9 June 10, 2015 Public Hearing

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1 9 June 10, 2015 Public Hearing APPLICANT: HAPPY BOXES LYNNHAVEN, L.L.C. PROPERTY OWNER: JLB PROPERTY ASSOCIATES, LLC STAFF PLANNER: Kristine Gay REQUEST: Conditional Use Permit for Mini-Warehouse / Self-Storage ADDRESS / DESCRIPTION: Southeast Corner of S. Lynnhaven and North Mall Drives GPIN: ELECTION DISTRICT: ROSE HALL SITE SIZE: 1.79 acres AICUZ: Greater than 75 db DNL BACKGROUND / DETAILS OF PROPOSAL Request The applicant is proposing to develop and use the site for an enclosed self-storage facility. The site is zoned B-2 Community Business District; within this district, the proposed use requires a Conditional Use Permit for Mini-Warehouse. Site As shown on the submitted site exhibit, the subject site is part of the Lynnhaven North Shopping Center, and is a 1.79 acre portion of a 3.15 acre parcel. The site is flat, grassy, and undeveloped. A partially landscaped berm extends along the west lot line, to the north is a surface parking lot used by the shopping center, the east is American Indoor Karting, and to the south there is a stand of trees and a storm water pond. Additionally, the site is located in an area with a Day-Night Average Sound Level of greater than 75 decibels. Page 1

2 Proposal The proposed structure will be three stories and 108,000 square feet in area. The building will have a 36,000 square-foot footprint, and be situated approximately 15 feet from the east lot line and 10 feet from the south lot line. To the west of the building will be a recessed loading area which will have two cantilevered loading canopies. The exterior of the building is designed similarly to a large-scale office building. The northwest corner will have a three-story glass façade to clearly direct customers to the front desk area. The remaining façade area is designed with horizontal banding and recessed and projected planes to break up the mass of the building. While the center of the western façade steps back 59 feet to accommodate an outdoor loading area, no exterior garage doors are proposed. All storage units are climate controlled and accessed from the interior of the building. Vehicular ingress and egress from South Lynnhaven Road is proposed in the southwest corner of the site. Vehicles will also be able to access the site from the north, by turning into the shopping center entrance Braves Trail and continuing to the south through the existing adjacent parking lot. Eleven parking spaces will be provided between the building and the existing berm; said parking spaces will be screened from South Lynnhaven Road with landscaping. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Undeveloped vacant land / B-2 Community Business District SURROUNDING LAND USE AND ZONING: North: Shopping Center / B-2 Community Business District South: Vacant, vegetation and stormwater, / B-2 Community Business District East: Shopping Center / B-2 Community Business District West: South Lynnhaven Road Brookwood Elementary School / B-2 Community Business District NATURAL RESOURCE AND CULTURAL FEATURES: There do not appear to be any culturally significant natural or cultural features located on this site. COMPREHENSIVE PLAN: The Conditional Use Permit request for a self-storage facility is generally consistent with the Comprehensive Plan s land use policies for SEGA 2 - West Oceana with regard to adhering to the City s AICUZ provisions and reinforcing commercial uses that are compatible with the surrounding area. IMPACT ON CITY SERVICES TRAFFIC: Page 2

3 Street Name Present Volume Present Capacity Generated Traffic South Lynnhaven Road 15,700 ADT 1 22,800 ADT 1 (LOS 4 D ) Existing Land Use 2 0 ADT Proposed Land Use ADT 1 Average Daily Trips 2 as defined by an undeveloped parcel 3 as defined by 108,000 SF self-storage mini-warehouse 4 LOS = Level of Service EVALUATION AND RECOMMENDATION Being that the subject site is zoned B-2 Community Business District, the proposed use of an interior selfstorage facility requires a Conditional Use Permit for Mini-Warehouse. Further, the use of Warehouse and Storage is an allowed use within the subject noise zone of Greater than 75 db DNL. The proposed use and development of the site is compatible with the surrounding development and existing uses. The scale of the building is consistent with large commercial uses allowed in the B-2 District. To reflect the retail use of the adjacent shopping center, the design of the building incorporates a large glass entrance and covered pedestrian entrances, and avoids the use of garage doors. The proposed parking spaces are screened with landscaping from South Lynnhaven Road, Considering that the recessed loading area will operate very similarly to a parking lot, it is staff s recommendation that the proposed landscape screening should extend to the proposed vehicular entrance to the south such that the recessed loading area is also screened from South Lynnhaven Road. This recommendation is also supported by the Comprehensive Plan. Although the proposed use does not generate enough vehicular traffic to warrant a left turn lane on South Lynnhaven Road, the applicant has called out a PROPOSED STRIPED LEFT TURN AREA. This area is currently the gored-out residual from creating the left-turn lane to Brookwood Elementary and does not appear large enough to contain a turn lane. To use the proposed left turn area, the applicant s consultant must show how an acceptable storage and taper length can be striped in this area during site plan review. For the reasons above, as well as the consistency of the proposal with the Comprehensive Plan, Staff recommends approval of this request with the conditions below. CONDITIONS 1. With the exception of Condition 3 below, the site shall be developed substantially in conformance with the exhibit titled, CONDTIONAL USE PERMIT APPLICATION, prepared for Page 3

4 HAPPY BOXES LYNNHAVEN, LLC, by Martin Engineering, and dated 03/30/ The buildings shall be developed substantially in conformance with the architectural elevations and perspectives titled, Happy Boxes SELF STORAGE, South Lynnhaven Road, as prepared by Lindsey Architecture, and dated March 31, The proposed landscape screening shown on the exhibit referenced in Condition 1 shall extend to the proposed vehicle entrance to the south such that the recessed loading area is screened from South Lynnhaven Road. 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 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 AERIAL OF SITE LOCATION Page 5

6 PROPOSED SITE PLAN Page 6

7 ELEVATION DRAWINGS OF PROPOSED BUILDING Page 7

8 2 1 ZONING HISTORY # DATE REQUEST ACTION Conditional Use Permit (Indoor Recreation) Approved Modification to a Use Permit (Mini-Warehouse) Approved Page 8

9 DISCLOSURE STATEMENT Page 9

10 DISCLOSURE STATEMENT Page 10

11 DISCLOSURE STATEMENT Page 11

12 DISCLOSURE STATEMENT Page 12