Applicant Property Owner RTR Real Estate Associates, Tidewater Investments, LLC, Bruce Ranomski Public Hearing December 12, 2018 City Council Election District Centerville Agenda Item 7 Request Conditional Use Permit (Automobile Service Station) Staff Recommendation Approval Staff Planner Bill Landfair Location 1910 Kempsville Road, 1924 Kempsville Road & 1909 Centerville Turnpike GPINs 1455816402, 1455817626, 1455817527 Site Size 91,333 square feet AICUZ Less than 65 db DNL Watershed Southern Rivers Existing Land Use and Zoning District Automobile service station, veterinary establishment, used car sales / B-2 Community Business Surrounding Land Uses and Zoning Districts North Kempsville Road Convenience store, drug store, church / B-2 Community Business, R-5D Residential South Restaurant / B-2 Community Business East Centerville Turnpike Automobile service station, restaurants / B-2 Community Business West Office, mini-warehouse /B-2 Community Business Page 1
Background and Summary of Proposal The 91,333 square-foot site is located in the Centerville Strategic Growth Area at the corner of Kempsville Road and Centerville Turnpike, and is zoned B-2 Community Business District. The property is comprised of three parcels that are developed with a gas station, veterinary establishment, and a used car dealership. It is the applicant s desire to consolidate the three parcels into one property in order to redevelop the site. The property is proposed to be developed with a 6,004 square-foot convenience store and 20 fueling stations. The fuel sales use requires a Conditional Use Permit for an Automobile Service Station. Vehicular access to the site will be via both Kempsville Road and Centerville Turnpike. The proposed convenience store will have contemporary architecture, featuring a flat roof, a façade stepped back slightly from the top of the wall plate to the top of the parapet, and a pitched standing seam metal roof over the main entry. The proposed exterior building materials include a stone water table, brick veneer façade, and fieldstone accents. Likewise, the fuel canopy and dumpster enclosure will match the architectural style and color scheme of the proposed convenience store building. An eight-foot tall monument-style freestanding sign with a stone base is proposed at the entrance from Kempsville Road. The 52 parking spaces proposed will exceed the minimum number of parking spaces required (47) by the Zoning Ordinance. 1 Zoning History # Request 1 MOD Approved 09/14/1987 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
Evaluation and Recommendation The proposed request to develop the site with a convenience store with 20 fueling stations is acceptable. It is Staff s opinion that the proposed site layout depicts a logical layout that improves vehicular and pedestrian mobility by reducing the number of potential conflict points with vehicular traffic and pedestrians. Furthermore, the layout and building architecture are consistent with the Comprehensive Plan s goals of ensuring that all street-facing facades are of high quality, design elements including lighting and signage are consistent with typical automobile service stations, and appropriate screening is provided. Given the proposed safety improvements and the aesthetically pleasing design, Staff recommends approval of this request subject to the conditions below. Recommended Conditions 1. When the property is developed, it shall be in substantial conformance with the submitted Concept Plan entitled, CONDITIONAL USE PERMIT FOR 6S, prepared by Bohler Engineering, dated 9/13/18, which has been exhibited to the Virginia Beach City Council and is on file in the Department of Planning. 2. The exterior of the proposed building, fuel canopy, and dumpster enclosure shall substantially adhere in appearance, size and materials to the elevations and perspective view prepared by Cuhaci & Peterson, which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Department of Planning. 3. The freestanding sign shall be monument style with a stone base and substantially adhere in appearance, size and materials to the submitted freestanding sign exhibit prepared by Bohler Engineering, which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Department of Planning. 4. Signage for the site shall be limited to: a. Directional signs. b. One (1) monument-style freestanding sign, no more than eight (8) feet in height, set on a stone base and one (1) building and/or canopy sign. c. Striping on the canopy shall be limited to ten (10) feet on each side of the canopy or one-quarter of the length of each side. Signage on the canopy shall not be internally or externally illuminated. d. There shall be no other signs, neon signs, or neon accents installed on any wall area of the building, on the windows and/or doors, canopy, light poles or any other portion of the site. 5. At the time of site plan review, a Landscape Plan meeting all of the requirements of the Zoning Ordinance, shall be submitted for review to the Development Services Center. Approval of the site plan shall be obtained prior to the issuance of a building permit. 6. At the time of site plan review, a Photometric Plan shall be submitted for review and shall contain foot-candle lighting readings for all areas of the site including the perimeter. Said plan shall also specify light fixture height, light fixture type, proposed shielding, and light dimming capabilities. 7. The dumpster shall be enclosed with a solid wall in a color and material to match the building and any required screening shall be installed in accordance with Section 245 (e) of the Zoning Ordinance. 8. No outdoor vending machines and/or display of merchandise shall be permitted. Page 3
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. Comprehensive Plan Recommendations This site is located in the Woods Corner area of the Centerville Strategic Growth Area (SGA). For this area, the plan recommends improving the pedestrian environment and incorporating open spaces on commercial sites to serve both customers and nearby residents. Development standards for commercial sites in this area seek to prioritize the street experience, provide shaded circulation, provide small setbacks, create large sidewalks for pedestrian walkability and outdoor seating, provide lighting, signage, and landscaping that is reflective of the site and any street-facing facades are finished, and all mechanical equipment is screened. Natural and Cultural Resources Impacts The site is located in the Southern Waters watershed. There do not appear to be any significant natural or cultural resources associated with the site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic Kempsville Road 30,013 ADT 1 26,300 ADT 1 (LOS 4 C ) Existing Land Use 2 687 42,100 ADT 1 (LOS 4 D ) ADT Centerville Turnpike 18,444 ADT 1 13,600 ADT 1 (LOS 4 C ) Proposed Land Use 3 3,748 15,000 ADT 1 (LOS 4 D ) ADT 1 Average Daily Trips 2 as defined by convenience store w/fuel sales, automobile sales, animal hospital 3 as defined by a 6,000 square foot convenience store w/fuel sales Master Transportation Plan (MTP) and Capital Improvement Program (CIP) 4 LOS = Level of Service Kempsville Road in the vicinity of this application is considered a six-lane divided minor urban arterial facility. It is currently functioning at Level Of Service C. The MTP proposes a six-lane divided facility including a bikeway with a 150- foot right-of-way. Centerville Turnpike in the vicinity of this application is considered a two-lane divided minor suburban arterial facility. It is currently functioning at capacity. The MTP proposes a four-lane divided facility, including a bikeway with a 150-foot right-of-way. Centerville Turnpike Phase II and III are in the vicinity of this site and includes the construction of a four-lane divided highway with bike lane additions and landscape improvements in the median. Centerville Turnpike Phase II limits will be from the intersection of Indian River Road and Centerville Turnpike to the intersection of Kempsville Road and Centerville Turnpike. This project is currently under design and it is anticipated that the construction will start by June 2019 and will be completed by December 2021. Page 4
Centerville Turnpike Phase III limits will be from the intersection of Kempsville Road and Centerville Turnpike to the Chesapeake City Line. This project is currently under design and it is anticipated that the construction will start by July 2022 and will be completed by December 2024. Public Utility Impacts Water The site must connect to City water service. There is a 12-inch water main along Kempsville Road and a 20-inch water main along Centerville Turnpike. The parcel located at 1924 Kempsville Road is currently served by a ¾ water service and 5/8 commercial meter (ID#95069375). The parcel located at 1910 Kempsville Road is currently served by a ¾ water service and 5/8 commercial meter (ID#95009528). The parcel located at 1909 Centerville Turnpike is currently served by a 1 water service and 1 commercial meter (ID#95043229). All water services shall be used or abandoned in accordance with Public Utilities Standards. Only one water service connection will be permitted for this development. Sewer The site must connect City sewer service. There is a 12-inch sewer main along Kempsville Road. There is a 24-inch HRSD force main along Kempsville Road. There is an 8-inch sewer main ending at manhole 472-026-N in the southern portion of the intersection at Kempsville and Centerville. All three parcels are served by individual private pump station and force main systems that connect to one point on the 24-inch HRSD force main along Kempsville Road. Two additional private force mains from separate parcels also connect to this point. There is also one ductile iron sewer lateral located about 146 feet downstream of manhole 472-022-M which extends to the current parcel at 1924 Kempsville Road. All sanitary sewer services shall be used or abandoned in accordance with Public Utilities Standards. Only one sanitary sewer service connection is permitted for this development. Page 5
Proposed Site Layout Page 6
Proposed Elevations Page 7
Proposed Canopy and Dumpster Enclosure Page 8
Proposed Monument Sign Page 9
Site Photos Page 10
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