8March 9, 2011 Public Hearing

APPLICANT:

SUKHWINDER “SHINDA” BHARIJ

PROPERTY OWNER:

S & J TRUCK TERMINAL, INC.

STAFF PLANNER: Leslie BonillaREQUEST: Conditional Use Permit for mini-warehouse ADDRESS / DESCRIPTION: 5792 Northampton Blvd (portion of) GPIN: Portion of 14589958210000

ELECTION DISTRICT: BAYSIDE

SITE SIZE: 28.3 acres

AICUZ: Less than 65 dB DNL

SUMMARY OF REQUEST The applicant requests a Conditional Use Permit to allow a five-story mini-warehousing facility to be built on the property. The proposed mini-storage building will contain rentable storage units varying in size, two enclosed car garage units, a 1,100 square foot sales/rental office, and an additional 2,522 square foot office to be used by the property owner. Hours of operation of the mini-warehouse sales/rental office are from 8:00 a.m. until 6:00 p.m. Keyed access to the mini-warehouse is available from 7:00 a.m. until 6:00 p.m. and there will be a maximum of two employees working at the sales/rental office. The site consists of a 21,068 square foot office and mini-warehousing facility. Separating Northampton Boulevard from the front of the building is a landscaped green with flag pole. Twenty parking spaces are located along the north and west sides of the proposed building. As part of this request this site will be subdivided out from the rest of the parcel and joint access between the two subdivided lots will be provided off of Northampton Boulevard. The existing overhead power lines that currently run through the site will also be buried to allow the construction of the building and the existing free-standing sign will be removed. This proposed site layout does necessitate a waiver of the required six foot tall fence that is to completely enclose the mini-warehouse facility, except for the openings for ingress and egress, and where prohibited

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by Section 201(e)(1) of the Zoning Ordinance. Due to the design and shape of this site, the placement of the required fence would not enhance security or aesthetics; the applicant thus requests a waiver of this requirement. The building façade will consist of an earth-toned standing seam metal roof, split face masonry units, Exterior Insulation Finishing System (EIFS) accent bands and panels. Access to the mini-warehouse and office facility is obtained from the east side of building and the maximum building height is 55 feet. Building signage is shown on the south and east sides of building. There is also a Burton Station community graphic on the east side of the building representing one of the community historic trees which members of the residential community once gathered around. LAND USE AND PLAN INFORMATION EXISTING LAND USE: The entire site houses a bulk storage yard and truck stop including restaurant, maintenance garage, offices, truck wash, and associated parking. The specific portion of the site proposed for mini-warehousing is currently vacnt or used as a truck parking area. SURROUNDING LAND USE AND ZONING:

North: • Vacant Land / I-1 Light Industrial District South: • Northampton Boulevard

• South of Northampton Boulevard is a variety of commercial uses / B-2 Community Business District

East: • Retail shops / B-2 Community Business District West: • Big Charlie’s Truck Stop / I-1 Light Industrial District

• Commercial uses are on the other side of Big Charlie’s Truck Stop / B-2 Community Business District

NATURAL RESOURCE AND CULTURAL FEATURES:

A northern portion of the site is located within Flood Zone A, which is a special hazard area subject to inundation by the 1% annual chance flood. The remaining portion of the site proposed for development is located within Flood Zone X, which is an area outside the 2% annual chance flood. There are no other known natural resources or cultural features associated with this site.

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STRATEGIC GROWTH AREA (SGA): This site is located in the Northampton-Diamond Springs Corridor section of the Northampton Boulevard Corridor (Burton Station) SGA. The Implementation Plan (‘Plan’) provides a vision for this area that groups mixed-use buildings containing commercial office space, retail and restaurants, as well as apartments, a hotel, and surface and garage parking. The conceptual plan for this section of the SGA (page 26 of the Implementation Plan and as shown within this document) depicts use of the specific parcel as part of a larger mixed-use development where buildings front on Northampton Boulevard and a new roadway (Phase 2) to the north connecting Baker Road and the proposed new ‘golf course’ roadway. An open space corridor is also shown that splits the mixed-use quad in half, connecting Northampton Boulevard and the future Phase 2 roadway to the north (the open space connection is further shown as part of the overall open space framework page 17 of the Plan). The Implementation Plan also provides “Commercial Design Guidelines” (page 35) that set the minimum standards for site and building design intended to create the streetscape and building masses envisioned by the overall Plan.

CITY SERVICES

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Northampton Boulevard in front of this site is considered an eight-lane divided major urban arterial. The Master Transportation Plan proposes an eight-lane facility within a 190-foot right-of-way. Currently, this segment of roadway is functioning over capacity at a Level of Service E. No roadway Capital Improvement Program Projects are slated for this segment of roadway. However, this site is located within the Northampton boulevard Corridor Strategic Growth Area. TRAFFIC:

Street Name Present Volume Present Capacity Generated Traffic

Northampton Boulevard

63,460 ADT 1 56,240 ADT 1 (Level of Service “D”)

Existing Land Use 2 – 2,023 ADT

Proposed Land Use 3 – 2,286 ADT

1 Average Daily Trips 2 as defined by a truck stop with 12 fueling positions

3 as defined by a truck stop and 105,340 square feet of mini-storage WATER: The proposed subdivided parcel must connect to City water. SEWER: The proposed subdivided parcel must connect to City sanitary sewer. Sanitary sewer and pump station analysis for pump station #326 is required to determine if future flows can be accommodated.

EVALUATION AND RECOMMENDATION This site is one of the largest parcels within the Northampton Boulevard Corridor and staff has spent a considerable amount of time weighing whether this proposal is in compliance with the adopted plan. The Plan is a tool to help guide decisions and should not be used as a tool requiring a specific use or site layout. The proposed building is a multi-story structure that has design elements that can, with modification in the future, become consistent with the ‘Guidelines’ of the Plan. Moreover, the use contained in the building (self-storage units) is one that allows conversion of the building interior to allow a mixed-use building as envisioned in the Plan. While, the orientation of the building is not perpendicular to the roadway as depicted on the Concept Plan, it can play a role in the future as one side of the same open space connection shown in the Plan, with a future mixed-use building developing on the opposite side of the open space corridor. Staff finds that the proposal is generally consistent with the recommendations of the Plan for the area. In addition, while Northampton Boulevard is currently functioning over capacity; staff finds that the proposed use is a relatively low traffic generator. There are numerous other uses allowed on this site, by right, which would generate a higher traffic impact. Staff, therefore concludes that the proposed use will have a minimal impact on the existing service level of the roadway and should not significantly alter traffic flow. Staff recommends approval of this request with the conditions below.

CONDITIONS

1. The site shall be developed in substantial conformance with the submitted site plan entitled, “Conditional Use Site Plan for 5-Story Mini-warehouse Storage for Big Charlie’s Truck Plaza, Inc.”, prepared by John E. Sirine & Associates, LTD., dated October 20, 2010, which has been exhibited to the City Council and is on file in the Planning Department.

2. When the property is developed extensive landscaping and landscape screening hall be provided as depicted and described on the submitted marked-up landscape plan entitled, “Conditional Use Landscape Plan for 5-Story Mini-Warehouse Storage for Big Charlie’s Truck Plaza, Inc.”, prepared by John E. Sirine & Associates, LTD., dated October 20, 2010 and last revised January 12, 2011, which has been exhibited to the City Council and is on file in the Planning Department.

3. The architectural design elements and exterior building materials shall be substantially in conformance with the submitted elevations labeled, “Rear View” and “Right Front Perspective View”. Said elevations have been exhibited to City Council and are on file in the Planning Department.

4. The existing free standing sign shall be removed from site within 90 days of City Council approval of this Use Permit. Any new free standing sign shall be a brick monument style sign, no more than eight feet in height. The free-standing sign shall be installed in accordance with the City Zoning Ordinance and the Site Plan Ordinance.

5. All outdoor lighting shall be shielded to direct light and glare onto the premises; said lighting and glare

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shall be deflected, shaded, and focused away from adjoining property. Any outdoor lighting fixtures shall not be erected any higher than 14 feet.

6. There shall be no electric powered or diesel powered generators or generators fueled by any other source of energy located outside of the building.

7. The storage unit shall be used only for storage of non-hazardous goods.

8. The storage units shall not be used for office purposes, band rehearsals, residential dwellings, or any other purpose not consistent with the storage of goods.

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.

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AERIAL OF SITE LOCATION

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PROPOSED SITE PLAN

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PROPOSED PERSPECTIVES

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PROPOSED BUILDING SIGNAGE & GRAPHIC

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EXISTING FREE-STANDING SIGN

# DATE REQUEST APPLICANT ACTION 1

09/10/1996 09/06/1983 04/14/1969

Use Permit (truck washing, additional parking, motel, bulk storage) Use Permit (gas station, truck pavilion, & restaurant) Rezoning

Big Charlie’s Truck Plaza, Inc. Charlie H. Kestner City of Virginia Beach

Partially Approved Approved Approved

2 01/14/1997 Rezoning (B-2 to Conditional I-1)

Northampton Business Center- III

Approved

3 01/26/1999 Use Permit (automotive service station)

Motiva Enterprises, LLC.

Approved

4 06/27/2000 Use Permit (fuel sales with convenience store car wash & automotive service station)

4-N-1, LLC. Approved

2

10 11

4 1

3 56 8 9 7

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ZONING HISTORY

5 5

02/13/2001 02/13/2001

Rezoning (B-2, O-2 & I-1 to Conditional I-1) Use Permit (Hotel)

Jay Barot Jay Barot

Approved Approved

6 01/25/2005 01/25/2005

Rezoning (O-2 to Conditional I-1) Use Permit (hotel)

Absolute Hospitality, Inc. Absolute Hospitality, Inc.

Approved Approved

7 05/24/2005 Rezoning (Conditional I-1 to Conditional B-2

Frontier Development, LLC

Approved

8 06/13/2006 Rezoning (R-5D to Conditional I-1)

Danny Martin Approved

9 01/26/2010 Use Permit (senior housing)

Senior’s Unlimited Lifestyles, Inc.

Approved

10 05/22/2007 05/22/2007 02/28/2006

Modifications of Proffers Use Permit (hotel) Rezoning (B-2 to Conditional I-1)

Value Place Real Estate Value Place Real Estate Tank Lanes Inc.

Approved Approved Approved

11 12/08/1998 Use Permit (automotive repair garage)

Earl Scheibotva, Inc. Approved

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ZONING HISTORY

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DISCLOSURE STATEMENT

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DISCLOSURE STATEMENT