Applicant Larae Tucker Property Owner Doswell Ventures, LLC Public Hearing May 10, 2017 City Council Election District Princess Anne Agenda Item 3 Request Modification of Conditions (Automobile Service Station) Staff Recommendation Approval Staff Planner Jimmy McNamara Location 2101 General Booth Boulevard GPIN 2414181717 Site Size 39,639 square feet AICUZ 65-70 db DNL; Sub-Area 2 Watershed Southern Rivers Existing Land Use and Zoning District Gas station / B-2 Community Business Surrounding Land Uses and Zoning Districts North London Bridge Road Fast food restaurant / B-2 Community Business South Office / B-2 Community Business East General Booth Boulevard Single-family dwellings / R-10 Residential West Fuel sales, grocery store / B-2 Community Business Page 1
Background and Summary of Proposal In 1986, a Conditional Use Permit was granted for an Automobile Service Station that allowed the site to be developed with a convenience store and a fuel canopy with eight fueling stations. In 1996, a Conditional Use Permit was approved for a one-bay automatic car wash that was never built. The applicant now requests a Modification of the 1986 Conditional Use Permits in order to redevelop the site with a new Automobile Service Station, as a 7-eleven that will include the redevelopment of the convenience store and the fuel canopy. The new, approximately 3,000 square foot, one-story convenience store is proposed with an exterior of a mix of red and grey brick. The existing fuel canopy will also be replaced with a brick supports and eight fuel pumps. The site is proposed to be accessed via two points of ingress/egress along the rights-of-way, which are designed to increase vehicular safety. The existing entrance on General Booth Boulevard will be relocated slightly to the south, farther from the nearest intersection and will include the addition of a right-turn lane. The existing access on London Bridge Road will be relocated slightly to the west and likewise will be farther away from the closest intersection. The applicant is aware that the existing no ingress/egress easement along the rights-of-way will need to be relocated to accommodate the relocated points of ingress/egress. There is an existing crossaccess easement that provides access to the adjacent shopping center that will remain as it exists today. A 10-foot wide scenic/landscape easement exists parallel to General Booth Boulevard. The applicant is cognizant that the proposed addition of a right-turn lane off of General Booth will necessitate the relocation and reestablishment of this easement. 5 CUP Conditional Use Permit REZ Rezoning CRZ Conditional Rezoning 2 1 3 4 Application Types MOD Modification of Conditions or Proffers NON Nonconforming Use STC Street Closure Zoning History # Request 1 CUP (Car Wash) Approved 06/11/1996 CUP (Automobile Service Station) Approved 5/19/1986 2 CUP (Automobile Service Station) Approved 02/05/2005 3 MOD Approved 08/28/2007 CRZ (R-10 & R-20 to Conditional O-1) Approved 06/27/2006 4 REZ (R-20 to R-7.5) Approved 06/27/1995 5 CUP (Religious Use) Approved 02/10/1998 FVR Floodplain Variance ALT Alternative Compliance SVR Subdivision Variance Page 2
Comprehensive Plan Recommendations The Comprehensive Plan identifies this site as being located within the Suburban Area. The general planning principles for the Suburban Area focus on creating and maintaining great neighborhoods through stability and sustainability; protecting and enhancing open spaces and places of cultural and historical significance; and creating and maintaining a transportation system that provides connectivity and mobility. Achieving these goals requires that all land use activities either maintain or enhance the existing neighborhood through compatibility with surroundings, quality and attractiveness of site and buildings, improved mobility, environmental responsibility, livability, and effective buffering with respect to type, size, intensity and relationship to the surrounding uses. (pp. 1-59 to 1-68) Natural and Cultural Resources Impacts The site is located in the Southern Rivers Watershed. Drainage in the Southern Rivers watershed is highly impacted by the presence of high ground water, poorly draining soils, and high water surface elevations in downstream receiving waters. There are no significant natural or cultural resources associated with the site. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic 34,900 General Booth Boulevard 34,950 ADT 1 ADT 1 (LOS 4 D ) 37,100 ADT 1 (LOS 4 E ) Existing Land Use 2 1,302 ADT Proposed Land Use 3 1,953 ADT London Bridge Road 21,240 ADT 1 30,600 ADT 1 (LOS 4 D ) 1 Average Daily Trips 2 as defined by eight fueling stations and a 1,248 square foot convenience store 3 as defined by eight fueling stations and a 3,000 square foot convenience store 4 LOS = Level of Service Master Transportation Plan (MTP) and Capital Improvement Program (CIP) General Booth Boulevard in the vicinity of this application is a four-lane access controlled major suburban arterial. London Bridge Road is a four-lane divided suburban minor arterial. There are currently no CIP projects scheduled for this portion of General Booth Boulevard or London Bridge Road. Public Utility Impacts Water The site currently connects to City water. There is an existing 20-inch City water transmission main along General Booth Boulevard and a 16-inch to 10-inch City water main along London Bridge Boulevard. The existing one-inch water meter (City ID #95112548) may be used or upgraded to accommodate the proposed use. Sewer The site currently connects to City sewer. There is an existing 30-inch HRSD sanitary sewer force main along General Booth Boulevard, an eight-inch City gravity sewer main located within a public utility easement on adjacent property to the west and an eight-inch City sanitary sewer force main located within a public utility easement on adjacent property to the west. Page 3
Evaluation and Recommendation The applicant s request to redevelop the site with a convenience store and fueling pumps is consistent with the existing use and will serve as an improvement to the area. The relocation of the entry points and the addition of a right-turn lane on this busy portion of General Booth Boulevard are welcomed safety improvements. The applicant has worked with Staff to ensure high quality design and building materials for the convenience store and the fueling canopy. As recommended by the Comprehensive Plan, the applicant has submitted a preliminary drainage study to the Development Services Center (DSC) outlining their proposed stormwater strategy for the subject site. As a result of their review, the DSC has agreed that the proposed conceptual stormwater strategy has the potential to successfully comply with the stormwater requirements of this site. However, this review is not a formal approval of the submitted stormwater plan. More details will be required and a formal review will take place during the site plan review process. Based on the considerations above, Staff recommends approval of the application subject to the conditions below. Recommended Conditions 1. When the site is redeveloped, it shall be in substantial conformance with the submitted site layout exhibit entitled, GENERAL BOOTH AND LONDON BRIDGE PRELIMINARY LAYOUT PLAN, prepared by Blakeway Surveying, Engineering and Environmental, dated February 27, 2017, which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department. 2. The exterior of the proposed building, fuel canopy, and dumpster enclosure shall substantially adhere in appearance, size and materials to the elevations entitled, REVIEW BOARD BUILDING, DUMPSTER ENCLOSURE, AND CANOPY ELEVATIONS, prepared by K2M Design, and dated February 8, 2017, which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department. 3. The freestanding sign shall be monument style with a brick base that matches the brick exterior of the new convenience store building and substantially adhere in appearance, size and materials to the submitted freestanding sign exhibit entitled, 7-Eleven #38162 2101 General Booth Boulevard, prepared by Harbinger, which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department. 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 brick base to match the building brick and two (2) building and/or canopy signs. 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. A Landscape Plan shall be submitted at the time of final site plan review reflective of the location and plant material depicted on the site layout exhibit referenced in Condition 1 above. Said plan shall adhere to all requirements of the Virginia Beach Landscaping Guide. 6. The dumpster shall be enclosed with a solid brick wall in a color to match the building and any required screening shall be installed in accordance with Section 245 (e) of the Zoning Ordinance. 7. No outdoor vending machines and/or display of merchandise shall be permitted. Page 4
8. No vacuum or air pumps shall be located in any area closer to General Booth Boulevard than the closest façade of the building on that side. All vacuums and air pumps shall be screened with evergreen plant material, of a size and species acceptable to the Development Service Center s Landscape Architect, all of which shall be depicted on the Landscape Plan. 9. Prior to the release of the site plan, the existing 10-foot landscape/scenic easement shall be relocated to accommodate the proposed improvements adjacent to the right-of-way along General Booth Boulevard. 10. Prior to the release of the site plan, the existing no ingress/egress easement shall be vacated and shall be reestablished along the London Bridge Road and General Booth Boulevard with the exception of the only access points being those depicted on the site layout exhibit referenced in Condition 1. 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
Proposed Site Layout Page 6
Proposed Elevations Page 7
Proposed Monument Sign Page 8
Site Photos Page 9
Disclosure Statement Larae Tucker Page 10
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