HomeMy WebLinkAboutSDP198400010 Staff Report Final Site Plan and Comps. 1984-04-17 STAFF REPORT: PLANNING COMMISSION MEETING: APRIL 17, 1984 - PAGE 4
STAFF REPORT: BURGER KING SITE PLAN:
Located on the west side of Riverbend Drive and north of Pantops Center
Drive; south of Rt. 250 in the Riverbend Shopping Center. Proposal to
locate a 2 , 693 square foot fast food restaurant with forty-three (43)
parking spaces on a . 834 acre parcel . Zoned PDSC (Planned Development
Shopping Center) , Tax Map 78 , Parcel 17D . Rivanna Magisterial District.
History: ZMA-83-2 - Riverbend Limited Partnership approved by Board
of Supervisors June 16 , 1983 .
Riverbend Shopping Center Site Plan approved by Planning
Commission June 7 , 1983 .
Riverbend Shopping Center Phase I Entrance relocation approved
by Planning Commission November 15 , 1983 .
Comprehensive Plan Recommendation: Urban Area Neighborhood 3 , proposed
for commercial use .
Topography of Area: Level .
Watershed Impoundment: Not applicable - drains into Rivanna River.
Stormwater Detention: Not in urban stormwater detention area.
Soils : No comment.
Type Utilities : Public water and sewer. Fireflow values exceed
2 , 000 GPM at 20 PSI .
Condition of Roads Serving Proposal: Riverbend Drive has been bonded
for acceptance into the State system.
Virginia Department of Highways & Transportation: A 30 ' commercial
entrance will be required. Recommend County review of
on-site drainage. The Department recommends that there be
50 ' between the radius points to the entrance off Riverbend
Drive and the site .
Fire Officer: 1 , 250 GPM fireflow required.
STAFF COMMENT:
When the Phase I entrance was relocated, staff noted that
no more than two (2) entrances off Riverbend Drive would be
approved between the bank and the main shopping center
entrance. This entrance is one, and the proposed joint
entrance with Colombini' s parcel is the second. The travelway
from the bank ' s drive in windows will tie into this
entrance road, as will Burger King and the parcel adjacent to
Colombini. This entrance was projected to carry 1 , 106
entering trips per day, as compared with 1 , 335 entering trips
per day at the main entrance. Staff requested Virginia
Department of Highways & Transportation input concerning
the proximity of parking bays or spaces to Riverbend Drive.
STAFF REPORT: PLANNING COMMISSION MEETING: APRIL 17 , 1984 - PAGE 5
BURGER KING (CONTINUED) :
Based on their comments, staff is recommending that the first
parking bay entrance off Riverbend Drive be closed.
The landscape plan needs to be approved by staff with
advice from Service Authority regarding the location of
street trees over water lines. Staff feels that street
trees along Riverbend Drive are important.
Staff recommends white oaks or sugar maple trees in
lieu of honey locust, in keeping with the street tree
plan approved for Riverbend Offices . It may be necessary
to eliminate one or more parking spaces to allow room for
the trees .
RECOMMENDED CONDITIONS OF APPROVAL:
1. A building permit will not be issued until the following conditions
have been met:
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a. Virginia Department of Highways & Transportation approval of
commercial entrance perm-it; •
b. County Attorney approval of access/maintenance agreement for
travelway;
c. Service Authority approval of drop inlet location;
d. County Engineer approval of drainage plans and computations ;
e. Issuance of an erosion control permit;
. Parking bay entrance adjacent to River- •
g. Staff approval of landscape plan.
2 . A certificate of occupancy will not be issued until the following
condition has been met:
a. Fire Officer approval of fireflow.
.
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Mary Joy - These are my notes for tonight - I came by late this afternoon to
go over our positions with you, but missed you.
Don
/problems
We have two minor and one more substantive problem with the recommended conditions
of approval:
1) The County Attorney has previously approved our shopping center maintenance
and cross entrance agreements, so the conditions, if any is necessary, should be
for the Burger King site to be subject to this agreement.
2) The staff report states that fire flaw is 2,000 gpm and that the Fire Marshall's
requirement is 1,250 gpm. It follows that approval is automatic, and should not be a
condition placed on us.
3) Our main concern is with the proposed closing of the first parking bay entrance.
This requirement is not appropriate and is not consistent with other uses in the
immediate area or elsewhere. For example, Hardee's on New House Drive,' First
Virginia Bank on Riverbend Drive, and the office buildings under construction
across fran us on Riverbend Drive all have parking ;imiliar to that we propose.
There are other examples all over the area, including such high traffic sites as
Wendy's on 29 north.
I believe this suggestion came about because at first glance the entrance for
this site and the site next door looks too much like a main road. It is not. As
you can see from the two colored drawings, our original plan for the Riverbend PD-SC
included an entrance/AeW)to First Virginia Bank which was expected to carry half
of the traffic coming to the main shopping center from the north and east, along
with traffic from the north and east bound for the out-parcels on either side
of that entrance road. That entrance has been eliminated, and the entrance at
the South Pantops intersection increased from 2 lanes to four lanes with a median.
The original entrance would have provided a straight shot to Phase II and the out
parcels along Route 250. The entrance to Burger King offers no advantage over
entering at the main entrance unless you are on the way to Burger King or the
use which will be developed next door, and in fact will have a disadvantage as there
will be a stop sign where the proposed travelway meets the riV road.
The projected traffic for Burger King is 553 trip ends per day per 1000 sq.ft. ,
which works out to 747 entering and 747 departing vehicles. Most of these we
would expect to enter from Riverbend Drive, with most departing in the other direction.
Traffic entering the site next door to Burger King will presumably have the option
of entering via either this proposed entrance or the joint entrance with the Colombini
property to the north. The use for this property is unknown, but I know of nothing
that could generate more traffic that another fast food restaurant of similiar size,
suprizing
and considering the other entrance it would be ORPHRF919flt if the total entering
traffic reached 1,000 trips per day.
The deletion of the first entrance would pose a definite problem for Burger King,
and a real hardship on the property next door. This property is burdened with an
easement for bank ingress/egress, and this easement, along with the building set-back
requirement from Riverbend Drive dictates that the parking start at the 10 foot
parking set-back line.
(I will talk more about this and will also agree to have the spaces next to the
entrance designated as employee spaces.)