Request Conditional Use Permit (Automobile Repair Garage and Bulk Storage) Staff Planner Jimmy McNamara

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1 Applicant Property Owner J & J Shikellamy, LLC Public Hearing March 9, 2016 (Deferred on 02/10/2016) City Council Election District Beach Agenda Item D2 Request Conditional Use Permit (Automobile Repair Garage and Bulk Storage) Staff Planner Jimmy McNamara Location 569 Central Drive GPIN Site Size 1.97 acres AICUZ Greater than 75 db DNL, APZ 2 Existing Land Use and Zoning District Office Warehouse / I-1 Light Industrial Surrounding Land Uses and Zoning Districts North Office warehouse / I-1 Light Industrial South Office warehouse / I-1 Light Industrial East Central Drive Vacant / I-1 Light Industrial West Eastern Branch Lynnhaven River Office warehouse / I-1 Light Industrial Page 1

2 Background and Summary of Proposal The applicant requests a Conditional Use Permit for an Auto Repair Garage and Bulk Storage. The applicant proposes to occupy a 6,000 square foot building for auto repair and approximately 35,000 square feet of the 1.97 acre site will be used for storage of automobiles. There are currently two office warehouse buildings on the property. The applicant will occupy the rear building. Access to the site is from an existing curb cut along Central Drive. The nature of the applicant s business is the wholesale of vehicles to used car lots. Three employees will work on the property between the hours of 9:00 a.m. to 5:00 p.m., Monday through Friday and 9:00 a.m. to 3:00 p.m., on Saturday. No retail sales to the general public are proposed at this location. Light mechanical work and body repair will occur within the existing building. The applicant intends to store vehicles in the bulk storage yard that are awaiting repair. As such, a Conditional Use Permit for a Bulk Storage Yard is required. An opaque fence, not less than six feet in height, will be installed to screen the storage area from view of Central Drive. A row of mature loblolly pine trees exists along parcel s southern property line. The mature vegetation within the riparian buffer adjacent to the Eastern Branch of the Lynnhaven River will remain and provide additional screening. 1 2 Zoning History # Request 1 CUP (Communications Tower) Approved 02/26/2002 CUP (Bulk Storage) Approved 02/26/ CUP (Storage Yard) Approved 10/14/ CUP (Automobile Repair Establishment) Approved 03/28/ CUP (Bulk Storage) Approved 08/12/ 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

3 Comprehensive Plan Recommendations The Comprehensive Plan designates the subject property as being within the Suburban Area Special Economic Growth Area 2 (SEGA 2) West Oceana. SEGA 2 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. SEGAs are predominantly non-residential 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 of this area that adhere to the City s AICUZ provisions and the City s economic growth strategy. (pp to 3-30) Natural and Cultural Resources Impacts The site is located within the Chesapeake Bay Watershed. The property is located in the Resource Management Area, the less stringently regulated portion of the Chesapeake Bay Regulation Area. A portion of the site along the southern property line is located within the Special Flood Hazard Area. No land disturbance is planned in the Special Flood Hazard Area. There do not appear other cultural resources on the property. Traffic Impacts Street Name Present Volume Present Capacity Generated Traffic 6,200 ADT Central Drive 5,800 1 (LOS 4 C ) Existing Land Use 2 42 ADT ADT 1 9,900 ADT 1 (LOS 4 D ) Proposed Land Use 3-42 ADT 1 Average Daily Trips 2 as defined by 6,000 sf industrial building Public Utility Impacts 3 as defined by 6,000 sf industrial building 4 LOS = Level of Service Water This site is already connected to City Water. There is an existing 12-inch City water main along Central Drive. Sewer The site is already connected to City sewer. There is an existing 12-inch City gravity sanitary sewer main along Central Drive. The site is serviced by Pump Station #520. Evaluation and Recommendation This Conditional Use Permit request for an Automobile Repair Garage and Bulk Storage Yard is generally consistent with the Comprehensive Plan s land use policies for SEGA 2 - West Oceana particularly with regard to adhering to reinforcing industrial and commercial uses that are compatible with the surrounding area. Additionally, the proposed use is compatible with the provisions of the Zoning Ordinance for sites located within the Greater than 75 db DNL noise zone and Accident Potential Zone 2. Section 228 of the Zoning Ordinance requires that a Bulk Storage Yard be entirely screened with Category VI landscaping, which includes a solid fence, not less than six feet in height, with plants along the exterior of the fence. This requirement is being met along the eastern boundaries of the storage area the boundary facing the right-of-way; however, the existing chain-link fence is proposed to surround the remainder of the storage area. As the chain-link Page 3

4 fence does not meet the Category VI requirement, a deviation must be approved by the City Council through the provisions of Section 221 (i) of the Zoning Ordinance. Staff concludes that a deviation in this requirement will not adversely impact the adjacent properties, particularly given the industrial nature of the surrounding properties, the existing mature vegetation on this site and offsite within the riparian buffer, and the distance and lack of visibility of the storage yard from Central Drive. Based on these considerations, Staff recommends approval, subject to the conditions below. Recommended Conditions 1. With the exception of any modifications required by any of the below conditions, the site shall be developed and maintained substantially in conformance with the submitted site layout plan entitled 569 Central Drive, Virginia Beach, Virginia. Said site layout plan has been exhibited to City Council and is on file with the Planning Department. 2. All vehicle repair shall take place inside the building. 3. There shall be no outside storage or display of tires. 4. The storage of vehicles shall only be permitted within the Designated Bulk Storage Yard, as indicated on the submitted site layout plan referenced in Condition 1 above. 5. The bulk storage yard shall be used only for the storage of automobiles associated with the applicant s business. 6. Any automobile, chemical or equipment storage shall be kept outside of the Special Flood Hazard Area. 7. A six-foot, solid, opaque fence shall be installed in the northern and southern drive aisles as indicated on the submitted site layout plan entitled 569 Central Drive, Virginia Beach, Virginia. 8. At a minimum street frontage landscaping shall be installed between the parking lot and right-of-way, in accordance with the City of Virginia Beach Landscaping Guide. 9. Canopy trees shall be installed within the existing parking lot islands as is required by the City of Virginia Beach Landscape Guide prior to issuance of a Certificate of Occupancy. 10. Other than dead, dying or diseased vegetation, existing vegetation along the southern and western property lines shall be preserved to the extent possible. 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 4

5 Proposed Site Layout Page 5

6 Site Photos Page 6

7 Disclosure Statement Page 7

8 Disclosure Statement Page 8

9 Disclosure Statement Page 9

10 Disclosure Statement Page 10

11 Disclosure Statement Page 11

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