WaWa considerations

[Loui Skenderis]

All,

Below is input from Randy Baker, a resident on Ellwood Ave whose profession involves commercial development.

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From: ran...@landartla.com
To: sken...@hotmail.com
Subject: from Randall Baker
Date: Fri, 8 Feb 2013 22:31:17 -0500

Louie,

Randall Baker of Land Art Landscape Architecture speaking regarding my personal feelings regarding the proposed WAWA development

1. I personally understand that there will be a WAWA constructed at this location, as I previously mentioned a College Park committee of some sorts protested the Wal Mart on Silver Star instead of focusing on upgrading the architecture and the Landscape, and in the end, the same old trouble stricken Wal Mart was constructed. I would focus on upgrades in design and Landscape and not on fighting against, alternative launch two focuses, one group to focus on fighting against and the other to focus on upgrades.

 

2. The plan that is shown does not match the 3d graphic, Additionally, the plan does not show upgraded landscape, it shows code minimum landscape. The 3d graphic shows below code landscape. The required landscape buffer with canopy trees is completely missing. WAWA is going to want to have less landscape so that their building and signage is more visible. This plan/graphic does not show emphasis on landscaping or first impression, it shows emphasis on signage visibility and recognition from the intersection.

 

3. The property line shown in the plan graphic is suspicious at best. How is WAWA obtaining the additional footage on the north boundary? There is an approximate 90' right of way for route 50 (colonial) the plan graphic shows this being less when compared to the property boundary according to the property appraiser as attached image. Note that on the WAWA plan graphic there is jog shown in the property boundary on the northern edge and there is no jog in property boundary according to the property appraiser image attached.

 

4. As observed, the loss of tree canopy from approximately Ellwood Avenue and Alba south for miles attributes to the declining aspect of the area. With the continued deforestation of the area promoted by the city allowing the removal of large oaks at the Parliament House Northern expansion which never occurred and no replacement trees have been planted, the large amount of asphalt at the lack of trees throughout the area the problem will only worsen. The WAWA proposed location has a few large oaks on it in the area where their graphic shows the southern boundary of lot 1. Their plan graphic can be interpreted to show code minimum trees going in as replacements as shown along their lot 1 boundary. Code minimum trees are as shown in this image ( http://cherrylake.com/images/web_photos/45g_oak_live_southern_shade.jpg ). These trees will not provide any sense of canopy in our lifetimes and will most likely decline when compared to large trees that might be obtained and installed such as shown in this image ( http://cherrylake.com/images/web_photos/670g_oak_live_southern_shade.jpg ). It might be smart to attach to their term "emphasis on landscaping and first impressions" and get them to commit to 670 gallon oaks instead of 45 gallon oaks. With a 6.0 million stated budget there must be room to provide for this emphasis on landscaping. With the lack of overhead power lines these large canopy trees can be installed.

5. The WAWA building architecture is dull at best. Is there a group interested in the design of the building? I speak from viewing the graphic and the location that is on John Young Parkway, the attention to details is minimum, construction is sloppy, cultured stone is old school, In my opinion, the building that is currently occupying the site is much more attractive architecturally and provides a buffer between College Park and Rock Lake. The WAWA building will open College Park more to the Rock Lake Neighborhood.

 

6. If you recall, the city zoning staff offered no assistance in the light spill over into our neighborhood from Wendy's or their lack of required canopy trees. The city also offers not assistance when discussing the Asian Flowers massage parlor and even when provided images of the trees being cut down at the massage parlor the city again indicates that they cant do anything about it. I approached the manager/owner of the massage parlor when the trees were being cut down and he did not care. When there was a buy here pay here Mercedes dealership on that corner the city had interest when they knocked the wall down and removed the trees, forcing them to install a new wall and plant new trees. Additionally, Wendy's corporate headquarters in Dublin Ohio promised action,. upon call back they indicated that they referred it to their local store manager, who did not care about the light spill over, the rat issues, the lack of required canopy trees, etc. The city did not pay attention to the code issues that were supposed to be brought up to code when the freezer and second drive through window were added. The city offered no assistance to any of these issues. I would imagine that the city will offer no assistance with any issues that arise once WAWA is operational.

 

7. Regarding the item where the city wants a wall instead of the rail fence so that people can sit on it why doesn't the city just request benches with bum remover arms and accompanying trash receptacles and ash urns? The graphic shows this fence located between a large barren sodded area and landscape shrub row. Does the city want to promote vagrants sitting on a wall? I assume WAWA is against a wall as it would cost more money than their simple dated railing shown in the graphic. I assume WAWA wants the large sod area to remain sod so that their sign will remain open and visible. I would assume that if larger oak trees were used as the required buffer tree this will allow their monument sign to be seen, will allow for a more dense buffer between the lights of the parking lot/service area and College Park and Springdale / Country Club. Possibly a wall that is taller than seat wall height might be an upgrade, this provides a better buffer, if fig vine were used to grown on the wall so that it becomes a dense green wall, maybe at 5' height, this will help with buffering. If the area adjacent to their monument sign were treated with something other than sod, possibly like the median vegetation on RT 408 near Mills and Crystal Lake, with succulents and plants that have thorns yet are attractive. Possible Plants include Agave's, Bromeliads, Cactus, Gold Mound (plants with thorns) this will deter vagrants from being within the landscape, will not become an area of dirt cattle paths, and will retain some beauty, The large oaks will need to be set back so that the sun can reach such plants. The sod at the corner of 50 and 441 will become littered with dirt cattle paths. The pedestrians who utilize this area do not walk on sidewalks, they take the shortest route, which will produce cattle paths through the sod. We need more benches to encourage responsible civilized citizens to sit and enjoy the space, and discourage gathering of irresponsible citizens.

 

8. The WAWA graphic and WAWA plan both show a slip lane remaining, I thought it was mentioned that the slip lane and merge lane were to be removed. Is this removal to provide the expanded lot size that the plan graphic shows with the jogged north property line indicating some method of consuming right of way by WAWA. I cannot imagine that FDOT would ever sacrifice Right of Way and am not sure if there is a process to do such other than offering surplus property for sale to the general public, not sacrificing it to a possible commercial business.

 

9. Is anyone concerned with what Lots 2, 3 and 4 may become?

 

10. Why are there no foundation plantings / trees located at the front of the building. It would be in the best interest of the users of the alfresco cafe area to have shade from appropriate trees. I believe that code requires understory/accent trees at the storefront. There are none at the existing WAWA on John Young Parkway, did they receive a landscape variance for such? Does WAWA really want their customers alfresco dining experience to feel as if they are dining in a parking lot? The Infusion Tea restaurant on Edgewater drive has a structure that we designed to remove the parking lot dining experience and provide a sense of enclosure, shade and greenery to the alfresco dining experience. The WAWA on John Young has no green space in their alfresco dining area and it is less than inviting to dine there.

 

11 The amount of monument signage on the parcel is concerning to me. They list 3 monument signs plus they show additional signage on the building in their graphic. It can be assumed that more marker signs will come with the development of lots 2, 3, and 4, causing over signage. Combined with the posters that they put in the windows, the signage on the buildings, handicap parking signs, signs on the fuel pumps, signs on the edge of canopy and additional directional, promotional signage, etc. this will be over signed. Are they requesting a variance for additional signage space. is their plan within signage regulations. Why not remove some of the monument and marker signage and allow them to place additional signage on the north side of their tower instead of the lot being littered with monument signs and branded directional signage? This signage would be blocked from the Spring Lake / Country Club and College Park neighborhoods by the upgraded oak tree canopies for the majority of the year. The use of palms that do not provide much screening should be selectively placed and not randomly placed as groups of three as shown in the graphic.

 

12. There is no parking for landscape crews with trailers, oversized trucks, etc. shown on their plan. Additionally is there parking considerations for expecting mothers, fuel efficient automobiles, possible marked parking for police vehicles? There appear to be 19 parking spaces located at back of house, some of these will be used for loading zone for loading of deliveries as seen at John Young Parkway. On the east side of the fuel pumps there are two drive lanes, could the building be set further west and allow for front of house parking of oversized trucks with trailers such as landscape crews, etc? Will so much back of house parking be needed? will so much parking be needed? can some of the parking be converted to green space?

 

13. The south landscape buffer shows no trees within the buffer, none to the south of the building and none to the south of the fuel canopy. Trees are shown on the south property line but none where it is labeled landscape buffer. An open area of sod that will become trampled and turn to soil that will erode should not be considered a landscape buffer. There are no access points for customers using these south parking spaces to access the building without walking around the whole parking area, people will cattle path this area unless it is densely planted or sensible access points provided.

 

14. There are 3 HC accessible parking spaces shown, two at front of house, one at back of house. Unless there is a customer entry point at back of house shouldn't all three be provided in front?

 

15 There are two pedestrian connections to Colonial Drive to the north shown on the graphic plan, and only one on the east connecting to Orange Blossom Trail. This connection appears to be awkward due to the placement of the fuel pumps. Could this connection be made more user friendly?

 

16. The landscape shows no color, no personality, and is typical of every other fuel station landscape at code minimum. The monument sign is completely lacking landscape treatment. The cultured stone on the pedestals of the proposed wall and of their fuel pumping stations and building gets dirty quickly, will become littered with bubble gum and in the case of John Young Parkway was installed by amateurs at best. If they are going to use a dated stone look can they at least use true natural stone that won't look odd when cleaning agents are used on it or when it gets chipped. The use of cultured stone or similar facilities always looks aged and poorly maintained within weeks of its installation.

[Andrew Nash]

First off, THANK YOU Randall for your observations. I am still reading through them and was hoping Loui or you could provide the images/plot information you were referencing in your email - it would be a helpful visual relating to Randall's comments.

Thanks in advance.

Andrew Nash
CPNA Web Administrator
804-296-0744
CollegeParkOrlando.org

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