6 November 13, 2013 Public Hearing APPLICANT: CAH HOLDINGS, LLC

Transcription

1 6 November 13, 2013 Public Hearing APPLICANT:, LLC PROPERTY OWNER: LC REALTY, LLC STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (Automated Car Wash) ADDRESS / DESCRIPTION: 3565 Holland Road GPIN: ELECTION DISTRICT: ROSE HALL SITE SIZE: 51,401 sq. ft. AICUZ: 65 to 70 db DNL (Sub Area 3) BACKGROUND / DETAILS OF PROPOSAL The applicant is requesting a Conditional Use Permit for an automated car wash (Auto Bell). The proposed location for the car wash is a 1.18-acre portion of the parking lot associated with the Lowe s store located on the parcel. The placement of the car wash as indicated on the submitted plan will result in the loss of 101 of the 611 parking spaces currently on the site. Lowe s will still maintain the required number of parking spaces. The site shall be subdivided to create a new parcel. The newly created parcel will conform to all requirements for a lot in the B-2 Community Business District and will be submitted to the Planning Department for review. The primary ingress/egress for the proposed car wash site will be on the east side of the site and is located in close proximity to one of the two ingress/egress points for Lowe s on Holland Road. The site can also be accessed along the south side through a reconfigured drive aisle in the Lowe s parking lot. There are additional egress points on the east and west sides. Ten parking spaces are provided along the proposed west side property line. Additionally, the applicant will add vegetated buffers between the site and the existing Lowe s parking lot. The existing grassy area including the trees and hedge row will remain as per the submitted conceptual site layout. The landscaping will be replaced in any areas where the existing landscape is dead or missing. The car wash facility is located in the southeastern corner of Page 1

2 the site. The footprint occupied by the car wash is approximately 110 feet in length and 30 feet in width (110 x30 ). The specific floor area of the building is 3,168 square feet. The application states that the car wash will employ 15 to 20 people and operate between the hours of 7:00 a.m. and 9:00 p.m. The building elevation drawing of the structure depicts brick columns spaced equidistant along a façade of storefront windows with Exterior Insulation Finish System (EIFS) along the top. Horizontal ribbons of red and blue stripes separate the glass from the EIFS above. A tower feature is depicted topped with a standing seam metal roof. The signage containing the name of the carwash is located on the tower feature. Additionally, there is a bell logo shown on the EIFS to the right of the tower. The applicant plans on placing a monument sign along Holland Road. The location, size and appearance of the sign are to be determined at a later date and will be approved by the Planning Director prior to obtaining a building permit. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Paved parking lot for Lowe s Home Improvement Center SURROUNDING LAND USE AND ZONING: North: Holland Road Retail / B-2 Community Business District South: Parking lot for Lowe s / B-2 Community Business District East: Parking lot for Lowe s / B-2 Community Business District West: Parking lot for Lowe s / B-2 Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: There do not appear to be any significant environmental or cultural features on the site, as it is already developed and almost entirely impervious. The site is in the Chesapeake Bay Watershed. COMPREHENSIVE PLAN: The Comprehensive Plan designates this area of the city as Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, and aesthetic quality of stable neighborhoods. IMPACT ON CITY SERVICES TRAFFIC: Street Name Present Volume Present Capacity Holland Road 30,900 ADT 1 22,800 ADT 1 (Level of Service D ) 27,400 ADT 1 (Level of Service E ) Generated Traffic Existing Land Use 2 0 ADT Proposed Land Use 3 45 ADT 1 1 Average Daily Trips 2 the area of the proposed land use currently consists of parking spaces 3 as defined by a 3,168 square foot Automated Car Wash facility Page 2

3 WATER: The proposed parcel must connect to City water. There is a 16-inch City water main in Holland Road. There is a 20-inch City water main in S. Rosemont Road. There is an 8-inch City water line in an easement on a parcel adjacent to Lowe s. SEWER: City sanitary sewer does not front the proposed parcel. The site must connect to City sanitary sewer. Sanitary sewer and pump station analysis for Pump Station #536 is required to determine if future flows can be accommodated. There is an 18-inch City force main in S. Rosemont Road. There is an 8-inch City gravity sanitary sewer main in an easement on a parcel adjacent to Lowe s. EVALUATION AND RECOMMENDATION The request for a carwash facility at this site is a good redevelopment of what is currently a largely unused portion of a large parking lot. The Comprehensive Plan states that developments that incorporate a carefully designed landscape package are more attractive, safer and retain higher economic value than those that do not. The submitted plan shows the addition of parking islands separating the site from the surrounding parking lot. These islands are grass with canopy trees being planted at each of the access points. The edge of the paved area of the site is set back approximately 36 feet from the right-of-way line along Holland Road which allows for a substantial buffer of green space. The existing landscaping buffer of trees and shrubs along Holland Road will provide an additional visual buffer. Any areas where this landscaping has deteriorated shall be replaced. As such, Condition 6 is recommended to address this issue. The submitted conceptual site layout does not depict any outdoor lighting; however, should any exterior lighting be installed it should be of a design that accentuates the site and provides sufficient illumination for the development without projecting light and glare onto adjacent properties or into the sky. Should exterior fixtures be installed, approval will be required from the Planning Department during the site plan review process. The submitted building elevations are consistent with the design standards as outlined in the Comprehensive Plan s Reference Handbook in regards to scale, building mass, proportion of building components, and building materials. The use of brick, EIFS, storefront windows, and a metal seam roof are consistent with the character of the commercial area surrounding the site. The proposed signage on the building conforms to the Comprehensive Plan s Reference Handbook that states all signage should be consistent in color and theme with the existing building. The applicant is also planning to install a monument sign along Holland Road. No drawings were submitted for this sign with this application. Upon completion of the design for this sign, an elevation and site plan showing the location will be approved by the Planning Director. As such, Condition 3 is recommended to address this issue. Holland Road is currently operating over capacity. Because the increase in trip generation is expected to be relatively low with the proposed use, staff does not foresee any traffic-related issues. The existing unsignalized access to the Lowe s parking lot from Holland road should be sufficient as the primary ingress/egress point and, at this time, it does not appear to need improvement. Staff recommends approval of this request with the conditions listed below. Page 3

4 CONDITIONS 1. Unless modified by any condition below or as a result of development site plan review, when the property is developed, it shall be in substantial conformance with the exhibit entitled, OVERALL PLAN OF AUTOBELL CAR WASH, prepared by MSA, P.C., dated 05/31/2013, which is on file in the Planning Department. 2. Unless modified by any condition below or as a result of building plan review, the design of the constructed building shall be in substantial conformance with the exhibit entitled, Front Elevation (Holland Road), which has exhibited to Planning Commission and is on file with the Planning Department. 3. The design and location of the freestanding monument sign along Holland Road shall meet all applicable zoning regulations. A plan showing design, placement, colors, and details for the sign shall be submitted to the Department of Planning / Current Planning Division for review and approval by the Planning Director prior to obtaining any building permits. 4. No window signs or outdoor advertising banners, pennants, streamers or other such visual devices beyond those permitted by the City Zoning Ordinance shall be permitted on the property. 5. The subject parcel shall be legally subdivided and a plat shall be recorded with the City of Virginia Beach Clerk of the Court. 6. The existing landscape buffer adjacent to Holland Road is to remain. Any areas where the landscaping has deteriorated shall be replaced. A landscaping plan shall be submitted with the development site plan for review by the City staff landscape architect during to determine if additional landscaping is required. 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 OVERALL PLAN Page 6

7 CONCEPTUAL SITE LAYOUT Page 7

8 BUILDING ELEVATION (Facing Holland Road) Page 8

9 ZONING HISTORY # DATE REQUEST ACTION 1 01/12/2010 Conditional Use Permit (Religious Use) Approved 2 11/10/2009 Conditional Use Permit (Bingo Hall) Approved 3 04/08/2008 Modification of Conditions (Gas station and Car wash) Approved 4 11/09/2004 Modification of Conditions (Bulk storage) Approved 5 03/02/2004 Rezoning and Conditional Use Permit (Motor Vehicle Sales) Approved 6 02/27/2001 Conditional Use Permit (Motor Vehicle Sales) Approved 7 04/13/1999 Conditional Use Permit (Motor Vehicle Sales) Approved 8 11/14/1995 Conditional Use Permit (Gas Station with Convenience Store) Approved 9 10/05/1995 Conditional Use Permit (Bulk Storage) Approved 10 11/10/1992 Conditional Use Permit (Religious Use, freestanding) Approved 11 07/13/1987 Conditional Use Permit (Motor Vehicle Rentals) Approved 12 01/01/1982 Land Use Plan (Oak Springs) Approved ZONING HISTORY Page 9

10 DISCLOSURE STATEMENT Page 10

11 DISCLOSURE STATEMENT Page 11