D2 March 12, 2014 Public Hearing APPLICANT & PROPERTY OWNER:

Transcription

1 D2 March 12, 2014 Public Hearing APPLICANT & PROPERTY OWNER: NORTHAMPTON EXECUTIVE CENTER, LLC STAFF PLANNER: Carolyn A.K. Smith REQUEST: Conditional Change of Zoning (B-2 Community Business District to Conditional B-2 Community Business District and Conditional A-36 Apartment District) ADDRESS / DESCRIPTION: 1300 Diamond Springs Road GPIN: ELECTION DISTRICT: BAYSIDE SITE SIZE: 8.51 acres AICUZ: Less than 65 db DNL APPLICATION HISTORY: On February 12, 2014, the Planning Commission deferred this application at the request of the applicant. BACKGROUND / DETAILS OF PROPOSAL The 8.51-acre site, zoned B-2 Community Business, is located at the corner of Diamond Springs Road and Northampton Boulevard. The applicant proposes subdivide the site into two parcels, one of which will be 5.95 acres. A Change of Zoning to Conditional A-36 Apartment District is requested for this new parcel in order to construct up to 180 apartment units. The resulting density will be 30 units per acre. The existing office building at the corner will remain; that 2.56-acre parcel is proposed to be rezoned to Conditional B-2. The submitted conceptual plan shows the existing office building, two proposed apartment buildings, and a clubhouse with a swimming pool. The existing entrance along Diamond Springs Road will remain and will provide ingress/egress to both the office users and the apartment dwellers. A substantial increase in plant material is proposed at the site s entrance. In addition, property will be dedicated to the City of Virginia Beach for a northbound right-turn lane in Diamond Springs Road. The parking summary indicates that 502 total parking spaces between the two sites will be provided. It is the applicant s intent to share Page 1

2 parking between the apartment and offices uses. As required by Section 203 (b) (10) of the City of Virginia Beach Zoning Ordinance, the applicant submitted a parking study indicating the highest time of shared utilization resulted in a need of 384 parking spaces. Based on the distribution and number of proposed parking spaces, the shared parking arrangement as outlined in the study and per the requirements the Zoning Ordinance has been approved by the Zoning Administrator. The proposed architecture of the apartment buildings is contemporary in design with traditional elements. Building materials include Hardieplank smooth siding accent bands at the roof line and the gable ends, vinyl lap siding, shingle panel siding, brick, and cast stone for the water table element. Proposed roofing materials are CertainTeed architectural shingles. Proposed amenities for the apartment dwellers include a dog park, several grilling stations, covered bike parking and a clubhouse with a swimming pool. The office property (2.56 acres) is void of the required minimum plant materials, as the site was developed prior to adoption of landscaping requirements. Significant pedestrian and aesthetic improvements to the office site are proposed to include the addition of a sidewalk connection to the rightof-way, foundation landscaping along the Northampton Boulevard façade, plantings at the intersection of Diamond Springs Road and Northampton Boulevard in a 11,400 square foot open space area, streetscape landscaping along the drive aisle adjacent to Diamond Springs Road and interior parking lot landscaping. A deviation to the required streetscape landscaping along Northampton Boulevard is proposed. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: office building and parking lot, wooded area SURROUNDING LAND USE AND ZONING: North: Virginia Agricultural Experiment Station / B-2 Community Business District South: Northampton Boulevard Office uses / O-2 Office District, B-2 Community Business District East: Northampton Boulevard Office uses, office warehouse / O-2 Office District, B-2 Community Business District, Conditional I-1 Light Industrial District West: Diamond Springs Road Restaurant, office warehouse / Conditional O-2 Office District, B-2 Community Business District, I-1 Light Industrial District NATURAL RESOURCE AND CULTURAL FEATURES: The site is within the Chesapeake Bay watershed. A relatively small portion of the 8.5 acre parcel is currently developed with an office building and parking lot; however, a portion of the lot is currently wooded. Much of the wooded area has been disturbed in the last 20 years resulting in a mix of low growth scrub and shrub cover with larger, mature trees in the undisturbed, eastern section of the property. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area of the City as Urban Area, Strategic Growth Area 1, Burton Station. The Northampton Boulevard Corridor Strategic Growth Area Page 2

3 Implementation Plan (Burton Station Plan), adopted December 2008 is one of the eight strategic growth areas (SGA) within the City identified to provide opportunities for continued physical and economic growth; protect established neighborhoods from incompatible development; maximize infrastructure efficiency and create unique and exciting urban destinations. The Plan sets a vision for the Burton Station SGA and identifies this area of Burton Station as suitable for a low density pedestrian village with open space and employment opportunities. IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Diamond Springs Road in the vicinity of this application is considered a four-lane divided minor suburban arterial. The MTP proposes a six-lane facility within a 150 foot right-of-way. Currently, this segment of roadway is functioning at capacity at a Level Of Service D. No roadway CIP projects are slated for this area. TRAFFIC: Street Name Diamond Springs Road Present Present Capacity Volume 28,247 ADT 1 28,200 ADT 1 (Level of Service C ) - 32,800 ADT 1 (Level of Service E ) Generated Traffic Existing Zoning 2 4,681 ADT Proposed Land Use 3 1,907 ADT 1 Average Daily Trips 2 as defined by 8.51 acres of property zoned B-2 Community Business District, existing office is 710 ADT 3 as defined by 180 apartment units on 5.95 acres of A-36 Apartment District (1,197 ADT) & 1.53 acres of B-2 Community Business District (710 ADT) WATER: This site is currently connected to City water. The existing 1.5-inch water meter and the existing eight-inch fire meter can be used or upgraded to accommodate the proposed development. There is an existing twelve-inch City water main along Diamond Springs Road, an existing 20-inch City water main along Northampton Boulevard and an existing twelve-inch City water main extending into the site from Diamond Springs Road. SEWER: This site is currently connected to City sanitary sewer. Analysis of Pump Station #326 and the sanitary sewer collection system will be required to ensure future flows can be accommodated. A portion of this site is outside of the service area for Pump Station #326. Any additional flows to this pump station would be subject to upgrade fees. There are two existing ten-inch City sanitary sewer gravity mains along Diamond Springs Road. There is an existing 20-inch HRSD force main and a 48-inch force main along Diamond Springs Road. SCHOOLS: School Current Enrollment Capacity Generation 1 Change 2 Bayside Elementary Bayside Middle 996 1, Bayside High 1,803 1, generation represents the number of students that the development will add to the school Page 3

4 2 change represents the difference between generated students under the existing zoning and under the proposed zoning. The number can be positive (additional students) or negative (fewer students). EVALUATION AND RECOMMENDATION As this site is within the Northampton Boulevard Corridor Strategic Growth Area (Burton Station SGA), the orientation and location of the buildings is very important in order for the vision outlined in the Northampton Boulevard Corridor Strategic Growth Area Implementation Plan (Burton Station Plan) to become a reality. In attempting to create an urban streetscape along Diamond Springs Road, Staff recommended that the apartment buildings be relocated up to the street as called for in the Burton Station Plan. The Special Area Development Guidelines of the Comprehensive Plan s Reference Handbook Document include design recommendations for the Suburban and Urban Areas, addressing both site and building design. These Guidelines also recommend buildings be sited close to the street with off-street parking behind or beside the buildings. Several hurdles are present on this site, constraining building placement and achieving an overall urban site design. These challenges affect the ability to implement the City s vision, including building placement along Diamond Springs Road. There is an existing cell tower on the site that the applicant claims cannot be moved. Unfortunately, the cell tower location, its power lines and cables, as well as the access easement severely constrain the design opportunities for this site. Staff was not able to convince the applicant that relocating the easement would open up design options not available as currently laid out. The positive outcome of this effort is a 14,300 square foot open space area adjacent to Diamond Springs Road that, over time, will serve as a visual amenity as this area continues to redevelop under the vision of the Burton Station Plan. Also, Staff initially believed that relocating the existing entrance more central along the Diamond Springs Road frontage would provide a natural split between the uses and allow for additional flexibility in creating a more urban site. According to the applicant, however, the existing entrance at its current location is ideally located at the median break, providing safer ingress and egress to the site. Staff agrees that the farther the distance the entrance is from the intersection, the more likely ample room is provided for the required right-turn lane and taper length. Traffic Engineering Staff noted that the area of right-of-way dedication for the proposed right turn lane on northbound Diamond Springs Road is insufficient. The sidewalk adjacent to the right turn lane taper needs to be within the right-of-way as well. This detail can be worked out during the site plan review process. It is Staff s opinion that the existing entrance is ideal to ensure safe vehicular right and left turns into the site. While a specific use or vision for this site is not explicitly identified in the Burton Station Plan, it is the general application of the Burton Station Plan s vision and the Comprehensive Plan s policies that shape Staff s recommendations below. The design principles found in the Comprehensive Plan s Guidelines, when implemented, are tailored to ensure projects contribute to improving the quality of the city s physical environment and overall quality of life. It is staff s conclusion that the project meets the majority of these Guidelines, particularly with regard to those described below. SITE DESIGN GUIDELINES: Setbacks & Building Location - The Site Design Guidelines call for buildings to be sited close to the street with off-street parking behind or beside the buildings. Understanding the existing components on the site that make placing buildings along the Diamond Springs Road frontage difficult, the site is designed with all proposed parking spaces hidden from view of the rights-of-way. As building placement is recommended at corner locations and specifically prohibits parking, loading or service areas at an intersection, the existing office building parking spaces adjacent to the intersection of Northampton Page 4

5 Boulevard and Diamond Springs Road are proposed to be screened from view with the installation of plant materials. Access and Circulation A Traffic Signal Warrant Analysis was completed by Mr. Bryant B. Goodloe, P.C. for the intersection of Diamond Springs Road and the site entrance. It was determined that no traffic signal is warranted for the intersection of Diamond Springs Road and the site entrance. The existing access point from Diamond Springs Road is proposed to serve both the proposed apartments and the existing office uses. No vehicular access is proposed along Northampton Boulevard. Consistent with recommendations in the Burton Station Plan, pedestrian access and safety is enhanced with the installation of sidewalks along a portion of Northampton Boulevard and along Diamond Springs Road and throughout the site. Parking Areas As recommended by the Burton Station Plan and the Comprehensive Plan, no parking is depicted immediately adjacent to Diamond Springs Road. An existing, very dense, planted buffer will remain along Northampton Boulevard. The project includes shared parking between the office use and the apartment dwellers. As required by Section 203 (b) (10) of the City of Virginia Beach Zoning Ordinance, shared parking is permissible under certain conditions. Staff has reviewed the request and found the conclusions of the parking study submitted for the shared parking proposal acceptable. The estimated peak parking need of 384 spaces and the 481 proposed parking spaces are within acceptable limits of both minimum required and maximum parking allowed. The conclusion is that the distribution and number of proposed parking spaces for both the office and apartment uses is sufficient and has been approved by the Zoning Administrator. Landscaping Significant retrofit of plant materials and plantings beyond the minimum requirements are proposed on both the office and apartments sites that include foundation plantings, landscaping at the intersection of Diamond Springs Road and Northampton Boulevard in a 11,400 square foot open space area, streetscape landscaping along the drive aisle adjacent to Diamond Springs Road and a 14,300 square foot open space area with a mix of flowering and evergreen trees and shrubs. There is an existing dense buffer along Northampton Boulevard that will remain as an alternative to the required streetscape landscaping between the proposed parking lot and the right-of-way. The details of the required plant materials, for example, interior parking lot plantings, will be further scrutinized during final site plan review. Natural Features Unfortunately, none of the wooded area is proposed to be preserved. The Apartment Districts do not require a minimum set aside of property for passive, outdoor open space. The club house and swimming pool are positioned to take advantage of the existing natural area to the north and many of the apartment dwellers will also enjoy views of these woods until such time as the site is developed. A strip along Northampton Boulevard, owned by the Commonwealth of Virginia, will remain heavily vegetated providing a buffer between the apartment site and the right-of-way. Stormwater Management as Landscape Amenities The specifics of the stormwater management strategy have not been finalized; however, the applicant s engineer has stated that underground systems for capture and treatment of stormwater are proposed. No ponds are proposed as amenities. Signage The entry signage is depicted on the plan as a brick monument style sign, externally illuminated. Outdoor Art Early discussions with the property owner indicated a willingness to install a visual amenity at the intersection of Diamond Springs Road and Northampton Boulevard. Unfortunately, this idea was not brought to fruition. Staff believes this site has the potential to serve as a gateway to this side of the Burton Station SGA. In lieu of a fountain or outdoor art, the applicant will install plant material as depicted on the proffered plan. Page 5

6 BUILDING DESIGN GUIDELINES: Scale and Building Mass The largest of the two apartment buildings is proposed with a footprint of approximately 41,000 square feet. Both buildings are attractive and incorporate the following architectural details: separate ground floor access to many of the first floor apartment units, individual window and door details, columns, and varied rooflines and projections. The apartment site does lack amenities, such as the plazas, fountains and open spaces, that help to reduce the mass of a building. Color The Guidelines recommend that color be used to accent the building, but not be a prominent component of it. The exterior building colors are depicted as neutral earth tone hues of beige, green, tans and white. Building Materials The proffered building materials of cement fiber board, architectural grade shingles, and brick are long-lasting, attractive, and high-quality, all consistent with the Guidelines. In sum, the applicant has diligently worked to resolve issues related to entry design, vehicular safety, plantings, screening, and pedestrian connectively within the site. It is staff s finding that in light of the existing challenges on the site described above, the proposed open spaces, the building design and materials, as well as the details on the proffered site plan translate into a quality project. Based on the above evaluation of the request, Staff recommends approval as proffered. PROFFERS The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to offset identified problems to the extent that the proposed rezoning is acceptable, ( 107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. PROFFER 1: When developed, Owner shall develop the Property, including the building and landscaping thereon, in substantial conformity with that certain preliminary site plan entitled CONCEPTUAL SITE LAYOUT PLAN OF NORTHAMPTON APARTMENTS, VIRGINIA BEACH, VIRGINIA, prepared by MSA, P.C., and dated March 13, 2013 (the Plan ), consisting of two (2) sheets, a copy of which is on file with the Department of Planning and has been exhibited to the City Council. PROFFER 2: When developed, the buildings shown on the Plan as PROPOSED APARTMENT BUIDLING 1 and PROPOSED APARTMENT BUILDING 2 on the Apartment Parcel shall be developed using architectural designs and building materials shown on the elevation precedent dated March 22, 2013, prepared by Cox, Kliewer & Company, P.C. and titled Northampton Apartments, (the Rendering ), a copy of which is on file with the Department of Planning and has been exhibited to the City Council. PROFFER 3: As provided by Section 107(i) of the City Zoning Ordinance, and upon a finding by the City Council that there will be no significant detrimental effects on surrounding properties, the required Category IV Landscaping along the northern property line required by Section 603 of the City Zoning Ordinance may be deviated from and replaced with additional plant materials, beyond what is minimally required by City ordinances, as Page 6

7 depicted on the Plan. Since the adjacent lot to the north, zoned R-7.5 Residential, is not developed in a residential manner and is owned by the Commonwealth of Virginia and used as an agricultural extension center for Virginia Tech, the deviation from the required Category IV Landscaping will have no significant detrimental effect on such adjacent lot. PROFFER 4: Further conditions lawfully imposed by applicable development ordinances may be required by the Grantee during detailed site plan and/or subdivision review and administration of applicable City Codes by all cognizant City agencies and departments to meet all applicable City Code requirements. STAFF COMMENTS: The proffers listed above are acceptable. The layout and quality of the buildings design and materials are ensured by identification in the proffer agreement. This, in turn, provides a high level of predictability of the final outcome of development of these sites. The City Attorney s Office has reviewed the Conditional Zoning Agreement dated February 11, 2014, and found it to be legally sufficient and in acceptable legal form. 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 or Change of Zoning 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 7

8 AERIAL OF SITE LOCATION Page 8

9 PROPOSED SITE LAYOUT Page 9

10 PROPOSED APARTMENT BUILDING EXTERIOR Page 10

11 PLANTING & SIGN DETAILS Page 11

12 ZONING HISTORY # DATE REQUEST ACTION 1 02/26/13 05/22/07 Rezoning (I-1 to Conditional O-2) Conditional Use Permit (SRO Facility) Conditional Use Permit (Hotel) Modification of Proffers Granted Granted Granted Granted 2 06/30/05 Rezoning (O-2 to Conditional O-1) Granted 3 04/11/00 Conditional Use Permit (communications tower) Granted 4 12/08/98 Conditional Use Permit (auto repair garage) Granted 5 02/27/89 Rezoning (R-5D to Conditional B-2) Granted Page 12

13 DISCLOSURE STATEMENT Page 13

14 DISCLOSURE STATEMENT Page 14