Applicant Property Owner Glaser, LLC Public Hearing March 14, 2018 City Council Election District Rose Hall Agenda Item 5 Request Conditional Use Permit (Bulk Storage Yard) Staff Recommendation Approval Staff Planner Robert Davis Location 2584 Horse Pasture Road GPIN 1495757662 Site Size 61,000 square feet AICUZ Greater than 75 db DNL Watershed Chesapeake Bay Existing Land Use and Zoning District Warehouse / Conditional I-1 Light Industrial Surrounding Land Uses and Zoning Districts North London Bridge Road Warehouse / Conditional I-1 Light Industrial South Horse Pasture Road Warehouse / Conditional I-1 Light Industrial East Warehouse / Conditional I-1 Light Industrial West Warehouse / Conditional I-1 Light Industrial Page 1
Background and Summary of Proposal In 2012, a Conditional Rezoning from AG-1 and AG-2 Agricultural Districts to Conditional I-1 Light Industrial District was approved by City Council to allow development of the 25-acre farm property as an industrial park. The proffered rezoning for the entire industrial park was modified in 2004 to reduce the setbacks along London Bridge Road. The applicant currently occupies a 15,600 square foot building. Upon seeking a zoning verification letter from the Zoning Office, the applicant was informed that a Conditional Use Permit for a Bulk Storage Yard is required to store spas and other equipment associated with the business on the site. Based on this information, the applicant is requesting a Conditional Use Permit for Bulk Storage on the rear of the property. The approximately 10,000 square foot bulk storage area is currently enclosed with a six-foot tall chain-link fence with aluminum slats. The applicant is seeking a deviation to the required Category VI screening (a solid six-foot tall fence with shrubs) surrounding the Bulk Storage Yard. In lieu of a solid privacy fence, the applicant intends to install plant material outside of the existing chain link fence as a means of screening the materials from London Bridge Road. 1 Zoning History # Request 1 MOD Approved 09/14/2004 CRZ (AG-1 & AG-2 to Conditional I-1) Approved 05/14/2002 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 Evaluation and Recommendation In Staff s view, the proposed Bulk Storage Yard is compatible with the surrounding industrial uses and the land use policies for Special Economic Growth Area 3 South Oceana. The site is in the greater than 75 db DNL noise zone and is impacted by a Navy Restrictive Easement. In Staff s view, the proposed use is compatible with Section 1804 of the Zoning Ordinance, and the Navy has reviewed the proposed uses and has issued a letter of compliance, which can be found on page 15 of this report. Page 2
As previously stated, the applicant is requesting to deviate from the required Category VI screening requirement 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 upon a finding that there will be no significant detrimental effects on surrounding properties. Staff concludes that a deviation, as conditioned below, will not adversely impact the adjacent properties. Based on the considerations above, Staff recommends approval of this request subject to the conditions below. Recommended Conditions 1. The Bulk Storage Yard shall be limited to the area and location depicted on the exhibited entitled, Site Layout on page 4 of this report, which has been exhibited to the Virginia Beach City Council and is on file in the Department of Planning and Community Development. 2. Southern wax myrtle (Myrica cerifera), planted six feet on center, shall be installed along the northern side of the site facing London Bridge Road and along the western side of the Bulk Storage Yard area, as depicted on the Proposed Landscape Exhibit on page 5 of this report. The plants shall be a minimum of two feet in height at the time of installation 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. Comprehensive Plan Recommendations This site is located in Special Economic Growth Area 3 South Oceana. Portions of the area are impacted by high noise zones, accident potential zones and Navy restrictive easements. All proposed land uses in this area must align with the City s AICUZ provisions and Oceana Land Use Conformity program. The western region of this area is planned for nonresidential uses to include a mix of light industrial, low-rise office and limited retail use. Natural and Cultural Resources Impacts The site is located within the Chesapeake Bay watershed. As the site is already developed with a building and associated parking, there does not appear to be any significant natural or cultural features associated with the site. Public Utility Impacts Water & Sewer This site is currently connected to both City water and sanitary sewer service. Page 3
Site Layout Page 4
Site Layout Page 5
Site Photos Page 6
Disclosure Statement X Page 7
Disclosure Statement Page 8
Disclosure Statement Page 9
Disclosure Statement Page 10
Disclosure Statement Page 11
Disclosure Statement Page 12
Disclosure Statement Page 13
Navy Easement Compliance Letter Page 14