Kent
County
Department of Planning Services
Division of Planning
SARAH E. KEIFER, AICP
Director of Planning Services
Phone: 302/744-2471
FAX: 302/736-2128
MARY ELLEN GRAY, AICP
Division Head
STAFF RECOMMENDATION REPORT
July 9, 2015
Application / Title
:
S-15-01 Johnny Janosik - Camden
Present Zoning District
:
BG (General Business District)
Present Use
:
Vacant
Proposed Use
:
Furniture Store
Relation to Growth Zone
:
Inside
Area and Location
:
17.265 ± acres located on the east side of South
Dupont Hwy. (US. Rt. 13) and in the west side of
Peachtree Run (Co. Rd. 105), approx. 565 ft. south
of Lochmeath Way (Co. Rd. 361), south of
Camden
I.
STAFF RECOMMENDATION:
The staff recommends CONDITIONAL APPROVAL of the proposed Site Plan for the use as
a Furniture Store based on the information submitted as the application demonstrates
compliance with the conditions for approval as outlined in the Code, as follows:
A. Code Requirements:
1.
The final plan must meet all requirements of both §187 and §205 of the Kent
County Code and all items in the final plan column of Appendix D of §187.
This may include items that are not specifically outlined in this report. This plan
must gain final approval within 18 months of the date of preliminary approval.
Construction shall not commence and Building Permits shall not be issued until
final plan approval is given.
2.
Indicate the file number in the Data Column (S-15-01).
3.
A pedestrian connection from Peachtree Run must be installed similar in nature
to what was added from Rt. 13 to the building.
KENT COUNTY COMPLEX
555 Bay Road
Dover, DE 19901
(Handicapped Accessible)
Staff Recommendation Report
S-15-01 Johnny Janosik - Camden
July 9, 2015
Page 2 of 5
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4.
B.
The applicant is proposing a minor subdivision of the subject site into two lots.
The applicant is aware that this will require the site plan to be recorded or a
separate minor subdivision application will need to be submitted. The
preferable method is the separate minor subdivision application.
Recommendations:
1.
There is a residential subdivision under construction across Peachtree Run from the
subject site. This is known as Brookfield Section 4. The plan shows 6’ tall
arborvitae to be planted at 15’± on center along the frontage of Peachtree Run to
buffer this development. There is a concern that the buffer provided on the
landscape plan will not adequately buffer the size building that is proposed.
Therefore the staff recommendations an undulating berm be added to supplement
the plants to effectively achieve a combined buffer of 10’-12’ feet.
2.
The dumpster enclosure detail on page 3 states that it will be constructed of either
chain-link fencing or PVC paneling. This area is located on the Peachtree Run side
of the building and to best protect the visual landscape of the county, the staff
recommends that the PVC paneling is used for all of the enclosures. This would be
the more complete screening material and, used in conjunction with the landscaping
planned around the structures, will mitigate any potential negative visual impact
from this use.
3.
Staff recommends the RPC give considerable attention to the architectural integrity
of the proposed building and that additional architectural and landscape features be
incorporated into the building (see attached Exhibit) in conformance with the Kent
County Comprehensive Plan which states that:
“large expanses of blank walls are to be avoided. The public façade should
incorporate windows and primary doorway entrances along the street
frontage, as well as projecting elements such as eaves, cornices, canopies,
projecting bays, shadow lines and overhangs.” In addition it states that
“proposed buildings on corner properties should reflect a public façade on
both street frontages.” (2007 Comprehensive Plan page 3-3)
Architectural renderings were provided as part of this application. They show that
the front of the building facing Rt. 13 will include brick columns at the entrance and
at the two front corners, plus 6 windows. No other features appear to be included on
the building.
Staff recommends that these architectural features be incorporated on all sides of the
building due to the lot’s location on two (2) street frontages. The result would be
more aesthetically pleasing to both the employees, customers, and the citizens
passing the site on South Dupont Highway and Peachtree Run, as well as the
residents of the Brookfield subdivision. Further it is recommended using multiple-
Staff Recommendation Report
S-15-01 Johnny Janosik - Camden
July 9, 2015
Page 3 of 5
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facade materials as well as the general roof shape, ridge and eave heights include
durable exterior surface materials that complements and is visually compatible with
the color, texture, size, and scale of exterior materials reflected on existing buildings
in the vicinity. Finally, additional landscaping areas adjacent to the facades of the
buildings should be provided for the aesthetic benefits of the surrounding area.
Additional guidance for this type of design can be seen in Kent County Code §18790.1.I(4). Revised architectural renderings showing the proposed design shall be
submitted prior to final approval.
II.
ADEQUATE PUBLIC FACILITIES ORDINANCE
A.
APFO Compliance
This application must comply with the standards of the Adequate Public Facilities
Ordinance, but only the roads section will apply to a non-residential site plan.
The proposal is for a nonresidential land development and the applicant has indicated
that the project will not generate more than fifty (50) peak hour trips. The applicant has
indicated the Average Daily Traffic (ADT) will be 304 vehicles and that there will be
10 AM peak hour trips and 27 PM peak hour trips. This figure is less than 50 peak hour
trips and would not require a Traffic Impact Study to be completed.
To ascertain whether the area of influence of this project extends beyond the site
entrance(s) of the property, the following calculations were made: The AADT (Annual
Average Daily Traffic) for South Dupont Hwy is 5108 and for Peachtree Run is 3458.
South Dupont Hwy is classified as a principal arterial that calls for the above number to
be multiplied by 1%. Doing so results in 52 trips. Peachtree Run is classified as a
major collector that calls for the above number to be multiplied by 5%. Doing so
results in 173 trips. The number of peak hour trips generated by the furniture store is 25
trips for South Dupont Hwy and the 12 trips for Peachtree Run. Since these trip counts
do not exceed the above calculated values, the area of influence for this application does
not extend beyond the site entrance. No traffic impact study is required and levels of
service are not examined for this application.
The proposed project is compliant with the Adequate Public Facilities Ordinance.
III.
BACKGROUND INFORMATION:
•
The property is zoned BG (General Business District). This use as a furniture store is a
permitted use within the BG Zoning District. The proposed plan is in conformance with
the Comprehensive Plan which calls for highway commercial uses.
Staff Recommendation Report
S-15-01 Johnny Janosik - Camden
July 9, 2015
Page 4 of 5
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IV.
•
The character of the surrounding area is commercial and residential in nature. There are
single family dwellings to the east across Peachtree Run in the Brookfield subdivision.
To the west across S. DuPont Hwy are some small commercial uses, but also residential
dwellings located on Rt. 13 and on Leslie Dr. To the north is a commercial shopping
center and to the south is a wooded wetland area.
•
The applicant is required to go through the Site Plan process with approval by the RPC
as the site improvements exceed 5,000 sq. ft. of impervious surface coverage. The
applicant is proposing a 60,000 S.F. building with associated site improvements.
•
The applicant is proposing a 60,000 S.F. furniture store. Based on the parking
calculation of one (1) parking space for every 500 SF of salesroom area (54,000 S.F.)
and one (1) parking space for every 1000 SF of warehouse (6,000 S.F.), 114 parking
spaces are required for the use. The site provides 122 parking spaces that include four
(4) handicap parking spaces and three (3) loading spaces.
•
A Landscape Plan has been provided for the proposed tree plantings.
o Based upon the area of this project the applicants are required to plant 62 trees.
The plan meets the tree planting requirement with a combination of evergreen
and deciduous trees that will be planted.
o There are a number of plants, trees, and shrubs planted within the arterial street
buffer along S. DuPont Hwy. In addition, there is a six foot buffer planted along
Peachtree Run to satisfy the requirements of buffering a parking area from a
residential district.
o There are foundation plantings along the building on the north, south, and west
sides of the site. The foundation planting buffer is a combination of trees and
bushes.
•
A preliminary grading plan has been provided. The site is handling the stormwater with
bio-retention in the parking area and swales around the site that channel the run-off to
the wetland area on the far south end of the parcel.
AGENCY COMMENTS:
A. KENT COUNTY- Department of Public Works, Engineering Division –
Requirement & Source:
1. Compliance with the applicable sections of the Kent County Code,
specifically Chapters 128 and 180.
2. Depiction of all SS easement, right-of-way and dedication areas.
Comment:
1.
The Engineering Division grants “Conditional Approval
Staff Recommendation Report
S-15-01 Johnny Janosik - Camden
July 9, 2015
Page 5 of 5
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V.
OWNER/DEVELOPER: The owner shall be aware of and be prepared to comply with all
comments regarding this project stated in this report. All comments must be addressed in the
final plan prior to final approval. Letters of “No Objection to Final Approval” from the
following agencies shall be required prior to final approval:
A.
B.
C.
D.
DelDOT, Division of Highways
Kent Conservation District
Office of State Fire Marshal
Kent County Public Works
ENC: Data Sheet
Exhibit A – Location Map
APFO Compliance Letter dated 6/15/15
Letter identifying truck traffic for the site
Preliminary Site Plan
Building architectural and floor plan