Applicant Property Owner Sarrow One, LLC Public Hearing December 14, 2016 City Council Election District Princess Anne Agenda Item 13 Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Jimmy McNamara Location 2136 Princess Anne Road GPIN 2414240318 Site Size 0.97 acres AICUZ 65-70 db DNL; Sub-Area 2 Existing Land Use and Zoning District Gas station / B-2 Community Business Surrounding Land Uses and Zoning Districts North Elson Green Avenue Retail / B-2 Community Business South Retail / B-2 Community Business East Mixed retail / B-2 Community Business West Princess Anne Road Wooded / O-2 Office Page 1
Background and Summary of Proposal A Conditional Use Permit for an Automobile Service Station was approved on this site in 1995. As a result, the site is developed with a convenience store, fuel canopy and eight pump stations. This business has not been in operation for over a year. The applicant requests a Conditional Use Permit in order to fully redevelop the site with an 11-bay automobile repair garage. Services proposed with this new operation will include oil changes, tire service, engine repair and transmission work. No body work will be performed on the site. All repairs will take place within the proposed building. The hours of operation are planned as 8:00 a.m. to 6:00 p.m., Monday through Saturday. It is anticipated that up to nine employees will be on the site at any one given time. The proposed 4,650 square-foot building will be approximately 32 feet tall with exterior building materials of brick, split-face CMU and a standing-seam metal roof. The front of the building will feature a metal awning over the main entrance. The site layout depicts trees along the street that will remain along with proposed enhancements to the frontage that includes additional trees, shrubs and seasonal plants that will assist in screening the parking lot and bay doors from the right-of-way. The 19 parking spaces depicted on the site layout are sufficient to satisfy the minimum parking requirement of 6 spaces, per the requirements of the Zoning Ordinance with regards to off-street parking. 2 1 Zoning History # Request 1 CUP (Automobile Service Station) Approved 11/14/1995 2 CRZ (AG-1 & AG-2 to Conditional O-2) Approved 02/12/2013 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Page 2
Comprehensive Plan Recommendations The Comprehensive Plan recognizes this property as being within the Suburban Area. Guiding principles have been established in the Comprehensive Plan to guard again possible threats to the stability of the Suburban Area and to provide a frame work for neighbors and places that are increasingly vibrant and distinctive. The Plan s primary guiding principle for the Suburban Area is to create Great Neighborhoods, and to support those neighborhoods with complementary non-residential uses in such a way that working together the stability and sustainability of the Suburban Area is ensured for now and the future. (p. 1.61) Natural and Cultural Resources Impacts The site is located within the Southern Rivers watershed. There are no significant natural or cultural resources associated with the site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic Princess Anne Road 15,422 ADT 1 13,600 ADT 1 (LOS 4 C ) 16,200 ADT 1 (LOS 4 E ) Existing Land Use 2 1,348 ADT Elson Green Avenue 4,609 ADT 1 13,100 ADT 1 (LOS 4 C ) Proposed Land Use 3-140 ADT 22,800 ADT 1 (LOS 4 E ) 1 Average Daily Trips 2 as defined by a gas station with eight pumps 3 as defined by 4,650 square feet of automobile repair 4 LOS = Level of Service Master Transportation Plan (MTP) and Capital Improvement Program (CIP) Princess Anne Road in the vicinity of this application is a variable width right-of-way and is considered a two-lane undivided minor suburban arterial. The MTP proposes up to a four-lane facility using a Princess Anne Commons/Transition Area typical section within an unspecified right-of-way width. Elson Green Avenue in the vicinity of this application is a variable width right-of-way and is considered a three/four-lane undivided local collector. This roadway is not included in the MTP. There is a roadway CIP project slated for this area. Princess Anne Road Phase VII (CIP 2-195) is for the construction of a four-lane divided roadway with bike path within a 143-foot right-of-way from General Booth Boulevard to Fisher Arch. These limits include the intersections at General Booth Boulevard, Elson Green Avenue, and Upton Drive/Sandbridge Road. Right-of-way acquisition is underway, and the final design plans are being updated to include new survey information, recent commercial development in the vicinity, bike and trail plans, and utility changes. Public Utility Impacts Water The site is currently connected to City water. There are existing 10-inch City water mains along both Princess Anne Road and Elson Green Avenue. The existing 5/8-inch meter (City ID #95142566) may be used or upgraded to accommodate the proposed use. Page 3
Sewer The site is currently connected to City sewer. There is an existing eight-inch City gravity sanitary sewer main located within a 30-foot wide and a variable width public utility easement adjacent to the east side of the subject property. Evaluation and Recommendation This proposal to redevelop the subject site with an automobile repair garage is, in Staff s opinion, acceptable. The proposed use will replace a non-operational automobile service station with a similar, auto-related use. At Staff s request, the applicant has revised the proposed elevations to complement the design and building materials of the buildings located within the nearby Red Mill retail area. Consistent with the color scheme on the adjacent buildings, the upgrades include the use of earth tones, rather than the predominance of primary colors, for the exterior of the building. The applicant has reduced the height of the building to match the height of other one-story buildings in the immediate area. Additionally, the number of overhead garage doors along the front façade that is visible from Princess Anne Road has been removed in favor of a larger pedestrian entrance. The plan depicts substantial enhancements to the landscaping along the right-of-way to aid in screening. In sum, the applicant has made substantial improvements to the proposal to reflect the quality and design of the existing shopping center. This development will be positively impacted by the Princess Anne Road Phase VII CIP project. The roadway alignment for Princess Anne Road will be shifted approximately 40 feet west, so the throat length on the Princess Anne Road entrance will increase. The right-of-way line will not change at this point; however, a temporary construction easement will most likely be necessary. There will be some utility work along Elson Green Avenue with no changes to the curb line. It is Staff s opinion that replacing the existing automobile service station with an automobile repair garage will not change the character of the existing shopping center or the surrounding area. The lack of residential development in close proximity to the site combined with the changes to the building described above and the increased plant material proposed contributed to Staff s recommendation for approval, subject to the 13 conditions below. Recommended Conditions 1. With the exception of any modifications required by any of these conditions, the site shall be developed and maintained substantially in conformance with the submitted site layout entitled CONCEPTUAL SITE LAYOUT PLAN OF EXPRESS OIL CHANGE & TIRE ENGINEERS 2136 PRINCESS ANNE ROAD VIRGINIA BEACH, VIRGINIA dated September 6, 2016, and prepared by MSA, P.C. Said plan has been exhibited to the Virginia Beach City Council and is on file with the Planning Department. 2. The design, size and materials of the building shall be substantially in adherence, with the submitted elevation exhibits entitled Single Building Right Hand Oil Change (Hurricane) Virginia Beach Virginia, (Exterior Elevation Front, Exterior Elevation Rear, Exterior Elevation Left & Exterior Elevation Right) dated November 21, 2016, and prepared by Aho Architects, LLC.. Said elevations have been exhibited to the Virginia Beach City Council and are on file with the Planning Department. 3. A Landscape Plan shall be submitted during site plan review process reflective of the plant material depicted on submitted site layout plan referenced in condition one above and in accordance with the Virginia Beach Landscape Guide. Said plan shall be approved prior to final site plan approval. 4. A Photometric Plan shall be submitted during the site plan review process to ensure that all lighting in the parking area shall be shielded and directed downward to limit the amount of overspill outside the property boundary. Page 4
5. Any freestanding sign shall be monument style with a brick base that matches the building, and shall be no taller than eight feet as measured from the ground to the top of the sign. 6. Any onsite signage shall meet the requirements of the City Zoning Ordinance, and there shall be no neon, other than individual channel letters lighted with internal neon and as approved by the Zoning Administrator, or electronic display signs or accents, installed on any wall area of the exterior of the building, in or on the windows, or on the doors. There shall be no window signage permitted. The building signage shall not be a box sign and the proposed sign package shall be submitted to the Zoning Administrator for review and acceptance prior to the issuance of a sign permit. 7. All vehicle repair shall take place inside the building. 8. No outside storage of equipment, parts, or materials shall be permitted. 9. There shall be no outside storage or display of tires. 10. No outside storage of vehicles in a state of obvious disrepair shall be permitted. If vehicles in this condition require storage, then such vehicles shall be stored within the building. 11. There shall be no storage containers outside the building or in parking spaces. 12. The dumpster shall be enclosed with a either a solid fence or a wall constructed of brick that matches the building, not less than six-feet in height, and any required screening shall be installed in accordance with Section 245(e) of the Zoning Ordinance and the City of Virginia Beach Landscaping Guide. 13. There shall be no decorative pennants, feather flags, streamers, air dancers, inflatables or other similar advertising items located on the site. 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 5
Proposed Site Layout Page 6
Proposed Front Elevation Page 7
Proposed Rear Elevation Page 8
Proposed Side Elevation Page 9
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Proposed Elevations Page 11
Site Photos Page 12
Disclosure Statement Page 13
Disclosure Statement See attached List Page 14
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