PLN-REZ-2020-021 Monomoy Properties - City of ...
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Docket Item "F" PLN-REZ-2020-021
Monomoy Properties
CITY COUNCIL PACKAGE FOR
FEBRUARY 16, 2021
Page Executive Summary
1–2 Application Summary
3–6 Proffer Statement
7–8 Planning Commission Draft January Minutes
9 – 21 Staff Report: December 30, 2020
19 Fiscal Impact Analysis
20 Rezoning Exhibit
21 Aerial
22 GIS Exhibit
City of Chesapeake
Department of Planning
Post Office Box 15225
Chesapeake, VA 23328
(757) 382-6176
www.cityofchesapeake.net/planning
CITY COUNCIL EXECUTIVE SUMMARY AND UPDATE
PLN-REZ-2020-021
Monomoy Properties
VICINITY MAP
Project Proposal: A conditional zoning reclassification of 1.8 acres from B-1,
Neighborhood Business District, to M-2, Heavy Industrial District.
Proposed Land Use: Industrial/Logistics Existing Zoning: B-1, Neighborhood
Business District
Tax Map ID: 1650-000-000-070 & 1650- Existing 2035 Land Use Plan
000-000-080 Designation: Business / Commercial
Property Address / Planning Area: 4323 Bainbridge Boulevard / South Norfolk
Applicant / Agent: Monomoy Properties Executive Summary and Update Date:
Chesapeake VA, LLC / Matt Morgan January 20, 2021
Property Owner: Monomoy Properties Project Planner: Bill McKay, AICP,
Chesapeake VA, LLC Senior Planner
The applicant seeks approval of a zoning reclassification of 1.8 acres from B-1, Neighborhood Business District, to M-2, Heavy Industrial District. The property is located at 4323 Bainbridge Boulevard and contains an existing welding supply and warehousing business that has been operating as a legal non-conforming use in the B-1, Neighborhood Business District, for many years. No changes to the existing use are proposed, the applicant desires to change the zoning to accommodate this use and rid itself of the legal non-conforming status that currently exists. The applicant has proffered that food manufacturing and agricultural uses that are permitted in the M-2, Heavy Industrial District, will be prohibited on this site in order to avoid negative impacts on surrounding properties if the use of the property changes in the future. They have also proffered enhanced landscaping at the front of the property near Bainbridge Boulevard to provide additional screening. The Bainbridge Boulevard right-of-way extends almost all the way to the parking lot on the portion of the property south of the entrance, so no vegetation can be planted there, but they have proposed extensive landscaping in the open area to the north of the entrance. This additional landscaping will effectively screen the fenced storage area on the north side of the building. The request was heard at the January 13, 2021, Planning Commission public hearing where it was recommended for approval. No one spoke in opposition to the project. Staff is not aware of any updates since Planning Commission, and recommends approval of this request. PREVIOUS STAFF REPORTS AND UPDATES: Version dated December 30, 2020 (full version) PLN-REZ-2020-021 Monomoy Properties Page 2 of 2
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APPLICATION SUMMARY
PLN-REZ-2020-021 Monomoy Properties
PLN-REZ-2020-021 Monomoy Properties APPLICANT/OWNER: Monomoy Properties
Chesapeake VA, LLC AGENT: Matthew Morgan PROPOSAL: A conditional zoning
reclassification of 1.8 acres from B-1, Neighborhood Business District, to M-2, Heavy
Industrial District. PROPOSED COMP LAND USE / DENSITY: Industrial/Logistics
EXISTING COMP LAND USE / DENSITY: Business/Commercial LOCATION: 4323
Bainbridge Boulevard TAX MAP SECTION/PARCELS: 1650000000070 &
1650000000080 PLANNING AREA: South Norfolk
SUBMITTED: 10-12-2020 ACKNOWLEDGED BY COUNCIL: 12-08-2020
STAFF RECOMMENDATION
Approval with proffers:
1. The applicant/owner shall install and maintain additional landscaping along the
subject property’s frontage on Bainbridge Boulevard as shown on the rezoning
exhibit dated 12/16/20, on file with the Planning Department. The additional
landscaping shall consist of eight (8) large canopy trees and sixty-six (66)
shrubs. The landscaping shall be subject to the review and approval of the City’s
Landscape Coordinator, and shall be installed within ninety (90) days of the date
of approval of the rezoning application by City Council, and shall be maintained
for the duration of the use.
2. The applicant/owner agrees that the property shall not be used for any of the Food
Manufacturing or Agricultural uses that are permitted in the M- 2, Heavy Industrial
District.
PLANNING COMMISSION
HEARING DATE: 01-13-2021
RECOMMENDATION: APPROVAL with proffers
VOTE: 8–0
2
APPLICATION SUMMARY
PLN-REZ-2020-021 Monomoy Properties
APPLICANT: Christopher Macri
Monomoy Properties Chesapeake VA, LLC
10100 Santa Monica Blvd, Suite 2400
Los Angeles, CA 90067
269-330-8322
mmorgan@icassetmanagement.com
Mailing
295 Seven Farms Dr
Daniel Island, SC 29492
OWNER: Monomoy Properties Chesapeake VA LLC
10100 Santa Monica Blvd, Suite 2400
Los Angeles, CA 90067
269-330-8322
mmorgan@icassetmanagement.com
AGENT: Matt Morgan
Monomoy Properties Chesapeake, VA LLC
10100 Santa Monica Blvd, Suite 2400
Los Angeles, CA 90067
(269) 330-8322
mmorgan@icassetmanagement.com
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Chesapeake Planning Commission
DRAFT January 13, 2021 Public Hearing Minutes
10. PLN-REZ-2020-021
PROJECT: Monomoy Properties
APPLICANT/OWNER: Monomoy Properties Chesapeake VA, LLC
AGENT: Matthew Morgan
PROPOSAL: A conditional zoning reclassification of 1.843 acres from B-
1, Neighborhood Business District, to M-2, Heavy Industrial District.
PROPOSED COMP LAND USE / DENSITY: Industrial/Logistics
EXISTING COMP LAND USE / DENSITY: Business/Commercial
LOCATION: 4323 Bainbridge Boulevard
TAX MAP SECTION/PARCELS: 1650000000070 & 1650000000080
PLANNING AREA: South Norfolk
PLANNING COMMISSION RECOMMENDATION:
APPROVAL with the following proffers: (8 – 0; Deneau/Gerloff, Steiner
excused)
1. The applicant/owner shall install and maintain additional landscaping
along the subject property’s frontage on Bainbridge Boulevard as
shown on the rezoning exhibit dated 12/16/20, on file with the
Planning Department. The additional landscaping shall consist of
eight (8) large canopy trees and sixty-six (66) shrubs. The
landscaping shall be subject to the review and approval of the City’s
Landscape Coordinator, and shall be installed within ninety (90) days
of the date of approval of the rezoning application by City Council,
and shall be maintained for the duration of the use.
2. The applicant/owner agrees that the property shall not be used for
any of the Food Manufacturing or Agricultural uses that are permitted
in the M- 2, Heavy Industrial District.
Mr. McNamara read PLN-REZ-2020-021 into the record for Commission review and
action.
Staff Presentation:
Mr. McNamara stated that based on the findings listed in the staff report, planning staff
recommended that PLN-REZ-2020-021 APPROVED with the proffers as listed in the
official agenda.
Proponent:
Matt Morgan, 10100 Santa Monica Boulevard, Suite 2400, Los Angeles, California, agent
and will standby for questions.8
Chesapeake Planning Commission
DRAFT January 13, 2021 Public Hearing Minutes
COMMISSION VOTE:
Vice Chair Deneau moved that PLN-REZ-2020-021 be APPROVED with the proffers as
listed in the official agenda and as recommended by staff. Commissioner Gerloff
seconded the motion. The motion was carried by a vote of 8 – 0. Secretary Steiner
excused.9
City of Chesapeake
Department of Planning
Post Office Box 15225
Chesapeake, VA 23328
(757) 382-6176
www.cityofchesapeake.net/planning
PLN-REZ-2020-021
Monomoy Properties
VICINITY MAP
Project Proposal: A conditional zoning reclassification of 1.8 acres from B-1,
Neighborhood Business District, to M-2, Heavy Industrial District.
Proposed Land Use: Industrial/Logistics Existing Zoning: B-1, Neighborhood
Business District
Tax Map ID: 1650-000-000-070 & 1650- Existing 2035 Land Use Plan
000-000-080 Designation: Business / Commercial
Property Address / Planning Area: 4323 Bainbridge Boulevard / South Norfolk
Applicant / Agent: Monomoy Properties Public Hearing Date: January 13, 2021
Chesapeake VA, LLC / Matt Morgan Staff Report Date: December 30, 2020
Property Owner: Monomoy Properties Project Planner: Bill McKay, AICP,
Chesapeake VA, LLC Senior Planner
STAFF RECOMMENDATION
☐ APPROVED ☒ APPROVED WITH PROFFERS ☐ CONTINUED ☐ DENIED10
FINDINGS:
1. The proposed rezoning to bring the existing use into compliance with the Zoning
Ordinance is in conformance with the policies of the Comprehensive Plan.
2. The proposed rezoning, as proffered, is consistent with the 2035 Chesapeake
Comprehensive Plan Land Use Section as it is appropriate in terms of size, access,
environmental conditions, and community facilities, and is therefore compatible
with adjacent and surrounding properties.
STAFF RECOMMENDATION:
Based on the findings contained in this staff report, staff recommends that PLN-REZ-
2020-021 be APPROVED with the following proffers:
1. The applicant/owner shall install and maintain additional landscaping along the
subject property’s frontage on Bainbridge Boulevard as shown on the rezoning
exhibit dated 12/16/20, on file with the Planning Department. The additional
landscaping shall consist of eight (8) large canopy trees and sixty-six (66)
shrubs. The landscaping shall be subject to the review and approval of the City’s
Landscape Coordinator, and shall be installed within ninety (90) days of the date
of approval of the rezoning application by City Council, and shall be maintained for
the duration of the use.
2. The applicant/owner agrees that the property shall not be used for any of the Food
Manufacturing or Agricultural uses that are permitted in the M- 2, Heavy Industrial
District.
PLN-REZ-2020-021 Monomoy Properties Page 2 of 911
EXISTING ZONING MAP
2035 LAND USE PLAN MAP
PLN-REZ-2020-021 Monomoy Properties Page 3 of 912
PROJECT DESCRIPTION:
The applicant seeks approval of a zoning reclassification of 1.8 acres from B-1,
Neighborhood Business District, to M-2, Heavy Industrial District. The property is located
at 4323 Bainbridge Boulevard and is currently used for an existing welding supply and
warehousing business that has been operating as a legal non-conforming use in the B-1,
Neighborhood Business District, for many years. No changes to the existing use are
proposed, the applicant desires to change the zoning to accommodate this use and rid
itself of the legal non-conforming status that currently exists.
The applicant has proffered that food manufacturing and agricultural uses that are
permitted in the M-2, Heavy Industrial District, will be prohibited on this site in order to
avoid negative impacts on surrounding properties if the use of the property changes in
the future. They have also proffered enhanced landscaping at the front of the property
near Bainbridge Boulevard to provide additional
screening. The Bainbridge Boulevard right-of-
way extends almost all the way to the parking lot
on the portion of the property south of the
entrance, so no vegetation can be planted there,
but they have proposed extensive landscaping
in the open area to the north of the entrance.
This additional landscaping will effectively
screen the fenced storage area on the north side
of the building.
COMMENTS:
RESPONSE REC’ D
AGENCIES NOTIFIED AGENCIES NOTIFIED RESPONSE REC’ D DATE
DATE
D & P / Dev Eng November 18, 2020 Fire Prevention November 3, 2020
D & P / Zoning No Objections Police No Objections
D & P / Landscape No Comments Public Utilities November 20, 2020
D & P / Code Enforce No Comments
Received comments are attached.
PLN-REZ-2020-021 Monomoy Properties Page 4 of 913
LEVEL OF SERVICE:
On March 21, 1995, the Chesapeake City Council adopted policies pertaining to
acceptable level of service (LOS) standards focusing on three areas: (1) school needs;
(2) road capacity; and (3) sewer capacity. Where the analysis of the rezoning application,
whether a conventional or conditional rezoning, indicates that the public infrastructure is
not sufficient to meet the needs that will be generated by the proposed development, then
the application will be presumed to be untimely and inappropriate. The three areas, as
they specifically apply to this application, are addressed below:
1. SCHOOL CAPACITY:
The proposed rezoning application is exempt from the Level of Service Analysis for
school capacity since it is a non-residential rezoning that will not generate any
school-aged children.
2. ROAD CAPACITY:
This rezoning is exempt from the Level of Service test for adequate transportation
facilities. There is no proposed change in use from the existing industrial welding
supply, the by-right uses in the existing B-2 zoning could potentially generate more
traffic trips.
3. SEWER CAPACITY:
Is/Are the subject parcel(s) located within the Hampton Roads Sanitation District
(HRSD) Sewer Service Area?
☒ YES ☐ NO
PLN-REZ-2020-021 Monomoy Properties Page 5 of 914
PLN-REZ-2020-021 Monomoy Properties Page 6 of 915
Approved and Pending Applications for PLN-REZ-2020-021
PLN-REZ-2020-021 Monomoy Properties Rezoning 0 N/A Pending
APPLICATION # PROJECT NAME UNITS BUILT FINAL
Approved and Pending Applications from December 2018 - 2020
PLN-REZ-2019-011 2288 S. Military Highway 0 N/A Approved
PLN-USE-2019-008 Affordable Towing Storage Yard 0 N/A Approved
PLN-USE-2019-034 Aquahaulic Towing 0 N/A Approved
PLN-USE-2019-042 C & A's Wine and Spirits 0 N/A Approved
PLN-USE-2019-022 Emmanuel Way of the Cross 0 N/A Approved
PLN-USE-2019-007 Encompass Health Rehab 0 N/A Approved
PLN-USE-2019-026 Greenbrier Towing and Recovery 0 N/A Approved
PLN-USESW-2018-001 HR Integrated BioEnergy 0 N/A Approved
PLN-USESW-2019-003 Paper Recycling Facility 0 N/A Approved
PLN-USE-2018-035 Peebles Golf Cars 0 N/A Approved
PLN-USE-2019-037 Phily's Tint Shop 0 N/A Approved
PLN-SITE-2019-007 Sprint Sherman Monopole 0 N/A Approved
PLN-USE-2019-050 St. Benedict's Parish 0 N/A Approved
PLN-USE-2019-003 Valvoline Instant Oil Change 0 N/A Approved
PLN-SITE-2020-006 1920 Campostella Road 0 0 Pending
PLN-USE-2019-053 3318 Bainbridge Blvd Storage 0 N/A Pending
PLN-REZ-2020-022 Branford Square at Greenbrier 72 N/A Pending
PLN-USE-2018-034 Bryan's Cove Billboards 0 N/A Pending
PLN-STCL-2020-004 Catherine Street Closure 0 N/A Pending
PLN-USE-2020-036 Ferebee Avenue Pumping Station 0 N/A Pending
PLN-USE-2020-029 Kenjoh Outdoor Signage 0 N/A Pending
PLN-USE-2018-039 Little Sheep Day Care 0 N/A Pending
PLN-USE-2018-024 Potter Communication Site 0 N/A Pending
PLN-STCL-2020-002 Robertson Blvd 0 N/A Pending
DEV-SUB-2020-081 Rose Garden 10 0 Pending
DEV-SUB-2020-070 Somb Moore Estates 13 0 Pending
Approved and Pending Applications from December 2010 - 2020 with 50+ units
R(PUD)-10-01 Broadlawn Park 185 N/A Approved
PLN-SITE-2016-003 Bryan's Cove 388 224 Approved
R(C)-12-18 Catalina Crossing 140 N/A Approved
R(C)-12-05 Chesapeake Gateway Expansion 0 N/A Approved
R-10-11 Chesapeake Regional Apartments 60 N/A Approved
SP-11-04 Herons Landing 60 60 Approved
SP-13-04 Reunion 220 220 Approved
PLN-REZ-2020-021 Monomoy Properties Page 7 of 916
STAFF ANALYSIS:
The subject property is designated Business/Commercial on the 2035 Land Use Plan.
The existing industrial welding supply business is not consistent with this designation;
however, the Comprehensive Plan states that the Land Use Plan should be interpreted
by considering the other policies of the Comprehensive Plan for any mitigating conditions.
In this case, the action strategy that states that each land use should be located on an
appropriate site in terms of size, access, environmental conditions, community facilities,
and compatibility with its neighbors is relevant. The existing business is adequately
accommodated on the property in terms of size, with open land in the northwest corner
to allow for additional landscaping. Access is directly to Bainbridge Boulevard in close
proximity to Military Highway and Interstates 64 and 464. It is surrounded by a mix of
commercial and industrial/logistics uses and it is adjacent on the south and east to
property designated for Industrial/Logistics on the Land Use Plan, which is the appropriate
designation for this use. The current use has been operating for thirty-five (35) years
with no adverse environmental effects. There are three non-conforming residences
located on the M-2, Heavy Industrial District, property to the south but they are screened
by mature trees and other vegetation. The only other residential property in the vicinity
is townhouse style condominiums across Bainbridge Boulevard to the northwest. The
proffered landscaping will provide additional screening of the use from this area. Staff
finds that the proposed rezoning to bring the existing use into compliance with the Zoning
Ordinance is in conformance with the policies of the Comprehensive Plan and that the
proposed zoning district is compatible with the surrounding land uses. Staff, therefore,
recommends approval of this request with proffers.
The fiscal impact analysis
FIA: Cumulative Net Surplus/Deficit Over 20 Years
shows a net surplus of $786,000
over 20 years.
$786,000
$800,000
$600,000 $416,000 $370,000
$400,000
$
$200,000
$0
City of Chesapeake School Board Combined
PLN-REZ-2020-021 Monomoy Properties Page 8 of 917 ATTACHMENTS: 1. Departmental Review Comments 2. Fiscal Impact Analysis, dated December 29, 2020 3. Rezoning Exhibit, dated December 16, 2020 4. 2018 Aerial Map PLN-REZ-2020-021 Monomoy Properties Page 9 of 9
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City of Chesapeake
Department of Planning
Post Office Box 15225
Chesapeake, VA 23328
(757) 382-6176
www.cityofchesapeake.net/planning
DEPARTMENTAL REVIEWING COMMENTS
DEVELOPMENT & PERMITS:
ENGINEERING: PROVIDED ON November 18, 2020
Development Engineering Comments:
Approved
This rezoning is exempt from the Level of Service test for adequate transportation
facilities. There is no proposed change in use from the existing industrial welding supply,
the by-right uses in the existing B-2 zoning could potentially generate more traffic trips.
PUBLIC UTILITIES: PROVIDED ON NOVEMBER 20, 2020
Advisory
City water and sewer are existing to the site. Existing services to be used must meet
current codes, standards and specifications.
Any off site City utility improvements installed by this developer that satisfy the conditions
set forth in the Chesapeake City Code, Section 70-123, may qualify this developer for pro
rata participation. In addition, this developer may be required to pay his pro rata share of
the cost of utility improvements installed by previous developers in accordance with
Chesapeake City Code, Section 70-123.
A backflow preventer is to be installed on all water systems before any takeoffs are made
and in accordance with the manufacturer's recommendations, the International Plumbing
Code requirements, and Department of Public Utilities policy. The backflow preventer
must meet National Standard NSF 61 (lead free). The backflow preventer is to be
installed, tested by a DPOR certified technician, and documentation received by Public
Utilities.
If the size of the existing water meter changes then additional City water, City sewer and
HRSD connection fees will be assessed.
FIRE: PROVIDED ON NOVEMBER 3, 2020
Approved with Conditions
The Fire Dept. has no objection to the rezoning application. However, as advisory
comments to be addressed during the final site plan approval phase, if any, or if there will
be changes, alterations or additions to the structure(s) the site and structures must be
compliant with fire and life safety and fire protection requirements of the Fire Code and
Public Facilities Manual.SUMMARY OF CUMULATIVE FISCAL IMPACTS (x$1,000's)
PLN-REZ-2020-021 FISCAL IMPACT ANALYSIS Cumulative Net Surplus/Deficit
ABSORPTION 1
12/29/2020
$900
GENERAL FUND
$786
Total Operating Revenue $438 $800
Total Capital Revenue $4
Total Revenue $442 $700
Total Operating Expenditures $25
Total Capital Expenditures $1 $600
Total Expenditures $26
NET GENERAL FUND IMPACT $416 $500
AVERAGE ANNUAL IMPACT $21 $416
$400 $370
($1,000's)
SCHOOL BOARD $300
Total Operating Revenue $365
Total Capital Revenue $6 $200
Total Revenue $370
Total Operating Expenditures $0 $100
Total Capital Expenditures $0
Total Expenditures $0
$0
NET TOTAL SCHOOL BOARD IMPACT $370
City of Chesapeake School Board Combined
AVERAGE ANNUAL IMPACT $19 Years 1-20
City of Chesapeake School Board Combined
COMBINED RESULTS
Total Operating Revenue $803
Total Capital Revenue $10
Total Revenue $812
Total Operating Expenditures $25
Total Capital Expenditures $1
Total Expenditures $26
NET TOTAL COMBINED IMPACT $786
AVERAGE ANNUAL IMPACT $39
NET IMPACT PER ACRE $427
1920
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Monomoy Properties
APPLICANT/OWNER: Monomoy Properties Chesapeake VA, LLC AGENT: Matthew
Morgan PROPOSAL: A conditional zoning reclassification of 1.8 acres from B-1,
Neighborhood Business District, to M-2, Heavy Industrial District. PROPOSED COMP
LAND USE / DENSITY: Industrial/Logistics EXISTING COMP LAND USE / DENSITY:
Business/Commercial LOCATION: 4323 Bainbridge Boulevard TAX MAP
SECTION/PARCELS: 1650000000070 & 1650000000080 PLANNING AREA: South
Norfolk
PLANNER PLANNING COMMISSION MEETING
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