Request Conditional Use Permit(Automobile … Use Permit(Automobile Service Station & Car Wash)...

Two Farms, Inc. Agenda Item D1

Applicant Two Farms, Inc. Property Owner Woods Creek Corner, LLC Public Hearing November 9, 2016

City Council Election District Centerville

Request Conditional Use Permit (Automobile Service Station & Car Wash) Staff Planner Jimmy McNamara Location 2150 Centerville Turnpike GPIN 1454989315 Site Size 1.94 acres AICUZ Less than 65 dB DNL Existing Land Use and Zoning District Undeveloped / B-2 Community Business Surrounding Land Uses and Zoning Districts North Multi-family dwellings / PD-H2 Planned Development South Lynnhaven Parkway Single-family dwellings / R-7.5 Residential East Multi-family dwellings / PD-H2 Planned Development West Centerville Turnpike Mixed retail, multi-family dwellings / B-4 Mixed Use

Agenda Item D1

City of Chesapeake


• The applicant requests a Conditional Use Permit to develop the subject site with a convenience store, fueling

station with eight pumps, and an automated car wash.

• The site layout depicts an ingress/egress point along Lynnhaven Parkway and a right-in only along Centerville Turnpike. An interior cross-access easement is also provided to the north between this site and the adjacent multi-family development site. The easement will provide a safe left-turn onto Centerville Turnpike and will also give residents of the development easy vehicular access to the convenience store, the fuel pumps and the car wash.

• A 5,166 square-foot convenience store, approximately 38 feet in height, is proposed in the middle of the site. Entrances are located on both the northern and southern sides of the building. An outdoor seating area is proposed along the western and southern sides of the building.

• The building elevations depict an attractive structure constructed with high-quality exterior building materials. The structure is designed with a stone veneer water table feature, and red brick veneer that transitions to beige brick veneer and a metal standing seam roof. Other architectural elements include the use of metal standing seam awnings, decorative canvas awnings, and an ornamental parapet.

• The proposed fuel canopy will be 20 feet in height. The elevations depict brick veneer columns to match the convenience store and decorative trusses and beams with a copper red roof. Eight pump stations are proposed.

• A 57-foot long, one-story automated car wash building is proposed along the northern property line. The building is designed to be transparent with a red brick veneer base and brick columns to match the convenience store.

• The dumpster is proposed to be located in the northeast corner of the site and will be enclosed with an eight-foot enclosure to match the convenience store and car wash.

• An eight-foot monument style freestanding sign with a brick base is proposed on the southwest corner of the site.

• Street frontage landscaping as well as the required 15-foot buffer with Category IV plant material is depicted on the site layout. The required foundation landscaping is not depicted, however after discussions with the applicant, additional landscaping has been proposed along the perimeter of the site and within islands proposed at the corners of the building to satisfy this requirement.

• The 54 parking spaces proposed for the site are sufficient to satisfy the off-street parking requirement for this

use. Sidewalk connections are provided from both Lynnhaven Parkway and Centerville Turnpike.

Background and Summary of Proposal


Zoning History # Request 1 MOD Approved 06/21/2016

CRZ (B-2 and A-12 to Conditional PD-H2 (A-24)) Approved 10/24/2013 SVR Approved 10/24/2016 CUP (Driving Range and Mini-Golf) Approved 01/25/1994 REZ (R-6 to B-2) Approved 11/10/1975

2 CUP (Communication Tower) 05/10/2005 3 MOD Approved 02/12/2008

CRZ (B-2 to Conditional B-4) Approved 12/12/2006

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 recognizes this property as being within the “Suburban Area.” Guiding principles have been established in the Comprehensive Plan to guard again possible threats to the stability of the Suburban Area and to provide a frame work for neighbors and places that are increasingly vibrant and distinctive. The Plan’s primary guiding principle for the Suburban Area is to create “Great Neighborhoods,” and to support those neighborhoods with complementary non-residential uses in such a way that working together the stability and sustainability of the Suburban Area is ensured for now and the future. (p 1.61)

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

Street Name Present Volume Present Capacity Generated Traffic

Centerville Turnpike 9,526 ADT 1 13,600 ADT 1 (LOS 4 “C”) 16,200 ADT 1 (LOS 4 “E”) Existing Land Use 2 – 1,067 ADT

Proposed Land Use 3 – 1,223 ADT Lynnhaven Parkway No Data Available

14,800 ADT 1 (LOS 4 “C”) 27,400 ADT 1 (LOS 4 “E”)

1 Average Daily Trips 2 as defined by 1.94 acres of B-2 zoned property

3 as defined by a service station with a convenience store, car wash and eight fueling stations

4 LOS = Level of Service

Comprehensive Plan Recommendations

Natural and Cultural Resources Impacts

Traffic Impacts

1 2

3


Master Transportation Plan (MTP) and Capital Improvement Program (CIP) Lynnhaven Parkway in the vicinity of this site is a four-lane divided minor arterial roadway. Lynnhaven Parkway has a variable width right-of-way, and the MTP shows a divided roadway with an ultimate right-of-way width of 110 feet. CIP project Lynnhaven Phase XI is scheduled for this segment of Lynnhaven Parkway and will connect Centerville Turnpike and Indian River Road. Centerville Turnpike in the vicinity of this site is a two-lane minor suburban arterial roadway. Centerville Turnpike has a variable width right-of-way, and the MTP shows a divided roadway with an ultimate right-of-way width of 150 feet. CIP project Centerville Turnpike Phase II is scheduled for this segment of Centerville Turnpike and will provide a six-lane divided highway with bike facilities from Kempsville Road to the Chesapeake City line.

Water This site must connect to City water. There is an existing 16-inch City water line along Centerville Turnpike and Lynnhaven Parkway. A public waterline extension has been approved with the adjacent development, which is expected to extend a public water main to the eastern property line of the subject parcel. Sewer This site does not currently connect to City sanitary sewer. There is an existing 16-inch force main along Lynnhaven Parkway and a 20-inch force main along Centerville Turnpike. A public sewer extension has been approved with the adjacent development, which is expected to extend gravity sewer to the eastern property line of the subject parcel.

This request for a Conditional Use Permit for an Automobile Service Station and a Car Wash is consistent with the recommendations of the Comprehensive Plan for the Suburban Area by contributing to a careful mix of land uses that contributes to the day-to-day life of the citizens of Virginia Beach. The proposal, in Staff’s opinion, is compatible with the surrounding multi-family residential and business developments. The applicant has worked with Staff to ensure compatibility with the surrounding properties and to create a high-quality proposal with the use of superior building materials and architectural features for the convenience store, the fuel canopy and the car wash. Traffic Engineering Staff has requested that the Centerville Turnpike connection be limited to a right-in only to promote safe maneuverability onto a minor arterial roadway. Staff has requested that the applicant provide a physical barrier to ensure safe traffic movement. The proposed cross-access drive aisle to the north provides the a safe option for vehicles to make a left turn onto Centerville Turnpike, while providing residents of the adjacent multi-family development direct access to this site for convenience items, fuel, and the car wash. Details will be addressed during the final site plan review. Staff has recommended a condition that this ingress point be right-in only and that a physical barrier be installed as approved by Traffic Engineering. The proposed site layout is deficient in the required foundation landscaping. The applicant has stated that it is their experience that foundation landscaping adjacent to outdoor seating areas is difficult to maintain as it is littered with trash and does not have sufficient sunlight to grow. Consequently, they have proposed adding four planting islands near the corners of the building as well as additional perimeter landscaping to provide the required screening. A deviation to this requirement is requested and Staff believes it can be addressed through the provisions of Section 221 (i) of the Zoning Ordinance, which allows City Council to grant deviations from required landscaping if “for good cause shown

Public Utility Impacts

Evaluation and Recommendation


upon a finding that there will be no significant detrimental effects on surrounding properties.” Staff finds this request to be adequate and does not anticipate any negative impact to the adjacent properties. With the location of the subject site adjacent to multi-family dwellings, Staff has recommended conditions that limit the hours of operation of the proposed car wash and the hours that trash will be picked up from the dumpster to help ensure compatibility with the surrounding residential uses. The applicant has been informed that the amount of signage depicted on the submitted exhibits exceeds the maximum requirement for the site. As such, a Board of Zoning Appeals variance would be necessary for the proposed sign package. Likewise the applicant has been informed that the ice machine depicted in the building elevation is not permitted under Section 245 (e) of the Zoning Ordinance, unless it is not visible from a public street within a screened area that is visible to security personnel. In sum, the applicant has worked with Staff to develop a proposal that is attractive and that will serve the residents of this part of Virginia Beach. Staff recommends approval of the application subject to the conditions listed below.

1. When the site is developed, it shall be in substantial conformance with the submitted concept plan entitled,

“CONCEPTUAL SITE LAYOUT & LANDSCAPE PLAN OF ROYAL FARMS LYNNHAVEN PARKWAY AND CENTERVILLE TURNPIKE VIRGINIA BEACH, VA,” prepared by MSA, P.C., dated September 9, 2016, 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 shall substantially adhere in appearance, size and materials to the elevations entitled, “ROYAL FARMS LYNNHAVEN PARKWAY & CENTERVILLE TURNPIKE VIRGINIA BEACH, VA STORE #175, SHEET A2.0 and SHEET A2.1” prepared by Ratcliffe Architects which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department.

3. The fuel canopy and the dumpster enclosure shall substantially adhere in appearance, size and materials to the elevations entitled, “ROYAL FARMS LYNNHAVEN PARKWAY & CENTERVILLE TURNPIKE VIRGINIA BEACH, VA STORE #175, SHEET A8.0,” prepared by Ratcliffe Architects which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department.

4. The car wash shall substantially adhere in appearance, size and materials to the elevations entitled, “ROYAL FARMS #134 – CAR WASH ONLEY, VIRGINIA, SHEET R1.0,” prepared by Ratcliffe Architects and dated August 10, 2011 which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department.

5. The freestanding sign shall be monument style with a brick base that matches the building and substantially adhere in appearance, size and materials to the submitted freestanding sign exhibit which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department.

6. A Landscape Plan shall be submitted at the time of final site plan review reflective of the plant material depicted

on submitted Landscape Plan entitled, “CONCEPTUAL SITE LAYOUT & LANDSCAPE PLAN OF ROYAL FARMS LYNNHAVEN PARKWAY AND CENTERVILLE TURNPIKE VIRGINIA BEACH, VA,” prepared by MSA, P.C., dated September 9, 2016, which has been exhibited to the Virginia Beach City Council and is on file in the Virginia Beach Planning Department.

7. A Photometric Plan shall be submitted during the site plan review process to ensure that all lighting on the site be shielded and directed downward to limit the amount of overspill outside the property’s boundary.

Recommended Conditions


8. The operation of the car wash shall be limited to the hours between 10:00 a.m. to 7:00 p.m. 7:00 a.m. to 10:00

p.m.

9. Trash and recycling pick-up shall be limited to the hours between 10:00 a.m. to 7:00 p.m.

10. Any onsite signage shall meet the requirements of the City Zoning Ordinance, unless otherwise approved by the Board of Zoning Appeals, and there shall be no neon, other than individual channel letters lighted with internal neon and as approved by the Zoning Administrator, or electronic display signs or accents, installed on any wall area of the exterior of the building, in or on the windows, or on the doors. There shall be no window signage permitted. The building signage shall not be a “box sign” and the proposed sign package shall be submitted to the Zoning Administrator for review and acceptance prior to the issuance of a sign permit.

11. The ingress/egress point depicted on the site layout along Centerville Turnpike shall be constructed in accordance with the Department of Public Works - Traffic Engineering Divisions standards and specifications. Said ingress/egress point shall be approved by the Department of Public Works – Traffic Engineering Division prior to final site plan approval.

12. As per Section 245(e)(2) of the Zoning Ordinance, vending machines shall not be visible from a public street. If vending machines are present, building facades should include an area screened from public streets but visible to security personnel.

13. A solid fence, no less than six feet in height, shall be installed along the northern property line adjacent to the proposed car wash facility.

14. Any vacuum cleaner facilities shall be screened from the right-of-way by plant material approved by the Development Services Center Landscape Architect.

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.


Proposed Site Layout


Proposed Elevations


Proposed Car Wash Elevations


Proposed Dumpster & Canopy Elevations


Proposed Freestanding Sign Exhibit


Site Photos


Disclosure Statement

Two Farms, Inc.



X Bank of America

Request Conditional Use Permit(Automobile … Use Permit(Automobile Service Station & Car Wash)...

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