Applicant/Property Owner Old Dominion Tobacco Company, Inc

Old Dominion Tobacco Company, Inc. Agenda Item 10

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Applicant/Property Owner Old Dominion Tobacco Company, Inc. Public Hearing June 8, 2016

City Council Election District Kempsville

Request Conditional Rezoning (I-1 Industrial & B-2 Community Business to Conditional A-18 Apartment) Staff Planner Kevin Kemp Location Parcel west of 5400 Virginia Beach Boulevard GPINs 1467587545, 1467571872, portion of 1467575967 Site Size 23.6 acres (16.12 acres included in request) AICUZ Less than 65 dB DNL Existing Land Use and Zoning District Distribution Center and wooded area / I-1 Industrial and B-2 Community Business Surrounding Land Uses and Zoning Districts North Witchduck Lake Lake, Multi-family dwellings / R-7.5 Residential, R-5D Residential & A-12 Apartment South Virginia Beach Boulevard Mixed Commercial / B-2 Community Business East Furniture warehouse & sales / B-2 Community Business West Mixed commercial, multi-family dwellings & single-family dwellings / B-2 Community Business, A-18 Apartment & R-5D Residential

Agenda Item 10


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• A majority of the 23.6 acre site is zoned I-1 Light Industrial District. A small area at the rear of the site is zoned

B-2 Community Business District. The 10.76-acre site directly adjacent to the west, zoned A-18 Apartment District, is developed with an apartment complex constructed in 1986.

• Old Dominion Tobacco Company owns the property and operates a distribution facility on the southern portion of the site. The applicant intends to subdivide the property and retain the distribution facility and rezone the remaining 16.12 acres to A-18 and develop it with an apartment complex.

• This request for a Conditional Change of Zoning to Conditional A-18 Apartment District will allow the site to be developed with a 282 unit apartment complex, with a density of 17.49 units per acre. Details of the proposal are listed below.

o The submitted site plan depicts ten, three-story apartment buildings. A majority of the buildings are oriented around a large retention pond. Four decks are proposed to extend into the retention pond.

o The community will feature a clubhouse, including an outdoor pool and outdoor social gathering space with an outdoor fireplace, cabana, and grill area. Additional indoor amenities include a large exercise room with yoga studio, coffee bar, a WiFi café, a theatre/game room, large screen televisions and high-speed internet. Other outdoor amenities include a dog park, playground, and a pergola with outdoor sitting and dining area.

o A majority of the units (90 percent) are one or two bedroom units. o The site is enclosed with a wood privacy fence. Where the site is adjacent to residential properties, a

ten-foot buffer is shown with Category IV landscaping. Interior parking lot landscaping is shown throughout the site.

o Parking for the complex is located along the perimeter of the site. There are 562 parking spaces provided. Eight detached garages, each containing four spaces are shown on the plan at various locations throughout the parking area.

o Access to the site is shown from Virginia Beach Boulevard. The gated entry will be a right-in/right-out only. A secondary service entrance will be located on the east side of the site. An access easement will be recorded across the adjacent property containing the existing Old Dominion Tobacco Company distribution facility.

• The submitted renderings and elevation drawings show buildings with a contemporary design. The three-story buildings feature fiber-cement siding with alternating colors of coral, tan and white. There is a row of grey-colored brick shown around the base of the buildings.

• The clubhouse will be constructed using cedar siding and dark black brick. The main entry to the clubhouse will be slightly recessed and accented with cedar siding.

• A monument sign is proposed at the entrance along Virginia Beach Boulevard. The proposed sign with be constructed with materials to match the clubhouse, as shown on the submitted elevation drawings.

Background and Summary of Proposal


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Zoning History # Request 1 CUP (Vocational school) Approved 11/18/2014

CUP (Religious use) Approved 12/03/2002 2 REZ (PD-H2 (A-12) to P-1) Approved 02/12/2008

CRZ (A-12 to PD-H2 (A-12)) Approved 06/12/2007 3 CUP (Motor vehicle sales) Approved 03/09/2004 4 CUP (Student center) Approved 08/12/2003 5 CRZ (R-7.5 & A-12 to cond. A-12) Approved 01/26/1999 6 REZ (A-1 to B-2) Approved 07/14/1986

CUP (Motor vehicle sales) Approved 07/14/1986 7 REZ (B-2 to A-2) Approved 10/08/1984 8 REZ (A-1 to A-2) Approved 12/14/1981

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 identifies this site as being located within the Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, aesthetic quality of the stable neighborhoods while reinforcing the suburban characteristics of commercial centers and other non-residential areas that comprise part of the Suburban Area. Achieving these goals requires that all land use activities either maintain or enhance the existing neighborhood through compatibility with surroundings, quality and attractiveness of site and buildings, improved mobility, environmental responsibility, livability, and effective buffering with respect to type, size, intensity and relationship to the surrounding uses (pp. 3-1, 3-2).

The site is located within the Chesapeake Bay watershed. The site is entirely covered with mature trees, all of which will be removed for the development of the site. There do not appear to be any significant cultural features on the site.

Street Name Present Volume Present Capacity Generated Traffic

Virginia Beach Boulevard 38,000 ADT 1 34,940 ADT 1 (LOS 4 “C”) 56,240 ADT 1 (LOS 4 “D”) 62,260 ADT 1 (LOS 4 “E”)

Existing Land Use 2 – 1,220 ADT Proposed Land Use 3 – 1,875 ADT

1 Average Daily Trips 2 as defined by 16.1 acres of property zoned I-1

3 as defined by 282 apartment units 4 LOS = Level of Service

Master Transportation Plan (MTP) and Capital Improvement Program (CIP) Virginia Beach Boulevard at this location is an eight-lane divided major urban arterial. The MTP proposes an eight-lane facility within a 150-foot wide right-of-way. No roadway CIP projects are slated for this area.

Comprehensive Plan Recommendations

Natural and Cultural Resources Impacts

Traffic Impacts

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Water The site currently connects to City water. There are existing 16-inch and 20-inch City water transmission mains along Virginia Beach Boulevard. The existing two-inch domestic water meter (City ID #95097883) and fire meter (City ID#95083196) can be used or upgraded to accommodate the proposed development. Sewer The site currently connects to City sewer. There is an existing ten-inch City sewer gravity main and an existing 16-inch City sewer force main along Virginia Beach Boulevard. Analysis of Pump Station #356 and the sewer collection system is required to ensure that the future flows can be accommodated.

The proposed request to rezone the subject property to allow for the development of a 282-unit apartment complex, in Staff’s opinion, is generally consistent with the land use guidelines of the Comprehensive Plan for the Suburban Area. The proposed development is compatible with the uses in the surrounding area, which are primarily commercial along Virginia Beach Boulevard and a relatively dense residential development is located directly behind the site. The subject site is one of the few remaining undeveloped parcels surrounding Witchduck Lake, which has experienced a number of multi-family dwelling developments in recent years, and this proposal is consistent with previous approvals. As the primary entrance does not line up with a median break, the Traffic Engineering Staff raised a concern that vehicles leaving the site must travel west on Virginia Beach Boulevard and cross four lanes of traffic in order to make a U-turn to head east. Vehicles traveling eastbound on Virginia Beach Boulevard will also need to make a U-turn to gain access to the property. The possibility of a cross-access easement with the property to the west was discussed which would allow a shared signalized access between the adjacent strip center and the apartment complex. A resolution has not been reached on this matter. Although not optimal, the proposed entrance is acceptable. Staff believes that this proposal is acceptable as submitted. The design of the buildings offer a contemporary design that is unique. The proposed multi-family development is compatible with the surrounding uses and the rezoning request is consistent with the Comprehensive Plan. Based on the reasons stated, Staff recommends approval of this request with the proffers listed below.

1. When the Property is developed, it shall be as a 282 unit multifamily residential community substantially in accordance with “THE CONCEPTUAL LAYOUT PLAN OF MEZZO APARTMENT HOMES, VIRGINIA BEACH, VIRGINIA”, dated 1/28/16, prepared by MSA, P.C., which has been exhibited to the Virginia Beach City Council and is on file with the Virginia Beach Department of Planning (the “Concept Plan”). 2. When the Property is developed, it will be fenced, landscaped and have entrance signage substantially as depicted and described on the three (3) exhibits labeled “OVERALL FENCING & LANDSCAPING PLAN (Sheets L.1.1, L.1.2 and L.1.3)” and the exhibit labeled “SITE DETAILS” (Sheet SD2-1), prepared by Siska Aurand which are contained in the twelve (12) page development manual entitled “MEZZO Apartment Homes, 5426 VIRGINIA BEACH BLVD., VIRGINIA BEACH, VIRGINIA”, dated 01.30.16 copies of which have been exhibited to the Virginia Beach City Council and are on file with the Virginia Beach Department of Planning (the “Manual”).

Public Utility Impacts

Evaluation and Recommendation

Proffers


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3. Vehicular ingress and egress shall be limited to one (1) entrance from the Virginia Beach Boulevard and a second emergency only access via an improved ingress/egress easement across the east side of the Grantor’s adjacent property substantially as depicted on the Concept Plan. 4. The total number of dwelling units permitted to be constructed on the Property shall not exceed two hundred eighty-two (282). 5. When the Property is developed, the clubhouse and pool area at the entry to the community shall be developed substantially in accordance with the layout as depicted on the exhibit labeled “SITE PLAN,” prepared by TS3 Architects, PC and dated 01.30.16, which is contained in the Manual which shall supersede the Concept Plan in this one area. The Clubhouse shall have the architectural design, appearance and exterior building materials substantially as depicted and described on the three (3) exhibits labeled “CLUBHOUSE ELEVATIONS,” “CULBHOUSE, EXTERIOR FINISH LEGEND” and “CLUBHOUSE RENDERINGS,” prepared by TS3 Architects, PC and dated 01.30.16, which are contained in the Manual. 6. When the Property is developed, the Apartment Buildings shall have the architectural design, appearance and exterior building materials substantially as depicted and described on the three (3) exhibits labeled “APARTMENT-RENDERINGS,” prepared by TS3 Architects, PC and dated 01.30.16+, as contained in the Manual. 7. Further conditions may be required by the Grantee during detailed site plan review and administration of applicable City Codes by all cognizant City agencies and departments to meet all applicable City Code requirements. 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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Proposed Clubhouse Rendering


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Proposed Clubhouse Rendering


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Proposed Apartment Buildings Renderings


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Proposed Clubhouse Elevations


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Proposed Apartments Elevations


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Proposed Site Layout


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Proposed Site Layout- Southern Portion


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Proposed Site Layout- Middle Portion


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Proposed Site Layout- Northern Portion


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Site Photos


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Disclosure Statement

Old Dominion Tobacco Company, Inc.


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Documents

Applicant/Property Owner Old Dominion Tobacco Company, Inc