CITY OF MANASSAS CITY COUNCIL STAFF REPORT MATHIS ...
CITY OF MANASSAS CITY COUNCIL STAFF REPORT MATHIS INVESTMENTS LLC (TRUCKS UNLIMITED) SUP #2016-05
Proposed Use: This is a request for a special use permit to allow Motor Vehicle Repair, Minor, for the installation of motor vehicle parts sold at the “Trucks Unlimited” retail store. Location: The subject property is located at 9107 Mathis Avenue, approximately 0.1 miles northeast of the intersection of Mathis Avenue and Sudley Road. The property is further identified as tax map number 100-04-1-13. Existing Zoning: B4, General Commercial Parcel Size: 0.39 acres Comprehensive Plan Designation: This site is located in the Mathis Avenue character area of the City of Manassas Comprehensive Plan. Date Accepted for Review: March 2, 2016 Planning Commission Hearing: June 1 and July 6, 2016 City Council Hearing: June 19, 2017 SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 1
MEMORANDUM CITY OF MANASSAS Department of Community Development SUP #2016-05, Mathis Investments LLC 9107 Mathis Avenue Public Hearing Dates: Planning Commission: June 1, 2016 and July 6, 2016 City Council: June 19, 2017 Recommendation: Staff: Approve as Conditioned Planning Commission: Deny OVERVIEW OF REQUEST Request: This is a request for a special use permit to allow Motor Vehicle Repair, Minor, for the installation of motor vehicle parts sold at the “Trucks Unlimited” retail store. Surrounding Land Uses:
Manassas Shopping Center Motor Vehicle Parts/ Supply Establishment (Trucks Unlimited)
Motor Vehicle Sales and Rental (Manassas Honda)
Gasoline Station (Sunoco)
Motor Vehicle Repair (Cottman Transmission)
Manassas Corner Shopping Center
Motor Vehicle Parts/ Supply Establishment (Autozone) SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 2
Level of Service: Any impacts associated with this request are proposed to be mitigated by the conditions dated June 30, 2016 (Attachment 2). PLANNING COMMISSION RECOMMENDATION The Planning Commission held a public hearing on June 1, 2016, and three citizens spoke against the project. Based on public comment, Planning Commission voted to keep the public hearing open and requested that staff complete a supplemental inspection of the subject property. The requested inspection occurred on June 14, 2016. No vehicles were found being serviced, and no violations were issued. A motor vehicle lift was found unassembled; however, the applicant stated that the lift would not be installed until the special use permit and any other required building and fire prevention code permits were approved. The Planning Commission public hearing continued on July 6, 2016. Five citizens spoke against the project, and two spoke in favor of the project. Planning Commission found that the proposed conditions did not adequately mitigate the proposed use and found the request to be inconsistent with the City’s adopted plan of land use. Planning Commission recommended denial by a vote of 3/2. Planning Commission minutes and resolution are attached. Subsequent to Planning Commission public hearing, the applicant requested indefinite deferral to consider revisions to the application. The applicant now requests City Council consideration of the case as originally proposed with no revisions based on Planning Commission’s denial. STAFF RECOMMENDATION Staff finds the applicant’s proposal, with the proposed mitigating conditions, to be generally compatible with existing, adjacent land uses and patterns of development. Staff recommends approval of SUP #2016-05, Mathis Investments LLC, as conditioned dated June 30, 2016. Staff: Kelly Davis Contact Information: 703-257-8225, [email protected] Attachments: 1. Staff Analysis 2. Conditions dated June 30, 2016 3. Generalized Development Plan (GDP) 4. Letter from the Applicant 5. Comment Letters 6. Planning Commission Minutes dated June 1, 2016 7. Planning Commission Minutes dated July 6, 2016 8. Planning Commission Resolution
SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 3
Agency comments have been incorporated into Attachment 1, Staff Analysis. Application and preliminary agency comments are available at the Department of Community Development office (9027 Center Street, Room 202, Manassas, VA 20110) and can be provided upon request.
SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 4
ATTACHMENT 1: STAFF ANALYSIS Background and History: The subject property is a ±0.39-acre commercial site that contains a single-story, brick building constructed in 1962. The building was historically used for large item sales, such as furniture. Upon cessation of the furniture sales use, the building was partitioned to create two separate units, one of which contains a garage-style access door and bay. The building is currently owned and used by the applicant for his business “Trucks Unlimited”, which operates from the right side unit (9109 Mathis Ave - Unit A; ±0.39 acres). Trucks Unlimited operates as a by-right Motor Vehicle Parts/Supply Establishment for the sales of wheels, tires, tool boxes, lighting, stereo electronics, and other bolt-on items. In addition to selling these items, the applicant seeks to offer installation services in the existing garage-style bay (9107 Mathis Ave - Unit B). The applicant proposes one motor vehicle lift to be used for installation of tires and wheels, custom suspension and exhaust kits, and other bolt-on items sold in the store. This use, as proposed by the applicant, is classified as Motor Vehicle Repair, Minor, and may be permitted in the General Commercial (B-4) zoning district through approval of a special use permit. Motor Vehicle Repair, Minor does not include major body, engine, and transmission repairs or other activities classified as Motor Vehicle Repair, Major in the Zoning Ordinance. Comprehensive Plan Analysis: Trucks Unlimited is located within the Mathis Avenue character area of the Comprehensive Plan. Development and land use within the Mathis Avenue character area is guided by the Mathis Avenue Sector Plan, which provides strategies and goals for redevelopment and reinvestment in the corridor. While this request does not support the redevelopment goals of the Sector Plan, the request, with the proposed SUP conditions and performance measures, is not anticipated to have a negative land use impact on the existing patterns of development within the corridor. Land Use Manassas will maintain its existing pattern of residential, commercial, and open space land uses, emphasize improved design principles, promote mixed uses compatible with existing neighborhoods, accommodate high quality infill and redevelopment where appropriate, and reinforce the unique and positive qualities of diverse neighborhoods.
SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 5
Goal/Objective/Strategy Chapter 3: Land Use (Comprehensive Plan) Strategy 3.2.1: Assess development or redevelopment impacts on the visual quality, markets, mobility, and cohesiveness of the community, and additional factors that otherwise define its character.
Goal/Objective/Strategy Mathis Avenue Sector Plan Address overall visual quality/appearance of area
Staff Analysis Proposed condition limit the use to Motor Vehicle Repair, Minor and allows only the installation of items sold in Trucks Unlimited retail store. Oil changes and similar lubrication services are prohibited, and all service, maintenance, and storage must be conducted within an enclosed building per the applicable performance standards. Staff Analysis Proposed condition for signage is intended to support this goal.
Land Use This project promotes the reuse of an existing vacant commercial unit for the installation of motor vehicle parts and accessories purchased in the retail store located on site. Under the Zoning Ordinance, the proposed use is categorized as Motor Vehicle Repair, Minor, and is subject to a set of performance standards that prohibit outdoor service, display, and storage of motor vehicles. Although it is recognized that the long term use of the property under the adopted Mathis Avenue Sector Plan is to be mixed use at a higher density, the property’s existing by-right use for motor vehicle parts and accessory sales as well as the prevalence of motor vehicle repair on adjacent properties makes the proposed use consistent with surrounding patterns of development. In addition, while the Mathis Avenue Sector Plan identifies motor vehicle repair as likely to be incompatible with the desired vision, the proposed SUP conditions and performance standards for motor vehicle repair are provided to mitigate negative impacts of the proposed use. By limiting the motor vehicle repair use to installation of parts and accessories sold in the Trucks Unlimited retail store and prohibiting major repair uses, the conditions control the intensity of the use and ensure that it remains ancillary to the by-right retail use. Community Design The conditions address the Mathis Avenue Sector Plan community design goals with regards to sign controls and visual quality by requiring conformance with current sign regulations and limiting new freestanding signage to a monument sign should the existing non-conforming sign structure be removed or replaced. To further align with the goals of the Sector Plan, staff also recommended that the applicant provide supplemental landscaping and modifications to SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 6
reduce the non-conformity of the freestanding sign; however, these recommendations were not incorporated into the application. Economic Development Manassas will have a strong and diverse economy that provides quality jobs, meets the retail needs of the community, attracts new residents, and creates tourism opportunities, while generating revenues that provide for superior public services and facilities. The Department of Economic Development noted that while the project is not consistent with the Mathis Avenue Sector Plan, it does not have an additional negative impact on the site as an expansion of an existing business. Goal/Objective/Strategy
Staff Analysis
Chapter 5: Economic Development (Objective 5.3) Invest in strategies that support small and growing businesses that are locally owned providing opportunity that profits will be reinvested in the Manassas community rather than being repatriated out of the community.
Project supports expansion of a local business.
Mobility Manassas will have a safe, efficient, multi-modal transportation system with streets sufficient to support businesses and residents, providing public transportation and pedestrian- and bicyclefriendly facilities, while being sensitive to the design context of the City and its neighborhoods. The Departments of Public Works and Engineering has identified no impacts to transportation or mobility. Parking is provided in accordance with the Zoning Ordinance. Public Safety Public Safety: Manassas City provides premier police, fire and rescue services and facilities, protecting the lives and property of our citizens with well-trained and equipped personnel closely engaged with the community. The City is prepared to respond to and protect against natural and man-made disasters and threats. The Police Department has provided no recommendations with regards to crime prevention or public safety. SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 7
Utilities Public Utilities: City of Manassas utilities are well-maintained to provide quality, dependable service to our citizens and are carefully planned to support economic development with sufficient system capacity to meet anticipated long-term growth in an environmentally sensitive manner. The Department of Utilities has identified no impacts to public utilities associated with the proposed use. PROPOSED CONDITIONS Overview: Section 130-241 of the City’s Zoning Ordinance permits this use pursuant to a special use permit. The following conditions are recommended to mitigate the potential impacts of the proposal on adjacent properties and to address agency and staff comments: 1. Condition #1 limits the permitted Motor Vehicle Repair, Minor, use to bolt-on installation of parts and accessories sold onsite and prohibits oil changes and other lubrication services. 2. Condition #2 specifically prohibits motor vehicle repair activities categorized as “major” under the zoning ordinance, including body, engine, transmission, and radiator repairs, painting, and machine shops. 3. Condition #3 limits the site to one motor vehicle lift and one repair bay entrance. 4. Condition #5 specifies a ten-foot height limit and requires a monument sign, should the existing freestanding sign be replaced. 5. The conditions include standard requirements for motor vehicle repair operations, including specifications for a spill kit, material safety data sheets, and a fire prevention code permit. In addition to the conditions described above, the use is subject to the performance standards in Section 130-100 of the Zoning Ordinance. The following standards are applicable to this project: 1. All vehicle maintenance, repair, or service shall be conducted within a completely enclosed building. 2. No outdoor display shall be permitted. 3. Outdoor storage, including temporary storage of vehicles on-site for maintenance, repair, or service, shall be permitted in accordance with the requirements of the zoning district. Outdoor storage is not permitted in the B-4 zoning district per the requirements of Section 130-305. SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 8
Proposed Use: This is a request for a special use permit to allow Motor Vehicle Repair, Minor, for the installation of motor vehicle parts sold at the “Trucks Unlimited” retail store. Location: The subject property is located at 9107 Mathis Avenue, approximately 0.1 miles northeast of the intersection of Mathis Avenue and Sudley Road. The property is further identified as tax map number 100-04-1-13. Existing Zoning: B4, General Commercial Parcel Size: 0.39 acres Comprehensive Plan Designation: This site is located in the Mathis Avenue character area of the City of Manassas Comprehensive Plan. Date Accepted for Review: March 2, 2016 Planning Commission Hearing: June 1 and July 6, 2016 City Council Hearing: June 19, 2017 SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 1
MEMORANDUM CITY OF MANASSAS Department of Community Development SUP #2016-05, Mathis Investments LLC 9107 Mathis Avenue Public Hearing Dates: Planning Commission: June 1, 2016 and July 6, 2016 City Council: June 19, 2017 Recommendation: Staff: Approve as Conditioned Planning Commission: Deny OVERVIEW OF REQUEST Request: This is a request for a special use permit to allow Motor Vehicle Repair, Minor, for the installation of motor vehicle parts sold at the “Trucks Unlimited” retail store. Surrounding Land Uses:
Manassas Shopping Center Motor Vehicle Parts/ Supply Establishment (Trucks Unlimited)
Motor Vehicle Sales and Rental (Manassas Honda)
Gasoline Station (Sunoco)
Motor Vehicle Repair (Cottman Transmission)
Manassas Corner Shopping Center
Motor Vehicle Parts/ Supply Establishment (Autozone) SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 2
Level of Service: Any impacts associated with this request are proposed to be mitigated by the conditions dated June 30, 2016 (Attachment 2). PLANNING COMMISSION RECOMMENDATION The Planning Commission held a public hearing on June 1, 2016, and three citizens spoke against the project. Based on public comment, Planning Commission voted to keep the public hearing open and requested that staff complete a supplemental inspection of the subject property. The requested inspection occurred on June 14, 2016. No vehicles were found being serviced, and no violations were issued. A motor vehicle lift was found unassembled; however, the applicant stated that the lift would not be installed until the special use permit and any other required building and fire prevention code permits were approved. The Planning Commission public hearing continued on July 6, 2016. Five citizens spoke against the project, and two spoke in favor of the project. Planning Commission found that the proposed conditions did not adequately mitigate the proposed use and found the request to be inconsistent with the City’s adopted plan of land use. Planning Commission recommended denial by a vote of 3/2. Planning Commission minutes and resolution are attached. Subsequent to Planning Commission public hearing, the applicant requested indefinite deferral to consider revisions to the application. The applicant now requests City Council consideration of the case as originally proposed with no revisions based on Planning Commission’s denial. STAFF RECOMMENDATION Staff finds the applicant’s proposal, with the proposed mitigating conditions, to be generally compatible with existing, adjacent land uses and patterns of development. Staff recommends approval of SUP #2016-05, Mathis Investments LLC, as conditioned dated June 30, 2016. Staff: Kelly Davis Contact Information: 703-257-8225, [email protected] Attachments: 1. Staff Analysis 2. Conditions dated June 30, 2016 3. Generalized Development Plan (GDP) 4. Letter from the Applicant 5. Comment Letters 6. Planning Commission Minutes dated June 1, 2016 7. Planning Commission Minutes dated July 6, 2016 8. Planning Commission Resolution
SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 3
Agency comments have been incorporated into Attachment 1, Staff Analysis. Application and preliminary agency comments are available at the Department of Community Development office (9027 Center Street, Room 202, Manassas, VA 20110) and can be provided upon request.
SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 4
ATTACHMENT 1: STAFF ANALYSIS Background and History: The subject property is a ±0.39-acre commercial site that contains a single-story, brick building constructed in 1962. The building was historically used for large item sales, such as furniture. Upon cessation of the furniture sales use, the building was partitioned to create two separate units, one of which contains a garage-style access door and bay. The building is currently owned and used by the applicant for his business “Trucks Unlimited”, which operates from the right side unit (9109 Mathis Ave - Unit A; ±0.39 acres). Trucks Unlimited operates as a by-right Motor Vehicle Parts/Supply Establishment for the sales of wheels, tires, tool boxes, lighting, stereo electronics, and other bolt-on items. In addition to selling these items, the applicant seeks to offer installation services in the existing garage-style bay (9107 Mathis Ave - Unit B). The applicant proposes one motor vehicle lift to be used for installation of tires and wheels, custom suspension and exhaust kits, and other bolt-on items sold in the store. This use, as proposed by the applicant, is classified as Motor Vehicle Repair, Minor, and may be permitted in the General Commercial (B-4) zoning district through approval of a special use permit. Motor Vehicle Repair, Minor does not include major body, engine, and transmission repairs or other activities classified as Motor Vehicle Repair, Major in the Zoning Ordinance. Comprehensive Plan Analysis: Trucks Unlimited is located within the Mathis Avenue character area of the Comprehensive Plan. Development and land use within the Mathis Avenue character area is guided by the Mathis Avenue Sector Plan, which provides strategies and goals for redevelopment and reinvestment in the corridor. While this request does not support the redevelopment goals of the Sector Plan, the request, with the proposed SUP conditions and performance measures, is not anticipated to have a negative land use impact on the existing patterns of development within the corridor. Land Use Manassas will maintain its existing pattern of residential, commercial, and open space land uses, emphasize improved design principles, promote mixed uses compatible with existing neighborhoods, accommodate high quality infill and redevelopment where appropriate, and reinforce the unique and positive qualities of diverse neighborhoods.
SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 5
Goal/Objective/Strategy Chapter 3: Land Use (Comprehensive Plan) Strategy 3.2.1: Assess development or redevelopment impacts on the visual quality, markets, mobility, and cohesiveness of the community, and additional factors that otherwise define its character.
Goal/Objective/Strategy Mathis Avenue Sector Plan Address overall visual quality/appearance of area
Staff Analysis Proposed condition limit the use to Motor Vehicle Repair, Minor and allows only the installation of items sold in Trucks Unlimited retail store. Oil changes and similar lubrication services are prohibited, and all service, maintenance, and storage must be conducted within an enclosed building per the applicable performance standards. Staff Analysis Proposed condition for signage is intended to support this goal.
Land Use This project promotes the reuse of an existing vacant commercial unit for the installation of motor vehicle parts and accessories purchased in the retail store located on site. Under the Zoning Ordinance, the proposed use is categorized as Motor Vehicle Repair, Minor, and is subject to a set of performance standards that prohibit outdoor service, display, and storage of motor vehicles. Although it is recognized that the long term use of the property under the adopted Mathis Avenue Sector Plan is to be mixed use at a higher density, the property’s existing by-right use for motor vehicle parts and accessory sales as well as the prevalence of motor vehicle repair on adjacent properties makes the proposed use consistent with surrounding patterns of development. In addition, while the Mathis Avenue Sector Plan identifies motor vehicle repair as likely to be incompatible with the desired vision, the proposed SUP conditions and performance standards for motor vehicle repair are provided to mitigate negative impacts of the proposed use. By limiting the motor vehicle repair use to installation of parts and accessories sold in the Trucks Unlimited retail store and prohibiting major repair uses, the conditions control the intensity of the use and ensure that it remains ancillary to the by-right retail use. Community Design The conditions address the Mathis Avenue Sector Plan community design goals with regards to sign controls and visual quality by requiring conformance with current sign regulations and limiting new freestanding signage to a monument sign should the existing non-conforming sign structure be removed or replaced. To further align with the goals of the Sector Plan, staff also recommended that the applicant provide supplemental landscaping and modifications to SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 6
reduce the non-conformity of the freestanding sign; however, these recommendations were not incorporated into the application. Economic Development Manassas will have a strong and diverse economy that provides quality jobs, meets the retail needs of the community, attracts new residents, and creates tourism opportunities, while generating revenues that provide for superior public services and facilities. The Department of Economic Development noted that while the project is not consistent with the Mathis Avenue Sector Plan, it does not have an additional negative impact on the site as an expansion of an existing business. Goal/Objective/Strategy
Staff Analysis
Chapter 5: Economic Development (Objective 5.3) Invest in strategies that support small and growing businesses that are locally owned providing opportunity that profits will be reinvested in the Manassas community rather than being repatriated out of the community.
Project supports expansion of a local business.
Mobility Manassas will have a safe, efficient, multi-modal transportation system with streets sufficient to support businesses and residents, providing public transportation and pedestrian- and bicyclefriendly facilities, while being sensitive to the design context of the City and its neighborhoods. The Departments of Public Works and Engineering has identified no impacts to transportation or mobility. Parking is provided in accordance with the Zoning Ordinance. Public Safety Public Safety: Manassas City provides premier police, fire and rescue services and facilities, protecting the lives and property of our citizens with well-trained and equipped personnel closely engaged with the community. The City is prepared to respond to and protect against natural and man-made disasters and threats. The Police Department has provided no recommendations with regards to crime prevention or public safety. SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 7
Utilities Public Utilities: City of Manassas utilities are well-maintained to provide quality, dependable service to our citizens and are carefully planned to support economic development with sufficient system capacity to meet anticipated long-term growth in an environmentally sensitive manner. The Department of Utilities has identified no impacts to public utilities associated with the proposed use. PROPOSED CONDITIONS Overview: Section 130-241 of the City’s Zoning Ordinance permits this use pursuant to a special use permit. The following conditions are recommended to mitigate the potential impacts of the proposal on adjacent properties and to address agency and staff comments: 1. Condition #1 limits the permitted Motor Vehicle Repair, Minor, use to bolt-on installation of parts and accessories sold onsite and prohibits oil changes and other lubrication services. 2. Condition #2 specifically prohibits motor vehicle repair activities categorized as “major” under the zoning ordinance, including body, engine, transmission, and radiator repairs, painting, and machine shops. 3. Condition #3 limits the site to one motor vehicle lift and one repair bay entrance. 4. Condition #5 specifies a ten-foot height limit and requires a monument sign, should the existing freestanding sign be replaced. 5. The conditions include standard requirements for motor vehicle repair operations, including specifications for a spill kit, material safety data sheets, and a fire prevention code permit. In addition to the conditions described above, the use is subject to the performance standards in Section 130-100 of the Zoning Ordinance. The following standards are applicable to this project: 1. All vehicle maintenance, repair, or service shall be conducted within a completely enclosed building. 2. No outdoor display shall be permitted. 3. Outdoor storage, including temporary storage of vehicles on-site for maintenance, repair, or service, shall be permitted in accordance with the requirements of the zoning district. Outdoor storage is not permitted in the B-4 zoning district per the requirements of Section 130-305. SUP #2016-05, Mathis Investments LLC June 16, 2017 Page 8
