D1 September 11, 2013 Public Hearing APPLICANT: BEACH MUNICIPAL FEDERAL CREDIT UNION PROPERTY OWNER: SISTERS II, LLC STAFF PLANNER: Karen Prochilo REQUEST: Conditional Change of Zoning (AG-2 Agriculture [Historic and Cultural District Overlay] to B- 2 Community Business [HCD Overlay]) ADDRESS / DESCRIPTION: 2440 Princess Anne Road GPIN: 14948381080000 ELECTION DISTRICT: PRINCESS ANNE SITE SIZE: 1.96 acres AICUZ: 65 db to 70 db DNL Sub Area 2 APPLICATION HISTORY: This request was deferred by the Planning Commission on August 14, 2013 at the request of the staff. BACKGROUND / DETAILS OF PROPOSAL The applicant proposes to rezone the existing site zoned AG-2 Agricultural to Conditional B-2 Community Business for development of a credit union. The proposed branch will be a full-service credit union, including drive-through and walk-up ATM. The primary parking area will be located on the side of the building. There will be a small parking strip along the front of the building to accommodate required handicapped spaces. Another small parking area to the rear will be used for employee parking. The applicant submitted with the application several photographs of proposed styles for the building. Since the subject site is located within a Historic and Cultural Overlay District, the applicant presented the proposed building styles to the Historic Review Board (HRB) during a preliminary review of the applicant s plan by the HRB. Two styles were recommended by this Board as desirable architectural concepts. The architectural design of the building will be traditional colonial and consistent with the style of the majority of the buildings located on the Municipal Center campus. The proposed two-story building will have a primarily brick exterior, and cornice trim, a covered front entrance, and drive-through. The roof will incorporate either a hip or gable end design. Page 1
LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Undeveloped vacant site SURROUNDING LAND USE AND ZONING: North: Single-family dwellings / AG-2 Agricultural District & R-10 Residential District South: Princess Anne Road Municipal Office Buildings / O-2 Office District East: Fast-food chain restaurant / B-2 Community Business District West: Municipal Office Building / B-1 Limited Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: This site is within the Princess Anne Courthouse Historic and Cultural Overlay District. COMPREHENSIVE PLAN: The Comprehensive Plan identifies this parcel as being within the Princess Anne Special Economic Growth Area (SEGA 4). Planning and land use guidance for Princess Anne SEGA 4 is the Interfacility Traffic Area (ITA) and Vicinity Master Plan. The general vision for this area is for low-impact campus style developments built within an extensive and interconnected open space and trail network. Since the area is intended to serve as a transition between the City s developed north and rural south, development proposals should strive to achieve 50 percent open space on each proposed development (p. 16, 18). New development should be guided by LEED standards (p. 5). The ITA and Vicinity Plan designates this area as being a SEGA-4 s Special Places - Municipal Center and Historic/Cultural District. The Illustrative Plan identifies new municipal/commercial infill buildings in this area. Design directives support capitalizing on the historic character and buildings. In addition those directives include lining streets with mixed-use development. It is the long-term vision for the City of Virginia Beach to create a true mixed-use campus at the Municipal Center (p. 36). The ITA and Vicinity Master Plan s Building Type Guidelines state that mixed-use and commercial buildings should articulate a street edge that is more urbanized and defined by bringing commercial uses closer to the street. Parking is placed to the rear of the buildings to create a pedestrian-friendly environment. Outdoor seating and gathering spaces create courts that draw people into the block (p. 23). IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): This segment of Princess Anne Road is a three-lane local street consisting of two through-lanes with a twoway left-turn lane and marked on-street parking. Ongoing CIP projects to widen Princess Anne Road north of the site and to complete Nimmo Parkway are expected to re-route the majority of through-traffic away from this segment of Princess Anne Road upon project completion. Page 2
TRAFFIC: Street Name Present Volume Present Capacity Generated Traffic Princess Anne Road 10,200 ADT 1 (2012) Up to 9,900 ADT 1 (Level of Service D ) / Capacity 11,100 ADT 1 (Level of Service E ) Existing Land Use 2 10 ADT Proposed Land Use 3 558 ADT 110 Peak Hour trips 1 Average Daily Trips 2 as defined by 1.96 acres of AG-2 3 as defined by drive-through bank with 4 drive-through lanes The developer will be required to restripe Princess Anne Road for the removal of on-street parking to accommodate the site s driveways. The required restriping may extend beyond the site s frontage to ensure adequate sight distance for exiting vehicles; the specifics will be determined during the site plan review process. STORMWATER: Stormwater management for quantity and quality in accordance with City ordnance and state regulations is required. WATER: This site must connect to City water. There is an 8-inch City water line in Princess Anne Road. There is a 16-inch City water main in an easement at the rear of the parcel. SEWER: This site must connect to City sanitary sewer. Sanitary sewer and pump station analysis of Pump Station #614 is required to determine if future flows can be accommodated. There is an 8-inch City gravity sanitary sewer line in Princess Anne Road. There is an 8-inch City gravity sanitary sewer line in an easement at the rear of the parcel. There is a 10-inch City force main in an easement at the rear of the parcel. FIRE: No Fire Department comments at this time. HISTORIC REVIEW BOARD: A preliminary review for Certificate of Appropriateness was completed on June 20, 2013 (Preliminary Certificate is provided toward the end of this report). Final architectural and site plans shall be reviewed by the board prior to site plan approval. Sign Guidelines were adopted by the Historical Review Board in 2013 and will be referenced by the applicant at the time of a formal review by the Historical Review Board. EVALUATION AND RECOMMENDATION This proposal for a bank is compatible with the surrounding area. The proposed use is generally in keeping with the Comprehensive Plan s land use policies for Princess Anne SEGA 4 and the ITA and Vicinity Master Plan, as municipal center campus infill is recommended. Additionally, the proposed use is compatible with the AICUZ for this area. One of the key ITA and Vicinity Master Plan design directives cited is for parking to be located behind buildings; if this is not practical, then parking to the side of buildings is an appropriate alternative. Additionally, the Building Type Guidelines recommend the placement of the front façade of the building close to the street. The applicant has provided a well landscaped and buffered side yard parking area. The buildings along Princess Anne Road to the southeast include a mix of lots; a few have reduced front Page 3
yard setbacks as well as side and rear parking while other lots conform to current setback requirements. If, however, the proposed building was located at the minimum required setback for the B-2 District of 30 feet, and thus closer to the street, and the front parking area and drive aisle were replaced with an attractive streetscape landscaping area, including the desired business identification sign, there will be a stronger relationship of the building to the public realm and stronger and safer pedestrian connections from the sidewalk to the front door of the business. Staff has also recommended to the applicant for its consideration that the proposed plan be revised to eliminate the drive aisle to the drive-through located between the building and the parking area to the east. In lieu of access to the drive-through area being via that drive aisle, customers would access the drive-through via the aisle of the parking area. Parking for handicapped persons in front of the building would be a reasonable exception, but can be accessed with a one-way drive aisle rather than two-way. The applicant has presented a preliminary briefing of their project at the Historical Review Board s (HRB) June meeting. The applicant has stated that it is not their intent to pursue final architectural design at this time, as it may be a few years before the building is actually constructed; therefore, they do not wish to make formal application at this time. The applicant s representative has indicated that they will be following up with the Historical Review Board with final plans at a later date and a proffer regarding the Certificate of Appropriateness has been added. A preliminary site plan is an exhibit included with this application, and in taking action on the request, City Council would be approving the preliminary site plan. The applicant is aware that the building footprint shown on the preliminary site plan, the sign location, style, and the conceptual elevations included with this application s preliminary site plan may be subject to change pending review and approval of the elevations and building signage by the Historical Review Board and the Planning Director. The applicant has provided Proffer 4 to signify understanding of this requirement. Based on staff s evaluation of the request, as provided above, staff recommends approval of this request as proffered, with the understanding that future revisions to the plans may be necessary in the future as a result of final HRB review and development site plan review. PROFFERS The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to offset identified problems to the extent that the proposed rezoning is acceptable, ( 107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. PROFFER 1: When the Property is developed, it shall be a full service branch location for Beach Municipal Federal Credit Union and substantially in accordance with the Conceptual Site Layout & Landscape Plan of dated April 22, 2013, prepared by MSA, P.C., which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning ( Concept Plan ). PROFFER 2: When the Property is developed, it will be landscaped substantially as depicted and described on the Concept Plan. Page 4
PROFFER 3: When the Property is developed, it will be designed to include and incorporate a brick façade, hip and/or gable roofs, columns, an entrance porch and cornice trim similar to elevations #2 and #3 presented on June 20, 2013 to the Historic Review Board for the City of Virginia Beach. PROFFER 4: Full architectural and site review will be completed by the Historical Review Board via an approved Certificate of Appropriateness before submittal of final development plans for review to the Development Services Center. PROFFER 5: The dumpster enclosure will be wood with brick corner posts that match the materials of the building exterior. PROFFER 6: Further conditions may be required by the Grantee during detailed Site Plan review and administration of applicable City Codes by all cognizant City Agencies and departments to meet all applicable City Code requirements. STAFF COMMENTS: The proffers listed above are acceptable since they require the site and building elevations to be developed substantially as shown on the plans submitted, subject to final review by the Historic Review Board. The City Attorney s Office has reviewed the proffer agreement dated April 20 30, 2013, and found it to be legally sufficient and in acceptable legal form. 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 or Change of Zoning 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
AERIAL OF SITE LOCATION Page 6
PROPOSED SITE PLAN Page 7
PHYSICAL SURVEY Page 8
ARCHITECTURAL CONCEPTS RECOMMENDED BY HISTORIC REVIEW BOARD Page 9
3 ZONING HISTORY # DATE REQUEST ACTION 1 05/10/2005 CUP communications tower Granted 10/21/1985 REZ from AG Agricultural to B-1 Business Granted 2 12/09/2003 CRZ from B-1, B-2 & AG-2 to Conditional B-2 Granted 3 06/11/1996 CRZ from B-1 Business to B-2 Business Granted 02/08/1994 REZ from B1 Business to B-2 Business Denied 04/22/1985 REZ from AG Agricultural to B-1 Business Granted Page 10
DISCLOSURE STATEMENT Page 11
DISCLOSURE STATEMENT Page 12
PRELIMINARY APPROVAL BY HRB Page 13