPOSED
BUILDING 'F'

11301 Carmel Commons Blvd

FFE = 2123.0 LEGEND
VA
N

Charlotte, NC 28226

FAX: 704.525.0115
PROPOSED
BUILDING 'E'

704.525.6284
FFE = 2121.15 VA
N

Suite 300
PROPOSED
BUILDING 'C'
FFE = 2121.75

BRICK PAVER
PROPOSED
PLAZA
PARKING GARAGE

PROP.
W BUILDING 'D'
O FFE = 2021.50
B EL
TO
EN
OP

L OW
BE PROPOSED
TO

SERITAGE REDEVELOPMENT
EN TO BUILDINGS 'A'
PROPOSED N
OP E OW FFE 2121.50
BUILDINGS 'B' OP EL
B
FFE = 2121.50

Conceptual Utility Plan

AT ASHEVILLE MALL
NOW OR FORMERLY
SERITAGE SRC FINANCE LLC
A DELAWARE LIMITED LIABILITY COMPANY

ASHEVILLE, NORTH CAROLINA

PIN 9658-15-2679
DEED BOOK 5334-0067
VA

1 SOUTH TUNNEL ROAD

N

15.882 ACRES
691,840 SQ.FT.
(MEASURED)

O W
B EL
TO
EN
OP

WHITE PINE COURT

C400
 AD
U.S VICINITY MAP
. HI

RO
(TUGHWA
NN Y 7

WN
EL
RO0 & 74

TTO
AD -AL
) T

KE
AC
BR
NOT INCLUDED
IN PROJECT SITE
SITE

SITE DATA/ ZONING SUMMARY

REVISION
ASPHALT
PARKING LOT

EXISTING BUILDING

U. OUT
(S
TO REMAIN

S. H
HI TU
LT

GH N
P HA LOT

DATE
AS ING

W NE
RK

AY L
PA

74 ROA
-A D

No.
LT )
N
VA

PROJECT No:

DATE

CKD.
DES.
DR.
PROPOSED
BUILDING 'F' NOTE:

11301 Carmel Commons Blvd

SITE LEGEND
ASPHALT VA
PARKING LOT N

Charlotte, NC 28226

FAX: 704.525.0115
704.525.6284
N
VA
PROPOSED

Suite 300
PROPOSED
BUILDING 'C'
BUILDING 'E'

BRICK PAVER
PROPOSED PLAZA
PARKING GARAGE PROP.
175R BLDG
'D'
W DROP OFF
LO ZONE
BE
TO
EN
OP

PROPOSED
DROP OFF BUILDINGS 'B'
ZONE
W
LO
BE PROPOSED
TO LANDSCAPE & BUFFERING

SERITAGE REDEVELOPMENT
EN TO BUILDINGS 'A'
N REQUIREMENTS/CALCULATIONS:

Conceptual Landscape Plan

OP E OW
OP EL
B * All information taken from Asheville, NC Code of Ordinances 7-11-3

AT ASHEVILLE MALL
REQUIRED BUFFER YARD: TYPE-B (West-Southwest side of site adjacent RS4 per 7-11-3
NOW OR FORMERLY - Conditional Use Request for us of Modified Buffer
SERITAGE SRC FINANCE LLC
Reduce buffer width to accommodate existing conditions. Can maintain vegetation and
A DELAWARE LIMITED LIABILITY COMPANY

ASHEVILLE, NORTH CAROLINA

install 6-ft. ht. solid fence at top of slope to replace existing chain-link fence.
PIN 9658-15-2679
DEED BOOK 5334-0067 - Existing Buffer varies from 10 ft. to 40 ft.; Adjacent property is 6-ft. to 12-ft. above
VA

1 SOUTH TUNNEL ROAD

VOA/Parking-elevation with slopes varying from 1.5 :1 to 4:1.
N

15.882 ACRES
691,840 SQ.FT. - Maintain Existing Vegetation and slopes
(MEASURED) STREET TREES, STREET BUFFERS & PARKING LOT LANDSCAPING:
W - Street Trees: Required =18 trees -- Provided = 18 trees
LO
BE Calculation: [One (1) small maturing tree for every 30 linear feet of property]
EXISTING ASPHALT TO Note: Utility is present overhead; 140-lf drive/access & overhead utility
PARKING LOT TO EN [550-lf frontage ÷ 30 = 18.3 trees]
BE RE-STRIPED OP - Street Buffer: Not Required: (Parking is more than 50 feet from edge of Tunnel Road)
Calculation: N/A [One (1) evergreen or deciduous shrub per five (5) liner feet of buffer)
- Parking Lot Landscaping: Required = 232 trees / 929 shrubs / 75% = 174 large maturing
Provided = 163 Trees (180 w/credits) & 2110 shrub
Calculation: [One (1) Tree and four (4) shrubs for 1500sq. ft. of vehicular us area (VOA)]
[348,345 sf ÷ 1500 x 1-tree = 232 trees] [348,345 sf ÷ 1500 x 4-shrubs= 929 shrubs]
Large Maturing Shade Tree: Required = 174 large maturing trees
Provided = 88 Large Maturing Trees

ASPHALT
PARKING
N Conditional Use Request for Relief from parking lot landscape Requirements: due to
existing conditions for maintaining parking spaces without losing existing openspace or
existing trees
LOT - Proposed trees cover all parking spaces within 60ft and are provided in islands that
limit a continuous run of parking spaces to under 15-spaces.
-
only a 22.4 % deficiency)
- Proposed Common openspace area will have landscape amenities that are not included
in the calculation
- Plan proposes 1181 shrubs above the required number of plantings

BUILDING IMPACT LANDSCAPING: Required = 162 trees & 327 shrubs

Provided= 180 trees (does not include existing buffer plants)
Calculation: [One (1) Tree and two (2) shrubs for every 1000sq. ft. of building footprint]
[161,666 sf ÷ 1000 x1 = 161.7 Trees] [161,666 sf ÷ 1000 = 161.7 x 2 = 323.4 Shrubs]

WHITE PINE COURT

C700
 1 2 3 4 5 6 7
187' - 5"
65' - 11" 11' - 5" 42' - 0" 14' - 7" 53' - 6"

1 2 6 3
T/ WALL 1
MATERIAL LEGEND CallisonRTKL Inc.
102' - 0"
T/ WALL 200 SOUTH MICHIGAN AVE, SUITE 1800
ROOF
94' - 6" 1 PRE-FINISHED METAL PANEL (LIGHT) CHICAGO, ILLINOIS 60604
92' - 0"
Tel: 312.542.5800
6 LEVEL 07
F 82' - 0" 2 PRE-FINISHED METAL PANEL (MEDIUM) F
LEVEL 06
72' - 0" 3 WOOD COMPOSITE PANEL
LEVEL 05
62' - 0" Client/Owner
4 MASONRY FINISH (LIGHT)
LEVEL 04
T/ WALL 52' - 0"
'D' 5 MASONRY FINISH (DARK)
46' - 0" LEVEL 03
42' - 0"
6 PRE-FINISHED ALUMINUM WINDOW SYSTEM
LEVEL 2.5
30' - 0"
'C' 7 PRE-FINISHED ALUMINUM STOREFRONT
LEVEL 02
18' - 0"
'F' 8 PRE-FINISHED PERFORATED METAL PANEL Consultants
'E' 'G'
'B'
LEVEL 01 9 PRE-FINISHED ARCHITECTURAL FINS
6 9 8 0' - 0"
24' - 8" 193' - 8"

'A'
BUILDING 'B' - NORTH ELEVATION
4
E 1" = 30'-0" E

205' - 5"
KEY PLAN 53' - 5" 11' - 5" 33' - 4" 11' - 5" 14' - 8" 10' - 0" 71' - 2"
1" = 200'-0"
1 6 3 2 1
T/ WALL
102' - 0"
T/ WALL
ROOF
6 2 94' - 6"
92' - 0"
LEVEL 07
LEVEL 03 82' - 0"
42' - 0" 6
LEVEL 06
6 4 7 1 7 LEVEL 2.5 72' - 0"

SERITAGE ASHEVILLE
30' - 0" LEVEL 05
62' - 0"
LEVEL 02
18' - 0" LEVEL 04
52' - 0"
T/ WALL
45' - 0" LEVEL 03
LEVEL 01 42' - 0"
0' - 0"
65' - 0" 3' - 0" 40' - 4" 17' - 8" 30' - 0" 32' - 0" 8' - 9" LEVEL 2.5
30' - 0"
196' - 9"
D LEVEL 02 D
BUILDING 'A' - NORTH ELEVATION 18' - 0"
2
13 237' - 9"
1" = 30'-0" OUTLINE OF EXISTING MALL
LEVEL 01
0' - 0"
5 4 7 7 3 4 5 7 4 3 7 BUILDING 'A' & 'B' - SOUTH ELEVATION
3
LEVEL-02 1" = 30'-0"
18' - 0"

325' - 8"
LEVEL-01
0' - 0" 73' - 0" 7' - 8" 20' - 1" 12' - 0" 104' - 1" 12' - 0" 18' - 3" 11' - 1" 33' - 0" 34' - 6"
10' - 0" 9' - 6" 21' - 2" 13' - 7" 19' - 7" 4' - 0" 33' - 11" 68' - 10" 12' - 2"
Client/Owner/Project Address
192' - 8" 1 6 2 1 2 6 3
T/ WALL 1 SERITAGE ASHEVILLE
102' - 0" 1 S Tunnel Rd, Asheville, NC 28805
T/ WALL
BUILDING 'D' - SOUTH ELEVATION 94' - 6"
ROOF
12 92' - 0"
1" = 30'-0" 6
LEVEL 07
82' - 0"
LEVEL 06
2 72' - 0"
C 5 4 7 7 7 3 C
LEVEL 05
LEVEL-02 3 62' - 0" Issue Drawing Log
18' - 0" 4 9 8 6
2 LEVEL 04
T/ WALL 10.16.18 CONCEPTUAL SITE PLAN RESUBMITTAL
52' - 0"
T/ WALL 50' - 0" 04.06.18 CONCEPTUAL SITE PLAN RESUBMITTAL
LEVEL-01
LEVEL 01 45' - 0" LEVEL 03
42' - 0" 12.22.17 CONCEPTUAL SITE PLAN
10' - 2" 56' - 9" 3' - 0" 19' - 5" 6' - 11" 30' - 7" 52' - 5" 0' - 0"
LEVEL 2.5
89' - 3" 89' - 11" 30' - 0"
LEVEL 02
BUILDING 'D' - WEST ELEVATION BUILDING 'D' - EAST ELEVATION 18' - 0"
11 10
1" = 30'-0" 1" = 30'-0"
LEVEL 01
0' - 0"
7 3 4 6 6 4 7 3 7 4
7
LEVEL 02 54' - 0" 40' - 7" 7' - 0" 17' - 0" 3' - 0" 41' - 7" 3' - 0" 20' - 0" 40' - 9" 10' - 6" 14' - 8" 42' - 0" 69' - 9" 10' - 0" 125' - 10"
LEVEL 02 18' - 0"
18' - 0" 375' - 10" 123' - 10"

LEVEL-01
LEVEL 01 0' - 0" BUILDING 'A' & 'B' - EAST ELEVATION
36' - 6" 0' - 0" 20' - 0" 18' - 0" 2
1" = 30'-0"
B B
BUILDING 'F' - SOUTH ELEVATION BUILDING 'F' - WEST ELEVATION 324' - 3" Seal
9 8
1" = 30'-0" 1" = 30'-0" 60' - 6" 34' - 11" 12' - 0" 117' - 3" 12' - 0" 24' - 9" 25' - 6" 37' - 3"

4 7 3 7 6 1 3 1 2 6 2 3
T/ WALL
LEVEL-02 102' - 0"
18' - 0" T/ WALL
ROOF
94' - 6" 1 92' - 0"
LEVEL 07
LEVEL-01
82' - 0"
8' - 7" 20' - 5" 6' - 0" 38' - 0" 0' - 0"
2 LEVEL 06
73' - 0" 72' - 0"
6 LEVEL 05
62' - 0"
BUILDING 'C' - SOUTH ELEVATION 9 8
7 LEVEL 04
1" = 30'-0" 52' - 0"
LEVEL 03 Sheet Identification
42' - 0"
5 4 3 6 5
3 6 2 5 4
LEVEL 2.5
30' - 0"
COLOR
ELEVATIONS
LEVEL 02 LEVEL 02
A 18' - 0" A
18' - 0" LEVEL 02
18' - 0"
LEVEL 01 LEVEL 01
0' - 0" 6 3 1
12' - 2" 27' - 0" 37' - 8" 4' - 0"18' - 10" 0' - 0" 21' - 1" 4' - 0" 19' - 7" 13' - 7" 21' - 2" 9' - 6"9' - 4" 87' - 5" 45' - 0" 25' - 5" 55' - 2" 5' - 0" 126' - 5" 4' - 0" 29' - 9" 4' - 0" 62' - 4" 56' - 2"
157' - 10" 342' - 10" LEVEL 01
99' - 9" 98' - 3"
0' - 0"

6
1
BUILDING 'G' - NORTH ELEVATION
1" = 40'-0"
5
2
BUILDING 'E' - NORTH ELEVATION
1" = 40'-0"
3
1
BUILDING 'B' - WEST ELEVATION
1" = 30'-0"
4 5 6 7
A-201
C:\Users\brian.cooley\Documents\_RevitLocals\Seritage Asheville - Alt Oct 16 2018_brian.cooley.rvt 10/16/2018 4:34:43 PM © 2018 CallisonRTKL Inc.
 1 2 3 4 5 6 7
187' - 5"
65' - 11" 11' - 5" 42' - 0" 14' - 7" 53' - 6"

1 2 6 3
T/ WALL 1
MATERIAL LEGEND CallisonRTKL Inc.
102' - 0"
T/ WALL 200 SOUTH MICHIGAN AVE, SUITE 1800
ROOF
94' - 6" 1 PRE-FINISHED METAL PANEL (LIGHT) CHICAGO, ILLINOIS 60604
92' - 0"
Tel: 312.542.5800
6 LEVEL 07
F 82' - 0" 2 PRE-FINISHED METAL PANEL (MEDIUM) F
LEVEL 06
72' - 0" 3 WOOD COMPOSITE PANEL
LEVEL 05
62' - 0" Client/Owner
4 MASONRY FINISH (LIGHT)
LEVEL 04
T/ WALL 52' - 0"
5 MASONRY FINISH (DARK)
'G' 46' - 0" LEVEL 03
42' - 0"
6 PRE-FINISHED ALUMINUM WINDOW SYSTEM
LEVEL 2.5
30' - 0"
'C' 7 PRE-FINISHED ALUMINUM STOREFRONT
LEVEL 02
18' - 0"
'D' 8 PRE-FINISHED PERFORATED METAL PANEL Consultants
'E' 'F'
'B'
LEVEL 01 9 PRE-FINISHED ARCHITECTURAL FINS
6 9 8 0' - 0"
24' - 8" 193' - 8"

'A'
BUILDING 'B' - NORTH ELEVATION
4
E 1" = 30'-0" E

205' - 5"
KEY PLAN 53' - 5" 11' - 5" 33' - 4" 11' - 5" 14' - 8" 10' - 0" 71' - 2"
1" = 200'-0"
1 6 3 2 1
T/ WALL
102' - 0"
T/ WALL
ROOF
6 2 94' - 6"
92' - 0"
LEVEL 07
LEVEL 03 82' - 0"
42' - 0" 6
LEVEL 06
6 4 7 1 7 LEVEL 2.5 72' - 0"

SERITAGE ASHEVILLE
30' - 0" LEVEL 05
62' - 0"
LEVEL 02
18' - 0" LEVEL 04
52' - 0"
T/ WALL
45' - 0" LEVEL 03
LEVEL 01 42' - 0"
0' - 0"
65' - 0" 3' - 0" 40' - 4" 17' - 8" 30' - 0" 32' - 0" 8' - 9" LEVEL 2.5
30' - 0"
196' - 9"
D LEVEL 02 D
BUILDING 'A' - NORTH ELEVATION 18' - 0"
2
13 237' - 9"
1" = 30'-0" OUTLINE OF EXISTING MALL
LEVEL 01
0' - 0"
5 4 7 7 3 4 5 7 4 3 7 BUILDING 'A' & 'B' - SOUTH ELEVATION
3
LEVEL-02 1" = 30'-0"
18' - 0"

325' - 8"
LEVEL-01
0' - 0" 73' - 0" 7' - 8" 20' - 1" 12' - 0" 104' - 1" 12' - 0" 18' - 3" 11' - 1" 33' - 0" 34' - 6"
10' - 0" 9' - 6" 21' - 2" 13' - 7" 19' - 7" 4' - 0" 33' - 11" 68' - 10" 12' - 2"
Client/Owner/Project Address
192' - 8" 1 6 2 1 2 6 3
T/ WALL 1 SERITAGE ASHEVILLE
102' - 0" 1 S Tunnel Rd, Asheville, NC 28805
T/ WALL
BUILDING 'G' - SOUTH ELEVATION 94' - 6"
ROOF
12 92' - 0"
1" = 30'-0" 6
LEVEL 07
82' - 0"
LEVEL 06
2 72' - 0"
C 5 4 7 7 7 3 C
LEVEL 05
LEVEL-02 3 62' - 0" Issue Drawing Log
18' - 0" 4 9 8 6
2 LEVEL 04
T/ WALL 10.16.18 CONCEPTUAL SITE PLAN RESUBMITTAL
52' - 0"
T/ WALL 50' - 0" 04.06.18 CONCEPTUAL SITE PLAN RESUBMITTAL
LEVEL-01
LEVEL 01 45' - 0" LEVEL 03
42' - 0" 12.22.17 CONCEPTUAL SITE PLAN
10' - 2" 56' - 9" 3' - 0" 19' - 5" 6' - 11" 30' - 7" 52' - 5" 0' - 0"
LEVEL 2.5
89' - 3" 89' - 11" 30' - 0"
LEVEL 02
BUILDING 'G' - WEST ELEVATION BUILDING 'G' - EAST ELEVATION 18' - 0"
11 10
1" = 30'-0" 1" = 30'-0"
LEVEL 01
0' - 0"
7 3 4 6 6 4 7 3 7 4
7
LEVEL 02 54' - 0" 40' - 7" 7' - 0" 17' - 0" 3' - 0" 41' - 7" 3' - 0" 20' - 0" 40' - 9" 10' - 6" 14' - 8" 42' - 0" 69' - 9" 10' - 0" 125' - 10"
LEVEL 02 18' - 0"
18' - 0" 375' - 10" 123' - 10"

LEVEL-01
LEVEL 01 0' - 0" BUILDING 'A' & 'B' - EAST ELEVATION
36' - 6" 0' - 0" 20' - 0" 18' - 0" 2
1" = 30'-0"
B B
BUILDING 'D' - SOUTH ELEVATION BUILDING 'D' - WEST ELEVATION 324' - 3" Seal
9 8
1" = 30'-0" 1" = 30'-0" 60' - 6" 34' - 11" 12' - 0" 117' - 3" 12' - 0" 24' - 9" 25' - 6" 37' - 3"

4 7 3 7 6 1 3 1 2 6 2 3
T/ WALL
LEVEL-02 102' - 0"
18' - 0" T/ WALL
ROOF
94' - 6" 1 92' - 0"
LEVEL 07
LEVEL-01
82' - 0"
8' - 7" 20' - 5" 6' - 0" 38' - 0" 0' - 0"
2 LEVEL 06
73' - 0" 72' - 0"
6 LEVEL 05
62' - 0"
BUILDING 'C' - SOUTH ELEVATION 9 8
7 LEVEL 04
1" = 30'-0" 52' - 0"
LEVEL 03 Sheet Identification
42' - 0"
5 4 3 6 5
3 6 2 5 4
LEVEL 2.5
30' - 0"
COLOR
ELEVATIONS
LEVEL 02 LEVEL 02
A 18' - 0" A
18' - 0" LEVEL 02
18' - 0"
LEVEL 01 LEVEL 01
0' - 0" 6 3 1
12' - 2" 27' - 0" 37' - 8" 4' - 0"18' - 10" 0' - 0" 21' - 1" 4' - 0" 19' - 7" 13' - 7" 21' - 2" 9' - 6"9' - 4" 87' - 5" 45' - 0" 25' - 5" 55' - 2" 5' - 0" 126' - 5" 4' - 0" 29' - 9" 4' - 0" 62' - 4" 56' - 2"
157' - 10" 342' - 10" LEVEL 01
99' - 9" 98' - 3"
0' - 0"

6
1
BUILDING 'F' - NORTH ELEVATION
1" = 40'-0"
5
2
BUILDING 'E' - NORTH ELEVATION
1" = 40'-0"
3
1
BUILDING 'B' - WEST ELEVATION
1" = 30'-0"
4 5 6 7
A-201
C:\Users\brian.cooley\Documents\_RevitLocals\Seritage Asheville - Alt Oct 16 2018_brian.cooley.rvt 10/16/2018 4:34:43 PM © 2018 CallisonRTKL Inc.
 City of Asheville - Exhibit B Aerial Map
Conditional Zoning Review
1 S. Tunnel Rd. /

BUC
KST
ON
EP
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TUNNEL RD
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NEW HAW CR
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,

CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User
Community

Project Name: Seritage Redevelopment SITE

WE A V E
AU
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Project Number:
LE

17-02786 PZ
RA
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Project Description:
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Petitioner(s):
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BUCKS
RD

Paul D'Arelli
D

LE R

ELD DR E L RD
ROSEFI TUNN
Parcel ID Number(s): 9658-15-2679
D

TU

DIGGES RD
N

Location/Address:
NE

1 S. Tunnel Rd.
LR

FAULKNER AVE
D
TO

D
I24

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WHITE PINE DR

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Vicinity Map
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Project Site Streets
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Zoning Districts
W

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Parcels Asheville City Limits Streams D DR

City of Asheville Planning and Urban Design Department - July 2018

 City of Asheville - Exhibit A Existing Zoning Map
Conditional Zoning Review
1 S. Tunnel Rd.
/
RM8 I NE
DR HB
EP
W HIT

TUNNEL RD
EEK LN
NEW HAW CR
9381

BRACKETTOW
3123
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TU
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5696

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Project Name: Seritage Redevelopment SITE

WE A V E
AU
H
IL

Project Number:
LE

17-02786 PZ
RA
N
D
SP RIN
KI

DR
AL

R HIL L

Project Description:
R

I2
E

CZ from RB to MXD-EXP
KM

40
R
AN

E
GDA

TONE PL
Petitioner(s):
R

BUCKS
RD

Paul D'Arelli
D

LE R

ELD DR E L RD
ROSEFI TUNN
Parcel ID Number(s): 9658-15-2679
D

TU

DIGGES RD
N

Location/Address:
NE

1 S. Tunnel Rd.
LR

FAULKNER AVE
D
TO

D
I24

R
E
0E

N
AR
DALT ON ST

S
WHITE PINE DR

M
TU
D

SHE
NN
E SHORE DR
R

R IDA
TH

EL

WA NR
I2 40

VE D

Vicinity Map
R

RD

RL
O

YR
Project Site Streets
W

Zoning Districts
W

D
IL
N
KE

LA KE WOO
Parcels Asheville City Limits Streams D DR

City of Asheville Planning and Urban Design Department - July 2018

SERITAGE GROWTH PROPERTIES PROPOSED REDEVELOPMENT OF SEARS
PROPERTY AT ASHEVILLE MALL AS “THE COLLECTION AT ASHEVILLE
MALL”

Compliance with Zoning and Consistency with Plans

Introduction

Seritage Growth Properties has submitted an application, pursuant to Asheville City Code Section

7-7-8, for the conditional rezoning of the property currently used as the Sears department store at

the Asheville Mall. The property is identified by PIN 9658-15-2679 and consists of approximately

15.882 acres (herein “Property”). It is located at 1 South Tunnel Road, and is part of the Asheville

Mall. The requested rezoning is to MXD CZ EXP, or Mixed Use Expansion-Conditional Zone

In recent years, Planning literature has increasingly observed that “bricks and mortar”

retailing is changing. As malls and their traditional anchor stores evolve, some are finding new

life as centers for offices, entertainment, and varied dining experiences. Other uses and activities,

such as fitness centers, are also locating at malls and shopping centers, complementing

traditional retail activity. This trend was recently featured in a story in the Asheville Citizen-

Times (“Beyond Shopping: Malls beef up dining, entertainment options to boost foot traffic,”

December 24, 2017, p. 1 E).

The proposed redevelopment of the Sears Property as the “Collection at Asheville Mall”

(herein “Collection” or “Project”), with its strategic regional location, exemplifies this type of

adaptive reuse, follows smart growth and New Urbanist principles, and will put Asheville at the

forefront of sound development practices with respect to redevelopment of large commercial

properties, including big-box stores. This narrative explains how the Collection will comply
with Asheville’s new Mixed Use Expansion zoning, and with Asheville’s comprehensive plan

and other plans.

1. Compliance with Mixed Use Zoning purpose and requirements

In broad terms, the Collection consists of demolition of the existing Sears store and

replacing it with a mixed use development consisting of retail, dining, and entertainment uses of

about 120,000 square feet in 7 new commercial buildings. The Collection will also include a

multifamily residential building of approximately 224,810 square feet planned for 205 units

(studios, 1, 2, and 3 bedrooms), and a parking structure with 145 spaces over 2.5 levels to serve

the residential component. See the site plan for square footage allocation among uses and

buildings. The proposed arrangement of the Project is for the retail, dining, and entertainment uses

to be focused on a central, pedestrian-oriented plaza, relating to each other in a traditional “main

street” fashion. The existing automotive center building will remain, but will be repurposed, with

a new exterior, to include small scale commercial uses. The existing vehicular access points and

some of the existing surface parking will remain. The existing internal pedestrian and vehicular

connectivity with the Mall will also remain.

The zoning designation being applied for is MXD EXP, which requires conditional zoning.

The purpose of the MXD EXP zone is set out in Sec. 7-8-46 of the UDO as follows:

Sec. 7-8-46. – Mixed Use Expansion.

(a) Purpose. The Mixed Use Expansion District (MXD EXP) is established to
foster higher density, mixed-use development following place-making
principles that include: building orientation that creates a strong pedestrian
environment; buildings that provide regular entrances and meet fenestration
standards; wide sidewalks and street trees to create an attractive streetscape with
multimodal access into and around the project area. The Mixed Use Expansion
District is appropriate for areas where the design and appearance of the built
 environment is important to the vitality and growth of the area for proposals
that meet the definition for Level III development. The Mixed Use Expansion
District is suitable for both vertical mixed-use building and/or a mix of uses in
the same development (including single use structures). There should be
general compatibility with height and building step-back standards with an
adopted form based code (if any) or other adopted plans or design guidelines in
place for the project area. The Mixed Use Expansion District is only a
conditional district that is applied for through a rezoning application.
With its proposed mixture of residential, commercial, entertainment, and retail uses,

multistory buildings, external and internal pedestrian orientation and accessibility, and its mix of

architectural styles and building heights, the Collection clearly satisfies the purposes of the MXD

EXP zoning classification. Moreover, as demonstrated on the site plan and elevations, the

Collection will comply with the applicable development standards with few modifications.

Because of some unusual characteristics of the property (explained in detail below), however,

some modifications are required; any modifications will be included on the list of conditions to be

incorporated into the ordinance or shown on the approved site plan.

2. Compliance with Plans

There are no form based codes or other adopted plans or design guidelines in place for the

area. The Collection complies with the recently-adopted comprehensive plan, Living Asheville, in

many respects.

The increased density and more vertical orientation of this Project, together with the mix

of uses and pedestrian-friendly orientation – all replacing a windowless big box store –

demonstrate adherence to many smart growth and New Urbanist principles, including:

a. Mix of building types and height

 b. Increased density of buildings and residents

c. Increased intensity of land uses

d. Orientation to primary transportation corridor

e. Pedestrian scale site plan and building design

f. Internal sidewalks and streetscaping

g. Public-oriented amenities and programmable public spaces

The Living Asheville plan is organized around several “themes,” the first of which is “A

Livable Built Environment.” The first principle under that theme is “Become a Transit-Supportive

City.” The summary description of that principle is:

A transit-supportive city is one that promotes land uses and development patterns
that support higher levels of transit services and multimodal trips. This means
development with enough density of houses and jobs to provide a rider base, streets
that are walkable, buildings that are oriented to the pedestrian and transit
infrastructure. Transit-supportive development is distinguished from transit-
oriented development in that fixed-route transit service need not be already in place
or planned at the time of development. Currently only a small part of Asheville
(primarily the downtown) classifies as transit-supportive. Encouraging more
transit-supportive development lays the foundation for a successful future transit
system, will help the City ameliorate sprawl, reduce its carbon emissions through
increased alternative transportation options, and protect the character of residential
neighborhoods by encouraging growth and development in transit-supportive nodes
and mixed-use centers.
(Emphasis added.)
The first goal listed under this principle is “Increase Mixed-Use Development Along

Transit Corridors,” which is expressed in the overview as follows:

Building on the foundation of the Asheville in Motion (AIM), City of Asheville Mobility
Plan, and as a central tenet of the city’s growth strategy, Asheville should seek to become
transit-supportive by improving the quantity and quality of mixed-use development along
current and future transit corridors. In centers around transit stops and along transit
corridors, Asheville should encourage mixed-use development, higher densities and
 walkability, with the goal of promoting enhanced transit service over time and shifting
the cityscape from a suburban model to one that uses land more efficiently and supports
multiple goals. Encouraging mixed-use development along corridors can yield other
benefits as well, including reduced sprawl, increased pedestrian and bicycle activity,
greater economic development potential, and reduced environmental impacts.

(Emphasis added.)

Among the performance measures under this goal are the following desired Outcome and Metrics:

Outcome: More activity, including people living and working, within a quarter mile walk
of transit
Metric: Increase in the percentage of households and employees within transit-
supportive centers
Metric: Reduction in vehicle miles travelled
Metric: More transit riders per service hour and service mile

The following strategies for achieving and becoming a transit supportive city are noted in the Plan:

Incentivize redevelopment, especially mixed-use development that contains housing,

within identified transit-supportive centers.

Encourage large scale land assemblage where possible, particularly along corridors.
Integrate these developments with the surrounding area, including the creation of
walkable, urban street grid patterns where feasible.

The Asheville Mall and surrounding area are identified in the “Asheville in Motion” Plan as a

Regional Center and Corridor. It is served by a transit line, and is close to two others transit lines.

The emphasis on mixed use and increased density—especially residential density--within transit

centers and along transit corridors is central to the Living Asheville plan. With its increased density

and pedestrian orientation within a walkable mixed use development, the Collection will meet this

important goal. The Collection seeks no incentive for the proposed redevelopment other than

approval of its rezoning request.

3. Modifications to development standards

(a) The Collection and the Subject Property are somewhat unusual in their configuration,

their relationship to surrounding streets and highways, and their relationship to the existing

Asheville Mall building and property. As measured from its primary street frontage, the Subject

Property is much deeper than it is wide—by a factor of about 2.5 times--and it is irregularly shaped.

(b) The primary street frontage of the Subject Property is South Tunnel Road, which is a

US Highway, and is classified as a major thoroughfare. However, the “thoroughfare” portion of

South Tunnel Road is separated from the Subject Property by an expanse of thinly landscaped NC

DOT right of way—about 100 yards at its widest--that is a relic from the previous configuration

of the Tunnel Road/South Tunnel/I-240 interchange. A narrow access way that essentially

functions as a private drive is the frontage road. The primary access is a multi-lane private drive

that turns off of South Tunnel Road, and is shared with the rest of the mall, functioning much like

a public road A third access is via Brackettown Road, which turns off of White Pine Drive, a

residential street, and traverses a parcel owned by the Mall and used infrequently for parking. A

peninsula of commercial property—not connected to the Mall—juts into the property from the

northeast, giving the Subject Property its unusual shape.

(c) A key component of the Collection is the maintenance of the existing pedestrian

connection with the Asheville Mall. It is important, therefore, that the main building in the new

Project remains in roughly the same location as the current Sears building. Moreover, if the Project

is able to take advantage of current grading and soil compaction conditions, and existing utility
service, by building on or near the existing Sears building site, the amount of heavy construction

(earth moving, excavation, foundation work, etc.) required to complete the Project will be

minimized. The topography and the configuration of the interchange, and the location of buildings

on other property, are such that much of the Subject Property is not easily visible or accessible

from South Tunnel Road. With this in mind, the Collection design team has oriented the

commercial buildings and activity so that they relate to one another in an integrated manner, while

maintaining a clear connection with the evolving building and commercial activity on South

Tunnel Road. In this way, the activity centers for the Collection are also oriented away from the

White Pine residential neighborhood, and the availability of the Brackettown access road is de-

emphasized.

(d) Because of the unusual street frontage situation, the desired relationship with the

existing mall, and traffic flow, the standards for buildings to be oriented toward the primary street

frontage, and for setbacks to not exceed 25 feet, are impracticable. Rather, those buildings will be

arranged to relate to each other internally, and to the central plaza/courtyard internal to the

Property. Within that arrangement, however, the buildings and courtyard/plaza area will convey

a pedestrian-oriented feel—the “strong pedestrian environment”--that is intended by the code

requirements. For that reason, Seritage requests that these standards be modified.

(e) For similar reasons, and especially to maintain the important connection with the

existing mall, it is not practicable for all of the parking for the Project to be located beside or

behind the structures. Most of the new parking will be located in a parking structure for the use

of the residential units. Other parking will be located in existing surface lots that are beside or

behind the new structures. Although the design team has minimized parking in front of structures,

some of it is of necessity is located in front of them. However, the majority of the parking is
located to the side and rear of the main part of the Project. This also has the effect of separating

the main activity associated with the project from the adjacent White Pine neighborhood. For this

reason, Seritage requests that this requirement be modified.

(f) The UDO provisions for the Mixed Use Expansion zoning classification specify a

maximum building footprint of 75,000 square feet, and a maximum building size of 200,000 square

feet. The size of the Subject Property (15+ acres) means that larger buildings can be located on it

without overwhelming the property, or consuming a disproportionate share of the available square

footage. For this reason, Seritage requests modifications to the building size standards so that it

can have a gross floor area and building footprint in excess of these standards.

(g) The location of the residential building, roughly equidistant from South Tunnel Road

on the front and the residential properties in the rear, is such that the structure will not be visually

overwhelming from these perspectives, and will not appear as tall as a lower building closer to the

edge of the property. This allows for more units to be concentrated in a smaller area, and promotes

an efficient use of land. The current grade of the property rises from front to back, and will be left

essentially undisturbed. The placement of the residential building takes advantage of this grade

differential so that (measured from the primary fire access) it will be six stories or 80 feet on the

rear elevation, visible from the residential properties on White Pine, and 7 stories or 93 feet on the

front side, facing the commercial area. To the extent that a modification is required for the front

elevation, Seritage requests a modification to the 80 foot/6 story height standard.

(h) Much of the Collection is arranged so that pedestrian activity will be concentrated in

the courtyard/plaza area, where the buildings are connected by the courtyard/plaza, or by internal

walkways. Where the Project fronts on public streets and along the major access into the Project

existing sidewalks will be retained, and widened to 8 feet. Seritage requests a modifications to
allow for the sidewalks along the S. Tunnel Road frontage, and along the main access drive, to be

8 feet. For internal sidewalks, such as those providing access to parking, Seritage requests that

sidewalks be allowed to be 4 to 6 feet wide, with planted strips where possible.

(i) The Project is a redevelopment of an existing site, and not a new site. The site has some

existing constraints such as existing perimeter access roads (some of which are used for fire

access), established vehicular traffic patterns, building pads, and a berm along the rear of the

property that all present some challenges in complying fully with the City’s Landscape ordinance.

As the separate landscape plan illustrates, Seritage plans to take advantage of opportunities to

install landscaping to comply with the City’s requirements as much as possible, and to exceed it

in places. In addition, as noted above, Seritage’s plans include a significant amount of active open

space in the form of pedestrian plazas and event venues. Seritage requests a modification to the

landscaping standards, as shown on the submitted site plan.

(j) The required parking for the Project, per the City Code, is 631 spaces. As proposed,

the plan provides for 510 spaces in the parking structure and surface parking. Because of the

proximity of the Asheville Mall, with its large parking lot, there is plenty of parking in the area,

and parking is unlikely to ever be an issue. The design team has added landscape islands to the

existing parking lot, which improves appearance and provides some vegetative relief, but

consumes parking spaces. Moreover, because uses in the Collection may change over time, parking

requirements will not remain static. With the community’s emphasis on alternate means of

transportation, especially in the South Tunnel Road area, the need for taking is anticipated to

decrease over time. The parking provided for on the plan is anticipated to be more than adequate

for any combination of uses that could locate at the Collection, and is likely to be market-driven.
For these reasons, Seritage requests a modification to the City’s parking standards to allow it to

provide parking as shown on the submitted site plan.

4. Public benefit

As noted above, the City and the public in general will experience significant benefits from

the Collection in that it will promote several important goals of the City’s plans and ordinances.

This Project will help realize the vision of transforming Tunnel Road from an aging automobile-

oriented retail center into a more complete urban experience that responds to contemporary

lifestyle choices: a place where people can dine, shop, work, and live, all within easy walking

distance. Perhaps most importantly, this Project will include a significant multi-family residential

component, providing housing in an area of town where it is badly needed. While the housing will

be available at market rate, the size and configuration of the units pushes them more toward the

affordable range than other recent multi-family projects. And the overall increase in housing

supply will help with market dynamics. The increased density, especially the introduction of a

significant residential population, will encourage and facilitate the use of public transit.

The uses to be included in the Collection will be compatible with existing uses in the area.

The architecture and building design are modern in appearance, with windows and varied styles

and colors, reflecting the “Asheville palette.” This is in contrast to the existing, and largely

windowless, existing Sears store and the adjacent Mall structure. The vertical design and

arrangement of buildings within the Project, together with the planned amenities such as benches

and fountains, will encourage pedestrian activity, and make the Collection a place to be, rather
than just to visit; it is a true “placemaking” plan that will contribute to the transformation of the

South Tunnel Road corridor.

The Collection is not expected to result in any additional vehicular traffic. City staff have

reviewed the proposed uses within the Project with respect to the ITE Trip Generation Manual

(10th ed. 2017), and have determined that there will be no net gain in traffic volume for the

development, and that traffic may actually decrease. Nevertheless, Seritage has had a traffic study

performed that may result in some adjustments.

5. 2036 Vision

The Collection is a mixed use project, and includes residential uses, a range of housing

choices, and publicly accessible open spaces. It is close to several major roads and to public transit,

and is within easy walking distance to many services, such as food stores, banking and professional

services and general retail. Efforts will be made to include locally-owned businesses and native

products in the commercial tenant mix.

Conclusion

The purpose of the new Mixed Use Expansion zoning classification in the UDO is to

promote a mix of uses and building styles. That zoning classification in the UDO is a demonstrably

good fit for this major redevelopment project. The Living Asheville Plan (and the 2025 Plan that

came before it) contains many goals, strategies, themes, and principles that the Collection at

Asheville Mall will meet or promote. This discussion has necessarily focused on the major

components of the plans and the major features of the Project. It will be revised as the Project

takes shape through the review and approval process.

4843-9215-9065, v. 1
 STAFF REPORT

To: Planning and Zoning Commission Date: January 14, 2019

From: Todd Okolichany, AICP, LEED AP ND Prepared by: Shannon Tuch, RLA
Planning & Urban Design Director Principal Planner

Subject: Conditional Zoning for 1 S. Tunnel Rd. (Seritage - Sears Redevelopment)

Summary Statement​: The applicant is requesting a conditional zoning of the property located at
1 S. Tunnel Rd. from Regional Business (RB) to Mixed Use Expansion District (MXD-EXP) for
the purpose of redeveloping the site for a 341,000 s.f. mixed use development spread across
seven buildings.

The subject property (PIN 9658-15-2679) is currently owned by Seritage SRC Finance LLC; the
petitioner is Seritage Growth Properties and the project contact is Paul D’Arelli.

Review​:
Site: ​ ​The project site is approximately 15.88 acres on a portion of the Asheville Mall property.
The site is currently developed with a Sears department store that is attached to the existing
Asheville Mall, and also supports the free-standing Sears automotive center along with a large
surface parking lot located in front and behind the existing store. The property is flat with an
existing vegetated buffer of varying widths at the rear of the property adjacent the single family
neighborhood.

Overall Project Proposal:​ The applicant is proposing to demolish the old Sears buildings and
redevelop the property with a 341,000 square foot mixed use development spread across seven
buildings and supporting the following uses:
● 205 residential dwelling units
● 51,500 square feet of retail
● 48,000 square feet of entertainment space (9 screen movie theater)
● 17,000 square feet of restaurant space

The largest building, building B, is a multi-storied building with five floors of residential above a
tall podium of commercial space and structured parking. The overall height of the building is 92
feet. Building A is also multi-storied with three levels. All other buildings are one-story. Also
included in the project is a 2 ½ -story, 145 space parking structure along with other surface
parking (738 spaces total) and related site improvements.

The scale of this project (over 100,000 square feet) triggers a conditional zoning to an
expansion district. Given the mix of uses in the project, Mixed Use Expansion District
(MXD-EXP) is the most appropriate designation to pursue.

Access & Mobility, Sidewalks, Parking: ​ Vehicular access to the site remains unchanged and
includes three access points - one directly from S. Tunnel Rd., one from an unnamed service

1
road that comes off Tunnel Rd., and a third via Bracket Town Rd. to the north of the project
area. The sidewalk along the property frontage on S. Tunnel Rd. will be improved to meet the
10 foot wide standard for the MXD-EXP district, and new 10 foot wide sidewalks are proposed
through the front parking lot connecting the main building to the sidewalk on S. Tunnel Rd. The
MXD-EXP district also requires multi-modal accommodations and the project describes
providing bike lanes, although none are shown on the plan.

Off-street parking is provided through a combination of structured and surface parking. The
proposed parking structure includes approximately 145 spaces to serve the residents in the
development. The surface parking is a mix of reconstructed surface parking between the
principal building and S. Tunnel Rd. and existing parking located to the west (behind) and to the
north of the principal building for a total of 738 surface spaces. In total the project will provide
883 parking spaces, which exceeds the minimum (836 parking spaces) required by the UDO.

Landscape and Open Space: ​ Landscaping is required for this project and includes parking lot
landscaping, building impact landscaping, street trees, and street buffer. No retaining walls are
shown. Due to existing site constraints, the applicant is requesting modifications to those
standards.

Open space is required per Sec. 7-11-4 of the UDO. While the project includes design
components common to urban development the overall design and layout is more suburban in
nature and will require that 15% or 2.4 acres of open space be provided. Publicly accessible
courtyard/ plaza spaces are included, along with a rooftop area accessible to residents, and
some sidewalk may count towards this requirement.

Design and Operational Standards - ​There are standards relating to building orientation and
fenestration in the MXD-EXP zoning district and the plans appear to comply with some, but not
all of those requirements.

Conditions: ​A number of special conditions or exceptions are required for this project as
currently proposed. The initial review has identified the following:

Requirement Proposed

20’ landscape island with 5’ sidewalk for No landscape island or sidewalk connection
every 4 bays of parking provided at rear parking lot

30’ Type B landscape buffer against single Existing buffer ranging from 5-30’ wide.
family residential Some additional planting proposed where
feasible. Existing fence to be improved to be
opaque, per community’s preference

Parking deck landscaping (north side) - 7 No trees provided (retaining wall)

trees & 14 shrubs

Building Impact landscaping - 162 trees & No additional plantings proposed beyond

2
 327 shrubs what is already included and counted towards
other landscape requirements

Parking lot landscaping - 247 trees 166 provided

15% of total site area, or 2.4 acres of open 14.89% or 2.36 acres
space

Bike lanes into development No bike lanes shown

25’ max. setback Closest buildings are setback 65’ (existing

building) & 85’ (Bldg. F)

Buildings oriented to the primary corridor Buildings are oriented inward to parking lot

Well defined & operable entrances every 75’ Entrances spaced more than 75’ apart
on primary facade (greatest expanse is approx. 100’)

No parking between building and street Parking & drive aisle located between
building and street

Max. building height of 80’ Overall building height is proposed at 92’

(ceiling) and overall height at 102’
(equipment)

Max. building size of 200K square feet Largest building is approx. 322K square feet
(Bldg B Res. = 225K, Bldg B Comm. = 72K,
Parking Structure = 25K​)

Max. building footprint of 75K square feet Combined footprint of Bldg. B & parking
garage is over 100K square feet

Maximum 80% impervious 84.11% impervious (existing 88.27%)

Note: Plans submitted are conceptual and not all information needed to determine full or partial
compliance is provided. Any standard not specifically modified through the list of B1 conditions is
expected to fully comply at final TRC.

Zoning: ​The applicant is required to undergo the conditional zoning due to the scale of the
project (over 100,000 square feet). Given the mix of uses in the project, Mixed Use Expansion
District (MXD-EXP) is the most appropriate designation to pursue.

Required Reviews: ​This conditional zoning was approved by the Technical Review Committee
(TRC) on May 21, 2018 (comments attached) and requires review by the City Council and Final
TRC prior to zoning approval.

Recent Zoning Actions: The Peaks, a 34,000 square foot commercial retail center, was
approved in 2017 and is currently under construction across the street (former Beaucatcher
Cinemas site). South of The Peaks development is the Whole Foods shopping center which

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was a Level III Conditional Use Permit approved in 2015 for the redevelopment of the former
K-mart shopping center with approximately 150,000 square feet of new or renovated
commercial space.

Compatibility Analysis:​ ​The subject property and adjacent mall and commercial properties are all
zoned RB while the single family neighborhood to the west is zoned RS-4. The proposed mixed
use conditional zoning designation is compatible in both scale and intensity with the existing
mall property. As a general rule, single family uses can exist harmoniously with commercial
uses when properly designed to accommodate the increase in activity and to allow for an
appropriate transition. The adjacent single family homes sit above the rear parking lot
approximately 15-25 feet and there is an existing vegetated buffer and fence that separates the
neighborhood from the subject property. The existing buffer varies in width and ranges from
about 5-30 feet and additional buffering and/or fencing may help mitigate noise, light and other
potential impacts. While the homes are physically separated from the subject property, the
overall height and mass of the proposed development will result in visual and possibly other
impacts on the neighboring residential properties.

Compliance with Comprehensive Plan​: ​The​ Living Asheville Comprehensive Plan​ identifies this
location as an “Town Center” on the Future Land Use Map. Town Centers are able to support
strong growth and should encourage vertical density and a mix of uses, including residential.

Through its building design and mix of uses, this project is aligned with the Plan to some
degree; however, it stops short of fully meeting the Town Center goals where it is stated, “​New
development should ensure that buildings are located to reinforce the relationship to the street,
with parking located behind buildings that front the primary street. Pedestrian, bicycle and
transit-friendly streetscapes are critical to the success and sustainability of town centers.
Therefore, particular emphasis should be given to the public realm​.” (pp. 341-342) and​ “​The
Town Cente​r​ development pattern typically incorporates a compact urban street grid with
smaller blocks in order to promote walkability​” (p. 341). While the proposed plan includes many
desirable qualities, it fails to create a strong pedestrian relationship along the primary road and
adequately address multi-modal and future connectivity. This could be improved through site
and building redesign that pulls some of the buildings up to the street to create a well designed
public zone that is oriented to the pedestrian, along with other transportation connections that
could be used or improved for future development on adjacent Town Center properties such as
the adjacent mall property that is over 45 acres. Improved connections could include those that
are internal within the site (e.g. sidewalks and creating a street grid) and connections to the
Asheville Mall and surrounding roads.

Lastly, while the project includes over 200 new housing units it fails to make any commitment to
the affordability of those new housing units despite being located in a very locationally efficient
area that is in proximity to jobs and transportation (pp. 182-183).

2036 Council Vision Considerations​: This proposal most closely aligns with the 2036 Council
vision goal of ​A well-planned and Livable Community​ ​through its proposed mix of uses,
multi-story development, structured parking, and limited pedestrian improvements.

Considerations​:

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 ● The project meets some goals described for “Town Center” in the Living Asheville plan
but fails to meet other character defining goals.
● Both internal and external transportation connections could be improved.
● The principal structure abuts the existing mall development but is not otherwise
connected to the mall.
● As currently designed, the project requires numerous modifications.
● The project provides over 200 new housing units but does not commit to the affordability
of new housing units.
● Project does not provide any public benefits (affordable housing, park or greenspace,
parking, etc.)

Recommendation​: Based on policies stated in the Comprehensive Plan and other plans staff
finds that this request is not reasonable and is not within the best public interest, and does not
recommend support of the proposed conditional zoning as proposed. Staff encourages the
applicant to continue to explore design options that more closely align with the Town Center
vision and the vision for S. Tunnel Rd as described in Living Asheville and other adopted city
plans.

Suggested Motion​: I move to disapprove the conditional zoning request to allow a 341,000
square foot mixed use development and find that the request is not reasonable, is not in the
public interest and is not consistent with the Comprehensive Plan in that it: 1) fails to provide a
strong relationship to the street and public realm; 2) does not accommodate multi-modal access
and future transportation connections; and, 3) does not commit to the affordability of the new
housing units.

Attachments:
(1) Exhibit A Map
(2) Exhibit A.1 Map
(3) Exhibit B Map
(4) Exhibit B.1 - Draft Conditions List
(5) Exhibit C - FLU Map
(6) Combined Plan Set
(7) Draft TRC Staff Report
(8) NCDOT Final Decision Letter
(9) Petitioner’s Narrative