KWP IBC, L.L.C. Agenda Item 3 Page 1

3November 12, 2014 Public

Hearing

APPLICANT & PROPERTY OWNER:

KWP IBC, L.L.C.

STAFF PLANNER: Kevin Kemp

REQUEST: Conditional Use Permit for an Animal Hospital / Veterinary Establishment ADDRESS / DESCRIPTION: 404 Investors Place GPIN: 14775071830404

ELECTION DISTRICT: ROSE HALL

SITE SIZE: 5.01 acres

AICUZ: Less than 65 dB DNL

Background The applicant requests a Conditional Use Permit to allow for an Animal Hospital / Veterinary Establishment on the site. The 5.01-acre site is zoned I-1 Industrial and contains seven, one-story brick buildings that are primarily occupied with office uses. Directly adjacent to the site is a self-storage facility, a hotel, and several office-warehouse facilities. The site contains mature landscaping in the parking areas and along the front of the buildings. No changes are proposed to the exterior of the building with this application. The applicant wishes to occupy three suites, totaling 3,112 square feet, in a building located towards the rear of the site. The applicant will modify the interior space to accommodate the needs of the animal hospital / veterinary establishment. All activity on the site will be indoors, and the space will be climate-controlled and sound-proof. The hours of operation will be Monday through Saturday, 7:00 a.m. to 9:00 p.m., and Sunday, 9:00 a.m. to 5:00 p.m. The applicant anticipates having nine employees.

BACKGROUND / DETAILS OF PROPOSAL

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EXISTING LAND USE: Office use SURROUNDING LAND USE AND ZONING:

North: Office-warehouse facility / I-1 Light Industrial District South: Investors Place

Offices; coffee shop / I-1 Light Industrial District East: Self-storage facility / I-1 Light Industrial District

West: Hotel / I-1 Light Industrial District NATURAL RESOURCE AND CULTURAL FEATURES:

The site is almost entirely developed with one-story office buildings and associated parking lots. The site is located in the Chesapeake Bay Watershed. There do not appear to be any significant natural resources or cultural features associated with the site.

COMPREHENSIVE PLAN: The Comprehensive Plan identifies this site as being in the Suburban Area, adjacent to the Pembroke Strategic Growth Area 4 Implementation Plan’s Southern Corporate District (Pembroke SGA). The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, aesthetic quality of the stable neighborhoods, and reinforcement of the suburban characteristics of commercial centers and other non-residential areas that make up part of the Suburban Area. The Plan states that in order to achieve the goal of preserving neighborhood quality, both new development and redevelopment should reflect the quality of the surrounding area or be an enhancement to the overall area.

MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Investors Place at this location is considered a two-lane undivided local street. It is not included in the Master Transportation Plan. No Roadway CIP projects programmed for this street.

TRAFFIC: Street Name

Present Volume

Present Capacity Generated Traffic

Investors Place No existing traffic counts available for this roadway

Not applicable Existing Land Use 2 – 36 ADT1

Proposed Land Use 3

150 ADT1

1 Average Daily Trips 2 as defined by office use with 3,112 square feet

3 as defined by a veterinary clinic / animal hospital with 3,112 square feet

WATER: This site is already connected to City water. There is an existing 8-inch City water main along Investors Place. The existing 2-inch water meter (City TD #95012412) and the existing fire meter (City ID #95005241) can be used or upgraded to accommodate the proposed development.

LAND USE AND COMPREHENSIVE PLAN

IMPACT ON CITY SERVICES

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SEWER: The site is already connected to City sewer which discharges to Pump Station #508. There is an existing 8-inch City gravity sanitary sewer main along Investors Place. There is an existing 8-inch City gravity sanitary sewer main located within a public utility easement on the southern and eastern sides of the property, and along the adjacent property to the north.

The request for an animal hospital within an existing business park is generally consistent with the Comprehensive Plan’s land use policies for the Suburban Area. An animal hospital is compatible with the other uses on the site, and is consistent with the character of the surrounding area. The applicant proposes no change to the exterior of the building. All construction will be done to modify the existing suites to accommodate the use, particularly in regards to sound-proofing the space from adjacent units. The parking provided by the existing business park meets the requirements of sections 203 and 223 of the Zoning Ordinance. For the reasons stated above, Staff recommends approval of this request with the conditions below.

1. The applicant shall submit a plan to the City Building Official indicating the measures to be incorporated into the interior of the building unit to ensure that the space being occupied is soundproofed from the adjacent building unit. Said soundproofing must be acceptable to the Building Official and Zoning Administrator and installed prior to a Certificate of Occupancy being issued.

2. The applicant shall obtain all necessary permits and inspections from the Permits and Inspections Division of the Planning Department and from the Fire Department. The applicant shall obtain a Certificate of Occupancy for the use from the Permits and Inspections Division of the Planning Department prior to the issuance of a Business License.

EVALUATION AND RECOMMENDATION

CONDITIONS

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NOTE: 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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AERIAL OF SITE LOCATION

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SITE LAYOUT

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PROPOSED FLOOR PLAN

Parking Lot Side

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UNITS INCLUDED IN REQUEST

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ZONING HISTORY

# DATE REQUEST ACTION 1 10/08/2013 Change of Zoning (A-18 to Conditional A-36) Approved 2 02/08/2011 Use Permit (Private School) Approved 02/08/2011 Modification of Proffers and Conditions Approved 06/08/1994 Modification of Proffers and Conditions Approved 04/23/1991 Change of Zoning (B-2 to B-3) Approved 3 05/12/2009 Use Permit (Religious Use) Approved 4 09/14/2004 Modification of Proffers Approved 06/12/1996 Change of Zoning (O-2 to Conditional I-1) Approved 5 05/11/1999 Use Permit (Automobile Repair) Denied 6 10/29/1996 Use Permit (Hotel/Motel) Approved 7 08/09/1995 Subdivision Variance Approved 8 07/07/1986 Change of Zoning (R-8 to B-2) Approved 9 02/04/1985 Street Closure Approved

2

1

34 5 67

8

9

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DISCLOSURE STATEMENT

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DISCLOSURE STATEMENT