15 April 11, 2012 Public Hearing APPLICANT: BURNETTE DEVELOPMENT, LLC PROPERTY OWNER: ABCS INVESTMENT GROUP, LLC STAFF PLANNER: Faith Christie

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1 . REQUEST: Conditional Use Permit (Self Storage Mini Warehouse) 15 April 11, 2012 Public Hearing APPLICANT: BURNETTE DEVELOPMENT, LLC PROPERTY OWNER: ABCS INVESTMENT GROUP, LLC STAFF PLANNER: Faith Christie ADDRESS / DESCRIPTION: 965 South Oriole Drive GPIN: ELECTION DISTRICT: BEACH SITE SIZE: 1.1 acres AICUZ: db DNL; Accident Potential Zone 2 APPLICATION HISTORY: The applicant requested a deferral of the request at the March 14, 2012 Planning Commission meeting so they could work with the surrounding land owners on development issues. The applicant met with the adjacent property owners regarding the design of the project. Agreed upon conditions of the site and building development and business operations are reflected in the report and proposed conditions. The applicant requests a Conditional Use Permit to develop the site with a self-storage facility, a retail / office space for the use, parking, and landscaping. SUMMARY OF REQUEST The submitted preliminary plan depicts the proposed building a minimum of 35 feet from the property line adjacent to South Oriole Drive, 15 feet from the adjacent townhome development, a minimum of 5 feet from the rear property line, and 5 feet from the northern property line. Parking and loading spaces are delineated along the front of the building. The loading areas are proposed adjacent to commercial area, approximately 47 feet from southern property line adjacent to the townhomes. Page 1

2 The plan shows buffer landscaping along the southern side of the building, as well as street frontage and parking lot landscaping. Stormwater management facilities are proposed at the southeastern portion of the site and the rear of the site. The submitted elevations of the proposed building show coastal style architectural elements in the form of tower features with hipped roofs and decorative brackets. Decorative banners are depicted on the front of the building and provide some architectural relief to the building wall. Windows with coastal style storm shutters help break up the mass of the long walls of the building. Building materials include exterior insulation finish system, split face block veneer, metal wall panels, and corrugated metal roofing. The proposed building ranges in height from 35 feet to 46.5 feet. The applicant states that the proposed facility has no exterior storage units and no outside storage. The proposed building will be a 3 story climate controlled structure with interior access-only. The building will have a fully monitored camera system and will use dark sky guidelines for night lighting. The management of the operation will be by a professional management company, and the facility will operate Monday through Saturday from 9:00 am to 6:00 pm and Sunday Noon to 5:00 pm. EXISTING LAND USE: Undeveloped site LAND USE AND PLAN INFORMATION SURROUNDING LAND USE AND ZONING: North: South: East: West: Restaurants / B-2 Community Business District Multi-family dwellings / A-18 Apartment District South Oriole Drive Across South Oriole Drive are multi-family dwellings / A-12 Apartment District Offices / B-2 Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: There are no significant natural resources or cultural features associated with the site. COMPREHENSIVE PLAN: Urban Area - Resort Strategic Growth Area (SGA) The Resort Area is recognized as an area where revitalization efforts have and continue to transform the Resort Area into a major activity center, strengthen neighborhoods and increase economic growth. One of the actions called for in the Comprehensive Plan is to provide an appropriate transition of land uses between intense commercial uses and established neighborhoods. Although this site is located within the official boundaries of the Resort SGA, it is outside of the districts identified in the Resort Area Strategic Action Plan (RASAP). The subject area also lies within Accident Potential Zone 2 and Noise Zone 70-75db, limiting permitted uses in accordance with AICUZ regulations in the Zoning Ordinance. Due to the limitations on land uses in APZ 2, the proposed mini-warehouse use is one of the few uses permitted in this area. The design of the proposed three-story building is of high quality. Unlike most suburban-style miniwarehouses, the proposed three-story, enclosed design works well in a more urban area. The enclosed design Page 2

3 and secured access also works well adjacent to a residential area, which will be well buffered and screened from this use. CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): This site is located along South Oriole Drive, south of Laskin Road. South Oriole Drive is a two-lane local / collector street with a variable-width right-of-way. There are no Capital Improvement Projects currently scheduled for this roadway. The proposed use of this site as a mini-warehouse storage facility does not appear to add a significant number of trips along South Oriole Drive, and the number of trips estimated to be generated by this use is well below what the current B-2 Business zoning would allow. The proposed right-of-way dedication will need to be wide enough to allow for a sixty-foot wide right-of-way for South Oriole Drive, which is the City s minimum width for a collector street serving commercial / industrial uses. The developer will be required to improve the western side of South Oriole Drive in front of this site to be consistent with the typical section shown by Standard Detail A-15 in the City s Public Works Standards. The proposed entrances shall meet all applicable City of Virginia Beach Public Works Standards, including but not necessarily limited to those regarding width, radii, throat length, and sight distance. TRAFFIC: Street Name South Oriole Drive Present Volume No count available Present Capacity Generated Traffic 9,900 ADT 1 Existing Land Use ADT Proposed Land Use 3 63 ADT (7 Peak Hour) 1 Average Daily Trips 2 as defined by acres of B-2 Business zoning 3 as defined by a 76,000 square foot self storage building WATER: This site must connect to City water. There is an 8 inch City water line in South Oriole Drive. SEWER: This site must is connected to City sanitary sewer. Analysis of Pump Station #111 and the sanitary sewer collection system is required to ensure future flows can be accommodated. There is an 8 inch City gravity sanitary sewer in South Oriole Drive. SCHOOLS: School populations are not affected by the request. Page 3

4 EVALUATION AND RECOMMENDATION Staff recommends approval of this request with the conditions below. The proposed use conforms to the recommendations of the Comprehensive Plan. Additionally the site lies within Accident Potential Zone 2 and Noise Zone 70-75db, limiting permitted uses in accordance with AICUZ regulations in the Zoning Ordinance. Due to the limitations on land uses in Accident Potential Zone 2, the proposed self-storage mini-warehouse use is one of the few uses permitted in this area. CONDITIONS 1. The site shall be developed substantially in accordance with the submitted plan entitled Preliminary Plan of 965 South Oriole Drive Self-Storage for G. Thomas Minton, prepared by Kellam Gerwitz Engineering-Surveying-Planning, dated 4/7/11 and revised 12/23/11 except the applicant / developer shall install Category 1 screening within 5 feet of the western and northern building walls. Said plan has been exhibited to the Virginia Beach City Council and is on file in the Planning Department. 2. The building shall be constructed substantially in accordance with the submitted elevations. There shall be no openings along the southern wall of the building. Said elevations have been exhibited to the Virginia Beach City Council and are on file in the Planning Department. 3. Signage for the site shall be reviewed and approved by Zoning / Current Planning. The decorative banners on the front of the building may be allowed provided there is no signage on the banners. 4. A photometric plan shall be submitted for review during detailed site plan review. The plan shall include the location of all poles and building mounted lighting fixtures, and the listing of lamp type, wattage, and type of fixture. All lighting on the site shall be consistent with those standards recommended by the Illumination Engineering Society of North America. The plan shall include provisions for implementing low-level security lighting for non-business hours. No lighting will be permitted on the southern side of the site, adjacent to the residential / apartment areas. 5. Mechanical equipment (HVAC) shall not be located on the southern side of the building or site. 6. The facility shall close between the hours of 9:00 pm and 6:00 am. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 4

5 AERIAL OF SITE LOCATION Page 5

6 PROPOSED SITE PLAN Page 6

7 PROPOSED SITE PLAN (DETAIL) Page 7

8 ELEVATION VIEW FROM LASKIN ROAD Page 8

9 ELEVATION VIEW FROM LASKIN ROAD AND SOUTH ORIOLE DRIVE Page 9

10 ELEVATION FROM SOUTH ORIOLE DRIVE Page 10

11 ZONING HISTORY # DATE REQUEST ACTION 1 12/17/79 Rezoning (R-5 Residential to A-2 Apartment) Approved 2 8/26/03 1/22/02 6/12/01 Street Closure Modification and Rezoning (R-7.5 Residential to Conditional A-36 Apartment) Rezoning (R-7.5 Residential to Conditional A-36 Approved Approved Approved Apartment) and Street Closures 3 9/15/86 Rezoning (H-1 Hotel to B-2 Business) Approved 4 11/27/90 Reconsideration of Conditions and Conditional Use Permit (tire installation) Approved 5 8/12/97 Rezoning (H-1 Hotel to Conditional A-36 Apartment) Withdrawn 6 11/27/90 Reconsideration of Conditions Approved Page 11

12 DISCLOSURE STATEMENT Page 12

13 DISCLOSURE STATEMENT Page 13