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HomeMy WebLinkAboutARB201500112 Staff Report 2015-12-14ARCHITECTURAL 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 3,808 sf Bojangle's fast food restaurant with a drive-thru window and associated site improvements. A special use permit is required for the drive- thru use. 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 December 21, 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 The site plan was eventually withdrawn.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 located 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. An application for the Bojangle's restaurant at Hollymead was reviewed by the ARB on October 5, 2015. There were a number of issues outlined in the staff report and discussed at the meeting, resulting in the applicant requesting deferral. Primary issues were the location of the drive-thru lane and related items, landscaping, and the relationship of the restaurant to the pond. No major issues were identified with the architectural design of the building. The applicant has submitted a revised site plan to address the major site issues identified in October. The analysis provided below analyzes the current plan based on the recommendations in the October staff report. No new architectural drawings have been provided, so the architectural comments from the October review are carried forward. ANALYSIS REF GUIDELINE ISSUE ON OCTOBER 5, 2015 OCTOBER 5, 2015 CURRENT ANALYSIS CURRENT RECOMMENDATION RECOMMENDATION Structure design 1 The goal of the regulation of the design of The proposed building uses brick, None at this time. No change. None at this time. development within the designated Entrance pilasters, water tables, stringcourses, Corridors is to insure that new development within and awnings in its design. Some of the corridors reflects the traditional architecture of these elements are modern the area. Therefore, it is the purpose of ARB review interpretations of historic features, and of these Guidelines, that proposed development but generally they are compatible within the designated Entrance Corridors reflect with historic buildings in the area. elements of design characteristic of the significant The overall form and scale of the historical landmarks, buildings, and structures of the building are not inconsistent with the Charlottesville and Albemarle area, and to promote form and scale of some historic orderly and attractive development within these buildings. corridors. Applicants should note that replication of historic structures is neither required nor desired. As with the Pantops Bojangle's, the design of the drive-thru window is 3 New structures and substantial additions to existing structures should respect the traditions of the minimal, restrained and coordinated architecture of historically significant buildings in the with the overall design of the Charlottesville and Albemarle area. Photographs of building. 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 None at this time. See #17419, below. See #17419, below. establish a pattern of compatible architectural colors appear to be compatible with characteristics throughout the Entrance Corridor in the materials and colors used in the order to achieve unity and coherence. Building Hollymead Town Center and designs should demonstrate sensitivity to other commercial buildings to the north nearby structures within the Entrance Corridor. and east of the subject parcel. 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 The brick, pilasters, water table and None. No change. None. scale. Scale should be integral to the building and site windows help establish a human design. scale. 12 Architecture proposed within the Entrance Corridor The proposed materials, the None. See comments under #17-19. See comments under #17- should use forms, shapes, scale, and materials to distribution of colors, and the 19. create a cohesive whole. pilasters and water table coordinate with 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 longer face the EC. 13 Any appearance of "blankness" resulting from Windows are distributed throughout None. No change. None. building design should be relieved using design the building elevations, and pilasters detail or vegetation, or both. and material color changes divide the walls to sufficiently eliminate blankness. 14 Arcades, colonnades, or other architectural The proposed building will appear None. No change. None. connecting devices should be used to unify groups of connected to the other buildings in buildings within a development. the shopping center through the use of compatible materials and colors. 15 Trademark buildings and related features should be The proposed design is consistent None. No change. See comments under #17- modified to meet the requirements of the Guidelines. with the approved design for the 19. 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 The window note does not appear on Add the standard window No change. Add the standard window highly tinted or highly reflective. Window glass in the the plans at this time, but the glass glass note to the glass note to the Entrance Corridors should meet the following for the Pantops restaurant met this architectural drawings. architectural drawings. criteria: Visible light transmittance (VLT) shall not requirement, so it is likely that the drop below 4001o. Visible light reflectance (VLR) guideline can also be met in this shall not exceed 3001o. Specifications on the proposed case. window glass should be submitted with the application or anal review. Accessory structures and equipment 17 Accessory structures and equipment should be It is assumed that there will be Show the locations of The dumpster location has Show the locations of integrated into the overall plan of development and rooftop equipment and that the rooftop and ground- shifted from the northwest rooftop and ground- shall, to the extent possible, be compatible with the parapet walls and the building's mounted equipment on the corner of the site to the west mounted equipment on building designs used on the site. finished floor elevation above the EC plans and architectural will work to sufficiently screen the elevations. Show how the end of the double row of the plans and parking spaces. The dumpster architectural elevations. 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate equipment from view. Additional equipment will be screened enclosure is faced with brick Show how the equipment siting, these features will still have a negative visual detail will be needed to confirm this. from view. and evergreens are proposed will be screened from impact on the Entrance Corridor street, screening around the enclosure. This view. should be provided to eliminate visibility. Dumpsters are proposed at the Indicate the material of the location and treatment are a. Loading areas, northwest corner of the site near the dumpster enclosure. expected to have an appropriate Provide additional trees b. Service areas, headwall at the storm pipe. A Provide a dumpster appearance for the EC. and shrubs to mitigate the c. Refuse areas, screening wall and planting are enclosure detail in the plan. drive-thru lane on the d. Storage areas, shown around the dumpsters. The Some of the off-site north side of the site as e. Mechanical equipment, material of the dumpster enclosure Provide additional trees and landscaping on the north side of viewed from the EC. f. Above-ground utilities, and has not been identified. Brick would shrubs to mitigate the drive- the drive-thru has shifted. g. Chain link fence, barbed wire, razor wire, and be an appropriate material choice. thru lane on the north side Except for the addition of three Revise the plan to make similar security fencing devices. of the site as viewed from The drive-thru lane travels from the the EC. groups of shrubs proposed the plants in the closer to the pond, the plant landscape easement 19 Screening devices should be compatible with the design of the buildings and surrounding natural south to the east to the north side of quantities don't seem to have legible, and to identify on vegetation and may consist of: the proposed building. On the east Clearly show the location increased significantly. The the plan and in the a. Walls, side, it reaches 10' from the Entrance of the menu boards and design may be more schedule all proposed off- b. Plantings, and Corridor. No trees are proposed other drive-thru related coordinated, but the planting in site plants. c. Fencing. between the drive-thru lane and the items on the plan. Shift this area is difficult to see due EC street; utilities and easements are these items to reduce to the rendering of the Clarify with a note(s) on shown in this area. (See #32, below, impacts on the EC. "Front landscape easement. the plan that all of the for additional information.) and center" is not an planting proposed on the appropriate location for Some of the planting proposed pond parcel will be Landscaping on the north side of the menu boards or equipment. on the pond parcel is located in completed with the site that would help mitigate the Add landscape screening to a landscape easement, some is construction of the drive-thru lanes on this side, is eliminate the view of these shown outside the easement and Bojangle's development. limited to off-site planting, and that items from the EC. noted as "by others". Planting planting consists of 6 trees and two required on the pond parcel to Label all drive-thru groups of shrubs. Trees and shrubs See #32, below, for mitigate the Bojangle's related elements on the are needed in this location to help additional development will need to be plan. establish an appropriate landscape at recommendations. completed with the construction the pond, but the lack of planting of the Bojangle's development. Revise the color of the area on site to mitigate the drive-thru rainguard to a more lane suggests that the proposal is an A menu board and rainguard neutral shade. Bronze over-development of the site. are proposed in front of the would be appropriate. building, though they are not The drive-thru menu board is not labeled on the plan. The Provide details on the noted on the plans, but a gap in the rainguard is a steel post size and finishes of all the row of shrubs is aligned with the supporting an angled aluminum drive-thru related center front of the building, and two canopy. Overall height is 10'2". equipment. items that might be equipment or The canopy color is identified menu boards are located in the gap. as "Coppertone" and is illustrated as a bright orange. Some visibility of the rainguard may be available to southbound traffic. Bright orange is not an appropriate color for this type of equipment in such a prominent location. Revising the color of the canopy to a more neutral shade, like bronze, would help mitigate the impact. The menu board and canopy would be angled toward drive- thru traffic, so the sign face would not be pointing at southbound EC traffic. Some of the plants proposed along the frontage would help mitigate the view of the menu board. An 18" berm along the frontage at the drive-thru lane would also help limit the view of the menu board. 20 Surface runoff structures and detention ponds should A stormwater pond is located Revise the plan to include a Landscaping is shown in the Revise the plan to include be designed to fit into the natural topography to avoid immediately to the north of the treatment for the manhole vicinity of the headwall, and the a treatment for the the need for screening. When visible from the subject parcel. The ARB previously and headwall that applicant has indicated that the manhole and headwall Entrance Corridor street, these features must be fully asked for coordination between the establishes an appropriate proposed retaining wall will be that establishes an integrated into the landscape. They should not have subject parcel and the pond in terms appearance for the EC. incorporated with the existing appropriate appearance the appearance of engineered features. of grading, landscaping and overall Coordinate this treatment features, but no details have for the EC. Provide appearance. In particular, the with the existing and been provided. details. Treatment shall treatment of the headwall was a proposed walls and not be limited to concern. In this proposal, there is no landscaping. landscaping. Coordinate proposed treatment for the headwall this treatment with the and the general area is treated as a existing and proposed service area. The headwall and walls and landscaping. manhole are visible from the EC and currently do not have an appropriate appearance. 21 The following note should be added to the site plan and The note is needed on both the Add the standard The note has been added to the Add the standard the architectural plan: "Visibility of all mechanical architectural and site plans. mechanical equipment note landscape plan. mechanical equipment equipment from the Entrance Corridor shall be to both the site and note to the architectural eliminated." architectural drawings. drawings. Lighting No lighting information has been Provide a complete lighting The lighting plan will be Provide a complete provided yet. Fixtures should match plan for review. Match new submitted with the next phase lighting plan for review. those in the town center. fixtures to existing fixtures of review. Match new fixtures to in the shopping center. existing fixtures in the The rainguard at the menu shopping center. board has an LED light fixture attached to the underside of the Revise the rainguard to canopy. It may be possible to eliminate views of its see the illuminated fixture from light fixture. the road due to the angle of the canopy. Direct views of the fixture should be eliminated. Landscaping 7 The requirements of the Guidelines regarding Complete landscaping details have Revise the plan to provide The drive-thru lane and parking Increase the proportion of landscaping are intended to reflect the landscaping not yet been provided, but plant large shade trees, lot travelway have been shifted shrubs in the characteristic of many of the area's significant locations are shown. Trees are interspersed ornamentals, 10' further back from the EC shrub/perennial planting historic sites which is characterized by large shade shown at the east end of the and shrubs between the than in the previous plan. Pin along the EC frontage. trees and lawns. Landscaping should promote visual development, with a break in front of travelway/parking lot and Oaks, 31/2" caliper at planting, order within the Entrance Corridor and help to the building, and some smaller trees the EC, outside of utilities are proposed along the EC integrate buildings into the existing environment of are interspersed. These trees are not and easements. Make this frontage. They are not spaced the corridor. in the typical location between the parking/travelway and the property planting consistent with the planting approved along the exactly 35' on center, but there is an equivalent quantity. Two 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials that share similar characteristics. Such common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. line along the EC. (The parking lot travelway is shown less than 10' from the right-of-way, which does not meet ordinance requirements.) The trees are located primarily in planting islands (and off-site), with a parking lot travelway and drive-thru lane running beyond the trees and frontage of Target, TGI Friday's, Pet Smart and the bank to the south. of the six trees are located in islands in the parking lot. Although they are technically interior parking lot trees, they contribute to a consistent row and the layout appears to be a good compromise given the site constraints. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: within 10' of the EC. Utilities run a. Large shade trees should be planted parallel to the along the EC frontage of the parcel, No interspersed ornamental Entrance Corridor Street. Such trees should be at approximately 30' in width. Because trees have been provided along least 3'h inches caliper (measured 6 inches above the trees cannot be planted in the the EC. ground) and should be of a plant species common to easements, the trees proposed at the the area. Such trees should be located at least every east (EC) end of the site are actually Shrub and perennial planting 35 feet on center. interior to the site and only a single along the frontage has increased b. Flowering ornamental trees of a species common to row of shrubs is provided between significantly. The quantity and the area should be interspersed among the trees the paving and the EC. This will not distribution of plants is now required by the preceding paragraph. The ornamental establish an appropriate appearance more similar to that along the trees need not alternate one for one with the large for the EC. It would not be Target frontage, but the shade trees. They may be planted among the large appropriate for a typical commercial majority of plants are smaller shade trees in a less regular spacing pattern. building and is not appropriate for a perennials (though with 4- c. In situations where appropriate, a three or four special use drive-thru. Increased season interest) and low board fence or low stone wall, typical of the area, planting area would allow for growing shrubs, rather than should align the frontage of the Entrance Corridor appropriate planting. The lack of shrubs that will acquire some street. street trees suggests that the height and substance. The d. An area of sufficient width to accommodate the proposed use is an overdevelopment Target planting includes a much foregoing plantings and fencing should be reserved of the site given the existing site higher proportion of shrubs. parallel to the Entrance Corridor street, and exclusive constraints. of road right-of-way and utility easements. Because this site is a part of the Hollymead Town Center, appropriate frontage landscaping would be consistent with the adjacent frontage landscaping in the center, which is more varied and greater in quantity than that shown on the proposed plan. 33 Landscaping along interior roads: Two trees are proposed to be added Coordinate the location of Trees along the Target truck None. 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. in the planting 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. entrance road are spaced 40' on center and are coordinated with the existing trees to remain. 34 Landscaping along interior pedestrian ways: A sidewalk is provided along the None. A row of Blue Princess holly is None. a. Medium trees should be planted parallel to all parking row closest to the building. proposed along the sidewalk interior pedestrian ways. Such trees should be at least Small trees are provided along it. adjacent to the drive-thru lane. 2'/2 inches 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 Revise the landscape plan See #7, #8 and #32, above. Shift the shrub groups to a. Large trees should align the perimeter of parking of the parking area, but not at the to provide EC frontage screen the parking spaces areas, located 40 feet on center. Trees should be perimeter of all paved areas. The planting consistent with the Trees along the Target truck and drive-thru lane that planted in the interior of parking areas at the rate of trees are in planter islands on the east rest of Hollymead Town entrance road are spaced 40' on front the corridor. one tree for every 10 parking spaces provided and and west sides of the parking lot with Center. center and are coordinated with should be evenly distributed throughout the interior travelways beyond extending to the the existing trees to remain. of the parking area. property lines. As currently Revise the landscape plan b. Trees required by the preceding paragraph should proposed, the trees on the east side to provide large shade trees Shrubs and perennials are measure 2'/2 inches caliper (measured six inches are intended to double as EC on the south side of the proposed in groups along the above the ground); should be evenly spaced; and frontage trees, and trees on the south parking lot spaced no EC frontage. Of these plants, should be of a species common to the area. Such side double as interior road trees. greater than 40' on center. the inkberry holly grows the trees should be planted in planters or medians Trees on the south side do not Coordinate the plan to tallest - typically to 4'. These sufficiently large to maintain the health of the tree exactly meet the 40' on center eliminate conflicts between holly groups, and/or other and shall be protected by curbing. requirement and there appear to be existing and proposed trees. groups of shrubs, should be c. Shrubs should be provided as necessary to conflicts between existing and located to screen the parking minimize the parking area's impact on Entrance proposed trees in this area. spaces and the drive-thru lane Corridor streets. Shrubs should measure 24 inches in that front the corridor. The height. There are no trees actually interior to perennial plants are not the parking lot. Five interior trees are sufficient for the required required based on the 51 parking screening, but some can be used spaces proposed. (50 spaces are to supplement the shrubs. required.) A single row of shrubs is shown along most of the paved area that fronts the EC. There is a gap in the 10 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 mitigate the drive-thru lane. 36 Landscaping of buildings and other structures: Shrubs are shown at the front end of Add trees and shrubs to See #17-#19, and #35. See #17419, and #35. a. Trees or other vegetation should be planted along the building. No additional shrubs mitigate the impacts of the the front of long buildings as necessary to soften the beyond those needed to meet other drive-thru lanes on the appearance of exterior walls. The spacing, size, and requirements are provided to north and east sides of the type of such trees or vegetation should be determined mitigate the drive-thru lanes. site. by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, Trees on the north side of the buildings, and other structures; dumpsters, accessory building and drive-thru lane are buildings and structures; "drive thru" windows; actually located off site, at the top of service areas; and signs. Shrubs should measure at the slope down to the stormwater least 24 inches in height. pond. The applicant indicates that trees and walls in this area 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 Provide a complete plant A plant schedule has been Include the plants that are a. Plant species required should be as approved by yet been provided. schedule with the landscape provided, but the plants on the proposed on the pond the Staff based upon but not limited to the Generic plan. pond parcel don't seem to be parcel in a landscape Landscape Plan Recommended Species List and included. schedule. Native Plants for Virginia Landscapes (Appendix D). 38 Plant health: The note will be needed. Add the standard plant The note has been added to None. The following note should be added to the landscape health note to the plan. sheet C4. 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 10 6 Site development should be sensitive to the existing The drive-thru lane is kept separate Revise the plan to provide The drive-thru lane and parking See landscape and natural landscape and should contribute to the from the parking area, but the large shade trees, lot travelway have been shifted grading creation of an organized development plan. This may travelways in both areas project interspersed ornamentals, approximately 10' further away recommendations. be accomplished, to the extent practical, by beyond the line of trees at the east and shrubs between the from the EC. This has allowed preserving the trees and rolling terrain typical of the end of the site. The result is travelway/parking lot and the placement of shade trees in Show how the appearance area; planting new trees along streets and pedestrian insufficient landscaping to mitigate the EC, outside of utilities a row along the frontage, with of the headwall and ways and choosing species that reflect native forest the paved area and drive-thru lane. and easements. two of the six trees in islands in manhole will be elements; insuring that any grading will blend into the parking lot. This layout improved, coordinated the surrounding topography thereby creating a The front of the building faces the Show how the appearance appears to be a good with the development, continuous landscape; preserving, to the extent EC and the building is oriented of the headwall and compromise given the site and made appropriate for practical, existing significant river and stream valleys parallel to the EC street. However, manhole will be improved, constraints. the EC. which may be located on the site and integrating an orientation where the long side of coordinated with the these features into the design of surrounding the building faces the EC (with the development, and made Shrub and perennial planting development; and limiting the building mass and front of the building facing north) appropriate for the EC. along the frontage has increased height to a scale that does not overpower the natural might be considered if such significantly. See landscape and settings of the site, or the Entrance Corridor. orientation allows for appropriate landscaping between the paved areas Provide details on the wall to be constructed north of grading comments for additional information. 39 The relationship of buildings and other structures to the Entrance Corridor street and to other and the EC. (Note that the front of the subject parcel. Clearly development within the corridor should be as the building would not face the EC show the intended follows: with this reorientation.) appearance of the wall and a. An organized pattern of roads, service lanes, bike clarify how it will screen paths, and pedestrian walks should guide the layout Previously, the ARB asked for the drive-thru use. of the site. coordination between the restaurant b. In general, buildings fronting the Entrance on this site and the pond to the north. Corridor street should be parallel to the street. The previous proposal was Building groupings should be arranged to parallel the accomplishing this with landscaping Entrance Corridor street. and an "overlook" at the pond. In c. Provisions should be made for connections to this proposal, the area in which the adjacent pedestrian and vehicular circulation previous overlook was proposed is systems. used as a dumpster. The applicant d. Open spaces should be tied into surrounding areas has cited a wall and landscaping on to provide continuity within the Entrance Corridor. the pond parcel to help screen the e. If significant natural features exist on the site drive-thru use, suggesting that a (including creek valleys, steep slopes, significant separation, rather than coordination, trees or rock outcroppings), to the extent practical, is intended. The appearance of the then such natural features should be reflected in the wall and its ability to screen are site layout. If the provisions of Section 32.5.6.n of unclear from the proposal. the Albemarle County Zoning Ordinance apply, then 11 12 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 Some grading is proposed off site on Revise the plan to show the The grading and the plants in Revise the plan to make the site to surrounding conditions by limiting the use of the pond parcel. Grading is shown accurate canopy of existing the area north of the drive-thru the plants and grading in retaining walls and by shaping the terrain through the through the drip line of four existing trees to remain. Revise the lane are difficult to see due to the landscape easement use of smooth, rounded land forms that blend with the trees and some boxwoods. Two of plan to maintain grading the rendering of the landscape legible. existing terrain. Steep cut or fill sections are generally the trees are proposed to be replaced. outside of the drip line of easement. unacceptable. Proposed contours on the grading plan all trees and shrubs to Terrace retaining walls 6' shall be rounded with a ten foot minimum radius where The plan shows a wall near the top remain. The retaining wall is proposed in height or taller, or they meet the adjacent condition. Final grading should of the slope on the south side of the to be constructed of a show why the terracing achieve a natural, rather than engineered, appearance. pond (north of the restaurant) Provide details on the wall segmented stacking block from isn't necessary to Retaining walls 6 feet in height and taller, when ranging from 2' high at the east, to 6' to be constructed north of the Eagle Bay company. The establish an appropriate necessary, shall be terraced and planted to blend with high near the dumpster, to 4' high at the subject parcel. Clearly style is Diamond Pro; the color appearance along the EC. the landscape. the west end. The applicant's written description of the proposal indicates show the intended appearance of the wall and is James River. Photos on the company's web site suggest 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing that the wall and plants will provide clarify how it will screen that James River is a mix of features designated for preservation in the final screening for the drive-thru use. It the drive-thru use. shades of tan. The wall would Certificate of Appropriateness. Adequate tree isn't clear from the drawings how have a maximum height of 8'. protection fencing should be shown on, and this will be accomplished or what the The plan does not show a coordinated throughout, the grading, landscaping and wall will look like. stepped wall at heights over 6'. erosion and sediment control plans. Site section B -B shows that the 42 Areas designated for preservation in the final Certificate of Appropriateness should be clearly retaining wall is not intended to delineated and protected on the site prior to any screen the drive-thru. 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, A stormwater pond is in place on the None. No change. None. new drainage patterns) should be incorporated into parcel to the north of the Bojangle's the finished site to the extent possible. site. 12 1.100T1uM:ZYI]a9OccI]U1UI11 117NY[13eki Staff recommends the following as the primary points of discussion: 1. The location of travelway and drive-thru lanes relative to the EC; the position of frontage trees 2. The location, character and quantity of planting on the drive-thru window side of the site 3. The appearance, treatment and coordination of the head wall, manhole and retaining wall Staff offers the following comments on the proposal: Regardingthe he Special Use Permit Staff recommends that the ARB forward the following recommendation to the Planning Commission and Board of Supervisors: The ARB can support the request for the Special Use Permit with the following conditions: 1. Provide additional planting, to the satisfaction of the ARB, to mitigate the impacts of the drive-thru lane as viewed from the north on the EC. This planting shall be completed with the Bojangle's development. 2. Provide a treatment for the manhole and headwall that establishes an appropriate appearance for the EC, to the satisfaction of the ARB. 3. Locate and provide appropriate treatments for all drive-thru related equipment, to the satisfaction of the ARB. Re ag rdim the Preliminary Site Plan: Staff offers the following comments on the preliminary plan: 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 4001o. Visible light reflectance (VLR) shall not exceed 3001o. 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. 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. 4. Revise the plan to make the plants in the landscape easement legible, and to identify on the plan and in the schedule all proposed plants north of the parcel. 5. Clarify with a note(s) on the plan that all of the planting proposed on the pond parcel will be completed with the construction of the Bojangle's development. 6. Label all drive-thru related elements on the plan. 7. Revise the color of the rainguard to a more neutral shade. Bronze would be appropriate. 8. Provide details on the size and finishes of all the drive-thru related equipment. 9. Revise the plan to include a treatment for the manhole and headwall that establishes an appropriate appearance for the EC. Provide details. Treatment shall not be limited to landscaping. Coordinate this treatment with the existing and proposed walls and landscaping. 10. 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." 11. Provide a complete lighting plan for review. Match new fixtures to existing fixtures in the shopping center. 12. Revise the rainguard to eliminate views of its light fixture. 13. Increase the proportion of shrubs in the shrub/perennial planting along the EC frontage. 14. Shift the shrub groups to screen the parking spaces and drive-thru lane that front the corridor. 15. Terrace retaining walls 6' in height or taller, or show why the terracing isn't necessary to establish an appropriate appearance along the EC. 13 TABLE A This report is based on the following submittal items: Sheet # Drawing Name Revision Date Sheet # Drawing Name Revision Date 1 of 5 Cover Sheet 12-2-2015 C4 Conceptual Site Plan 12-2-2015 C2 Regional Context & Existing Conditions 12-2-2015 C5 Site Sections 12-2-2015 C3 Demolition & Inter -parcel Connectivity Plan 12-2-2015 9-8-15 conceptual site plan with red -line mark-ups highlighting changes 14