Planning Commission

2931 & 2951 Plank Road Silver Diner and Chase Bank Special Exception for parking in excess of the 175% minimum Planning Commission 2023 January 11 Overview • Issue: Request to approve parking in excess of the 175% minimum required for a proposed Silver Diner Restaurant and Chase Bank with drive-through • Redevelopment of existing site is triggering conformance with Code • Recommendation: Approval subject to conditions Location – 2931 & 2951 Plank Road Location – 2931 & 2951 Plank Road Background • Property is 3.189 acres combined • Existing restaurants approved in • 1998 (Ruby Tuesday) • 2005 (Pancho Villa) • Contains 233 parking spaces and 179 parking spaces are proposed • Within Planned Development Commercial District (PD-C) • Subject to Central Park rezoning proffers (Ordinance 95-7) • Proposed development is in conformance with proffers Existing Conditions General Development Plan Proposed Building Elevations Proposed Building Elevations Proposed Building Elevations Comprehensive Plan and UDO • Future Land Use Map classifies property as Area 1: “Central Virginia/Central Park”; T-6 Modern Urban Core Transect • Step towards meeting comprehensive plan outlook for the area • Meets goals for sidewalk connections, preservation of existing trees, and adding green space • Proposed improvements help mitigate excess parking • The PD-C District permits the excess parking with a Special Exception • Proposed improvement will bring property more into compliance with Code • Alternative Landscape Plan requested for trees by Plank Road/Central Park sign • 40 parking spaces required • Requested 179 spaces is 447.5% over the minimum • Reduces existing parking by 54 spaces Other Considerations • Car oriented property adjacent to major transportation arteries • Proposed restaurant has outdoor seating for 12-16 tables • City calculations do not include outdoor seating as part of required parking to accommodate existing uses • Proposal includes two EV Stations • Redevelopment would increase pervious area by 8,600 square feet Conditions 1. The Property shall be developed in substantial accordance with the General Development Plan (GDP), entitled “Special Exception Plan for MCB Real Estate Central Park” prepared by Bohler and dated November 1, 2022 and last revised January 5, 2023. 2. The applicant shall install two electric vehicle charging stations on the Property, in general conformance with the GDP, prior to the issuance of a Certificate of Occupancy. 3. The uses shall commence within 24 months of the date of adoption of this resolution. The use is permitted only so long as it continues and is not discontinued for more than 24 months. Conclusion • Special Exception for parking over 175% of the required minimum • Redevelopment will • decrease the number of parking spaces on site • improve landscaping • add a sidewalk along Commerce Street • provide additional open space. • Conditions of approval will mitigate impacts and ensure development is completed within a reasonable timeframe Staff Recommendation Approval subject to conditions MCB Real Estate Central Park City of Fredericksburg SE FY23-0001   Applicant requests a special exception to exceed the City’s required parking limitations.  Properties are known as 2931 & 2951 Plank Road (located at Route 3 entrance to Central Park)—former Ruby Tuesday’s and Tia’s Tex Mex/Pancho Villas restaurant.  Plan is to raze the prior sites and redeveloped as Silver Diner restaurant Application (5890 SF) and Chase Bank (3350SF).  Silver Diner is an iconic restaurant franchise with 15 locations in the Overview Washington-Metropolitan area and it is known for its unique architecture and generous helpings of quality, locally sourced food.  Both establishments will be new to the City  Currently 233 existing parking spaces on site.  Proposed project will reduce parking to a total of 179 spaces.  Project is consistent with the City’s Comprehensive Plan, Area 1 Small Plan and existing Central Park shopping and restaurant experience.   This Special Exception request will reduce the parking footprint for the site and reduces the overall number of existing spaces by 54 and further includes:  Attractive and aesthetically improved new investment vs. an “as is” reuse/retenanting of current facilities with current parking and landscaping footprint; Application  Reconfiguring the parking spaces on the site to meet actual user demand, maximize efficiencies; and Overview  Enhancing landscaping at what can be considered a gateway for the City at the entrance into Central Park.  Supports City’s Business Opportunity goals by bringing in new and attractive businesses.  Project revitalizes what is currently a vacant site, reduces land dedicated to parking by 24% , enhances the aesthetic appeal to Central Park, and enhances the area’s economic development opportunities.  Restaurant AUV  AUV estimated at $5.8 million for Silver Diner AUV $5.8M % of food 93% % alcohol 7%  Construction Costs: Employees  $2.5 million for Chase Bank Est. # of Employees Average wage w/ Tip 85 $25/hr average wage w/ No Tip $18/hr  $2.5 million for Silver Diner Salary range for management $70k avg  Creation of approximately 91 jobs % full-time 65% % part-time 35%  Approximately 58 Full-Time and 33 Part-Time Est. bulding cost Construction $2.5M Economic  Total value of $8.3 million in land and building Bank Deposits assessments Impact Typical gross deposits $100M Employees Est. # of Employees 8  $72,209.04 in real property taxes per year % full-time % part-time 50% 50%  Overall increase of $34,941.80 Construction Est. building cost $2.5M  Existing Conditions  Existing Conditions View from Plank Road  Existing Conditions  Generalized Development Plan Landscaping Plan Questions? 2701 Princess Ann Street Veterans of Foreign Wars Post 3103 Amendment to a Special Use Permit for the expansion of a Club/Lodge Planning Commission 2023 January 11 Overview • Issue: Request to amend the conditions of approval for the Veterans of Foreign Wars Special Use Permit to extend the one year time limit to meet the following conditions of approval: • Obtain an alternative landscape plan • Upgrade the existing lighting • Obtain approval for the use of Freedom Lane • Conditions needed to be met by April 27, 2022 • Applicant’s site plan is under review • Applicant is working with the city on the use of Freedom Lane • No other changes are proposed to the existing Special Use Permit • Recommendation: Approval subject to conditions Location – 2701 Pr. Anne St. Background • Property is 0.57 acres • City leased the property to the VFW starting in 1952, sold to VFW in 2003 • VFW Hall is used as a polling station and hosts community events • Special Use Permit allows for a 5,000 sq. ft. expansion (4,984 sq. ft existing) to provide for a modern event space • Building expansion to be one story building • Property rezoned to Commercial/Office Transitional (CT) April 13, 2021 to make the existing use conforming to the district • Proposal includes the closure/relocation of Freedom Lane Timeline • March 10th, 2021 – Planning Commission held public hearing • March 24, 2021 – Planning Commission recommended approval with conditions (Voted 5-0, with 2 abstentions) • April 13, 2021 – City Council held public hearing • April 13, 2021 – Property Rezoned to CT • April 27, 2021 – City Council approved the Special Use Permit subject to conditions (Resolution 21-36) • October 11, 2022 – Site Development Plan application submitted • November 29, 2022 – Special Use Permit amendment application submitted • April 12, 2023 – Deadline for Planning Commission action Existing Conditions General Development Plan Proposed Building Elevations Comprehensive Plan and UDO • Future Land Use Map classifies property as Land Use Planning Area 6: Princess Anne Street/Route 1 North, Transect T-4: General Urban • Maximum floor-area-ratio (FAR) is up to 0.5 to 1.0 • Anticipated FAR for this project is 0.4 • The CT District permits the use with a Special Use Permit • Club/lodge is an institutional use and a suitable buffer between residential and commercial. Use has existed for decades. • SUP will ensure that the site is brought up to Code. Improvements to lighting and landscaping to be addressed on the Site Plan. • Alternative landscaping plan required to meet the intent of landscape buffer • Lighting to be meet Code Freedom Lane • Freedom Lane identified as a feature in Comprehensive Plan and VDOT STARS Plan • Administrative road closure as part of development • Freedom Lane to become parking area • 34 parking spaces required & 52 spaces to be provided • No parking maximum for use • No connection to Caroline Street (per VDOT STARS recommendation) • VFW/City working to finalize agreements Impacts • Extension of time limit allows applicant to ensure project is well thought through and complete. • Closing Freedom Lane will provide parking for expanded hall space. • Unsafe exit from Freedom Lane to Caroline St will be removed. VDOT STARS program recommended closing Freedom Lane access to Caroline St. • Upgrading lighting fixtures to be shielded and downcast. • Additional space for community events, including use as a polling location Conditions 1. The VFW shall obtain approval of an alternative landscape plan under City Code §72-55.7, “Alternative landscape plans,” within two years of the adoption of this resolution; 2. The VFW shall upgrade the existing lighting to meet the requirements of City Code §72-58, “Exterior Lighting,” with any administrative exceptions that may be necessary and reasonable, within two years of the adoption of this resolution; 3. The VFW shall obtain approval from the City for use of Freedom Lane within two years of the adoption of this resolution; 4. The site shall be developed substantially in accordance with the Generalized Development Plan titled, “VFW General Development Plan for Rezoning and Special Use Permit, by Fairbanks and Franklin, signed and sealed on 03-18- 2021. Conclusion • Amendment to extend deadline to compete: • Alternative Landscape Plan • Upgrade Existing Lighting • Obtain Approval for the use of Freedom Lane • Proposed Conditions would grant additional two years • No changes proposed to the site as reviewed/approved in 2021 • 5,000 sq. ft. expansion • Freedom Lane to be converted to parking • Lighting to be brought up to Code • Alternative landscaping plan Staff Recommendation Approval subject to conditions 2701 Princess Ann Street Veterans of Foreign Wars Post 3103 Amendment to a Special Use Permit for the expansion of a Club/Lodge City Council 2023 February 14 Overview • Issue: Request to amend the conditions of approval for the Veterans of Foreign Wars Special Use Permit to extend the one year time limit to meet the following conditions of approval: • Obtain an alternative landscape plan • Upgrade the existing lighting • Obtain approval for the use of Freedom Lane • Conditions needed to be met by April 27, 2022 • Applicant’s site plan is under review • Lease for Freedom Lane has been signed by VFW and will be finalized upon City Council approval • No other changes are proposed to the existing Special Use Permit • Recommendation by Planning Commission and staff: Approval subject to conditions Location – 2701 Pr. Anne St. Background • Property is 0.57 acres • City leased the property to the VFW starting in 1952, sold to VFW in 2003 • VFW Hall is used as a polling station and hosts community events • Special Use Permit allows for a 5,000 sq. ft. expansion (4,984 sq. ft existing) to provide for a modern event space • Building expansion to be one story building • Property rezoned to Commercial/Office Transitional (CT) April 13, 2021 to make the existing use conforming to the district • Includes the closure of Freedom Lane Timeline • March 10th, 2021 – Planning Commission held public hearing • March 24, 2021 – Planning Commission recommended approval with conditions • April 13, 2021 – City Council held public hearing • April 13, 2021 – Property Rezoned to CT • April 27, 2021 – City Council approved the SUP subject to conditions • May 24, 2022 – City Council granted $10,000 to VFW for assistance with archaeological study and permitting costs • October 11, 2022 – Site Development Plan application submitted • November 29, 2022 – Special Use Permit amendment application submitted • January 11, 2023 – Planning Commission public hearing and recommendation of approval Existing Conditions General Development Plan Proposed Building Elevations Comprehensive Plan and UDO • Future Land Use Map classifies property as Land Use Planning Area 6: Princess Anne Street/Route 1 North, Transect T-4: General Urban • Maximum floor-area-ratio (FAR) is up to 0.5 to 1.0 • Anticipated FAR for this project is 0.4 • The CT District permits the use with a Special Use Permit • Club/lodge is an institutional use and a suitable buffer between residential and commercial. Use has existed for decades. • SUP will ensure that the site is brought up to Code. Improvements to lighting and landscaping to be addressed on the Site Plan. • Alternative landscaping plan required to meet the intent of landscape buffer • Lighting to be meet Code Freedom Lane • Freedom Lane identified as a feature in Comprehensive Plan and VDOT STARS Plan • Administrative road closure as part of development • Freedom Lane to become parking area • 34 parking spaces required & 52 spaces to be provided • No parking maximum for use • No connection to Caroline Street (per VDOT STARS recommendation) • VFW has signed the lease agreement • City Council Public Hearing to approve the lease is on the March agenda Impacts • Extension of time limit allows applicant to ensure project is well thought through and complete. • Closing Freedom Lane will provide parking for expanded hall space. • Unsafe exit from Freedom Lane to Caroline St will be removed. VDOT STARS program recommended closing Freedom Lane access to Caroline St. • Upgrading lighting fixtures to be shielded and downcast. • Additional space for community events, including use as a polling location Planning Commission • Public Hearing held January 11, 2023 • Included discussion on the proposed 2 year extension as it relates to the new lighting and timing of the other proposed conditions • Recommended approval subject to conditions Conditions As recommended by Planning Commission and Staff 1. The VFW shall obtain approval of an alternative landscape plan under City Code §72- 55.7, “Alternative landscape plans,” within two years of the adoption of this resolution; 2. The VFW shall upgrade the existing lighting to meet the requirements of City Code §72-58, “Exterior Lighting,” with any administrative exceptions that may be necessary and reasonable, within two years of the adoption of this resolution; 3. The VFW shall obtain approval from the City for use of Freedom Lane within two years of the adoption of this resolution; 4. The site shall be developed substantially in accordance with the Generalized Development Plan titled, “VFW General Development Plan for Rezoning and Special Use Permit, by Fairbanks and Franklin, signed and sealed on 03-18-2021. From: Michael Hodgson To: Planning Subject: [EXTERNAL] Silver Diner Date: Friday, December 30, 2022 4:49:54 AM CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. I am super excited to see Silver Diner open in Fredericksburg, please allow the exception. Sent from my iPhone