HomeMy WebLinkAboutVA200300009 Review Comments 2003-07-01 STAFF PERSON: Amelia McCulley
PUBLIC HEARING: July 1 , 2003
STAFF REPORT VA-2003-009
OWNER/APPLICANT: CMA Properties, Inc. / HCM Associates, Inc. T/A Colonial
Auto Center
TAX MAP/PARCEL: 45 / 94B
ZONING: Highway Commercial and Entrance Corridor
ACREAGE: 10.833
LOCATION: 100, 150 and 200 Myers Drive. Located directly south of the
Rio Hill Shopping Center, on the west side of Rt. 29 North.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.15.13 Sign Regulations, to increase the maximum wall sign area from 200
square feet to 361 square feet, a variance of 161 square feet. Currently there is 336
square feet of lawful nonconforming wall signage on the two buildings in the front of this
parcel. This variance is requested to allow wall signage on the new third (middle)
building for the Nissan manufacturer. The proposed new sign area amounts to about 50
square feet. With this 50 square feet of new sign area, about 25 square feet of existing
wall signage will be removed. Therefore, this request will result in a total of 25 square
feet of additional sign area.
The Board may recall that this sign permit was the basis for an appeal heard last month.
A variance request was one of the options mentioned to the applicant.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
This property is not of an unusual size, shape or topography. A variance is being
requested for the new, third building on which there is no signage. While this request
does not satisfy the variance criteria under the State Code, there are some extenuating
circumstances to consider.
One of these circumstances is the relative scale of this variance. The current sign area
exceeds the maximum by 136 square feet and the requested increase in sign area is
only 25 square feet. The applicants are removing existing signage for the proposed
signage.
Another distinction relates to the business arrangement for this dealer as compared to
most others. (Some of these points were made during the appeal hearing.) Colonial
Auto Center sells 8 different franchises from 4 different car manufacturers. They
conduct their business in 3 physically separate buildings, one for each of the major
manufacturers. In a brief drive-by survey of other County car dealers, this was found to
be distinct. Other dealers who have more than one building also have more than one
VA 2003-009 Colonial Auto Sign
July 1, 2003
Page 2
parcel (each parcel with signage) and/or a completely separate business location (such
as the multiple Brown's sites).
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
Staff comments are written in italics and follow the applicant's comments. The applicant
notes that the variance is necessary:
• The Colonial Auto Center is a single, unified parcel containing at least three
separate business enterprises. A literal interpretation of the sign ordinance results in
no signage for the Nissan sales facility, which is located in a new building.
As previously noted, staff cannot find an undue hardship within the State Code criteria.
Also as noted, there are some extenuating circumstances.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• The above hardship is not shared generally by other retail businesses on Route 29
in Highway Commercial zoning.
Because staff did not find an undue hardship, we are unable to find a unique hardship.
Staff does agree that there are some unique aspects to the operation of this business
as compared to others.
2. The applicant has not 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:
• Authorization of such variance will not be of any detriment to adjacent property
owners as the proposed signs will be in conformity with existing signs both on the
subject property and the property of adjacent property owners.
VA 2003-009 Colonial Auto Sign
July 1, 2003
Page 3
The Architectural Review Board will review the proposed signage. It is unlikely that the
additional 25 square feet of signage will have a negative impact on the character of the
area. In addition, the proposed signage will place signs on a building which currently
has no signage and will result in the removal of some signs on the existing buildings.
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 one of the three criteria for approval has
been met, staff recommends denial of this request. Should the Board find cause to
approve it, staff recommends the following condition:
1 . The proposed signs are subject to a certificate of appropriateness from the
Architectural Review Board.
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"Colonial" "Logo" "NISSAN"
Silver finish Silver/Chrome finish Red letters
Upper and lower case letters 24" height (round) 24" height
24" height Plastic Approx. 15 feet long
Approx 8 feet long Plastic
Plastic