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HomeMy WebLinkAboutSDP200800154 Staff Report 2009-02-02ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2008 -151: Re- Store'n Station ARB- 2008 -150: Re- Store'n Station Signs Review Type Preliminary Review of a Site Development Plan Certificate of Appropriateness for Signs Parcel Identification Tax Map 55B, Parcel 1 Location Located on the south side of Rockfish Gap Turnpike (Rt 250 W) approximately 1500 feet west of the intersection with Old Trail Drive. Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant Jeffries Il LLC, Jeffrey Sprouse Magisterial District Whitehall Proposal To construct a convenience store and gas station with associated fuel pump canopies. To construct an LED illuminated freestanding fuel sign, a gas pump canopy sign, a building entrance sign, and an illuminated building sign. ARB Meeting Date February 2, 2009 Staff Contact Eryn Brennan SITE/PROJECT HISTORY The ARB has never reviewed a case concerning Tax Map 55B, Parcel 1. A preliminary site development plan is currently under review by Current Development. The applicant did submit an earlier version of this application on October 13, 2008 to be reviewed by the ARB on December 1, 2008. The application was reviewed by staff, and a staff report written and submitted with the ARB packets for the December 1, 2008 meeting. The applicant requested a deferral on November 26, 2008, and the application was never reviewed by the ARB. The applicant submitted a revised application, with minor revisions regarding signage, material, and color, to address some of the issues in the 1211/08 staff report. This report is an analysis of that revised submittal.The applicant's detailed response to staff's original staff report is included in their current submittal. CONTEXT The subject parcel is 4.06 acres in size and located south of Rockfish Gap Turnpike (Route 250 West), approximately 850 feet east of the intersection at Interstate 64. The entire site is grassy, and the front north) half of the site is flat, while the rear (south) half slopes down to the adjoining parcels to the rear. Although the subject parcel has no wooded areas with the exception of a small pocket of hardwood and evergreen trees along the south lot line, wooded areas along the adjoining property lines exist to the east and west. To the north across Route 250 lie two single - family residences and the D and W Market and gas ARB 2/2/2009 Re- Store'n Station - Page 1 station, with two fuel pumps and a canopy. The adjoining parcel to the east is a developed site owned by the Yancey Lumber Corporation containing a one -story building and multiple trucks and storage containers. The adjoining parcel to the west contains a one -story building (Crozet Moose Lodge). VISIBILITY The proposed building will be highly visible from the EC. The five -pump fuel canopy also will be clearly visible from the EC, and the three -pump canopy will be somewhat visible from the EC. The proposed illuminated wall sign, monument sign, hanging entrance sign, and fuel pump canopy sign will be clearly visible from the EC. PROJECT DETAILS The applicant proposes to construct a 7,000 sq. ft. two -story building on the northeast corner of the lot near the EC, one five -pump fuel canopy aligned with the main building, and one three -pump I'uel canopy perpendicular to the south end of the five -pump fuel canopy. The proposed building includes a convenience store on the lower floor and 1,000 sq. ft. of finished office space under the large gable roof on the second floor. The proposed building consists of a wood frame with exterior brick sheathing, wood panel accents, and half -round wood shingle siding in the gables. The two fuel pump canopies are proposed with the same roof configuration as the building. The applicant is proposing to install an LED illuminated freestanding monument fuel sign, a gas pump canopy channel letter sign, a sign over the entrance on the west elevation, and an externally illuminated building sign in the gable on the north elevation. Details of the sign proposals are outlined in Attachment A. ANALYSIS based on: Building elevations and fuel pump canopy elevation, date December 10, 2008 Site Plan Sheets 1 -1 1, date September 18, 2008 Sign analysis based on five sign drawings received December 15, 2008 A wood sample for a proposed fence not shown on the site plan, submitted December 15, 2008 A brick sample for the proposed building, submitted December 15, 2008 A sample of the "Classic Copper" roof material, submitted December 15, 2008. Color samples for the proposed building and color strip in the fuel -pump canopy: BM Straw 2154 -50 Cream, BM Tarrytown Green HC -134 Dark Green, and BM Brilliant White E -01 White. submitted December 15, 2008 SITE ISSUES: Issue Orientation of building and fuel canopies Comments The proposed building and fuel pump canopies are not aligned with the EC. The skewed orientation of the building and fuel pump canopies in relation to the EC presents an awkward appearance and is inconsistent with the EC Guidelines. Recommendations Revise the drawings to show the short end of the building, the short end of the front fuel pump canopy, and the long end of the rear fuel pump canopy exactly parallel to the EC. Issue Relationship of vehicular entrance to the building Comments The curb of the vehicular entrance abuts the NW corner of the sidewalk at the proposed building. This condition presents an awkward appearance and obstructs landscaping around the building. ARB 2/2/2009 Re- Store'n Station - Page 2 Recommendations Revise the drawings to show the vehicular entrance in a location that does not obstruct landscaping near the building and provide a continuous and integrated planting scheme around the northwest corner of the building. Issue Existing trees not shown on Existing Conditions and Demolition Plan Comments An existing wooded area is located between the east edge of the parcel and Free Town Lane. Sheet 3 Existing Conditions and Demolition Plan identifies the wooded area, although the convention used is confusing and unclear. The canopy and drip line of the wooded area extends over the applicant's parcel and proposed development. More specific information regarding the drip line and location of the existing trees along the east edge of the parcel area is needed to determine the impact of the proposed development on the wooded area, and the appropriate level and type of planting required on the site. Sheet 10 Landscaping /Site Lighting Plan shows new plantings along the south perimeter of the site, yet Sheet 3 Existing Conditions and Demolition Plan shows trees already existing in that area. Recommendations Revise Sheet 3 Existing Conditions and Demolition Plan to show the location and drip line of existing trees located along the eastern edge of the parcel in between the property line and Free Town Lane in order to determine the impact of the proposed development on the existing wooded area. Also show tree protection fencing on the site plan. Show the location of existing trees in the south portion of the parcel on Sheet 3 E.visting Conditions and Demolition Plan and coordinate the revised plan with Sheet 10 Landscaping /Site Lighting Plan. Identify any trees intended to be removed on Sheet 3 Existing Conditions and Demolition Plan. Issue Site Grading Comments The site grading shown on Sheet 6 Grading Plan at the southeast corner of the proposed parking area cuts into the existing topography at a 90 degree angle, which does not meet the EC Guideline that states cut slopes should be rounded to meet adjacent conditions. The site grading in the southeast corner of the development also occurs within the drip line of adjacent trees. The site grading along the southern portion of the proposed development is too steep to sustain the proposed landscaping. In general, the site grading in the southeast portion of the development is not sensitive to the existing natural landscape. Recommendations Revise the site grading shown on Sheet 6 Grading Plan at the southeast corner of the proposed parking area to be more rounded to meet adjacent conditions, to not cut into the drip line of the adjacent trees, and to be more sensitive to the existing natural landscape as stated in the guidelines. Issue Plantings — Sheet 10 Landscaping /Site Lighting Plan Comments 1. The location of the development is clustered near the northeastern corner of the lot closest to the EC and is not sensitive to existing natural features on the site, including a substantial treeline located along the eastern edge of the property line. 2. A red maple is shown planted on top of a sewer line behind the west row of parking spaces. ARB 2/2/2009 Re- Store'n Station - Page 3 3. No perimeter parking lot trees are shown lining the north portion of the west row of parking spaces. Trees in this location would significantly help mitigate the impact of the fuel pump canopy and are required by the EC Guidelines. The applicant has indicated that trees cannot be planted in this location because it is the location of a proposed drainfield. Also, no shrubs are proposed in conjunction with the trees along this area to help mitigate the impact of the proposed parking on the EC. 4. The applicant has indicated that posts and a chain will be used to block the stub -out for future connection to the adjacent parcel. This is expected to have a service appearance that would be inappropriate for the EC. The applicant has also indicated that shrubs will be planted in front of the posts and chain, although no shrubs are shown on the landscape plan in this area. 5. The evergreen trees proposed along the east side of the building and rear parking area present an unnatural, wall -like appearance that is not appropriate for the EC, nor compatible with the rural character of the surrounding area. The evergreen trees toward the rear of the building will not likely survive in such a steeply graded area. Also, no shrubs are proposed in conjunction with the trees. 6. No flowering ornamental trees are proposed in conjunction with the plantings fronting the EC as is required by the EC Guidelines. The plant schedule mistakenly labels Thuja Occidentalis Eastern Arborvitae) as an ornamental tree. 7. The planting scheme along the EC shows staggered trees intermixed with shrubs planted in straight, linear rows. The contrast of staggered trees and linear rows of shrubs presents an uncoordinated appearance. 8. Pinus Strobus (Eastern White Pine) should not be included in the plant schedule due to a current insect infestation killing these trees. 9. The quantity of Abelia in the plant list does not match the number illustrated on the plan. 10. The perimeter trees shown along the south and west parcel boundaries help mitigate the impact of the proposed development. However, item 5 in the Landscape Planting Notes states that "the final plant layout should resemble a random and natural placement of plants," which is contrary to the planting scheme shown on the plan. The plants as shown on the plan present a repeating pattern not in harmony with the existing topography and natural character of the site. Recommendations 1. Relocate the proposed development a bit further west on the site in order to minimize its impact on the treeline located along the eastern edge of the property line. 2. Relocate the red maple currently proposed behind the west row of parking spaces to eliminate the sewer line conflict. 3. Revise Sheet 10 Landscaping /Site Lighting Plan to show more plantings and a more integrated planting scheme along the west row of parking spaces using trees and shrubs to mitigate the appearance of the parking lot and the fuel pump canopy. Trees and shrubs with planting sizes in excess of the standard minimums would be appropriate. If the current site layout does not allow for plants in this location, the site layout should be revised to meet the ARB Guidelines. 4. Indicate on the site plan the materials to be used for the stub -out barrier. Wood posts and a rope would be most appropriate for the EC and compatible with the proposed building. Revise the landscape plan to show any proposed plantings in front of the bollards and tie. 5. Revise the planting scheme along the east edge of the site to present a less wall -like and more natural appearance by incorporating shrubs and deciduous and ornamental trees. Revise the steep grading in the southwest corner of the site as necessary to achieve this goal. 6. Revise the planting scheme along the EC to include native flowering ornamental trees. Revise the planting schedule to show Thuja only as a screening tree. 7. Revise the planting scheme along the EC to show the shrubs more integrated and coordinated ARB 2/2/2009 Re- Store'n Station - Page 4 with the proposed trees. 3. Replace the Pinus Strobus (Eastern White Pine) in the planting schedule with a screening tree that is not susceptible to insect infestation. Revise the landscape plan and /or plant list to coordinate the quantity of Abelia. 10. Revise the planting scheme along the west and south parcel boundaries to "resemble a random and natural placement of plants" as stated in the landscape planting notes. Issue Lighting — Excessive Illumination Comments Cut sheets have been provided for the various light fixtures and light poles, but due to the copy quality several sheets are illegible. The color and finish of the proposed light fixtures and poles is either illegible or has not been provided. The applicant also provided individual (8 1 /2 x 1 1) cut sheets of all proposed lighting. Lighting cut sheets, illustrating the fixture and placement of the bulb, must be included in the full size set of drawings and not on smaller, separate sheets. Some of the light level readings on Sheet 11 Photometric Plan are obscured by architectural elements and are not legible. Light should be appropriate for safe fuel dispensing, but should be contained on the site and not spill over onto adjacent properties or streets. According to the Illuminating Engineering Society IES) standards, appropriate light levels for service station canopies range from 20 to 30 foot candles (fc). The 30 fc level corresponds to the typical maximum the ARB allows for vehicle display lots in the ECs. The light fixtures should also be flush - mounted to eliminate glare. Proposed light levels under the fuel canopies exceed 30 fc. The standard lighting note regarding spillover is missing from the plan. Recommendations Revise the lighting plan to include legible cut sheets for the proposed lighting within the set of full size site planflighting plan drawings. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for free - standing pole mounted light fixtures in the EC. Revise Sheet 11 Photometric Plan to clearly show all the light levels in the calculation grid. Revise the lighting plan to show that no light levels will exceed 30 fc and state on the plan that the lighting will be flush - mounted. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." ARCHITECTURAL ISSUES: Issue Building Design Comments 1. The overall design aesthetic of the gas station utilizes a train station motif. The applicant has included pictures of train stations from Bellefont, Pennsylvania, Tomball, Texas, and Santa Rosa, California as examples of the architectural elements used for Restore n' Station. While the train station elements may be appropriate in their respective locations, these elements, specifically the type of wood cargo doors, are not found in either historic or contemporary train stations in Charlottesville or Albemarle County, and hence, are not compatible with the significant forms and features found in this region. The wood cargo doors also present a fake, barn -like appearance ARB 2/2/2009 Re- Store'n Station - Page 5 not appropriate for the function of the building or the EC. 2. The overall configuration of the gables along the second story of the front (west) elevation does not present a coordinated, unified appearance. The gables do not relate or correspond to any window or door openings on the first floor, and one would expect the large gable to reinforce the building entrance, but it does not. The result is a confusing, awkward appearance. 3. There is an unbalanced distribution of doors and windows along the front (west) and left (north) facades of the first story. This contributes to an uncoordinated, awkward appearance. 4. It is unclear from the elevations whether all the windows and transoms are true windows. 5. Two windows are proposed in the large gable on the front (west) elevation. Their location at the base of the gable presents an awkward appearance and their dimensions do not match the dimensions of the windows on the first floor. 6. The rear (east) elevation, visible from the EC, has a long expanse of blank wall and equipment screening wall in the center of the building. The EC Guidelines indicate that blank walls should be relieved by architectural details, vegetation, or both. The applicant has proposed a row of" screening trees along the cast elevation. Given the proximity to the EC, an appropriately designed elevation enhanced by landscaping would be more consistent with the EC Guidelines than a blank wall hidden by evergreens. 7. A dumpster pad and generator enclosure are provided on the southeast corner of the building. Details concerning the dumpster and generator enclosures were not included on the plan. The applicant has indicated in their comments that stockade fencing may be used in lieu of an enclosure, and a material sample has been provided. If this is the case, additional information concerning the design of the fence is required. 8. The standard note regarding accessory structures and equipment is not included on the site plan. 9. The "typical pilaster detail" included on the elevation drawing shows where the pilaster meets the soffit of the porch roof, but does not clarify the relationship of the pilaster to the wall. It is also difficult to discern the material used for the pilasters. Recommendations: 1. Revise the elevations to eliminate the wood cargo doors and use an architectural element compatible with the significant forms and features of Charlottesville and Albemarle County's architecture, the function of the building, and the EC Guidelines. 2. Revise the scale and position of the gables to help organize the building elements and simplify the overall design. 1 Revise the front (west) and left (north) facades to show a more balanced and cohesive distribution of doors and windows along the first story. 4. Provide a note on the drawings indicating all the windows are real. 5. Revise the location of the windows in the large gable on the front (west) elevation and revise the dimensions of the windows to be more proportional to the first floor windows. 6. Revise the rear (east) elevation to show the blank wall relieved by architectural elements in conjunction with appropriate plantings to enhance rather than screen the fagade from the EC. 7. Provide a dumpster and generator enclosure detail on the plan. Ensure that both enclosures are coordinated with the proposed development. If the applicant intends to use stockade fencing instead of an enclosure, additional information concerning the design of the fencing is required. 8. Include the following note on the site plan and architectural drawings, "No accessory structures or equipment shall be visible from the EC." 9. Clarify the articulation of the "pilaster" elements, particularly their relationship to the wall, and provide a detail. ARB 2/2/2009 Re- Store'n Station - Page () Issue Materials and Color Comments The following colors and materials are proposed for the building: "Appomattox" color Old Virginia Brick, "Classic Copper" color metal roofing, Natural Wood Half -Round Shingle /Shake Siding, BM Straw 2154 -50 Cream wooden support brackets, BM Tarrytown Green HC -134 Dark Green trim, and Medium Oak Finish Wood Cargo Doors. The black and white elevation drawings are helpful in understanding the details of the design of the proposed building. However, color elevation drawings, with colors that closely approximate the proposed materials, would assist in understanding the overall design scheme including the structure's material. The material for the brackets and trim is not identified on the elevation drawings. It is anticipated that the "Classic Copper" color proposed for the metal roof on the building and fuel pump canopies will not be harmonious with the red brick, and the reflective quality of the material is inappropriate in the EC. A single brick for the brick sample has been provided. A single brick does not provide an overall understanding of what the building exterior will look like or the relationship between the brick and mortar. A finish schedule has not been provided on the architectural elevations. Recommendations Submit color drawings of the elevations in conjunction with the black and white elevations. Identify the material for the brackets and trim on the elevation drawings. Eliminate the vinyl shingle /shake siding material from the gables. Revise the color for the roof material on the proposed building and fuel pump canopies to a less reflective and more subdued color compatible with the brick and EC. Provide a larger brick sample to show what the exterior wall will look like and the relationship between the brick and mortar. Provide a finish schedule on the architectural elevations. Issue Fuel Pump Canopies Comments The roof of the fuel pump canopy matches the design of the roof of the proposed building, which presents a coordinated appearance. However, the height also matches the height of the building. The matching height accentuates the fuel pump canopy and competes with the store as the primary structure, which heightens rather than minimizes the fuel pump canopy's visual impact on the EC. The EC guidelines provide standards for fuel pump canopy size. Maximum sizes are provided for one- two- and three - island canopies where the islands run parallel to the length of the canopy. Based on the three - island canopy dimensions, the maximum length of a five - island canopy with islands parallel to the length of the canopy would be 108'. Using the 26' width of the single - island canopy, the maximum length for a five - island canopy with islands perpendicular to the length of the canopy would be 130'. In either case, the proposed canopy length is excessive at 135'. A reduced canopy length would reduce visual impacts on the EC. The triple duel -color banding in the fascias of the fuel pump canopies do not present a minimalist appearance as required in the EC Guidelines and is visually obtrusive. The EC Guidelines limit the number of colors allowed for the fascia to one. Detailed drawings showing the length of each fuel canopy have not been provided on the site plan. ARB 2/2/2009 Re- Store'n Station - Page 7 The fuel canopy elevations do not state the fascia material or method of illumination. The architectural drawings show the length of the rear canopy at 58', but the site plan shows it at over 60'. Recommendations Reduce the height of the roof of the fuel pump canopy to minimize its visual impact on the EC. Reduce the length of the fuel pump canopy to 108' in order to reduce its visual impact on the EC. Reduce the banding in the fascias of the fuel pump canopies from three to one to present a more minimalist and less obtrusive design as required by the EC Guidelines. Similarly, reduce the number of colors proposed for the fascia to one. The BM Brilliant White E -0 1 is recommended. Add dimensions to the site plan showing the length of each fuel canopy. Indicate on the drawings the fascia material. Add a note to confirm that the fascia will not be illuminated. Coordinate the length of the rear fuel -pump canopy on the site plan and architectural drawings. SIGN ISSUES NOTE: The signs shown on the elevation drawings are not accurate and have not been considered in the review. The individual sign drawings submitted with the application represent the applicant's current proposal. See Attachment A for details of the sign proposals. Issue: Number of Colors Used Comments: The colors proposed for all the signs are: Yellow Pantone 1205C, Green Pantone 377C, Brown Pantone 126C, Dark Green Pantone 350C. The proposed freestanding monument sign has an additional two colors: black and white. The EC Sign Guidelines state that three colors or fewer are appropriate for the EC. However, the four colors proposed for all the signs present a coordinated color palette appropriate for the EC. The additional black and white colors proposed for the freestanding monument sign are also appropriate with the proposed color palette. Measurements for the letters and logos have been provided on the sign drawings; however, due to the poor copy quality, it is unclear to what portions of the sign the measurements relate. Recommendation: Revise all the sign drawings to clearly show the dimensions of the logo and lettering. Issue Freestanding Monument Sign Comments An illegible note has been included on the landscape plan regarding plantings around the base of the monument sign; however, given the lack of detail, it is not possible to discern the planting scheme around the sign. Proposed plantings around the monument sign have not been included in the planting schedule. Green LED lighting is proposed for the gas pricing portion of the fuel sign. LED lighting was approved for the BP pricing sign at Forest Lakes. Initially overly bright, the LED illumination was reduced by 10% and was deemed appropriate by the ARB at that light level. Staff is working with the BP applicant to determine the appropriate notation to use to specify that reduced level of illumination. The sign drawing does not state that the cabinet of the monument sign will have an opaque background, as required by the EC Sign Guidelines. The sign drawing does not indicate the color of the aluminum cabinet frame. The sign drawing does not specify the color of brick proposed for the base. ARB 2!2!2009 Re- Store'n Station - Page 8 Recommendations Revise the landscape plan to clearly show how ground cover or other plants will integrate the monument sign into the overall landscape development of the site, as required by the EC Guidelines. Include proposed plantings in the plant schedule. If the letter and logo portion of the sign is lit by LED lights, add the following standard LED lighting note on the sign drawing: "The level of illumination provided by the LED lights will not exceed the illumination produced by a single stoke of 30 milliamp (ma) neon." Another note will be required to specify the level of illumination of the gas pricing numbers. Include a note on the monument sign drawing that the cabinet sign shall have an opaque background. Indicate on the sign drawing the color of the aluminum cabinet frame. Include a note on the sign drawing stating that the brick used for the monument sign base will match the brick used for the building. Issue Hanging Entrance Sign Comments The sign drawing does not indicate whether the sign will be illuminated. It is unclear from where the sign will be hung. Recommendations Revise the hanging entrance sign drawing to indicate the following information: a note stating the sign will not be illuminated, measurements showing the location of the sign in relation to the entrance, and the way in which the sign will be mounted or hung. Issue Fuel Pump Canopy Sign Comments The drawing of the fuel pump canopy sign does not state on which fuel canopy the sign will be placed or where the sign will be placed on the fuel canopy. A section detailing the design, materials, mounting, and illumination has not been provided. Recommendations Revise the fuel pump canopy sign drawing to include the following information: identification of the fuel canopy receiving the sign, the location of the sign on the canopy, a section detailing the design, materials, and illumination of the channel letters, and a note stating the raceway will match the fuel pump canopy fascia. Issue Sign in North Gable Comments: A dimensioned drawing showing the location of the sign in the gable has not been provided. Details concerning the exterior lighting fixtures have not been provided. Recommendations: Provide a dimensioned drawing showing the location of the sign in the north gable. Provide cut sheets concerning the exterior lighting fixtures on the site plan and include all lighting information in the luminaire schedule and photometric plan. Issue Outdoor /Storage Display Comments: Any storage or display of merchandise visible from the EC requires a Special Use Permit. The applicant has been informed of this and has indicated that no exterior storage or display of merchandise is required. Recommendations None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. The location and orientation of the development. ARB 2/2/2009 Re- Store' n Station - Page 9 The appropriateness of the wood cargo doors. The color of the roof material. The fascia detailing of the fuel pump canopies. The plantings along the east edge of the parcel, along the EC, and in front of the west parking area. 6. The excessive lighting under the fuel pump canopies. Staff offers the following comments on the preliminary site plan: 1. Revise the drawings to show the short end of the building, the short end of the front fuel pump canopy, and the long end of the rear fuel pump canopy exactly parallel to the EC. 2. Revise the drawings to show the vehicular entrance in a location that does not obstruct landscaping near the building and provide a continuous and integrated planting scheme around the northwest corner of the building. 3. Revise Sheet 3 Existing Conditions and Demolition Plan to show the location and drip line of existing trees located along the eastern edge of the parcel in between the property line and Free Town Lane in order to determine the impact of the proposed development on the existing wooded area. Also show tree protection fencing on the site plan. 4. Show the location of existing trees in the south portion of the parcel on Sheet 3 Existing Conditions and Demolition Plan and coordinate the revised plan with Sheet 10 Lanelscapin lSite Lighting Plan. Identify any trees intended to be removed on Sheet 3 Existing Conditions and Demolition Plan. 5. Revise the site grading shown on Sheet 6 Grading Plan at the southeast corner of the proposed parking area to be more rounded to meet adjacent conditions, to not cut into the drip line of' the adjacent trees, and to be more sensitive to the existing natural landscape as stated in the guidelines. 6. Relocate the proposed development a bit further west on the site in order to minimize its impact on the treeline located along the eastern edge of the property line. 7. Relocate the red maple currently proposed behind the west row of parking spaces to eliminate the sewer line conflict. 8. Revise Sheet 10 Landscaping /Site Lighting Plan to show more plantings and a more integrated planting scheme along the west row of parking spaces using trees and shrubs to mitigate the appearance of the parking lot and the fuel pump canopy. Trees and shrubs with planting sizes in excess of the standard minimums would be appropriate. If the current site layout does not allow for plants in this location, the site layout should be revised to meet the ARB Guidelines. 9. Indicate on the site plan the materials to be used for the stub -out barrier. Wood posts and a rope would be most appropriate for the EC and compatible with the proposed building. Revise the landscape plan to show any proposed plantings in front of the bollards and tie. 10. Revise the planting scheme along the east edge of the site to present a less wall -like and more natural appearance by incorporating shrubs and deciduous and ornamental trees. Revise the steep grading in the southwest corner of the site as necessary to achieve this goal. 11. Revise the planting scheme along the EC to include native flowering ornamental trees. Revise the planting schedule to show Thuja only as a screening tree. 12. Revise the planting scheme along the EC to show the shrubs more integrated and coordinated with the proposed trees. 13. Replace the Pinus Strobus (Eastern White Pine) in the planting schedule with a screening tree that is not susceptible to insect infestation. 14. Revise the landscape plan and /or plant list to coordinate the quantity of Abelia. ARB 2/2/2009 Re- Store'n Station - Page 10 15. Revise the planting scheme along the west and south parcel boundaries to "resemble a random and natural placement of plants" as stated in the landscape planting notes. 16. Revise the lighting plan to include legible cut sheets for the proposed lighting within the set of full size site plan/lighting plan drawings. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for free- standing pole mounted light fixtures in the EC. 17. Revise Sheet 11 Photometric Plan to clearly show all the light levels in the calculation grid. 18. Revise the lighting plan to show that no light levels will exceed 30 fc and state on the plan that the lighting will be flush - mounted. 19. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 20. Revise the elevations to eliminate the wood cargo doors and use an architectural element compatible with the significant forms and features of Charlottesville and Albemarle County's architecture, the function of the building, and the EC Guidelines. 21. Revise the scale and position of the gables to help organize the building elements and simplify the overall design. 22. Revise the front (west) and left (north) facades to show a more balanced and cohesive distribution of doors and windows along the first story. 23. Provide a note on the drawings indicating all the windows are real. 24. Revise the location of the windows in the large gable on the front (west) elevation and revise the dimensions of the windows to be more proportional to the first floor windows. 25. Revise the rear (east) elevation to show the blank wall relieved by architectural elements in conjunction with appropriate plantings to enhance rather than screen the fagade from the EC. 26. Provide a dumpster and generator enclosure detail on the plan. Ensure that both enclosures are coordinated with the proposed development. If the applicant intends to use stockade fencing instead of an enclosure, additional information concerning the design of the fencing is required. 27. Include the following note on the site plan and architectural drawings, "No accessory structures or equipment shall be visible from the EC." 28. Clarify the articulation of the "pilaster" elements, particularly their relationship to the wall, and provide a detail. 29. Submit color drawings of the elevations in conjunction with the black and white elevations. 30. Identify the material for the brackets and trim on the elevation drawings. 31. Eliminate the vinyl shingle /shake siding material from the gables. 32. Revise the color for the roof material on the proposed building and fuel pump canopies to a less reflective and more subdued color compatible with the brick and EC. 33. Provide a larger brick sample to show what the exterior wall will look like and the relationship between the brick and mortar. 34. Provide a finish schedule on the architectural elevations. 35. Reduce the height of the roof of the fuel pump canopy to minimize its visual impact on the EC. 36. Reduce the length of the fuel pump canopy to 108' in order to reduce its visual impact on the EC. 37. Reduce the banding in the fascias of the fuel pump canopies from three to one to present a more minimalist and less obtrusive design as required by the EC Guidelines. Similarly, reduce the number of colors proposed for the fascia to one. The BM Brilliant White E -01 is recommended. 38. Add dimensions to the site plan showing the length of each fuel canopy. 39. Indicate on the drawings the fascia material. Add a note to confirm that the fascia will not be illuminated. ARB 2/2/2009 Re- Store'n Station - Page 3 i 40. Coordinate the length of the rear fuel -pump canopy on the site plan and architectural drawings. 41. Revise the landscape plan to clearly show how ground cover or other plants will integrate the monument sign into the overall landscape development of the site, as required by the EC Guidelines. Include proposed plantings in the plant schedule. 42. If the letter and logo portion of the sign is lit by LED lights, add the following standard LED lighting note on the sign drawing: "The level of illumination provided by the LED lights will not exceed the illumination produced by a single stoke of 30 milliamp (ma) neon," Another note will be required to specify the level of illumination of the gas pricing numbers. 43. Include a note on the monument sign drawing that the cabinet sign shall have an opaque background. 44. Indicate on the sign drawing the color of the aluminum cabinet frame. 45. Include a note on the sign drawing stating that the brick used for the monument sign base will match the brick used for the building. 46. Revise the hanging entrance sign drawing to indicate the following information: a note stating the sign will not be illuminated, measurements showing the location of the sign in relation to the entrance, and the way in which the sign will be mounted or hung. 47. Revise the fuel pump canopy sign drawing to include the following information: identification of' the fuel canopy receiving the sign, the location of the sign on the canopy, a section detailing the design, materials, and illumination of the channel letters, and a note stating the raceway will match the fuel pump canopy fascia. 48. Provide a dimensioned drawing showing the location of the sign in the north gable. Provide cut sheets concerning the exterior lighting fixtures on the site plan and include all lighting information in the luminaire schedule and photometric plan. ARB 2/2/2009 Re- Store' n Station - Page 12 ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #: Name ARB- 2009 -102: Re- Store'n Station Fuel Pump Station and Signs Review Type Preliminary Review of a Site Development Plan Certificate of Appropriateness for Signs Parcel Identification Tax Map 55B, Parcel 1 Location Located on the south side of Rockfish Gap Turnpike (Rt 250 W) approximately 1500 feet west of the intersection with Old Trail Drive. Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner Jeffries II LLC, Jeffrey Sprouse Applicant Jo Higgins Magisterial District Whitehall Proposal To construct a convenience store and gas station with associated fuel pump canopies. To construct an LED illuminated freestanding fuel sign, a gas pump canopy sign, a building entrance sign, and an externally lit building sign. ARB Meeting Date December 21, 2009 Staff Contact Eryn Brennan SITE/PROJECT HISTORY The ARB reviewed a preliminary site development plan for a gas station and associated fuel pump canopies for this site on February 2, 2009. Comments were provided to the applicant for the benefit of their next submission (Attachment A). On May 18, 2009, the applicant submitted a revised concept plan that was reviewed by the ARB during a work session. Comments were again provided to the applicant for the benefit of their next submission (Attachment B). The applicant has submitted a detailed response in their current submittal to the recommendations from staff's original staff report for the February 2, 2009 ARB meeting, and from the May 18, 2009 work session. CONTEXT The subject parcel is 4.06 acres in size and located south of Rockfish Gap Turnpike (Route 250 West), approximately 850 feet east of the intersection at Interstate 64. The entire site is grassy, and the front north) half of the site is flat, while the rear (south) half slopes down to the adjoining parcels to the rear. An existing wooded area is located along the east edge of the parcel adjacent to Free Town Lane where the property line is shown. To the north across Route 250 lie two single - family residences and the D and W Market and gas station, with two fuel pumps and a canopy. The parcel across Free Town Lane to the east is a developed site owned by the Yancey Lumber Corporation containing a one -story building and multiple trucks and storage containers. The adjoining parcel to the west contains a one -story building Crozet Moose Lodge). ARB 12/21/2009 Re- Store'n Station - Page I VISIBILITY The proposed building will be highly visible from the EC. The front canopy also will be clearly visible from the EC, and the rear canopy is expected to be somewhat less visible from the EC. The proposed externally illuminated wall sign, monument sign, hanging entrance sign, and fuel pump canopy sign will be clearly visible from the EC. PROJECT DETAILS /CHANGE TO THE PROPOSAL The applicant proposes to construct a 4,750 sq. ft. two -story building in the center of the lot approximately 180 feet from the EC, one three -pump island fuel canopy parallel to and east of the main building, and one two -pump island fuel canopy perpendicular to the south end of the proposed building. The proposed building includes a convenience store on the lower floor and 1,000 sq. ft. of finished office space on the second floor. It consists of a wood frame with exterior brick sheathing, dormer windows on the east and west elevations, gable roofs on the north and south elevations with Hardiplank siding, and columns set on piers circumscribing the building. The site plan shows a future proposed structure and graded area west of the convenience store building; however, this future phase is not being proposed at this time. The applicant is proposing to install an LED illuminated freestanding monument fuel sign, a gas pump canopy channel letter sign, a sign over the entrance on the north elevation, and an externally illuminated building sign in the gable on the north elevation. Details of the sign proposals are outlined in Attachment C. ANALYSIS based on: Building elevations and fuel pump canopy elevation, dated October 21, 2009 Site Plan Sheets 1 -12, date September 18, 2008 Sign analysis based on five sign drawings received November 2, 2009 A material sample board for the proposed building and fuel pump canopies, submitted November 2, 2009 SITE ISSUES: Issue Site Layout Comments Two rows of parking are proposed between the building and the EC. Since no construction is proposed west of the building at this time, relocating some of the front parking area to this side area could help mitigate the impact of the development on the EC. Two 10' x 30' dumpster enclosures are shown in the southeast corner of the development. Although the applicant has indicated that stockade fencing will be used to construct the enclosures and a material sample has been provided, details about the design of the dumpster enclosures are not included on the plan. The applicant has indicated that a strip of property along the east was sold and is no longer owned by the property owner proposing this development; however, the site plan shows the property line existing along the edge of Free Town Lane. Recommendations Include a dumpster enclosure detail on the site plan; illustrate the design and identify the height and the material. Include the material information in the material schedule. ARB 12/21/2009 Re- Store'n Station - Page 2 Revise the site plan to show the accurate location of the property line. Issue Site Grading Comments I. An existing wooded area is located along the east edge of the parcel (as shown on the site plan) adjacent to Free Town Lane. Sheet 3 Existing Conditions and Deniolilion Plan identifies the wooded area, extending approximately 35 feet west of the eastern property line, and Sheet 6 Grading Plan shows that grading is proposed approximately 15 feet west of the eastern property line. The applicant has indicated that a strip of property along the eastern edge is no longer part of the parcel on which the development is proposed. However, regardless of property ownership, comparing Sheet 3 to Sheet 6 indicates that grading would occur under the drip line of existing trees. 2. The site grading shown on Sheet 6 Grading Plan along the south, east, and west edges of the proposed development cut into the existing topography at 90 degree (and greater) angles, which does not meet the EC Guideline that states cut slopes should be rounded to meet adjacent conditions. 3. Steep grading is also shown around a "future" building that is not currently proposed to be constructed, which presents an inappropriate engineered appearance, maximizes rather than minimizes the impact of the development on the site, and prevents the development from tying into the existing landscape. Recommendations 1. Revise Sheet 6 Grading Plan to show the location and drip line of existing trees located along the eastern edge of the property line. Also show tree protection fencing on the plan for this wooded area. 2. Revise the site grading shown on Sheet 6 Grading Platt along the south, east, and west edges of the proposed development to show cut and /or fill slopes that are rounded (10 foot minimum radius) to meet the existing condition. Revise the grading plan, as necessary, to keep all proposed grading 5 feet minimum off of the property line or provide evidence of a grading easement with the adjoining owner. 3. Revise Sheet 6 to eliminate grading around the "future" building that is not currently proposed to be constructed. Issue Plantings — Sheet 10 Landscaping /Site Lighting Plan Comments 1. The 35 foot wide buffer of existing trees along the eastern property line is not shown on the landscape plan; therefore, it cannot be determined if the location and species of the proposed plantings in this area are compatible with the existing trees. Grading is also shown under the drip line of existing trees in this area. 2. The EC Guidelines require large shade trees 35' on center along EC frontage. Using this calculation, 11 large shade trees are required along the EC and only nine are proposed. 3. No flowering ornamental trees are proposed in conjunction with the plantings fronting the EC, although they are required by the EC Guidelines. 4. The planting scheme along the EC shows staggered trees intermixed with Abelia shrubs planted in straight, linear rows. The contrast of staggered trees and linear rows of shrubs presents an uncoordinated appearance. 5. No perimeter parking lot trees are shown lining the north and west portions of the parking area closest to the EC. Trees are required to align parking areas 40' on center; therefore, at least three trees are required along the north portion of the parking area and at least two trees are required ARB 12/21/2009 Re- Store'n Station - Page 3 along the west portion of the parking area. Also, no shrubs have been proposed along the west portion of the parking area to help mitigate the impact of the proposed parking on the EC. 6. The straight rows of Abelia shrubs proposed along the north portion of the parking area closest to the EC, flanking the entrance drive, and along the eastern portion of the development are not coordinated and integrated with other plantings proposed in these areas and cio not present a natural appearance. 7. Pinus Strobus (Eastern White Pine) should not be included in the plant schedule due to a current insect infestation killing these trees. The applicant has indicated that these trees will be replaced on the final site plan. 8. The following standard note has not been included on the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 9. Notes 4 and 5 in the Landscape Planting Notes state that trees will be planted in groups of three and that "the final layout should resemble a random and natural placement of plants," but the notes do not specify which trees. Additionally, the notes are contrary to the planting scheme shown on the plan along the south and west parcel boundaries. The plants proposed along the south and west perimeters of the site present a repeating pattern not in harmony with the existing topography and natural character of the site. Recommendations I. Revise the landscape plan to show the location of the existing trees along the eastern property line, along with tree protection fencing. Ensure that no grading occurs within the drip line of the trees. 2. Revise the landscape plan to show at least two additional large shade trees proposed along the EC. 3. Revise the planting scheme along the EC to include native flowering ornamental trees. 4. Revise the planting scheme along the EC to show the shrubs more interspersed among the proposed trees and dispersed in a random fashion, in groups of five or seven. 5. Revise the landscape plan to show at least three trees planted along the north portion of the parking area closest to the EC, and at least two trees planted along the west portion of the parking area. Include shrubs in conjunction with the trees along the west portion of the parking area to create a coordinated, unified planting scheme. 6. Revise the rows of Abelia shrubs along the north portion of the parking area closest to the EC, flanking the entrance, and along the eastern portion of the development to coordinate and integrate more with adjacent plantings and to present a less linear, and more natural appearance appropriate for the Rural Areas. 7. Replace the Pinus Strobus (Eastern White Pine) in the planting schedule with a screening tree that is not susceptible to insect infestation. 8. Include the following note on the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 9. Revise the landscape plan to identify more specifically the trees discussed in notes 4 and 5, and revise the planting scheme along the west and south parcel boundaries to "resemble a random and natural placement of plants" as stated in note 5. Issue Lighting — Excessive Illumination Comments 1. The color and finish of the proposed light fixtures and poles have not been included in the ARB 12/21/2009 Re- Store'n Station - Page 4 luminaire schedule. 2. Some of the light level readings on Sheet 11 Photometric Plan are obscured by architectural elements and are not legible. 3. Light levels should be sufficient for safe fuel dispensing, but should not be excessive nor spill over onto adjacent properties or streets. According to the Illuminating Engineering Society (IES) standards, appropriate light levels for service station canopies range from 20 to 30 foot candles fc). The 30 fc level corresponds to the typical maximum the ARB allows for vehicle display lots in the ECs. The light fixtures should also be flush- mounted to eliminate glare. Proposed light levels under the fuel canopies exceed 30 fc and reach a maximum of 57 fc. 4. According to the cutsheet for the OG light fixture, the fixture is 601 A, not 608A as stated in the luminaire schedule. 5. The standard lighting note regarding spillover is missing from the plan. Recommendations 1. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for light fixtures in the EC. 2. Revise Sheet 11 Photometric Plan to clearly show all the light levels in the calculation grid. 3. Revise the lighting plan to show that light levels under the canopies will not exceed 30 fc and state on the plan that the bottom of the fixture shall be flush with the ceiling of the canopy. 4. Coordinate the luminaire schedule with the cutsheet for the OG light fixture. 5. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." ARCHITECTURAL ISSUES: Issue Building Design Comments 1. The configuration of the central gable on the second story of the north elevation does not correspond to the window and door openings on the first floor. Historically, such a gable would visually reinforce the building entrance, but it does not. The result is a confusing, awkward appearance. 2. The 8/1 window type, window proportions, and triple clustering of the windows on the north elevation present and awkward appearance. The 8/1 window type does not correspond to the 6/6 windows in the dormers on the second floor, and the proportions of the 8/1 windows appear exaggerated and overscaled. The two triple clusters of the windows proposed in the center of the first floor elevation result in a substantial amount of blank wall (approximately 12 feet) on each side of the building, which does not meet the EC Guidelines. 3. The elevations do not clearly define the rectangular elements on the east and west elevations. The material schedule indicates that the brick both inside and outside the rectangle is the same; therefore, there would be no visible change in the patterning of the brick. Furthermore, given the distance of the building from the EC, changes in brick patterning and /or color would not be substantial enough to eliminate the appearance of blank wall along these elevations. More substantial design changes, such as windows and/or vegetation would be appropriate for the east and west elevations. 4. The applicant has indicated that additional HVAC units may be located 5. The standard note regarding accessory structures and equipment is not included on the site plan. ARB 12/21/2009 Re- Store'n Station - Page 5 Recommendations: 1. Revise the distribution of the window and door openings on the first floor of the north elevation to correspond to and coordinate with the large, central gable on the second floor. Centering the entrance under the gable would be appropriate. 2. Revise the windows on the first floor to coordinate with the windows on the second floor. Ensure that the proportions of the revised windows on the first floor are appropriately scaled. Revise the distribution of the windows on the north elevation to avoid the appearance of any blankness on the wall. 3. Revise the east and west elevations to show the blank wall relieved by alternate architectural elements in conjunction with appropriate plantings to enhance the facades from the EC. 4. Include the following note on the site plan and architectural drawings, "No accessory structures or equipment shall be visible from the EC." Issue Fuel Pump Canopies Comments 1. The rear fuel pump canopy is expected to be visible from the EC. A site section should be submitted to better clarify the degree of visibility. The drawings should also clearly indicate the design of the rear canopy. 2. The fuel canopy elevation does not state the fascia material or method of illumination. Recommendations 1. Provide site sections to clarify the extent of visibility of the rear two -pump island fuel canopy from the EC. Submit a detailed elevation drawing showing proposed materials, color, and signage. Add a note to confirm that the fascia will not be illuminated. SIGN ISSUES Issue: Number of Colors Used Comments: The colors proposed for all the signs are: Yellow Pantone 1205C, Green Pantone 377C, Brown Pantone 126C, Dark Green Pantone 350C. The proposed freestanding monument sign has an additional two colors: black and white. The EC Sign Guidelines state that three colors or fewer are appropriate for the EC. However, the four colors proposed for all the signs present a coordinated color palette appropriate for the EC. The additional black and white colors proposed for the freestanding monument sign are also appropriate with the proposed color palette. Measurements for the letters and logos have been provided on the sign drawings; however, the poor copy quality makes the information unclear. Recommendation: Revise all the sign drawings to clearly show the dimensions of the logo and lettering. Issue: Proposed Tenant Wall Signs Tenant Signs Comments: The applicant has submitted a written description of proposed tenant wall signs for the future building. The building is not proposed at this time; the elevations have been provided simply for information. It is premature to approve comprehensive sign guidelines for a building that is not actually proposed. However, it should be noted that conflicting information has been provided for these signs. The architectural elevations suggest that the signs are approximately 9" tall, which seems a bit small to be readable. The sign drawing shows 12" tall channel letters. The 12" tall letters would not comfortably fit the cornice without obscuring architectural detail. When the buildingiaddition is submitted for review, alternate signage that is fully coordinated with the architecture of the building should also be submitted ARB 12/21/2009 Re- Store'n Station - Page 6 for review. Recommendation: Withdraw the current request for ARB review of the proposed tenant wall signs. When the building /addition is submitted for review, include with the submission alternate signage that is fully coordinated with the architecture of the building. Issue Freestanding Monument Sign Comments 1. No landscaping has been proposed to integrate the proposed monument sign into the overall development. 2. LED lighting is proposed for the gas pricing portion of the fuel sign. LED lighting has been approved for BP signs at Pantops, Forest Lakes, and Crozet. The reduced illumination note used for those signs would be appropriate at this site. 3. The sign drawing does not state that the cabinet of the monument sign will have an opaque background, as required by the EC Sign Guidelines. 4. The sign drawing does not indicate the color of the aluminum cabinet frame. 5. The sign drawing does not specify the color of brick proposed for the base. Recommendations 1. Revise the landscape plan to clearly show how ground cover or other plants will integrate the monument sign into the overall landscape development of the site, as required by the EC Guidelines. Include proposed plantings in the plant schedule. 2. Include the following note on the drawing: "Daytime intensity limited to 70 %n of maximum intensity; Nighttime intensity limited to 16% of maximum intensity with automatic dimming at dusk." 3. Include the following note on the drawing: "Cabinet sign shall have a non - illuminated background, or an opaque background." 4. Indicate on the sign drawing the color of the aluminum cabinet frame. 5. Include a note on the sign drawing stating that the brick used for the monument sign base will match the brick used for the building. Issue Entrance Sign Comments Conflicting information has been provided for the entrance sign: The architectural elevation drawing shows a sign similar to those proposed for the building addition, which are channel letters. The sign drawing shows a panel sign. The height of the proposed panel sign is F -6 ", but a sign of this height would not comfortably fit in the cornice without obscuring architectural detail. The drawing does not indicate whether the panel sign would be illuminated. A non - illuminated, hanging panel sign would be more appropriate for this location. Recommendations Revise the architectural elevations and the entrance sign drawing to illustrate a non - illuminated hanging panel sign. Issue Fuel Pump Canopy Sign Comments The sign drawing does not state the mounting or method of illumination of the fuel pump canopy sign. Recommendations Revise the fuel pump canopy sign drawing to state the method of illumination and mounting for the fuel pump canopy sign. Issue Sign in North Gable Comments: A dimensioned drawing showing the location of the sign in the gable has not been provided. ARB 12/21/2009 Re- Store'n Station - Page 7 Details concerning the exterior lighting fixtures have not been provided. Recommendations: Provide a dimensioned drawing showing the location of the sign in the north gable. Provide cut sheets concerning the exterior lighting fixtures on the site plan and include all lighting information in the luminaire schedule and photometric plan. Issue Outdoor /Storage Display Comments: Any storage or display of merchandise visible from the EC requires a Special Use Permit. The applicant has been informed of this and has indicated that no exterior storage or display of merchandise is required. Recommendations None. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: I . The parking proposed along the EC. 2. The grading along the south, east, and west portions of the development. 3. The landscaping along the EC and along the east edge of the parcel. 4. The location of the gable and distribution of window and door openings on the north elevation. 5. The excessive lighting under the fuel -pump canopies. Staff offers the following comments on the preliminary site plan: Site 1. Include a dumpster enclosure detail on the site plan; illustrate the design and identify the height and the material. Include the material information in the material schedule. 2. Revise the site plan to show the accurate location of the property line. 3. Revise Sheet 6 Grading Plan to show the location and drip line of existing trees located along the eastern edge of the property line. Also show tree protection fencing on the plan for this wooded area. 4. Revise the site grading shown on Sheet 6 Grading Plat along the south, east, and west edges of the proposed development to show cut and/or fill slopes that are rounded (10 foot minimum radius) to meet the existing condition. Revise the grading plan, as necessary, to keep all proposed grading 5 feet minimum off of the property line or provide evidence of a grading easement with the adjoining owner. 5. Revise Sheet 6 to eliminate grading around the "future" building that is not currently proposed to be constructed. 6. Revise the landscape plan to show the location of the existing trees along the eastern property line, along with tree protection fencing. Ensure that no grading occurs within the drip line of the trees. 7. Revise the landscape plan to show at least two additional large shade trees proposed along the EC. 8. Revise the planting scheme along the EC to include native flowering ornamental trees. 9. Revise the planting scheme along the EC to show the shrubs more interspersed among the proposed trees and dispersed in a random fashion, in groups of five or seven. 10. Revise the landscape plan to show at least three trees planted along the north portion of the parking area closest to the EC, and at least two trees planted along the west portion of the parking area. Include shrubs in conjunction with the trees along the west portion of the parking area to create a coordinated, unified planting scheme. ARB 12/21/2009 Re- Store'n Station - Page 8 11. Revise the rows of Abelia shrubs along the north portion of the parking area closest to the EC, flanking the entrance, and along the eastern portion of the development to coordinate and integrate more with adjacent plantings and to present a less linear, and more natural appearance appropriate for the Rural Areas. 12. Replace the Pinus Strobus (Eastern White Pine) in the planting schedule with a screening tree that is not susceptible to insect infestation. 13. Include the following note on the landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 14. Revise the landscape plan to identify more specifically the trees discussed in notes 4 and 5, and revise the planting scheme along the west and south parcel boundaries to "resemble a random and natural placement of plants" as stated in note 5. 15. Indicate in the luminaire schedule the color and finish of all light fixtures and light poles for the proposed development. Dark brown, dark bronze, or black are appropriate colors for light fixtures in the EC. 16. Revise Sheet 11 Photometric Plan to clearly show all the light levels in the calculation grid. 17. Revise the lighting plan to show that light levels under the canopies will not exceed 30 fc and state on the plan that the bottom of the fixture shall be flush with the ceiling of the canopy. 18. Coordinate the luminaire schedule with the cutsheet for the OG light fixture. 19. Add the following standard lighting note to the photometric plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Building 20. Revise the distribution of the window and door openings on the first floor of' the north elevation to correspond to and coordinate with the large, central gable on the second floor. Centering the entrance under the gable would be appropriate. 21. Revise the windows on the first floor to coordinate with the windows on the second floor. Ensure that the proportions of the revised windows on the first floor are appropriately scaled. Revise the distribution of the windows on the north elevation to avoid the appearance of any blankness on the wall. 22. Revise the east and west elevations to show the blank wall relieved by alternate architectural elements in conjunction with appropriate plantings to enhance the facades from the EC. 23. Include the following note on the site plan and architectural drawings, "No accessory structures or equipment shall be visible from the EC." 24. Provide site sections to clarify the extent of visibility of the rear two -pump island fuel canopy from the EC. Submit a detailed elevation drawing showing proposed materials, color, and signage. Add a note to confirm that the fascia will not be illuminated. Signage 25. Revise all the sign drawings to clearly show the dimensions of the logo and lettering. 26. Withdraw the current request for ARB review of the proposed tenant wall signs. When the building /addition is submitted for review, include with the submission alternate signage that is fully coordinated with the architecture of the building. 27. Revise the landscape plan to clearly show how ground cover or other plants will integrate the monument sign into the overall landscape development of the site, as required by the EC Guidelines. Include proposed plantings in the plant schedule. ARB 12/21/2009 Re- Store'n Station - Page 9 28. Include the following note on the drawing: "Daytime intensity limited to 70 % of maximum intensity; Nighttime intensity limited to 16% of maximum intensity with automatic dimming at dusk." 29. Include the following note on the drawing: "Cabinet sign shall have a non - illuminated background, or an opaque background." 30. Indicate on the sign drawing the color of the aluminum cabinet frame. 31. Include a note on the sign drawing stating that the brick used for the monument sign base will match the brick used for the building. 32. Revise the architectural elevations and the entrance sign drawing to illustrate a non - illuminated hanging panel sign. 33. Revise the fuel pump canopy sign drawing to state the method of illumination and mounting for the fuel pump canopy sign. 34. Provide a dimensioned drawing showing the location of the sign in the north gable. Provide cut sheets concerning the exterior lighting fixtures on the site plan and include all lighting information in the luminaire schedule and photometric plan. ARB 12/21/2009 Re- Store'n Station - Page 10