August 26, 1999

MEMORANDUM

TO:                  Planning Commission

FROM:            Planning Staff

SUBJECT:            Use Permit USE98-0581, Wintergreen Shopping Plaza

The applicant requested a deferral of the decision on Use Permit Application USE98-0581 at the July 21, 1999 meeting.  The deferral was granted to enable the applicant to prepare a response to the concerns expressed during the Commission Discussion. The applicant has submitted materials in response (see attachment).  The following is a list of the Commission’s concerns as well as a summary of either the applicant’s responses or staff’s comments.

·        That the proposed Wootton Parkway driveway is too close to the loading area and improperly designed to accommodate patron traffic.  The applicant has responded by moving the driveway farther to the north and reducing the size of the curb noses.  The newly proposed location is designed to provide tractor-trailers with a better access pattern to the loading area; to better separate the loading area and car traffic; and provide an easier access pattern for car traffic.

·        The possibility of restricting tractor-trailers to using the new Wootton Parkway entrance only, prohibiting their use of the truck alley and any areas to the front of the center.  The applicant’s response states that tractor-trailers will enter and exit the center via the relocated Wootton Parkway driveway.

·        Traffic queuing in and out of the West Edmonston Drive driveway.  The applicant’s traffic consultant has indicated that the additional traffic will result in approximately one additional car per minute, in effect, not creating a noticeable impact on existing queuing patterns.

·        Whether the northernmost entrance on Rockville Pike should be limited to one-way out traffic or retained to accommodate two-way traffic.  The latest proposed site plan includes plans to widen the driveway to twenty-four feet and ease the curb radius in order to retain and improve the two-way traffic pattern. 

·        Plans to screen the above-ground transformers and whether any will be eliminated or replaced as part of this renovation.  The latest plan includes landscaping to screen the existing transformers as well as protect them from damage.  It appears that there has been no determination made about whether any transformers can be removed.

·        Inadequate information about the number of trucks, large and small, that are anticipated daily.  The applicant did not indicate the number of small trucks that would make daily deliveries to the Food Lion.  Food Lion did advise that tractor-trailer deliveries to the loading dock will average 6 to 8 per week in non-peak times only.

·        The size of the replacement trees for the site and the restoration and maintenance of the screen trees along Wootton Parkway.

·        The applicant did not address the size of replacement trees for the site.  Staff has consulted with the Assistant City Forester in an attempt to determine what size trees transplant well and survive in parking lot situations.  Two and one-half inch caliper trees were recommended.  When asked about the transplanting of larger trees, it was noted that for each inch in caliper it takes a tree a year to recover and start to thrive again. During that time the tree needs special attention to survive.  This is especially true when a tree is planted in a parking lot where the conditions can be hot and dry.  As a result, smaller trees can actually catch up to the size of the larger trees before the larger trees recover from transplant shock. It is, therefore, preferable to plant a 2-1/2” tree because it has a better chance for survival over the tree that was planted for an immediate effect.

·        The applicant did not directly address the screen trees along Wootton Parkway. One of the owner’s representatives informed staff that the screening along Wootton Parkway was planted by the City as part of the Wootton Parkway construction project.  As a result, they were under the impression that it was planted on City right-of-way. The site plan, however, seems to indicate that many of the trees and shrubs are on the Wintergreen property. A visit to the site seems to indicate that the landscaping is on both properties.  Consequently Planning staff will work with the applicant and the City Forester to fill the gaps created by the removal of the dead trees, will see that the dying trees are replaced and see that additional screening is provided, where needed.  The final approved landscaping plan will include the trees and shrubs to be provided on the Wintergreen property.

·        General traffic flow on Rockville Pike and West Edmonston Drive.  It was also mentioned that a comprehensive review needs to be undertaken for West Edmonston Drive.  It is the responsibility of the City to undertake periodic comprehensive studies of situations such as this.  These studies include review of the traffic patterns and volumes and include recommendations for mitigation.  Since the traffic situation on West Edmonston Drive is more complex and much farther reaching than any additional traffic this application may present, it warrants a comprehensive study at some time in the future.  In the interim, a recommendation has been made by staff for a contribution to the Transportation Demand Management Program.

Staff Recommendation

Staff continues to recommend approval of this application.  The volume of traffic will increase during peak hours, as indicated by the traffic consultant but will on average amount to only one additional car per minute per driveway.  The one car per minute increase, when compared to a retail use, is barely noticeable.  Staff finds the parking lot redesign to be an improvement over the existing nonconforming drive aisles and parking space sizes.  The application also presents the surrounding neighborhood with a use that serves the community rather than a regional draw, as would be the case if the space were to be occupied by a large retail user.

Staff would like to clarify two areas of the staff report prepared on July 16, 1999.  The first point of clarification involves transformers.  Only new transformers are to be undergrounded per Condition 6.  (The word “new” was inadvertently left out of the sentence.)  Secondly, staff continues to recommend the changes to Condition 4. that were given to the Commission at the last meeting.  Condition 4. should be amended as follows:

4. Submission, for the approval of the Department of Public Works, of the following plans and studies:

a. Plans for on-site quality stormwater management and sediment control, all with computations and proposed easements; and
b. Engineering plans on 24” x 36” sheets, at a minimum scale of 1”=30’ for all required plans.

Based on the above, staff recommends approval, subject to the conditions contained in the staff report dated July 16, 1999 and subject to the clarifications above.

Attachments