Applicant & Property Owner Farmhouse, LLC Agenda Item ... · Applicant & Property Owner Farmhouse, LLC Public Hearing May 11, ... o The existing lawn, ... Staff does have a concern

Applicant & Property Owner Farmhouse, LLC Public Hearing May 11, 2016

City Council Election District Kempsville

Request Conditional Rezoning (O-2 Office to Conditional B-2 Community Business) Conditional Use Permit (Craft Brewery, Assembly Use, Open-Air Market) Staff Planner Kevin Kemp Location 1805 Kempsville Road GPIN 1455922961 Site Size 8.6 Acres AICUZ Less than 65 dB DNL Existing Land Use and Zoning District Office, undeveloped land / O-2 Office Surrounding Land Uses and Zoning Districts North Single-family dwellings / R-5D Residential South Church / B-2 Community Business East Kempsville Road Single-family dwellings and mixed commercial / R-7.5 Residential and B-2 Community Business West Single-family dwellings / R-5D Residential

Agenda Item 3

Farmhouse, LLC Agenda Item 3

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• The existing office building was the original Wood family farm house, constructed in 1910. The Wood family

grew grain and raised cattle on a 500-acre farm. Over time, the farm operation was replaced with single-family dwellings and commercial uses along Kempsville Road.

• The farmhouse has been converted to office space and is currently the realty office for the William E. Wood Realty company, founded in 1972.

• William E. Wood was born in the farmhouse, and he developed the adjacent Charlestowne neighborhoods in the 1970’s, followed by the development of Woods Corner Shopping Center in 1988.

• This request is for a change of zoning from O-2 Office to Conditional B-2 Community Business along with Conditional Use Permits for a Craft Brewery, an Assembly Use, and an Open-Air market in order to transition the site into a craft brewery with a tasting rooms, an event venue for weddings and similar events, and an open-air market where locally-grown produce and similar products will be sold.

• The applicant intends to create an approximately 1.5-acre residual parcel in the undeveloped wooded area at the front of the site. Proffer 2 limits the uses that will be permitted on the site when it is ultimately developed. It is the intent of the applicant to eventually develop the outparcel with a restaurant or retail use that will complement the proposed craft brewery.

• Conditional Use Permit for a Craft Brewery

o The existing farmhouse will be retained and will contain the tasting rooms, lounge areas, and ADA accessible bathrooms. The only exterior alterations proposed to the structure will be done in order to comply with ADA accessibility requirements.

o The existing driveway will be shifted slightly and used as the primary entrance to the site. The existing mature trees on the property will remain, and will be supplemented with a row of Live Oaks installed along each side of the driveway.

o There is an existing metal frame building on the site that will be converted to a “Production Hangar” where the beer will be brewed. The applicant has indicated that all of the beer brewed on-site will be consumed only by the patrons on the property.

o The submitted site layout shows several areas at the rear of the site that will be used as “Crop Areas.” Plants will be grown in these areas that will in turn be used as ingredients in the beer that is brewed on the property.

o Parking will be accommodated by the existing parking areas behind the farmhouse and in an area behind the production hangar. The parking surface will be gravel or oyster shell surface, reflective of a casual, rural site.

Background and Summary of Proposal


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• Conditional Use Permit for an Assembly Use

o The applicant intends to hold weddings, parties and other similar gatherings on the site.

o The submitted site layout shows a 40-foot by 70-foot tent located next to the farmhouse where a

majority of the events will be held. The tasting room will be available for events as well.

o The existing lawn, next to the farmhouse, can accommodate outdoor seating for 120 guests. This portion of the property will also contain a garden pergola, the fruit orchard, a horseshoe area, and picnic tables.

o A fence with the required Category IV landscape buffer is proposed along the property lines abutting the existing adjacent residences.

• Conditional Use Permit for an Open-Air Market

o The applicant proposes to sell locally-grown produce and other similar products on-site, hence the need for the Conditional Use Permit for an Open-Air Market.

o The site layout depicts two small market “pavilions,” open-air market stands, parking areas for customers and vendors as well as plots for growing produce and herbs. The applicant intends to create an approximately 1.5 acre residual parcel in the undeveloped wooded area at the front of the site. Proffer number 2 limits the uses that will be permitted if/when this parcel is created. The applicant wishes to develop the site with a restaurant or retail use that will complement the craft brewery.

Zoning History # Request 1

CUP (Bingo Hall) Approved 09/23/2008 CUP (Private School) Approved 03/25/2008 MOD (to CUP approved on 09/14/1987) Approved 05/08/2007 CUP (Automobile Service Station) Denied 01/12/1999

2 CRZ (B-2 to Conditional A-24) Approved 07/01/2003

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

1 2


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This property is located within the Centerville Strategic Growth Area, just north of the Woods Corner Shopping Center focus area and is one of the few remaining undeveloped large parcels of land in this section of Virginia Beach.

The site is the remaining parcel of what was once the Wood family farm. The existing farmhouse on the site remains largely as it was when it was constructed in 1910. The site is located within the Chesapeake Bay watershed. There are many mature, large canopy trees that will remain on the site.

Street Name Present Volume Present Capacity Generated Traffic

Kempsville Road 37,245 ADT 1 14,800 ADT 1 (LOS 4 “C”) 22,800 ADT 1 (LOS 4 “D”) 27,400 ADT 1 (LOS 4 “E”)

Existing Land Use 2 – 1,132 ADT Proposed Land Use 3 – 1,892 ADT

1 Average Daily Trips 2 as defined by O-2 zoning, (assuming 40% of the site will be used)

3 as defined by B-2 zoning (assuming 40% of the site will be used)

4 LOS = Level of Service

Master Transportation Plan (MTP) and Capital Improvement Program (CIP) Kempsville Road is a four-lane divided minor urban arterial road in the vicinity of the site. The MTP proposes a six-lane divided facility with an ultimate right-of-way of 150-feet. CIP project (# 2-409) is expected to impact the Centerville Turnpike from Indian River Road to Kempsville Road. This project will build a four-lane divided highway with other improvements such as sidewalks, dedicated bike lanes, and landscaping.

Water The site is currently connects to City water. There are two existing 20-inch City water mains along Kempsville Road and an eight-inch City water main along Luck Lane. The existing one-inch meter (City ID #95125325) may be used or upgraded to accommodate the proposed development. Sewer The site currently connects to City sewer. There is an existing eight-inch City gravity main along Luck Lane and an existing 24-inch HRSD force main along Kempsville Road.

This request to rezone the site to accommodate a craft brewery, tasting room, open-air market and event venue is recommended for approval by Staff. This proposal will repurpose the site, which was once part of the 500-acre Wood family farm. The historic farmhouse, built in 1910, will be retained and converted into tasting rooms and venue space. Maintaining the farmhouse and character of the site while providing a specialized brewery and event venue will bring a

Comprehensive Plan Recommendations

Natural and Cultural Resources Impacts

Traffic Impacts

Public Utility Impacts

Evaluation and Recommendation


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unique amenity to the Kempsville area. Additionally, by retaining the mature trees and open areas in front of the farmhouse, the applicant has protected the site from other, more impactful commercial development. The site is located across the street from the Woods Corner Shopping Center. In Staff’s opinion, the proposed uses are generally consistent with the Comprehensive Plan, as well as compatible with the surrounding commercial uses along Kempsville Road. Staff does have a concern regarding the potential negative impact that outdoor events, such as weddings, may have on the adjacent residential properties, particularly with regard to noise. In an attempt to address this concern, the applicant has proffered to install a fence, along with the required Category IV buffer and screening, along all property lines that are adjacent to residentially zoned properties. Staff has also recommended conditions below that specifically limit the amplification of music and the time that outdoor events can be held. Included with the request for a change of zoning is a 1.5-acre portion of the site that the applicant intends to subdivide and develop at a later date. It is the applicant’s intent to develop this area of the property with a use that complements the craft brewery operation. Proffer two prohibits certain objectional uses within the B-2 zoning district that would not be optimal for this location and could potentially detract from the unique setting of the existing site. This is one of the few remaining undeveloped large parcels of land in this section of Virginia Beach City and presents a unique opportunity to develop something special for the area. The proposed craft brewery and open-air market will not only preserve the existing structure and much of the open space, but will also introduce a new type of business and destination to the otherwise typical suburban neighborhood development pattern found throughout the City. For the reasons stated above, Staff recommends approval of the Conditional Change of Zoning as proffered, and of the Conditional Use Permits for a Craft Brewery, an Assembly Use and the Open-Air Market, as conditioned.

1. When developed, the Property shall be developed in substantial conformity with the conceptual plan entitled

“CONDITIONAL USE PERMIT EXHIBIT FARMHOUSE BREWERY, 1805 KEMPSVILLE ROAD, VIRGINIA BEACH, VIRGINIA”, dated March 8, 2016, and prepared by WPL (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.

2. When developed, the area the Concept Plan labeled as “Future Parcel for Lease” (the “Outparcel”) shall be developed as an eating or drinking establishment or for retail uses, and the following uses shall be prohibited on the Outparcel: automobile service stations; bars or nightclubs; bicycle and moped rental establishments; boat sales; body piercing establishments; borrow pits; building-mounted antennas other than those meeting the requirements of Section 207 of the City Zoning Ordinance; bulk storage yards and building contractor yards; car wash facilities; commercial parking lots, parking garages, parking structures and storage garages; dormitories for marine pilots; liquor stores; mini-warehouses; mobile home sales; motor vehicle sales and rental; passenger transportation terminals; public utility storage or maintenance installations; radio and television broadcasting stations; satellite wagering facilities; storage garages; and tattoo parlors.

3. 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.

Proposed Proffers


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1. The farmhouse building shall be renovated in substantial conformance to the submitted architectural plans

and elevations entitled, “NEW FACILITY FOR FARMHOUSE BREWERY 1805 KEMPSVILLE ROAD, VIRGINIA BEACH, VA 23464,” dated January 14, 2016, prepared by Work Program Architects. Said plans and elevations have been displayed to the City Council and are on file with the Planning and Community Development Department.

2. The existing mature trees located on the property in front of the farmhouse shall be preserved to the greatest extent possible. The existing mature vegetation located along the northern property line shall be preserved.

3. All required handicap parking shall be constructed of concrete or asphalt and shall comply with all ADA standards.

4. Bicycle parking for a minimum of five (5) bicycles shall be provided on the site and located within 200 yards of the farmhouse building.

5. All necessary permits shall be obtained from the Planning Department for all site work, renovations to the farmhouse and production hangar, and any new construction of accessory structures.

6. All signage on the site shall conform to the regulations of the City Zoning Ordinance. A permit shall be obtained from the Planning Department, Zoning Office for any signage being added to the site.

7. The operation shall comply with all applicable codes and regulations of both the Commonwealth of Virginia and the City of Virginia Beach pertaining to licensure and control of alcoholic beverages.

8. With the exception of weddings, gatherings and other special events covered in the Conditional Use Permit for Assembly Use, only beer or other fermented malt beverages and non-alcoholic beverages may be served on the premises.

9. There shall be no consumption or sale for on-premises consumption of alcoholic beverages between midnight and 10:00 a.m.

10. With the exception of weddings, parties or other such gatherings or special events, live music shall be performed only inside the farmhouse and doors and windows shall remain closed during such performances.

11. All freestanding and building signage shall be subject to the review and approval of the Planning Director and shall be designed to reflect the historic and farming heritage of the property.

Conditions for Craft Brewery


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1. Two weeks prior to any event held on the property exceeding an attendance of 120 guests, to include but not limited to weddings, parties, gatherings, fundraisers, etc., the applicant shall notify the following City agencies: Police Department, Fire Marshal Bureau, Commissioner of Revenue, the Current Planning and Zoning Divisions of the Planning Department, and the Health Department.

2. Occupancy for any event shall be determined by the Fire Prevention Bureau and the Building Official’s Office.

3. There shall be no amplified music permitted outside between the hours of 9:00 p.m. and 12:00 p.m. (noon), or for more than three (3) hours in any one day.


1. The use shall not be in operation 10:00 p.m. to 8:00 a.m.

2. The Open-Air Market shall be limited to the areas depicted on the submitted site layout as “Market Area”

and “Market Pavilion.”

3. There shall be no less than one (1) trash receptacle per one thousand (1,000) square feet of sales area. All trash receptacles shall be regularly emptied so as not to overflow, and litter and debris shall not be allowed to accumulate.

4. In accordance with the Building Code, all temporary structures and furniture will be appropriately dissembled or removed when winds equal to or greater than 60 miles per hour are expected.

5. All applicable requirements of the Health Department shall be adhered to at all times.

6. Merchandise, stalls, or other materials shall not be stored outdoors when the Open-Air Market is not open for business.


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.

Conditions for Assembly Use

Conditions for Open-Air Market


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Proposed Site Layout


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Proposed Site Layout- Northern Portion


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Proposed Site Layout- Southern Portion


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Rendering of Home


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Proposed First Floor


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Proposed First Floor- Furniture Option 1


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Proposed First Floor- Furniture Option 2


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Proposed Second Floor


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Proposed Second Floor- Furniture Option 1


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Proposed Second Floor- Furniture Option 2


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Proposed Elevations


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Site Photos- Existing Home

EXISTING FARMHOUSE

SIDE YARD / OUTDOOR EVENT AREA FRONT PORCH SITTING AREA


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Site Photos- Front Yard

MAIN DRIVEWAY

DRIVEWAY ENTRY OPEN AREA IN FRONT YARD


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Site Photos- Rear Yard

REAR PROPERTY LINE

REAR PROPERTY LINE REAR OF FARMHOUSE


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Site Photos- Production and Crop Area

CROP GROWING AREA

PRODUCTION HANGAR PARKING AREA

SECONDARY DRIVEWAY


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Disclosure Statement


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Documents

Applicant & Property Owner Farmhouse, LLC Agenda Item ... · Applicant & Property Owner Farmhouse, LLC Public Hearing May 11, ... o The existing lawn, ... Staff does have a concern