MEMORANDUM

To: City Council

From: David J. Deutsch
City Manager

Subject: Specific Design Plan #SDP-0110
Shoppes at Bowie Town Center

Date: January 18, 2002
____________________________________________________________________________

I. General Information

Applicant: MLS Properties

Status of Ownership: Contract Purchaser

Subject: Specific Design Plan # SDP-0110

Project Name: The Shoppes at Bowie Town Center

Location: Relocated Evergreen Parkway (Attachment 1)

Acreage: 9.7 acres

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

Existing Land Use: Vacant

Surrounding Land Uses and Zoning:
North: Retail Commercial; Zoned M-A-C
South: Residential (Evergreen Estates) and Vacant Property (Parcel V); Zoned M-A-C
East: Vacant (Tree Preservation); Zoned M-A-C
West: Vacant (Tree Preservation); 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)

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

Police: District II (Bowie Substation) - Service is adequate.

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 5.07 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 6.03 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 5.07 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 5.07 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 Shoppes at Bowie Town Center are proposed on a 9.7 acre site that is the back portion of land where the larger open main retail core area has been and continues to be constructed. Like the Safeway or Best Buy sites, this site must receive SDP approval for its detailed design and layout (Attachment 2).

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 (including 290 units in the Enfield Chase community). Approximately 662,000 square feet of retail space has been opened and another 115,000 sq. ft. is currently under construction.

The City Council approved Specific Design Plans (SDPs) for three non-fast food restaurants in the Town Center project in February 2001, an SDP for a Best Buy retail store in June 2001 and an SDP for a fourth non-fast food restaurant in August of last year.

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.

III. Stakeholders Meeting
Two Stakeholders meetings for the Specific Design Plan for this project were held. The first was on September 25, 2001 and the second on November 14, 2001. A summary of each meeting is provided at the end of this report, in Appendix I and Appendix II.

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), City staff, and a resident of the Heather Hills community.

The ARC met on January 7, 2002 to review the subject proposal. After a presentation by the applicant and a review of the Specific Design Plan package, it was the consensus of the ARC to recommend approval of the SDP for this proposal, with the following revisions:

1. A pedestrian connection should be provided to the site from Enfield Chase Court.

2. All White Pine trees proposed on the site should be replaced with Green Giant Arborvitae.

3. The letter size of each building-mounted sign should be in proportion to the store/unit front of the individual tenant it advertises.

4. While all trash areas should be screened, those for the smaller tenant spaces on the eastern end of the building will be reviewed at the time of building permit.

The ARC recommendations have been incorporated in the appropriate sections of this report.

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:

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 Specific Design Plan (Attachment 2)
The proposed overall SDP is for 106,930 sq. ft. of retail and commercial (office) space. This is broken down in the following manner: 103,930 sq. ft. of retail area; and, 3,000 sq ft. of space for a freestanding bank. The bank will be subject to another SDP submission, review and approval for signage, landscaping, lighting and building architecture.

A. Site and Building Data
Site and building data for this project are as follows:

Area of Site: 9.7 acres

Building Area (gross floor area): 106,930 sq. ft.

Building Height: 35 ft.

Building Setbacks:
Required: 20 ft. (average, from Old Evergreen Parkway right-of-way)*;
20 ft. (from relocated Evergreen Parkway right-of-way)

Proposed: 9 ft. (to old Evergreen Parkway right-of-way);
90 ft. (bank bldg. to relocated Evergreen Parkway right-of-way);
268 ft. (retail bldg. to relocated Evergreen Parkway right-of-way);
27 ft. (to eastern property line);
40 ft. (bank to western property line);
129 ft. (retail bldg. to western property line).

COMMENT: *The proposed locations of the buildings conform to the required building setbacks. Under the approved CDP, a 20-foot average building setback is permitted. The average building setback for the retail building is 30.5 feet, with the closest setback being 9 feet, at the eastern end of the building. Where the building setback is less than 20 feet, a continuous screen of evergreens must be provided. (While 14 White Pine trees are proposed along the southern curb line of the service driveway for the retail building, staff has experienced problems with this specie. This issue is discussed in more detail in the Landscape section of this report.)

B. Parking and Loading Spaces
1. Parking
Required: 482 spaces (with a minimum of 9 handicap stalls)

Provided: 498 spaces (including 483 universal size stalls, 0 compact stalls, and 15 handicap stalls)

COMMENT: All of the non-handicap spaces are universal size spaces (as permitted by City Departure #BD-4-99). Since only one more universal size space is provided than required, and six more handicap spaces are provided than required, the applicant should consider reducing the number of handicap spaces to 11 and increasing the number of universal size spaces to at least 487.

The setback of the proposed parking lot from the right-of-way of relocated Evergreen Parkway is required to be not less than 20 ft. under the previously approved CDP. This SDP meets the 20-foot setback requirement. Further, under the CDP, any parking area must be 10 from the right-of-way of old Evergreen Parkway. While there is no parking proposed in the old Evergreen Parkway right-of-way, a service driveway is proposed in this area. This situation further supports the need for landscape screening within the afforestation areas of old Evergreen Parkway right-of-way to ensure that any saps in existing vegetation are filled.

In accordance with adopted City policy, in addition to the standard pavement-painted symbol and signage at the heads of the stalls, all handicap parking spaces should be painted blue in the same manner that was done in the main retail core area. A note to this effect has been placed on the SDP (Note #21).

2. Loading Spaces
Required: 4 loading spaces (each 15 ft. in width, 33 ft. in length)

Provided: 3 loading spaces (each 20 ft. in width, 55 ft. in length)

COMMENT: While the size of each loading area exceeds the minimum required by the Zoning Ordinance, one additional loading space should be provided, for store A. Although the cluster of smaller shops comprising retail component E have no loading area, the potential exists for the opportunity to share the area with store D. Further, since this cluster of stores is smaller in square footage, deliveries will likely arrive in "UPS"-type vans that can either park in the front or rear of the building. However, to further screen the view into the service area in store E, a screen wall, not unlike those proposed behind the other stores, should be extended along the eastern elevation of the end store in this group.

The symbol used to identify the screen walls on the SDP indicates a 6 ft., 8-inch wall for each loading area. The typical screen wall constructed in the main retail core area of the Bowie Town Center was a 12-foot high wall. Therefore, all screen walls in the service areas of this project should be increased to a minimum of 12 feet in height.

C. Vacation of Old Evergreen Parkway Right-of-Way
A portion of the service drive in the rear (south side) of the building extends into the right-of-way of old Evergreen Parkway. For this to occur, some of this right-of-way area must be vacated. The applicant has agreed to initiate the vacation of old Evergreen Parkway right-of-way, from the access driveway to Parcel U (to the east of the subject site) to the terminus of Everst Drive (to the west).

D. Circulation and Access
Vehicular access to the property is achieved from relocated Evergreen Parkway in three locations and from the access driveway on the eastern side of the site, leading to the Woodland Lake condominium project. A separate access for the service road, which runs behind (to the south of) the proposed building, is also from the access driveway on the eastern side of the site.

An extension of the sidewalk system from the main retail core area is proposed to be continued onto the subject site in three locations. Depressed ramps are provided where sidewalks cross driveway aisles.

An 8-foot wide trail is proposed to be extended from the terminus of Everst Drive and run along the northern property line of Parcel V to the south of the old Evergreen Parkway right-of-way.

The 8-foot wide trail, required across the frontage of the subject site by the CDP along the south side of relocated Evergreen Parkway, has been installed. This trail is located outside the right-of-way of relocated Evergreen Parkway. The easement for the trail along the site frontage along relocated Evergreen Parkway has been submitted for review.

COMMENT: To provide an improved and safer internal pedestrian system within the site, a 6-foot wide sidewalk should be provided along the western elevation of store A. A pedestrian connection from Enfield Chase Court could then connect to this sidewalk.

To provide a more direct pedestrian route from the main retail core area across relocated Evergreen Parkway, a 6-foot wide sidewalk should be provided on the eastern side of the western driveway into the subject site.

To provide a direct connection to the aforementioned trail, the 6-foot wide sidewalk on the western side of the eastern driveway should be extended along the eastern side of store E and terminate at service drive. The trail should be realigned to follow the radius of the Parcel U access drive such that it directly meets the sidewalk extension noted above. The sidewalk should be place between the driveway and parking lot perimeter. Both the sidewalk and trail should be field located.

Depressed ramps should be provided in all locations where the sidewalks and trails recommended above meet driveway aisles or the service road.

Crosswalks that cross the parking lot or drive aisles should be identified by the same colored stamped asphalt and line delineation treatments that were used in relocated Evergreen Parkway, Northview Drive and other areas of the retail portion of the Town Center project.

E. Landscape Plan (Attachment 3)
A Landscape Plan, which proposes 12 varieties of deciduous and ornamental trees and shrubs to be planted throughout the site, has been submitted for the site in conjunction with the SDP.

COMMENT: The Landscape Plan includes varieties of material used elsewhere throughout the Town Center project. However, since it has been the City's experience that White Pines have been susceptible to disease and infestation, the City no longer supports the use of this plant material. Therefore, it is recommended that all 16 White Pine trees be eliminated from the subject proposal and replaced with another species, such as Green Giant Arborvitae, Eastern Red Cedar or American Holly.

To provide hardier, more durable trees in the parking lot, the caliper of all trees proposed in the islands in the parking lot should be a minimum of 3" in caliper at the time of planting.

To continue the ambience in the main retail core area, created in part by the installation of "larger than normal" trees, it is recommended that the size of the 14 Thornless Honey Locust trees proposed along the front walkway of the stores be a minimum of 6 inches in caliper at the time of planting.

To provide an infill of trees where none are proposed, it is recommended that three additional Red Maple trees be planted in the southern area of the planting strip located between Lot 14 (to the west) and the southwestern area of the parking lot.

F. Lighting (Attachments 4A and 4B)
The parking lot light poles, fixtures and their ultimate height will be identical to what has been approved throughout the existing portion of the Bowie Town Center site.

Building-mounted lighting is also proposed on building elevations for architectural and aesthetic purposes.

COMMENT: For consistency with other sites within the Bowie Town Center project, the parking lot lighting proposed will be provided on poles a maximum of 30 ft. in height installed on a 3-foot high base (Attachment 4A). This will result in the ultimate height of the parking lot lights being consistent with that approved for other areas of the Town Center project. A detail of the parking lot lighting has been provided within the SDP set of plans. A note has been placed on the SDP indicating the following: All parking lot lighting shall consist of cut-off fixtures so as to minimize off-site glare, shall include timing devices to turn off unneeded lighting during times the parking lots are not in use and shall be down lit so as to not cast glare off-site (Note #38).

While a detail of the decorative light poles (with panels) is provided (Attachment 4B), their locations are not identified on the Lighting Plan. It is recommended that decorative light poles be placed along the walkway in front of the stores and along the center walkway (leading from relocated Evergreen Parkway to in front of store D).

To be in compliance with the City's adopted Development Review Guidelines, the building-mounted ornamental lights should be down lit and of a low wattage to reduce the potential for light dispersion and off-site glare.

The building-mounted lighting proposed on the rear (southern) elevations of the stores should consist of cut-off fixtures so as to minimize off-site glare and be down lit so as to not cast glare off-site.

G. Signage (Attachments 5A, 5B, 5C and 6)
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."

The signage proposed for this site includes site/project identification signage and building-mounted signage.

COMMENT: The site identification signage proposed includes the same signage design that was used for the main retail core area and is found on the signs at the MD 197/Northview Drive and MD 197/Evergreen Parkway intersections (Attachment 5A). On the subject site, this type of signage is proposed in an "L" configuration and is located at the intersection of relocated Evergreen Parkway and the access road to the east of the site.

An entrance gate, similar to those in the main retail core area, is proposed at the northern end of the pedestrian walkway located in the center of the site (Attachment 5B).

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 or be permitted on the site, except a standard size American flag. A note should be provided on the SDP reflecting this condition. However, the panels on the decorative lights, which are exactly like a feature in the main retail core area, should be permitted (Attachment 4B).

Building-mounted signage on the store facades will be permitted as per the Zoning Ordinance, yet the character size (size of letters, logos, emblems, symbols, etc.) of each building-mounted sign should be in proportion to the store/unit front of the individual tenant it advertises (Attachment 6). All building-mounted signage should be reviewed for this purpose prior to the issuance of a signage permit for each store.

Some of the other types of signage that were permitted in the main retail core area should also be allowed within this project, under the same restrictions. These types of signs include: window signs; panels (on decorative light poles, Attachment 4B); projecting (blade) signs (Attachment 5C); and, awning signs. Signs will not be permitted in any false windows or in the windows of any upper level of the building.

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

H. Architecture and Building Materials (Attachment 6)
The building architecture, materials and colors proposed for the subject site are very compatible with those found on the buildings in the main retail core area. The proposed architecture continues the tone set in the main retail core area of an older downtown. The materials proposed include: brick veneer; split face and ground face concrete blocks, and exterior finishing system (EIFS); and metal roofing. The colors of the materials are compatible with those used in the main retail core area.

COMMENT: To encourage the use of a variety of material types and to enhance the richness of the articulation used in this project, it is recommended that the six vertical elements, proposed on store B to be constructed of the EIFS material, should instead be constructed of a material such as gantex or other similar material, to provide the appearance of granite or marble. (This material was used on the Sears store in the main retail core area.)

To continue a theme applied in the main retail core area and to create more architectural, visual and aesthetic interest, if store C is used for one tenant, then the six EIFS panels proposed on the portion of that store which have been designed to be 1.5 stories with flat roofs should be replaced with false windows. If store C has multiple tenants, then this architectural articulation should be modified to accommodate tenant architecture and signage.

A note on the architectural plan indicates that the side elevations of the storefronts of the two end stores (stores A and E) will be accomplished by the individual tenants. Due to the visibility of these side elevations and to add additional architectural interest to the building and project, it is recommended that storefront windows or false storefront windows and second story false windows be included in the side elevations of each store.

To be consistent with other approved buildings in the Town Center, all roof-mounted HVAC equipment will be completely screened from the parking lots on all stores. A note to this effect has been placed on the SDP (Note #40).

For compatibility, the color of all rear building entry doors and loading doors in the rear of the building should match that of the split face block used on this elevation.

I. Street Furniture (Attachments 7A, 7B and 7C))
Several forms of street furniture are proposed within this project, including: bike racks; benches; and, trash receptacles.

COMMENT: The designs of the bike racks, benches and trash receptacles will closely resemble those of the various types of street furniture in the main retail core area, representing another feature that ties this project and the Simon project together.

J. Trash Area
Trash areas are proposed along the southern (rear) elevation of the building.

According to Note #33 on the SDP approved for main retail core area, "Access for delivery trucks and trash trucks for Blocks C and D . . . shall be addressed at the time of the review of their respective SDPs." Commercial uses in the retail core area have been prohibited from using Evergreen Parkway and Excalibur Road (between Mitchellville Road to the site.) and trash pick-up is limited to the following hours: 7 a.m. to 10 p.m. Monday trough Friday and 9 a.m. to 10 p.m. Saturday and Sunday. Note #36 on the SDP currently under review states, "Access shall be from Town Center Boulevard via MD Rt. 197."

COMMENT: If the trash area for each store is within the service area for its respective store, then, since each service area (loading/unloading area) is screened, the trash area will be screened as well. However, where a trash area is not within a service area, then each of these trash areas should be screened by 8-foot high walls that are constructed of the same type and color of split face block used on the side and rear elevations of the building. To conceal the view into all trash areas and for safety and security purposes, a solid wooden fence, a minimum of 8 ft. in height, should be provided to close off each trash area. The fence should be painted/stained to match the color of the screen wall. The trash areas for the smaller tenant spaces (on the eastern end of the building) will be reviewed at the time of building permit and will be subject to the same design criteria as those for the larger stores.

With respect to the access route for delivery and trash vehicles to the subject site, it is unfair to encumber a condition (as the applicant proposes in Note #36) on the main retail core area that identifies it as the preferred route for service vehicles to Parcels C and D. Since service vehicles to Sears are already using old Evergreen Parkway to access that site (the loading area faces Evergreen Parkway), it is logical to have service vehicles for the subject property continue along old Evergreen Parkway to relocated Evergreen Parkway, turn right and continue to the site. To leave the Town Center, these vehicles would retrace the same route. They would be prohibited from continuing along relocated Evergreen Parkway to Northview Drive or onto Excalibur Road to Mitchellville Road. It is recommended that signage be installed in the vicinity of the site exits instructing service vehicles of the approved direction to leave the Town Center.

K. Conformance with CDP
Parcels C and D conform to the previously approved CDP in the following respects:

· The proposed uses are commercial/retail uses. (A commercial/retail use for this parcel was also shown on the Illustrative Master Plan and overall SDP for the Town Center.)

· Pedestrian connections have been provided from the site to the main retail core area and from the neighborhood (to the south) to the site.

· The trail along the southern side of relocated Evergreen Parkway, across the frontage of the subject site, has been installed, pursuant to the approved CDP.

· The building architecture, materials and colors selected are consistent with what has been approved and constructed for the other buildings in the Town Center project. (Incorporation of the staff recommendation to provide architectural features and materials will on the building will make it more compatible with the architectural features and material on other stores in the Town Center.)

· For the most part, the building and parking setbacks established in the most recent CDP have been followed.

· Everst Drive is not proposed to be extended through the site and intersect relocated Evergreen Parkway.

On the other hand, a condition of the originally approved CDP in 1986 (CDP-8504) was for Parcels I and S, established under the first CDP, to be conveyed to the City. Parcel I is a 2.0± acre tract, located on the north side of MD Route 197. This parcel is planned as a passive park and will house a sitting area and a grave marker for Major Thomas Lansdale, a local Revolutionary War officer. Parcel S is a 0.3± acre site, located between the old Evergreen Parkway right-of-way and the Bowie Town Center stormwater management pond. A recently constructed trail traverses this parcel, and it also serves a stormwater management function.

COMMENT: For the current SDP to be in compliance with the Bowie Town Center CDP, Parcels I and S must be conveyed to the City prior to the issuance of the first building permit for SDP-0110. The applicant has indicated, via letter, that Parcel I will be conveyed to the City prior to the issuance of the first building permit for the proposed development (Attachment 8).

Further, providing landscape screening of Green Giant Arborvitae (or equivalent) within the afforestation areas of the old Evergreen Parkway right-of-way to ensure that any gaps in existing vegetation are filled, will fulfill the landscape screening required by CDP-8504/1 and will place the proposed SDP into compliance with CDP-8504/1.

L. Public Facility Availability
COMMENT: The subject lot is in Water Category 3 and Sewer Category 3, meaning that public water and sewer are available to the site via relocated Evergreen Parkway.

With respect to the availability of public safety-related facilities, the site will be served by the planned 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 engine, ladder 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.

Staff concludes that the development will be adequately served by existing or programmed public facilities.

M. Stormwater Management Concept Plan
According to the proposed Stormwater Plan for Parcels C and D, stormwater will be collected and carried through a series of inlets, pipes and swales to the Town Center regional retention pond, which has been designed to accommodate stormwater from the subject site (since at one time these parcels were part of the 93± acre property slated for retail development). Therefore, the regional pond handles stormwater quantity. With respect to water quality, the subject Stormwater Plan proposes three underground infiltration trenches in the front parking lot and a grass swale in the rear of the site to handle water quality issues.

COMMENT: The proposed Stormwater Management Plan fulfills the criteria for approval of this SDP. As a result, staff finds that adequate provisions have been made for draining surface water so there are no adverse effects on the subject property or adjacent properties.

N. Woodland Conservation Plan
A Type II Tree Conservation Plan (TCP-II) was previously reviewed and approved as part of the CDP submission for the entire 93± retail site, including the subject property. Three lots and 0.75 acres of a fourth lot were designated as tree preservation areas pursuant to the approved TCP. A 0.70-acre area, approved for reforestation under the previous TCP-II, is located within the old Evergreen Parkway right-of-way.

COMMENT: Tree mitigation requirements for Parcels C and D were addressed via the previously approved TCP for the Town Center retail component. The TCP proposed for the subject site proposes to transfer the 0.75 acres of tree preservation, noted above on this property, to along the southern property line of Parcel V, located to south of Parcels C and D. Parcel V is under the ownership and control of the applicant in the subject case. Any future development plans for Parcel V will take into account the 0.75 tree preservation easement on that site. The shifting of the 0.75-acre preservation area to the location proposed makes sense from a planning perspective and will result in a buffer and visual and aesthetic benefit to the residents of the condominium project (Parcel U) to the immediate south.

VII. Recommendation
A. Specific Design Plan
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 Specific Design Plan #SDP-0110 for The Shoppes at Bowie Town Center be APPROVED with the following amended staff conditions, which are intended to: maintain the consistency of features for this plan with other existing and approved projects in the City; comply with the Zoning Ordinance and Bowie Town Center Comprehensive Design Plan and Specific Design Plan for the main retail core; improve pedestrian access to, from and within the site; improve building aesthetics; and, to conform with adopted City policy:

1. Parcels I and S shall be conveyed to the City prior to the issuance of the first building permit for SDP-0110.

2. The freestanding bank shall be the subject of another SDP submission, review and approval for signage, landscaping, lighting and building architecture.

3. Consideration shall be given to reducing the number of handicap spaces to 11 and increasing the number of universal size spaces to at least 487.

4. Loading/Service Areas.
(A) A loading space shall be provided for store A.

(B) A screen wall, not unlike those proposed behind the other stores, shall be extended along the eastern elevation of the end store in this group.

(C) All screen walls in the service areas of this project shall be a minimum of 12 feet in height.

5. Pedestrian Circulation.
(A) A 6-foot wide sidewalk shall be provided along the western elevation of store A.

(B) A pedestrian connection from Enfield Chase Court shall be provided and shall connect to the sidewalk recommended along the western elevation of store A.

(C) A 6-foot wide sidewalk shall be provided on the eastern side of the western driveway into the subject site.

(D) The 6-foot wide sidewalk on the western side of the eastern driveway shall be extended along the eastern side of store E and terminate at the service drive. This sidewalk shall be field located.

(E) The trail shall be realigned to follow the radius of the Parcel U access drive such that it directly meets the sidewalk extension noted above. The trail realignment shall be field located.

(F) Depressed ramps shall be provided in all locations where the sidewalks and trails meet driveway aisles or the service road.

(G) Crosswalks that cross the parking lot or drive aisles shall be identified by the same colored stamped asphalt and line delineation treatments that were used in relocated Evergreen Parkway, Northview Drive and other areas of the retail portion of the Town Center project.

6. Landscaping.
(A) All White Pine trees be eliminated from the subject proposal and replaced with Green Giant Arborvitae, Eastern Red Cedar or American Holly.

(B) The caliper of all trees proposed in the islands in the parking lot shall be a minimum of 3 inches in caliper at the time of planting.

(C) Additional landscape screening, consisting of Green Giant Arborvitae, Eastern Red Cedar or American Holly shall be planted within the afforestation areas of the old Evergreen Parkway right-of-way in order to ensure that any gaps in existing vegetation are filled.

(D) The size of the 14 Thornless Honey Locust trees proposed along the front walkway of the stores shall be a minimum of 6 inches in caliper at the time of planting.

(E) Three additional Red Maple trees shall be planted in the southern area of the planting strip located between Lot 14 and the southwestern area of the parking lot.

7. Lighting.
(A) Decorative light poles shall be placed along the walkway in front of the stores and along the center walkway (leading from relocated Evergreen Parkway to in front of store D).

(B) The building-mounted ornamental lights shall be down lit and of a low wattage to reduce the potential for light dispersion and off-site glare.

(C) The building-mounted lighting proposed on the rear (southern) elevations of the stores shall consist of cut-off fixtures so as to minimize off-site glare and be down lit so as to not cast glare off-site.

8. Signage.
(A) No flags or banners shall be mounted, suspended or otherwise displayed from the building or be permitted on the site, except a standard size American flag. A note shall be provided on the SDP reflecting this condition. However, the panels on the decorative lights, which are exactly like a feature in the main retail core area, shall be permitted.

(B) Building-mounted signage on the store facades shall be permitted as per the Zoning Ordinance, yet the character size (size of letters, logos, emblems, symbols, etc.) of each building-mounted sign shall be in proportion to the store/unit front of the individual tenant it advertises. All building-mounted signage shall be reviewed for this purpose prior to issuance of a signage permit for each store.

(C) Some of the other types of signage that were permitted in the main retail core area shall also be allowed within this project, under the same restrictions. These types of signs include: window signs; banners (on decorative light poles); projecting (blade) signs; and, awning signs. Signs shall not be permitted in any false windows or in the windows of any upper level of the building.

9. Architecture and Building Materials.
(A) The six vertical elements proposed on store B shall be constructed of a material, such as gantex or other similar material, to provide the appearance of granite or marble.

(B) If store C is used for one tenant, then the six EIFS panels proposed on the portion of that store which have been designed to be 1.5 stories with flat roofs shall be replaced with false windows. If store C has multiple tenants, then this condition will allow for the modification of the above detail to accommodate tenant architecture and signage. This modification shall be resolved prior to the issuance of a building permit for store C.

(C) Storefront windows or false storefront windows and second story false windows shall be included in the side elevations of each end store (stores A and E).

(D) All roof-mounted HVAC equipment shall be completely screened from the parking lots on all stores.

(E) The color of all rear building entry doors and loading doors in the rear of the building shall match that of the split face block used on this elevation.

10. Where a trash area is not within a service area, then each of these trash areas shall be screened by 8-foot high walls that shall be constructed of the same type and color of split face block used on the side and rear elevations of the building. A solid wooden fence, a minimum of 8 ft. in height, shall be provided to close off each trash area. The fence shall be painted/stained to match the color of the screen wall. The trash areas for the smaller tenant spaces (on the eastern end of the building) shall be reviewed at the time of building permit and shall be subject to the same design criteria as those for the larger stores.

11. The access route for delivery and trash vehicles to the subject site shall be for these vehicles to continue along old Evergreen Parkway to relocated Evergreen Parkway, turn right and proceed to the site. To leave the Town Center, these vehicles shall retrace the same route and they shall be prohibited from continuing along relocated Evergreen Parkway to Northview Drive or onto Excalibur Road to Mitchellville Road. Signage shall be installed in the vicinity of the site exits instructing service vehicles of the approved direction to leave the Town Center.

B. Vacation of Old Evergreen Parkway Right-of-Way
1. The applicant shall initiate the vacating of old Evergreen Parkway right-of-way, from the access driveway to Parcel U (to the east of the subject site) to the terminus of Everst Drive (to the west).

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APPENDIX I

MEMORANDUM

To: City Council

From: David J. Deutsch
City Manager

Subject: Stakeholder's Meeting
Parcels C and D
Bowie Town Center

Date: September 28, 2001

On Tuesday, September 25th, a stakeholder's meeting was held to review and discuss a Specific Design Plan (SDP) proposal for Parcels C and D in the Bowie Town Center. (Parcels C and D contain approximately 10 acres and are located on the south side of relocated Evergreen Parkway. The property is owned by the Simon Property Group and under contract to MLS Commercial Real Estate Services.) The meeting was attended by: the developer's team, including Kathy Coakley, Tom Haller, Bill Monk and Gary Getz; approximately 15 members of the public; and, City staff.

After staff made a few brief opening comments and oriented the audience to the location of the site, the presentation was turned over to Mr. Tom Haller, attorney for the developer. Mr. Haller, after introducing the developer's team and noting that the site came about as a result of the relocation of Evergreen Parkway, asked Mr. Bill Monk to continue with the presentation. Mr. Monk, the developer's land planner for the project, oriented the audience to the overall master plan for the Bowie Town Center, including Simon's component, and identified vehicular and pedestrian access points to the subject property, and the locations of driveways, building and parking fields. He reviewed several planning objectives for this project, including extending the grid system from the main retail core area into the subject site and continuing with the established character of architecture, landscaping and street furniture. Mr. Monk also reviewed numerous design elements incorporated in the project, including: providing a trail and landscaping along the site frontage of Evergreen Parkway; providing adequate on-site parking; providing a 20-foot building setback from the old Evergreen Parkway right-of-way; maximizing the buffering and security along the southern perimeter of the site, adjacent to the residences; and, providing adequate on-site green space. Mr. Monk concluded his presentation and introduced Mr. Gary Getz, the project's architect.

Mr. Getz noted that the architectural design attempts to incorporate many of the building features used in the Simon buildings, including: the use of similar massing, scale and color of the building facades; pedestrian amenities (wide sidewalks with brick banding); the same street furniture; incorporation of the railroad theme into the project; and, the use of similar signage features. After Mr. Getz concluded his presentation, the meeting was opened to questions from the audience.

Questions and Comments

· Is Everst Drive proposed to be opened? (Mr. Haller responded that the developer is not proposing to open Everst Drive to vehicles. However, the construction of a trail, leading from the current terminus of Everst Drive into and through the site, is proposed.)

· Is there likely to be traffic from this project into the nearby condominium project? (Mr. Haller and Ms. Coakley both stated that a vehicular connection from the condo site (Parcel U) to Evergreen Parkway was always intended. That roadway is not being constructed as a result of this project. Additionally, it will provide vehicular access to Parcel V, located south of the subject site.)

· What is the zoning for Parcel V? (Mr. Haller noted that Parcel V is zoned M-A-C (Major Activity Center), the same as the subject property and Simon's property. The approved CDP for the Bowie Town Center allows Parcel V to be developed with a multi-story office use.)

· Where are the service areas for the buildings proposed? (Mr. Haller indicated that the service drive and trash areas are in the rear of the building.)

· What is the width of the former Evergreen Parkway right-of-way? (Mr. Monk noted that the right-of-way is 100 feet in width.)

· How many parking spaces are proposed between landscaped islands? (Mr. Monk responded that there are between 16 and 19 parking spaces between islands.)

· Why are the buildings proposed to the rear of the site, rather than closer to Evergreen Parkway? (Mr. Monk indicated that the proposal mimics what exists across Evergreen Parkway; that is, parking along the street, with buildings adjacent to the parking fields. Mr. Getz added that the nature of traffic along the street within Simon's main retail core area (Emerald Way) is different than that which will be along Evergreen Parkway.)

· Is the developer opposed to bringing the building closer to the street? (Ms. Coakley noted that if the building was located in the front of the property and the parking was in the rear, there are potential security issues and impacts on the nearby residents.)

· How many stores are proposed? (Ms. Coakley responded that between two and three junior anchors are proposed, similar in sizes to those at the Simon project, and between eight to ten other stores and a freestanding bank. The number of stores will depend on the building area each one leases.)

· What are the sizes of the largest stores? (Ms. Coakley noted that the areas of the junior anchor stores range between 20,000 sq. ft. and 30,000 sq. ft. The ultimate sizes, however, will depend on the final leasing configuration.)

Comments included:
· Mr. Cartney, from the City's Community Recreation Community (CRC), expressed the CRC's desire to have one of the uses within the building to be for a family entertainment center, and he asked the developer to consider this use.

· The architecture should include more irregularity and variation in rooflines of the building.

Mr. Jim Cronk concluded the meeting by noting that the proposed SDP has not yet been filed with the City or County and, therefore, no City public hearing dates have been set. When the application is filed, the City will set its dates, and a notice advertising those dates will be distributed.

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