HomeMy WebLinkAboutARB201500112 Staff Report 2015-10-02ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project #/Name
ARB -2015-112: Bojangle's Restaurant at Hollymead
Review Type
Preliminary Review of a Site Plan and Advisory Review of a Special Use Permit
Parcel Identification
032000000041D4
Location
On the west side of Rt. 29, just north of the Target store in the Hollymead Town Center
Zoned
Planned Development Mixed Commercial (PDMC)/Entrance Corridor (EC)
Owner/Applicant
DBSO BOB LLC/Justin Shimp
Magisterial District
Rio
Proposal
To construct a Bojangle's Restaurant with a drive-thru window and associated site improvements.
Context
The site is located at the north end of the Hollymead Town Center, with undeveloped parcels to the west and a large
stormwater pond to the north.
Visibility
The proposed development will be readily visible from the Rt. 29 Entrance Corridor.
ARB Meeting Date
October 5, 2015
Staff Contact
Margaret Maliszewski
PROJECT HISTORY
A Bob Evans restaurant was previously proposed on this site and was reviewed by the ARB during the 2005-2008 time period. A primary issue during
the review was the relationship between the restaurant parcel and the stormwater pond to the north. A primary outstanding issue at the end of the ARB
review of the restaurant proposal was the treatment of what was called "the overlook" at the pond. The site plan was eventually withdrawn. Related to the
Bob Evans/pond coordination issue was the development of the parcel to the west. A hotel was proposed for that adjacent site in 2008 and coordination
between the hotel and the landscaping of the pond was also required. Review of that site plan was suspended.
A Bojangle's restaurant was reviewed and approved in December 2014 for an outparcel in the Rivanna Ridge Shopping Center at Pantops. The building
has been constructed and the restaurant is open for business. The Bojangle's architectural design proposed for the Hollymead site appears to be the same
as that approved for the Pantops location.
ANALYSIS
REF
GUIDELINE
ISSUE RECOMMENDATION
Structure design
1
The goal of the regulation of the design of development
The proposed building uses brick, pilasters, water None at this time.
within the designated Entrance Corridors is to insure that
tables, stringcourses, and awnings in its design.
new development within the corridors reflects the
Some of these elements are modern interpretations
traditional architecture of the area. Therefore, it is the
of historic features, but generally they are
purpose of ARB review and of these Guidelines, that
compatible with historic buildings in the area. The
proposed development within the designated Entrance
overall form and scale of the building are not
Corridors reflect elements of design characteristic of the
inconsistent with the form and scale of some
significant historical landmarks, buildings, and structures
historic buildings.
of the Charlottesville and Albemarle area, and to promote
orderly and attractive development within these corridors.
As with the Pantops Bojangle's, the design of the
Applicants should note that replication of historic structures
drive-thm window itself is minimal, restrained
is neither required nor desired.
and coordinated with the overall design of the
building.
3
New structures and substantial additions to existing
structures should respect the traditions of the architecture
of historically significant buildings in the Charlottesville
and Albemarle area. Photographs of historic buildings in
the area, as well as drawings of architectural features,
which provide important examples of this tradition are
contained in Appendix A.
4
The examples contained in Appendix A should be used as a
guide for building design: the standard of compatibility
with the area's historic structures is not intended to impose
a rigid design solution for new 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
The proposed building materials and colors appear
None at this time.
establish a pattern of compatible architectural
to be compatible with the materials and colors
characteristics throughout the Entrance Corridor in order to
used in the Hollymead Town Center and
achieve unity and coherence. Building designs should
commercial buildings to the north and east of the
demonstrate sensitivity to other nearby structures within the
subject parcel.
Entrance Corridor. Where a designated corridor is
substantially developed, these Guidelines require striking a
careful balance between harmonizing new development
with the existing character of the corridor and achieving
compatibility with the significant historic sites in the area.
10
Buildings should relate to their site and the surrounding
context of buildings.
11
The overall design of buildings should have human scale.
The brick, pilasters, water table and windows help
None.
Scale should be integral to the building and site design.
establish a human scale.
12
Architecture proposed within the Entrance Corridor should
The proposed materials, the distribution of colors,
None.
use forms, shapes, scale, and materials to create a cohesive
and the pilasters and water table coordinate with
whole.
the existing Hollymead Town Center buildings.
The proposed building, however, is much smaller
than the Target and Pet Smart buildings located
nearby. Orienting the long side of the building
towards the EC might provide for more consistent
scale, but the front of the building would no
lon er face the EC.
13
Any appearance of "blankness" resulting from building
Windows are distributed throughout the building
None.
design should be relieved using design detail or vegetation,
elevations, and pilasters and material color
or both.
changes divide the walls to sufficiently eliminate
blankness.
14
Arcades, colonnades, or other architectural connecting
The proposed building will appear connected to
None.
devices should be used to unify groups of buildings within
the other buildings in the shopping center through
a development.
the use of compatible materials and colors.
15
Trademark buildings and related features should be
The proposed design is consistent with the
None.
modified to meet the requirements of the Guidelines.
approved design for the Bojangle's restaurant at
Pantops. That design was altered from the
company standard to meet the EC Guidelines.
16
Window glass in the Entrance Corridors should not be highly
The window note does not appear on the plans at
Add the standard window
tinted or highly reflective. Window glass in the Entrance
this time, but the glass for the Pantops restaurant
glass note to the
Corridors should meet the following criteria: Visible light
met this requirements, so it is likely that the
architectural drawings.
transmittance (VLT) shall not drop below 40916. Visible
guideline can also be met in this case.
light reflectance (VLR) shall not exceed 30%.
Specifications on the proposed window glass should be
submitted with the application forfinal review.
Accessory structures and equipment
17
Accessory structures and equipment should be integrated
It is assumed that there will be rooftop equipment
Show the locations of
into the overall plan of development and shall, to the extent
and that the parapet walls and the building's
rooftop and ground -
possible, be compatible with the building designs used on
finished floor elevation above the EC will work to
mounted equipment on
the site.
sufficiently screen the equipment from view.
Additional detail will be needed to confirm this.
the plans and
architectural elevations.
18
The following should be located to eliminate visibility from
the Entrance Corridor street. If, after appropriate siting, these
Show how the equipment
features will still have a negative visual impact on the
Dumpsters are proposed at the northwest corner of
will be screened from
Entrance Corridor street, screening should be provided to
the site near the headwall at the storm pipe. A
view.
eliminate visibility.
screening wall and planting are shown around the
a. Loading areas,
dumpsters. The material of the dumpster
Indicate the material of
b. Service areas,
enclosure has not been identified. Brick would be
the dumpster enclosure.
c. Refuse areas,
an appropriate material choice.
Provide a dumpster
d. Storage areas,
enclosure detail in the
e. Mechanical equipment,
The drive-thru lane travels from the south to the
plan.
f. Above -ground utilities, and
east to the north side of the proposed building. On
g. Chain link fence, barbed wire, razor wire, and similar
the east side, it reaches 10' from the Entrance
Provide additional trees
security fencing devices.
Corridor. No trees are proposed between the
drive-thru lane and the EC street; utilities and
and shrubs to mitigate the
drive-thru lane om the
19
Screening devices should be compatible with the design of
the buildings and surrounding natural vegetation and may
easements are shown in this area. (See #32,
north side of the site as
consist o£
below, for additional information.)
viewed from the EC.
a. Walls,
b. Plantings, and
Landscaping on the north side of the site that
Clearly show the location
c. Fencing.
would help mitigate the drive-thru lanes on this
of the menu boards and
side, is limited to off-site planting, and that
other drive-thru related
planting consists of 6 trees and two groups of
items on the plan. Shift
shrubs. Trees and shrubs are needed in this
these items to reduce
location to help establish an appropriate landscape
impacts on the EC. "Front
at the pond, but the lack of planting area on site to
and center" is not an
mitigate the drive-thru lane suggests that the
appropriate location for
proposal is an over -development of the site.
menu boards or
equipment. Add
The drive-thru menu board is not noted on the
landscape screening to
plans, but a gap in the row of shrubs is aligned
eliminate the view of
with the center front of the building, and two
these items from the EC.
items that might be equipment or menu boards are
located in the gap.
See #32, below, for
additional
recommendations.
20
Surface runoff structures and detention ponds should be
A stormwater pond is located immediately to the
Revise the plan to include
designed to fit into the natural topography to avoid the need
north of the subject parcel. The ARB previously
a treatment for the
for screening. When visible from the Entrance Corridor
asked for coordination between the subject parcel
manhole and headwall
street, these features must be fully integrated into the
and the pond in terms of grading, landscaping and
that establishes an
landscape. They should not have the appearance of
overall appearance. In particular, the treatment of
appropriate appearance
engineered features.
the headwall was a concern. In this proposal, there
for the EC. Coordinate
is no proposed treatment for the headwall and the
this treatment with the
general area is treated as a service area. The
existing and proposed
headwall and manhole are visible from the EC and
walls and landscaping.
currently do not have an appropriate a earance.
21
The following note should be added to the site plan and the
The note is needed on both the architectural and
Add the standard
architectural plan: "Visibility of all mechanical equipment
site plans.
mechanical equipment
from the Entrance Corridor shall be eliminated."
note to both the site and
architectural drawings.
Lighting
No lighting information has been provided yet.
Provide a complete
Fixtures should match those in the town center.
lighting plan for review.
Match new fixtures to
existing fixtures in the
shopping center.
Landscaping
7
The requirements of the Guidelines regarding landscaping
Complete landscaping details have not yet been
Revise the plan to
are intended to reflect the landscaping characteristic of
provided, but plant locations are shown. Trees are
provide large shade trees,
many of the area's significant historic sites which is
shown at the east end of the development, with a
interspersed ornamentals,
characterized by large shade trees and lawns. Landscaping
break in front of the building, and some smaller
and shrubs between the
should promote visual order within the Entrance Corridor
trees are interspersed. These trees are not in the
travelway/parking lot and
and help to integrate buildings into the existing
typical location between the parking/travelway
the EC, outside of utilities
environment of the corridor.
and the property line along the EC. (The parking
lot travelway is shown less than 10' from the
and easements. Make this
planting consistent with
8
Continuity within the Entrance Corridor should be obtained
by planting different types of plant materials that share
right-of-way, which does not meet ordinance
the planting approved
similar characteristics. Such common elements allow for
requirements.) The trees are located primarily in
along the frontage of
more flexibility in the design of structures because
planting islands (and off-site), with a parking lot
Target, TGI Friday's, Pet
common landscape features will help to harmonize the
travelway and drive-thru lane running beyond the
Smart and the bank to the
appearance of development as seen from the street upon
trees and within 10' of the EC. Utilities run along
south.
which the Corridor is centered.
the EC frontage of the parcel, approximately 30'
in width. Because trees cannot be planted in the
32
Landscaping along the frontage of Entrance Corridor
streets should include the following:
easements, the trees proposed at the east (EC) end
a. Large shade trees should be planted parallel to the
of the site are actually interior to the site and only
Entrance Corridor Street. Such trees should be at least 3'/2
a single row of shrubs is provided between the
inches caliper (measured 6 inches above the ground) and
paving and the EC. This will not establish an
should be of a plant species common to the area. Such trees
appropriate appearance for the EC. It would not
should be located at least every 35 feet on center.
be appropriate for a typical commercial building
b. Flowering ornamental trees of a species common to the
and is not appropriate for a special use drive-thru.
area should be interspersed among the trees required by the
Increased planting area would allow for
preceding paragraph. The ornamental trees need not alternate
appropriate planting. The lack of street trees
one for one with the large shade trees. They may be planted
suggests that the proposed use is an
among the large shade trees in a less regular spacing pattern.
overdevelopment of the site given the existing site
c. In situations where appropriate, a three or four board
constraints.
fence or low stone wall, typical of the area, should align the
frontage of the Entrance Corridor street.
Because this site is a part of the Hollymead Town
d. An area of sufficient width to accommodate the
Center, appropriate frontage landscaping would be
foregoing plantings and fencing should be reserved parallel
consistent with the adjacent frontage landscaping
to the Entrance Corridor street, and exclusive of road right-
in the center, which is more varied and greater in
of -way and utility easements.
quantity than that shown on the proposed plan.
33
Landscaping along interior roads:
Two trees are proposed to be added in the planting
Coordinate the location of
a. Large trees should be planted parallel to all interior
roads. Such trees should be at least 2%2 inches caliper
(measured six inches above the ground) and should be of a
plant species common to the area. Such trees should be
located at least every 40 feet on center.
area north of the Target truck entrance. One of
these trees conflicts with existing trees identified
as "to remain".
existing and proposed
trees. Ensure trees on the
north side of the Target
truck entrance are spaced
a maximum of 40' apart.
34
Landscaping along interior pedestrian ways:
A sidewalk is provided along the parking row
None.
a. Medium trees should be planted parallel to all interior
closest to the building. Small trees are provided
pedestrian ways. Such trees should be at least 2'/2 inches
along it.
caliper (measured six inches above the ground) and should
be of a species common to the area. Such trees should be
located at least every 25 feet on center.
35
Landscaping of parking areas:
Trees are proposed at the perimeters of the
Revise the landscape plan
a. Large trees should align the perimeter of parking areas,
parking area, but not at the perimeter of all paved
to provide EC frontage
located 40 feet on center. Trees should be planted in the
areas. The trees are in planter islands on the east
planting consistent with
interior of parking areas at the rate of one tree for every 10
and west sides of the parking lot with travelways
the rest of Hollymead
parking spaces provided and should be evenly distributed
beyond extending to the property lines. As
Town Center.
throughout the interior of the parking area.
currently proposed, the trees on the east side are
b. Trees required by the preceding paragraph should
intended to double as EC frontage trees, and trees
Revise the landscape plan
measure 2'/2 inches caliper (measured six inches above the
on the south side double as interior road trees.
to provide large shade
ground); should be evenly spaced; and should be of a
Trees on the south side do not exactly meet the
trees on the south side of
species common to the area. Such trees should be planted
40' on center requirement and there appear to be
the parking lot spaced no
in planters or medians sufficiently large to maintain the
conflicts between existing and proposed trees in
greater than 40' on
health of the tree and shall be protected by curbing.
this area.
center. Coordinate the
c. Shrubs should be provided as necessary to minimize the
plan to eliminate conflicts
parking area's impact on Entrance Corridor streets. Shrubs
There are no trees actually interior to the parking
between existing and
should measure 24 inches in height.
lot. Five interior trees are required based on the 51
proposed trees.
parking spaces proposed. (50 spaces are required.)
A single row of shrubs is shown along most of the
paved area that fronts the EC. There is a gap in the
shrub row that aligns with the center front of the
building and other gaps at intervals along the
travelways. A single row of shrubs is inconsistent
with the planting along the rest of the Hollymead
Town Center frontage and is insufficient to
miti ate the drive-thru lane.
36
Landscaping of buildings and other structures:
Shrubs are shown at the front end of the building.
Add trees and shrubs to
a. Trees or other vegetation should be planted along the
No additional shrubs beyond those needed to meet
mitigate the impacts of
front of long buildings as necessary to soften the
other requirements are provided to mitigate the
the drive-thru lanes on
appearance of exterior walls. The spacing, size, and type of
drive-thru lanes.
the north and east sides of
such trees or vegetation should be determined by the
the site.
length, height, and blankness of such walls.
Trees on the north side of the building and drive -
b. Shrubs should be used to integrate the site, buildings,
thru lane are actually located off site, at the top of
and other structures; dumpsters, accessory buildings and
the slope down to the stormwater pond. The
structures; "drive thru" windows; service areas; and signs.
applicant indicates that trees and walls in this area
Shrubs should measure at least 24 inches in height.
are intended to help screen the drive-thru use. The
lack of on-site planting area on this side suggests
that the proposal is an over -development of the
site.
37
Plant species:
Information on plant species has not yet been
Provide a complete plant
a. Plant species required should be as approved by the Staff
provided.
schedule with the
based upon but not limited to the Generic Landscape Plan
landscape plan.
Recommended Species List and Native Plants for Virginia
Landscapes (Appendix D).
38
Plant health:
The note will be needed.
Add the standard plant
The following note should be added to the landscape plan:
health note to the 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."
Development paftern
6
Site development should be sensitive to the existing natural
The drive-thru lane is kept separate from the
Revise the plan to
landscape and should contribute to the creation of an
parking area, but the travelways in both areas
provide large shade trees,
organized development plan. This may be accomplished, to
project beyond the line of trees at the east end of
interspersed ornamentals,
the extent practical, by preserving the trees and rolling
the site. The result is insufficient landscaping to
and shrubs between the
terrain typical of the area; planting new trees along streets
mitigate the paved area and drive-thru lane.
travelway/parking lot and
and pedestrian ways and choosing species that reflect
the EC, outside of utilities
native forest elements; insuring that any grading will blend
The front of the building faces the EC and the
and easements.
into the surrounding topography thereby creating a
building is oriented parallel to the EC street.
continuous landscape; preserving, to the extent practical,
However, an orientation where the long side of
Show how the appearance
existing significant river and stream valleys which may be
the building faces the EC (with the front of the
of the headwall and
located on the site and integrating these features into the
building facing north) might be considered if such
manhole will be
design of surrounding development; and limiting the
orientation allows for appropriate landscaping
improved, coordinated
building mass and height to a scale that does not overpower
between the paved areas and the EC. (Note that with the development,
the natural settings of the site, or the Entrance Corridor.
the front of the building would not face the EC and made appropriate for
with this reorientation.) the EC.
39
The relationship of buildings and other structures to the
Entrance Corridor street and to other development within
the corridor should be as follows:
Previously, the ARB asked for coordination Provide details on the
a. An organized pattern of roads, service lanes, bike paths,
between the restaurant on this site and the pond to wall to be constructed
and pedestrian walks should guide the layout of the site.
the north. The previous proposal was north of the subject
b. In general, buildings fronting the Entrance Corridor
accomplishing this with landscaping and an parcel. Clearly show the
street should be parallel to the street. Building groupings
"overlook" at the pond. In this proposal, the area intended appearance of
should be arranged to parallel the Entrance Corridor street.
in which the previous overlook was proposed is the wall and clarify how
c. Provisions should be made for connections to adjacent
used as a dumpster. The applicant has cited a wall it will screen the drive -
pedestrian and vehicular circulation systems.
and landscaping on the pond parcel to help screen thru use.
d. Open spaces should be tied into surrounding areas to
the drive-thru use, suggesting that a separation,
provide continuity within the Entrance Corridor.
rather than coordination, is intended. The
e. If significant natural features exist on the site (including
appearance of the wall and its ability to screen are
creek valleys, steep slopes, significant trees or rock
unclear from the proposal.
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 Gradin
40
Site grading should maintain the basic relationship of the site
Some grading is proposed off site on the pond Revise the plan to show
to surrounding conditions by limiting the use of retaining
parcel. Grading is shown through the drip line of the accurate canopy of
walls and by shaping the terrain through the use of smooth,
four existing trees and some boxwoods. Two of existing trees to remain.
rounded land forms that blend with the existing terrain. Steep
the trees are proposed to be replaced. Revise the plan to
cut or fill sections are generally unacceptable. Proposed
maintain grading outside
contours on the grading plan shall be rounded with a ten foot
The plan shows a wall near the top of the slope on of the drip line of all trees
minimum radius where they meet the adjacent condition.
the south side of the pond (north of the restaurant) and shrubs to remain.
Final grading should achieve a natural, rather than
ranging from 2' high at the east, to 6' high near
engineered, appearance. Retaining walls 6 feet in height and
the dumpster, to 4' high at the west end. The Provide details on the
taller, when necessary, shall be terraced and planted to blend
applicant's written description of the proposal wall to be constructed
with the landscape.
indicates that the wall and plants will provide north of the subject
screening for the drive-thru use. It isn't clear from parcel. Clearly show the
41
No grading, trenching, or tunneling should occur within the
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The location of travelway and drive-thru lanes relative to the EC and proposed trees; the lack of street trees between the paved area and the EC
2. The lack of on-site planting on the drive-thru window side of the site; the wall and planting proposed on the pond parcel
3. Coordination between the restaurant development and the pond; the appearance/treatment of the head wall and manhole
4. Perimeter/interior parking lot trees
Staff offers the following comments on the proposal:
Regardingthe Special Use Permit
Staff recommends that the ARB forward the following recommendation to the Planning Commission and Board of Supervisors:
The ARB cannot support the request for the Special Use Permit because the proposed site layout and landscape treatment do not meet the Entrance
Corridor Design Guidelines. The following items must be addressed:
1. There is insufficient landscapingto o mitigate the impacts of the drive-thru lanes on the EC:
a. Revise the plan to provide large shade trees, interspersed ornamentals, and shrubs between the travelway/parking lot and the EC, outside
of utilities and easements. Make this planting consistent with the planting approved along the frontage of Target, TGI Friday's, Pet
Smart and the bank to the south in the Hollymead Town Center.
b. Provide additional trees and shrubs to mitigate the impacts of the drive-thru lane on the north side of the site as viewed from the EC.
10
drip line of any trees or other existing features designated for
the drawings how this will be accomplished or
intended appearance of
preservation in the final Certificate of Appropriateness.
what the wall will look like.
the wall and clarify how
Adequate tree protection fencing should be shown on, and
it will screen the drive -
coordinated throughout, the grading, landscaping and erosion
thru use.
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
A stormwater pond is in place on the parcel to the
None.
drainage patterns) should be incorporated into the finished
north of the Bojangle's site.
site to the extent possible.
SUMMARY OF RECOMMENDATIONS
Staff recommends the following as the primary points of discussion:
1. The location of travelway and drive-thru lanes relative to the EC and proposed trees; the lack of street trees between the paved area and the EC
2. The lack of on-site planting on the drive-thru window side of the site; the wall and planting proposed on the pond parcel
3. Coordination between the restaurant development and the pond; the appearance/treatment of the head wall and manhole
4. Perimeter/interior parking lot trees
Staff offers the following comments on the proposal:
Regardingthe Special Use Permit
Staff recommends that the ARB forward the following recommendation to the Planning Commission and Board of Supervisors:
The ARB cannot support the request for the Special Use Permit because the proposed site layout and landscape treatment do not meet the Entrance
Corridor Design Guidelines. The following items must be addressed:
1. There is insufficient landscapingto o mitigate the impacts of the drive-thru lanes on the EC:
a. Revise the plan to provide large shade trees, interspersed ornamentals, and shrubs between the travelway/parking lot and the EC, outside
of utilities and easements. Make this planting consistent with the planting approved along the frontage of Target, TGI Friday's, Pet
Smart and the bank to the south in the Hollymead Town Center.
b. Provide additional trees and shrubs to mitigate the impacts of the drive-thru lane on the north side of the site as viewed from the EC.
10
The impacts of drive-thru related items (menu boards and other related items) can't be clearly determined from the information submitted:
Clearly show the location of the menu boards and other drive-thru related items on the plan. Shift these items to reduce impacts on the EC.
"Front and center" is not an appropriate location for menu boards or equipment. Add landscape screening to eliminate the view of these
items from the EC.
It is unclear how proposed screening features north of the site (wall and planting,) will provide screening for the drive-thru use: Provide
details on the wall to be constructed north of the subject parcel. Clearly show the intended appearance of the wall and clarify how it and the
nearby landscaping will screen the drive-thru use.
Regarding - the site plan and architectural design:
Staff recommends the following changes to the proposal:
1. Add the standard window glass note to the architectural drawings: Window glass in the Entrance Corridors should meet the following
criteria: Visible light transmittance (VLT) shall not drop below 4091o. Visible light reflectance (VLR) shall not exceed 30%.
2. Show the locations of rooftop and ground -mounted equipment on the plans and architectural elevations. Show how the equipment will be
screened from view.
3. Indicate the material of the dumpster enclosure. Provide a dumpster enclosure detail in the plan.
4. Provide additional trees and shrubs to mitigate the impacts of the drive-thru lane on the north side of the site as viewed from the EC.
5. Clearly show the location of the menu boards and other drive-thru related items on the plan. Shift these items to reduce impacts on the EC.
"Front and center" is not an appropriate location for menu boards or equipment. Add landscape screening to eliminate the view of these
items from the EC.
6. Revise the plan to include a treatment for the manhole and headwall that establishes an appropriate appearance for the EC. Coordinate this
treatment with the existing and proposed walls and landscaping.
7. Add the standard mechanical equipment note to both the site and architectural drawings. "Visibility of all mechanical equipment from the
Entrance Corridor shall be eliminated."
8. Provide a complete lighting plan for review. Match new fixtures to existing fixtures in the shopping center.
9. Revise the plan to provide large shade trees, interspersed ornamentals, and shrubs between the travelway/parking lot and the EC, outside of
utilities and easements. Make this planting consistent with the planting approved along the frontage of Target, TGI Friday's, Pet Smart and
the bank to the south.
10. Coordinate the location of existing and proposed trees. Ensure trees on the north side of the Target truck entrance are spaced no greater than
40' apart.
11. Provide a complete plant schedule with the landscape plan.
12. Add the standard plant health note to the 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."
13. Revise the plan to show the accurate canopy of existing trees to remain. Revise the plan to maintain grading outside of the drip line of all
trees and shrubs to remain.
14. Provide details on the wall to be constructed north of the subject parcel. Clearly show the intended appearance of the wall and clarify how it
and the nearby landscaping will screen the drive-thru use.
11
0F.130W1
This report is based on the following submittal items:
Sheet #
Drawing Name
Drawing Date/Revision Date
1 of 4
Cover Sheet
9-8-15
2 of 4
Regional Context Map & Parcel Overview
-
3 of 4
Conceptual Site Integration Plan
9-8-15
4 of 4
Conceptual Site Plan
9-8-15
1 of 2
Architectural Elements
9-8-15
2 of 2
Architectural Elements
9-8-15
-
Rear and Front Elevations
8-4-14
-
Drive-thru and side Elevations
8-4-14
-
Materials board: Metal roof. Construction Metal Products, copper penny; Storefront: Kawneer, clear anodized; EIFS: STO Corp
NA12-0023 IN STOPowerWall fine 80296 finish; Brick: Triangle Brick Co., Old South Handform
12