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HomeMy WebLinkAboutARB201300183 Review Comments Preliminary Site Plan 2014-01-30ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2013 -183: Sonic Drive -thru at North Town Center Review Type Initial Site Plan/Preliminary ARB Review; Advisory Review for a Drive -thru Window Parcel Identification 04500000011100 Location Approximately 800' south of Carrsbrook Drive, on the east side of Route 29 North and the west side of Gander Drive, adjoining the south side of StellarOne Bank Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant First Gold Leaf Land Trust, Wendell W. Wood Trustee /Collins Engineering (Scott Collins) Magisterial District Rio Proposal To construct a one story, 2,400 s.f restaurant building with associated parking, outdoor seating and drive- thru /drive- in food service on 0.65 acres. Context The proposed development adjoins the southern boundary of the existing StellarOne bank property. The Gander Mountain retail building, 450' to the south, is the only other building completed in the development. Smaller scale commercial buildings, predating the EC, lie to the south, while the recently completed Rivanna Plaza Shopping Center is located across Route 29 to the west. Visibility The north & south (side) and west (rear) elevations are expected to be visible. ARB Meeting Date February 3, 2014 Staff Contact Brent Nelson SITE /PROJECT HISTORY DATE APPLICATION /REVIEW TYPE RESULT 04/17/2013 ARB 2013 -08, Gander Mountain, final site plan review Approved 04/19/2013 ARB 2013 -1, Price Hyundai, initial site plan review, advisory SP review (vehicle display) No objection with conditions 09/22/2008 ARB 2007 -10, Northtown Center, site plan amendment, phase 1 Approved 08/02/2006 ARB 2006 -34, Northtown Center, final site plan & building design review (StellarOne Bank) Comments provide d 10/03/2005 ARB 2005 -112, Northtown Center, preliminary site plan review, advisory SP review (StellarOne drive -thru, critical slopes) SP: No objection Site Plan: comments provided 02/25/2005 ARB 2005 -2, Northtown Center, preliminary site plan review, advisory SP reviews (StellarOne drive -thru, pharmacy drive -thru, critical slopes) SPs:Objections Site Plan: comments provided PROJECT INFORMATION This review includes three closely related items: 1) initial site plan review, 2) preliminary site and architectural review, and 3) advisory review for a Special Use Permit. The proposal includes a one story 2,400 s.f, building with a drive -thru window, outdoor seating with 3 tables and 16 canopy- covered, drive -in food service parking spaces. The drive -thru window requires the Special Use Permit. The drive -thru lane is located between the rear of the proposed building and the EC and along the south side of the proposed building. The majority of the parking spaces are located on the north side of the building under the canopy. The front yard of the property, as viewed from the EC, is occupied by an approved stormwater management rain garden. Staff had pre - application meetings with the applicant on October 28, 2013 and December 13, 2013. Issues regarding the site /building design and drive - thru use were identified at both meetings. Issues identified in the first pre - application meeting included trademark architectural design features, the rear wall ( "back of building ") orientation to the EC, visibility of the dumpster and mechanical equipment, the landscape proposal and visibility of the drive - thru, excessive wall blankness, site/building lighting, window /door glass, signage and compatibility of materials, colors and compatibility with historic architecture of the area. Issues identified in the second pre - application meeting included, but were not limited to, the continued rear wall ( "back of building ") orientation to the EC, drive -thru visibility and the landscape proposal, window /door glass and continued excessive wall blankness. ANALYSIS REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development Stone and brick are the primary materials None within the designated Entrance Corridors is to insure that used to face the building. These materials new development within the corridors reflects the have a long history of use in local traditional architecture of the area. Therefore, it is the traditional and historic structures. The use purpose of ARB review and of these Guidelines, that of pilasters and stepped cornice has a proposed development within the designated Entrance historic precedent locally, as well. Corridors reflect elements of design characteristic of the significant historical landmarks, buildings, and structures The building form is a basic brick of the Charlottesville and Albemarle area, and to promote rectangle with stone pilasters and narrow orderly and attractive development within these corridors. stone towers dividing the walls into bays, Applicants should note that replication of historic structures with canopies added as articulation. The is neither required nor desired. red brick and stone materials and pilaster forms are reflective of previously approved 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility buildings in the EC and are expected to with the area's historic structures is not intended to help the building blend in to the Northtown impose a rigid design solution for new development. Center development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 5 It is also an important objective of the Guidelines to Two brick colors are proposed for this Provide building material and establish a pattern of compatible architectural building, an earthtone red and a shade of color samples for review. characteristics throughout the Entrance Corridor in order gray. Brick is a frequently used material to achieve unity and coherence. Building designs should along this Entrance Corridor; however, the Revise the proposal by limiting the demonstrate sensitivity to other nearby structures within proposed gray color is not a common color use of the gray brick or eliminating the Entrance Corridor. Where a designated corridor is for this area. it all together. substantially developed, these Guidelines require striking a careful balance between harmonizing new development The proposed building is oriented with its Revise the proposal to address the with the existing character of the corridor and achieving back wall and drive -thru stacking lane continued back of building compatibility with the significant historic sites in the area. facing the EC. This is not reflective of the majority of developments along the EC appearance of the west (rear) and north, south (side) elevations. 10 Buildings should relate to their site and the surrounding context of buildings. where the building fronts face the Corridor. The orientation is not coordinated with the Provide the needed articulation without the use of overly - 11 The overall design of buildings should have human scale. Scale should be integral to the building and site design. adjacent bank building which faces the Corridor or the Gander Mountain building contrasting, horizontal brick bands and non - transparent 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create a with its front elevation highly visible from doors /windows. Remove the poster cohesive whole. the Corridor. The Rivanna Plaza development across the EC to the west display boards from the proposal. 13 Any appearance of "blankness" resulting from building design should be relieved using design detail or does include a drive -thru window on the Provide an interior building floor vegetation, or both. north side of the northern building and a drive -thru lane does pass along the EC side plan. 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. of the building. Provide a site/building elevation, as viewed from the EC, showing The design of the west (rear), north and the entire width of the site south (side) elevations further emphasizes including the canopies and the "back door" orientation to the Corridor. building. The lack of windows and the contrasting horizontal brick colors competing with the repeating vertical pilasters results in an uncoordinated, competitive appearance. The poster display boards proposed in the gray brick bands of the side elevations add to the overly competitive design without appropriately articulating the wall. The poster boards would be considered signage and are addressed later in this report. The door and windows on the right (south) end of the west (rear) elevation would be highly visible. The drawings identify them as metal panels instead of glass, although discussioins in the pre - application meeting indicated they would be glass. The metal panels, though painted to coordinate with the walls, emphasize the "back of building" appearance. A floor plan would help explain the relationship of interior uses to the exterior design. Two flat roofed canopies are proposed above drive -in parking spaces. One canopy adjoins the north building elevation and the other is located across the travelway adjacent to the bank property. While the flat roof form, stepped cornice and cornice color match that of the building, helping to provide an integrated, cohesive appearance, a site/building elevation, as viewed from the EC, showing the canopies and building would provide a better understanding of the scale of the canopies relative to the building and the site. Several of the trademark Sonic design features have been eliminated from the proposal. 16 Window glass in the Entrance Corridors should not be Details on the glass were not submitted. Provide specs on the proposed highly tinted or highly reflective. Window glass in the glass. Ensure that the VLT shall Entrance Corridors should meet the following criteria: not drop below 40% and the VLR Visible light transmittance (VLT) shall not drop below shall not exceed 30 %. 40 %. Visible light reflectance (VLR) shall not exceed 30 %. Specifications on the proposed window glass should be submitted with the applicationfiorfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated A dumpster enclosure is shown in the Provide a dumpster enclosure into the overall plan of development and shall, to the southeast corner of the site and is not detail on the site plan drawings. A extent possible, be compatible with the building designs expected to have much impact as viewed brick wall enclosure, of the same used on the site. from the EC. A dumpster enclosure detail should be provided. A brick wall red brick in the building, would provide a coordinated appearance. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, enclosure, of the same red brick in the these features will still have a negative visual impact on the building, would provide a coordinated Revise the proposal by relocating Entrance Corridor street, screening should be provided to appearance. all the rooftop units to the EC end eliminate visibility. of the roof and revising their a. Loading areas, Sheet A3.01 Exterior Elevations shows the design so the top of the unit is b. Service areas, location of rooftop HVAC units, with a below the top of the cornice. c. Refuse areas, dashed outline showing their height. The d. Storage areas, drawing also contains a note stating that no Revise the site plan drawings by e. Mechanical equipment, mechanical equipment shall be visible labeling all site features shown. f. Above - ground utilities, and from the EC; however, cross - sections g. Chain link fence, barbed wire, razor wire, and similar provided on Sheet 5 Site Cross - Sections On Sheet 5 Site Cross - Sections, security fencing devices. (Section 1 in particular) suggest that some of the units would be visible. The building verify which of the cross sections labeled "CROSS SECTION 2" is 19 Screening devices should be compatible with the design of the buildings and surrounding natural vegetation and may has a sloped roof as represented by the actually Section 3 and revise the consist of: dashed line on the elevation drawing. The drawing accordingly. a. Walls, roof is approximately 4' below the top of b. Plantings, and the cornice at the EC end and only 2' c. Fencing. below at the opposite end. Rooftop units are located at both ends and in the middle 20 Surface runoff structures and detention ponds should be designed to fit into the natural topography to avoid the need of the roof. Relocating all the rooftop units for screening. When visible from the Entrance Corridor to the EC end and revising their design, if street, these features must be fully integrated into the needed, so the top of the unit is below the landscape. They should not have the appearance of top of the cornice would be appropriate. engineered features. Sheet 5 Site Cross - Sections has two sections labeled "CROSS SECTION 2 ". The section to the right appears to be mislabeled and should be Section 3. Some of the site features on Sheet 3 Layout are not labeled on the drawing, so the need for screening cannot be determined. These features are mostly located along the drive - thru lane. The bio- retention "rain garden" facility, located at the west (EC) end of the site, was previously approved. 21 The following note should be added to the site plan and the A similar wording to this note does appear None architectural plan: "Visibility of all mechanical equipment on Sheets A 3.01 & A 3.02 Exterior from the Entrance Corridor shall be eliminated." Elevations. Site development and layout 6 Site development should be sensitive to the existing The overall site layout appears organized Reduce the negative visual impact natural landscape and should contribute to the creation of and the building is parallel to the EC. The of the drive -thru and its associated an organized development plan. This may be building is located farther from the EC features, as viewed from the EC, accomplished, to the extent practical, by reservin the than than adjacent bank and Gander by revising the planting plan to trees and rolling terrain typical of the area; planting new trees along streets and pedestrian ways and choosing species that reflect native forest elements; insuring that any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the extent practical, existing significant river and stream valleys which may be located on the site and integrating these features into the design of surrounding development; and limiting the building mass and height to a scale that does not overpower the natural settings of the site, or the Entrance Corridor. Mountain buildings due to the location of the bio- retention "rain garden" facility. The location of the drive -thru window and the drive -thru lane, however, orients the rear elevation of the building towards the EC. The rear elevation, and the west ends of the side elevations, do not have an appropriate appearance due to the lack of windows and the overly -busy appearance of the brick bays. Because the drive -thru location is directly related to the appearance of the building, staff reduce visibility of this area, and redesign the rear and side elevations to relieve the back door appearance. Staff anticipates a recommendation of "no objection" on the special use permit request when the building articulation issues are resolved. See landscape recommendations, 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within recommends resolution of the architectural below. the corridor should be as follows: articulation issues prior to making a a. An organized pattern of roads, service lanes, bike paths, positive recommendation on the Special and pedestrian walks should guide the layout of the site. Use Permit. A condition of the Special Use b. In general, buildings fronting the Entrance Corridor Permit could sufficiently address the street should be parallel to the street. Building groupings planting revisions needed, assuming should be arranged to parallel the Entrance Corridor street. confirmation on the ability to plant along c. Provisions should be made for connections to adjacent the sewer lines is confirmed. pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the Rough grading, associated with the orginal None site to surrounding conditions by limiting the use of shopping center development, has leveled retaining walls and by shaping the terrain through the use of the site under review and stripped it of all smooth, rounded land forms that blend with the existing original vegetation. Stormwater runoff is terrain. Steep cut or fill sections are generally unacceptable. to be directed into the previously approved Proposed contours on the grading plan shall be rounded with bio- retention facility at the west (EC) end a ten foot minimum radius where they meet the adjacent of the site. condition. Final grading should achieve a natural, rather than engineered, appearance. Retaining walls 6 feet in height and taller, when necessary, shall be terraced and planted to blend with the landscape. 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated for preservation in the final Certificate of Appropriateness. Adequate tree protection fencing should be shown on, and coordinated throughout, the grading, landscaping and erosion and sediment control plans. 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly delineated and protected on the site prior to any grading activity on the site. This protection should remain in place until completion of the development of the site. 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished site to the extent possible. Landscaping 7 The requirements of the Guidelines regarding landscaping The proposed landscape plan shows 5 Revise the Plant Schedule on Sheet are intended to reflect the landscaping characteristic of Willow Oaks, 35' on center maximum, 4 Landscape Plan to show all many of the area's significant historic sites which is with Yoshino Cherry trees interspersed, shrub planting heights at 24" characterized by large shade trees and lawns. Landscaping adjacent to the EC right -of -way. Glossy minimum. Include shrub plantings should promote visual order within the Entrance Corridor Abelia and Compact Burford Holly shrubs, "IV" & "IS" in the schedule. and help to integrate buildings into the existing in groups of 5, are shown across the full environment of the corridor. width of the frontage, as well. This meets the guideline requirement for EC frontage Revise the drawing to show the limits of the sanitary sewer 32 Landscaping along the frontage of Entrance Corridor streets should include the following: landscaping. The proposed heights at easement beneath the Inkberry a. Large shade trees should be planted parallel to the planting for these shrubs, and several other Holly shrubs. Replace the Inkberry Entrance Corridor Street. Such trees should be at least 3'/2 shrubs in this proposal, are shown at 18" to Holly shrubs with a mix of three inches caliper (measured 6 inches above the ground) and 24 ". This does not meet the 24" guideline evergreen shrub species, planted in should be of a plant species common to the area. Such requirement. an informal, staggered trees should be located at least every 35 feet on center. arrangement and provide proof b. Flowering ornamental trees of a species common to the Proposed shrub plantings "IV" and "IS ", that they would be allowed in that area should be interspersed among the trees required by the shown on the landscape plan, are not easement. Show their planting preceding paragraph. The ornamental trees need not included in the plant schedule. heights at 36" minimum. alternate one for one with the large shade trees. They may be planted among the large shade trees in a less regular spacing The single row alone of inkberry holly pattern. shrubs shown along the EC side of the by- c. In situations where appropriate, a three or four board pass lane is not expected to sufficiently fence or low stone wall, typical of the area, should align mitigate the drive -thru appearance. Some the frontage of the Entrance Corridor street. of the shrubs are shown planted directly d. An area of sufficient width to accommodate the overtop the two riprap outfalls. A sanitary foregoing plantings and fencing should be reserved service line, for the bank to the north, is parallel to the Entrance Corridor street, and exclusive of shown underneath these shrubs. The road right -of -way and utility easements. associated easement line was not shown and proof that these plantings would be 36 Landscaping of buildings and other structures: a. Trees or other vegetation should be planted along the allowed in that easement was not provided. front of long buildings as necessary to soften the A mix of three evergreen shrub species, appearance of exterior walls. The spacing, size, and type planted in an informal, staggered of such trees or vegetation should be determined by the arrangement, would be healthier and length, height, and blankness of such walls. provide a more substantial screen. A b. Shrubs should be used to integrate the site, buildings, minimum planting height of 36 would be and other structures; dumpsters, accessory buildings and appropriate. structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 35 Landscaping of parking areas: Three large trees, 1 Allee Elm & 2 London Revise Sheet 4 Landscaping Plan a. Large trees should align the perimeter of parking areas, Plane trees, are shown along the northern by reducing the spacing of the 1 located 40 feet on center. Trees should be planted in the edge of the parking area. Their spacing Allee Elm & 2 London Plane trees, interior of parking areas at the rate of one tree for every 10 exceeds the 40' maximum required. It shown along the northern edge of parking spaces provided and should be evenly distributed appears that one additional large tree could the site, to 40' maximum. Add throughout the interior of the parking area. be added if the spacing was reduced to 40'. another large tree. b. Trees required by the preceding paragraph should measure 2'/z inches caliper (measured six inches above the The outline of the parking canopy, shown Include a dashed outline on the ground); should be evenly spaced; and should be of a on the site layout sheet, is not shown on landscape plan showing the limits species common to the area. Such trees should be planted the landscape plan. The 2 London Plane of the canopies. Clarify how the in planters or medians sufficiently large to maintain the trees appear to be only 3 to 4 feet from the trees will be allowed to reach their health of the tree and shall be protected by curbing. canopy edge. It appears that the 11' 2" tall natural form, without excessive c. Shrubs should be provided as necessary to minimize the canopy would interfere with the tree's pruning, when planted so close to parking area's impact on Entrance Corridor streets. Shrubs natural form and require the excessive the canopy. should measure 24 inches in height. 38 Plant health: The following note should be added 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 - -I_" " 22 Light should be contained on the site and not spill over onto adjacent properties or streets; 23 Light should be shielded, recessed or flush - mounted to eliminate glare. All fixtures with lamps emitting 3000 lumens or more must be full cutoff fixtures. 25 Light should have the appearance of white light with a warm soft glow; however, a consistent appearance throughout a site or development is required. pruning the guidelines discourage. How this potential conflict would be addressed was not indicated in this submission. Only one large tree, an Allee Elm, is shown along the southern edge of the parking area. Five Little Gem Magnolias, 1 Serviceberry and 5 Nellie Stevens Hollies are proposed where other large trees could have been planted. These smaller trees are expected to provide more screening of the drive -thru, making them a logical substitute. There appears to be room for another large tree in the planting island immediately east of the dumpster enclosure. All of these plantings appear to be in an existing sanitary sewer easement. Proof that they would be permitted in that easement was not provided. If the trees are not permitted in the easement, the planting area should be increased to accommodate the trees. This note is located on Sheet 4 Landscape Plan. Sheet 3 Layout shows 2 pole lights at the west end of the site adjacent to the by -pass lane. A lighting plan was not provided for review. Details regarding canopy lighting were not provided. Canopy lighting should be flush -mount or recessed. Sheets A3.01 & A3.02 Exterior Elevations show down lights at the top of the restaurant walls Add another large tree in the planting island immediately east of the dumpster enclosure (south end of the site) and provide proof that all the proposed plantings along the southern boundary are permitted in the sanitary sewer easement. If the trees aren't permitted, increase the planting area. None Provide a complete lighting plan for review. All wall and site lights shall be full cutoff fixtures. Canopy lights shall be flush -mount or recessed. Wall lights shall be down lights only and located so as to illuminate the sidewalk without over - illuinating the building. 10 II Consequently, if existing lamps that emit non -white light while the rendered elevations show are to remain, new lamps may be required to match them. up /down lights approximately half -way up the wall. In past reviews, the ARB has 26 Dark brown, dark bronze, or black are appropriate colors for free - standing pole mounted light fixtures in the indicated that wall lights should be Entrance Corridors. mounted to light the walkway without over - illuminating the building. 27 The height and scale of freestanding, pole - mounted light 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 the Entrance Corridors, the individual context of the site will be taken into consideration on a case by case basis. 29 The following note should be included on the lighting The note does not appear on any of the Include the standard lighting note plan: "Each outdoor luminaire equipped with a lamp that drawings in this application. on the lighting plan. emits 3,000 or more initial lumens shall be a fill 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." 24 Light levels exceeding 30 footcandles are not appropriate The ARB, in reviewing other applications Provide a lighting plan that limits for display lots in the Entrance Corridors. Lower light with canopies, has indicated that limiting canopy illumination levels to 20 levels will apply to most other uses in the Entrance canopy illumination levels to 20 footcandles. Corridors. footcandles is appropriate. Signs 9b Channel lettering (mounted on a raceway or individual Wall signs are shown on the elevation line Separate applications for signs are letters) is preferred to cabinet signs because cabinet signs drawings and renderings. A separate required. The sign type is tend to appear less integrated with the building. Channel application & review is required for signs; appropriate; however, overly letters overlay the wall material and allow the structure of however, staff recommends ARB input on intense sign colors will not be the building to "read through" with less interruption. This the illustrated design. ARB Sign approved and illumination will be results in a more coordinated overall appearance. Guidelines encourage the use of channel limited to internal illumination of letters (without a backer panel) as they the channel letter text with no overlay the wall material, allowing the illumination of the backer panel. II SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The proposal's back door orientation to the Entrance Corridor. 2. The "back door" appearance and articulation of the side and rear elevations of the building, and the lack of windows. 3. Visibility of rooftop equipment. 4. Visibility of the drive -thru and its associated features. 5. The relationship of the drive -in canopies to the building and landscaping. 6. Proposed building materials & brick colors. 7. The proposed Sonic wall signs and the use of wall poster display boards. Regarding the for the Special Use Permit for the Drive -thru Window: Staff recommends that the ARB not forward a recommendation of "no objection" to the Planning Commission until the following issues have been adequately addressed: 1. Relieve the inappropriate back door appearance of the rear elevation and the west ends of the side elevations that results from the lack of windows and the overly -busy appearance of the brick bays. 12 structure of the building to read through with less interruption. The applicant is Remove the poster display boards proposing channel letters on a backer from the proposal. panel. The backer panel is the Sonic speed - of -sound trademark/graphic. It has an integrated, coordinated appearance with the "SONIC" channel letters. The sign size is appropriate for the wall area and the sign location is coordinated with the architecture. Details regarding the exact colors proposed and the type of illumination were not provided. Overly intense colors are discouraged by the sign guidelines and internal illumination of the text only would be appropriate. The poster display boards proposed on the side elevations are signage and do not meet the above -noted guideline encouraging a sign type that allows the building structure to "read through ". SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The proposal's back door orientation to the Entrance Corridor. 2. The "back door" appearance and articulation of the side and rear elevations of the building, and the lack of windows. 3. Visibility of rooftop equipment. 4. Visibility of the drive -thru and its associated features. 5. The relationship of the drive -in canopies to the building and landscaping. 6. Proposed building materials & brick colors. 7. The proposed Sonic wall signs and the use of wall poster display boards. Regarding the for the Special Use Permit for the Drive -thru Window: Staff recommends that the ARB not forward a recommendation of "no objection" to the Planning Commission until the following issues have been adequately addressed: 1. Relieve the inappropriate back door appearance of the rear elevation and the west ends of the side elevations that results from the lack of windows and the overly -busy appearance of the brick bays. 12 2. Revise the landscape plan to show the limits of the sanitary sewer easement beneath the row of Inkberry Holly shrubs. Replace the Inkberry Holly shrubs with a mix of three evergreen shrub species, planted in an informal, staggered arrangement, and provide proof that they would be allowed in that easement. If they aren't allowed, increase the planting area. Show their planting heights at 36" minimum. 3. Provide proof that all the proposed plantings along the southern boundary are permitted in the sanitary sewer easement.. If the trees aren't permitted, increase the planting area. Staff offers the following comments on the preliminary proposal: 1. Provide building material and color samples for review. 2. Revise the proposal by limiting the use of the gray brick or eliminating it all together. 3. Revise the proposal to address the continued excessive back of building appearance of the west (rear) and north, south (side) elevations. Provide the needed articulation without the use of overly contrasting, horizontal brick bands and non - transparent doors /windows. Remove the poster display boards from the proposal. 4. Provide an interior building floor plan. 5. Provide a site/building elevation, as viewed from the EC, showing the entire width of the site including the canopies and building. 6. Provide specs on the proposed glass. Ensure that the VLT shall not drop below 40% and the VLR shall not exceed 30 %. 7. Provide a dumpster enclosure detail on the site plan drawings. A brick wall enclosure, of the same red brick in the building, would provide a coordinated appearance. 8. Revise the proposal by relocating all the rooftop units to the EC end of the roof and revising their design so the top of the unit is below the top of the cornice. 9. Revise the site plan drawings by labeling all site features shown. On Sheet 5 Site Cross - Sections, verify which of the cross sections labeled "CROSS SECTION 2" is actually Section 3 and revise the drawing accordingly. 10. Reduce the negative visual impact of the drive -thru and its associated features, as viewed from the EC, by revising the planting plan to reduce visibility of this area and redesign the rear and side elevations to relieve the back door appearance. 11. Revise the Plant Schedule on Sheet 4 Landscape Plan to show all shrub planting heights at 24" minimum. Include shrub plantings "IV" & "IS" in the schedule. 12. Revise the drawing to show the limits of the sanitary sewer easement beneath the Inkberry Holly shrubs. Replace the Inkberry Holly shrubs with a mix of three evergreen shrub species, planted in an informal, staggered arrangement and provide proof that they would be allowed in that easement. Show their planting heights at 36" minimum. 13. Revise Sheet 4 Landscaping Plan by reducing the spacing of the 1 Allee Elm & 2 London Plane trees, shown along the northern edge of the site, to 40' maximum. Add another large tree. 14. Include a dashed outline on the landscape plan showing the limits of the canopies. Clarify how the trees will be allowed to reach their natural form, without excessive pruning, when planted so close to the canopy. 15. Add another large tree in the planting island immediately east of the dumpster enclosure (south end of the site) and provide proof that all the proposed plantings along the southern boundary are permitted in the sanitary sewer easement. If trees aren't permitted, increase the planting area. 16. Provide a complete lighting plan for review. All wall and site lights shall be full cutoff fixtures. Canopy lights shall be flush -mount or recessed. Wall lights shall be down lights only and located so as to illuminate the sidewalk without over - illuminating the building. 17. Include the standard lighting note on the lighting plan. 18. Provide a lighting plan that limits canopy illumination values to 20 footcandles. 13 19. Separate applications for signs are required. The sign type is appropriate; however, overly intense sign colors will not be approved and illumination will be limited to internal illumination of the channel letter text with no illumination of the backer panel. 20. Remove the poster display boards from the proposal. Staff offers the following comments on the Initial Site Plan: Staff recommends that the ARB forward the following recommendations to the agent: Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): o As per § 32.4.2.2(b)(3) and 30.6.4(c)(3) and EC Guidelines 35a and 36b, it is not clear that sufficient planting area is available along thenorth side of the parking lot to accommodate trees at 21/2" caliper, 40' on center; or along the south side of the parking lot (drive -thru travelway) to accommodate shrubs and trees at 21 /z" caliper, 40' on center; or that sufficient planting area is available to accommodate shrubs along the western edge of the drive -thru to mitigate the appearance of the drive -thru use and its associated site features. • Regarding recommendations on the plan as it relates to the guidelines: o See comments on the preliminary proposal. • Regarding recommended conditions of initial site plan approval: • A Certificate of Appropriateness is required prior to final site plan approval. • Clarify how the trees along the north edge of the parking lot will be allowed to reach their natural form, without excessive pruning, when planted so close to the canopy. • Provide proof that all the proposed tree and shrub plantings along the southern boundary of the parking lot and shrubs along the western edge of the travelway are permitted in the sanitary sewer easements at both locations. • Regarding conditions to be satisfied prior to issuance of a grading permit: o None 14 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date /Revision Date Site Plan 1 Cover Sheet 12/20/2103 2 Existing Conditions 12/20/2013 3 Layout 12/20/2013 4 Landscaping Plan 12/20/2013 5 Site Cross - Sections 12/20/2013 6 Existing Stormwater Management Plan 12/20/2013 Architectural Plans A3.01 Exterior Elevations 12/19/2013 A3.02 Exterior Elevations 12/19/2013 Material /Color Samples None 15