C-14-16(c), SHALOM BAPTIST CHURCH TRUSTEES 4o (LIUL US OPERATIONS, L.L.C.)

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1 0 0 C-14-16(c), SHALOM BAPTIST CHURCH TRUSTEES 4o (LIUL US OPERATIONS, L.L.C.) Commercial Rezoning Report 8 Mechanicsville Magisterial District Board Meeting Date: February 22, 2017 Overview Current Zoning A-i, Agricultural Requested Zoning B-i(c), Neighborhood Business District with conditions Acreage 6.0 Location On the south line of Mechanicsville Turnpike (U.S. Route 360) approximately 150 feet east of Adams Farm Road (State Route 830) GPIN General Land Use Plan Commercial Major Thoroughfare Plan U.S. Route 360 is a Major Arterial w/120 ROW, and Adams Farm Road is a 50 ROW Suburban Service Area Inside Case Planner Claudia Cheely Executive Summary Shalom Baptist Church requests to rezone a 6.0 acre parcel on U.S. Route 360 to B-l(c), Neighborhood Business District with conditions; the property is under contract for sale to Lidi US Operations, L.L.C. Shalom has approval of a Conditional Use Permit for a relocation to Walnut Grove Road. Lidi has provided a conceptual plan, elevations and proffers for a proposed grocery store that would replace the existing church. Afler the Planning Commission meeting and pursuant to a County agency comment, the layout was modified to move the structure towards Adams Farm Road to provide space to better facilitate the conveyance of stormwater from adjacent residential rear yards, and the landscaping plan was revised to reflect the movement of the structure and to increase the height of outer row of plantings at the request of an adjacent owner. These changes are not significant but will benefit the adjacent neighborhood with the building being setback from the property line by 45 and the additional landscaping height Recommendations Staff APPROVAL subject to the proffers submitted on January 30, 2017, the conceptual and landscaping plans, dated January 31, 2017, and elevations dated May 6, Planning Commission APPROVAL subject to the proffers submitted on January 30, 2017, the conceptual and landscaping plans, dated January 31, 2017, and elevations dated May 6, in

2 0 0 Planning Analysis Comprehensive Plan The subject property is shown for Commercial use and is located along a major arterial road. This request achieves the following objectives of the comprehensive plan with its proposed location, the architecturally interesting building to be constructed with quality materials, and a conceptual plan that provides more than required screening adjacent to residential, addresses stormwater and drainage requirements, provides green space adjacent to residential, provides for future interconnectivity, proffered signage and roadway improvements to address vehicular access to its site. The applicant further proposes to address an existing traffic issue at the Lowe s entrance from Adams Farm Road. The following are objectives identified in the Comprehensive Plan for commercial development: Encourage distinction in building elevations through architectural form, building materials, color, and texture Encourage development of commercial corridors that are attractive and inviting for businesses through the use of landscaping, buffers and coherent, uniform signage free of visual clutter and confusion Ensure environmental quality and safety Encourage interconnectivity of adjoining commercial uses Ensure provision of adequate and safe vehicular access to thoroughfares, and examine opportunities to consolidate access points to improve access Support new planned neighborhood commercial districts that serve but do not conflict with surrounding residential areas Encourage strong districts for commerce and services in existing urban locations, such as Ashland and Mechanicsville Based on the General Land Use Plan map, the subject rezoning request is appropriate. Compatibility with Surrounding Area This area of Mechanicsville Turnpike consists primarily of commercial sites along the frontage on Route 360, but also provides access to a mix of new and older residential development. The subject site has adjacent residential development to the east and south, with the Lowe s site and other commercial development to the east and west. The proposed store will be set back from Route 360 by 190 feet at its closest point, and from the property lines of adjacent residential to the east by 45 feet and approximately 90+ feet from the residential property lines to the south. To remediate impacts, the applicant is providing a 7 solid white vinyl fence set between a double or triple row of landscape screening along the eastern and southern boundaries adjacent to residential developments in a manner that shows landscape screening on both sides of the fence. The rear of the site has one detention facility, which further separates the proposed store from the adjacent residential lots. These remediation methods exceed ordinance requirements and what has been required of other commercial development in the area. 2

3 0 0 Conceptual Plan The conceptual plan submitted has addressed the design requirements of the Zoning Ordinance for neighborhood commercial development and provides features to remediate its possible impacts on adjacent parcels. The total retail space proposed for this site is 35,962 square feet, which requires 144 parking spaces; 181 spaces will be provided. Cross access is shown for the corner parcel when that is redeveloped in the future. A landscape plan has been provided that depicts greenspace areas and additional landscaping that will be provided for aesthetic and sound attenuation purposes. The intent of the applicant is to go beyond the screening requirements of Article 5, Division 5, with the addition of landscaping on both sides of the 7 solid screen fence, a third row of landscaping at the rear of the site for additional sound attenuation, as well as larger than usual greenspace areas. Required parking lot landscaping is also shown. Copies of each of these exhibits are attached for the Commission s information when considering compatibility of the proposed use in this area. Afier the Planning Commission meeting and pursuant to a County agency comment, the layout was modified to move the structure 15 to the west (towards Adams Farm Road) creating a total of 45 separation between the building and property line to provide space to better facilitate the conveyance of stormwater from adjacent residential rear yards, and the landscaping plan was revised to reflect the movement of the structure and at the request of an adjacent owner, an increase in the height of outer row of plantings to Elevations Elevations of the Lidi store have been provided that show quality materials are proposed, including red and gray brick, stucco, aluminum curtain walls with glass and other aluminum windows, with a light gray fully adhered roof. A legend to the materials noted is provided on the plan, as well as a color depiction of three of the elevations. The proposed materials are used on all sides of the structure in a manner that creates emphasis to the architectural fenestration, resulting in elevations that are more interesting and aesthetically pleasing. The architecture of the roofing system and abundance of windows emphasize the airiness and light the applicant is attempting to achieve within the building for its customers. The elevations submitted have been proffered and are attached. Transportation The applicant prepared a traffic impact analysis for this site, which was submitted with the application. Further traffic studies were provided to VDOT for a waiver to VDOT s access management regulations to allow full access from Route 360. This waiver application is the reason the applicant has repeatedly deferred its request over the last three months. On January 6th, VDOT approved the waiver request for this entrance. The conceptual plan shows all planned roadway improvements and the applicant has also proffered to construct those improvements. 3

4 Elevations. C 0 Community Meeting The applicant held community meetings on August 30 and October 6, meeting included the following: Issues raised at the The right-in only to Lowes is being used by customers as an exit, which conflicts with the channelized right turn lane from Route 360 onto Adams farm Road. Residents along Adams Farm Road have almost had head-on collisions with Lowes customers cutting across that through lane. Neighborhoods are using the Lowes parking lot drive aisles to cut over to Compass Point Lane so that they may use its signalized intersection with Rt. 360 to go west on Route 360. Expressed an interest in a solid fence instead of the evergreen screen shown between store and the adjacent residential lots. One Liberty Hall Hills resident asked that the building be moved further away and asked for a 10 brick wall and vegetation between the building and their lot among other things. Suggested that the right turn lane and taper from Route 360 should be lengthened. Letters are attached from an adjacent owner with their requests for this site. The applicant has determined it can provide the additional vegetative screening and a 7 solid fence, and has shown those features on the conceptual plan as well as the proffered roadway improvements to Route 360 and Adams Farm Road. Staff notes that the applicant is going beyond what is required for screening as well as for roadway improvements as they are proposing to correct the entrance to Lowe s so that traffic will be deterred from exiting from that location. Agency Analysis Agency Public Works Public Utilities Historical Commission Comment Summary Discharge from site must be consistent with Lowes and Liberty Trace and other standard comments to be addressed during the site plan process. Noted the site is currently served by Aqua Virginia; the applicant plans to connect to public utilities. The Commission reviewed this request because it was near surveyed historic resources; it determined that the grocery store at this location would not impact resources in the area. Proffers The applicant has submitted proffers on the following topics, which staff has reviewed noting its recommendation: 1. Conceptual Plans. Accept. The applicant has proffered development in substantial conformity with the conceptual and landscaping plans dated January 31, Architecture Accept. The applicant has proffered substantial conformity with the elevations dated May 6,

5 0 3. Trash Receptacles. Accept. The applicant has proffered that trash receptacles will be screened in a manner that is architecturally compatible with the primary structure. 4. Hours of Construction. Accept. Hours of construction and land moving shall only be between the hours of 7:00 a.m. and 7:00 p.m., Monday through Saturday, except as provided in Section 16-4 of the Hanover County Code. No exterior construction will be permitted on Sunday. 5. Loading Docks. Accept. The applicant is proffering that the loading docks to the rear of the west elevation (which is a side and not the front) will be treated with architectural elements or decorative fencing and/or evergreen screening to mitigate its visibility for public roadways and adjacent residential. 6. HVAC. Accept. The applicants have proffered standard screening of rooftop mechanical units and the standard of screening shall be reviewed by the Planning Director with his review of the elevations. 7. Use Prohibitions. Accept. The applicant is proffering out the B-i uses that staff recommended would not be appropriate at this location. 8. Signage. Accept. The applicant is proffering that all freestanding signs be monument style. 9. Site Lighting. Accept. The applicant is limiting the height of lighting fixtures to 39 feet. 10. Aerated BMP. Accept. The applicant proffers that any wet BMP shall be aerated. ii. Dedication of Right-of-Way. Accept. The applicant has proffered standard right-of-way dedication for the correct distance on both Mechanicsville Turnpike and Adams Farm Road. In addition, right-of-way needed for the proffered transportation improvements will also be dedicated. 12. Cross Access. Accept. The applicant shall provide a cross access easement to the benefit of the owner of the corner parcel, GPIN , prior to site plan approval. 13. Transportation Improvements. Accept. The applicant has proffered to construct the following roadway improvements in accordance with VDOT standards and specifications: a. Full access commercial entrance from U.S. Route 360 The westbound left turn lane shall be designed and extended to provide a minimum of 150 feet of storage and a 200 foot taper; An eastbound right turn lane shall be added with the storage and taper dimensions specified by VDOT during site plan review; 5. Full access commercial entrance from Adams Farm Road 5

6 Planning Commission Recommendation be accomplished with the construction of a curb or median separating the right turn lane Within the existing right-of-way, design and construct a 50 taper x 50 storage freeflow channelized right turn lane into existing entrance for Lowes. Channelization shall from the southbound through traffic on Adams Farm Road. c. Improvements to Lowes entrance from Adams Farm Road: ll Citizen Correspondence ll Ordinance LI County Traffic Study Exec. Summary El Application Materials Exec. Summary LI Photographs Ll Proffers/Elevations/Conceptual Plan J Traffic Study Historical Commission Recommendation Maps (land use, vicinity, zoning, aerial) Attachments Available Upon Request U County Traffic Study Full Copy Full Copy Full Copy 6 l Traffic Study E Agency Review Comments E Application cdc/hte conceptual plan and elevations. GPN , consisting of approximately 6.0 acres, subject to the submitted proffers, A-i, Agricultural District, to B-i(c), Neighborhood Business District with conditions, on Mr. Whittaker, seconded by Bailey, voted to recommend APPROVAL of the request to rezone from At their meeting of January 19, 2017, the Hanover County Planning Commission, on a motion by 0 C

7 Hanover County, Virginia Land Use Map Legend Agricultural Rural Village Suburban Transitional Suburban General Suburban High Multi-Family Commercial Multi-Use Business-Industrial Industrial Limited Industrial Planned Business Destination Commerce Mechanicsville Small Area Plan Flood Plain C-I 4-16 Lidi US Operations, L.L.C. Commercial & Suburban General Land Use GPIN: Mechanicsville Magisterial District 1 inch = 500 July 06, 2016

8 Hanover County, Virginia General Parcel Map Legend Roads Water Trees Private Road Structures Parcels C-I 4-I 6 Lidi US Operations, L.L.C. Rezone A-I to B-I GPIN: Mechanicsvile Magisterial District 1 inch = 500 feet July 06, 2016

9 Hanover County, Virginia fj Zoning Map Roads Water Legend RS R-l Private Road R-2 Parcels R-3 CUP R-4 A-I R-5 PUD R-6 RRC RR-1 RO-l RM MX B-l PSC B-2 POB B-3 PMH B-4 HE 0-S AR-l B-0 AR-2 M-l AR-6 M-2 RC M-3 C-I 4-16 LidI US Operations, L.L.C. GPIN: Mechanicsville Magisterial District 1 inch = 500 July 06, 2016

10 C Lidi US Operations, L.LCI 2013 Aerial W*E Feet

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17 /r Ll 15 GREEN GIANT ARBORVflAE GROCERY STORE PROTO 267 S 2 R SF 180 PARKING SPACES GOOf OOfOICLGAMf THE LANDSCAPING PLAN DEPICTS THE LOCATION OF THE SCREEN FENCE AND THE SUPPLEMENTAL LANDSCAPING BEING PROVIDED P \ TO IMPROVE THE AESTHETIC OF THIS SITE AND ACT AS AN ADDITIONAL SOUND BUFFER. THIS PLAN DOES NOT DEPICT ALL \ REQUIRED PARKING LOT AND BUFFER LANDSCAPING PER THE ZONING ORDINANCE. On O CO 4O.I5(P1l,T I *40Of FANT 2043 PG. 000 ADAMS FARM ROAD STATE ROUT 0 14 TH 5.0:35? PO.273 EE GOP. C OdE 0 OttO I-I.. CRYPTOM ER IA

18 Elevations. 0 0 ORDINANCE C-14-16(c) OWNER OF RECORD: SHALOM BAPTIST CHURCH TRUSTEES CONTRACT PURCHASER: LIDL US OPERATIONS, LLC. WHEREAS the Planning Commission of Hanover County has held an advertised public hearing and forwarded this case to the Board of Supervisors with a recommendation of APPROVAL adoption of the following amendment to the Zoning Ordinance and Zoning District Map of Hanover County; and WHEREAS the Board of Supervisors has held public hearings on the 22m1 day of February, 2017, and advertised in the Hanover Herald-Progress once a week for two successive weeks as required by Virginia Code Section ; and WHEREAS the Board of Supervisors has determined that the public necessity, convenience. general welfare, and good zoning practices require this amendment. NOW, THEREFORE, BE IT ORDAINED by the Board of Supervisors of Hanover County that the Zoning Ordinance and the Zoning District Map of this County are amended (with conditions) by the rezoning of the property described as GPIN , consisting of 6.0± acres, located on the south line of Mechanicsville Turnpike (U.S. Route 360) approximately 150 feet east of Adams Farm Road (State Route 830), (a detailed description is filed with the Board s papers) from Agricultural District, to B-i(c), Neighborhood Business District with conditions, subject to the following conditions which were proffered by the Applicant on January 30, 2017, and accepted by the Board: 1. Conceptual Plan. The Property shall be developed in substantial conformity with the conceptual plan attached titled Rezoning Concept Plan, prepared by Kimley-Horn, dated 1/31/2017 (the Conceptual Plan ) and with the conceptual landscape plan attached titled Rezoning Landscape Conceptual Detail, prepared by Kimley-Horn, dated 1/31/ Architecture The grocery store shall be designed and constructed in substantial conformity with the elevations titled Exterior Elevations, prepared by MG2, dated 05/06/ Trash Receptacles. All trash receptacles shall be completed screened in a manner that is architecturally compatible with the proffered grocery store, and shall be approved at the time of site plan approval. A-i, of the

19 Hours of Construction. The hours of exterior construction, including operation bulldozers and other earthmoving equipment, shall only be between 7:00 a.m. and 7:00 p.m., Monday through Saturday, except as provided in Section 16-4 of the Hanover County Code. There shall be no exterior construction activities on Sunday. 5. Loading Docks. Service and delivery loading docks will be treated with architectural elements or decorative fencing and/or evergreen landscaping to mitigate its visibility from the public roadways and adjacent residential parcels. 6. HVAC. Any mechanical units placed on the rooftops of buildings shall be screened as viewed from ground level at the common property line with public streets or adjacent residential properties by architectural features which are compatible with building façade architecture. The method of screening shall be provided and reviewed and approved at the time of site plan approval. 7. Use Prohibitions. The following users shall not be permitted: a. Funeral homes and funeral services, including accessory structures; b. Hospitals 8. Signage. All freestanding signage shall be monument style. 9. Site Lighting. Lighting fixtures shall not exceed thirty-nine (39) feet in height as measured from the grade at the base of the lighting standard. 10. Aerated BMP. Any wet BMP shall be aerated. 11. Dedication of Right-of-Way. The Property Owners agrees to dedicate 60 feet of right-ofway from the centerline of Mechanicsville Turnpike (U.S. Route 360) to the Property and 25 feet of right-of-way from the centerline of Adams Farm Road (State Route 830) to the Property for future road widening, free of cost to the County, upon request of the County or VDOT. The area for all roadway improvements identified in Proffer 13 that will be constructed outside of the standard dedication width for these roads shall also be dedicated. 12. Cross Access. A cross access easement shall be provided by the Property Owner to the benefit of the adjacent property owner at the southeast corner of Adams Farm Road and Mechanicsville Turnpike (GPIN ) prior to site plan approval. 13. Transportation Improvements. The Property Owner shall design and construct the roadway improvements in accordance with VDOT standards and specifications, which may include any design modifications and/or waivers granted by VDOT: of

20 b. full access commercial entrance from Adams Farm Road minimum of 150 feet of storage and a 200 foot taper; An eastbound right turn lane shall be added with the storage and taper dimensions specified by VDOT during site plan review The westbound left turn lane shall be designed and extended to provide a a. Full access commercial entrance from U.S. Route 360 Planning Commission January 19, 2017 Board of Supervisors February 22, 2017 Adopted February 22, 2017 Public Hearings: Sean M. Davis Aubrey M. Stanley Wayne T. Hazzard Faye 0. Prichard Scott A. Wyatt W. Canova Peterson, IV Angela Kelly-Wiecek Vote: members of the Board of Supervisors voted to approve Ordinance C (c), Shalom Baptist Church Trustees (Lidi US Operations, L.L.C.) as follows: On motion of seconded by the Planning Director is hereby directed to designate the boundaries of the foregoing area as rezoned, subject to conditions, on the Zoning District Map of Hanover County. BE IT FURTHER ORDAINED that this Ordinance is effective on the date of adoption and the on Adams Farm Road. Within the existing right-of-way, design and construct a free-flow channelized right turn lane with a 50 taper and 50 feet of storage. Channelization shall be accomplished with the constructed of a curb or median separating the right turn lane from the southbound through traffic c. Improvements to Lowes entrance from Adams Farm Road o 0,

21 C Cl This is to certify that the above is a true copy of C-14-16(c), Shalom Baptist Church Trustees (Lidi US Operations, LL.C.), adopted by the Hanover County Board of Supervisors on Dated: Cecil R. Harris, Jr. County Administrator / Clerk Hanover County Board of Supervisors CDC/sm/hte