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, andDenise 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
resubmiDenise 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 evaluateDenise 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
resubmisDenise 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.
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‘ASSET Fon Se CHINGREVISED 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