8 October 14, 2015 Public Hearing

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1 8 October 14, 2015 Public Hearing APPLICANT & PROPERTY OWNER: PRICE S HOLDINGS, LLC STAFF PLANNER: Karen Lasley REQUEST: A. Conditional Use Permit (Automobile Repair Garage) B. Change in Nonconforming Use (Motor Vehicle Sales) ADDRESS / DESCRIPTION: 5059 Cleveland Street GPIN: ELECTION DISTRICT: BAYSIDE SITE SIZE: 35,303 square feet AICUZ: Less than 65 db Ldn BACKGROUND / DETAILS OF PROPOSAL Background Price s Transmission and motor vehicle sales business is currently located in the one-story building on the northern portion of the subject site. A garden center occupies the two-story building on the south side of the property. Several smaller outbuildings are also existing. These businesses have been in operation for 38 years at this location. The site is zoned I-1 Industrial District and the auto sales and garden center are nonconforming uses. The site is being impacted by the Witchduck Road Phase II project. The applicant desires to remain in business at this location and has designed a site plan that will accommodate the road project and allow for the continuation of the auto repair garage and motor vehicle sales. The garden center will be removed from the site. Page 1

2 Details A summary of the proposal follows: Approximately 1,500 square feet of the northern, one-story garage and the awning along Cleveland Street will be removed to accommodate the Witchduck Road Phase II project. The remaining building will be renovated with new bay doors, windows, a new roof, a customer entrance, lighting, signage, and a new exterior finish. The automobile repair garage will be located in this renovated building. Six repair bays are proposed in the one-story building. The exterior of the one-story building will be significantly improved. Currently, the block building is painted red, white and blue in a stripe pattern. The proposed elevations show grey block with red metal accents and metal canopy trim. Upgraded lighting, doors and windows will be added. The 1,200 square foot greenhouse and three other small outbuildings will be removed from the site. The two-story southern structure will be renovated to accommodate the motor vehicle sales business and headquarter offices for Price s Transmission. The front entry porch will be removed from the two-story building. A new door, windows, signage, and decorative lighting will be added. Finishes will include red metal panel and silver metal panel. Submitted architectural renderings show that this building will be significantly upgraded. Approximately 16 parking spaces are shown for the display of motor vehicles offered for sale. Thirty-four parking spaces will be provided for staff and customers. There will be one 30 foot wide entrance on Witchduck Road. The Witchduck Road Phase II project will provide improvements on Denn Drive to include a 30 foot wide pavement section off Cleveland Street. The chain link fence will be removed and the existing utility pole and sign will be relocated. Finally, the project will provide a No Left Turn sign at this location to ensure Denn Drive is a right-in/right-out only. The subject site is permitted to have an entrance off Denn Drive which needs to be 18 feet wide for a one-way or 30 feet wide for a two-way entrance. The existing free standing sign will be acquired with the road project. A new freestanding sign is desired. One 32 square foot freestanding sign is permitted for this property. The right-of-way acquisition leaves approximately 25 feet of private property between the onestory building and Cleveland Street. This area is currently paved and used for parking. It is the applicant s intent to landscape this area. This private landscaping, along with the landscaping to be installed in the right-of-way with the road project, will result in a greatly improved streetscape. The submitted site plan also shows landscaping along Witchduck Road and a significant amount of interior landscaping. Page 2

3 For the most part, the current business operation lacks defined access and parking spaces. The submitted site plan provides for a much more orderly commercial site with improved parking and traffic flow. Nonconforming Uses: Motor vehicle sales and garden center sales are not allowed as principal uses in the I-1 Industrial District. These current uses are nonconforming, as defined in Section 105 of the City Zoning Ordinance. Although the garden center sales will be eliminated, the applicant proposes to relocate the motor vehicle sales on the site. Section 105(d) of the City Zoning Ordinance allows for the relocation of nonconforming uses onto another portion of the parcel provided City Council finds that the proposed change is equally appropriate or more appropriate to the district than is the existing nonconformity. City Council may attach such conditions and safeguards to its approval as it deems necessary to fulfill the purposes of this ordinance. As provided for by the italicized part of the ordinance section quoted above, the applicant is requesting a relocation of the motor vehicle sales use currently located on the property. The sales office will be moved to the two-story structure and 16 parking spaces are designated for the orderly display of vehicles for sale. Staff concludes that with all the planned improvements and removal of the garden center use, the relocation of the automobile sales will be more appropriate to the district than the existing nonconformity. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Motor vehicle repair garage, auto sales and a garden center. SURROUNDING LAND USE AND ZONING: North: Cleveland Street Vacant office/warehouse / I-1 Industrial District South: Proposed Housing Resource Center / Conditional B-4 Mixed Use District East: Automobile repair facility / I-1 Industrial District West: Witchduck Road Office use / I-1 Industrial District NATURAL RESOURCE AND CULTURAL FEATURES: The site is entirely impervious consisting of asphalt, concrete and structures. There are no known natural or cultural features associated with this site. COMPREHENSIVE PLAN: The Pembroke Strategic Growth Area 4 Implementation Plan, adopted in November 2009, identifies this parcel as being within the Central Village District of the Pembroke SGA. The Plan calls for the Central Village District to evolve into an eclectic neighborhood supporting small businesses, entertainment venues, small shops and galleries. The Pembroke SGA is a central urban core with a vertical mix of urban uses, great streets, mobility and transit alternatives, urban gathering places, environmental and neighborhood preservation and enhancement, green buildings and infrastructure opportunities providing a variety of civic, commercial, Page 3

4 artistic, and ethnically diverse areas. The Plan establishes a framework that concentrates a high density mix of complementary urban uses within a defined central area, creating a skyline for the City and providing for decreasing land use densities from the core. IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): North Witchduck Road in the vicinity of this application is a four-lane divided minor urban arterial. The MTP proposes an eight-lane facility within a 155-foot wide right-of-way. Currently, this segment of roadway is functioning over capacity at a Level of Service F. There is a Roadway CIP project for this area. Witchduck Road - Phase II (CIP 2-025) will provide a sixlane divided roadway within a 143-foot to 165-foot variable width right-of-way from I-264 to Virginia Beach Boulevard, a distance of approximately 2,600 feet. Aesthetic improvements such as a wide outside lane for cyclists and sidewalk enhancements will be provided as well. Roadway modifications will also occur on Pennsylvania Avenue, Mac Street, Southern Boulevard, Cleveland Street, and Admiral Wright Road at Denn Lane. The current estimate for start of construction is March TRAFFIC: Street Name Present Volume North Witchduck Road 47,814 ADT 1 Cleveland Street 7,300 ADT 1 Present Capacity Generated Traffic 14,800 ADT 1 (LOS 2 C ) 27,400 ADT 1 (LOS 2 E ) Exact trip volumes cannot be 7,300 ADT 1 (LOS 2 C ) 0 ADT 1 (LOS 2 E ) computed for the proposed use, however, there should be no increase with this proposal. 1 Average Daily Trips 2 LOS = Level of Service WATER and SEWER: This site is currently connected to City water and sanitary sewer. EVALUATION AND RECOMMENDATION Staff recommends approval of both the Conditional Use Permit for the automobile repair garage and for the relocation of the nonconforming motor vehicle sales business, subject to the conditions listed below. Although an automobile repair garage and motor vehicle sales are not the ultimate uses envisioned by the Pembroke Strategic Growth Area Implementation Plan, these businesses have operated here for over 38 years and the owners strongly desire to remain at this location despite the impact of the Witchduck Page 4

5 Road Project. The proposed improvements to the site and relocation of the nonconforming motor vehicle sales business will not only accommodate the road project, but will also result in a more organized commercial property with significant aesthetic improvements. Both applications are acceptable and the relocation of the nonconforming use is more appropriate to the district than the existing motor vehicle sales operation. CONDITIONS 1. The site shall be developed substantially in conformance with the submitted, undated, site plan entitled, Price s Transmission, prepared by Pennoni Associates. 2. The building renovations shall be substantially in keeping with the submitted architectural renderings dated July 7, 2015 and prepared by ionic dezign studios. 3. Any new freestanding sign shall be monument style with a maximum height of eight feet. 4. A detailed landscape plan shall be submitted to the DSC Landscape Architect for review and approval prior to final Site Plan approval. 5. The floor of the motor vehicle repair facility should be washed down daily or weekly into a drop inlet leading to an oil-water separator before entering the City s sanitary sewer system. Effluent from the oil-water separator must not be channeled into the City s storm drainage system because of its unknown chemical content. 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 5

6 AERIAL OF SITE LOCATION Page 6

7 PROPOSED SITE LAYOUT Page 7

8 RENDERING - VIEW FROM INTERSECTION OF NORTH WITCHDUCK ROAD AND CLEVELAND STREET Page 8

9 ELEVATION OF WEST FAÇADE OF REPAIR FACILITY Page 9

10 ELEVATION OF NORTH FAÇADE OF REPAIR FACILITY Page 10

11 ELEVATION OF SOUTH FAÇADE OF REPAIR FACILITY Page 11

12 ELEVATION OF EAST FAÇADE OF REPAIR FACILITY Page 12

13 ELEVATION OF WEST FAÇADE OF OFFICE Page 13

14 ELEVATION OF NORTH FAÇADE OF OFFICE Page 14

15 # DATE REQUEST ACTION 1 09/15/2015 CRZ (I-1 to Conditional B-4) Approved 09/15/2015 CUP (Housing Resource Center) Approved 2 09/11/2012 CUP (bulk storage yard) Approved 3 02/12/2002 CUP (communications tower) Approved 4 06/24/2003 STC Approved ZONING HISTORY Page 15

16 DISCLOSURE STATEMENT Page 16

17 DISCLOSURE STATEMENT Page 17

18 DISCLOSURE STATEMENT Page 18

19 DISCLOSURE STATEMENT Page 19

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