MPB, INC. Agenda Item 14 Page 1

14October 10, 2012 Public Hearing

APPLICANT:

MPB, INC

PROPERTY OWNER:

MUNDEN & ASSOCIATES, LP

STAFF PLANNER: Karen Prochilo REQUEST: Conditional Change of Zoning (AG-1 & AG-2 to Conditional O-2) ADDRESS / DESCRIPTION: Southwest Corner of Princess Anne Rd and Elson Green Ave GPIN:

24141379420000 ELECTION DISTRICT:

PRINCESS ANNESITE SIZE:

6.5 acres AICUZ:

Less than 65 dB DNL The applicant proposes to rezone the existing agricultural property in order to construct a three-story medical office building. This proposed building will contain approximately 75,000 square feet of rental space aimed at physician groups. The applicant anticipates that the medical groups will include general family practice and internal medicine as well as an advanced imaging center and/or urgent care unit. The building is located close to Princess Anne Road and centered along this front. No parking is placed between this side of the building and Princess Anne Road. Parking is divided around the three remaining sides of the building. Bicycle and motorcycle parking are also provided. A stormwater management facility with an aerator is located in the southernmost corner of the site. This facility is designed not only for management of the stormwater but as an attractive feature to the site with surrounding landscaping, a bench and multipurpose path. Accenting the main entrance of the building is a large landscaped island with a drop off area in stamped concrete. A portion of the drop off is covered by a modern awning that extends to the front entry. The building is contemporary in design. The exterior building materials are predominately brick veneer, composite metal panel and glass.

SUMMARY OF REQUEST

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EXISTING LAND USE: Undeveloped wooded site SURROUNDING LAND USE AND ZONING:

North: • Elson Green Avenue • Undeveloped wooded site / AG-1 & AG-2 Agricultural Districts

South: • Elementary school / AG-1 & AG-2 Agricultural Districts East: • Princess Anne Road

• Retail center / B-2 Community Business District West: • Elson Green Avenue

• Single-family dwellings / R-20 Residential District NATURAL RESOURCE AND CULTURAL FEATURES:

The majority of the site is wooded. There are no known significant cultural features associated with this site.

COMPREHENSIVE PLAN: The Comprehensive Plan designates this area of the City as Transition Area. The Transition Area is strategically located between the more urbanized region of the City to the north and the rural area to the south. Development proposals should strive to achieve the goal of attaining 50% open space including berms, trees, buffers and trails to create safe, accessible and attractive roadway corridors and internal green space. Moreover, design with nature by creating site plans that respect and showcase valued natural resources. (pp. 4-1, 4-3) The planning principles for the Transition Area are reinforced by the Transition Area Design Guidelines (TADG, 2003). The guidelines emphasize larger open spaces, connected corridors, natural areas, and a noticeable transition between the suburban north and rural south. Good design within the Transition Area will protect natural resources, provides amenities, considers views and integrates quality design in a creative manner. When planning a development in the Transition Area, the guidelines encourage consideration of three themes: natural resources, amenities, and design. Preserve and integrate into the overall project the natural resources located on the site. An amenity within the Transition Area is a feature that increases the attractiveness or value of the site consistent with the goals and objectives of the Comprehensive Plan. Commercial development within the Transition Area should be thought of as neighborhood serving centers; big box commercial establishments are discouraged. Office development should be thought of as anchors that provide significant presence to a defined area. Office space combined with a commercial node assists in reducing the number of noontime automobile trips and can encourage a pedestrian experience.

CITY SERVICES

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Access to this site is proposed to be from Elson Green Avenue, west of its intersection with Princess Anne Road. Elson Green Avenue is a two-lane collector roadway with a variable (70-ft to 80-ft) right-of-way width with sidewalk. It is not included on the City’s MTP map. Princess Anne Road is a 2-lane minor suburban arterial with a variable-width right of way in this location. The City’s Master Transportation Plan (MTP) Map indicates an ultimate right-of-way width of 135 feet for a four-lane parkway for this section of Princess Anne Road. The CIP project for this section of Princess Anne Road (CIP 2-195), which will realign and widen Princess Anne Road and includes intersection improvements at Elson Green Avenue, is currently in the final stages of design, and real estate acquisition is underway.

LAND USE AND PLAN INFORMATION

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TRAFFIC:

Street Name Present Volume Present Capacity Generated Traffic

Elson Green Avenue

No recent count data available.

6,200 ADT 1 (Level of Service “C”)

9,900 ADT 1 (Level of Service “D”) - Capacity 11,100 ADT 1 (Level of

Service “E”)

Existing Land Use 2 – 10 ADT

Proposed Land Use 3 – 2,710 ADT (260 PM Peak Hour)

Princess Anne Road

15,950 ADT 1 13,600 ADT 1 (Level of Service “C”)

15,000 ADT 1 (Level of Service “D”) - Capacity 16,200 ADT 1 (Level of

Service “E”)

1 Average Daily Trips 2 as defined by 6.5 acres of agricultural zoning

3 as defined by 75,000 SF medical office building The calculated trip generation for the proposed use of this site as a Medical Office building exceeds the trigger for a traffic impact study to be required. As such, Traffic Engineering required a minimal Traffic Impact Study (TIS) to examine:

o The impacts to the existing signalized intersection at Princess Anne Road, as well as to the proposed improved intersection,

o Queue lengths at the intersection of Elson Green Avenue and Princess Anne Road in relation to the proposed exit-only driveway nearest the intersection.

The TIS submitted September 25, 2012, concluded that the proposed development does not significantly impact the traffic operations at the existing or future signalized intersection, and that queue lengths will not impact the operation of the proposed exit-only driveway. Traffic Engineering reviewed this study, and agrees substantially with the conclusions and does not foresee the need for significant right-of-way improvements as a result of the proposed rezoning. A left-turn lane into the second driveway along Elson Green Avenue will be required due to the volume of left-turning vehicles generated by this development. This left turn lane must meet Public Works Standards for taper and storage lengths.

All entrances will be required to comply with City of Virginia Beach Public Works Standards for width, radii, throat length, sight distance, etc. WATER: This site must connect to City water. There is a 10-inch City water line in Princess Anne Road and a 10-inch City water line in Elson Green Avenue. SEWER: City sanitary sewer does not front on this site and this site is not within any pump station service area. Pump Station service areas 615 and 626 are adjacent to this site; plans and bonds are required for extension of sanitary sewer system. An engineering hydraulic analysis of selected pump station to serve this site and the sanitary sewer collection system is required to ensure future flows can be accommodated and to determine any required system modifications. STORMWATER: The applicant will coordinate all drainage and stormwater management design and construction with adjacent City and other public projects. The east edge of the subject property is adjacent to

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the Princess Anne Road Phase VII (CIP 2-195) project. A permanent utility easement is shown along the east edge of the subject property, which is indicative of future proposed utility work Department of Public Health: Any food service operations will require obtaining Food Service Operations Permits. This proposed medical office is in close proximity to the Red Mill Commons area commercial node. Thus, this proposal has an opportunity to reduce the number of noontime automobile trips by encouraging pedestrian activity. The conceptual plan depicts internal pathways connecting the parking areas to the entrance and around the stormwater BMP. There is a gap in the connection of the internal path with the existing sidewalk on Elson Green Avenue between the elementary school to the south and Red Mill Commons retail center to the north across Princess Anne Road. The applicant has agreed to tie their internal path into this sidewalk The rear of the building is oriented to Princess Anne Road and does not have a deep setback. However, the loading areas at the rear of the building are exposed to Princess Anne Road with minimal landscape buffering. The applicant intends to install additional landscaping around the loading area for better screening along Princess Anne Road. In addition the number of parking spaces exceeds the amount required. The applicant has indicated the need for the additional spaces due to the medical use within the building. The number of monument and building signs exceeds the number of signs allowed under the zoning. The applicant intends to either reduce the number signs or submit a variance for the signs. The proposed rezoning of the subject property from agricultural to office use is compatible with the Comprehensive Plan’s land use policies for the Transition Area. Staff recommends approval with the above revisions to the final site plan and the following proffers.

PROFFERS 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, Grantor shall develop the property including the building and landscaping thereon, in substantial conformity with the Preliminary Site Plan prepared by VHB, Inc. dated May 17, 2012, and titled “Munden Property, Residual Parcel B, Virginia Beach, Virginia”, (the “Plan”), a copy of which has been is on file with the Department of Planning and has been exhibited to the City Council. PROFFER 2: When developed, the building shown on the Plan shall be developed using architectural designs and building materials shown on the six renderings by Innovate Architecture – Interiors dated May 7, 2012,

EVALUATION AND RECOMMENDATION

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grouped together and titled “Nimmo Medical Center, Virginia Beach, Virginia, “the “Renderings”), copies of which are on file with the Department of Planning and have been exhibited to the City Council. PROFFER 3: The signs on the buildings shown on the Plan shall be in substantial conformity with the building signs shown in the Renderings. PROFFER 4: The monument signs shown on the Plan shall be in substantial conformity with the sign plan by Artlite Signs and Awnings titled “Sentara Nimmo Medical Center, Virginia Beach, VA.,” (Drawing #052112-AM-1 and #052112-AM-2), a copy of which sign plan is on file with the Department of Planning and has been exhibited to the City Council. PROFFER 5: Further conditions lawfully imposed by applicable development ordinances may be required by the Grantee during detailed site plan review 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 proffers listed above are acceptable as they dictate the level of quality of the project. The City Attorney’s Office has reviewed the proffer agreement dated May 31, 2012, and found it to be legally sufficient and in acceptable legal form.

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AERIAL OF SITE LOCATION

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PROPOSED SITE PLAN

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PROPOSED SITE PLAN

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PERSPECTIVE RENDERING OF PROPOSED BUILDING (from northwest)

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PERSPECTIVE DRAWING OF PROPOSED BUILDING (from southeast)

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PROPOSED BUILDING ELEVATION (west side)

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PROPOSED BUILDING ELEVATION (north side)

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PROPOSED MONUMENT SIGN

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ZONING HISTORY # DATE REQUEST ACTION

1 07/03/2012 12/14/2010 04/27/2010 05/26/2009 08/05/2003 12/11/2001 01/09/1964 11/07/1963

Modification of Conditions Conditional Use Permit (Fitness Facility) Modification of Conditions Conditional Use Permit (Flea Market) Conditional Use Permit (Bulk Storage) Conditional Use Permit (Automobile Repair) Conditional Use Permit (Raceway) Rezoning (R-S 1 Residence Suburban to C-L 1 Limited Commercial)

ApprovedApprovedApprovedApprovedApprovedApprovedApprovedApproved

2 06/28/2011 Street Closure Approved3 10/09/2007

08/22/2006 08/22/2006

Rezoning (R-20 Residential w/ PD-H2 to P-1 Preservation) Street closure Conditional Rezoning (AG-1 & AG-2 to R-20 Residential w/ PD-H2 overlay)

ApprovedApprovedApproved

4 03/25/2003 Rezoning (B-2 Business to Conditional B-2 Business and Conditional A-18 Apartment)

Approved

5 12/11/2001 Rezoning (B-2 Business to Conditional A-12 Apartment) Approved6 11/14/1995 Conditional Use Permit (Automobile Service Station) Approved

3

2

6

4

5

1

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DISCLOSURE STATEMENT

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DISCLOSURE STATEMENT

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DISCLOSURE STATEMENT

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DISCLOSURE STATEMENT

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DISCLOSURE STATEMENT

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