HomeMy WebLinkAboutVA200200001 Review Comments 2002-02-12 STAFF PERSON: John Shepherd
PUBLIC HEARING: February 12, 2002
STAFF REPORT VA-2002-001
OWNER/APPLICANT: Taylor Investments LLC (owner/applicants)
TAX MAP/PARCEL: 78-20C3
ZONING: PD-MC Planned Development— Mixed Commercial and EC,
Entrance Corridor
ACREAGE: 1 .361
LOCATION: Property located on south side of State Farm Blvd just east
of (sham Avenue.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.15.13 which requires a 5 foot setback for a free standing sign. A variance of 5
feet is requested to allow a sign to be located at the property line with no setback.
RELEVANT HISTORY: This property, now part of Peter Jefferson Place was rezoned to
PD-MC with proffers on March 17, 1993. (ZMA 92-12). The proffers were amended on
August 14, 1996. (ZMA 96-03) The site development plan for Peter Jefferson Place IV
was approved on February 2, 2001
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
Parcel 20C3 was divided from Parcel 20C on June 30, 2000. This is now known as
Peter Jefferson Place IV. The parcel is located at the intersection of State Farm
Boulevard and (sham Avenue, an entrance to the development. It is the ideal location
for a freestanding sign marking this entrance to the development.
This is not considered an off-site sign because it is not advertising a use located on
another property. It is rather a freestanding sign that identifies the entrance to Peter
Jefferson Place on a parcel that is part of that development.
The location of a sign at this intersection is consistent with the intent of the sign
ordinance. It will serve public safety by assisting motorists approaching the
development from Route 250 to identify the entrance and make the maneuver to the left
lane as required. It provides the development name and directs access, similar to a
subdivision sign, without advertising an individual business.
However, there are factors that limit the placement of the sign on this parcel. There is a
20-foot wide sewer easement running parallel to State Farm Boulevard 20.5 feet from
the front property line. The property line forms an acute angle with the sewer easement
at the intersection with Isham Avenue that is the result of the dedication of a strip of land
for right of way for State Farm Boulevard. This shape forces the sign to be placed
approximately 40 feet from the curb if the 5 foot setback is maintained. If the sign is
1:IDEPTIBuddmg&Zoning\Staff Reports\VA2002-001Taylor.doc
Variance Report, VA 2002-0C 2 February 12, 2002
placed on the property line it can be located approximately 20 feet from the curb of
(sham Avenue. Staff agrees with the applicant that the sign should be located close to
the entrance it is announcing in order to avoid confusion.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follow:
Hardship
The applicant comments that the variance is necessary:
"Because of the existence of a 20 foot wide sewer easement close to the property line
and the shape of the property line, the strict enforcement of the code would place the
sign almost 40 feet from the curb of the entrance, which we feel is visually too far for
this site entrance. With this variance the sign could be placed about twenty feet from the
curb of the entrance. (See attached sketch)"
Staff notes that the owner now enjoys a reasonable use of the property. However, the
angled property line and the existence of the sewer easement prevent the sign from
being located in the best location for its purpose. It is staff opinion that the inability to
place the sign in the location that best serves the intent of the sign ordinance is a
hardship.
1. The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• "The combination of an angled property line and a sewer easement close to the
property line is not a typical situation, and so the hardship does not occur generally
in the area or in the district. Moving the sign to comply with the code would place it
significantly further from the entrance it is announcing."
Staff agrees with the applicant's analysis.
The applicant has provided evidence that such hardship is not shared generally
by other properties in the same zoning district and the same vicinity.
I:IDEPTIBuilding&ZoninglStaff Reports\VA2002-001Taylor.doc
Variance Report, VA 2002-i 3 February 12, 2002
Impact on Character of the Area
The applicant comments:
• "The impact of the variance will be insignificant in the area and it will have no impact
on adjacent property owners. If the variance is granted, the sign can be placed at the
most appropriate location for its purpose- announcing the entrance to the
development."
Staff agrees with the applicant's analysis.
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: Staff recommends approval of this request with the
following conditions:
1. The frontage on State Farm Boulevard is limited to this one freestanding sign.
2. This sign is subject to the approval of the Architectural Review Board.
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