C-14-16(c), SHALOM BAPTIST CHURCH TRUSTEES (LIDL US OPERATIONS, L.L.C.) Commercial Rezoning Report Mechanicsville Magisterial District PC Meeting Date: January 19, 217 Overview C coo Current Zoning A-i, Agricultural Requested Zoning B-i(c), Neighborhood Business District with conditions Acreage 6. Location On the south line of Mechanicsville Turnpike (U.S. Route 36) approximately 15 feet east of Adams farm Road (State Route 83) GPIN 8724-39-5325 General Land Use Plan Commercial Major Thoroughfare Plan U.S. Route 36 is a Major Arterial w/i2 ROW, and Adams Farm Road is a 5 ROW Suburban Service Area Inside Case Planner Claudia Cheely Executive Summary Shalom Baptist Church requests to rezone a 6. acre parcel on U.S. Route 36 to B-1(c), Neighborhood Business District with conditions; the property is under contract for sale to Lidl US Operations, LL.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. Staff Recommendation APPROVAL subject to the submitted proffers and conceptual plan, dated January 11, 217, and elevations dated May 6, 216.
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 36, 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 36 by 19 feet at its closest point, and from the property lines of adjacent residential to the east by 33 feet and approximately 9+ 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
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. 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 36. 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. Community Meeting The applicant held community meetings on August 3 and October 6, 216. 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 36 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. 36 to go west on Route 36. 3
Elevations. 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 1 brick wall and vegetation between the building and their lot among other things. Suggested that the right turn lane and taper from Route 36 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 36 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 submitted 2. Architecture Accept. The applicant has proffered substantial conformity with the elevations dated May 6, 216. 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: a.m. and 7: 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. 4
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. 1. Aerated BMP. Accept. The applicant proffers that any wet BMP shall be aerated. 11. 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 8724-39-2497, 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 36 The westbound left turn lane shall be designed and extended to provide a minimum of 15 feet of storage and a 2 foot taper; An eastbound right turn lane shall be added with the storage and taper dimensions specified by VDOT during site plan review; b. Full access commercial entrance from Adams Farm Road c. Improvements to Lowes entrance from Adams Farm Road: Within the existing right-of-way, design and construct a 5 taper x 5 storage freeflow channelized right turn lane into existing entrance for Lowes. Channelization shall be accomplished with the construction of a curb or median separating the right turn lane from the southbound through traffic on Adams Farm Road. The applicant has revised the proffers and conceptual plan as recommended by staff therefore, staff recommends APPROVAL of this request. CDC/sm/HTE 5
Attachments E Maps (land use, vicinity, zoning, aerial) E Historical Commission Recommendation LI County Traffic Study Application Materials Agency Review Comments Zl Traffic Study Citizen Correspondence LI Photographs Proffers /Elevations/Conceptual Plan l l 6
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-J4-16 LidI US Operations, L.L.C. Commercial & Suburban General Land Use S GPIN: 8724-39-5325 Mechanicsville Magisterial District W*E 1 inch = 5 feet July 6, 216
Hanover County, Virginia General Parcel Map Legend Roads Water Trees Private Road Structures Parcels C-I 4-1 6 Lidi US Operations, L.L.C. Rezone A-I to B-I GPN: 8724-39-5325 Mechanicsville Magisterial District 1 inch =5feet July6, 276
Hanover County, Virginia EJ Zoning Map Legend Roads E] RS Water R-l Private R-2 Parcels R-3 CUP R-4 A-I R-5 PUD R-6 RRC RM RR-I MX RO-l B-i PSC B-2 POB B-3 PMH B-4 HE -S AR-I El B- AR-2 M-i AR-6 M-2 RC M-3 C-I 4-1 6 Lidi US Operations, LL.C. GPIN: 8724-39-5325 Mechanicsville Magisterial District WE 1 inch = 5 feet July 6, 276
C-14-16 Lidi US Operations, L.L.C. 213 Aerial W*E 55 11 22 Feet
representatives, successors and assigns (collectively the Property Owner ) that, in the event the Property is rezoned from A-i, Agricultural, to B-1(c), Neighborhood Business District with conceptual plan attached titled Rezoning Concept Plan, prepared by Kimley-Hom, dated Rezoning Landscape Conceptual Detail, prepared by Kimley-Hom, dated 1/1 1/217. 1. Conceptual Plans. The Property shall be developed in substantial conformity with the 5325 ( the Property ), voluntarily agree for themselves respectively, and their agents, The undersigned, Shalom Baptist Church Trustees, owner ofthe parcel designated GPN 8724-39- 1/11/2 17 (the Conceptual Plan ) and with the conceptual landscape plan attached titled conditions, the development and use of the Property shall be subject to the following conditions: 5/6/216. 2. Architecture - The grocery store shall be designed and constructed in substantial elements or decorative fencing and/or evergreen landscaping to mitigate its visibility from from ground level at the common property line with public streets or adjacent residential approval. from the grade at the base of the lighting standard. and other earthmoving equipment, shall only be between 7: a.m. and 7: p.m., Monday of site plan approval. 3. Trash Receptacles. All trash receptacles shall be completely screened in a manner that is 4. Hours of Construction. The hours of exterior construction, including operation of bulldozers b. Hospitals 9. Site Lighting. Lighting fixtures shall not exceed thirty-nine (39) feet in height as measured a. Funeral homes and funeral services, including accessory structures; 8. Signage. All freestanding signage shall be monument style. 5. Loading Docks. Service and delivery loading docks will be treated with architectural 6. HVAC. Any mechanical units placed on the rooftops ofbuildings shall be screened as viewed 7. Use Prohibitions. The following uses shall not be permitted: shall be no exterior construction activities on Sunday. the public roadways and adjacent residential parcels. The method of screening shall be provided and reviewed and approved at the time of site plan conformity with the elevations titled Exterior Elevations, prepared by M2, dated architecturally compatible with the proffered grocery store, and shall be approved at the time through Saturday except as provided in Section 16-4 of the Hanover County Code. There properties by architectural features which are compatible with building façade architecture. Elevations. PROFFERS FOR C-14-16(c), LIDL US OPERATIONS, L.L.C.
benefit of the adjacent property owner at the southeast corner of Adams Farm Road and from the centerline of Mechanicsville Turnpike (U.S. Route 36) to the Property and 25 outside of the standard dedication width for these roads shall also be dedicated. Within the existing right-of-way, design and construct a free-flow channelized lane from the southbound through traffic on Adams Farm Road. The westbound left turn lane shall be designed and extended to provide a minimum of 15 feet of storage and a 2 foot taper; An eastbound right turn lane shall be added with the storage and taper dimensions accomplished with the construction of a curb or median separating the right turn Mechanicsville Turnpike (GPIN 8724-39-2497) prior to site plan approval. improvements in accordance with VDOT standards and specifications, which may include specified by VDOT during site plan review right turn lane with a 5 taper and 5 feet of storage. Channelization shall be 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 any design modifications and/or waivers granted by VDOT: feet ofright-of-way from the centerline ofadams Farm Road (State Route $3) to the Property 1. Aerated BMP. Any wet BMP shall be aerated. 11. Dedication ofright-of-way. The Property Owner agrees to dedicate 6 feet of right- of-way 12. Cross Access. A cross access easement shall be provided by the Property Owner to the 13. Transportation Improvements. The Property Owner shall design and construct the roadway a. Full access commercial entrance from U.S. Route 36 b. Full access commercial entrance from Adams Farm Road c. Improvements to Lowes entrance from Adams Farm Road
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