Staff Report

LAND USE PETITION IN THE BOWIE PLANNING AREA
Md.-National Capital Park and Planning Commission ID: Revision to Specific Design Plan
#SDP-9711, Chipotle at the Bowie Town Center
Bowie Advisory Planning Board # 03-16 Date: July 3, 2003
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INTRODUCTORY NOTE: The proposed application is a request for approval:
_____ (a) of a zoning type case involving the specific use of land;
__ (b) of a conceptual site plan;
_____ (c) to subdivide property into building lots and obtain adequate public facilities approval;
X _ (d) of a site plan for building and parking design, landscaping, architecture, etc.
under the development regulations of Prince George’s County. The application has been referred to the City for our review and recommendation. The position of the Bowie Advisory Planning Board in this matter is advisory to the City Council. The City Council will also conduct a public hearing on this application and their vote will become the final City recommendation. Persons wishing to participate in these hearings must submit written testimony or sign up to speak at each public hearing. Each person wishing to speak at the City’s hearings will be given up to three (3) minutes. To participate in the County’s hearings, you must make a separate, written request to become a person of record.

GENERAL DATA:
1. Nature of Petition: Revision to Specific Design Plan
2. Petitioner: Chipotle
3. Represented by: Bill Shipp, Fossett and Brugger
4. Location of Petitioned Property: Main Retail Core Area, Bowie Town Center
5. Proposed use of Petitioned Property: 3,116 sq. ft. restaurant
6. Size/Zone of Petitioned Property: 0.2 acres/zoned M-A-C (Major Activity Center)
7. Date of hearing before BAPB: Tuesday, June 24, 2003 at 7:00 p.m.
8. Date of hearing before City Council: Monday, July 7, 2003 at 8:00 p.m.
9. Date of hearing before M-NCPPC: Staff Level Review
10. Date of hearing before Hearing Examiner: N/A
11. Date of hearing before District Council: N/A

NOTICES/LEGALS DATE Number of Mailings/Signs
Notice sent to Adj. Properties: 6/10/03 28
Notice sent to Parties of Record n/a
Date Signs Posted: 6/09/03 1
Date Legal Sent: 6/06/03
Date Legal Appeared: 6/12/03

RECOMMENDATIONS:
12. Department of Planning & Economic Development Recommendation:
The Department of Planning & Economic Development staff recommends APPROVAL with conditions as stated in the attached report.

13. Bowie Advisory Planning Board Recommendation:
The Bowie Advisory Planning Board recommends APPROVAL with conditions as stated in the attached report.

MEMORANDUM

TO: City Council

FROM: Rev. John S. Cooper, Sr., Chairman
Bowie Advisory Planning Board

SUBJECT: Revision to Specific Design Plan #SDP-9711
Chipotle
Bowie Town Center

DATE: July 3, 2003
___________________________________________________________________________

The Bowie Advisory Planning Board (BAPB) met on Tuesday, June 24, 2003 to review an application for a Revision to Specific Design Plan #9711 for the purpose of constructing a 3,116 sq. ft./161-seat restaurant in the main retail core area of the Bowie Town Center. The applicant in this case is Chipotle. The subject site, which is located behind (north of) Victoria’s Secret (Building E) and east of the Barnes and Noble bookstore, contains a 0.2 acres and is zoned M-A-C (Major Activity Center), where the proposed use is permitted by right under the Prince George’s County Zoning Ordinance.

Presentations
Mr. Bill Shipp, an attorney with Fossett and Brugger, and three representatives of Chipotle were in attendance to represent the applicant. Mr. Shipp oriented the Board to the location of the site, noting that it is now a vacant pad site that faces a parking lot to the north and a pedestrian walkway to the west. Mr. Shipp stated that there are no departures or APF requirements associated with this application, since it is essentially a review of building architecture. Mr. Shipp continued his presentation by noting that Chipotle does a unique, different building design for each of its locations. This will be the first full-size Chipotle restaurant constructed from the ground up in Prince George’s County. At this site, the main entrance to the restaurant faces the parking lot; the building is attached to Building E in the main retail core area by a brick wall with a gate; and, an outdoor patio dining area is proposed that will be enclosed by a three-foot high railing and the aforementioned brick wall. Mr. Shipp noted that the architectural features of the Chipotle building are coordinated with other restaurants in the Town Center: the architecture has a modern accent, with unique angles and awnings, similar to DuClaw and it is all brick, as is Pizzeria Uno’s. Accent, building-mounted lighting is proposed. The down spouts are internal and the HVAC rooftop equipment will be screened. All services (trash removal, loading and unloading of supplies) will take place within the existing, adjacent service court, located to the east of the restaurant.

In conclusion, Mr. Shipp turned to the staff report and indicated that the applicant agreed with all of the conditions, but requested clarification on Conditions #2 and 7.B. Condition #2 discusses providing four handicap parking spaces in the parking aisles in front of the restaurant, while Condition #7.B addresses total area of the building-mounted signage. Mr. Shipp indicated that there is more than sufficient parking throughout the Town Center and that, with the proposed restaurant, the overall parking ratio would continue to exceed 4.5 spaces/1,000 sq. ft. of building area, as required by the parking departure the City granted for the retail core area in 1999. Mr. Shipp suggested the possibility of relocating some existing handicap spaces to the area in front of the restaurant site, but that the applicant’s consultant and the staff should conduct a field visit to determine the best location and arrangement for these spaces. Regarding Condition #7.B, Mr. Shipp stated that the area of the building-mounted signage proposed (approximately 35 sq. ft.) is significantly less than the maximum permitted (144 sq. ft.). He therefore requested, for the purpose of allowing more flexibility in the design of the signage, that the area of all building-mounted signage be increased to 50 sq. ft.

Mr. Frank Stevens of the City Planning staff reviewed the staff report (attached), citing the Zoning Ordinance requirements for approval of a Specific Design Plan. In summary, Mr. Stevens noted that the project met the requirements for approval and recommended that the SDP be approved, including the revisions suggested by Mr. Shipp.

Questions by BAPB Members
Questions by BAPB members centered on the following:

· Would it be possible to move handicap spaces closer to the building to facilitate access by users of those spaces? (Mr. Shipp responded by stating that, before the City Council meeting, the developer’s consultants would verify the existing conditions and prepare a solution. The applicant is not adverse to moving handicap spaces closer to the building.)

· What is the purpose of the green area south of the restaurant? (Mr. Shipp noted that it is remaining space that is not conducive for outside patron seating, but provides open green space on the site.)

· Was the overall parking arrangement approved as part of the original Town Center SDP? (Mr. Shipp responded that it was, and that, even with this proposal, the parking ratio approved with the SDP will continue to exceed 4.5 spaces/1,000 sq. ft. of building area. Mr. Shipp continued by restating that the applicant will try to fit the handicap spaces close to the restaurant entrance.)

· Is this restaurant part of a chain? (Mr. Shipp responded that Chipotle is a nationwide chain of restaurants, with its national headquarters in Denver and regional headquarters in Chevy Chase.)

· What items are on the menu? (Mr. Phil Petrilli, Operations Director with Chipotle, indicated that Chipotle specializes in gourmet tacos and burritos, made with fresh, high quality meats and produce and prepared fresh continuously throughout the day. The personal interaction between the employees and customers in preparing the meal enhances the dining experience at Chipotle.)

· Is there a liquor license? (Mr. Petrilli responded in the affirmative, noting that the license is limited in that only margaritas and Mexican beer are served. The sale of liquor is a small portion of the business at Chipotle.)

· Why is the indoor and outdoor seating nearly equal? (Mr. Shipp stated that this site has the space to provide outdoor seating.)

Citizen Participation
No one from the public signed up to speak at the public hearing or attended the meeting.

BAPB Discussion
Mr. Terry Rogers noted that he continues to be concerned about inadequate fire response time. Mr. Lonnie Stith questioned why builders of commercial projects do not contribute to an EMS facility. (Developers of commercial projects do contribute for emergency facilities at the time of subdivision approval. The subdivision for the Town Center was reviewed and approved several years ago. The present application is for a Specific Design Plan, when APF issues are not subject to review.)

BAPB Motion
Mr. Lonnie Stith moved for APPROVAL of Revision to Specific Design Plan #9711 for the construction of a 3,116 sq. ft./161-seat Chipotle restaurant in the Bowie Town Center, in accordance with the conditions stated in the staff report and as amended during the BAPB hearing. His motion was seconded by Vice Chairman Terry Nuriddin and passed unanimously.

MEMORANDUM

TO: City Council

FROM: David J. Deutsch
City Manager

SUBJECT: Revision to Specific Design Plan #SDP-9711
Chipotle Bowie Town Center

DATE: July 3, 2003
______________________________________________________________________________

I. General Information

Applicant: Chipotle

Status of Ownership: Tenant under Contract

Subject: Revision to Specific Design Plan #SDP-9711

Project Name: Chipotle at the Bowie Town Center
Main Retail Core Area

Location: Bowie Town Center (Attachment 1)

Acreage: 0.2 acres

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

Existing Land Use: Vacant

Surrounding Land Uses and Zoning:
(All surrounding land is developed and is zoned M-A-C)
North: Parking Lot
South: Retail Commercial (Victoria’s Secret)
East: Retail Commercial (Barnes and Noble)
West: Delivery/Trash Enclosed Area

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) – Facility 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
Chipotle at the Bowie Town Center is proposed on approximately 0.2-acre portion of the 82.5-acre retail project site developed by The Simon Property Group. The City Council recommended approval of the SDP for the Bowie Town Center main retail core area developed by Simon in December 1999.

To date, 150,000 sq. ft. of office space have been constructed in the entire Town Center development; 1,420 dwelling units have been completed (including 290 units in the Enfield Chase community). Approximately 681,082 sq. ft. of retail space have been opened and another 7,950 sq. ft. (DuClaw Brewing Co. and Restaurant) are currently under construction.

III. Stakeholders Meeting
A Stakeholders Meeting for this Specific Design Plan was held on June 3, 2003. The applicant’s team and attorney were present, as were City staff and one member of the development community. No other members of the public or press attended.

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 June 13, 2003 to review the subject proposal. After review and discussion 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. Four handicap parking spaces shall be provided in the parking rows in front of the proposed restaurant. The handicap parking spaces should be painted blue in their entirety, in accordance with City policy.

2. Depressed curb and handicap accessible ramp shall be provided in front of the restaurant to facilitate access to the building for persons with physical disabilities.

3. Pavement painted crosswalks shall be provided from the handicap parking spaces to the handicap ramp.

4. A maximum of two building-mounted signs shall be permitted on the building and shall be in accordance with the approved signage guidelines for the main retail core area of the Bowie Town Center.

5. Building-mounted, down-lit security lighting shall be provided along the eastern building elevation.

6. Existing landscaping on the site shall be relocated to the southwestern area of the patio.

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 addition of Chipotle to the Bowie Town Center retail project broadens the mix of full service and fast-food restaurants in the development. Under the definition contained in the Prince George’s County Zoning Ordinance, Chipotle is considered a “fast-food restaurant”. Other fast-food restaurants in this project include those in the food court and Panera Bread. Condition #32 in the Bowie Town Center CDP (Comprehensive Design Plan) resolution, adopted on December 2, 1999, states “There shall be no freestanding gas stations or fast-food restaurants on Parcel 9.” (Parcel 9 is the CDP designation for the original 93-acre site from which this project and The Shoppes at Bowie Town Center developed.) Chipotle is not a freestanding restaurant since it is physically connected to Building E in the main retail core area. Furthermore, Condition #32 originated in the mid-1980s, when there was no firm development proposal for this property, with the intention to prevent the proliferation of freestanding gas stations and fast-food restaurants along MD Route 197 and Northview Drive.

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

Area of Site: 0.2 acre (building pad area)

Building Area (gross floor area): 3,116 sq. ft.
161 seats (83 inside; 78 outside)

Building Height: 16.5 ft.

Building Setbacks:
Required: 225 ft. (from MD Rt. 197)
200 ft. (from Northview Drive)

Proposed: 586 ft. (from MD Rt. 197)
1,060 ft. (from Northview Drive)
Attached to Building E in Main Retail Core Area
35 ft. (to Barnes and Noble)

COMMENT: The proposed location of the building conforms to the required setbacks. A discrepancy (20 sq. ft.) exists in the square footage of the restaurant shown on two of the site plans. This discrepancy should be resolved.

B. Parking and Loading Spaces
1. Parking
Required: 82 spaces (with a minimum of 4 handicap spaces)

Provided: 196 spaces provided in parking compound area north of the restaurant

COMMENT: All of the non-handicap spaces are universal size spaces, as permitted by City Departure #BD-4-99.

According to the approved and certified SDP for the main retail core area, an excess of 201 parking spaces exist in the Town Center. Applying the appropriate formula to determine the required number of parking spaces for this use, 82 parking spaces were calculated to be needed for Chipotle, including four handicap spaces. The parking compound north of the restaurant site contains 196 spaces. (The parking spaces in this compound needed for Chipotle represent 42% of those that exist in this area.) Throughout the entire retail core area, an excess of 119 parking spaces will remain, keeping the approved parking ratio above 4.5 spaces/1,000 sq. ft. of building area.

There are no handicap parking spaces in the vicinity of the restaurant entrance. Therefore, it is recommended that the four handicap spaces required for this use be provided in the parking field in front of the restaurant, and located in the field by City staff, the developer’s consultants and Town Center staff. In accordance with adopted City policy, in addition to the standard pavement-painted symbol and signage at the heads of the stalls, these handicap parking spaces should be painted blue. Pavement-painted, six foot wide crosswalks should be provided from these spaces to the sidewalk area in front of the restaurant entrance. A curb cut and depressed ramp should be provided in this location as well to accommodate persons with physical disabilities.

2. Loading Spaces
COMMENT: No separate loading area is proposed for this restaurant. However, the restaurant is situated adjacent to an existing service court behind Building E. To avoid the loading/ unloading process interfering with on-site vehicular traffic flow and circulation, it is recommended that all delivery vehicles for this use park within the existing service court to load and unload.

C. Landscape Plan (Attachment 2)
A Landscape Plan, which proposes nine varieties of deciduous and ornamental trees, shrubs, groundcovers and grasses to be planted around the building and on the site, has been submitted in conjunction with the SDP.

COMMENT: The Landscape Plan, which includes varieties of material used elsewhere throughout the Town Center project, proposes to retain, relocate and supplement the vegetation that exists presently on the site. The applicant has indicated, and the Landscape Plan reflects, that the existing healthy plant materials will be relocated and transplanted elsewhere on this pad, and that dead and dying materials will be replaced with new plants recommended by the City.

To be consistent with the sizes of trees proposed under this Landscape Plan with the plan approved for the main retail core area, the caliper of all Red Maple trees should be increased to 2.5-3” at the time of planting.

To provide landscaping in an area where none is proposed, existing landscaping on the site should be relocated to the southwestern area of the patio.

Because they don’t live long in this climate and are susceptible to disease, all White Pines proposed in this project should be replaced with Virginia Junipers or some other native species that provides year-round screening.

Only one native plant species is proposed on the subject Landscape Plan. To be in line with the City’s adopted guideline requiring the use of a majority of native plant species and non-invasive species, the following substitutions are recommended:

· Substitute Sweetbay Magnolia trees for the Crapemyrtles. Each Magnolia tree should be a minimum of 8’-10’ in height at the time of planting.

· Substitute Ilex Glabra for the Taxus ‘Hatfield’ Yews. Each Ilex Glabra should be a minimum of 24”-30” in height at the time of planting.

· Substitute Itea Virginica (‘Henry’s Garnet’) for the Naninda (Heavenly Bamboo). Each Bamboo plant should be a minimum of 24”-30” in height at the time of planting.

D. Lighting
COMMENT: No changes to the existing parking lot lighting are proposed under this SDP.

The architectural elevations indicate that building-mounted lighting is proposed as part of this package. To highlight the building, decorative up lighting is proposed atop the awnings over the windows (see narrative below in Section VI. F.) and near the top of the eastern patio wall. To be in compliance with the City’s adopted Development Review Guidelines, all building-mounted ornamental lighting should be down-lit and of a low wattage to reduce the potential for light dispersion and off-site glare. A note to this effect should be placed on the SDP.

Although it is not a public area, building-mounted, down lit security lighting should be provided on the eastern elevation of the restaurant, to enhance the safety and security of employees.

E. Signage (Attachment 3)
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.”

COMMENT: The building elevations reviewed for the proposal show three building-mounted signs. To be consistent and compatible with other restaurants in the Bowie Town Center, one building-mounted sign should be deleted, so that a maximum of two are provided.

The area of each building-mounted sign (as calculated under the County Zoning Ordinance) is 17.5 sq. ft. In typical commercial zones, the Ordinance would allow a total signage area of 144 sq. ft. (twice the length of the wall with the main entrance to the building). The area of the two building-mounted signs (35 sq. ft.) would be well under the maximum permitted under the Zoning Ordinance. Signage illumination will be provided by backlit lighting behind the lettering. To maintain consistency with existing restaurant signage in the Town Center, yet allowing more flexibility in the design of the signage, the number, area and design of the signage for Chipotle should be limited to two building-mounted signs, consisting of pinned-on channel letters, with a combined maximum area of 50 sq. ft.

A City permit must be obtained for all signage prior to installation.

F. Architecture and Building Materials (Attachment 3)
The architecture, materials and colors proposed for the subject building are compatible with those that exist for other restaurants in the Town Center and for other buildings in the main retail core area. The building is proposed to be constructed nearly 100% of brick veneer, the color of which is compatible with the brick on the Pizzeria Uno restaurant. Three horizontal rows of a brick accent reveal will run midway through the building on all elevations. Galvanized and copper-colored metal are proposed on the front (northern) elevation, and are reminiscent of the design of the DuClaw restaurant. Main entry doors, the windows on the front elevation, and the windows on the side (western) elevation are framed with wood. The patio area is enclosed by silver-colored galvanized wire mesh supported by red metal posts and top and bottom railings. Decorative lighting is proposed on several of the vertical support posts. The height of this enclosure is approximately 3 feet. Awnings are proposed over the windows on the front, side and rear elevations, on which decorative building up lighting is proposed.

COMMENT: So as to not contribute excessive errant lighting, the lights on the awnings should be of a low wattage. A note to this effect should be placed on the SDP.

To be consistent with the approved building on this site and those that exist in the Town Center, all roof-mounted HVAC equipment will be completely screened. A note to this effect should be placed on the SDP.

G. Trash Area
No separate trash area is proposed to serve this building.

COMMENT: Solid waste from the proposed restaurant will be disposed of in a dumpster in the existing screened service area located immediately adjacent to the east.

H. Conformance with Bowie Town Center CDP and SDP
1. Bowie Town Center CDP
The proposed restaurant conforms to the previously approved CDP in the following respects:

· The proposed use is a commercial/retail use and is compatible with existing commercial/retail uses in the Town Center.

· Pedestrian connections are being enhanced to the proposed building from the existing parking area (to the north). No pedestrian connections are being lost or minimized by the proposal.

· The building setbacks proposed conform to those established in the approved Bowie Town Center CDP.

2. Bowie Town Center SDP
· The building architecture, materials and colors selected are consistent and compatible with what have been approved and constructed for the other buildings in the Town Center project.

· With a reduction of building-mounted signs to two, the signage for the restaurant will be consistent with that existing on developed restaurants in the Town Center.

I. 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.

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.

J. Stormwater Management Concept Plan
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 Bowie Town Center CDP application. Stormwater quantity and quality controls are being handled by the Bowie Town Center regional stormwater management pond. As a result, stormwater management issues related to the Concept Plan have been addressed. Consequently, 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.

K. Woodland Conservation Plan
A Type II Tree Conservation Plan (TCP-II) was previously reviewed and approved as part of the CDP submission and SDP main retail core area plan. Three 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 within land proposed to be developed under this SDP application.

COMMENT: Since the subject parcel was included in the previously approved TCP for the overall development of the Bowie Town Center retail core area, staff finds this criterion to be satisfied. All TCP issues have been previously addressed and are being 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 Revision to Specific Design Plan #SDP-9711 for Chipotle in the Bowie Town Center 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; 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. The square footage discrepancy of the restaurant shown on two site plans (20 sq. ft.) shall be resolved prior signature of the Specific Design Plan revision.

2. The four handicap spaces required for this use shall be provided in the parking field in front of the restaurant. These spaces shall be located in the field by City staff, the developer’s consultants and Town Center staff. In addition to the standard pavement-painted symbol and signage at the heads of the handicap stalls, these handicap parking spaces shall be painted blue.

3. Pavement-painted, six-foot wide crosswalks shall be provided from the handicap parking spaces to the sidewalk area in front of the restaurant entrance. A curb cut and depressed ramp shall be provided in this location as well to accommodate persons with physical disabilities.

4. All delivery vehicles for this restaurant use shall park within the service court to the east to load and unload.

5. Landscaping.
A. Existing healthy plant materials shall be relocated and transplanted elsewhere on this pad site, and dead and dying materials shall be replaced with new plants recommended by the City.

B. The caliper of all Red Maple trees shall be increased to 2.5-3” at the time of planting.

C. Existing landscaping on the site shall be relocated to the southwestern area of the patio.

D. All White Pines proposed in this project shall be replaced with Virginia Junipers.

E. Sweetbay Magnolia trees shall be substituted for the Crapemyrtles. Each Magnolia tree shall be a minimum of 8’-10’ in height at the time of planting.

F. Ilex Glabra shall be substituted for the Taxus ‘Hatfield’ Yews. Each Ilex Glabra shall be a minimum of 24”-30” in height at the time of planting.

G. Itea Domestica shall be substituted for the Naninda (Heavenly Bamboo). Each Bamboo plant shall be a minimum of 24’-30’ in height at the time of planting.

6. Lighting.
A. All building-mounted ornamental lighting shall be down-lit and of a low wattage to reduce the potential for light dispersion and off-site glare. A note to this effect shall be placed on the SDP.

B. Building-mounted, down-lit security lighting shall be provided on the eastern elevation of the restaurant.

7. Signage.
A. One building-mounted sign shall be deleted, so that a maximum of two building-mounted signs are provided.

B. The combined area of the two building-mounted signs shall not exceed 50 sq. ft.

8. Architectural Features.
A. The lights on the awnings shall be of a low wattage. A note to this effect shall be placed on the SDP.

B. All roof-mounted HVAC equipment shall be completely screened. A note to this effect shall be placed on the SDP.

9. Solid waste from the proposed restaurant shall be disposed of in a dumpster in the existing screened service area located immediately adjacent to the east.

Attachments