STAFF S REQUEST ANALYSIS AND RECOMMENDATION 13SN0543. Racetrack Petroleum, Inc.

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1 ASE MANAGER: Robert lay BS Time Remaining: 365 days STAFF S REQUEST ANALYSIS AND REOMMENDATION 13SN0543 Racetrack Petroleum, Inc. September 17, 2013 P October 15, 2013 P November 20, 2013 BS January 22, 2014 BS Midlothian Magisterial District Southeast corner of Midlothian Turnpike and Otterdale Woods Road REQUEST: (AMENDED) Rezoning from Agricultural (A) to Neighborhood Business (-2). PROPOSED LAND USE: A convenience store with gasoline sales is planned. However, with approval of this request, other commercial uses would be permitted. (NOTE: IN ORDER FOR THE BOARD OF SUPERVISORS TO ONSIDER THIS REQUEST AT THEIR JANUARY 22, 2014 PUBLI HEARING, A $1, DEFERRAL FEE MUST BE PAID.) PLANNING OMMISSION REOMMENDATION REOMMEND APPROVAL AND AEPTANE OF THE PROFFERED ONDITIONS ON PAGES 2 THROUGH 4. Recommend denial for the following reason: STAFF REOMMENDATION While the proposed zoning and land uses conform to the Midlothian Area ommunity Plan, which suggests the property is appropriate for Suburban ommercial District and Planned Transition Area uses, the Transportation Department s concerns relative to the proposed access to Otterdale Woods Road access have not been addressed. (NOTE: THE ONLY ONDITION THAT MAY BE IMPOSED IS A BUFFER ONDITION. THE PROPERTY OWNER(S) MAY PROFFER OTHER ONDITIONS. ONDITION(S) NOTED P ARE ONDITIONS REOMMENDED BY THE PLANNING OMMISSION.) Providing a FIRST HOIE community through excellence in public service

2 PROFFERED ONDITIONS The property owner and applicant in this case, pursuant to Section of the ode of Virginia (1950 as amended) and the Zoning Ordinance of hesterfield ounty, for themselves and their successors and assigns, proffer that the property under consideration (the "Property") will be developed according to the following proffers if, and only if, the request submitted herewith is granted with only those conditions agreed to by the owner and applicant. In the event this request is denied or approved with conditions not agreed to by the owner and applicant, the proffers shall immediately be null and void and of no further force or effect. (P) 1. Site Plan. Except for access locations which will be determined at the time of Site Plan review, should the Property be used for a convenience store with gasoline sales, it shall be developed in substantially the manner shown on the Site Plan attached as Exhibit A. (P) (P) 2. Prohibited Uses. The following uses shall not be permitted on the Property: a. Rental of health and party equipment, and small home hardware, tools and equipment; b. Bicycle sales and rentals; c. Dry cleaning, pick-up and drop-off, coin operated dry cleaning, pressing; laundry and Laundromat; not to include dry cleaning plants; and d. Massage clinics (P) (P) 3. Utilities. The public wastewater systems shall be used. (U) (P) 4. Elevations. Should the Property be used for a convenience store with gasoline sales the exterior facades of the improvements on the Property shall be substantially similar to the elevations shown on Exhibit B. (P) (P) 5. Buffers. Buffers as shown on Exhibit shall be maintained on the Property. The Buffer on Otterdale Woods Road shall extend 25 feet south of the site entrance. The 50-foot buffers depicted on the plan shall comply with Zoning Ordinance requirements for 50-foot buffers. A plan depicting these requirements shall be submitted to the Planning Department for review and approval in conjunction with Site Plan review. (P) (P) 6. Light Poles. Any light poles on the Property shall be no more than 25 feet in height. (P) 2 13SN JAN22-BOS-RPT

3 (P) 7. Signage. Any sign located on the Property fronting Midlothian Turnpike (P) 8. (Route 60) shall be at least 50 feet east of Otterdale Woods Road. (P) onstruction. All construction traffic shall enter and exit the Property exclusively from Midlothian Turnpike (Route 60), subject to VDOT approval. This condition shall not apply to the construction of the road improvements on Otterdale Woods Road. (P and VDOT) (P) 9. Dumpster Service. Dumpster service for the Property shall be permitted only between the hours of 7:00 a.m. and 7:00 p.m. (P) (P) 10. Dedication. Prior to any site plan approval, or within sixty (60) days of a written request by the Transportation Department, whichever occurs first, fifty (50) feet of right-of-way on the east side of Otterdale Woods Road, measured from the centerline of that part of Otterdale Woods Road immediately adjacent to the Property, shall be dedicated, free and unrestricted, to and for the benefit of hesterfield ounty. (T) (P) 11. Access. a. Direct vehicular access from the property to Midlothian Turnpike (Route 60) shall be limited to one (1) entrance/exit. The exact location of this access shall be approved by the Transportation Department. Prior to final site plan approval, an access easement, acceptable to the Transportation Department, shall be recorded from the Route 60 access to serve the adjacent property to the east. b. Direct vehicular access from the property to Otterdale Woods Road shall be limited to one (1) entrance/exit. The exact location of this access shall be approved by the Transportation Department. (T) (P) 12. Road Improvements. Prior to issuance of a certificate of occupancy on the property, the following road improvements shall be provided: a. onstruction of an additional lane of pavement along the eastbound lanes of Route 60 for the entire Property frontage. b. onstruction of additional pavement along the eastbound lanes of Route 60 at the approved access to provide a separate right turn lane; c. Extension of the Route 60 westbound left turn lane at the Route 60/Otterdale Woods Road intersection to provide an adequate left turn lane; 3 13SN JAN22-BOS-RPT

4 d. onstruction of additional lanes of pavement along Otterdale Woods Road at the approved access to provide left and right turn lanes; e. onstruction of an additional lane of pavement along the northbound lanes of Otterdale Woods Road at the Route 60/Otterdale Woods Road intersection to provide a separate right turn lane; f. Full cost of traffic signal modifications at the Route 60/Otterdale Woods Road intersection, if warranted, as determined by the Transportation Department; g. Dedication to hesterfield ounty, free and unrestricted, of any additional right-of-way (or easements) required for the improvements identified above. (T) (P) 13. Drainage. Storm drainage from the impervious/developed portion of the property shall be released into the adjacent preserved wetlands at a rate of no more than the pre development 2 year discharge rate up through the post development 100 year storm event. All drainage facilities shall be screened from Midlothian Turnpike (Route 60). (EE) (P) 14. Preservation Area. The area shown on Exhibit identified as Preservation Area contains wetlands. In order for its present function of holding back stormwater runoff from downstream development to be incorporated into the stormwater management program for the upland site development, it shall be maintained in perpetuity as an undisturbed vegetative area with no improvements other than driveways, utilities, and stormwater facilities. (EE) (P) 15. Timbering. Timber management, for the purpose of enhancing the health and viability of the forest, shall occur under the supervision of a qualified forester, and will only be allowed upon the submission and approval of the appropriate forest management plan to include, but not limited to, erosion control, hesapeake Bay Act/wetland restrictions, and the issuance of a land disturbance permit by the Environmental Engineering Department. Any other timbering shall be incorporated into the site development erosion and sediment control plan/narrative as the initial phase of infrastructure construction and will not commence until the issuance of the actual site development land disturbance permit. (EE) (P) 16. Fuel sales shall only occur during hours that the associated convenience store is open to the public. (P) 4 13SN JAN22-BOS-RPT

5 GENERAL INFORMATION Location: The request property is located in the southeast corner of Midlothian Turnpike and Otterdale Woods Road. Tax ID Part of 7721 and Part of Existing Zoning: Size: A 7.7 acres Existing Land Use: Single-family residential or vacant Adjacent Zoning and Land Use: North I-1 with conditional use planned development; ommercial South and East A; Single-family residential, Norfolk Southern Railroad right-of-way or vacant West A and -2; Single-family residential or vacant Public Water System: UTILITIES The request site is located within the Huguenot Springs pressure zone. There is a twentyfour (24) inch water line extending along the north side of Midlothian Turnpike. There is also a sixteen (16) inch water line along Otterdale Woods Road. onnection to the public water system is required by ounty ode. Public Wastewater System: The request site is located within the James River North sewer service area. The public wastewater system is not immediately available to the request site. There is an eight (8) inch wastewater line along Sommerville ourt approximately 480 feet north of the request site. The applicant has proffered the use of the public wastewater system (Proffered ondition 3). The extension of a wastewater line will require boring across Midlothian Turnpike. That extension should be designed so as to serve all of GPIN and GPIN and to allow for future extension of service to GPIN s , and which have frontage on Otterdale Woods Road. 5 13SN JAN22-BOS-RPT

6 In accordance with Section of the ounty ode, a monitoring manhole will be required on-site due to the convenience store use. Drainage and Erosion: ENVIRONMENTAL This is an extremely flat and poorly drained site with widespread areas of standing water. In its natural condition very little rainfall runs off the site because it sits in puddles rather than draining to the existing thirty-six (36) inch corrugated metal pipe (MP) under the Norfolk Southern Railroad which is located to the southeast of the property. The construction of a large filling station facility in this location will increase the runoff being directed downstream significantly. From the existing thirty-six (36) inch MP under the railroad, the drainage then passes beneath multiple submerged culverts under Old Otterdale Road draining into Little Tomahawk Station Subdivision through the backs and sides of existing subdivision lots into Otterdale Subdivision, then under a likely undersized culvert under Aldengate Drive. The stream continues down through harter olony to its intersection with Little Tomahawk reek which is a main tributary to the Swift reek Reservoir. There is an existing condition from 73SN0146 which states, The developer shall provide an accurate account of the drainage situation, showing existing drainage and the impact this development will have on the site and the surrounding area. The developer shall submit a plan to the ounty Engineering Department which will provide for on and offsite drainage control. The plan shall explain the method and show the facilities to be utilized in the hydraulic engineering of this project. This plan shall be approved by the Engineering Department prior to the issuance of any building permit or clearing of land and implemented prior to the issuance of any occupancy permit. In the forty (40) years since this condition was imposed, the present circumstances permit no offsite component to the drainage solution needed for development of this site. Therefore, we have negotiated appropriate onsite stormwater detention proffers that will allow downstream road culverts to function in accordance with required design criteria and for properties to be protected from flooding. These proffers will provide the same solution as the condition of the 1973 case. A stormwater management proffer (Proffered ondition 13) has been submitted which commits to an adherence to criteria deemed appropriate by the Environmental Engineering Department. Utilizing the wetlands information that has come from the natural resources inventory, we are looking for the impervious footprint and accompanying stormwater detention facilities to impact those wetlands to the least extent practicable and have those unimpacted wetlands preserved in perpetuity so that their present function of holding back stormwater runoff from downstream can be incorporated into the stormwater management program for the site development. (Proffered ondition 14) 6 13SN JAN22-BOS-RPT

7 Fire Service: The drainage and topographic analysis has discovered that this project is in the very upper reaches of the Upper Swift reek Watershed and therefore, Sec (e) shall apply. This section states, Every application for a re-zoning, conditional use, conditional use plan development, and conditional zoning in the Upper Swift reek Watershed, shall include a Natural Resource Inventory (NRI) for the proposed development site. The NRI has been submitted and approved by the Water Quality Section of the Environmental Engineering Department. The knowledge about the onsite wetlands came from the content of the NRI. The applicant should take note that the Environmental Engineering Site Plan Review hecklist will include an item applicable to gas stations which requires the fuel pump area to be completely covered by a canopy. Precipitation off the canopy must not drain into the fueling area. All drainage from the fueling area and the area of tractor trailer offloading shall drain from an oil/grit separator to a Stormfilter or similar system that is designed to remove petroleum products. The site is heavily wooded and should remain so until the issuance of a land disturbance permit and the appropriate devices installed. (Proffered ondition 15) PUBLI FAILITIES The Midlothian Fire Station, ompany Number 5, and Forest-View Volunteer Rescue Squad currently provide fire protection and emergency medical service (EMS). This request will have a minimal impact on Fire and EMS. ounty Department of Transportation: The property (7.7 acres) is located in the southeast quadrant of the Midlothian Turnpike (Route 60) and Otterdale Woods Road intersection. The applicant is requesting to rezone from Agricultural (A) to Neighborhood Business (-2). Because the applicant is not willing to prohibit left turn movements at the proposed Otterdale Woods Road access, the Transportation Department cannot support this request. The applicant has indicated that the property will be developed as a convenience store with gas pumps. Proffered ondition 1 states the property will be developed substantially as shown on Exhibit A. A convenience store with eighteen (18) fueling positions, per Exhibit A, could generate approximately 9,800 average daily trips (ADT). This traffic will be initially distributed to Route 60 and Otterdale Woods Road. Route 60 had a 2012 traffic count of 32,000 vehicles per day. Based on 2012 turning movement counts at its intersection with Route 60, Otterdale Woods Road had an estimated traffic count of 620 vehicles per day. 7 13SN JAN22-BOS-RPT

8 The Thoroughfare Plan identifies Otterdale Woods Road as a major arterial with a recommended right-of-way width of ninety (90) feet. The applicant has proffered to dedicate fifty (50) feet of right-of-way measured from the centerline of Otterdale Woods Road. (Proffered ondition 10) Access to major arterials, such as Route 60 and Otterdale Woods Road, should be controlled. The applicant has proffered to limit direct vehicular access to one (1) entrance/exit along Route 60. This access will be limited to right-turn-in and right-turnout movements along Route 60. Also, the applicant has proffered to limit direct vehicular access to one (1) entrance/exit along Otterdale Woods Road (Proffered ondition 11). Because of the proximity to the Route 60 and Otterdale Woods Road signalized intersection, the Otterdale Woods access should also be limited to right-turns-in and right-turns-out only. Access in the operation area of an intersection can degrade the levelof-service and could increase the rate of accidents at the intersection. In order to eliminate potential conflicts, a raised median should be constructed to preclude left turns at this proposed access. The applicant is not willing to provide these improvements; therefore, the Transportation Department cannot support this request. Otterdale Woods Road is planned to be realigned and extended under Route 288 and connect to Watkins entre Parkway. In the future, when Otterdale Woods Road is extended or the adjacent property to the west is developed, Otterdale Woods Road may need to be improved to a four (4) lane divided facility, as indicated on the Thoroughfare Plan. At such time Otterdale Woods Road is improved with the construction of a raised median, the applicant s proposed Otterdale Woods Road access will probably be restricted to a right-turn-in and right-turn-out only. The proposed convenience store should only be developed with the anticipated turning movements that will ultimately serve the property. To assist in addressing the traffic impact of this request, the applicant has proffered to construct the following road improvements prior to issuance of a certificate of occupancy: 1) additional lane of pavement along Route 60 for the entire property frontage; 2) separate right turn lane along Route 60 at the approved access; 3) extension of the Route 60 westbound left turn lane at the Route 60/Otterdale Woods Road intersection; 4) left and right turn lanes along Otterdale Woods Road at the approved access; 5) additional lane of pavement at the Route 60/Otterdale Woods Road intersection to provide a separate right turn lane; 6) full cost of traffic signal modifications at the Route 60/Otterdale Woods Road intersection; and 7) dedication of additional right-ofway (or easements) required for the proffered road improvements. (Proffered ondition 12) As stated earlier, the applicant is not willing to prohibit left turn movements at the proposed Otterdale Woods Road access. Without a commitment to limit the Otterdale Woods Road access to right turns in and right turns out with construction of a raised median, the Transportation Department cannot support this request. 8 13SN JAN22-BOS-RPT

9 Virginia Department of Transportation (VDOT): No comments received. omprehensive Plan: LAND USE The subject property is located within the boundaries of the Midlothian Area ommunity Plan, which suggests the majority of the property is appropriate for Suburban ommercial District uses and a smaller portion, located in the southwest corner of the property, appropriate for Planned Transition Area uses. Area Development Trends: Properties to the north are zoned Light Industrial (I-1) and are occupied by a mix of office, commercial and industrial uses. Properties to the south and east are zoned Agricultural (A) and are vacant or include the Southern Railroad right-of-way. Properties to the west are zoned Agricultural (A) and Neighborhood Business (-2) and are vacant. It is anticipated that the undeveloped area immediately surrounding the request property to the south, east and west will develop for commercial or office uses, as recommended by the Plan. Use Limitations: Uses would be limited to those uses permitted by right in a Neighborhood Business (-2) District, except as restricted by Proffered ondition 2. The applicant has agreed to the use restrictions at the request of area property owners. Development Standards: The request property lies within an Emerging Growth District Area. The Zoning Ordinance specifically addresses access, landscaping, architectural treatment, setbacks, parking, signs, buffers, utilities and screening. The purpose of the Emerging Growth District Standards is to promote high quality, well-designed projects. Any new development of the request property will be subject to these Ordinance standards, except where proffered conditions are more restrictive. Architectural Treatment: The applicant has submitted elevations which depict an exterior finish of brick on all building facades and on the fuel canopy columns (Exhibit B). Exhibit B also reflects hip roof features on the principal structure and on the canopy over the fueling points (Proffered ondition 4). These features were offered to address concerns from area property owners. 9 13SN JAN22-BOS-RPT

10 Site Development for Gasoline Sales: A site plan has been offered, which depicts how the site is to be developed should it be used for a convenience store with gasoline sales (Proffered ondition 1). In an effort to minimize the mass of a large canopy over the fueling points, the applicant has divided the canopy so that two (2) canopies are proposed (Exhibit A). This is a result of discussions with area property owners. Setbacks and Landscaping: The Zoning Ordinance requires a minimum fifty (50) foot setback along Midlothian Turnpike and a minimum twenty-five (25) foot setback along Otterdale Woods Road, each planted with Perimeter Landscaping. The applicant has offered to provide, in lieu of these setbacks, a minimum fifty (50) foot buffer adjacent to these roads (Proffered ondition 5). These buffers are to meet the requirements of the Zoning Ordinance, which would include planting at 1.5 times Perimeter Landscaping. The applicant offered this additional landscaping as a means of minimizing views into the site from these rights-ofway. onstruction Traffic: Area residents expressed concerns about the potential neighborhood impact of construction traffic leaving the site and travelling south along Otterdale Woods Road. To address this concern, the applicant has offered, subject to VDOT approval, that all construction traffic will enter and exit the property from Midlothian Turnpike only. (Proffered ondition 8) Exterior Lighting: Signage: Fuel Sales: To address concerns expressed by area property owners regarding the impact of exterior lighting from this site on area residential development, the applicant has offered that any light poles on the property would not exceed twenty-five (25) feet in height. (Proffered ondition 6) In addition to the sign standards in the Zoning Ordinance the applicant has provided an additional setback for a freestanding sign located along Midlothian Turnpike. This increased setback/separation is from the right-of-way line of Otterdale Woods Road. (Proffered ondition 7) To address safety concerns expressed by area property owners concerning the possibility of customers being able to dispense fuel without an attendant present, the applicant offered Proffered ondition SN JAN22-BOS-RPT

11 Dumpsters: Area citizens expressed concerns about the potential impact the servicing of dumpsters may have on the enjoyment of their properties. The applicant has attempted to address these concerns through restricting the hours that dumpsters can be serviced to between 7 a.m. and 7 p.m. only (Proffered ondition 9). urrent Ordinance requirements would preclude any such area at this site from being serviced between 9 p.m. and 6 a.m. ONLUSION While the proposed zoning and land uses conform to the Midlothian Area ommunity Plan, which suggests the property is appropriate for Suburban ommercial District and Planned Transition Area uses, the Transportation Department s concerns relative to access to Otterdale Woods Road have not been addressed. Given these considerations, denial of this request is recommended. ASE HISTORY Planning ommission Meeting (9/17/13): At the request of the applicant, the ommission deferred this case to October 15, Staff (9/17/13): The applicant was advised in writing that any significant, new or revised information should be submitted no later than September 23, 2013 for consideration at the ommission s October 15, 2013 public hearing. The applicant was also advised that a $1, deferral fee must be paid prior to the ommission s public hearing. Applicant (9/23/13): The application was modified to remove a portion of the property and to request -2 zoning as opposed to -3. Applicant (9/26/13): Revised proffered conditions and graphics were submitted SN JAN22-BOS-RPT

12 Applicant, Area Property Owners, Staff and Midlothian District ommissioner (9/30/13): A community meeting was held to discuss the case and changes that had been made since the previous meeting. Applicant (10/2/13): Revised proffered conditions and graphics were submitted. Staff (10/3/13): The $1, deferral fee has not been paid. Applicant (10/11/13): The deferral fee was paid. Applicant (10/14/13): An additional proffered condition was submitted. Planning ommission Meeting (10/15/13): The applicant did not accept staff s recommendation, but did accept the Planning ommission s recommendation. There was opposition present expressing concerns relative to gasoline sales at this location; lack of pedestrian walkways; potential impact on area private wells; increased traffic; noise; light; visual impact of the canopy over the fueling points; access; hours of operation; potential increase in area crime; and impact on area home values. The ommission noted the proposed zoning complies with the Plan and is consistent with anticipated area development neighboring the Route 288 interchange; and the road improvements and architectural standards offered are acceptable. The ommission acknowledged the withdrawal of a portion of the property from this application. On motion of Mr. Waller, seconded by Dr. Wallin, the ommission recommended approval and acceptance of the proffered conditions on pages 2 through SN JAN22-BOS-RPT

13 AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller. Board of Supervisor s Meeting (11/20/13): At the request of the applicant, the Board deferred this case to January 22, Staff (11/21/13): The applicant was advised in writing that any significant, new or revised information should be submitted no later than November 26, 2013 for consideration at the Board s January 22, 2014 public hearing. In addition, the applicant was notified a $1, deferral fee must be paid prior to the Board s public hearing. Staff (12/20/13): To date, no new information has been received, nor has the $1, deferral fee been paid. The Board of Supervisors, on Wednesday, January 22, 2014 beginning at 6:30 p.m., will take under consideration this request SN JAN22-BOS-RPT

14 THE PARK AT SALISBURY MIH AU X R-15 W OO D WAY RU N T D E OS E AV JU ST I E RD E RV ILL E MID LOT HIAN TP -2 T Z KE A MIDL O-2 O LO NY OA MIDLOTHIAN W P KE Z D IAN T KT DENGATE TER T KEVINMEADE DR WALLINGHAM T O TH ALE W OODS R T G ATE RD R-15 OTTERDALE L E MA G NE HARLE MAGNE G ATE AL DE N RD AL DE N WALLINGHAM DR OTTER D K AW HAR WESTBURY DR EH LITTLE TOMAHAWK STATION H T GA INSBO ROUG EDENHURST T TL LIT T THYNNE RD RT 288 Z DR Feet -3 OLD OTTERDALE RD K AW 600 PADDINGTON DR 0 / ILR RA EH 13SN0543 (AMENDED) Rez: A TO N ER UTH D OA TL BUKINGHAM MANOR SO Z LIT OTTE RDAL E WO ODS R D R-15 Z E DR E ROS SO M M Z A R-TH I-1 WYL D Z 600 E LE BA N MIHAUX VIEW T MA RY UX HA R LE WYLDEROS E T I DA Z ER I-1 ER D YL TT I-1 W Z MI HAUX GLE N DR M NO R-9 R LN Aerial photos taken in 2009 ER

15 R W OHEL ELE TEL GAS SS Know what's below. all before you dig. PROPOSED ELEMENTS VIINITY MAP NTS LEGEND NO. DATE EXISTING ELEMENTS WATER LINE OVERHEAD ELETRIAL LINE UNDERGROUND ELETRIAL LINE TELEPHONE LINE GAS LINE SANITARY SEWER LINE 4 SD-4 DETAIL REFERENE N E TX 1 NORTHING & EASTING OORDINATES ELETRIAL TRANSFORMER PAD PARKING SPAE OUNT / DISPENSER NUMBER JB SS PP STORM ATH BASIN STORM JUNTION BOX STORM OUTLET ONTROL STRUTURE SANITARY SEWER MANHOLE POWER POLE THESE PLANS ARE SUBJET TO FEDERAL OPYRIGHT LAWS: ANY USE OF SAME WITHOUT THE EXPRESSED WRITTEN PERMISSION OF RAETRA PETROLEUM, IN. IS PROHIBITED. SITE PLAN NOTES: 1. ALL WORK AND MATERIALS SHALL OMPLY WITH OUNTY AND/OR ITY OF REGULATIONS AND ODES AND O.S.H.A. STANDARDS. 2. ONTRATOR SHALL REFER TO ARHITETURAL PLANS FOR EXAT LOATIONS AND DIMENSIONS OF TOWERS, SLOPE PAVING, OLUMNS, DOOR LOATIONS, AND UTILITY ENTRANES. 3. ALL DISTURBED AREAS SHALL REEIVE 4 INHES OF TOPSOIL, SEED, MULH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED. 4. EXISTING STRUTURES WITHIN ONSTRUTION LIMITS ARE TO BE ABANDONED, REMOVED, OR RELOATED PER PLANS. ALL OST SHALL BE INLUDED IN BASE BID. 5. ONTRATOR SHALL BE RESPONSIBLE FOR ALL RELOATIONS INLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFI SIGNALS AND POLES, ET. AS REQUIRED PER PLANS. ALL WORK SHALL BE IN AORDANE WITH GOVERNING AUTHORITIES SPEIFIATIONS AND SHALL BE APPROVED BY SUH. ALL OST SHALL BE INLUDED IN BASE BID. RAETRA PETROLEUM, IN UMBERLAND BOULEVARD SUITE 100 ATLANTA, GA (770) ALL URB DIMENSIONS ARE TO THE FAE OF GUTTER OF URB UNLESS OTHERWISE NOTED. 7. ALL BUILDING DIMENSIONS ARE TO THE FAE OF STRUTURAL MU. 8. THE BOTTOM OF ANOPY AT ITS LOWEST POINT IS TO BE 18 FEET ABOVE THE FINISH FLOOR ELEVATION OF THE BUILDING. 9. ALL STRIPING ON THIS PLAN IS TO BE PAINTED WITHIN 48 HOURS OF OMPLETED PAVING UNLESS OTHERWISE NOTED. NOTE TO E: ALL NOTES MUST BE EDITED TO BE SITE SPEIFI. ADDITIONAL ITY / SITE PLAN RAEWAY MARKET Otterdale Woods Road Midlothian, Virginia hesterfield ounty OUNTY SPEIFI NOTES MUST BE ADDED. 13SN ONTAT RAETRA PETROLEUM, IN. PROJET MANAGER PRIOR TO ANY REVISIONS TO THE PLAN SUPPLIED BY RAETRA PETROLEUM, IN. Exhibit A GRAPHI SALE IN FEET DATE 09/24/2013 SALE 1" = 30' DRAWN-BY TR DRAWING NAME: R180-RW2900.dwg SHEET NO. VERSION

16 13SN Exhibit B

17 Exhibit B 13SN0543-3

18 Exhibit 13SN0543-4

19 13SN0543-5