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    4K views38 pages

    Lidl Resubmission September 2017

    Uploaded by

    Fauquier Now
    Lidl resubmission to Town of Warrenton.

    Copyright:

    © All Rights Reserved
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    ai. Watsn Coruccr Jessica Pier Lupetey & WatsH PC Planer (703) 680-4664 Ext. 519 feiterabelandlawyers com September 5, 2017 Ms. Denise Harris ‘Town of Warrenton 18 Court Street Warrenton, Virginia 20188 Re: Lid! Zoning Map Amendment (ZMA 2017-1) Resubmission and Comment Response Letter Dear Ms. Harris: As a follow-up to our recent meetings and the agency comments we received, enclosed please find the following documents constituting a resubmission of the above referenced zoning ‘map amendment. 1. Fifteen (15) full sized copies and a reduction of the plan sheets constituting the Conceptual Development Plan, prepared by SMITH Engineering, dated August 29, 2017 and consisting of the following two sheets: a, Conceptual Development Plan (hereinafter, the “CDP”) b. Conceptual Landscape Plan and Cross Sections (hereinafter, the “Landscape Plan”); 2. Fifteen (15) full sized copies and a reduction of the plan entitled “Existing Condition Plat” prepared by SMITH Engineering, dated August 29, 2017 (hereinafter, the “Existing Condition Plan” *Please note, this plan is attached to item 1 above; 3. Fifteen (15) 11x17 copies of the plan entitled “Preliminary Photometric Plan” prepared by SMITH Engineering, dated June 30, 2017; 4, One (1) copy of the Narrative Description, dated February 1, 2017, revised August 29, 2017; 5, One (1) copy of the Certificate of Payment of Taxes; Denise Harris September 5, 2017 Page 2 6. Five (5) copies of the Proffer Statement, dated September 5, 2017; 7. Five (5) copies of the blacklined proffers reflecting revisions from those previously submitted, dated February 1, 2017; 8. Five (5) copies and corresponding disc of the revised traffic impact analysis entitled “Traffic Impact Study ~ Lidl Warrenton”, prepared by Gorove/Slade, dated June 8, 2017; and 9. Five (5) 8.5x11 copies of the exhibit entitled “Illustrative Exhibit of Proposed Median Break,” prepared by Gorove/Slade, dated August 29, 2017. In response to specific agency comments received to date, we offer the responses below. ‘There is one comment, however, that we have been asked to respond to that requires particular ‘emphasis. Lidl is aware of the initial design for the extension of a median that would have the effect of closing all access to Roebling Street / Old Broadview both north and south of Broadview Avenue, If this design is adopted as the temporary — or most especially the permanent — solution to traffic issues at the Route 17 intersection and at that crossing of Broadview, it will mean that traffie from the south must access the Lidl site by an exceptionally circuitous route. ‘As the staff’ and VDOT have been made aware, if the median at Roebling / Old Broadview is completely closed, Lidl will be compelled to abandon this application. Access to its stores is a matter of intemational concem for its management, and the complete elimination of access by the elimination of the turning movements at Roebling that Lidl has proposed at that location is too great a limitation. Following on our lengthy discussion at the Residency, Lidl believes that there is a functional solution, one that was scoped in the TIA and fully studied, and that would create a safe situation without adverse effect. We are attaching and proffering an exhibit entitled “Hlustrative Exhibit of Proposed Median Break,” prepared by GorovelSlade, dated August 29, 2017 that depicts this solution, and, as you are well aware, Lidl has discussed it with the Town, and VDOT. We respectfully request that it be the permanent solution that is adopted. Based on the discussions, we have reason to believe that both the Town and the Commonwealth believe that a properly designed median facility will work appropriately. Because it will take some time to reach a final consensus on design, we have prepared a proffer that commits to the construction of such a median in general conformance with the exhibit, recognizing that there is still detailed work to be done. Denise Harris September 5, 2017 Page 3 Planning and Community Development Comments, dated March 8, 2017 Agency Comment Applicant's Response I Article 3-4.10.2 — Permitted Uses (by-right) ‘The proposed use, Lidl Grocery Store with | Acknowledged. 35,962 square feet is considered a by-right use within the Commercial District and meets the intent of the Commercial District. Article 3-4.10.4 ~ Lot and Yard Regulations & 3-4.10.5 — Building Regulations The proposed building would straddle multiple lots. As such, the vacation of lot lines will be required as part of this application in order to meet lot requirements and building code. Otherwise, the application appears to meet the lot/yard and building standards for commercial development. The lots will be consolidated at the time of site plan, Article 3-5.1 ~ Floodplain District ‘The 500-year floodplain needs to be included ‘on the Existing Conditions Plan. Potential impacts to the floodplain need to be discussed and/or addressed as necessary. ‘The floodplain information is now depicted on Article 7— Parking There are several errors on the Concept Development Plan and noted spaces. The proposed Concept Development Plan, in its notes, state that 208 spaces are provided, but shows 237 spaces (including handicapped) in the layout. Please recount and number accordingly. Include in the required parking calculation the existing apartments above MeMahon’s. The Concept Development Plan shows a proposed boundary line for the existing restaurant/apartment building. This boundary places some of the required parking for the building on a separate parcel. The applicant ‘The Applicant's engineer has revised and verified the Parking Tabulation on the revised cpP. This information is depicted on the CDP. A special use permit for a cooperative parking agreement is not needed since the boundary line has been shifted. All of Lidl’s required parking is located on Lidl’s property, and Denise Harris September 5, 2017 Page 4 will need to either move the boundary to incorporate all of the required parking for the building, or request a Special Use Permit for a Cooperative Parking Agreement across the entire site, incorporating MeMahon’s, the apartments, and Lidl. Per Article 7-2.12, 10% of the parking requirement may be waived by the Zoning ‘Administrator. This may cover the difference in required parking spaces, depending on how ‘many spaces are provided. The site appears to meet the required number of handicapped spaces. McMahon's required parking is preserved so that itis not made a more non-conforming use. Acknowledged. ‘Acknowledged and agreed, Article 8 ~ Landscaping ‘The Applicant Proffers “general conformance” with the Concept Development Plan. The Coneept Development Plan appears to meet the buffer requirements for between commercial and residential uses. Existing vegetation is, identified on the Concept Development Plan; however, tree protection zones have not be identified. The applicant needs to consider retention of existing trees of six (6) inch caliper or greater. The application states that enhanced landscaping is provided, please show planting counts and how the plan goes above zoning ordinance requirements. Staff will confirm that the proposed landscaping meets the Zoning Ordinance at Site Plan submission. The Applicant is not able to retain the existing tees that are 6 inch caliper or greater due to the location of these trees. The Applicant had a qualified engineer/arborist evaluate these trees — two were classified as dead, four were considered to be in poor condition, and the rest are in only fair condition, None of the trees are considered to be in good condition. The Applicant is providing a staggered row of evergreen shrubs (placed 10 ft. on center) along Norfolk Drive and on the southern property line. The Applicant is also proposing intermittent large evergreen trees every +/- 25° as an additional measure of buffering. This accounts for approximately 17 additional trees. The Applicant is planting five additional trees along the frontage that can count towards replacement. The Applicant’s engineer has confirmed that the proposal provides more than the minimum 20-year canopy requirement of 10%. Denise Harris September 5, 2017 Page 5 ick Li ‘The Applicant has not included proposed lighting in the Concept Development Plan, but these requirements will be met at time of Site Plan submission. Staff requests the applicant submit a lighting plan in conjunetion with this proposal to address residential neighbor concerns. In addition, the applicant should consider fixtures that are in keeping with the Town's historic fabric and the existing building on site as well as address the desire to improve Broadview Avenue. tins ‘A Preliminary Photometric Plan is included with this submission. Final details will be submitted in connection with the Applicant's site plan, Article 9-11 — Office and Other Business Buildings, Special Regulations The Concept Development Plan appears to meet most of the Zoning Ordinance requirements for Article 9-11. These requirements will be verified at time of Site Plan submission. However, it is unclear if the applicant is proposing to construct the 5° sidewalk shown on the Concept Development Plan along Bear Wallow Road and Broadview Ave because the proffers do not address the sidewalks. In addition, there are no pedestrian connections and/or areas of refuge for people both in the parking lot and the ones walking from the sidewalks to the proposed use. The applicant should consider pedestrian ‘walkability in the Concept Development Plan. The Applicant has revised the CDP to label the sidewalk and to incorporate refuge safety areas. Article 11,3.9.2 — Submission Application for Amendment (Zoning Map Amendment) The Applicant has provided a narrative. However, the submitted narrative does not sufficiently provide a Statement of Justification for the requested rezoning. The Comprehensive Plan is not mentioned in the narrative. ‘Therefore, a Statement of Justification is, required as stated in the Zoning Ordinance. ‘A revised narrative is included with this resubmi Denise Harris September 5, 2017 Page 6 ‘A proposed time schedule or phasing is not ‘mentioned in the application. Lidl plans to break ground on construction as soon as all necessary approvals/permits have been obtained and thereafier commence construction. Lidl is currently planning to be open this location in 2019, ‘The narrative mentioned design, cultural resources, economic development, transportation, and water/sewer. Environmental impacts are not included and the other items could use additional description of impact mitigation, A Statement of Impact Mitigation is required. A revised narrative, which addresses these items, is included with this resubmission. ‘The Certificate of Payment of Taxes is required. A Certificate of Payment of Taxes is included with this resubmission. ‘The application requires a Comprehensive Plan amendment, the fee for which is $500. The Applicant submitted an application for Comprehensive Plan Amendment and that amendment was initiated. The application site is described in the narrative and the area is shown on the Concept Development Plan, A description of the character for the area surrounding the site is not included in the narrative. A Statement of Justification is required. ‘A revised narrative is included with this resubmission, Article 11-3.9.12 — Criteria for Consideration of Zoning Map Amendments) The site is adjacent to existing Commercial Zoning Districts. Acknowledged, Article 11-3.9.12 ~ Criteria for Consideration ‘of Zoning Map Amendments) The Applicant shows conformance with the Zoning Ordinance requirement for a landscape buffer for commercial uses adjacent to residential uses. The Applicant does not proffer any impact mitigations above those required by the Zoning Ordinance for commercial uses. In addition, the rezoning request introduces commercial uses into a residential subdivision Please see the revised Landscape Plan included this resubmission. Denise Harris September 5, 2017 Page 7 in existence since the 1950°s which continues to be developed and redeveloped with residential uses. Article 11-3.9.12 ~ Criteria for Consideration of Zoning Map Amendments) There are a number of commercially zoned properties in town, includi and potential redevelopment properties. The R-15 parcels included in this application are vacant, but the adjacent commercial property will require the removal of the Cheswick Hotel for the proposed use. Acknowledged. Article 11-3.9.12 ~ Criteria for Consideration ‘of Zoning Map Amendments) The current zoning on the application properties allows for single-family dwellings in an established subdivision. “The _ subject properties back up to commercial development. Acknowledged; however the Property is immediately adjacent to a larger commercially zoned and planned area to the east and there are properties zoned PSP to the west. Article, 11.3.9.17.11 = Conformance Defined ‘The Applicant Proffers “general conformance” to the submitted plans for land use and design, Per Article 11-3.9.17.10, the site plan must be in substantial conformance with all proffer statements, plans, profiles, elevations, or other materials. Substantial Please see the revised proffers where this has been revised. This Zoning Ordinance provision requires that upon approval, any site plan be in substantial conformance with the zoning map amendment. This should not be a problem; however, a substantial portion of the property does not need to be rezoned and so some minor modifications may be necessary. IIL. Comprehensive Plan Future Land Use ‘The Application requires a Comprehensive Plan amendment to the Future Land Use Plan to maintain consistency with _ the Comprehensive Plan. ‘The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. The proposed Comprehensive Plan Amendment and zoning map amendment will correct some existing discrepancies. Denise Harris ‘September 5, 2017 Page 8 Future Land Use The proposed rezoning is not consistent with the Comprehensive Plan Future Land Use Map and would require a Comprehensive Plan Map amendment, The proposal would alter the established character of the boundary between commercial and residential by extending it to Norfolk Drive. Currently, the commercial fronts Broadview Avenue while Norfolk Drive is residential for its entire length. The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. The Applicant is working with the community to address any concems related to the proposal. The proposed Comprehensive Plan Amendment and zoning map amendment will correct some existing discrepancies. The proposal will remove the existing motel and add landscaping. iture Land Use 1 applicant did not address the Comprehensive Plan in its submittal in any form, nor did it provide a Statement of Justification. ‘The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. ‘The Comprehensive Plan Amendment included a Statement of Justification. Future Land Use This application requires a Comprehensive Plan Amendment from Low Density Residential to Commercial to allow for the proposed commercial development. ‘The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. ‘own Design The Ilustrative Building Exhibit is Proffered to be in “general conformance” with the final design of the building. The Illustrative Building Exhibit shows a modern design that is, not in keeping with the Comprehensive Plan's focus on maintaining the historic character of the Town, The property is located within an area zoned commercial and designated Re-Planned Commercial. The immediate area does not have a particular historic character. The proposed building constitutes Lidl's corporate identity, which is, unsurprisingly, very important to it. ‘Natural En mment Whether the effect of the proposed rezoning on environmentally sensitive land or natural features, wildlife habitat, vegetation, water quality and air quality is compatible with the Town's Comprehensive Plan. - The applicant needs to address this, with particular attention given to the flood plain and existing mature ‘The floodplain area is depicted on the Existing Conditions Plan, As noted earlier, the Applicant is not able to retain the existing trees that are 6 inch caliper or great due to the location of these trees. The Applicant had an engineer/arborist evaluate Denise Harris September 5, 2017 Page 9 trees located on the site and fronting Bear Wallow Road and Broadview Avenue. these trees — two were classified as dead, four are considered to be in poor condition and the rest are in fair condition. None of the trees are considered to be in good condition. The Applicant has proposed significant Jandscaping/butfering, Natural Environment The effect of the rezoning on natural, scenic, |The Applicant is not aware of any archaeological, or historic features of significant importance. - The applicant needs to address this. archaeological or historic features on the property. ‘Natural Environment ‘The proposed rezoning site contains 500-year floodplain, which needs to be identified and addressed by the Applicant. In addition, the site contains existing mature vegetation, as seen on the Concept Development Plan, but the Applicant has not identified if any of these areas are to be preserved. ‘As noted elsewhere, the floodplain area is depicted on the Existing Conditions Plan. See the previous comments regarding the existing site trees. Transportation and Circulation The proposal contains a parking lot that covers the entire subject area, with exceptions for the building and perimeter setbacks. There are no pedestrian safety refuges proposed, and no walkway aisles, and no connections from the sidewalks along Broadview Avenue. The Concept Development Plan illustrates a proposed 5” sidewalk along Bear Wallow Road but it is unclear if the applicant is proposing to construct this as it is not addressed in the proffers. Please see the revised CDP, which shows pedestrian safety refuges, walkway aisles and connections. In addition, the proposed and existing sidewalk is clearly labeled on the cpp. ‘Transportation and Circulation The applicant needs to address pedestrian connections within the site to the perimeter sidewalk. Acknowledged ~ please see the revised CDP. Denise Harris September 5, 2017 Page 10 Housing ‘The proposed rezoning removes 3 residential lots and a portion on one split zoned lot from the Broadview Acres subdivision. This subdivision, which was created in the 1950's, includes lots that have continued to develop in. the last 5- 15 years. A residential dwelling was completed in 2016, four lots south of the proposed rezoning site. The subdivision is bounded by Gay Road, Gold Cup Drive, Norfolk Drive and Bear Wallow Road. The proposal introduces commercial uses into an established neighborhood. ‘The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. The property is adjacent to other properties zoned and designated commercial to the east and properties zoned PSP to the west. Housing ‘The applicant needs to address the justification for the removal of three residential lots. ‘The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. ‘The proposed Comprehensive Plan Amendment included a Justification. Community Facilities and Services ‘The Applicant profiers that the Town shall provide water and sewer to the site. Water and sewer connections are available to the existing motel. Community Facilities and Services This Department defers to the Public Works and Public Utilities Department on the issue of ‘water and sewer. The subjects of schools and recreation are not applicable to this application. However, the application should take transportation and stormwater management into greater consideration. For example, the applicant should consider incorporating stormwater management techniques that might be used to help facilitate attractive landscaping, pedestrian refuges, and overall a higher quality of design. The subject of transportation is addressed further in the Comprehensive Plan, the Zoning Ordinance, and the TIA review comments. Stormwater management is depicted on the cpp. The Applicant has met with Town Staff and VDOT regarding the transportation comments. ‘A revised TIA is included with this resubmis Denise Harris September 5, 2017 Page II Economic Resources The Comprehensive Plan identifies the requested rezoning area for Low Density Residential in the future land use plan. ‘The Applicant has submitted an application for Comprehensive Plan Amendment and that amendment was initiated. Economic Resources As submitted, staff is unable to determine if economic studies were performed showing the need for the requested rezoning. The community is currently served by five (5) existing grocery stores, a Farmers Market, a CSA, and multiple specialty stores like a natural food market. Lidl is a major grocery store that has done internal market studies, As such, Lidl has decided to pursue this location and property. It also respectfully submits that Virginia law does not permit consideration of economic factors such a comparative competitive advantage in land use cases. Economic Resources The Applicant needs to show justification for the requested rezoning application. Lidl is a major grocery store that has had ary success in the European markets by bringing its unique business model to those markets, It sells brand name produets and high quality wines at very competitive prices and with superior service. It is a good business neighbor. Robert F. Hale, Jr, Comments Agency Comment Applicant's Response Parking tabulations appear to be incorrect. ‘The A-2 (restaurant) space is 7,619 sq. ft. for a total of 51 parking spaces. ‘The R-2 (apartments) section is 6,095 sq. ft and the number of units and the bedroom(s) associated with each unit is needed to calculate the parking spaces required. Warrenton Zoning Ordinance, §7-3 Please see the revised CDP where the parking tabulation has been corrected and verified by the Applicant’s engineer. McMahon's is not included as part of this proposal and shared parking is not requested. However, the Applicant is showing this information in their parking tabulation, as requested. McMahon's lacks sufficient space for the required parking for that location to be located ‘on that property. McMahon's is not included as part of this proposal and shared parking is not requested as described elsewhere in this response. Denise Harris September 5, 2017 Page 12 Show / label the dumpster enclosure and approach for McMahon's site. McMahon's is not included as part of this proposal however; the Applicant has labeled its existing dumpster enclosure. The retaining wall parallel to Bear Wallow Road is noted as being 4° above grade, yet the difference in elevation from the store entrance & the location of the retaining wall is 6 NOTE - A guardrail may be required along the top of the retaining wall. If required, this will be addressed in connection with site plan review. ‘What do the small triangles along the interior of the exterior walls represent? The small triangles represent ingress/egress to the building. VDOT, dated April 2, 2017 Agency Comment Applicant's Response Some of the items listed in the Scoping document attached to the report do not match the items in the report (¢.g. the distribution and growth rate used in the report are different). ‘The scoping document is usually signed off by VDOT during the scoping meeting once all of the terms are agreed upon. ‘The document in the report was not signed VDOT and does not reflect the changes made at the scoping meeting, The assumptions in the report appear correct and are acceptable. Please provide the signed copy of the scoping document that shows the agreed upon terms for the study. Please see the revised TIA. The Applicant and its transportation consultant have met with Town staff and VDOT. The scope of that study was revised and the analysis executed in accordance with that meeting. The technical issues have been addressed. On page 20, the report analyzes the reconstruction of the McDonald's site and states that the new site plan will direct all of the outbound site trips to Roebling Street. The proposed site plan for the McDonald's, along with the proposed Access Management plan for Broadview Avenue show the southern access to the site being maintained and will be located at a crossover with left tum lanes. This contradicts the statements in the study by the engineer's understanding of Please see the revised TIA. Denise Harris ‘September 5, 2017 Page 13 the site plan and the trip distribution for the reconstruction. Based on the proposed plan, the outbound left turns for the McDonald's should be split between the two access points. The outbound rights are fine as those movements are split between several access points. The inbound movement should also reflect this split, There should be a portion of, these trips going to and from Roebling to the south. The combination of these changes will reduce the impact shown at the Roebling St. - Broadview intersection. These changes will affect the volume diagram and analysis for all of the future scenarios, Attached are the proposed McDonald's site plan and the ‘Access Management plan for Broadview ‘Avenue. Please review and correct. The future site volumes for Saturday are higher than the trip generation and will somewhat affect the analysis at every intersection. Please review and correct. Please see the revised TIA. The study states that the existing signal timings were used for the base year, however, the timing plans were not included in the study. In addition, the existing analysis, show permissive protected left turns at the Broadview - Winchester intersection. The current timing plan has protected left turns and the geometry with the dual lefts does not permit concurrent lefts. Please use the 1g time plan for the initial analysis. The existing time plans are provided for your use. Please note that unless improvements are made as part of this development, some signal timing changes are not possible for this intersection and should not be considered unless the improvements are planned for by the developer. Please see the revised TIA. Denise Harris September 5, 2017 Page 14 The future analysis shows a significant increase in delay and queuing on the SB Approach to Broadview Avenue on Old Broadview Ave. In the SimTraffic runs, one car turning left will totally block the roadway backing traffic off the network. This is not acceptable and needs to be addressed, The study is relying on the future project which is not currently funded to address this issue. This is not acceptable. The developer should look at restricting the SB approach movements to a right tum only by installing an island on the approach (this may also require some curb relocation in order to make it fit) This would address the issue in the short term. The other SB movements would need to be rerouted and the scenario analyzed through the Broadview-Lee Highway- Winchester St. Intersection; Please see the revised TIA. Some of the other movements, mainly from the side street at both ends of Old Broadview, and at the intersection of Broadview - Lee - Winchester experience increases in delay, v/c ratio and queuing as a result of the development without any recommended improvements. Many of these will be worse and some better with the ‘above recommended changes/improvements, Please consider other improvements to address the impacted movements/intersections. Please see the revised TIA. ‘The analysis for the future scenario with the median does not reroute the movement volumes that are cutoff by the median closure, Please include a diagram showing the rerouted volumes and revise the analysis to reflect the rerouted traffic. Please see the revised TIA. Denise Harris September 5, 2017 Page 15 ‘The existing entrance across from the proposed entrance on Bear Wallow Road should be shown on the plan. Please see the revised TIA. ‘The proposed full access entrance on Bear Wallow Road is 180 feet from Ti Court, but this separation should be at 225 feet. A right tum lane should be considered to mitigate this deficiency in separation. Please see the revised TIA. Consideration should be given to a shared entrance location on Broadview Avenue with the Red, Hot & Blue site to the south, rather than the proposed entrance location shown on the plan. This shared entrance location would eliminate the separation deficiency between these two entrances; improve entrance separation from Old Broadview Avenue; provide room for a right turn lane that is needed; and allow more room for a weaving movement that will result from the U-turns occurring from NB traffic on Broadview Avenue at Old Broadview Avenue. Lidl will work with the property owner and will proffer to do nothing to preclude the development of an interparcel connection between the two off-site properties. With the proposed increase in traftic on Bear Wallow Road, consideration should be given to converting the "Y" intersection with Old Broadview Avenue into a "7" intersection. Please see the revised TIA. Public Works and Utilities, dated February 27, 2017 Agency Comment Applicant's Response Regarding the possible underground SWM Facility, care will need to be taken in the final design to make sure the design takes into account the anticipated truck loads as part of the anticipated truck loading dock ‘maneuvering. Acknowledged; this will be addressed in connection with site plan review, if required. Denise Harris September 5, 2017 Page 16 The SWM design will need to comply with the latest criteria for runoff reduction off a redeveloped site, and to address the existing shared parking area and site of MeMahon’s McMahon's is not part of the proposal. The final design will need to make sure it addresses the interface of the 500-year ponded surface water as mapped by FEMA as Zone X with the proposed improvements. The design should adequately show that the ponded water will be picked up and conveyed within the new storm drainage system without creating future surface water flooding for the proposed improvements or surrounding properties. The floodplain area is depicted on the revised Existing Conditions Plan, Public Utilities Comments from Larry Oliver 1. Call out the domestic water meter location and size (in an island). 2. Call out ductile-iron pipe and the diameter for all water mains. 3. Three valves are to be cut in all water main “T's", including main tap. Four valves at the crosses. 4, C-900 pipe needs to be called out for all sanitary sewer mains, laterals, cleanout “y°s” and cleanout stacks per the Town’s PFM. 5, Install a water sampling station per Town of Warrenton’s Public Facilities Manual drawing W-23 Water Sampling Station in one of the islands. 6. Show fire hydrants in the islands spaced no more than 250 feet apart. 7. Provide gallon-per-minute demand and fixture count to justify domestic water meter size. This information has been provided. Denise Harris ‘September 5, 2017 Page 17 Kimley Horn, dated February 27, 2017 Agency Comment Applicant's Response In general, the study appears to be consistent with industry traffic impact analysis practices and is generally in accordance with the scoping form. A few exceptions are noted below. Acknowledged and addressed as part of this resubmission, The scoping form was signed only by the applicant’s consultant. There was no indication that VDOT or the Town approved the scope. Please see the revised TIA. The Applicant and their transportation consultant met with Town staff and VDOT. The scope has been revised and executed in accordance with this meeting. The traffic report refers to Level of Service D (LOS D) as failing in several locations. The scoping form specifically states that LOS D or better as acceptable. Please see the revised TIA. Most existing traffic counts were conducted in late August when public schools were in session. Please see the revised TIA. ‘The existing turing movement count data in the Appendix appears to be incomplete. Please see the revised TIA. The scoping form indicated that maximum vehicle queue lengths would be calculated and identified, However, none of these results are shown in the report. Please see the revised TIA. ‘Annual traffic growth rates were applied only to major roadways and not to minor roadways Did review agencies agree to this? Please see the revised TIA. ‘The motel trip generation credit figure for the Saturday peak hour appears to be greater than reasonable. The average trip rate should be used instead of the formula. Please see the revised TIA. ‘The Saturday peak hour inbound and outbound site trip generation figures at driveways do not, appear to add to the figures in the table of trip generation. Please see the revised TIA. Denise Harris ‘September 5, 2017 Page 18 The treatment of the northbound left turn movement from Roebling Street_onto Broadview Avenue (Intersection 3) is, confusing. Also, in the scenario in which the northbound left tur movement is eliminated, the traffic volumes that would be affected are not redistributed onto the surrounding roadways. Please see the revised TIA. The report does not contain a concluding statement, Please see the revised TIA. Warrenton Volunteer Fire Company, Inc,, dated February 27, 2017 Supra box by the front main access door. If required, this will be addressed in connection with site plan and/or building permit review, Sprinkler and fire alarm panel room marked. (signage, interior/exterior of building as necessary) If required, this will be addressed in connection with site plan and/or building permit review. Address number on front needs to be visible from the street for apparatus pulling in. (not just on the front door) If required, this will be addressed in connection with site plan and/or building permit review. Address numbers on rear doors. If required, this will be addressed in connection with site plan and/or building permit review. Good access to sprinkler and/or standpipe connections. If required, this will be addressed in connection with site plan and/or building permit review. Denise Harris September 5, 2017 Page 19 Installation of at least one new fire hydrant, | If required, this will be addressed in near sprinkler/standpipe connection. connection with site plan and/or building permit review. We trust the enclosed application materials address Staff's comments. Please do not hesitate to contact me if you have any questions. Very truly yours, WALSH, COLUCCI, LUBELEY, & WALSH, P.C. Gussie. at P-RpO Jessica Pfeiffer JLP/js Enclosures: As stated. cc: Jamie Wonderly Blake Smith Kevin Sitzman John H. Foote, Esq. o737142,D0CX r wool . a a = TT Meter SADC SEO { i iE ( i) LIDL- WARRENTON SMITH Ue Soames se | ENGINEERING { rh fete altel ele j Aisle CASTING CONDTIONS PLAT I nu ay LIDL- WARRENTON SMITH ey ENGINEERING| —|ENGINEERING POLE MOUNTED LUGHT DETAIL 2] s z giz 2 2 § eo) of iis : 3 a < 2/|/9 g/5 a 2 & te ‘ASSET Fon Se CHING REVISED NARRATIVE DESCRIPTION Lid! Rezoning PIN: 6984-18-2905, 6984-18-3915, 6984-18-2709 and a por February 1, 2017 Revised - September 5, 2017 of 6984-18-3854 INTRODUCTION: LIDL US, LLC (the "Applicant") is the contract purchaser of the subject property identified as 6984-18-2905, 6984-18-3915, 6984-18-2709 and a portion of 6984-18- 3854, (the "Property"). ‘The Property is located on the west side of Broadview Avenue. The Property is approximately 1.355 acres and is currently zoned R-15, Residential, The Applicant is proposing a Lidl grocery store on the Property. Slightly more than half the property fronting Broadview Avenue and Bear Wallow Road is presently zoned C (Commercial) and requires only a site plan, the remainder of the property is zoned R-15. ‘The Applicant is proposing to rezone 1.355 acres to be combined with the existing commercially zoned property to permit the construction of an approximately 36,000 square foot grocery store. This is the site of the Cheswick Motel, which would be removed as part of this development. COMMUNITY DESIGN: The Applicant is proposing a high quality building as depicted on the Illustrative Building Exhibit, which is included with this submission. The Applicant kield a community meeting on January 12, 2017. At this meeting, the Applicant heard comments related to landscaping and screening. As such, the Applicant has evaluated this with their engineer. Included with this submission is a Conceptual Landscape Plan and Cross Sections, which depict proposed landscaping and screening. It also depicts the views from Norfolk Drive and Bear Wallow Road. COMPREHENSIVE PLAN: The Applicant submitted an application for a Comprehensive Plan. Amendment and that amendment was initiated. The Comprehensive Plan Amendment proposal is to designate the Property Re-Planned Commercial to be consistent with the designation immediately to the east. The Re-Planned Commercial designation is appropriate for older highway commercial areas, where planning is needed to provide pedestrian oriented streetscapes and access and buffers between neighboring residential neighborhoods. The Applicant is proposing sidewalk connections along Bear Wallow Road and Broadview Avenue where they are disjointed today. The Applicant is also proposing significant landscaping throughout the site to provide screening. The Comprehensive Plan Amendment in connection with this Zoning Map Amendment will allow nearby residences to be able to walk to a convenient grocery store. ‘The Property is located on a comer that is unique and bears far more in common with properties located to the north and east along Broadview and West Lee than it does with other properties to its south, It lies at the confluence of several roads and is functionally different from and separated from other properties in the Broadview Acre Subdivision of which the Property is technically a part. The Applicant offers the Town a commercially viable option for replanning and redevelopment of a property that has become an eyesore over time. The replanning of this corner would not set a precedent for the replanning of any other portions of Broadview Acres, since the evident dividing line between residential and nonresidential uses is Plain Road Moreover, the landscaping and buffering that will be provided in connection with any development of the Property will emphasize the separation of this commercial comer from surrounding residential uses. Redevelopment of Broadview Avenue is among the Town’s planning priorities. The Applicant suggests that the proposal advances the redevelopment opportunities for Broadview, as well as the economic interests of the Town. CULTURAL RESOURCES: As noted on the concept development plan, the Property does not contain any cemeteries. An Existing Conditions Plat is included with this submission. ECONOMIC DEVELOPMENT: The proposed grocery store will generate employment opportunities. The proposed use will provide a positive revenue stream to the Town. ENVIRONMENTAL: An Existing Conditions Plat is included with this submission. Much of the Property has been developed and/or has been cleared and graded. TRANSPORTATION: A traffic impact study was scoped with Town and VDOT officials and is included with this submission. A principal consideration in connection with this revised application has been attention to the proposed extension of the median in Broadview Avenue in such a manner as to close access to the store from northbound Broadview. After detailed discussions with VDOT and Town staff, it would appear that there is a suitable design of a median break that would permit a retention of the left tum capability at that location while yet retaining the greater part of the safety benefits of a complete closure of that median. The detail of that design will be further developed as this application proceeds to final consideration by the Council, but a general conceptual approach is included with this resubmission. WATER AND SANITARY SEWER: All development on the Property is served by public water and sewer. List Tickets Certificate of Payment of Taxes Page 1 of 1 Real Estate Public Inquiry Map ID: 6984182905000 Dept |Fieket No.|Seq.| Account No.| Due Date | Name Description Batance RE2012| 10601 1 | 731826400] 6/5/2012 [GOAL LC|LOT43R BROADVIEW ACRES| $0.00 REzOI2| 10691} 2 | 731828800] 121572012 [GOAL LC|LOT

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