HomeMy WebLinkAboutVA199900025 Review Comments 1999-10-05 STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: October 5, 1999
STAFF REPORT VA-99-25
OWNER/APPLICANT: Matthew and Suzanne Crane
TAX MAP/PARCEL: 31/36
ZONING: VR, Village Residential
ACREAGE: 1.035
LOCATION: East side of Rt. 743, approximately 500 feet south of its
intersection with Rt. 663 at Earlysville
TECHNICAL REQUEST AND EXPLANATION: The applicants request relief from
Section 4.15.12.1, [Signs] Residential and Agricultural Districts, which requires a ten-
foot setback for a freestanding sign. A variance of five feet is requested to allow the
already constructed sign for Mud Dauber Pottery to remain five feet from the right-of-
way of Rt. 743.
RELEVANT HISTORY: SP 96-35 and SP 96-36 were approved to allow both Mr. and
Mrs. Crane to have Home Occupation Class B's. This variance request is the result of a
current violation (V-99-103). The applicants erected the sign with no permits in violation
of the setback. When notified of their error, they quickly applied for the variance to
abate the violation.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The Cranes
purchased this property in good faith in November 1996. At only 1.035 acres, the parcel
is nonconforming to the VR zoning district that requires a minimum of 1.37 acres per
dwelling. This small site is crowded with a two-story dwelling, a pottery shop with kiln, a
wood working shop with storage area and two other small accessory buildings, all on
just over one acre. The pottery shop structure is also nonconforming in that it is less
than the required 25 feet from the R/W of Rt. 743.
STAFF ANALYSIS: It is in front of the shop building that the sign is needed to insure
identification for the visiting public. Since the entrance to the parking area starts in front
of this building also, there is not much room for a freestanding sign. However, this
general location is the only available space. Although the area is partially hidden from
view by the power pole and the neighbor's tree, staff opinion is that there is adequate
space to position the sign in front of the building and meet the setback. At the 10-foot
setback, the sign may even be more visible to southbound vehicular traffic on
Earlysville Road as well as being clearly visible to northbound traffic.
Signage has two primary goals: to identify a building, commodity or service; and, to
direct customers to a location in a safe and efficient manner. The zoning ordinance
allows sites in the VR to have both a 24 square foot freestanding sign and a 20 square
foot wall sign. It does not require both. In some cases, the goal can be accomplished
Variance Report, VA 99-25 2 October 5, 1999
with just one sign. At Mud Dauber, it could be a wall sign on the front of the building
which would be visible to traffic from either direction. From the south, a driver would
see the parking lot first and be clued to the fact that a business exists. They could then
use the entrance closest to the shop. From the north, one would first see the shop and
then be able to turn into the parking area. Strict application of the ordinance does not
prohibit or unreasonably restrict the use of this property.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
The applicant comments that the variance is necessary:
• A ten foot setback would place the sign behind one of two power poles;
• A further setback would place it behind a row of trees on a neighbors land;
• Only by placing it closer to the road does it become visible to motorists driving south
on Earlysville Road;
• Other positions further south on the property would block vehicle access and
parking.
Staff cannot identify any hardship as described under the Code of Virginia relating to
granting a variance. There are a number of alternatives available that the applicant may
not think are the best, but are available without variance. The variance would be a
special privilege or convenience for the applicant.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• Other properties, such as the Earlysville Animal Hospital, and the Exxon have signs
which are readily visible from both directions and are not in the way of car and truck
access;
• Mud Dauber Pottery's proximity to the neighbor's tree and to Virginia Power's pole
makes our situation unique and requires a relaxation of setback requirements if we
are to have a legible sign and sufficient parking.
Staff finds that the constructed environment on this small site makes it unique. There
are other residential properties with commercial uses in the area, however, they are on
larger parcels with structures and parking set back further from the road so that there is
adoqunto aron for signngo.
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Variance Report, VA 99-25 3 October 5, 1999
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.
Impact on Character of the Area
The applicant offers:
• It will make no difference to the character of the district or to the neighbor if our sign
is allowed to come forward from ten feet to five feet from the road. It will simply
allow our sign to be read by the southbound motorists;
• With its shopping contor, animal hospital, gas station, sovoral churches and tho
pottery studio, Earlysvillo Road botwoon Roos Ford Road and tho Exxon Station
feels like a town center. The sign is in keeping with that kind of district.
Staff agrees that the five-foot difference in the sign location will not change the
character of the district.
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.
STAFF RECOMMENDATION: Since only two of the three criteria have been met,
staff recommends denial. However, should the Board of Zoning Appeals find cause to
approve the request, staff recommends the following conditions:
1. This variance is for the sign that has already been constructed without permits.
(Includes maintenance and replacement as permitted under Section 4.15.)
2. The applicant must process the sign and building permits within ten days of this
approval.
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