3 June 10, 2015 Public Hearing

Transcription

1 3 June 10, 2015 Public Hearing APPLICANT & PROPERTY OWNERS: DAVID S. & TERESSA A. ITALIANO STAFF PLANNER: Kevin Kemp REQUEST: Conditional Use Permit (bulk storage yard) ADDRESS / DESCRIPTION: 1417 London Bridge Road GPIN: ELECTION DISTRICT: ROSE HALL SITE SIZE: 1.09 acres AICUZ: >75 db Ldn & APZ-1 BACKGROUND / DETAILS OF PROPOSAL Background: The applicant requests a Conditional Use Permit to allow the continued use of the property as a storage yard for landscape materials. The applicant requested a Zoning Verification letter from the Zoning Office of the Planning Department. During the research required as part of that verification, Staff found that the City has no record of a Conditional Use Permit ever being granted for bulk storage on the subject site. Once notified of this finding, the applicant submitted this application. Details: Proposed improvements to the site include the installation of a four-foot high, vinyl fence adjacent to Drakesmile Road, supplemented with a row of evergreen shrubs and large canopy trees along the outside of the fence. A chain-link fence separates the existing storage yard from the adjacent parcels to the north and east. The applicant requests a deviation from the required Category VI screening, as allowed by Section 221(i) of the Zoning Ordinance, to allow the chain-link fence to remain. Access to the site is currently from London Bridge Road; no new access points are requested with this application. The existing entrance into the facility is composed of a crushed gravel surface. The submitted Page 1

2 site plan shows that the area of the entrance between the paved portion of London Bridge Road and the property line will ultimately be paved. Access to the storage yard will be controlled by a gate that is set back approximately 75 feet from London Bridge Road. EXISTING LAND USE: Bulk storage yard for landscape material LAND USE AND COMPREHENSIVE PLAN SURROUNDING LAND USE AND ZONING: North: London Bridge Road Mulch processing facility / AG-2 Agricultural District South: Undeveloped wooded area & mini-warehouse facility / Conditional I-1 Industrial District East: Undeveloped wooded area & mini-warehouse facility / I-1 Industrial District West: Drakesmile Road Veterinary Office and Kennel / AG-2 Agricultural District & I- 1 Industrial District NATURAL RESOURCE AND CULTURAL FEATURES: The site is undeveloped, and the ground cover primarily consists of a gravel surface. The site is located in the Chesapeake Bay Watershed. There do not appear to be any significant cultural features associated with the site. COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as being located within the Suburban Area and within Special Economic Growth Area 3 (SEGA 3), South Oceana. Strategic Growth Area 3 is located in close proximity to Naval Air Station Oceana and has significant economic value and growth potential, targeting land uses that are compatible with military operations. The City supports development and redevelopment in these areas that is consistent with the AICUZ provisions as set forth in Article 18 of the Zoning Ordinance and the City s economic growth strategy (pp. 3-5). Strategic Economic Growth Area 3 is a large hourglass shaped tract of land encompassing properties on both sides of Dam Neck Road between Holland Road and Corporate Landing Parkway. In the western portion, between Drakesmile Road and Holland Road, there are considerable environmental constraints. Portions of this area are also impacted by high noise zones, accident potential zones and restrictive easements from the United States Department of the Navy. In this area, the Comprehensive Plan calls for non-residential, light industrial uses. IMPACT ON CITY SERVICES TRAFFIC: Page 2

3 Street Name Present Volume Present Capacity Generated Traffic London Bridge Road 12,200 ADT 1 9,900 ADT 1 (LOS 4 D ) 11,100 ADT 1 (LOS 4 E ) Existing Land Use 2 20 ADT Proposed Land Use 2 20 ADT 1 Average Daily Trips 2 as defined by a 1.09 acre parcel used for wholesale nursery products 4 LOS = Level of Service WATER& SEWER: City water and sewer are not required for this use of the property. EVALUATION AND RECOMMENDATION Staff recommends approval of this request for a bulk storage facility. The property has been used in this capacity for many years, and the changes to the site proposed with this application are, in Staff s opinion welcome improvements. The use is consistent with the Comprehensive Plan s land use policies for the Suburban Area, and more specifically with the Special Economic Growth Area 3, South Oceana. Additionally, bulk storage use is consistent with the industrial character of the surrounding area and is compatible with the mulch processing facility to the north and mini-warehouse facility to south. The site is extremely visible from Drakesmile Road. The proposed installation of a four-foot vinyl fence and the planting of shrubs and trees between the fence and the Drakesmile Road right-of-way will greatly improve the aesthetics of the site. Section 228 of the City Zoning Ordinance requires that a bulk storage yard be screened with Category VI landscaping, which includes a solid fence, not less than six feet in height, with plants along the exterior of the fence. The submitted site plan shows chain-link fencing along the north and east sides of the storage yard, which does not meet the Category VI requirement. The applicant is requesting that this deficiency be addressed through the provisions of Section 221 (i) of the Zoning Ordinance, which allows City Council to grant deviations from required setbacks, landscaping, height, lot area requirements, and lot coverage. The City Council may allow such deviations for good cause shown upon a finding that there will be no significant detrimental effects on surrounding properties. Staff concludes that use of a chainlink fence in the locations depicted on the site plan in lieu of the required Category VI landscape screening will not adversely impact the adjacent properties, especially given the industrial use of those properties. Staff finds that the proposed site improvements are welcome aesthetic upgrades to a site that has been used as a highly visible storage yard for many years. Staff, therefore, recommends approval of this request with the conditions below. Page 3

4 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 plan entitled CONCEPT PLAN, WHOLESALE LANDSCAPE SUPPLIES BY DAVID ITALIANO, dated February 11, 2015, and prepared by Gallup Surveyors & Engineers, Ltd. 2. Vehicular access to the facility shall be only from the existing access point on London Bridge Road, as shown on the concept plan referenced in Condition 1. The entrance shall be improved as depicted in the submitted concept plan referenced in Condition 1 above. 3. Plants shall be installed in the area between the right-of-way of Drakesmile Road and the vinyl fence as follows: a. Nine (9) large canopy trees evenly spaced with azaleas planted around the base of each tree; and b. A row of evergreen shrubs, with a minimum height at planting of twenty-four inches (24 ), between each of the large canopy trees. 4. The site shall be used only for the storage of landscape materials. The use of the site for the storage of shipping cargo containers, portable self-storage containers, or any such similar storage container on the site shall not be permitted. 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 PROPOSED SITE LAYOUT (Conditions 1 and 3) Page 6

7 VIEW FROM WEST SIDE OF DRAKESMILE ROAD LOOKING SOUTH (GOOGLE Street View) Page 7

8 ZONING HISTORY # DATE REQUEST ACTION 1 09/16/2014 Modification of Conditions Approved 09/16/2014 Floodplain Variance Approved 02/22/2005 Conditional use permit (Animal Pound) Approved 2 07/02/2013 Conditional use permit (Bulk Storage Facility) Approved 01/11/2005 Change of Zoning (AG-1 & AG-2 to Conditional I-1) Approved 3 10/29/2002 Change of Zoning (I-1 & I-2 to Conditional I-2) Approved 4 02/01/2000 Modification of Proffers Approved 01/23/1989 Change of Zoning (AG-1 & AG-2 to Conditional I-2) Approved 5 10/20/1997 Modification of Proffers Approved 06/27/1995 Modification of Proffers Approved 05/05/1986 Change of Zoning (AG-2 to I-2) Approved 6 08/04/1986 Change of Zoning (AG-2 to I-1) Denied Page 8

9 DISCLOSURE STATEMENT Page 9

10 DISCLOSURE STATEMENT Page 10

11 DISCLOSURE STATEMENT Page 11

12 DISCLOSURE STATEMENT Page 12