11 May 11, 2011 Public Hearing APPLICANT: SUKHWINDER SHINDA BHARIJ

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1 11 May 11, 2011 Public Hearing APPLICANT: SUKHWINDER SHINDA BHARIJ PROPERTY OWNER: S & J TRUCK TERMINAL, INC. REQUEST: Conditional Use Permit for mini-warehouse STAFF PLANNER: Leslie Bonilla ADDRESS / DESCRIPTION: 5792 Northampton Blvd (portion of) GPIN: Portion of ELECTION DISTRICT: BAYSIDE SITE SIZE: 28.3 acres AICUZ: Less than 65 db DNL SUMMARY OF REQUEST The applicant requests a Conditional Use Permit to allow a five-story mini-warehousing, office, and retail facility to be built on the property. The proposed building will contain rentable storage units varying in size on the first through fifth floors. The first floor will also consist of a 1,600 square foot mini-storage office, an additional 2,430 square foot office to be used by the property owner, and 3,600 square feet of retail or office space. Hours of operation of the mini-warehouse sales office are from 8:00 a.m. until 6:00 p.m. Keyed access to the mini-warehouse is available from 7:00 a.m. until 6:00 p.m. and there will be a maximum of two employees working at the warehouse sales office. The site plan proposes a 102,092 square foot office, retail, and mini-warehousing facility. A landscaped green with flag pole separates the front of the building from Northampton Boulevard. An outdoor seating area semi-enclosed with permanent planters at the front of the building is buffered from Northampton Boulevard by the landscaped green.38 parking spaces are situated along the north and west sides of the building. As part of this request, the mini-warehouse, office, and retail facility with associated parking will be subdivided out from the rest of the parcel and joint access between the two subdivided lots will be provided off of Northampton Boulevard. The existing overhead power lines that currently run through the site will also be buried to allow the construction of the building and the existing free-standing sign will be removed. Page 1

2 The proposed site layout necessitates a waiver of the required six-foot tall fence that is to completely enclose the mini-warehouse facility, except for the openings for ingress and egress, and where prohibited by Section 201(e)(1) of the Zoning Ordinance. Due to the design and shape of this site, the placement of the required fence would not enhance security or aesthetics; the applicant thus requests a waiver of this requirement. The building façade will consist of red smooth iron spot face bricks, bronze stone accent bricks, a forest green standing seam metal roof, green and white striped fabric canopies, white prefabricated cornice, and earth-toned Exterior Insulation Finishing Systems (EIFS). Access to the mini-warehouse office and facility is obtained from the east side of building. Access to all other office or retail uses can be obtained from either the east or south sides of building. The maximum building height is 55 feet and building signage is shown on the south and east sides of building. In addition, the applicant is proposing a Burton Station community plaque and tree to commemorate the Burton Station community heritage. The plaque and tree are situated just east of the proposed flag pole. LAND USE AND PLAN INFORMATION EXISTING LAND USE: The entire site houses a bulk storage yard and truck stop including restaurant, maintenance garage, offices, truck wash, and associated parking. The specific portion of the site proposed for mini-warehousing is currently vacant or used as a truck parking area. SURROUNDING LAND USE AND ZONING: North: Vacant Land / I-1 Light Industrial District South: Northampton Boulevard South of Northampton Boulevard is a variety of commercial uses / B-2 Community Business District East: Retail shops / B-2 Community Business District West: Big Charlie s Truck Stop / I-1 Light Industrial District Commercial uses are on the other side of Big Charlie s Truck Stop / B-2 Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: A northern portion of the site is located within Flood Zone A, which is a special hazard area subject to inundation by the 1% annual chance flood. The remaining portion of the site proposed for development is located within Flood Zone X, which is an area outside the 2% annual chance flood. There are no other known natural resources or cultural features associated with this site. Page 2

3 STRATEGIC GROWTH AREA (SGA): This site is located in the Northampton-Diamond Springs Corridor section of the Northampton Boulevard Corridor (Burton Station) SGA. The Implementation Plan ( Plan ) provides a vision for this area that groups mixed-use buildings containing commercial office space, retail and restaurants, as well as apartments, a hotel, and surface and garage parking. The conceptual plan for this section of the SGA (page 26 of the Implementation Plan and as shown within this document) depicts use of the specific parcel as part of a larger mixed-use development where buildings front on Northampton Boulevard and a new roadway (Phase 2) to the north connecting Baker Road and the proposed new golf course roadway. An open space corridor is also shown that splits the mixed-use quad in half, connecting Northampton Boulevard and the future Phase 2 roadway to the north (the open space connection is further shown as part of the overall open space framework page 17 of the Plan). The Implementation Plan also provides Commercial Design Guidelines (page 35) that set the minimum standards for site and building design intended to create the streetscape and building masses envisioned by the overall Plan. CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Northampton Boulevard in front of this site is considered an eight-lane divided major urban arterial. The Master Transportation Plan proposes an eight-lane facility within a 190-foot right-of-way. Currently, this segment of roadway is functioning over capacity at a Level of Service E. No roadway Capital Improvement Program Projects are slated for this segment of roadway. However, this site is located within the Northampton boulevard Corridor Strategic Growth Area. TRAFFIC: Street Name Northampton Boulevard Present Volume Present Capacity Generated Traffic 63,460 ADT 1 56,240 ADT 1 (Level of Existing Land Use 2 2,023 Service D ) ADT Proposed Land Use 3 2,390 ADT 1 Average Daily Trips 2 as defined by a truck stop with 12 fueling positions 3 as defined by a truck stop, mini-storage, office and retail STORMWATER MANAGEMENT: The proposed subdivision drains to a 12-acre lake that is approximately 400 feet north of the proposed north lot line of Parcel I-1. Overflow from the 12-acre lake floods a nearby trailer park and a portion of Baker Road during severe storm events. CIP proposes outfall improvements that will relieve 10-year storm discharges from this lake. Until such time as the outfall improvements are completed under CIP or another City project, the applicant must comply with current Stormwater Management Ordinances which will be reviewed and approved during detailed site plan review. During detailed site plan review, attention should also be given to the fact that people store all kinds of things Page 3

4 in mini-warehouse facilities, such as paint, oil, flammable fluids, etc. The concrete slab under this mini-storage warehouse may be designed so that drainage is contained on-site. Drainage may be to catch basins leading to an oil-water separator before entering the City s sanitary sewer system, oppose to the City s storm drainage system. DEVELOPMENT SERVICE CENTER / LANDSCAPE REVIEW: Remove one parking space from each isle adjacent to the loading dock area and increase the width of the adjacent landscape island. Increasing the width of these landscape islands will provide adequate soil volume to support the health growth of a large canopy tree. WATER: The proposed subdivided parcel must connect to City water. SEWER: The proposed subdivided parcel must connect to City sanitary sewer. Sanitary sewer and pump station analysis for pump station #326 is required to determine if future flows can be accommodated. EVALUATION AND RECOMMENDATION This site is one of the largest parcels within the Northampton Boulevard Corridor and is among the first group of development projects in this Strategic Growth Area to be proposed since the adoption of the Plan. The proposed building is a multi-story structure that has design elements similar to recommendations of the Northampton Boulevard Corridor Plan. The Northampton Boulevard Corridor Plan recommends new multi-story commercial and flexible use buildings facing Northampton Boulevard. The uses contained in the proposed building (self-storage units, retail, and office) allow conversion of the building interior and flexible-use of the building as envisioned in the Plan. While, the orientation of the building is not perpendicular to the roadway as depicted on the Northampton Boulevard Corridor Concept Plan, the change in orientation of the building does not significantly detract from the overall quality of the plan. The open space, outdoor dining area, and the aesthetically pleasing building façade are remarkable improvements to the site and consistent with the recommendations of the Comprehensive Plan. Staff further notes that the site is not proposed exactly as is shown within some of the Northampton Boulevard Corridor approved concept plans, staff however finds that the concept plans as provided within the Plan are visual tools to help guide decisions and should not be used as code requiring a specific use or site layout. Staff goes on to note that while Northampton Boulevard is currently functioning over capacity, the proposed use is a relatively low traffic generator. There are numerous other uses allowed on this site, by right, which would generate a higher traffic impact. Staff, therefore concludes that the proposed use will have a minimal impact on the existing service level of the roadway and should not significantly alter traffic flow. Staff recommends approval of this request with the conditions below. Page 4

5 CONDITIONS 1. The site shall be developed in substantial conformance with the submitted site plan entitled, Conditional Use Site Plan for 5-Story Mini-warehouse Storage for Big Charlie s Truck Plaza, Inc., prepared by John E. Sirine & Associates, LTD., dated October 20, 2010 and last revised March 30, 2011, which has been exhibited to the City Council and is on file in the Planning Department. 2. When the property is developed extensive landscaping and landscape screening shall be provided as depicted and described on the submitted landscape plan entitled, Conditional Use Landscape Plan for 5-Story Mini-Warehouse Storage for Big Charlie s Truck Plaza, Inc., prepared by John E. Sirine & Associates, LTD., dated October 20, 2010 and last revised March 30, 2011, which has been exhibited to the City Council and is on file in the Planning Department. 3. One parking space from each isle adjacent to the loading dock area (as depicted in the abovementioned landscape plan) shall be removed and the width of the adjacent landscape island shall be increase to allow adequate soil volume to support the health growth of a large canopy tree. The width of the afore-mentioned landscaped islands shall be reviewed and approved by the Planning Department / Development Service Center during detailed site plan review. 4. The architectural design elements and exterior building materials shall be substantially in conformance with the submitted elevations labeled, Five Story Self Storage Facility for Big Charlies Truck Plaza, Inc.; Views-1-7 and additional submitted elevations identifying building materials. Said elevations have been exhibited to City Council and are on file in the Planning Department. 5. No window signs or signs placed in windows shall be permitted at this site, except one window sign as shown within the building elevation entitled Five Story Self Storage Facility for Big Charlies Truck Plaza, Inc.; View 4 may be permitted. All other signs shall come into compliance with the City of Virginia Beach Zoning Ordinance or a variance must be obtained approved through the Board of Zoning Appeals. 6. The existing free standing sign shall be removed from site within 90 days of City Council approval of this Use Permit. Any new free standing sign shall be a brick monument style sign, no more than eight feet in height. The free-standing sign shall be installed in accordance with the City Zoning Ordinance and the Site Plan Ordinance. 7. All outdoor lighting shall be shielded to direct light and glare onto the premises; said lighting and glare shall be deflected, shaded, and focused away from adjoining property. Any outdoor lighting fixtures shall not be erected any higher than 14 feet and shall be in substantial conformance to the submitted light fixture details and photographs. 8. There shall be no electric powered or diesel powered generators or generators fueled by any other source of energy located outside of the building. 9. The storage unit shall be used only for storage of non-hazardous goods. 10. The storage units shall not be used for office purposes, band rehearsals, residential dwellings, or any other purpose not consistent with the storage of goods. Page 5

6 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 Page 8

9 PROPOSED PERSPECTIVES Page 9

10 PROPOSED OUTDOOR DINING AREA Page 10

11 PROPOSED LIGHTING FIXTURES Page 11

12 EXISTING FREE-STANDING SIGN (TO BE REMOVED) Page 12

13 # DATE REQUEST APPLICANT ACTION 1 09/10/ /06/ /14/1969 Use Permit (truck washing, additional parking, motel, bulk storage) Use Permit (gas station, truck pavilion, & restaurant) Rezoning Big Charlie s Truck Plaza, Inc. Charlie H. Kestner City of Virginia Beach Partially 2 01/14/1997 Rezoning (B-2 to Northampton Business Conditional I-1) Center- III 3 01/26/1999 Use Permit (automotive Motiva Enterprises, service station) LLC. 4 06/27/2000 Use Permit (fuel sales with convenience store car wash & automotive service station) 4-N-1, LLC. ZONING HISTORY Page 13

14 5 02/13/ /13/ /25/ /25/2005 Rezoning (B-2, O-2 & I- 1 to Conditional I-1) Use Permit (Hotel) Rezoning (O-2 to Conditional I-1) Use Permit (hotel) 7 05/24/2005 Rezoning (Conditional I- 1 to Conditional B /13/2006 Rezoning (R-5D to Conditional I-1) 9 01/26/2010 Use Permit (senior housing) 10 05/22/2007 Modifications of Proffers Jay Barot Jay Barot Absolute Hospitality, Inc. Absolute Hospitality, Inc. Frontier Development, LLC Danny Martin Senior s Unlimited Lifestyles, Inc. Value Place Real Estate 05/22/2007 Use Permit (hotel) Value Place Real Estate 02/28/2006 Rezoning (B-2 to Conditional I-1) 11 12/08/1998 Use Permit (automotive repair garage) Tank Lanes Inc. Earl Scheibotva, Inc. ZONING HISTORY Page 14

15 DISCLOSURE STATEMENT Page 15

16 DISCLOSURE STATEMENT Page 16