llc & courthouse marketplace station july 12, 2017 ... · bickford of virginia beach, llc...

Bickford of Virginia Beach, LLC Agenda Item D3

Applicant Bickford of Virginia Beach, LLC Property Owners Larry B. Slipow, Princess Anne Investments, LLC & Courthouse Marketplace Station Public Hearing July 12, 2017 (Previously Deferred on June 12, 2017)

City Council Election District Princess Anne

Requests Conditional Rezoning (AG-2 Agricultural & O-2 Office to Conditional O-2 Office) Conditional Use Permit (Housing for Seniors and Disabled Persons) Staff Recommendation Approval Staff Planner Jimmy McNamara Location 2629 & 2625 Princess Anne Road & a portion of 2476 Nimmo Parkway GPINs 1494644297, 1494646109, & a portion of 1494633417 Site Size 3.72 acres AICUZ Less than 65 dB DNL Watershed Southern Rivers Existing Land Use and Zoning District Wooded site / AG-2 Agricultural, O-2 Office & Conditional B-2 Community Business (Historic & Cultural Overlay District) Surrounding Land Uses and Zoning Districts North Princess Anne Road Fiber-optic transmission facility / Conditional B-2 Community Business South George Wythe Drive Shopping center / Conditional B-2 Community Business (Historic & Cultural Overlay District) East Vacant / Conditional B-2 Community Business (Historic & Cultural Overlay District) West Religious use / AG-2 Agricultural

Agenda Item D3


• The subject site consists of two parcels and a small portion of a third parcel. A majority of the site is currently

wooded and vacant.

• The applicant is proposing to develop the site with a 60-bed, 38,200 square-foot assisted living facility for seniors that will include an activity room, bistro, beauty salon, dining room, laundry facilities, interior courtyards, barbecue areas and a whirlpool spa room. Forty-four of the rooms will be general assisted living apartments while 16 of the rooms will be for memory care.

• As the parcels are zoned a mix of O-2 Office District, AG-2 Agricultural District, and Conditional B-2, a rezoning to

Conditional O-2 Office District and a Conditional Use Permit for Housing for Seniors are requested.

• The site layout depicts vehicular access to the site via a private access that currently provides ingress/egress to the nearby shopping center. The existing two driveways along Princess Anne Road are proposed to be removed. A parking lot with 44 spaces is proposed on the northern portion of the site. A porte cochere is depicted in front of the building facing Princess Anne Road within the parking lot. Additionally, a maintenance access point is proposed along the eastern side of the building. Two interior courtyards are depicted within the boundaries of the building. Five-foot wide sidewalks are proposed to provide connectivity within the site as well as to the existing shared-use path that runs adjacent to Princess Anne Road. A freestanding monument style sign is to be located on the southeastern corner of the site adjacent to the private drive.

• The proposed single-story building is designed to reflect the Neo-Georgian architecture of the nearby Municipal Center. Exterior building materials include brick, precast stone and cement fiberboard lap siding. Architectural elements include dormers, cornice moldings, standing-seam medium bronze canopies above windows, non-tapered columns, and a copper-coated cupola above the porte cochere.

• The freestanding sign is depicted as having a brick base and white columns to match the proposed building.

• The facility is proposed to be open 24 hours a day. It is anticipated that no more than 25 employees will be working at the site at any given time. The 44 spaces depicted on the site layout satisfies the off-street parking requirement for Housing for Seniors, as is specified in Section 235 of the Zoning Ordinance.

• As Princess Anne Road in the vicinity of this project is considered an access controlled roadway, the site layout proposes the removal of the existing concrete aprons on Princess Anne Road, and as an alternative, this project will use the private drive along the southern property line. A one-foot no ingress/egress easement will be recorded along the Princess Anne Road right-of-way.

Background and Summary of Proposal


Zoning History # Request 1 MOD Approved 09/06/2016

MOD Approved 05/24/2011 MOD Approved 02/12/2008 CUP (Religious Use) Approved 12/03/1996 MOD Approved 10/27/1994 CUP (Religious Use, Day-Care Center & School) Approved 10/26/1993

2 MOD Approved 05/10/2011 CUP (Fuel Sales) Approved 05/10/2011 MOD Approved 03/27/2007 CRZ (AG-1, AG-2, & B-1 to Conditional B-2) Approved 06/08/2004 REZ (AG-1 to B-1) Approved 02/02/1978

3 CRZ (AG-1 to Conditional A-18) Approved 07/08/2014 CUP (Religious Use) Approved 06/10/1997

4 CRZ (AG-2 to Conditional B-2) Approved 09/22/1998 CUP (Fiber-Optic Transmission Facility) Approved 09/22/1998

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 site as being located in Princess Anne Commons. Specifically, this site is within the Historic Princess Anne Center sub-area of Princess Anne Commons. The plan envisions an area that offers unique education, entertainment, recreation, habitat preservation and quality economic development opportunities. Within the sub-area, the plan envisions a highly attractive destination with a balanced blend of residential, commercial and open spaces to complement the form and function of the Municipal Center, Court Complex and Historic District. Recommendations for this area include mixed-use town center style development in the Municipal Center and Historic and Cultural District and appropriate quality and character of building types.

The site is located in the Southern Rivers Watershed. Drainage in the Southern Rivers watershed is highly impacted by the presence of high ground water, poorly draining soils, and high water surface elevations in downstream receiving waters. The site is also currently wooded and the timber could potentially be used as a resource. The site is also located within the Princess Anne Courthouse Historic and Cultural Zoning Overlay District. All projects proposed within the Princess Anne Courthouse Historic and Cultural District must respect the heritage and reinforce the integrity of the district’s historic character. The scale, placement, massing and proportion of buildings, additions and architectural details should be designed in a way that is consistent with the historic character of this district. New development should employ high quality site and building designs that complement the classic Neo-Georgian architecture of the Municipal Center.

Comprehensive Plan Recommendations

Natural and Cultural Resources Impacts

1 2 3

4


Street Name Present Volume Present Capacity Generated Traffic

Princess Anne Road 30,878 ADT 1 32,500 ADT 1 (LOS 4 “C”) 34,900 ADT 1 (LOS 4 “E”)

Existing Land Use 2 – 230 ADT Proposed Land Use 3 - 165 ADT

1 Average Daily Trips 2 as defined by 1.8 acres of AG-2 zoned property & 1.7 acres of O-2 zoned property

3 as defined by a 60-bed assisted l iving facil ity

4 LOS = Level of Service

Master Transportation Plan (MTP) and Capital Improvement Program (CIP) Princess Anne Road in the vicinity of this application is considered a four-lane divided major suburban, access controlled, arterial roadway.

Water The site must connect to City water. There is an existing 20-inch City water main located along Princess Anne Road and an existing 12-inch City water main within a public utility easement on the adjacent property to the south. Sewer The site must connect to City sewer. There is an existing eight-inch City gravity sanitary sewer main along Princess Anne Road and a six-inch City sanitary sewer force main within a public utility easement on the adjacent property to the east and to the south. Additionally, there is an existing eight-inch private gravity sanitary sewer main located on adjacent property to the east and to the south.

This proposal to rezone this site to Conditional O-2 and the request for a Conditional Use Permit for Housing for Seniors and Disabled Persons is, in Staff’s opinion, consistent with the Comprehensive Plan’s vision for the Historic Princess Anne Center. The sub-area of the Princess Anne Commons calls for highly attractive residential uses that complement the Municipal Center. This use serves as a transition from the commercial activities of the Courthouse Marketplace shopping center to the less intense single-family residential and churches along Princess Anne Road. This site lies within the lowest, less than 65 dB DNL noise zone, which permits housing for seniors and disabled persons. The applicant has worked with Staff to provide a building design that will complement the historic district, while offering a good transition between the commercial uses in the shopping center to the single-family residential in the vicinity. As the site is located in the Princess Anne Courthouse Historic and Cultural Zoning Overlay District, the proposal has been reviewed by the Historical Review Board (HRB) which is tasked with reviewing the exterior materials, scale, and style of the proposed building and signage for appropriateness with the historic district. The HRB has granted a Certificate of Appropriateness, based on the modifications described in the Staff report. Additionally, this proposal was reviewed by the Senior Housing Advisory Committee (SHAC). The SHAC is comprised of both City and state Staff members that provide input on all senior housing proposals. The applicant also appeared before the Transition Area / Interfacility Traffic Area Citizen Advisory Committee (TA/ITA CAC). No concerns were raised by the CAC. The applicant has revised their proposal to meet the objectives of three advisory bodies, the HRB, the SHAC and the TA/ITA CAC, as well as the guidelines of the Comprehensive Plan. In Staff’s opinion, this proposal will provide a much needed service in Virginia Beach and will be a welcome neighbor to the Municipal Center. The submitted site layout and elevations depict an attractive building that will complement the surrounding Princess Anne Courthouse Historic and

Traffic Impacts

Public Utility Impacts

Evaluation and Recommendation


Cultural District. Based on the considerations above, Staff recommends approval of the application with the submitted proffers and recommended conditions listed below.

The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to “offset identified problems to the extent that the proposed rezoning is acceptable,” (§107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. Proffer 1: When developed, the Property shall be developed in substantial conformity with the conceptual site plan entitled “Conceptual Exhibit Bickford of Virginia Beach”, dated February 24, 2017, and prepared by Bowman Consulting (the “Concept Plan”), a copy of which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning. Proffer 2: The architectural style and quality of materials used for the facility to be constructed on the Property, when constructed, will be in substantial conformity with the exhibit “Bickford of Virginia Beach”, and prepared by Kazamier & Associates, LLC (the “Exterior Elevations”) a copy of which has been exhibited to the Virginia Beach City Council and is on file with Virginia Beach Department of Planning. Proffer 3: When developed, the facility shall include a maximum of sixty (60) residential apartments. Proffer 4: Further conditions lawfully imposed by applicable development ordinances may be required by the Grantee during detailed site plan and/or subdivision review and administration of applicable City Codes by all cognizant City agencies and departments to meet all applicable City Code requirements. Staff Comments: The submitted proffers ensures the site will be developed as depicted on the submitted Concept Plan and Exterior Elevations.

Proffers


1. When the property is resubdivided, a one-foot no ingress/egress easement along Princess Anne Road shall be

recorded on the plat.

2. The proposed monument sign shall be as substantially depicted on the submitted freestanding sign exhibit. Said sign shall not be internally lit and be no taller than eight feet as measured from the ground to the top of the sign.

3. A Landscape Plan shall be submitted during site plan review process reflective of the plant material depicted on

submitted Landscape Plan. Said plan shall be approved prior to final site plan approval.

4. The generator depicted on the Concept Plan referenced in Proffer 1, shall be screened by plant material from the private drive along the property’s southern boundary line.

5. Prior to occupancy, the applicant shall obtain a Certificate of Occupancy.

6. Prior to the issuance of a Certificate of Occupancy, the existing driveway aprons along Princess Anne Road shall be removed and all right-of-way work shall be completed as required by the Department of Traffic Engineering.

7. The applicant shall obtain and maintain all applicable licenses required by the Virginia Department of Social Services for operation of the proposed facility.

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.

Recommended Conditions


Proposed Site Layout


Proposed Elevations


Proposed Monument Sign Elevation


Proposed Landscape Plan


Site Photos


Disclosure Statement



Larry B. Slipow



Courthouse Marketplace Station, LLC

See attached



Princess Anne Road Investments



Larry B. Slipow



Courthouse Marketplace Station, LLC

llc & courthouse marketplace station july 12, 2017 ... · bickford of virginia beach, llc...

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