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City of Rockville
M E M O R A N D U M
July 20, 2000
TO: Planning Commission
FROM: Jim Wasilak, Planner III
SUBJECT: Use Permit
USE2000-00611, Capstone LLC Development Services
775 Rockville Pike
The above-referenced request is an application to construct a 5,000 square feet
free-standing restaurant in the RPC (Rockville Pike Commercial) Zone, at the
Ritchie Center.
Issues for Discussion
The Planning Commission reviewed this application at its meeting of July 12, 2000, and identified concerns in the following areas: site landscaping, the Rockville Pike landscaped berm, the building orientation and façade designs and the dumpster location and details. These issues are addressed below.
Building Orientation and Elevations
The Commission raised concerns about the orientation of the building, in that the entrance does not face Rockville Pike and therefore presents a side façade facing the roadway. In addition, what would normally be considered a rear façade becomes a side façade that is visible from the southbound lanes of Rockville Pike. The applicant has provided more detailed and rendered elevations that address these issues. The elevations, although based on an IHOP prototype, will be constructed of brick wainscoting and tan-colored stucco that will more closely match the building materials in the Ritchie Center and in the vicinity along Rockville Pike.
The applicant has prepared two options to address the concern about the location of the entrance. The first option is to retain the proposed entrance location on the side of the building, while adding architectural features to the Rockville Pike façade of the building so that that elevation is more aesthetically pleasing. The applicant has proposed adding a projection centered on the emergency egress door with signage that will appear provide additional emphasis to that façade. To address concerns about the northwest façade which is visible from southbound Rockville Pike, the applicant has proposed additional windows and a planting strip.
The applicant evaluated a second option, which moved the entrance to the front corner of the building, approximately in the same location as the existing Shoney's entrance. Unfortunately the grades of the parking lot work against this option, resulting in the necessity to construct ramps and retaining walls to meet ADA requirements for access. This is due to the fact that the new building is wider than the existing structure, and therefore the finish floor level needs to be raised so that the service entrances on the northwest side of the building can function without steps or ramps.
Site Landscaping
The Planning Commission had expressed concerns about the lack of detail on site landscaping, specifically the lack of detail on foundation plantings. The applicant has revised the landscape plan to include the foundation plantings that are proposed to be installed.
The Commission also was concerned that installation of the Rockville Pike landscape berm treatment was not recommended for the site. Staff notes that the only portions where this is possible is directly in front of the restaurant and adjacent to the Courtesy Jeep property. The previous staff recommendation for installation of street trees was made due to the relative youth of the existing trees which would need to be removed due to the installation of the berm. Several options exist to address this issue. One would be to install the treatment, either in conjunction with the new construction or at such time as the adjacent property (Courtesy Jeep) redevelops. Another would be to install alternative landscaping rather than a berm and supplement the existing street trees with new street trees, similar to treatment at other shopping centers on Rockville Pike such as Congressional Plaza. Staff recommends this option.
The applicant has agreed to modify the parking lot islands located in the center spine of the shopping center. The island containing the Ritchie Center sign, previously shown to be expanded, will now meet the minimum parking lot island width. The sign will be slightly relocated to allow this. The additional parking lot island area will be added to the island at the other end of the row adjacent to the shopping center building.
Dumpster Location and Design
Additional details have been provided on the design of the dumpster, which is located at the rear of the building. The dumpster enclosure will be constructed to match the exterior of the building, including the brick wainscoting and stucco, with a metal gate (See Attachment).
Recommendation
Staff recommends approval of the application, as modified by the first option, subject to the revised list of conditions is contained in Attachment 3. This list reflects modifications to reflect the discussion during the July 12 Planning Commission meeting regarding site landscaping, Rockville Pike frontage treatment, building design and dumpster design.
/rjw
Attachments
1. Revised Site and Landscape plans
2. Letter from Applicant's Representative
3. Revised List of Conditions of Approval
4. Original Staff Report dated July 6, 2000
5. Revised Elevations