19990112 r-99-3RESOLUTION NO. R-99-3
RESOLUTION TO APPROVE THE REQUEST OF VF-FAIRFAX CITY
L.L.C. FOR SPECIAL EXCEPTIONS TO CHAPTER 26 OF THE CITY
CODE ON THE PREMISES KNOWN AS 10252-10334 MAIN STREET,
AND MORE PARTICULARLY DESCRIBED AS TAX MAP PARCELS 57-
4-((2))-119 AND 144B.
WHEREAS, VF-Fairfax City L.L.C. has submitted Application No. SE-236-98-1
requesting Special Exceptions to the City Code sections listed below:
Section 26-39.4~to allow reduction of the required number of parking spaces;
Section 26-68--to allow modification of the required screening;
Sections 26-69(a)(1) and (2) to allow reduction of the required perimeter
and interior parking lot landscaping;
Section 26-213.2(c)~to allow reduction of required sidewalk width
WHEREAS, City Council has carefully considered the application, the
recommendation of the Board of Architectural Review, the staff report and testimony
received at the public hearing; and
WHEREAS, City Council has determined that the proposed Special Exceptions are
appropriate because the proposal meets the requisites established by City of Fairfax Code
Section 26-71.2, Section 26-39.7, Section 26-213.2(0 and Section 26-103(c) for the
following reasons:
The applicant has adequately demonstrated that the special exception
will not negatively affect adjacent property, is not contrary to
Comprehensive Plan objectives, is necessary to permit reasonable use
of the property, and will not result in a negative impact on traffic flow
or pedestrian and vehicular safety.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Fairfax
on this 12th day of January, 1999, that Application No. SE-236-98-1 be and hereby is
APPROVED with the following conditions:
1. The applicant shall, prior to site plan approval, consolidate the two
subject parcels into one parcel.
Development of the subject site, including interior and perimeter
parking lot landscaping and screening, sidewalks, and new construction
shall I~ in general confo, ~.rmance (assuming flexibility as necessary for
compliance with all City Council conditions, with the Zoning
Ordinance, and with BAR review and approval) with the site layout
plan, landscape plan, and architectural drawings submitted and revised
through December 11, 1998, with the following modifications:
a. Provide appropriate enclosures for all dumpsters on site.
b. Increase the proposed size of new trees to be planted to be 3-31A
inch diameter at breast height.
The applicant shall remove the easternmost pylon sign that reads
"University Shopping Center" prior to issuance of a certificate of
occupancy for any proposed new retail space on the site, or nine
months from the date of this approval, whichever occurs first.
Prior to issuance of a demolition permit for the existing retail space
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that houses the Pfaltzgraff retail store, the applicant shall remove
the Pfaltzgraf sign face from the westernmost pylon sign on the
site. The applicant shall continue to use its best efforts and work in
good faith with the existing major tenant in the shopping center to
remove the westernmost existing pylon sign that reads "T.J. Maxx"
prior to July 31, 2004. Until the pylon structures are removed, any
permissible new sign face on the existing pylon signs shall be
designed to harmonize with the signage plan required in 2(d). In
any case, by July 31, 2004, the applicant shall remove all pylon
si~s from the site.
Prepare and submit to the Board of Architectural Review a signage
plan for the shopping center. All shopping center signage shall be
coordinated and related to this signage plan, which shall be
appropriately designed for its location near the City's National
Register and Virginia Landmark Historic District.
Replace the existing parking lot lighting with fixtures
complementary to the project and appropriate to the transition
district, subject to review and approval of the Board of
Architectural Review.
Design a complete on-site pedestrian circulation system plan to
provide a safe and convenient network of marked pathways and
crossings using a combination of painted markings and textured
paving subject to review and approval by the Director of
Community Development and Planning and the Director of Public
Works, prior to site plan approval. This plan should include
proposed locations for bicycle parking racks and a well-designed,
attractive connection, distinct from the parking lot asphalt, to the
trail segment between main Street and the north property
boundaries.
Install city-standard gas lights along the frontage, instead of the
acorn lights shown on the plans.
Provide a parcel pick-up area adjacent to the proposed grocery
store. Alternatively, the applicant shall commit to preparation and
maintenance of an "employee roll-out" program whereby customers
are escorted to their vehicles with a grocery store employee who
will return carts to the store from the parking lot.
Revise the plans to provide all-brick sidewalks from the project
entrance at the future traffic signal location westward, continuing
along the East Street frontage to the northern property boundary.
Revise the plans to include more extensive use of a "knee wall"
concept along the Main Street frontage. While the "knee wall"
does not have to be continuous, it should be augmented to improve
upon the sense of "massing" along these frontages, with
intermittent plantings to provide softening of the landscape and a
continuous screen for the parking area.
The applicant will close the easternmost entrance at the time of the
installation of the Main Street traffic signal, ensuring the applicant
will make the landscaping improvements in the area where the
easternmost entrance will be closed.
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The applicant shall, at its sole expense, install a traffic signal, with
appropriate pedestrian signals, subject to review and approval of the
Director of Public Works, at the location noted on the conceptual
development plan for "future traffic signal location." Alternatively, the
applicant shall contribute the sum of $75,000 prior to the site plan
approval, to be used by the City of Fairfax to install a signal at this
location. The light should be installed as soon as possible to
accommodate construction traffic.
The applicant shall, at its sole expense, install a CUE bus shelter at a
location acceptable to the Director of Public Works and the Director of
Community Development and Planning. Such shelter shall be designed
to match the design of the kiosks at the entrances to the shopping
center, subject to review and approval of the Board of Architectural
Review.
The Applicant will pay to the City of Fairfax the cost of a textured
crosswalk made of brick pavers or other similar materials across East
Street in a location that will tie in to the subject property's pedestrian
circulation system at the time of site plan approval.
The applicant shall incorporate into the redevelopment of the shopping
center traditional materials with a high quality of architecture that is
sensitive to the Old Town Fairfax context.
Because the new building proposed for the East Street frontage, with
brick plaza and pedestrian connections, is critical to the design of the
shopping center and its relationship to Old Town Fairfax, the applicant
shall ensure that this building is constructed as proposed, and that a
substantial portion of the building is two-story with store fronts on East
Street and at least one pedestrian entrance on East Street.
Construction of this building shall commence within 12 months of
obtaining building permits for construction of the proposed grocery
store on the site.
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At a minimum, the applicant shall renovate the shopping center as
follows: reconstruct, resurface and restripe the parking area, and install
all proposed landscaping and lighting for the entire shopping center
concurrent with any new construction on the site. Further, the
applicant shall, within 18 months of obtaining building permits for
construction of new retail space on the site, commence to renovate the
remaining existing retail space, currently housing T.J. Maxx (to the east
of the proposed grocery) and the freestanding eastern building on the
site. Renovation of existing buildings shall complement the proposed
new construction in the rest of the shopping center.
A minimum of 375 parking spaces shall be provided on the site. The
special excgptj0g for parking will allow t~e proPOsed uses (92,300
square feet Of:retail and 5,000 square feet.' bf restaurant with 90 seats
and 30 employees), and will allow an additional future restaurant use
up to 8,000 square feet (with up to 120 seats and 45 employees) to
replace 8,000 square feet of proposed retail uses.
10. The applicant shall ensure that the property is regularly monitored and
maintained for trash removal (dumpster, litter and miscellaneous
debris). In addition, the applicant shall regularly monitor the property
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to ensure that grocery carts are not left out in the parking lot areas of
the center and are stored in a manner that they are concealed from the
public view.
11. The applicant shall ensure that all landscaped plantings and grass areas,
as well as decorative walls, retaining walls, asphalt, pedestrian
walkways, kiosks, and other landscape features shall be maintained in
good condition and in conformance with City standards.
This ordinance shall be effective as provided by law.
Public hearing before City Council: December 22, 1998
Adopted: January 12, 1999
Vote
Councilman Coughlan
Councilman Greenfield
Councilwoman Lederer
Councilman Petersen
Councilman Rasmussen
Councilman Silverthome
A'ITEST:
Aye
Not present
Aye
Aye
Aye
Mayor
Date
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