19981222 r-98-66RESOLUTION NO. R-98-66
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 22nd day of December~ 1998, 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 be in
general conformance (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 3-3 ½ inch
diameter at breast height.
c. Eliminate the two existing pylon signs on the property.
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.
R-98-66
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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.
g. Install city-standard gas lights along the frontage, instead of the acorn
lights shown on the plans.
ho
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 and the applicant will make
landscaping improvements in the area where the easternmost entrance
will be closed.
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.
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Illlla
R-98-66
6.
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.
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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 ail proposed
landscaping and lighting for the entire shopping center concurrent with any
new construction on the site. Further, the applicant shail, 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 exception for parking will allow the proposed uses (92,300 square
feet of retail and 5,000 square feet of 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 shail 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 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: December 22, 1998
Vote
Councilman Coughlan Aye
Councilman Greenfield Aye
Councilwoman Lederer Aye
Councilman Petersen Aye
Councilman Rasmussen Aye
Councilman Silverthorne Aye
ATTEST:
C~y C~rk
Mayor
Date
1