2105 Princess Anne Road GPIN - VBgov.com · 2016-09-06 · Harris Teeter Properties, LLC Agenda...

Harris Teeter Properties, LLC Agenda Item 14

Applicant Harris Teeter Properties, LLC Property Owner AH Sandbridge, LLC Public Hearing September 14, 2016

City Council Election District Princess Anne

Request Conditional Use Permit (Fuel Sales) Staff Planner Kevin Kemp Location 2105 Princess Anne Road GPIN 2414129860 Site Size 11.18 acres AICUZ 65-70 dB DNL; Sub-Area 2 Existing Land Use and Zoning District Commercial / Conditional B-2 Community Business Surrounding Land Uses and Zoning Districts North Princess Anne Road Mixed retail / B-2 Community Business South Undeveloped / AG-2 Agricultural East Princess Anne Road Fuel Sales & mixed retail / B-2 Community Business West School / AG-2 Agricultural

Agenda Item 14


• City Council approved a change of zoning from AG-2 Agricultural to Conditional B-2 Community Business District

on the subject site on June 11, 2013. The approved proffers were modified on January 20, 2015 to include childcare centers and massage parlors as permitted uses on the site.

• The approved proffers prohibit development of the outparcels within two years of the approval of the rezoning of the property. The two-year time limitation has elapsed, and the applicant has brought this development proposal forward.

• The approved site plan for the approximately 11 acre site includes two commercial buildings, as well as two outparcels. The outparcel identified as “Outparcel II” on the approved plan is the site of the proposed fueling station. The larger site is currently developed with two commercial buildings, including a Harris Teeter grocery store, a dental office, a veterinary office, a gym, a Goodwill Donation Center, a restaurant and other commercial uses. The two future outparcels are currently undeveloped.

• The applicant proposes to develop the site with a fueling station that is associated with the Harris Teeter grocery store on the site.

• Site Design:

o The submitted site plan shows the kiosk and canopy located in the middle of the site. There are 14 fueling positions proposed.

o Access to the fueling station will be from the existing parking area of the commercial center. Access easements will be recorded on the plat when the outparcel is created.

o The planting plan that was approved by City Council with the original rezoning application will be adhered to. A 20-foot landscape buffer along both property lines adjacent to Princess Anne Road. The buffer will include a berm with a mix of canopy trees and shrubs.

o There are two parking spaces, including the required handicap space, shown on the submitted plan. Additionally, there is a row of 11 spaces associated with the retail center included on the parcel. An easement will be recorded that will allow for these spaces to be used by customers of the larger commercial center.

o A monument sign is proposed in the northeast corner of the site. The sign will have a brick base and green metal cover to match the fuel station kiosk building. The sign will display the name of the fueling station and have two electronic display for gas prices.

• Architectural Design:

o The proposed canopy will have brick support columns to match the brick of the grocery store. The roof will be green, standing seam metal. Signage will be displayed on the canopy that meets the requirements of the Zoning Ordinance, and a condition is recommended that reinforces this.

o The proposed kiosk building will have a brick façade to match the existing grocery store. The roof of the kiosk will be green, standing seam metal to match the canopy.

o There is a dumpster proposed at the rear of the site. The dumpster will be screened with a brick wall to match the kiosk building.

o There is an ice machine shown on the west elevation next to the kiosk building. This outdoor vending machine will not be permitted unless entirely screened from view from the rights-of-way.

Background and Summary of Proposal


• This site is impacted by the Princess Anne Road Phase VII Capital Improvement Program (CIP) project involving the realignment of Princess Anne Road. Further explanation of the impacts are provided below in the Traffic Impact section of this report.

• This proposal was presented to the Transition Area/Interfacility Traffic Area Citizen’s Advisory Committee on August 4, 2016 and they did not raise any land use concerns with the proposal.

Zoning History # Request 1 MOD (Proffers) Approved 01/20/2015

CRZ (AG-2 to Conditional B-2) Approved 06/11/2013 STC Approved 06/28/2011

2 CRZ (AG-1/2 to Conditional O-2) Approved 02/12/2013 3 CUP (Bulk Storage Yard) Approved 02/28/2012

CRZ (AG-1 to Conditional O-1 & B-2) Approved 02/24/2009

4 CUP (Fuel Sales) Approved 12/11/2001 5 CRZ (B-2 to Conditional A-12) Approved 12/11/2001 6 CUP (Church) Approved 07/14/1993

Application Types CUP – Conditional Use Permit REZ – Rezoning CRZ – Conditional Rezoning

MOD – Modification of Conditions or Proffers NON – Nonconforming Use STC – Street Closure

FVR – Floodplain Variance ALT – Alternative Compliance SVR – Subdivision Variance

The Comprehensive Plan designates this area of the City as the Transition Area. The Transition Area serves as a unique land use buffer for the low density Rural Area from the more densely developed Suburban Area, promoting open space and a low density. This part of the city is characterized by many high quality residential neighborhoods with significant open space areas. Proposed development within the Transition Area should continue the tradition of high quality development by adhering to the planning and design principles cited in the Transition Area Design Guidelines. These Guidelines include striving to achieve the goal of attaining 50% open space including berms, trees, buffer, and trails to create safe accessible and attractive roadway corridors and internal green space to provide attractive vistas, recreational areas and protect natural resources.

The site is located within the Southern Rivers watershed. There do not appear to be any significant natural resources or cultural features associated with the site.

Comprehensive Plan Recommendations

Natural and Cultural Resources Impacts

1

3

4

5

6

2


Street Name Present Volume Present Capacity Generated Traffic

Princess Anne Road 15,500 ADT 1 15,000 ADT 1 (LOS 4 “D”) Existing Land Use 2 – 557 ADT

Proposed Land Use 3 – 2,300 ADT Sandbridge/Upton intersection 13,300 ADT 1 15,000 ADT 1 (LOS 4 “D”)

1 Average Daily Trips 2 as defined by a drive-in bank with four drive thru windows

3 as defined by a gas station with 14 fueling positions

4 LOS = Level of Service

Master Transportation Plan (MTP) and Capital Improvement Program (CIP) Princess Anne Road is currently a two-lane undivided minor suburban arterial to the east of the site and south of the site. The Princess Anne Road Phase VII CIP project as currently designed will widen Princess Anne Road to a four-lane divided roadway from General Booth Boulevard to Sandbridge Road/Upton Drive and this project includes improvements to the Princess Anne/ Sandbridge Road/ Upton Drive intersection to increase the capacity of the intersection and to improve safety. This project is currently scheduled to begin construction in 2018 and be completed in 2020. There are no current CIP projects to widen the portion of Princess Anne Road west of Sandbridge Road/Upton Drive intersection.

Water The site must connect to City water. There is a 10-inch City water main along Princess Anne Road. Sewer The site must connect to City sanitary sewer. There is a 12-inch City force main along Princess Anne Road.

This proposal to create and develop an outparcel at the northeast corner of a larger existing commercial development was anticipated when the property was rezoned in 2013 and when developed with the existing commercial center. In Staff’s opinion, use of the site for a fueling center is compatible with the surrounding area. Additionally, the proposed use of fuel sales is consistent with other uses in close proximity to the site, particularly with the 7-Eleven with fueling stations located at the same intersection. The proposed site layout and kiosk and canopy elevations depict a design that is aesthetically pleasing and constructed using quality building materials that match the existing commercial center on the site. Traffic Engineering has worked with the applicant’s Engineer in the development of the Trip Generation Memorandum for the proposed fuel station (pages 14-16 in this report). The memorandum references a traffic study that was done in 2012/13. In this traffic study, the subject parcel’s land use was a drive-thru bank. Although the fueling station will produce a higher trip generation, the peak hour trips for both uses will be similar, and therefore the change in traffic impact is not expected to be significant. No new access points are proposed with this development; however, leaving the site to make a left to travel north on Princess Anne Road may be challenging at times of high traffic volume. The Traffic Impact Study (TIS) submitted by the applicant notes that there could be significant delay times for cars making left turns exiting the shopping center. It is likely that with such delays, most vehicles will avoid making left turns from the shopping center; however, these possible delays may cause some vehicles to take chances while exiting the site that could result in safety problems. All access points to the shopping center are unsignalized, and the Traffic Engineering

Traffic Impacts

Public Utility Impacts

Evaluation and Recommendation


Department has made the applicant aware that because of the proximity of the access points to the Princess Anne Road/ Sandbridge Road/ Upton Drive intersection, a signal at any of these points would significantly impact traffic flow on Princess Anne Road, and would not be recommended. Based on the considerations above, Staff recommends approval of this request as conditioned below.

1. With the exception of any other conditions of this Conditional Use Permit, the site shall be developed

substantially in conformance with the submitted site plans entitled “HARRIS TEETER FUEL CENTER STORE #419 SANDBRIDGE, SITE PLAN,” dated June 30, 2016 and “HARRIS TEETER FUEL CENTER STORE #419 SANDBRIDGE, LANDSCPE PLAN,” dated July 1, 2016, both prepared by Kimley Horn. Said plans have been exhibited to City Council and are on file in the City of Virginia Beach Department of Planning and Community Development.

2. With the exception of any other conditions of this Conditional Use Permit, the building (sales kiosk) and fuel canopy shall be developed in substantial conformance with the submitted elevation drawings entitled, “HARRIS TEETER FUEL CENTER- SANDBRIDGE- VIRGINIA BEACH, VA.”

3. Except where modifications are necessary to meet the requirements of the City Landscape Guidelines, the plant materials shall be installed in substantial conformance with the landscape plan that was approved with the conditional change of zoning approved by City Council on June 11, 2013. Said landscape plan has been included in this report, exhibited to City Council, and is on file in the Department of Planning and Community Development.

4. The freestanding sign shall be monument style and constructed in substantial conformance with the submitted photograph included in this report. The applicant may advertise fuel prices using electronic display panels consistent with the regulations of Section 217 of the City Zoning Ordinance.

5. All on-site signage shall meet the requirements and regulations of the Zoning Ordinance. A permit shall be obtained for all signage from the Zoning Office. Signage for the site shall be as follows:

a. Directional signs; b. One (1) monument-style freestanding sign, as provided in condition 4; c. Two (2) canopy signs, two (2) building signs, or one (1) sign each on the canopy and the building. Any

sign installed on the north and south faces of the canopy, as depicted in the submitted elevation drawings, may display fuel prices; however, per Section 217 of the Zoning Ordinance, the fuel prices shall not be electronic displays;

d. Striping on the canopy shall be limited to ten (10) feet on each side of the canopy or one-quarter pf the length of each side. Signage on the canopy shall not be internally or externally illuminated;

e. There shall be no signs other than allowed above, 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.

6. Prior to the commencement of development on the outparcel, a plat shall be recorded with the Clerk of the Circuit Court.

7. Upon recordation of the plat for the subdivision of the subject parcel, an easement shall be recorded providing that the parking spaces along the western property line of the site, as shown on the submitted site plan, will be available for use by the subject parcel and by the larger parcel containing the existing commercial development.

Recommended Conditions


8. Upon recordation of the plat for the subdivision of the subject parcel, an easement shall be recorded providing access to the subject site through the parking area of the adjacent parcel containing the existing commercial development.

9. The ice machine depicted on the elevation drawings next to the kiosk building on the western elevation shall not be permitted unless screened entirely from view from the right of way. Screening shall be no shorter than six-feet in height and shall be constructed of high quality building materials to complement the material and color to match or complement the kiosk.

10. Any vacuum or air pump machines shall be screened with evergreen plants of a size and species acceptable to the Development Service Center’s Landscape Architect, all of which shall be depicted on the final site plan.

11. The proposed dumpster shall be entirely enclosed using brick to match the kiosk building, as shown on the submitted photographs included in this report.

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.


Site Layout & Landscape Plan approved June 11, 2013

PROPOSED LOCATION OF FUELING STATION

CONDITION #3


Proposed Site Layout


Proposed Site Layout of Fueling Station


Proposed Elevations


Trip Generation Memorandum


Sign and Dumpster Enclosure

CONDITION #11 CONDITION #11

CONDITION #4


Disclosure Statement

HARRIS TEETER PROPERTIES, LLC


Disclosure Statement

2105 Princess Anne Road GPIN - VBgov.com · 2016-09-06 · Harris Teeter Properties, LLC Agenda...

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