MEMORANDUM

To: City Council

From: David J. Deutsch
` City Manager

Subject: Revision to Specific Design Plan #SDP-9711
DuClaw Brewing Co. and Restaurant
Bowie Town Center

Date: August 29, 2002
______________________________________________________________________________

I. General Information

Property Owner: Bowie Mall Associates

Applicant: DuClaw Brewing Co. and Restaurant

Subject: Revision to Limited Specific Design Plan

Project Name: DuClaw Brewing Co. and Restaurant at Bowie Town Center

Location: Town Center Boulevard (eastern side) (Attachment 1)

Proposal: One-story, non-fast-food restaurant containing 7,950 sq. ft. and 332 total seats (284 indoor seats and 48 outdoor seats)

Acreage: 11,700 sq. ft. (0.27 acres) pad site

Existing Zoning: M-A-C (Major Activity Center)

Existing Land Use: Vacant

Surrounding Land Uses and Zoning:
North: Retail Commercial (Longhorn Steakhouse Restaurant), zoned M-A-C
South: Retail Commercial (Stores in main retail core area of Simon property), zoned M-A-C
East: Parking area and Sears Auto Center, zoned M-A-C
West: Retail Commercial (Pizzeria Uno Restaurant), zoned M-A-C

Master Plan Land Use Category: Retail Commercial

Master Plan Living Area: Community I

Sectional Map Amendment: M-A-C (retained in 1975 Sectional Map Amendment);
C-O (from R-R as part of the Sectional Map Amend- ment/Master Plan process, 1991)

Water and Sewer Categories: W-3 and S-3 (Public service available to the site)

Police: District II (Bowie Substation)

Fire Engine Service: Pointer Ridge Fire Station (Company #43) - Minimum required response time of 4.25 minutes is inadequate, given a provided response time of 5.26 minutes. The Bowie Town Center Fire Station, programmed in Year 5 of the County's Capital Improvement Program (CIP), will resolve this inadequacy.

Fire Truck Ladder Service: Annapolis Road Fire Station (Company #39) - Minimum required response time of 4.25 minutes is inadequate, given a provided response time of 5.53 minutes. The Bowie Town Center Station, programmed in Year 5 of the County's CIP, will resolve this inadequacy.

Medic Service: Pointer Ridge Fire Station (Company #43) - Minimum response time of 7.25 minutes is adequate, with a provided response time of 5.26 minutes.

Ambulance Service: Pointer Ridge Fire Station (Company #43) - Minimum required response time of 4.25 minutes is inadequate, given a provided response time of 5.26 minutes. The Bowie Town Center Fire Station, which is programmed in Year 5 of the County CIP and has been identified to house an ambulance, will resolve this inadequacy.

II. Background Information
The first Basic Plan for the entire Bowie Town Center (BTC) was approved by the District Council as part of the Sectional Map Amendment (SMA) on October 28, 1975. The District Council approved an amended Basic Plan for the entire New Town Center on July 26, 1982.

In April 1986, the District Council affirmed the County Planning Board's decision to approve the Comprehensive Design Plan (CDP) for the entire New Town Center.

In June, 1988 the Basic Plan for the entire Bowie Town Center was amended to permit up to 1,420 dwelling units.

The City Council recommended approval of a revision to the Town Center Comprehensive Design Plan (CDP) and a SDP for the main retail core area on Parcel 9 in November 1999. One month later, the County Planning Board approved these applications. The City approved a Departure from Design Standards (#BD-4-99) for smaller parking spaces and a lower parking ratio for the entire site.

To date, 150,000 sq. ft. of office space has been constructed in the entire Town Center development; 1,420 dwelling units have been completed or approved (including 290 units in the Enfield Chase community). Approximately 810,000 sq. feet of retail space has been opened and an additional 104,000 sq. ft. has been approved. The City Council also approved a Specific Design Plan (SDP) for a 79-unit, market rate senior apartment project (The Willows) in September 2000.

In February 2001, the City Council unanimously recommended approval of a two-story DuClaw restaurant on the same parcel. The current proposal is for a one-story restaurant having the same footprint as the previously approved building. Internal floor plan changes have been made to allow the restaurant's operations to function more efficiently. Also, a cantilevered outdoor dining deck has been provided on the southwestern side of the building. The reason for the downsizing for the restaurant from a two-story to a one-story is economic.

III. Stakeholders Review
A Stakeholders review was held on August 5, 2002 to review the proposal for revised architecture for this project. In addition to the applicant's architect and City staff, one resident attended the meeting. The architect reviewed the types of materials proposed to be used on the building, locations of building entrances and the floor plan of the restaurant. The proposal was positively received and supported.

IV. Bowie New Town Center Architectural Review Committee
The Bowie New Town Center Architectural Review Committee (ARC) was established in June, 1986. The purpose of the ARC is "to review, approve, disapprove, or approve with modification all development of and upon the property . . . known as the 'Bowie New Town Center', which is being developed by Mark R. Vogel Companies." At this time, the ARC is composed of representatives of MLS Properties (successors to the New Town Center original master developer), the City, and a resident of the Heather Hills community.

The ARC met on July 16, 2002. After a presentation by the applicant's representatives and a review of the Limited Specific Design Plan package, it was the consensus of the ARC to recommend approval of the SDP for the DuClaw Restaurant with the following recommendations:

1. The landscaping proposed around the foundation perimeter of the building should include native species.

2. Windows in the dining area along the western elevation should be located/reconfigured to provide a street level view for restaurant patrons.

(These recommendations were either included in amended plans were submitted subsequent to the Stakeholders meeting or are being addressed in this report via conditions of approval.)

V. Requirements for Approval
According to Section 27-528 of the Prince George's County Zoning Ordinance, the Planning Board must make the following findings prior to approving an SDP or revisions to an approved SDP:

1. The plan conforms to the approved CDP and applicable standards of the Landscape Manual;

2. The development will be adequately served within a reasonable time period by existing or programmed public facilities;

3. Adequate provisions have been made for draining surface water so there are no adverse effects on the subject property or adjacent properties; and,

4. The SDP is in conformance with an approved Tree Conservation Plan (TCP).

VI. Analysis of Revision to Specific Design Plan (Attachment 2)
Many of the typical site plan aspects of this application were reviewed as part of the SDP for the entire main retail core area in November 1999. Those included: parking; lighting; stormwater management; and, tree conservation. However, the following items have been submitted and are discussed as part of this report: landscaping around the building; signage; and, building architecture and materials.

A. Landscaping (Attachment 2)
Varieties of deciduous and ornamental trees, evergreen shrub and grasses are proposed to be planted around the exterior perimeter of the restaurant.

COMMENT: To provide for a mix of vegetation used in other areas of the Bowie Town Center project, as well as including the use of native plants (which is the City's policy), the following landscape types are recommended for this site:

1. The two shade trees along the southern elevation of the building should be Red Oak trees, each a minimum of 3.5" to 4" in caliper at the time of planting.

2. The five columnar flowering trees should be any of the following:

a. Golden Rain trees (Koelreuteria Paniculata Fastigiata; or,

b. Sargent Cherry trees (Prunus Sargentii Columnaris).

However, these trees should be a minimum of 8 ft. to 10 ft. in height at the time of planting. Furthermore, the three columnar trees on the eastern side of the building should all of the same species, while the two on the western elevation should be the same.

3. The 46 evergreen shrubs should be any of the following:

a. Ilex glabra 'Shamrock'; or,

b. Ilex Crenata 'Helleri'; or,

c. Taxus X media 'Densiformis'

All of these shrubs should be a minimum of 18" to 24" in height at the time of planting.

4. The ornamental perennial grass plants should be any of the following:

a. Feather Reed Grass (Calamagrostis Arunidinacea) 'Karl Foerster'; or,

b. Miscanthus Sinensis 'Morning Light'; or,

c. Dwarf Fountain Grass (Pennisetum Alopecuroides) 'Hameln'.

All grasses should be a minimum size two-gallon container at the time of planting.

B. Signage (Attachments 3A and 3B)
According to Section 27-618 (e) of the County Zoning Ordinance, "the Design Standards for advertising, directional, and permanent real estate signs shall be determined by the Planning Board for each individual development at the time of Specific Design Plan review." Also, "In approving these signs, the Planning Board shall find that the proposed signs are appropriate in size, type, and design, given the proposed location and the uses to be served, and are in keeping with the remainder of the development. As a guide, the Planning Board shall consider how these signs are regulated in the Residential, Commercial, and Industrial Zones."

Two building-mounted signs are proposed on the restaurant: one sign along the main building entrance, facing west toward Town Center Boulevard (Attachment 3A), and one sign on the eastern (side) elevation (Attachment 3B). Each sign is rectangular in shape. The sign proposed on the western elevation has an area of 48 sq. ft., while the area of the sign on the eastern elevation is proposed to be 70 sq. ft. The total area of building signage for the restaurant is 118 sq. ft. Each sign is composed of individually pinned-on letters that will be backlit.

COMMENT: The square footage range and total of two building-mounted signs on this restaurant is consistent with what has been approved for other non-fast-food restaurants in the City (Applebee's, Lone Star Steakhouse, Memphis Bar-B-Q, On The Border, Chili's, Tony Roma's, Don Pablo's, TGIFriday's and Carrabba's), and also with what was approved for The Olive Garden, Pizzeria Uno and Longhorn Steakhouse restaurants in the Town Center project.

A third sign will also advertise this restaurant and will be located on a restaurant-only monument sign situated on the east side of the MD Route 197 site access. (This sign was previously reviewed and approved by the Council in July 2000 as part of the overall Signage/Graphics package.)

Staff concurs with the number and areas of the signs proposed for this restaurant.

In keeping with the City's Development Review Guidelines relating to commercial developments, no flags or banners should be mounted, suspended or otherwise displayed from the building, except a standard size American flag. A note should be provided on the SDP reflecting this condition.

City permits must be issued prior to the installation of all signage related to this use.

C. Architecture and Building Materials (Attachments 3A through 3C)
The DuClaw restaurant reviewed last year was a two-story building, with a contemporary architectural style and included a variety of materials: ground face block; brick; and, an exterior finishing material. More than 400 seats were proposed in the previous building.

The current proposal is for a one-story building, also of similar contemporary architecture. However, the materials on this building do not include block or an exterior finishing material, but instead, consist of: three colors of brick; three colors of steel; and, glass. The blend of the architectural style, the materials used, and the incorporation of glass combine to give the structure a sense and appearance of building openness. Seating for approximately 330 patrons is proposed.

A two level outdoor dining area is proposed on the southwestern side of the building. Seating will be provided on a patio and a second-story area constructed from steel used on other portions of the building. Black steel grate material is used to serve as "faux" awnings over the entrance doors.

A screen wall, constructed from pre-weathered bronze-colored steel, is proposed on the roof to conceal kitchen equipment and HVAC apparatus. Soft lighting, with full-cut off fixtures, is proposed to wash this screen wall. Soft soffit lighting will wash the exterior walls of the building.

The trash area, located on the eastern side of the building and approximately 11.5 ft. in height, is proposed to be constructed from pre-weathered bronze steel panels that have been used elsewhere on the building. Black steel metal gates, with a solid backing, are proposed to close off the trash area.

COMMENT: While there is uniqueness to this building, the architecture, use, and types of materials are consistent with that of other buildings in the Town Center.

Due to the high visibility of all four elevations of this restaurant, if downspouts and scuppers are proposed on the building, they should not be placed on the exterior of the building.

D. Conformance with CDP
The subject proposal conforms to the previously approved CDP in the following respects:

· The proposed use is not a fast-food restaurant.

· Pedestrian connections are being provided from the proposed building to main retail core area to the south and west and to the Longhorn Steakhouse restaurant site to the north.

· The building architecture and the building materials selected are consistent with those used on other buildings in the project.

E. Public Facility Availability
COMMENT: The pad site on which the subject restaurant is proposed is in Water Category 3 and Sewer Category 3, meaning that public water and sewer are available to the site. In fact, these utilities have already been extended into the entire property, as has storm drain infrastructure. The storm drain system carries stormwater from this site to the existing water quality pond and regional retention pond, both of which have been designed and constructed to accommodate drainage from this site.

With respect to the availability of public safety-related facilities, the subject site will be served by the new Bowie Town Center Fire Station, which is in Year 5 in the County Capital Improvement Program (CIP). This facility, proposed on the western side of Northview Drive, directly opposite the Hecht's store, will house emergency equipment which will bring fire truck and medic response times into the required ranges.

With respect to police facilities, according to Park and Planning's Countywide Planning Division, the existing County police facilities for District II will be adequate to serve the proposed development.

F. Stormwater Management Concept Plan
Stormwater from the pad site is collected and carried through a series of inlets and pipes to an existing stormwater quality pond (constructed by the Simon Property Group on Lot 8) located adjacent to the Town Center regional pond. From the water quality pond, the stormwater is transported to the Town Center regional pond.

COMMENT: A Stormwater Management Concept Plan was filed, reviewed and approved with conditions by the City on October 18, 1999 during the review of the CDP application. The subject site was included in this SWM Concept Plan. As a result, stormwater management issues related to the Concept Plan have been addressed.

G. Woodland Conservation Plan
A Type II Tree Conservation Plan (TCP-II) was previously reviewed and approved as part of the CDP submission and SDP for main retail core area, which included this pad site. Three nearby lots and a portion of a fourth lot have been designated as tree save areas pursuant to the approved TCP. None of these areas are proposed on the DuClaw site.

COMMENT: Since this pad site was included in the previously approved TCP for the overall development, staff finds this criterion to be satisfied.

VII. Recommendation
Based on our review, staff finds that the proposed plan meets the requirements for approval of a Specific Design Plan. Therefore, it is recommended that this Revision to Specific Design Plan #SDP-9711 for DuClaw Brewing Co. and Restaurant be APPROVED with the following conditions, which are intended to maintain the consistency of features for this plan with other existing and approved projects in the City and the Bowie Town Center, to comply with the Zoning Ordinance and Bowie Town Center Comprehensive Design Plan, and to improve the quality and aesthetics of the subject development:

1. Landscaping.
A. The two shade trees along the southern elevation of the building shall be Red Oak trees, each a minimum of 3.5" to 4" in caliper at the time of planting.

B. The five columnar flowering trees shall be any of the following:

(i) Golden Rain trees (Koelreuteria Paniculata Fastigiata; or,

(ii) Sargent Cherry trees (Prunus Sargentii Columnaris).

However, these trees shall be a minimum of 8 ft. to 10 ft. in height at the time of planting. Furthermore, the three columnar trees on the eastern side of the building shall all of the same species, while the two on the western elevation shall be the same.

C. The 46 evergreen shrubs shall be any of the following:

(i) Ilex glabra 'Shamrock'; or,

(ii) Ilex Crenata 'Helleri'; or,

(iii) Taxus X media 'Densiformis'

All of these shrubs shall be a minimum of 18" to 24" in height at the time of planting.

D. The ornamental perennial grass plants shall be any of the following:

(i) Feather Reed Grass (Calamagrostis Arunidinacea) 'Karl Foerster'; or,

(ii) Miscanthus Sinensis 'Morning Light'; or,

(iii) Dwarf Fountain Grass (Pennisetum Alopecuroides) 'Hameln'.

All grasses shall be a minimum size two-gallon container at the time of planting.

2. Signage.
A. No flags or banners shall be mounted, suspended or otherwise displayed from the building, except a standard size American flag. A note shall be provided on the SDP reflecting this condition.

B. City permits must be issued prior to the installation of all signage related to this use.

3. Building Architecture.
If downspouts and scuppers are proposed on the building, they shall not be placed on the exterior of the building.

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