HomeMy WebLinkAboutSP201600026 Staff Report Special Use Permit 2017-01-17 ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#/Name ARB-2016-155: LL Bean at Stonefield
Review Type Amendment to a Certificate of Appropriateness and Advisory Review
Parcel Identification 061W00300019A0
Location 2035 Bond Street in the Stonefield Town Center
Zoned Neighborhood Model District(NMD)/Entrance Corridor(EC)
Owner/Applicant Albemarle Place EAAP LLCBiII Tomala
Magisterial District Jack Jouett
The applicant proposes to renovate the exterior of the Blue Ridge Mountain Sports tenant space to accommodate an
Proposal LL Bean store. The renovation includes the installation of four wall-mounted kayaks on the Rt.29 building elevation,
which constitutes outdoor display and requires a Special Use Permit. The renovation also includes: the removal of the
two wall trellises and associated vines on the Rt. 29 building elevation;the painting of columns,trim/flashing, and
portions of the stucco bays dark gray;the addition of wooden trellises,built around canopies currently installed over
windows and extended along the north and south elevations;the installation of green metal board-and-batten style
siding on portions of the north, east and south elevations;the installation of wall lights over the display kayaks, over
new wall signs on the north,east and south elevations, and under the wood trellises; and revision of some windows to
eliminate transparency. These changes require an amendment to the Certificate of Appropriateness and a building
permit.
Context The work is proposed for a prominent corner at the main entrance into the Stonefield Town Center from the Rt. 29
Entrance Corridor.The immediate context is that of the shopping center.A mix of commercial,residential and
industrial uses are located nearby.
Visibility The proposed changes will be readily visible from the Entrance Corridors.
ARB Meeting Date January 17, 2017
Staff Contact Margaret Maliszewski Y
n
I K
PROJECT HISTORY
The site plan for Phase 1 of the Stonefield development received a Certificate of Appropriateness on December 16, 2011. The tenant space that is the
subject of this review was previously occupied by Blue Ridge Mountain Sports.
ANALYSIS
REF GUIDELINE ISSUE RECOMMENDATION
1 The goal of the regulation of the design of development The original design of this building(and Move the outdoor display
within the designated Entrance Corridors is to insure that most of the buildings in the center)was to the Bond Street
new development within the corridors reflects the based on a series of bays that were broken elevation,just west of the
traditional architecture of the area.Therefore, it is the down with pilasters,the use of color,and the store entrance. Should the
purpose of ARB review and of these Guidelines,that addition of metal trellises, some intended for ARB choose to
proposed development within the designated Entrance growing vines. This proposal would replace recommend approval of
Corridors reflect elements of design characteristic of the the metal trellises on the Rt.29 Entrance the display on the Rt. 29
significant historical landmarks,buildings,and structures Corridor elevation with wood trellises to elevation, staff
of the Charlottesville and Albemarle area,and to promote which kayaks would be bolted. The metal recommends that the
orderly and attractive development within these corridors. trellises were intended as architectural color of the kayaks be
Applicants should note that replication of historic structures features to help relieve blankness. Although limited to one that is
is neither required nor desired. , the proposed wooden trellises are similar,the significantly more
3 New structures and substantial additions to existing addition of kayaks takes the feature out of restrained than the one
structures should respect the traditions of the architecture the architectural realm and moves it into the illustrated,and one that is
of historically significant buildings in the Charlottesville world of corporate branding and advertising. more consistent with the
and Albemarle area. Photographs of historic buildings in This proposed display is not appropriate approved building colors.
the area,as well as drawings of architectural features, because the kayaks are taking the place of
which provide important examples of this tradition are architectural elements on a prominent Eliminate the green metal
contained in Appendix A. elevation,and they will diminish the visual siding from the stone wall
4 The examples contained in Appendix A should be used as cohesiveness of the shopping center rather on the Rt.29 facing
a guide for building design:the standard of compatibility than enhance the integration of the building elevation. Should the
with the area's historic structures is not intended to with the surrounding land and vegetation ARB determine that the
impose a rigid design solution for new development. along the corridor. Furthermore,this type of green metal siding is
Replication of the design of the important historic sites in display could set an undesirable precedent in acceptable in this
the area is neither intended nor desired.The Guideline's which other businesses request similar wall- location, it is
standard of compatibility can be met through building mounted displays(tires for an auto store, recommended that the
scale, materials,and forms which may be embodied in toys for a toy store, paint cans for a paint size of the metal panel be
architecture which is contemporary as well as traditional. store).Attaching merchandise to the building reduced to maintain the
to
The Guidelines allow individuality in design to diminishes compatibility, cohesiveness and stone as the primary
accommodate varying tastes as well as special functional connection to historic architecture. material. E
2 !*
b
requirements.
Structure design A more appropriate location for the display is
2 Visitors to the significant historical sites in the on the Bond Street elevation,just west of the
Charlottesville and Albemarle area experience these sites store entrance. The proposed display is more
as ensembles of buildings, land, and vegetation. In order consistent with the treatment of Bond Street
to accomplish the integration of buildings, land,and elevations where the ARB agreed to reduced
vegetation characteristic of these sites,the Guidelines oversight on signage and relaxed application
require attention to four primary factors: compatibility of guidelines as visibility is reduced with a
with significant historic sites in the area;the character of narrower view window and with greater
the Entrance Corridor; site development and layout; and distance from the EC. The illustrated neon
landscaping. green color of the kayaks would not be
5 It is also an important objective of the Guidelines to appropriate for the Rt.29 side of the
establish a pattern of compatible architectural building, but would be acceptable west of the
characteristics throughout the Entrance Corridor in order entrance on Bond Street.
to achieve unity and coherence. Building designs should
demonstrate sensitivity to other nearby structures within None of the proposed changes will increase
the Entrance Corridor. Where a designated corridor is the compatibility of the existing building
substantially developed,these Guidelines require striking with the historic architecture of the area. The
a careful balance between harmonizing new development changes would, however, increase the
with the existing character of the corridor and achieving connection to the company's branding
compatibility with the significant historic sites in the area. standard.The changes are also expected to
9 Building forms and features, including roofs,windows, reduce the compatibility of the building with
doors,materials,colors and textures should be compatible the rest of the shopping center.The dark gray
with the forms and features of the significant historic paint is a stark contrast to the white and light
buildings in the area,exemplified by(but not limited to) gray colors that predominate in the center.
the buildings described in Appendix A [of the design The green metal siding is also a dark color
guidelines]. The standard of compatibility can be met that contrasts with the light shades of the
through scale,materials,and forms which may be surrounding context. However,on the north
embodied in architecture which is contemporary as well as and south elevations,the metal is contained
traditional.The replication of important historic sites in in a limited area and is either viewed at a
Albemarle County is not the objective of these guidelines. sufficient distance or has otherwise reduced
10 Buildings should relate to their site and the surrounding visibility such that impacts are mitigated. On
context of buildings. the east elevation facing the Rt. 29 Entrance
12 Architecture proposed within the Entrance Corridor Corridor,the green metal covers a significant
should use forms, shapes,scale,and materials to create a amount of stone. Stone is a primary material
cohesive whole. used to mark the entrances and prominent
corners of this development. Covering the
stone on the Rt. 29-facing elevation is not
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appropriate because it reduces the visual
cohesiveness of the development to
emphasize trademark elements. In addition,
the bottom of the metal siding does not align
with an architectural element,resulting in an
uncoordinated appearance. An alternative
might be to incorporate metal panels within
some of the stucco bays.
The new wood canopies do appear
coordinated with the building, its materials
and colors.
11 The overall design of buildings should have human scale. The perceived scale of the building is not None.
Scale should be integral to the building and site design. expected to change with this proposal.
13 Any appearance of"blankness"resulting from building The proposal includes a change to the glass Revise the design to
design should be relieved using design detail or in two windows that fall in the new dressing allow the window on the
vegetation,or both. room area and in the footwear storage area. Rt. 29 facing elevation to
16 Window glass in the Entrance Corridors should not be Those windows would be etched for a frosted remain transparent glass.
highly tinted or highly reflective. Window glass in the appearance to eliminate visibility through the
Entrance Corridors should meet the following criteria: glass.One of the windows faces the EC;one
Visible light transmittance (VLT)shall not drop below faces the parking lot on the south side. (This
40%. Visible light reflectance (VLR)shall not exceed location on the south side has been updated
30%. Specifications on the proposed window glass should since the ARB submittal was distributed.)
be submitted with the application for final review. This change will increase the appearance of
blankness in the building. Maintaining clear
views through the windows is important,
particularly for the EC-facing window. The
parking lot-facing window would have less
impact.
14 Arcades,colonnades,or other architectural connecting The wood canopy will help visually connect None.
devices should be used to unify groups of buildings within the building elevations.
a development.
15 Trademark buildings and related features should be This proposal is an effort to adapt corporate See other recommen-
modified to meet the requirements of the Guidelines. branding elements to an existing building. dations in this report.
Accessory structures and equipment
17 Accessory structures and equipment should be integrated No changes to accessory structures or Confirm that no changes
into the overall plan of development and shall,to the equipment have been illustrated. to accessory structures or
extent possible,be compatible with the building designs equipment are proposed.
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used on the site.
18 The following should be located to eliminate visibility from
the Entrance Corridor street.If,after appropriate siting,
these features will still have a negative visual impact on the
Entrance Corridor street,screening should be provided to
eliminate visibility. a.Loading areas,b. Service areas, c.
Refuse areas,d. Storage areas,e. Mechanical equipment,
f.Above-ground utilities,and g. Chain link fence,barbed
wire,razor wire,and similar security fencing devices.
19 Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
consist of: a.Walls,b. Plantings, and c.Fencing.
20 Surface runoff structures and detention ponds should be No changes to stormwater features are None.
designed to fit into the natural topography to avoid the need proposed.
for screening.When visible from the Entrance Corridor
street,these features must be fully integrated into the
landscape.They should not have the appearance of
engineered features.
21 The following note should be added to the site.plan and the The note is needed on the plans. Add the standard
architectural plan: "Visibility of all mechanical equipment mechanical equipment
from the Entrance Corridor shall be eliminated." note to the plans.
Lighting
22 Light should be contained on the site and not spill over Excessive spillover is not indicated on the None.
onto adjacent properties or streets; _ plans.
23 Light should be shielded,recessed or flush-mounted to All proposed fixtures are full cutoff fixtures. None.
eliminate glare.All fixtures with lamps emitting 3000
lumens or more must be full cutoff fixtures.
24 Light levels exceeding 30 footcandles are not appropriate Illumination levels reach 21.5 fc. For Revise the lighting design
for display lots in the Entrance Corridors. Lower light consistency in the ECs, illumination should to not exceed 20 fc at the
levels will apply to most other uses in the Entrance not exceed 20 fc. ground.
Corridors.
25 Light should have the appearance of white light with a Two of the proposed fixtures use LED None.
warm soft glow; however, a consistent appearance lamps; one uses incandescent lamps.A mix
throughout a site or development is required. of LED, incandescent and metal halide lamps
Consequently, if existing lamps that emit non-white light were approved for the original development.
are to remain,new lamps may be required to match them.
26 Dark brown, dark bronze, or black are appropriate colors The pendant fixtures have a weathered rust None.
for free-standing pole mounted light fixtures in the finish,which is expected to appear
5 t7
•
Entrance Corridors. coordinated with the development. The
sconce finish is not identified, but it is a
single fixture and is not expected to have
significant visual impact.
27 The height and scale of freestanding, pole-mounted light No new pole lights are proposed. None.
fixtures should be compatible with the height and scale of
the buildings and the sites they are illuminating, and with
the use of the site. Typically,the height of freestanding
pole-mounted light fixtures in the Entrance Corridors
should not exceed 20 feet, including the base. Fixtures that
exceed 20 feet in height will typically require additional
screening to achieve an appropriate appearance from the -
Entrance Corridor.
28 In determining the appropriateness of lighting fixtures for Pendant fixtures are proposed over the wall None.
the Entrance Corridors,the individual context of the site signs and over the kayak display. Light
will be taken into consideration on a case by case basis. levels at the display reach 2.7 fc.
29 The following note should be included on the lighting The note is needed on the plans. Add the standard lighting
plan: "Each outdoor luminaire equipped with a lamp that note to the plans.
emits 3,000 or more initial lumens shall be a full cutoff
luminaire and shall be arranged or shielded to reflect light
away from adjoining residential districts and away from
adjacent roads. The spillover of lighting from luminaires
onto public roads and property in residential or rural areas
zoning districts shall not exceed one half footcandle."
Guidelines for the Use of Decorative Landscape Lighting No such lighting is proposed. None.
7/8/3 Landscaping No new landscaping is proposed to be added None.
2/35/ along the ECs, interior roads,pedestrian
37/38 ways, or parking areas.
36 Landscaping of buildings and other structures: Vines would be removed from two bays on See recommendations at
a. Trees or other vegetation should be planted along the the EC-facing elevation to accommodate the #2.
front of long buildings as necessary to soften the kayak display.
appearance of exterior walls. The spacing, size, and type
of such frees 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. g
Shrubs should measure at least 24 inches in height.
6 l7
6/39/ Development Pattern,Site Grading No changes to site layout, grading, None.
40 stormwater or tree preservation are proposed.
SIGNS Three signs are proposed.The signs are Note that a separate sign
composed of individual letters with white application will be
faces. In 2011 the ARB determined that town needed.
center signs facing Bond Street would not be
subject to ARB review/approval.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The appropriateness of kayaks mounted on the Rt. 29 building elevation for display
2. The color of the kayaks on display
3. Repainting portions of the building darker gray
4. Eliminating the transparency of two windows
5. Covering most of the stone on the Rt. 29 elevation with green metal
Regarding the Special Use Permit request:
Staff recommends that the ARB forward the following recommendation to the Planning Commission:
The ARB cannot support the request for the Special Use Permit for outdoor display as illustrated because it does not meet the Entrance Corridor
Design Guidelines, in particular#5, 9, 10, and 12. The ARB can support the outdoor display if relocated to the Bond Street elevation, west of the
store entrance.
Staff offers the following comments on the proposed architectural changes:
1. Move the outdoor display to the Bond Street elevation,just west of the store entrance. Should the ARB choose to recommend approval of the
display on the Rt.29 elevation, staff recommends that the color of the kayaks be limited to one that is significantly more restrained than the one
illustrated,and one that is more consistent with the approved building colors.
2. Add the standard lighting note to the plans.Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full
cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The
spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half
footcandle.
3. Revise the lighting design to not exceed 20 fc at the ground. •
4. Add the standard mechanical equipment note to the plans: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated.
5. Confirm that no changes to accessory structures or equipment are proposed.
6. Revise the design to allow the window on the Rt. 29 facing elevation to remain transparent glass.
7. Eliminate the green metal siding from the stone wall on the Rt. 29 facing elevation. Should the ARB determine that the green metal siding is
acceptable in this location, it is recommended that the size of the metal panel be reduced to maintain the stone as the primary material.
8. Note that a separate sign application will be needed.
7 ty
TABLE A
This report is based on the following submittal items:
Sheet# Drawing Name Drawing Date/Revision Date
Architectural Cover Sheet -
All1 Site Plan(Conceptual Site Plan) 12-02-2016
A311 Floor Plan 12-02-2016
A201 Exterior Elevations 12-02-2016
Front Elevation-Color Rendering 12-02-2016
Perspective Renderings—Color(11 pages) 12-02-2016
Existing Views(Photos- 5 pages) 12-02-2016
Comparable Installations(Photos—5 pages) 12-02-2016
Lighting Information(10 pages) -
A
2
A
a
8 C
COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: SP201600026 LL Bean Outdoor
Staff: Margaret Maliszewski, Chief of Planning/
Display
Resource Management
Planning Commission Public Hearing:
Board of Supervisors Public Hearing: TBD
March 7, 2017
Owners: OCT Stonefield Property Owner LLC
Applicant: Bill Tomala of Cuhaci & Peterson
c/o John O'Connor
Architects for LL Bean
Acreage: 36.21 acres
Special Use Permit for: Outdoor storage, display
and/or sales serving or associated with a permitted
use within the Entrance Corridor Overlay under
Section 30.6.3 of the zoning ordinance.
TMP: 061W00300019AO
Zoning/By-right use: NMD Neighborhood Model
Location: 2015 Bond Street, Suite 110, at the
District — residential (3-34 units/acre) mixed with
southwest corner of the intersection of Rt. 29 and
commercial, service and industrial uses; EC
Bond Street
Entrance Corridor Overlay District — overlay to
protect properties of historic, architectural or
cultural significance from visual impacts of
development along routes of tourist access.
Magisterial District: Jack Jouett
Conditions: Yes
Proposal: To install four wall -mounted kayaks on
Requested # of Dwelling Units: N/A
the Rt. 29-facing wall of the building
DA (Development Area): Neighborhood 1 —
Comp. Plan Designation: Urban Mixed Use (in
Places 29
Centers) — retail, residential, commercial,
employment, office, institutional, and open space
uses in Neighborhood 1 — Places 29.
Character of Property: The property is located
Use of Surrounding Properties: Mix of
on the main commercial strip of the Stonefield
commercial, residential and industrial
mixed -use development among shops and
restaurants.
Factors Favorable:
Factors Unfavorable:
The ARB supported the proposal with the
The ARB determined that the display, in the
condition that the display be located on the Bond
proposed location, does not meet the Entrance
Street elevation of the building, west of the store
Corridor Design Guidelines and did not support the
entrance.
use as proposed.
RECOMMENDATION: Staff recommends approval with conditions.
STAFF PERSON: MARGARET MALISZEWSKI
PLANNING COMMISSION: March 7, 2017
BOARD OF SUPERVISORS TBD
PETITION
PROJECT: SP2-1700026: LL Bean Outdoor Display
MAGISTERIAL DISTRICT: Jack Jouett
TAX MAP/PARCEL: 061 WO0300019AO
LOCATION: 2015 Bond Street, Suite 110
PROPOSAL: Establish outdoor display of kayaks
PETITION: Outdoor storage, display and/or sales serving or associated with a permitted use within the
Entrance Corridor Overlay under Section 30.6.3 of zoning ordinance. No dwelling units proposed.
ZONING: NMD Neighborhood Model District — residential (3-34 units/acre) mixed with commercial,
service and industrial uses; EC Entrance Corridor Overlay District — overlay to protect properties of historic,
architectural or cultural significance from visual impacts of development along routes of tourist access.
AIA Airport Impact Area: Yes
COMPREHENSIVE PLAN: Urban Mixed Use (in Centers) — retail, residential, commercial, employment,
office, institutional, and open space uses in Neighborhood 1 — Places 29.
CHARACTER OF THE AREA
The immediate context of the site is the shops and restaurants along Bond Street in the Stonefield Town
Center. Surrounding Stonefield is a mix of residential, commercial and industrial uses. (See Attachment A.)
SPECIFICS OF THE PROPOSAL
As part of the renovation of the tenant space previously occupied by Blue Ridge Mountain Sports to
accommodate an LL Bean store, the applicant proposes to display four kayaks on the Rt. 29-facing wall of the
building. The kayaks would be bolted to two wooden framework trellises; the trellises would be bolted to the
wall. The color of the kayaks is a highly visible shade of green. Total display area is 120 sf. (Attachment B is
a plan illustrating the details of the applicant's proposed kayak display.)
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant states that the outdoor display is an essential component of LL Bean's branding identity and is
standard throughout the country.
PLANNING AND ZONING HISTORY
The site plan for the Shops at Stonefield was approved in January 2012. The Architectural Review Board
(ARB) reviewed the request for the outdoor display of kayaks on January 17, 2017. The ARB did not support
the request for the Special Use Permit in the proposed location, noting that the proposal did not meet Entrance
Corridor Design Guidelines #5, 9, 10 and 12. (See Attachment C for the action letter from the ARB meeting.)
ANALYSIS OF THE SPECIAL USE PERMIT REQUEST
Section 30.6 of the Zoning Ordinance states that the intent of the EC Overlay District is, in part, to ensure a
quality of development that is compatible with the county's important natural, scenic, historic and
architectural resources through the architectural review of new development. The intent of the special use
permit requirement for outdoor sales, storage and display is to mitigate the negative visual impacts of display
uses on the aesthetics of the Entrance Corridors and to mitigate the potential for development that is
incompatible with the historic resources of the County.
The Architectural Review Board addresses potential adverse aesthetic impacts in the Entrance Corridors by
applying the County's Entrance Corridor Design Guidelines during the review of development proposals. At
its meeting on January 17, 2017, after applying the guidelines to the review of this request, the ARB voted 5:0
to forward a recommendation of no support to the Planning Commission for this proposal. (See Attachment C
for the ARB's action letter.) The ARB noted that the proposal did not conform to guidelines #5, 9, 10 and 12.
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The text of those guidelines and a detailed analysis of the proposal based on those guidelines are included in
the ARB staff report (Attachment D). The relevant sections of the report are highlighted in yellow. In
summary, the ARB determined that the kayak display would not be appropriate because it would take the
place of architectural elements on a prominent building elevation, and it would diminish the visual
cohesiveness of the shopping center rather than enhance the integration of the building with the surrounding
land and vegetation along the corridor. Furthermore, this type of display could set an undesirable precedent in
which other businesses request similar wall -mounted displays (for example, tires for an auto store, toys for a
toy store, or paint cans for a paint store). Attaching merchandise to the building diminishes compatibility,
cohesiveness and connection to historic architecture.
The ARB was, however, able to support the display if located on the Bond Street elevation of the building,
west of the store entrance. With the original approval of the Stonefield development, the ARB agreed to
reduced oversight of signage and awnings on Bond Street based on reduced visibility from the Entrance
Corridor. The proposed kayak display is more consistent with the treatment of building elevations along Bond
Street where there is a greater variety of architectural details, materials and colors. Whereas the neon green
color of the kayaks would not be appropriate for the Rt. 29 side of the building, the color would be acceptable
west of the entrance on Bond Street. ARB approval of a Certificate of Appropriateness for the kayak
installation will be required if the use is approved.
Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall
reasonably consider the following factors when reviewing and acting upon an application for a special use
permit:
No substantial detriment. The proposed special use will not be a substantial detriment to adiacent
lots.
The ARB reviewed this request and determined that the kayak display on the EC -facing elevation
would have a negative visual impact on, and therefore be a detriment to, the Entrance Corridor. If
relocated to the Bond Street elevation, west of the store entrance, the use would not be a detriment.
Character of district unchanzed. The character of the district will not be chanted by the proposed
special use.
The ARB determined that the proposed display would have a negative visual impact on the Entrance
Corridor. Consequently, the visual character of the district would be changed. If the display is
relocated to the Bond Street elevation, west of the store entrance, the use would not change the
character of the district.
Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter,
with the uses permitted by rikht in the district,
One of the purposes of this chapter (Section 1.4.3) is "to facilitate the creation of a convenient,
attractive and harmonious community." The ARB determined that the proposed use would have a
negative visual impact on the Entrance Corridor. Consequently, the proposed use is not considered
attractive and is not expected to be in harmony with the other uses in the district or with the intent of
this chapter. If the display is relocated to the Bond Street elevation, west of the store entrance, the use
would support an attractive an harmonious community.
...with the re-ulations provided in section 5 as applicable,
There are no supplemental regulations in section 5 relevant to this use.
...and with the public health, safety and meneral welfare.
The intent of the special use permit requirement for outdoor display - mitigation of negative visual
impacts on the aesthetics of the Entrance Corridors - is directly related to the promotion of public
welfare and the general quality of life in the County. The ARB determined that the proposed display
would constitute a negative visual impact. Consequently, the proposed use would not promote public
welfare and quality of life. If relocated to the Bond Street elevation, west of the store entrance, the
visual integrity of the corridor will be maintained, and the quality of life will be protected.
Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive
Plan.
The Comprehensive Plan (Chapter 2, Natural Resources and Cultural Assets) establishes the goals for
preserving the scenic resources that are essential to the County's character, economic vitality and
quality of life. The Entrance Corridor Overlay District is intended to support that goal by maintaining
the visual integrity of the County's roadways. The ARB determined that the proposed display would
have a negative visual impact on the Entrance Corridor. Consequently, the proposal is not consistent
with the Comprehensive Plan. If relocated to the Bond Street elevation, west of the store entrance, the
use would be consistent with the Comprehensive Plan.
SUMMARY
Staff has found the following factor unfavorable to this request:
The ARB determined that the proposed display does not meet the Entrance Corridor Design Guidelines
and did not support the display as proposed. Based on the ARB's determination, the proposed use is
considered a detriment to adjacent property, it will change the character of the district, it is not in
harmony with the purpose and intent of the Zoning Ordinance or the Comprehensive Plan, and it will not
support the visual integrity of the Entrance Corridor.
Staff has identified the following factor favorable to this request:
The ARB supported the proposed display if located on the Bond Street elevation, west of the store
entrance. In that location, the display would be consistent with the character of the area, the purpose and
intent of the Zoning Ordinance and Comprehensive Plan, and the visual integrity of the Entrance
Corridor. The applicant can accept the Bond Street location, but prefers the EC -facing location.
RECOMMENDATION
Staff recommends denial of SP201600026 LL Bean Outdoor Display, as proposed, based upon the analysis
provided herein. Should the Commission be interested in pursuing the display in an alternate location, staff
supports the use in the location recommended by the ARB.
A. Should the Planning Commission choose to recommend denial of this special use permit:
I move to recommend denial of SP 2016-26 LL Bean Outdoor Display because it does not meet the
Entrance Corridor Design Guidelines.
B. Should the Planning Commission choose to recommend approval of this special use permit:
I move to recommend approval of SP 2016-26 LL Bean Outdoor Display with the following
condition:
1. The display shall be located on the Bond Street elevation of the building, west of the store
entrance. The revised location is subject to ARB approval of a Certificate of Appropriateness.
ATTACHMENT A: Location Map
ATTACHMENT B: Kayak Display Details
ATTACHMENT C: Architectural Review Board Action Letter
ATTACHMENT D: Architectural Review Board Staff Report
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