HomeMy WebLinkAboutVA200100008 Review Comments 2001-06-05 STAFF PERSON: Jan Sprinkle
PUBLIC HEARING: June 5, 2001
STAFF REPORT VA-2001-008
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OWNER/APPLICANT: First Citizens Bank & ust Company/ voirn. i'
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TAX MAP/PARCEL: 061M0-00-12-00100 nyx
ZONING: C-1, Commercial and EC, Entrance Corridor
ACREAGE: 2.387
LOCATION: 2101 Dominion Drive is in the southwest quadrant of the
intersection of Dominion Drive and Rt.29, near Shoppers
World Shopping Center
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.15.12, Regulations Applicable in the C-1 and CO Zoning Districts, which
restrict a freestanding sign to a height of 12 feet. A variance of 4 feet is requested to
allow a freestanding sign height of 16 feet. The existing sign conforms to all regulations
(including Architectural Review Board). The new sign will be the same as the existing
sign in physical appearance, but it will be closer to Rt. 29 and if the variance is granted,
it will be four feet taller.
RELEVANT HISTORY: SP 97-06 was approved May 21, 2001 to permit the drive-
through window for this bank. The site plan was approved in October 1997.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: At 2.87 acres, this is a
reasonably sized and regularly shaped parcel that does have some topographic
features and adjacent development that may be considered in a variance request.
The site was previously developed with a Pizza Inn restaurant back in the mid-1970's.
The redevelopment for First Citizens Bank utilized the existing building pad and retained
some of the parking area. There is a stream on the southern border with adjoining
steep slopes. There is also a steep slope adjoining Rt. 29 where the roadway was built
up higher than this parcel. The road goes from being approximately three feet higher
than the parcel at the north end to being about ten feet higher at the southern end.
There are three major problems that make the current sign difficult to see:
• the property lies at the base of hills to both the north and south along the 29-corridor;
• the community infrastructure runs along Rt. 29 on this parcel; and,
• there is a newly constructed building on a newly elevated site in Shoppers World
Shopping Center, just across Dominion Drive to the north.
The infrastructure consists of a 20-foot sewer easement, a major power line easement
and a gas line all paralleling Rt. 29 on the front of the parcel. These all narrow the
potential area for both landscaping and signage to the first 10 feet from Rt. 29 or force
them to be at least 30 feet back from the right-of-way. The travel lanes are yet another
30 feet from the r/w, thereby reducing visibility. When approaching from the south, the
"street trees" and landscaping required by ordinance significantly shield the sign from
Variance Report, VA 2001-008 2 June 5, 2001
view. The street trees are in the r/w while the required landscaping is in the 10 feet
between the r/w and the first utility easement. When approaching from the north, the
First Citizens sign used to be visible but is now blocked until you are less than 100 feet
from the intersection where you would have to turn onto Dominion Drive to access the
bank's only entrance.
Hardship criteria to be considered to grant a variance include "exceptional topographic
conditions or other extraordinary situation or condition of such piece of property, or of
the use or development of property immediately adjacent thereto." In this case, the
easements, the topography of the area, the vertical alignment of Rt. 29, and the newly
elevated site and building in the adjacent shopping center all contribute to the difficulty
of establishing a 12-foot sign that can be seen from the travel lanes of Rt. 29.
The purpose and intent section of our sign regulations includes, "promote the general
health, safety and welfare, including the creation of an attractive and harmonious
environment" and "protect the public investment in the creation, maintenance, safety
and appearance of its streets, highways and other areas open to the public." First
Citizens Bank plans to use the existing sign currently on the site by moving it closer to
Rt. 29 and making it four feet higher to gain visibility from enough distance to allow safer
turning movements from Rt. 29. This is a reasonable request for variance and with the
movement of the sign closer to Rt. 29 should accomplish the goals of both the applicant
and the County.
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:
• This property sit from 3 feet to 10 feet below the road level. It is also severely
blocked by the property just north of this location and cannot be seen traveling south
on Highway 29.
Staff finds hardship as described under the Code of Virginia in the items discussed
previously. The named restrictions are man-made but by others and completely out of
the control of this applicant. Reasonable use exists, but visible signage is a safety
consideration for a commercial property. A visible sign is necessary to adequately
direct traffic to safely access the property entrance.
1. The applicant has provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
1•IDEPT\Building&ZoninglStaff Reports12001 staff reportsWA-2001-008.doc
Variance Report, VA 2001-008 3 June 5, 2001
• Surrounding business either sit at or above road level or have apparently received
variances to have their signs visible from the highway.
Staff finds this situation is unusual enough that it should be reviewed on a case-by-case
evaluation for variance. Staff notes that a few sign height variances in the vicinity have
been granted due to the way Rt. 29 was built up, while the adjacent properties remained
at the natural elevation.
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:
• The sign, if we are allowed to raise it, will still be the lowest sign to the ground on
Highway 29, within thousands of feet.
Staff finds that adding four feet to the height of the sign 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 all three criteria have been met, staff
recommends approval with the following condition:
The variance is for the height of one sign to be established along the Rt. 29 frontage.
Any other signs shall meet the ordinance requirements at the time of permitting.
I.IDEP71Building&Zoning\StaffReports12001 staff reports\VA-2001-008.doc
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STORM DRAINAGE SYSTEM SPECIFICATIONS.
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PER SANITARY SEWER SYSTEM SPECIFICATIONS.
* SEPARATE LINES AND DOWNSPOUTS TO BE CONNECTED
WITH STANDARD WYES.
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