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HomeMy WebLinkAboutVA199200010 Action Letter 1992-04-15 �yOF AL `�RGIN�P COUNTY OF ALBEMARLE Department of Zoning 401 McIntire Road Charlottesville, Virginia 22901-4596 (804) 296-5875 April 15, 1992 Michael Mellon The Gardens Partnership P. 0. Box 6498 Charlottesville, VA 22906 RE: Board of Zoning Appeals Action VA-92-10 Tax Map 45, Parcel 104E Dear Mr. Mellon: This letter is to inform you that on April 14, 1992, during the meeting of the Albemarle County Board of Zoning Appeals, the Board unanimously (5: 0) approved your request for VA-92-10, subject to the four conditions stated in the staff report as follows: 1. Sign area shall be computed by the smallest square or rectangle to enclose the group of characters, and not be each character individually; 2 . Each tenant shall be allowed one wall sign based on the ratio of 1 square foot for each 1 linear foot of business frontage; 3 . No sign shall exceed 100 square feet; and 4. No freestanding signs shall be permitted on this property. This variance approval allows relief from Section 30. 6.5.2) and 21.7. 1 to a) increase the size of an individual sign from 35 to 100 square feet, and to b) increase the aggregate area of all wall signage on the building from 110 (prior variance) to 202 square feet. If you have any questions, please contact our office. Sincerely, 496_, I/1„,zr).,...-- elia Patterson Zoning Administrator AMP/st cc: Neal Gropen �OF AL,�• COUNTY OF ALBEMARLE Department of Zoning 401 McIntire Road Charlottesville, Virginia 22901-4596 (804) 296-5875 July 2, 1992 CORRECTED COPY Michael Mellon The Gardens Partnership P. 0. Box 6498 Charlottesville, VA 22906 RE: Board of Zoning Appeals Action VA-92-10 Tax Map 45, Parcel 104B Dear Mr. Mellon: This letter is to inform you that on April 14, 1992, during the meeting of the Albemarle County Board of Zoning Appeals, the Board unanimously (5: 0) approved your request for VA-92-10, subject to the four conditions stated in the staff report as follows: A. WALL SIGNS 1. Sign area shall be computed by the smallest square or rectangle to enclose the group of characters, and not be each character individually; 2. Each tenant shall be allowed one wall sign based on the ratio of 1 square foot for each 1 linear foot of business frontage; and 3 . No sign shall exceed 100 square feet, except the existing Pier I sign which may measure 110 square feet; and B. FREESTANDING SIGN 1. The freestanding sign shall not exceed 32 square feet in size, and 2 . Height shall not exceed 10 feet. k' The Gardens Partnership VA-92-10 Approval CORRECTED COPY July 2, 1992 This variance approval allows relief from Section 30. 6. 5.2, 4. 15. 3 . 6 and 21.7. 1 to 1) reduce the setback from 30 to 25 feet, and increase the size from 18 to 32 square feet, for the location of a freestanding sign at the entrance to name the development; and 2) increase the size from 110 to 160 square feet for the location of wall signs. If you have any questions, please contact our office. Sincerely, £� i Amelia M. Patterso ' Zoning Administrator AMP/st cc: Neal Gropen STAFF PERSON: Amelia Patterson PUBLIC HEARING: April 14, 1992 STAFF REPORT - VA-92-10 OWNER/APPLICANT: The Gardens Partnership TAX MAP/PARCEL: 45/104B ZONING: C-1 Commercial and EC Overlay ACREAGE: 1. 152 acres LOCATION: In the Gardens Shopping Center, on the east side of Route 29, north of Albemarle Square, and south of Woodbrook Shopping Center. This is the front, Pier I, Lot A. (See also VA-91-28 and VA-92-09) REQUEST: The applicant requests freestanding and wall signage variances, as follows: I. Freestanding Sign a) To increase the size from 18 to 32 square feet; and b) To reduce the setback from 30 to 25 feet from Route 29. This involves variances to the Entrance Corridor sign regulations, Section 30. 6.5.2, and to the underlying district, Section 21.7. 1. The underlying district permits one freestanding sign of 100 square feet at a 30 foot setback. II. Wall Signs a) To increase the size of an individual sign from 35 to 100 square feet; and b) To increase the aggregate area of all wall signage on the building from 110 square feet (prior variance) to 202 square feet. This involves variances to the Entrance Corridor sign regulations, Section 30. 6.5.2, and to the underlying district, Section 4. 15. 3 . 6. The underlying district permits an aggregate sign area per parcel of 100 square feet, with no maximum size per individual sign. By prior variance, this site is limited to 110 square feet. To provide comprehensive sign planning and in accordance with staff recommendation, the applicant has submitted the necessary. requests for all the anticipated signage, at this time. This lot is currently built. STAFF REPORT - VA-92-10 Page 2 The proposed freestanding sign will be located at the Shopping Center entrance onto Route 29, and will say "Gardens Shopping Center. " The proposed sign is reduced at a height of less than 7 feet. The sign site will be landscaped and will be illuminated by wash lighting. The proposed wall signage will be based on the ratio of 1 square foot for each 1 linear foot of business frontage. There will be a minimum of 40 square feet per sign, and a maximum of 110 square feet (Pier 1 Imports) The proposed sign materials will be reviewed by the Architectural Review Board. They are to be wall mounted channel letters of aluminum construction to match the dryvit. They will be white letters, 20 to 30 inches in height. All signage will be subject to Architectural Review. The applicant's justification includes: 1. A consistent sign format (color, material, etc. ) is proposed; 2 . This request is consistent with previous variances granted by the Board of Zoning Appeals; 3. This request is consistent with the proposed sign ordinance. 4. The proposed freestanding sign is necessary to properly identify the shopping center's entrance. The required size and setback would not be visible from Route 29. RELEVANT HISTORY: This property is subject to VA-91-15 Pier 1 Imports. It was approved by the Board of Zoning Appeals on May 14, 1991, to allow 110 square feet of wall signage for the Pier 1 business. The variance request included only the identification needs of Pier I, and not the other business(es) which could occupy the adjacent spaces within this building. This variance will amend VA-91-15. RECOMMENDATION: Staff strongly supports the use of comprehensive sign planning. During review of the two previous sign variances in this development, this point was made. Staff concurs with the applicant's justification. However, there are two points of contention that require Board resolution. These are: STAFF REPORT - VA-92-10 Page 3 1. The applicant proposes a methodology of computing sign area which the staff can not support. They propose that each character be counted individually, rather than the entire group of characters, as is usually done. By their methodology, the space between the characters is not counted, and additional sign area will be available. Staff urges the Board to support the consistent administrative practice of counting the group, and not the individual characters. 2 . The applicant proposes that each business be permitted a sign at least 40 square feet, even if the frontage is less than 40 feet. This would not follow the 1 square foot of sign area to 1 linear foot of frontage per business, but would compute for the building. Staff does not support this departure from the past practice and the proposed ordinance for the following reasons: a) It would be an administrative difficulty. Instead of each business "standing alone" in qualifying and receiving signage, a running calculation would need to be kept for the building by adding each business. Therefore a unit with only 30 feet of business frontage would receive a 40 square foot sign, which would involve 10 square feet of the allotment for some other business (based on that frontage) . b) The allotment of sign area based on a frontage creates a balance which would not be met with this change from the ratio. This is the recommendation of the Design Planner. The current sign regulations are based on a sign area allotment per parcel, regardless of the size of development or the number of businesses involved. This is not a rational or practical basis, and continues to generate variances. In addition, the ordinance does not provide adequate sign area for this property. This building will have a total of approximately 202 feet of frontage, with numerous businesses. A total of 50 square feet is not sufficient sign area for the building. It is staff's opinion that the freestanding sign is useful not only to identify the development, but also to identify the correct entrance to turning vehicles. The proposed size, height and setback of this sign comply with the proposed sign regulations. It is possible that in the future, landscaping on the Central Fidelity Bank to the south will obstruct the sign's visibility. This may necessitate a future variance to move the sign closer to Route 29. STAFF REPORT - VA-92-10 Page 4 Staff recommends approval for cause: 1. The applicant has provided evidence that the strict application of the ordinance would produce undue hardship; 2. The applicant has provided evidence that such hardship is not shared generally by other properties in the same zoning district and the same vicinity; 3 . The applicant has provided evidence that the authorization of such variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance. Albemarle Square to the south and Rio Hill Shopping Center across Route 29 have developed under the more liberal sign areas determined by a ratio of 1. 5 square feet of signage for each 1 linear foot of frontage. Should the Board find cause for approval, staff recommends the following conditions: 1. Sign area shall be computed by the smallest square or rectangle to enclose the group of characters, and not be computed by each character individually; 2. Each tenant shall be allowed one wall sign based on the ratio of 1 square foot for each 1 linear foot of business frontage; 3. No sign shall exceed 100 square feet, except the existing Pier I sign which may measure 110 square feet. 4. The freestanding sign shall not exceed 32 square feet in size, or 10 feet in height.