6 May 14, 2014 Public Hearing

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1 6 May 14, 2014 Public Hearing APPLICANT: MICHAEL D. SIFEN, INC. PROPERTY OWNER: GEORGE STREET CORP. STAFF PLANNER: Stephen J. White REQUEST: Conditional Use Permit (Mini-Warehouse / Self Storage) ADDRESS / DESCRIPTION: 3443 Virginia Beach Boulevard GPIN: (part of) ELECTION DISTRICT: LYNNHAVEN SITE SIZE: Total Site = 5.1 acres Use Permit Site = 1.8 acres AICUZ: Less than 65 db DNL AICUZ BACKGROUND / DETAILS OF PROPOSAL Background The applicant requests a Conditional Use Permit to allow development of the eastern portion of a 5.1-acre site with a three-story self-storage facility. The self-storage facility proposed by the applicant will be located on the eastern portion of the site; however, the applicant is owner of the entire site, albeit through a separate corporate entity. Until 2010, a sales dealership for Dodge motor vehicles was located on the site. The site was then vacant until early-2013, when a used-car business was established in the existing building. Minor cosmetic improvements were made to the existing building, and the nonconforming sign associated with the former Dodge dealership was replaced with a new sign that conforms to Zoning Ordinance requirements. The area to the southern and western sides of the existing building is being used for storage of moving trucks associated with the applicant s self-storage business. While this area was formerly used to store the vehicle inventory being sold at the Dodge dealership, the storage of trucks that are not the inventory of the current car dealership constitutes bulk storage, which requires a Conditional Use Permit. The applicant is aware of the need to submit an application for that Use Permit. Page 1

2 The site is completely impervious, with 32,516 square feet of the site area consisting of buildings and the remaining area consisting of either asphalt or concrete paving. A chain-link fence is located along the eastern, western, and southern lot lines. The majority of the fence is in significant disrepair, overgrown with weeds, and topped with barbed-wire. Details Site Design The proposed self-storage facility will be constructed on the eastern third of the width of the site. The portion of the lot designated for the facility is approximately 165 feet in width, consisting of a 10-foot side yard setback, a building width of 125 feet, and 30 feet of paved access for the ground-level units on the western side of the building. The remaining portion of the lot will continue to be used as it is for the immediate future. The 30-foot width for the access drive is set by the width between the proposed building and the existing car sales building, as that building will remain until that portion of the site is redeveloped. The proposed placement of the building is intended to correspond to front building facade of the adjacent retail center. Parking for the facility is located between the front façade of the building and the Virginia Beach Boulevard right-of-way. The parking area is designed with a single drive aisle with perpendicular parking on both sides. The design and location is similar to the parking area of the adjacent retail store, and offers the opportunity for a connection between the two if appropriate as part of a future redevelopment. The site plan shows 22 parking spaces. The parking requirement for this type of self-storage facility is established by the Use Permit; however, the parking requirement for warehouse facilities, of which this facility is a type, is one space per employee on shift. Even if that requirement is included, staff finds that the number of parking spaces is sufficient. The plan does not show handicap-accessible parking. One such space is required for the number of spaces provided within the proposed lot; this will need to be addressed during construction site plan review. There is an area of approximately 4,500 square feet between the rear of the building and the rear lot line that is 15 feet at the closest point and 40 feet and the farthest. The area is a suitable location for a component of the required stormwater system. The site plan submitted with the proposed plan does not show any stormwater management facilities; however, according to the applicant, a stormwater management plan will be submitted with the construction site plan, and the plan will address the stormwater for this development as well as potential future development of the remainder of the site. Accordingly, the principal components of the stormwater management facilities will be located on the area of the applicant s site area of the immediate self-storage facility. Building Design As previously noted, the portion of the building parallel to Virginia Beach Boulevard has a width of 125 feet. The length of the building, facing the used car dealership on the west side and the side of the retail store and its loading area on the east, is 400 feet. Consistent with the design of the applicant s self-storage facilities in other areas of the city, the building is designed such that its exterior façade, particularly the most visible parts, resembles an office building. The building materials proposed for the majority of the exterior consist of brown, large-cut textured block at the first floor level, a band of red EIFS between the first and second floor levels, Page 2

3 light tan, small-cut textured block at the second and third floor levels, a wider red band of red EIFS at the top of the third-floor level, and a darker tan, textured block above that level, capped by a white EIFS cornice that extends slightly outward from the façade. The exterior of the office area of the facility has a different design and different materials and colors for the purpose of establishing its role as the principal entrance to the building for visitors. The office area, located at the northwest corner of the building, wraps around the corner of the building and runs along the western façade for a distance equal to the front façade. The façade of the office area projects approximately one-foot from the primary façade of the building. The exterior materials for the office area primarily consist of white scored EIFS with red highlight bands around the storefront windows and at the top of the third floor level, continuing the band at that level throughout the exterior. The base of the office area consists of a dark brown textured block. The mass and long length of the building exterior is provided visual interest by use of projecting tower elements that replicate the design and color of the office area. These elements also project slightly above the roofline of the main building, providing visual interest along the horizontal line of the building. Alternating colors for the block used between the first-floor level and the roofline also provide visual interest, particularly along the eastern side of the building. The first floor level of the western façade consists of a series of two storefront-style entrances, which providing the primary access to the interior storage units. This area is covered by a 20-foot wide, 40-foot long canopy. The remaining area of the first floor consists of overhead garage doors that provide access to traditional storage units. Wall-mounted lights are located on the building above the second-floor level of the projecting tower elements ensures adequate lighting of the building exterior without creating light spillover onto the adjacent property. The office area has the same lighting type, but also includes lighting fixtures at the first-floor level. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Paved parking and display area associated with auto sales dealership. SURROUNDING LAND USE AND ZONING: North: Virginia Beach Boulevard Retail; motor vehicle sales / B-2 Community Business District South: Former Norfolk Southern ROW Interstate Highway 264 East: Retail Shopping Center / B-2 Community Business District West: Retail, office, and personal services / B-2 Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: The site is completely impervious and has no known natural or cultural resources of significance. COMPREHENSIVE PLAN: Applicable Land Use Policies - The site is located within the Rosemont Strategic Growth Area (SGA). The Rosemont SGA Master Plan was adopted by the City Council on September 13, 2011, by reference as a component of the Comprehensive Plan. The Plan calls for the transformation of underutilized, under-performing commercial properties into mixed-use and residential development opportunities accompanied by public infrastructure improvements (p.13). The subject site is located in an area of the Page 3

4 SGA referred to as Development Initiative #10, Virginia Beach Boulevard Office Development. Regarding this area, the Plan states because this highly visible area is isolated from nearby residential neighborhoods, it is appropriate to redevelop this area with office and retail uses. Buildings should front Virginia Beach Boulevard with parking behind to create attractive public space, (p. 49). Applicable Site and Building Design Policies - Page 40 of the Rosemont SGA Plan establishes general building criteria for different building types. Office (and Institutional) buildings should be between one and six stories, occupy 70 percent of the façade zone, and have building floorplates between 10,000 and 30,000 square feet. The Plan did not anticipate the use of ground and upper floors for self-storage. Accordingly, there are no specific recommendations for this use. The height map calls for a maximum height of four stories (p. 36). The Comprehensive Plan s Special Area Development Guidelines, Urban Areas also calls for placing buildings close to the street and locating parking areas behind or beside buildings. Parking areas should not dominate the frontage of streets. Stormwater management areas should be designed as open space or landscape amenities. Building exteriors should include features that promote a human scale including recessed or projecting entries, individual windows with multiple panes, and textured or modular building materials (pp. B-1 B-5). IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Virginia Beach Boulevard is an eight-lane urban major arterial. There are no Roadway Capital Improvement Program projects for this segment of the roadway. TRAFFIC: Street Name Virginia Beach Boulevard Present Present Capacity Volume 52,500 ADT 1 34,940 ADT 1 (Level of Service C ) 56,240 (Level of Service C ) ADT 1 (Level of Service D - Capacity) Generated Traffic Existing Land Use 2 1,192 ADT 73 AM Peak Hour Trips 93 PM Peak Hour Trips Proposed Land Use 3 1,328 ADT 81 AM Peak Hour Trips 113 PM Peak Hour Trips 1 Average Daily Trips 2 as defined by 35,750 SF auto sales dealership 3 as defined by 35,750 SF auto sales dealership and 150,000 SF self-storage facility WATER: The site is already connected to the City s water supply system. There are multiple City water mains within Virginia Beach Boulevard (20-inch; 16-inch; and 42-inch transmission line). SEWER: The site is already connected to the City s sanitary sewer system. There is an existing 8-inch City sanitary sewer gravity main onsite within the west and south sides of the property. There is an existing 24-inch HRSD sanitary sewer force main within Virginia Beach Boulevard. Pump Station #504 Page 4

5 has capacity issues; therefore, analysis of the pump station will be required to ensure future flows can be accommodated. EVALUATION AND RECOMMENDATION The site is located within the Rosemont Strategic Growth Area (SGA). As noted in the Comprehensive Plan section of this report, the subject site is within an area of the SGA referred to as Development Initiative #10, Virginia Beach Boulevard Office Development. The SGA Plan states because this highly visible area is isolated from nearby residential neighborhoods, it is appropriate to redevelop this area with office and retail uses. Although the proposed self-storage use is not an office or retail use, the building form has the appearance of a two-story office building, thus fitting in with the long-term vision for the area. The SGA Plan also states that Buildings should front Virginia Beach Boulevard with parking behind to create attractive public space, (p. 49). The submitted plan places the front of the building façade equivalent to the front building façade of the adjacent retail center. Moreover, as noted earlier in this report, the applicant s design places the parking area equivalent to the location of the parking on the adjacent site. Staff modeled designs for the building that moved it closer to the street, but the result was an increase in building mass at the street such that the building overpowered the streetscape. If, as recommended by the SGA Plan, there were existing buildings of similar height located adjacent to the right-of-way within this portion of the Rosemont SGA, and those buildings had a front façade parallel to Virginia Beach Boulevard with a greater width than the proposed, the mass of the applicant s proposed building would be of appropriate scale and be proportional to the streetscape. In other words, if the building was placed at or closely adjacent to the right-of-way, the width of the building parallel to the street is not great enough to compensate for the height, and thus, the mass of the building at the street creates the appearance of a tall wall. A building with a greater width such that it is proportional to its height results in the mass and sense of enclosure that creates an urban streetscape. In sum, at this point in the transformation of the Rosemont SGA to an urban environment, the location of the applicant s proposed building at the street is not appropriate. Thus the proposed location is more appropriate. As the applicant proceeds with the redevelopment of the remainder of the property, the opportunity for replacement of the parking area between the street and the front façade with an open space amenity is possible. Staff recommends approval of this request with the conditions below. CONDITIONS 1. With the exception of any modifications required by any of these conditions or as a result of development site plan review, the site shall be developed substantially in conformance with the submitted site plan entitled Use Permit Exhibit, Mini Price Storage at 3443 Virginia Beach Boulevard, prepared by Martin Engineering, and dated 01/28/14. Page 5

6 2. Except as modified by any other condition of this Conditional Use Permit or as necessary to comply with applicable City development ordinances and standards, the exterior design, materials, and colors of the building shall be in substantial conformance with the following: a. Elevation drawings entitled, Mini Price Storage: 3443 Virginia Beach Boulevard, Concept Elevations, prepared by Finley Design, Architecture + Interiors, dated January 28, Said Elevations have been exhibited to the City Council and is on file in the City of Virginia Beach Planning Department. b. Perspective renderings, entitled, Mini Price Storage: 3443 Virginia Beach Boulevard, Conceptual Perspective View 1 and 2, prepared by Finley Design, Architecture + Interiors, dated January 28, Said perspective renderings have been exhibited to the City Council and are on file in the City of Virginia Beach Planning Department. 3. The construction / development site plan submitted to the Development Services Center shall show at least one (1) handicapped-accessible parking space meeting the requirements of the Americans with Disabilities Act (ADA). 4. The applicant shall plant evergreen trees branching to the ground on 20-foot centers along the rear 100-foot length of the eastern side of the building for the purpose of reducing the mass of the building visible along that portion of the property line. Trees should be a minimum of 8-foot to 10-foot high at the time of installation. 5. The applicant shall submit a Lighting Plan and/or Photometric Diagram Plan at the time of construction / development site plan review. Lighting shall overlap and be uniform throughout the parking area. 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. 6. The applicant shall either remove or replace the chain-link fence along the eastern lot line, north of the building wall, and shall also remove or replace the chain-link fence along the southern lot line for a minimum distance of 150 feet from the southeast corner of the property. Barbed-wired shall not be installed on any part of the fence. 7. This Use Permit applies only to the easternmost part of the site (GPIN ), as established by a distance from the eastern property westward of 165 feet. 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 6

7 AERIAL OF SITE LOCATION Page 7

8 PROPOSED SITE PLAN (Condition 1) Page 8

9 PROPOSED SITE PLAN SUPERIMPOSED ON ORTHO VIEW AERIAL PHOTOGRAPH Page 9

10 RENDERING OF PROPOSED BUILDING AS VIEWED FROM VIRGINIA BEACH BOULEVARD TO THE SOUTHEAST (Condition 2) Page 10

11 RENDERING OF PROPOSED BUILDING AS VIEWED FROM VIRGINIA BEACH BOULEVARD TO THE SOUTHWEST (Condition 2) Page 11

12 ELEVATION DRAWINGS OF PROPOSED BUILDING (Condition 2) Page 12

13 ZONING HISTORY # DATE REQUEST ACTION 1 08/28/12 11/18/74 04/17/86 Conditional Use Permit (Tattoo Parlor) Rezoning (B-2 Business to I-2 Industrial) Rezoning (I-2 Industrial to B-2 Business) Approved Approved Approved 2 02/08/00 12/13/11 Conditional Use Permit (Motor Vehicle Sales, Rental & Service) Conditional Rezoning (R-7.5 Residential to B-2 Commercial) & Conditional Use Permit (Motor Vehicle Sales, Rental & Service - Approved Approved expansion) 3 080/5/03 09/10/96 Conditional Use Permit (Indoor Recreation) Conditional Use Permit (Communication Tower) Approved Approved 4 04/08/97 Conditional Use Permit (Automobile Fueling Station in conjunction Approved with a Convenience Store, Fast Food Restaurant & Carwash) 5 10/02/01 Conditional Use Permit (Automobile Fueling Station) Approved 04/24/01 Conditional Use Permit (Automobile Service) Approved 6 11/08/05 Conditional Use Permit (Car Wash) Approved 7 06/08/10 Conditional Use Permit (Religious Use) Approved Page 13

14 DISCLOSURE STATEMENT Page 14

15 DISCLOSURE STATEMENT Page 15

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