Request Conditional Use Permit (Automobile Repair Garage) Staff Planner Kevin Kemp Location 845 Lynnhaven Parkway GPIN 14963473030000 Election District Rose Hall Site Size 0.40 acre portion of a 6.35 acre site AICUZ Greater than 75 db DNL Existing Land Use Commercial Strip Center Surrounding Land Uses and Zoning Districts North Commercial Use / B-2 Community Business South Lynnhaven Parkway Commercial Use / B-2 Community Business East Commercial Use / B-2 Community Business West Commercial Use / B-2 Community Business Applicant Property Owner Lynn Plaza Investments, LLC c/o Pembroke Commercial Realty, LLC Public Hearing January 13, 2016 Page 1
Background and Summary of Proposal The applicant requests a Conditional Use Permit to allow a 0.4-acre portion of the site to be redeveloped with an automobile repair facility. The 6.35-acre site is developed with a strip mall shopping center. The portion of the site proposed for redevelopment contains a vacant building that was previously a drive-thru restaurant. The existing building will be demolished. The applicant proposes to construct a 1,300 square foot oil change facility. The building will be oriented towards the front of the site, with two drive aisles located behind the building to accommodate vehicle stacking. The site is currently entirely impervious cover. As part of the redevelopment, landscape islands will be added on the east side of the building and along the rear of the site. Foundation landscaping will be planted along the south and east sides of the building. The dumpster will be located in the northeastern, rear corner of the site and will be screened using a six-foot, solid, vinyl fence and the required Category I landscape material. Access to the site will remain from an existing entrance to the shopping center from Lynnhaven Parkway. The site can also be accessed internally from the shopping center s parking area. There are four parking spaces proposed at the rear of the site and the existing row of parking adjacent to Lynnhaven Parkway will remain. The applicant would like to install a freestanding, monument sign along Lynnhaven Parkway; however, because subdividing the portion of the larger lot proposed for redevelopment is not part of this request, a freestanding sign is not permitted. The existing shopping center has a freestanding identification sign located at the entrances along Lynnhaven Parkway and South Lynnhaven Road; therefore, fulfilling the number of freestanding signs permitted on the site. Should the applicant desire an additional freestanding sign, a variance will be required from the Board of Zoning Appeals. The submitted building elevations depict a one-story building containing two service bays. The primary design element is a tower feature located at the western corner of the building. The tower feature extends above the roofline and is capped with a pitched, standing-seam metal roof. The primary exterior is Exterior Insulation Finish System (EIFS). A brick base runs the length of the building. A red color band extends around the top of the building. Two building signs are shown on the front elevation. The company logo will be centered on the tower feature. Staff is recommending a condition as part of this Use Permit for the purpose of ensuring all signs comply with the requirements of the Zoning Ordinance. 3 1 2 Zoning History # Request 1 CUP (Tattoo Parlor) Approved 06/08/2010 2 MOD (to CUP Approved by Council on 07/12/1982) Approved 12/02/2008 CUP (Automobile Service Station) Approved 07/12/1982 3 CUP (Automobile Sales and Service) Approved 10/14/1997 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Page 2
Comprehensive Plan Recommendations The Comprehensive Plan designates the subject property as being within the Suburban Area, Special Economic Growth Area (SEGA) 2- West Oceana. This SEGA includes Lynnhaven Mall, surrounding retail and office complexes and Oceana West Industrial Park. All of this area is inside the AICUZ high noise zone and much of it is subject to Navy restrictive easements. The SEGAs are predominately nonresidential areas located adjacent to NAS Oceana and in the Interfacility Traffic Area and are viewed as special areas with significant economic value and growth potential. Land uses compatible with military uses are targeted for these areas. The City supports all new development or improved redevelopment proposals in this area that adhere to the City s AICUZ provisions and the City s economic growth strategy. The area west of Lynnhaven Parkway is recommended corporate office, retail, and other comparable commercial uses. Due to the site s high visibility, special attention should be given to ensure high quality site, landscape and building designs. (pp. 3-29 to 3-30) The planning principles for the Suburban Area are reinforced by the Special Area Development Guidelines for the site and the building design guidelines outlined in the Comprehensive Plan s Reference Handbook. The guidelines applicable to this request include the following: (pp. B-7 to B-12) In the absence of existing vegetation, new hardy native plant materials of a type, size and location should be added to achieve a high quality physical environment. When selecting the type, size, and location of landscaping at critical areas such as intersections, parking lot crossways and driveways; safe lines-of-sight that meet or exceed development standards should always be considered. Structures should be designed to attract the eye with proportional elements of scale, mass, and height, both in relation to the site and surrounding environment. Any façade of a building visible from a roadway should be designed to possess as much detail as the primary façade. Building materials should be long lasting, attractive, and high quality with complimentary color schemes that reflect the character of the area. All outdoor lighting should be of a design that accentuates the site and provides sufficient illumination of the development without projecting light and glare onto adjacent properties. All signs should be consistent in color and theme with the primary building. Oversized or overly elaborate signs that compete for attention or which create visual clutter are discouraged. Natural and Cultural Resources Impacts The site is located within the Chesapeake Bay Watershed. There do not appear to be any significant natural or cultural resources associated with this site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic Lynnhaven Parkway 35,100 ADT 1 42,100 ADT 1 (LOS 4 D ) 48,200 ADT 1 (LOS 4 E ) Existing Land Use 2 106 ADT South Lynnhaven Road 16,200 ADT 1 22,800 ADT 1 (LOS 4 D ) Proposed Land Use 3-80 ADT 27,400 ADT 1 (LOS 4 E ) 1 Average Daily Trips 2 as defined by 690 sq. ft. restaurant with drive-thru 3 as defined by a two bay quick lubrication vehicle stop Master Transportation Plan and Capital Improvement Program 4 LOS = Level of Service The site is an outparcel lease area in one of three interconnected parcels forming a shopping center with unsignalized access to Lynnhaven Parkway and South Lynnhaven Road, the overall center having one full-access entrance on each road and three right-in/right-out entrances. Page 3
Lynnhaven Parkway is a six-lane major urban arterial; South Lynnhaven Road is a four-lane minor urban arterial. There are no CIP projects programmed to modify either, although the 2010 MTP Ultimate Right-of-Way listing identifies this segment of Lynnhaven Parkway as a future eight-lane roadway. Public Utility Impacts Water The site is currently connected to City water. There is a 16-inch City water main along Lynnhaven Parkway. Sewer The site is currently connected to City sewer. There is an 8-inch gravity sewer main along Lynnhaven Parkway. Evaluation and Recommendation This proposal will redevelop what is currently a highly visible and distressed portion of the subject site. The proposed site changes will, in Staff s opinion, be a welcomed aesthetic improvement to the area and is compatible with the commercial nature of the surrounding area. Staff finds that the proposed oil change facility is generally consistent with the Comprehensive Plan s land use policies for the Suburban Area as well as the provisions of the Zoning Ordinance with regard to site and building design. Additionally, this proposal is a compatible use with the provisions identified in the Land Use Compatibility Table in Article 18, Special Regulations in Air Installations Compatible Use Zones (AICUZ) of the Zoning Ordinance, for a site located within the greater than 75 db DNL noise zone. Provided below is a brief summary of the proposal s consistency with the Comprehensive Plan s Special Area Development Guidelines for Suburban Areas: Access and Circulation- Access to the site will not be changed with this proposal. The site is accessed from an existing entrance to the shopping center from Lynnhaven Parkway. Internal circulation appears safe and convenient. Pedestrian Movement- The proposed use of the site is completely automobile-centric in nature and requires little consideration to pedestrian access. The submitted site plan shows a clearly marked path between the handicap parking area and the building entrance. Parking Areas- The four parking spaces provided at the rear of the site meet the parking requirements of the Zoning Ordinance. Additional parking is accommodated with the existing row of parking adjacent to Lynnhaven Parkway. Landscape Design Techniques- Landscape islands, containing canopy trees, will be added on the east side of the proposed building and along the rear of the site. The existing paved parking area extends to the property line adjacent to Lynnhaven Parkway; therefore, it is difficult to incorporate any street frontage landscaping along the right-of-way. Foundation landscaping will be planted along both facades of the building where visible from Lynnhaven Parkway. Signage- A freestanding monument sign is proposed within the existing row of parking adjacent to Lynnhaven Parkway with a landscape island surrounding the sign. The two existing shopping center identification signs located on the site fulfill the number of permitted freestanding signs on the site. Should the applicant wish to add another freestanding sign, a variance will need to be granted from the Board of Zoning Appeals. Building Design- The proposed building design uses quality building materials and is consistent with the Retail Design Guidelines. Based on the finds above, Staff recommends approval of this request with the conditions below. Page 4
Recommended Conditions 1. Except as modified by any other condition of this Conditional Use Permit, the site shall be developed in substantial conformance with the submitted site plan entitled, TAKE 5 OIL PARKWAY PLAZA, 845 LYNNHAVEN PARKWAY, dated November 19, 2015 and prepared by American Engineering. Said plan has been exhibited to the City Council and is on file with the City of Virginia Beach Planning Department. 2. Except as modified by any other condition of this Conditional Use Permit, the building shall be constructed in substantial conformance with the submitted building elevation drawing entitled, TAKE 5 OIL CHANGE, 845 LYNNHAVEN PARKWAY, VIRGINIA BEACH, VA 23452 dated October 15, 2015 and prepared by Childrey Robinson Associates. Said elevation drawing has been exhibited to the City Council and is on file with the City of Virginia Beach Planning Department. 3. All on-site signage shall meet the requirements and regulations of the Zoning Ordinance. A permit shall be obtained for all signage from the Planning Department, Zoning Office. 4. Except as modified by any other condition of this Conditional Use Permit, landscape shall be installed in substantial conformance with the plan references in Condition 1 above. 5. The dumpster shall be enclosed with a solid vinyl fence, not less than six-feet in height, and any required screening shall be installed in accordance with Section 245(e) of the Zoning Ordinance. 6. No outdoor vending machines and/or display of merchandise shall be allowed. 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
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