VILLAGE OF EVENDALE
PLANNING COMMISSION MEETING MINUTES
JUNE 30, 2005
9:00 AM
EVENDALE MUNICIPAL BUILDING
The special Evendale Planning Commission (EPC) meeting was called to order on June 30, 2005 by Chairperson Jim Guthrie at 9 AM. This meeting continued the recessed meeting of June 16, 2005. In attendance were Chairperson Jim Guthrie, Secretary Dick Shaffer, Susan VanAmerongen, Michael Schwartzman, and Chris Schaefer from the EPC as well as Staff members James Jeffers, Village Engineer, Jack Cameron, Village Ass’t to the Mayor, and Linda Fitzgerald, Economic Development Consultant for the Village. Tim Burke and Scott Adams from Manley Burke were also in attendance.
From Anchor or supporting Anchor were Matt Grever, Mike Ricke, Anne McBride, and Debra Sullivan. Residents and interested parties were also present.
CONTINUING BUSINESS
The entire meeting was devoted to Anchor’s written responses to the EPC list of questions/concerns generated in a previous meeting dealing with the Wal Mart site. Jack Cameron’s Wal Mart list with Anchor’s responses is attached for record. (Copy of Anchor response list with pictures on file but not included in electronic file of minutes.) Comments from the audience were heard following completion of the list review by Anchor.
The EPC scheduled another special meeting for July 19 at 6 PM to continue review of the project.
The meeting was adjourned on a motion by Chris Schaefer with a second by Michael Schwartzman by a 5 to zero vote at 1:00 PM.
Jim Guthrie
Chairperson Evendale Planning Commission
Attest:
Dick Shaffer
Secretary Evendale Planning Commission
Village of Evendale Planning Commission
Evendale Commons PBD Review #2 Wal-Mart
Comment List for Submittal #1, May 2005
1) Traffic/Access
· Pharmacy drive thru flow
The access to the pharmacy drive thru window has been revised for maneuverability and stacking distance. The turning radius has been indicated on the Access Site Plan and the number of stacking spaces (11 spaces) confirmed and located on the Access Plan.
· Fuel center detail for traffic flow (exiting pattern, general location)
Due to issues regarding the fuel distribution center, it has been removed from the Final PBD Plan being considered for review and approval.
· Driveway to main street on northeast of site, cutting through crosswalk
The access drive from the northeastern portion of the Wal-Mart parking lot to Cunningham Drive has been redesigned to address the comments raised. The temporary access drive has been relocated to place the access point on Cunningham Drive 200 feet north of the original location and 350 feet from the 90 degree turn on Cunningham Drive. Additionally, the crossing point with the pedestrian way will be designated with the stamped concrete cross walk and traffic made to stop at this point. The location and design of this access road north of the central courtyard may be redesigned as a part of the Final PBD Plan for Site A-2.
· Access to parking area north of fuel center conflicting with direction of traffic flow in adjacent internal parking lot travel lane
Some of the entry points into the parking field have been redesigned so that they provide access into travel lanes of the parking area that are designed for westbound (toward the store) traffic flow. It is important, however, to design for both entering and exiting traffic, and that is the intent of the current design.
· Retention basin location, east of roadway possible
Due to the proximity of the area to the Mill Creek, it is not possible to relocate to the east side of the roadway. The basin can not be located in the floodway. Further, it is believed that with the landscaping and water feature the basin will compliment the development water feature and common area and create an attractive front door to the development.
· Parking lot egress in east focused on area around fuel center
The parking lot design has been reworked to include the removal of the fuel center. The current parking lot layout provides a means of ingress and egress to the Wal-Mart parking field.
· Auto repair area details (flow, parking, access)
The Access Site Plan has been revised to indicate the following relative to the auto repair area in the northwest corner of the building:
· Travel and turning patterns for cars
· Designated parking spaces for this portion of the store
· Truck access and turn-around
The Access Site Plan has been revised to include the movement of semi trucks servicing the site in terms of access, backing and turning.
2) Legal/Marketing
· Final subdivision plan deed restriction/covenants
i. Maintenance of unused structures (vacant bldgs., overall site)
The Declaration of Covenants and Restrictions and Reservation of Easements (a copy has been provided to the Village Solicitor) address the ongoing maintenance of the Evendale Commons including individual buildings and common space areas. These Covenants are still enforceable should a building be temporarily vacant. Planning Commission, in their June 28, 2004 recommendation of approval for the “PBD” zone change, Item (d) required executed covenants be provided that would address the conditions of approval including maintenance.
ii. Design standards (New build, addition, expansion)
Design Standards were included and approved as a part of the Evendale Commons Business Park Requirements. The Design Regulations are contained within Part Six of the document and are enforceable as a part of the approved “PBD” zoning as is any other zoning requirement. Further, the Design Standards are referenced in the Declaration of Covenants and Restrictions and Reservation of Easements (copy to be provided) which will be a recorded document running with the land.
iii. Require membership and contribution from all to common areas
All of the property owners within the Evendale Commons PBD must execute the Declaration of Covenants and Restrictions and Reservation of Easements. This document requires that provisions are made for the maintenance of all property in the Evendale Commons “PBD”.
iv. Easement language for access between Reading Road out parcels
The Declaration of Covenants and Restrictions and Reservation of Easements provides for the cross access between the seven (7) lots fronting on Reading Road that share access points.
v. Mill Creek easement language & ownership issue
Anchor Properties or their designated entity will own the portion of Evendale Commons contained within the Mill Creek Floodway (GB-1 and GB-2) until such time as an entity is identified that is acceptable to the Village to whom ownership can be transferred. Draft Conservation Easement language has been submitted to the Village Solicitor for review.
vi. Evendale’s enforcement authority & mechanism to keep and require restrictions/covenants
The requirement for the Declaration of Covenants and Restrictions and Reservation of Easements is part of the “PBD” zoning approval. Failure to have the Declaration of Covenants and Restrictions and Reservation of Easements would be a violation of the zoning approval. The Village of Evendale, in making the Declaration of Covenants and Restrictions and Reservation of Easements a part of the zoning approval, has the ability to enforce all of the provisions of the Declaration of Covenants and Restrictions and Reservation of Easements as a part of the Zoning on this site similar to other provisions of the Zoning Code.
· Seasonal outdoor sales as conditional use
The seasonal outdoor sales in the parking field have been eliminated from the review request.
· Seasonal outdoor sales (layout, structures, details)
The seasonal outdoor sales in the parking field have been eliminated from the review request. All of the seasonal outdoor sales will take place within the garden center which is enclosed by decorative fencing to screen the area and control the location of merchandise.
· Outdoor displays/storage (fuel center, pharmacy, auto, etc.)
The fuel center has been eliminated with this submission so there will be no outdoor display associated with it. The pharmacy has no outdoor display or storage. The auto service area will not have any outdoor display or storage area. All of the work performed on vehicles will be done inside the building. Any storage of parts will be done within enclosures with no parts being outdoors on display.
· Vending machines outside
All vending machines will be located inside the building.
· Examples of 3-5 existing Wal-Mart locations with neighborhood retail co-habitants
Following are examples of other locations where large scale retailers have successfully co-located with neighborhood retail:
1. Fort Wright, Kentucky
2. Deerfield Township/Mason Montgomery Road
3. Miami Township/State Route 28 and By-Pass 28
4. Deerfield Township/Waterstone
· Examples of 3-5 existing Wal-Mart locations with office co-habitants
Following are examples of other locations where large scale retailers have successfully co-located with offices:
1. Deerfield Township/Waterstone
2. Deerfield Township/Governors Point (Mason-Montgomery Road)
3. Florence, Kentucky / Houston Road
3) Topographical/Infrastructure
· West detention/drainage area impact on office area to the west
The detention basin on the western portion of the Wal-Mart site will not negatively impact the development of the Office Park. The basin is to be east of a 5 foot tall earthen mound which will be landscaped with a variety of deciduous and non-deciduous plant material, planted at 6 to 8 feet in height. To the west of the landscape area is a 50 foot wide access way that is being reserved to provide access to the Formica property to the south. To create a substantial bermed/landscaped area, the access way has been shifted 40 feet to the west. The office development is west of the right-of-way and will not be impacted by the detention basin which must be maintained in good condition per the Declaration of Covenants and Restrictions and Reservation of
Easements to which the Village is a party.
· Fencing area around detention and retention areas
ü front yard prohibition
The Evendale Commons Business Park is a “PBD” Planned Business Development and as such Planning Commission has the ability to modify the requirements of the Zoning Code.
ü need/liability
Due to liability issues, Wal-Mart requires that all storm water management basins on property owned by Wal-Mart must be fenced.
ü size & location
The fencing will be a six foot tall decorative black metal fence to imitate wrought iron. The fence will be located within the basin so that approximately four feet of the fence will be visible. Landscaping material will be added to the area as indicated on the Submitted Plans. A section of the eastern retention basin provides an illustration of how the fence will be viewed.
ü Village eventually take over maintenance
The proposed storm water management basins are on private property and will not be under the responsibility of the Village of Evendale for maintenance. The ongoing maintenance of the basins is required by the Declaration of Covenants and Restrictions and Reservation of Easements.
ü Gravel access to areas
The maintenance road to the basin will be a well maintained gravel access.
ü Width of access opening
The width of the access to the basins is eight feet which is sufficient for ongoing routine maintenance of the area.
ü On-going maintenance
The Declaration of Covenants and Restrictions and Reservation of Easements (a draft copy has been provided to the Village Solicitor) address the ongoing maintenance of the Evendale Commons including individual buildings and common space areas. These Covenants are still enforceable should a building be temporarily vacant. Planning Commission, in their June 28, 2004 recommendation of approval for the project, Item (d) required signed covenants that would address the conditions of approval including maintenance.
· Retaining wall along south of site detail
A detail is provided of the proposed retaining wall. The wall is to have a maximum height of 15 feet and be constructed of concrete masonry units to match the color of the Wal-Mart building.
· Pallet and bale storage area on west of site detail and coordination with office area to west
The location of storage area on the west side of the building is now designated on the plans. Given its location, the separation between the office areas to the west and the proposed berming and landscape, it will not have an impact on the office area.
· Lighting bollard locations coordinated with islands
Due to the reduction and relocation of parking on this site in comparison to Wal-Mart’s parking standard, Wal-Mart is unable to add additional landscape islands in order to coordinate the lighting within. Eighteen of the light poles currently fall inside of a parking island, fourteen do not.
· Lighting on main streets consistent with Wal-Mart site
There will be two (2) types of freestanding light fixtures within Evendale Commons. The public streets and common areas will be illuminated by one type of fixture while the parking areas within the development will utilize another fixture for illumination. In limiting the development to two (2) fixtures, a design pattern is created. For the street and common areas, Anchor Properties has narrowed the selection to two (2) options (Detail Sheets attached) and would appreciate the input of the Commission. Concept One is a fixture that is similar to the existing fixtures in the Village as suggested by the Reading Road Revitalization Study. The second Concept mixes a different look that could be incorporated in other developments within the Village.
Both concepts would utilize bronze poles and metal halide bronze fixtures. Details for both concepts are attached. The fixtures submitted for use in the Wal-Mart and other retail and office parking fields are complimentary to those proposed for the streets and common areas. The fixture is a flat lens metal halide shoe box design that would be mounted at a height of 32 feet. A Detail of the fixture is attached. Although the common area and parking area fixtures are not identical, they are complimentary and share many common elements (color, type of light, mounting height, etc.) creating consistency within the development.
· Aesthetics of lighting on Wal-Mart area
The light fixtures for the Wal-Mart and other parking areas within Evendale Commons will be functional to limit light spillage and complimentary to the balance of the development. The bronze color is designed to detract attention from the light and help in blending it into the site features.
· Inter-face between Wal-Mart and common area lighting
The fixtures submitted for use in the Wal-Mart and other parking fields are complimentary to those proposed for the streets and common areas. The fixture is a flat lens metal halide shoe box design that would be mounted at a height of 32 feet. A Detail of the fixture is attached. Although the common area and parking area fixtures are not identical, they are complimentary and share many common elements (color, type of light, mounting height, etc.) creating consistency within the development.
· Grade elevation of fuel center as compared to Reading Road
The fuel center has been removed from this submittal and review.
· Parking spaces (amount, size)
The proposed Wal-Mart store contains a total of 219,268 square feet including the garden center. Based on the parking requirements of Section 1258.04 of the Evendale Zoning Code, the following parking is required:
Wal-Mart Parking Analysis:
General Retail 103,329 sq. ft.
1 space per 250 sq. ft. Gross Floor Area
414 spaces required
Grocery Store 89,772 sq. ft.
1 space per 250 sq. ft. Gross Floor Area
360 spaces required
Garden Center 19,819 sq. ft.
4 spaces per 1,000 sq. ft. plus 1 space per 1.5 employees
80 spaces + 8 spaces (12 employees)
88 spaces required
Tire/Lube/Battery 6 Service Bays (6,348 sq. ft.)
3 spaces per service bay + 1 space per employee
18 spaces + 8 spaces (8 employees)
26 spaces required
Fuel Center 1 space per employee + 1 per 250 sq. ft. of retail
2 spaces required
Total Required for Wal-Mart: 890 parking spaces
The proposed Wal-Mart has a total of 965 parking spaces which is within 10% (979) of the number of spaces required by Code. Per the Design Requirements the parking spaces can be designed at 9’ X 18’.
4) Mill Creek
· Easement language and Ownership recommendation and language from Solicitor
Anchor Properties or their designated entity will own the portion of Evendale Commons contained within the Mill Creek Floodway (GB-1 and GB-2) until such time as an entity is identified that is acceptable to the Village to whom ownership can be transferred. Draft Conservation Easement language has been submitted to the Village Solicitor for review.
· Clarify pedestrian access to Mill Creek floodway area from Evendale Commons areas
Future pedestrian access to the areas of GB-1 and GB-2 are indicated on the detail sheets GB-1 and GB-2 and will be labeled as such.
· Wetlands relocation area
i. In easement area
ii. Removal of large trees in that relocation area
There will be minimal disturbance in relocating the wetlands area to the Mill Creek. Anchor Properties will prepare a detailed Wetland Relocation Plan which will be submitted to the Village Engineer for review and approval.
· Grading inside easement area
Anchor Properties will prepare a detailed Wetland Relocation Plan indicating grading which will be submitted to the Village Engineer for review and approval.
· Headwalls draining storm water from developed site area
A detail of the headwall discharge is located on Sheet number C-6.2.
· Litter control (Mill Creek drainage)
Efforts will be made to keep litter within the Evendale Commons development to a minimum. Trash receptacles designed in keeping with the development (sample to be provided) will be provided throughout the common areas. All waste areas (compactors or dumpsters) will be located within enclosures that meet or exceed Village requirements. Additionally, signage will be posted prohibiting litter and the businesses are to enforce a litter control policy for their business as required in the Declaration of Covenants and Restrictions and Reservation of Easements. The Declaration of Covenants and Restrictions and Reservation of Easements can be enforced as a zoning requirement since this was a requirement of the PBD.
· Orientation of Reading Road outlots front doors
The final orientation of the buildings to be located on the seven (7) lots fronting Reading Road will be as approved on the Final Development Plan for each lot. No service elevation of a building will be directly adjacent to a public right-of-way.
· Site wildlife displacement (Planning Commission)
Planning Commission is to address this issue.
5) Architectural Features
· Incorporate Brad’s comments
1) Access to the parking field is poor at best, with most access points hitting the ends of parking lanes that are going the wrong way.~ Traffic exiting is will look for the egress drives, but entering traffic is likely to take the parking aisle they first hit whether it is the right direction or not.~ I don't have the plans with me, but if I remember correctly, there is no direct roadway connection to the aisle in front of the store.~ Access is only through the parking field.
The parking field has been revised to remove the fuel center and realign the drive aisles with the access points.
2) The islands at the ends of the parking aisles nearest the building are all painted instead of landscaped.~ Landscaping at this area was shown on the initial submittals, and is critical at this point where motorists become pedestrians again as the walk to~and~form their cars and the entrances.~ The concept plans also indicated landscaping against the building, and there is none on the Wal-Mart plan.
The islands located closest to the building that are not associated with handicapped parking spaces have been revised to be landscaped as opposed to painted. Additionally, landscape areas have been added to the front of the Wal-Mart store.
3) The concept plans indicated a building mass that angled prior to the central spine, setting up a visual connection to the portion of the development north of the spine.~ The Wal-Mart plan not only doesn't include the angle, but locates auto service and other items at that end which will permanently separate the Wal-Mart from any development north of the spine.~ This may limit the convenience of parking once and walking to other retailers, and may also limit the extent to which other retailers can build on Wal-Mart's customer draw.
The building design shown on the concept plan was schematic and not representative of a final building footprint which was to be presented and approved with a Final PBD Plan. Additional landscaping has been added to the area to the north of the Wal-Mart site to strengthen the spine of the development and provide connectivity.
4) The PUD speaks of Anchor's intent to own and maintain the property with some provisions for sale of parcels.~ I believe this was presented with the understanding that some of the office sites along the west side might be sold.~ The plans indicate that the Wal-Mart parcel will be deeded property.~ I'm concerned about this because Wal-Mart is not known for good maintenance.
The PBD Evendale Commons Business Park Requirements (page 2 second paragraph) provided for the following:
It is Anchor Properties intent to own, develop and lease office, retail, and other service facilities, but reserve the right to plat parcels for some users who desire to invest in Evendale and become owner occupants. All entities will be required to conform to the requirements of this PBD Overlay District including issues of overall quality and architectural design compatibility.
As an owner of property in the Evendale Commons, Wal-Mart will be subject to the maintenance requirements contained in the Declaration of Covenants and Restrictions and Reservation of Easements which are enforceable by the Village.
5) I have not had a chance to review the eastern "retention" basin in detail, but am concerned about it visually and how easily it can be maintained visually.~ It can be a pleasant feature, but looks like it might not be as currently designed.
A detail of the eastern retention basin has been prepared and will be submitted that illustrates the water feature, landscaping and fencing. Access to the basin has been designed to ensure the ability to properly maintain the area as required in the Declaration of Covenants and Restrictions and Reservation of Easements.
6) With the extent of site work being done, I would like to see some grading provisions for the future trail along the creek so future trail construction can be done with minimal disruption.
Anchor Properties has made provisions for accessing the future trail to be developed within the GB-1 and GB-2 areas of the Evendale Commons. Additionally, pedestrian access is being provided from the development to the GB-1 and GB-2 areas, however, grading for the future trail would be premature and would require the review and approval of the Army Corp of Engineers. Although Anchor Properties has made provisions for accessing the trail, they are not constructing the trail.
· Rear and side elevations consistent with front elevation level of design
The north elevation (side) of the Wal-Mart store has been revised to be quik-brik, consistent with the front elevation. The rear elevation (west) of the store has been revised to be a mix of quik-brik and split face block. The quik-brik will be on the upper portion of the elevation which may be visible in areas through the landscape buffer. Revised building elevations will be provided.
· Kiosk for auto area, TLE, detail
The Kiosk associated with the auto service area has been eliminated.
· Sample board of building materials
A sample board of building materials and colors has been prepared.
· Mechanical locations
The mechanical equipment will be located on the rooftop and screened from view on all sides by a parapet wall.
· Awning material
The material selected for the awnings on the front elevation is green standing seam metal. This material was selected for its aesthetic appeal, long term durability and the ability to mimic one of the materials utilized in the Village Municipal Complex.
· Quik-brik color
The quik-brik color that was selected was chosen to compliment the quik-brik utilized in the Village Complex. Another color option is available and quik-brik samples will be provided for selection of the color.
· Softness/curvature of front elevation features
ü Note central clock tower & court yard drawings in approved PBD
ü Pergola, seating area around center of building front
Four (4) quik-brik planters have been added to the front of the store that also provides a seating opportunity. Wal-Mart’s architect will be present at the meeting to discuss other possible options for softening of the front façade.
· Cart corrals fencing/retaining structure
The galvanized corral is the most appropriate cart corral given the heavy usage and minimal maintenance. This type of corral is utilized as an industry standard.
· Cart access to store and storage/screening of retrieved carts
All shopping carts will either be stored in the building or behind a four foot tall quik-brik screening wall located adjacent to the front elevation of the building. The screen wall has been added to the front building elevation.
· Additional materials that are appliqué on front of building
The building materials that have been selected for the building were specifically chosen to complement those used elsewhere in the Village.
· Lighting on building detail/possibility
Accent lighting will be added to the two (2) main entryways on the front building elevation. Selection of this lighting shall be coordinated between the developer and the Village to assure appropriateness to the overall development. Sample fixtures will be provided.
· Fuel center design
The fuel center has been removed from the application.
6) Landscaping
· Incorporate Ralph’s comments
1. The concept plan showed a strong connection between the Retail and Office by use of the “Center Allee” with walks and landscape. On the current plan this connection is lost by the landscaping/walks not extending uninterrupted to the office and the non-tee intersection connection to the future lot. A relook at coordinating all the plans and trying to better follow the original concept would allow this important feature to be a stronger visual element in the project.
The “Center Allee” concept has been revised and strengthened through the elimination of adjacent parking spaces, the inclusion of additional landscaping and open space and the redesign of the access roadway through Area A-2.
2. Detention at entrance must be “wet” and normal pool water depth must be deep enough to not be a maintenance issue (at least 7’ deep).
The retention basin at the front of the Wal-Mart store will be west with an average basin depth of 10 feet. The basin will include a water feature to aerate the pond and provide for maintenance access.
3. The appearance on the rear west and north sides of the Wal-Mart building will be key to the success of the office behind the building. Using brick facing and additional landscaping is warranted.
The Wal-Mart Architect will discuss building elevation options with the Planning Commission.
· Additional islands to match lighting (9 locations) limit total spaces in a row to 15
The lighting locations cannot be relocated within the parking field and still provide adequate illumination.
· Mounding of landscaping around rear detention basin
There will be a landscaped earthen berm with a maximum height of 5 feet. The berm and landscaping are included on the Final PBD Plans.
· Encroachment of Formica easement/ROW access
Neither the proposed berming or landscape material west of the detention basin will encroach on the access to the Formica property to the south.
· Court yard walkway area and parking adjacent
The majority of the head in parking adjacent to the Courtyard walkway has been eliminated.
· Planting urns for front of building
Four (4) planting beds have been added to the front of the store that will contain perennial and seasonal plant material.
· Trash receptacles on site and common areas
Trash receptacles will be provided. A detail of the receptacle fixture is provided, which complements the seating fixtures.
· Existing tree incorporation to site
Existing trees will be removed only where grading requires removal.
· Feature around fuel center other than flat grass area
The fuel center has been eliminated and the parking and landscaped areas redesigned.
· Consistent features incorporated to the Wal-Mart site as decided for rest of the site
There will be a number of repetitive features utilized on the Wal-Mart site including building materials and colors, landscape material, lighting details, waste receptacles, etc.
7) Development Features/Signage
· PBD page 9 requirement exceeded in this submittal
ü Directional vs. designation
The following on-building wall signage is considered directional signage as it provides guidance to customers for access and is not visible off the site:
Front Elevation:
“Tire & Lube Express” with arrow: 93.48 SF
Side (North) Elevation:
“Wal-Mart” Tire & Lube Express” with arrow: 77.11 SF
“Tires” 3.26 SF
“Tires” 3.26 SF
“Lube Express” 8.96 SF
TOTAL: 92.59 SF
(on 4 signs)
Side (South) Elevation (Not indicated on building elevations):
“Wal-Mart” 48.20 SF
“Pharmacy Drive Thru” 31.00 SF
“Pharmacy Drive Thru” 31.00 SF
“Exit” 2.42 SF
“Exit” 2.42 SF
“Enter” 3.25 SF
“Enter” 3.25 SF
TOTAL: 121.54 SF
(on 7 signs)
Total Directional Signage: 307.61 SF
ü Canopy/awning total square footage
Front Elevation:
“Food Center” 50.42 SF
“Optical” 10.26 SF
“Retail Centers” 44.35 SF
“Pharmacy” 14.56 SF
“Garden Center” 59.92 SF
Total: 179.51 SF
(on 5 awnings)
Of this signage, both the “Optical” and “Pharmacy” are references to tenant space and services provided within the store. The “Food Center”, “Retail Center” and “Garden Center” are located over entrances to direct customers to specific parts of the store.
ü Wall mount total square footage
Front Elevation: “Always” 145.64 SF
“Wal-Mart” 190.00 SF
“Super Center” 39.00 SF
“1 HR Photo” 16.50 SF
“Always” 145.64 SF
TOTAL: 536.78 SF
(on 5 signs)
· Total review of signage
The proposed sign package for the Wal-Mart site has been reduced from the original submittal and as reflected in the above breakdown includes:
Directional Signage: 307.6 square feet on twelve (12)
signs on three (3) elevations.
Canopy/Awning Signs: 179.51 square feet on five (5)
canopies on the front elevation.
Wall-Mounted Signs: 536.78 square feet on five (5) signs
on the front building elevation.
Combined signage accounts for the following percentage of each building elevation:
Front (East) Elevation: 3.5%
Side (North) Elevation: 1.0%
Side (South) Elevation: 3.0%
Building elevations will be submitted with the revised signage included.
· Kiosk determination (sign or outbuilding)
The Kiosk has been removed from the submittal.
· Fuel center signage
The fuel center has been removed from the submittal.
· Location of incidental signs
The only additional signage will be located on the cart coral. A sample is provided.
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