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Home My WebLink AboutARB200900044 Review Comments Final Site Plan and Comps. 2009-06-24ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -44: Red Lobster Restaurant Review Type Final 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 July 6, 2009 Staff Contact Eryn Brennan SITE/PROJECT HISTORY The ARB conducted a preliminary review of this proposal on May 4, 2009. The action letter from that meeting is included as Attachment A to this report. The board offered a series of comments for the benefit of the applicant's next submittal. The applicant submitted a material sample of the brick proposed for this application, which the ARB reviewed as an Other Business Item on June 1, 2009. It was the consensus of the ARB at that time that the Acme Winter Park brick proposed could be approved pending a full review of sample materials including mortar. At the June 1, 2009 ARB meeting, the ARB also requested that the applicant submit a brick and mortar sample at the review of the application on July 6, 2009 ARB. The ARB requested that the brick and mortar be allowed to set and dry for at least three days prior to the meeting, in order to provide the most accurate depiction of what the material would look like after it is constructed. CONTEXT /CHANGES TO THE PROPOSAL 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. Changes to the proposal since the last review include a reconfiguration of the parking spaces and expansion of the landscape buffer along the EC, the elimination of a majority of the window signs, the removal of most of the exterior lights on the building, and a reduction in the height of the light poles. ARB 7/6/2009 Red Lobster Final - Page 1 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. ANALYSIS based on: • Site Plan Sheets T -1; C1 -C8; SP2.1- SP2.2; E1.1; A5.1 -A5.2, LI.1 -L1.2 dated May 18, 2009 • Site Plan Sheet C1.3, dated July 3, 2008 • Site Plan Sheets E1.2 and A5.3, printed May 15, 2009 • Architectural Elevation Drawings titled, "Red Lobster," dated May 18, 2009 • Sign Schedule packet, dated May 14, 2009 • An Acme brick sample board, titled Winter Park, submitted May 18, 2009 Issue: Landscape Plan Comments: The guidelines state that large shade trees should be planted at least every 35' on center along the EC. The frontage on the EC is 330', which would require at least nine large shade trees to be planted along the EC, and currently only six large shade trees are proposed. While the guidelines allow flexibility in spacing, maintaining the quantity of large shade trees is important for consistency. The guidelines also recommend that shrubs used to integrate a development in the EC be at least 24" in height at planting. Several shrub species proposed in the plant schedule are shown to be less than 24" in height at planting. Recommendations: Increase the number of large shade trees proposed along the EC from six to nine. Revise the plant schedule to show all the shrubs proposed on the site to be at least 24" in height at planting. Issue: Tree Protection Comments: A certified arborist's report was included on Sheet C2.1 Site Demolition & Tree Protection Plan. A series of recommendations concerning measures to mitigate the impact of the proposed development on existing trees are outlined in the report, including root pruning, corrective pruning, and fertilization; however, the plan does not actually indicate that these measures will be undertaken. Recommendations: Revise the demolition notes to indicate that the measures recommended by the arborist will be carried out, especially pertaining to no storage of material within the tree protection fencing, root pruning, corrective pruning, and fertilization. Issue: Building Design Comments: The shutter detail has been revised to a more traditional residential style since the previous application; however, the shutter widths are not proportional to the windows, which give them a false appearance. Additionally, the relationship between the height of the shutters and the height of the awnings is not clear in the elevation drawings, which adds to the false appearance of the shutters. Faux windows have been added to the rear side elevations to alleviate the blank walls in this area. A detailed section and elevation were submitted on June 19, 2009. Tempered insulated glazing is proposed, and as shown in the section, the faux windows will be backed with plywood painted black. The applicant has indicated that at least one of the windows would be located in a refrigerated area, which may facilitate the deterioration of either the paint or the plywood due to condensation and moisture, as has occurred at TGI Friday's. Given its proximity to the glazing, chipping or peeling paint and deteriorated plywood would enhance the fake appearance of the windows, which is inappropriate in the EC. Recommendations: Revise the elevation drawings to show shutters that are proportional to the windows so they convey a functional appearance, or eliminate the shutters. Revise the elevation drawings to show real windows with permanent blinds or curtains, or include a note on the site plan indicating how the plywood behind the fake windows on the side elevations will be maintained. ARB 7/6/2009 Red Lobster Final - Page 2 Issue: Emergency Light Fixtures Comments: A total of eight white emergency light fixtures, LT -33, are shown on the elevation drawings for each side of the building. These lights will only illuminate in the event of an emergency, but are permanently affixed to the building. A darker finish would present a more coordinated appearance with the building and diminish their presence on the exterior facades. Recommendations: Revise the finish color for light fixture LT -33 in the Lighting Fixture Schedule on Sheet E1. I to a darker color. Black is offered as an alternative color by the manufacturer, and is the preferred option. Issue: Lighting Plan Comments: A comment from the action letter from the preliminary review stated: 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. This has not been done on the revised photometric plan and there are still light level readings in excess of 0.5 footcandles adjacent to the public road in the southeast corner of the parcel. Recommendations: Revise the photometric plan to show that light levels do not exceed 0.5 footcandles at the public road. Issue: Flag Pole Comments: The applicant has indicated that the proposed flag pole will be white with a gold ball on top, and from it will be hung the American flag and two Red Lobster corporate flags. Brushed aluminum is a typical finish for flag poles and would be more appropriate and coordinated with the building and general area. Also, commercial flags are considered signage, and the ordinance permits only one on lots less than four acres. Details concerning the size, color, and design of the commercial flag have not been submitted. Recommendations: Revise SP2.2 to show the flag pole, its height, color, material (brushed aluminum preferred), and the size, design, and color of the proposed commercial flag. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The proposed brick and mortar color. 2. The tree plantings along the EC. 3. The window shutters. 4. The fake windows. 5. The flag pole. Staff recommends approval with the following conditions: 1. Increase the number of large shade trees proposed along the EC from six to nine. Revise the plant schedule to show all the shrubs proposed on the site to be at least 24" in height at planting. 2. Revise the demolition notes to indicate that the measures recommended by the arborist will be carried out, especially pertaining to no storage of material within the tree protection fencing, root pruning, corrective pruning, and fertilization. 3. Revise the elevation drawings to show shutters that are proportional to the windows so they convey a functional appearance, or eliminate the shutters. Revise the elevation drawings to show real windows with permanent blinds or curtains, or include a note on the site plan indicating how the plywood behind the fake windows on the side elevations will be maintained. 4. Revise the finish color for light fixture LT -33 in the Lighting Fixture Schedule on Sheet E1.I to a darker color. Black is offered as an alternative color by the manufacturer, and is the preferred option. ARB 7/6/2009 Red Lobster Final - Page 3 5. Revise the photometric plan to show that light levels do not exceed 0.5 footcandles at the public road. 6. Revise SP2.2 to show the flag pole, its height, color, material (brushed aluminum preferred), and the size, design, and color of the proposed commercial flag. ARB 7/6/2009 Red Lobster Final - Page 4