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HomeMy WebLinkAboutARB200900021 Review Comments Preliminary Site Plan 2009-04-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -21: Red Lobster Restaurant Review Type Preliminary Review of a Site Development Plan Parcel Identification Tax Map 61, Parcel 133 Location Located on the south side of Rio Road East, in the parking area of Fashion Square Mall, between the Shops at Rio Road development and the mall entrance drive. Zoned Planned Development Shopping Center (PDSC), Entrance Corridor (EC) Owner Shopping Center Associates C/O Simon Debartollo Group Applicant GMRI, Inc. Magisterial District Rio Proposal To construct a Red Lobster Restaurant with associated site improvements. ARB Meeting Date May 4, 2009 Staff Contact Eryn Brennan SITE/PROJECT HISTORY The ARB conducted preliminary reviews for a Logan's Roadhouse restaurant at this site in 2004 and 2006. The applicant subsequently withdrew the application. A site plan has not yet been submitted to Current Development. CONTEXT The site is located east of Route 29 North, adjacent to the Rio Road East Entrance Corridor. The existing site is already developed as a landscaped parking lot, and it is typically used for temporary sales events (Christmas trees, pumpkins, fireworks, etc.). The surrounding buildings are a mix of modern commercial styles, many using brick as a primary material. VISIBILITY The proposed building will be highly visible from the Rio Road EC, particularly the north, east, and west elevations, and somewhat visible from the 29 North EC. The proposed illuminated wall signs, window signs, and building signs will also be clearly visible from the EC. ANALYSIS based on: • Site Plan Sheets T -1; C1 -C8; Ll -L3; SP2.1- SP2.2; E1.1; A5.1 -A5.3, dated March 11, 2009 • Architectural Elevation Drawings titled, "Red Lobster," dated March 16, 2009 • Lighting Cutsheets packet, dated March 16, 2009 • Sign Schedule packet, dated March 10, 2009 ARB 5/4/2009 Red Lobster Preliminary - Page 1 0 All" x 8" material and color sample board, dated March 2009 Issue: Orientation of Building/Landscape Buffer Along EC Comments: The EC Guidelines state that buildings fronting the EC should be parallel to the street. The Logan's Roadhouse restaurant proposed on this site in 2006 was also not parallel to the EC, and the ARB in the preliminary review commented as follows: Pursue re- orientation of the building to parallel the Rio East EC and limiting the parking along Rio Road. (Note: There was some mixed discussion by the ARB on this issue. Mr. Wright noted that he could accept an angled orientation if it brought the building much closer to the EC and took the parking away from the front). The proposed Red Lobster is also not parallel to the EC, but the site meets the EC at a 45 degree angle, and the proposed building is aligned with the Shops at Rio Road. Although the applicant has not yet submitted a site plan to Current Development, there appears to be excessive parking on the site, as only 92 spaces are required and 156 spaces are provided, including two rows of parking between the EC and the building. A 10' wide planting area with a linear row of trees and shrubs is proposed along the EC. The minimum requirements for large EC shade trees, interspersed ornamentals, and shrubs have been met; however, this narrow planting strip is not sufficient to mitigate the non - parallel orientation, the two rows of parking, and to integrate the development into the EC. Recommendations: Eliminate the 25 parking spaces along the EC and increase the depth of the planting area from 10' to 24'. In the widened planting area, increase the number and variety of plantings and reconfigure them to provide more clustered shrubs and ornamentals, and a less rigid layout among the required shade trees. Issue: Grading Near Trees Comments: Two existing trees, one 16" caliper and one 20" caliper, are proposed to remain in parking medians in the northwest corner of the site. Tree protection fencing is shown around the trees, but it is not wide enough to include the dripline of the trees. Grading is also proposed underneath the dripline of the trees. Also, no tree protection fencing is shown around the trees proposed to be preserved in the northwest and northeast corners of the site, and the proposed demolition of pavement near, and in some cases, under the dripline of these trees is expected to stress the trees. Recommendations: Revise Sheet C2.1 Site Demolition Plan to include a certified arborist report outlining measures to be taken mitigating the impacts of the grading proposed within the drip line of existing trees designated to remain. Revise the drawing to include tree protection at the drip line of all trees in the northwest and northeast corners of the site that are designated to remain. Where grading prevents locating it at the drip line, show the tree protection at the edge of required grading. Issue: Rear of Building Comments: A pad mounted electrical transformer is proposed south of the building with no plantings or other screening devices to conceal the transformer from the EC. Although some shrubs have been planted along the south fagade of the building, they are not anticipated to fully screen the transformer from the EC, as required by the EC Guidelines. Also, the height of the transformer has not been provided. Chain link fencing is also proposed on the upper portion of the west face of the outdoor cleaning area. Chain link fencing is generally not an appropriate building material for the EC; however, this portion of the building is not expected to be visible from the EC. Recommendations: Revise the location of the transformer so that it is more fully screened from the EC, or revise the landscape plan to show plantings and /or other screening devices around the transformer. Add the following note to the site plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." ARB 5/4/2009 Red Lobster Preliminary - Page 2 Issue: Building Materials Comments: The building materials proposed for the structure include Hardieplank, Hardieshingle, Hardietrim, Coronado manufactured stone, cedar plank wood shutters, and Ecostar manufactured slate. The use of so many different materials and finishes results in a busy, overworked appearance. A more minimalist and understated material palette would relate better to the surrounding context of buildings. Also, the Hardieshingle siding, Ecostar manufactured slate, and English Rubble "Black Hills" manufactured stone are not compatible with other significant historic sites and buildings in the area. The faux shingle siding and particular color of faux stone are not representative of indigenous historic architecture and present a style more reminiscent of coastal, seaside architecture. The cedar plank wood shutters are also architectural features not consistent with regional architecture. Finally, the faux slate is not appropriate in the EC. The guidelines call for compatibility of new construction in the EC to not be based on the imitation of historic building materials, such as slate, but on the appropriate form, scale, and detailing of a building. For this reason, the Hardieplank siding, proposed to have a Cedarmill finish, is also inappropriate. Recommendations: Revise the elevation drawings to show a more unified, cohesive, and simplified material palette that is compatible with, but does not imitate, historic materials in the area. Revise the Hardieplank siding to have a smooth finish rather than a faux mill finish. Issue: Exterior Light Fixtures Comments: Approximately 30 light fixtures are proposed to illuminate the exterior tower, gable roofs, window awnings, and other architectural features of the building. The purpose of the light fixtures appears to be to illuminate the building, which amounts to a form of signage, rather than for safety and security at walkways and entrances. Recommendations: Reduce the number of exterior light fixtures proposed on the building. Use exterior light fixtures only for safety and security reasons. Issue: Lighting Plan Comments: 1. Cut sheets have been provided for the various light fixtures and light poles, but the color and finish of the proposed light fixtures and poles have not been provided. The applicant also provided individual (8 '/2 x 11) cut sheets of all proposed lighting. Lighting cut sheets, illustrating the fixture and placement of the bulb, must be included in the full size set of site plan drawings and not on smaller, separate sheets. 2. Cut sheets have been provided for all of the proposed light fixtures, although several of the light fixtures have not been included in the luminaire schedule, including but not limited to LT -33, LT 11 AB, LT -12, and LT -24B. 3. The pole lights in the parking lot, SL -1, SL -2, and SL -3, are proposed to be 27.5' tall and mounted on 2.5' concrete bases, for a total height of 30'. The EC Guidelines state that pole lights should be compatible with the height and scale of the buildings and sites they are illuminating, and should not generally exceed 15' in height. The height of the building at its highest point is 26'. 4. The four LT -29 light fixtures proposed on the north elevation of the building are not shown on the elevation drawings, and it is unclear whether they are proposed on the canopy above the main entrance or in the ground. Mounting lights on the canopy above the entrance serves to illuminate the building and not the entrance, and is not appropriate in the EC. 5. There appears to be excessive spillover onto public roads near the northeast corner of the site and the standard lighting note regarding spillover is missing from the plan. 6. The photometric plan has been calculated using an LLF of .720. To meet ordinance requirements, an LLF of 1.0 must be used when calculating photometric plans. ARB 5/4/2009 Red Lobster Preliminary - Page 3 Recommendations: 1. Revise the lighting plan to include cut sheets for the proposed lighting within the set of full size site plan/lighting plan drawings. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for free - standing pole mounted light fixtures in the EC. 2. Include all proposed light fixtures in the luminaire schedule. 3. Revise the height of the pole lights on the site to be more compatible with the site and building. A total height of 18', including the pole and base height, would be appropriate. 4. Show on the elevation drawings the location of the four LT -29 light fixtures proposed on the north fagade. If the light fixtures are ground mounted, add a note stating this in the luminaire schedule. Remove the light fixtures if they are proposed on the canopy above the main entrance. 5. Revise the photometric plan to carry the light level readings over the property line along the public road to show that light levels do not exceed 0.5 footcandles. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 6. Recalculate the photometric plan using an LLF of 1.0. Issue: Landscape Plan Comments: 1. A 10' wide Centel easement is shown on the planting buffer area fronting the EC, and no documentation has been provided to show that planting in the easement is allowed. 2. The Red Maples along the EC are shown to be 3" at planting. The EC Guidelines state that large trees along the EC should be at least 3.5" at planting. 3. The caliper of the extant trees to remain has been provided on the landscape plan; however, the species have not been identified on the plan or in the planting schedule. The site demolition plan and the landscape plan also show the extant medium to large size trees on the site, but do not show the extant medium size evergreen trees, small deciduous trees, or shrubs, particularly along the northeast, east, and south perimeters of the site. 4. There are two Thuja Orientalis trees flanked by two Ligustrum Japonicum on each side on the east side of the rear wall screening the dumpster area. The Thuja trees have a mature spread of 18' -25', and Ligustrum has a mature spread of 15'-25'. The trees are planted four feet apart on center, which is too close to allow the trees to fully mature and screen the wall as intended. 5. The landscape plan shows 84 Japanese Holly on the plan, yet the plant schedule states that there are 101. 6. The planting schedule lists clusters of two to three 20 " -30" granite rocks boulders, but no boulders are shown on the landscape plan. Recommendations: 1. Provide documentation to show that planting in the Centel easement along the north property line fronting the EC is allowed. 2. Revise the landscape plan to show the Red Maples along the EC to be at least 3.5" caliper at planting. 3. Identify the species of the extant trees to remain on the site on the landscape plan. Also, revise the site demolition plan and landscape plan to identify all the extant trees and shrubs on the site. 4. Revise the landscape plan to ensure that all plantings proposed around the building, particularly along the east wall of the rear dumpster screening area, have sufficient space to reach full maturity. Add the following note to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be ARB 5/4/2009 Red Lobster Preliminary - Page 4 pruned minimally and only to support the overall health of the plant." 5. Coordinate the plant schedule and landscape plan. 6. Revise the landscape plan to show the location of the granite rock boulders or eliminate the granite block boulders from the plant schedule. Issue: Building Signage Comments: 1. Several window signs are proposed on the north, east, and west elevations of the building. These signs, combined with the channel letter signs and signs in the cornices of these elevations, add to the busy appearance of the elevations and contribute to visual clutter in the EC. Although the guidelines allow appropriately designed window signs, adding signs to the windows of this already over- complicated design would not be appropriate for the EC. The number of signs proposed on this building makes signage the focus of the development rather than an appropriately designed building. 2. The red #2283 proposed for the "Red Lobster" channel letter signs is overly intense and has been determined by the ARB to be an inappropriate color in the EC. 3. Given its mass and depth, the internally illuminated 20 square foot lobster sign proposed on the front elevation reads like a cabinet sign - a sign type not appropriate on a building in the EC. Also, the lobster sign is visually overwhelming because of its size, color, and internal illumination. 4. LED lights are proposed and the standard LED note has not been included on the sign drawings. Recommendations: 1. Eliminate the signs in the cornices of the north, east, and west elevations. Eliminate the window signs. 2. Revise the red color proposed for the "Red Lobster" channel letter signs to one that is less intense and more appropriate in the EC. 3. Revise the 20 square foot internally illuminated lobster logo sign on the front fagade to an externally illuminated panel sign. Reduce the size of the sign so that the length of the lobster from tail to claw is no greater than the width of the central three -light transom window above. 4. Add the following note to the appropriate sign drawings: "The level of illumination produced by the LED lights will not exceed the level of illumination produced by a single stroke of 30 milliamp (ma) neon." SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Orientation of building. 2. Material palette of building. 3. Parking and landscape buffer along EC. 4. Excessive lighting of the building's exterior. 5. Excessive building signage. Staff offers the following comments on the preliminary site plan: 1. Eliminate the 25 parking spaces along the EC and increase the depth of the planting area from 10' to 24'. In the widened planting area, increase the number and variety of plantings and reconfigure them to provide more clustered shrubs and ornamentals, and a less rigid layout among the required shade trees. 2. Revise Sheet C2.1 Site Demolition Plan to include a certified arborist report outlining measures to ARB 5/4/2009 Red Lobster Preliminary - Page 5 be taken mitigating the impacts of the grading proposed within the drip line of existing trees designated to remain. Revise the drawing to include tree protection at the drip line of all trees in the northwest and northeast corners of the site that are designated to remain. Where grading prevents locating it at the drip line, show the tree protection at the edge of required grading. Revise the location of the transformer so that it is more fully screened from the EC, or revise the landscape plan to show plantings and/or other screening devices around the transformer. Add the following note to the site plan: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 4. Revise the elevation drawings to show a more unified, cohesive, and simplified material palette that is compatible with, but does not imitate, historic materials in the area. Revise the Hardieplank siding to have a smooth finish rather than a faux mill finish. 5. Reduce the number of exterior light fixtures proposed on the building. Use exterior light fixtures only for safety and security reasons. 6. Revise the lighting plan to include cut sheets for the proposed lighting within the set of full size site plan/lighting plan drawings. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for free - standing pole mounted light fixtures in the EC. 7. Include all proposed light fixtures in the luminaire schedule. 8. Revise the height of the pole lights on the site to be more compatible with the site and building. A total height of 18', including the pole and base height, would be appropriate. 9. Show on the elevation drawings the location of the four LT -29 light fixtures proposed on the north fagade. If the light fixtures are ground mounted, add a note stating this in the luminaire schedule. Remove the light fixtures if they are proposed on the canopy above the main entrance. 10. Revise the photometric plan to carry the light level readings over the property line along the public road to show that light levels do not exceed 0.5 footcandles. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 11. Recalculate the photometric plan using an LLF of 1.0. 12. Provide documentation to show that planting in the Centel easement along the north property line fronting the EC is allowed. 13. Revise the landscape plan to show the Red Maples along the EC to be at least 3.5" caliper at planting. 14. Identify the species of the extant trees to remain on the site on the landscape plan. Also, revise the site demolition plan and landscape plan to identify all the extant trees and shrubs on the site. 15. Revise the landscape plan to ensure that all plantings proposed around the building, particularly along the east wall of the rear dumpster screening area, have sufficient space to reach full maturity. Add the following note to the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 16. Coordinate the plant schedule and landscape plan. 17. Revise the landscape plan to show the location of the granite rock boulders or eliminate the granite block boulders from the plant schedule. 18. Eliminate the signs in the cornices of the north, east, and west elevations. Eliminate the window signs. 19. Revise the red color proposed for the "Red Lobster" channel letter signs to one that is less intense and more appropriate in the EC. 20. Revise the 20 square foot internally illuminated lobster logo sign on the front fagade to an externally illuminated panel sign. Reduce the size of the sign so that the length of the lobster from tail to claw is ARB 5/4/2009 Red Lobster Preliminary - Page 6 no greater than the width of the central three -light transom window above. 21. Add the following note to the appropriate sign drawings: "The level of illumination produced by the LED lights will not exceed the level of illumination produced by a single stroke of 30 milliamp (ma) neon." ARB 5/4/2009 Red Lobster Preliminary - Page 7