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HomeMy WebLinkAboutVA200400015 Staff Report 2004-10-05 STAFF PERSON: John Shepherd PUBLIC HEARING: October 5, 2004 STAFF REPORT VA-2004-015 OWNER/APPLICANT: City of Charlottesville School Board & School Board of Albemarle County/ Charlottesville Albemarle Technical Education Center TAX MAP/PARCEL: 61-153 -1 I to I ff ZONING: Residential- R-4 & Airport Impact Area Overlay District- AIA ACREAGE: 6.38 LOCATION: 1000 Rio Road East TECHNICAL REQUEST AND EXPLANATION: The applicant requests a variance from ��l Section 4.15.9 that limits the area of a free standing sign to 24 square feet. This 12 variance is necessary to allow the replacement of the existing nonconforming sign with a new 32 square foot sign on the existing brick structure, a variance of 8 square feet. Vfppoe0 � RELEVANT HISTORY: The construction of the school was completed in 1973. It is assumed that the sign was built at the same time. The proposed right-of-way for the Meadowcreek Parkway will take the front portion of YIDO this property including the existing sign. It is anticipated that the acquisition will be completed in early 2006. Construction is scheduled to commence in 2008. PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: The property is currently developed with the Charlottesville Albemarle Technical Education Center which includes a free standing sign. It is staff opinion that the school and the existing sign on the property constitutes a reasonable use of the parcel. There is nothing about the physical size, shape, or topography of the property that would qualify the property under the strict State Code criteria for a finding of hardship. However, there are additional factors the Board may consider. There is a small wall sign above the door of the school that says, "CATEC Skills For A Lifetime." This sign is not visible from the Rio Road. The existing freestanding sign says: CHARLOTTESVILLE — ALBEMARLE i3• c X.2 .S = TECHNICAL EDUCATION CENTER 3 3 - -1 S � Nonconforming Issues: c1.7s The maximum size for a freestandingR-4- �S� �3 sign in the Residential district is 24 square feet and the maximum height is 10 feet. The ordinance also limits the structure to which I:1DEP718CZS12004 staff reports\VA-2004-15 CATEC.doc 2 the sign is affixed to be only 2.5 times the maximum size of a sign in any district, which in this case is 60 square feet. The existing sign consists of two lines of 8 1/4 inch metal letters contained in a rectangle that is 13.5 feet by 2.5 feet, an area of 33.75 square feet. This is a nonconformity of 9.75 square feet. The sign is now mounted on a brick structure that is 6 feet by 22 feet, an area of 132 square feet. This property was zoned R-2 when the sign was constructed. Section 15A-4-5 of the 1969 Zoning Ordinance permitted public signs in the R-2 district without a limit on their size. Therefore, the existing sign and the brick structure are each nonconforming. Section 4.15.24 (b) of the ordinance provides criteria for the Zoning Administrator to authorize the alteration of nonconforming signs. In this case the existing sign can be replaced if the new sign reduces the nonconformity (9.75 s.f.) by 25% (2.43 s.f.) The 33.75 square foot sign could be replaced by a 31.32 square foot sign without a variance. However, if the sign is replaced again as a result of the realignment of the right of way, the nonconformity would have to be further reduced 25%. Issues regarding the location of the sign that relate to a finding of hardship: CATEC is located inside a curve on Rio Road. The sign is located 106 feet from the edge of the travelway. The sign is difficult to read because of its distance from the road and because it is parallel rather than perpendicular to the road. Also, the view of the sign for drivers travelling north on Rio Road is obstructed by a willow tree. Mr. J. Joseph Johnson, the Director of CATEC, discussed safety and visibility concerns that result from the existing sign's location as follows: "Safety- The primary purpose of signage is for travelers to enter onto and exit off the road safely. With the sign placement set approximately 100 feet from the road and limited in size it is difficult for travelers to see and make appropriate decisions in a timely manner. Without a stoplight at the busy Dunlora and CATEC entrances this becomes a major factor." "Visibility of CATEC- This also relates to the safety issue. Not only is the sign and facility set back from the road, but CATEC is located right between two significant turns on Rio Road. The visibility of the driver and response time is limited in providing the proper signal and making the turn onto the property." "Visibility of the sign- Not only is it set back from the roadway but the existing structure is 22' x 6.5' or 143 square feet. A sign for this size structure and distance from the road needs to be a minimum of 32 square feet." Staff agrees with the applicant that the existing sign does not serve its purpose well. It is hard to see and does not project an up to date image of CATEC. The visibility problems ) N I:IDEPTIBCZS12004 staff reportslVA-2004-15 CATEC.doc 3 result from the curvature of Rio Road, its distance from the travelway and the fact that it is parallel rather than perpendicular to the road making it difficult for motorists to find the entrance to the school. However, it is staff opinion that the new sign in the same location will not significantly improve its visibility to motorists. Therefore, the • maintenance of the existing sign is not found to be an undue hardship. Staff notes that it is possible to erect a conforming sign in a more visible location closer to the entrance. In a recent conversation, Mr. Johnson stated that consideration was given to that idea but it was rejected because of the increased cost and because it would have to be moved again when Rio Road was realigned. The issue of public expenditure: The one extraordinary situation that exists and could be considered is the public investment in the Charlottesville Albemarle Technical Education Center (CATEC). The use of this property is important to both the city and the county, and the signage that identifies it may be considered unique. Staff acknowledges that the proposed sign that incorporates CATEC's new logo projects a more dynamic, contemporary image. However, the sign ordinpnce makes no distinction in the regulations between public and, private facilities. 'eaa It 4442„,,-f- way . e 1,62 S15- -b he tap Vea( APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance criteria provided by the applicant and comments by staff follows: (Staff comments are written in italics and follow the applicant's comments.) Hardship The applicant comments that the variance is necessary: "Limiting the sign to 24 square feet would severely limit recognition of the sign from Rio road" It is staff opinion that the continued use of the existing sign does not qualify as an undue hardship. Neither the physical size, shape, or topography of the property require the II sign to remain in its present location. The granting of this variance would be a e1'LC S f ,� 16u1 convenience to the applicant. ''t be w avec( 19e bed' 1. The applicant has not provided evidence that the strict application of the ordinance would produce undue hardship. Uniqueness of Hardship The applicant notes: I:IDEPTIBCZS12004 staff reportslVA-2004-15 CATEC.doc 4 "Other properties in the same vicinity have signs much closer to the road and are not on a curve." Staff notes that there are no physical characteristics of the property that are unique. We acknowledge that the use of this property is commercial in nature and it is near the C-1 zoning district that allows 32 square foot signs. That circumstance is not unique. However, staff finds that the threat of condemnation of a portion of the property to be unique. The uncertainty of this situation makes it difficult for the applicant to determine the optimum location for signage that will best serve the school and the public now and in the future. 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: "The sign will improve safety of those looking for the building and will enhance the look of the property." Mr. Johnson also noted, "Though CATEC is zoned residential, as all public property, it follows three gas stations and two churches prior to making a sharpp '12 bend in the road only to see pine trees and no buildings or signage. Several of these couL ,tr buildings, from my understanding, are zoned commercial and have recently installed (E rN signs of at least 32 square feet. Even Dunlora, though small signage, has a huge brick fee- "W.? structure at entrance. Though not positive, my observation is that other county schools have larger than 24 square foot signage." Staff opinion is that the replacement of the original 33.75 square foot sign with a new 32 square foot sign of a contemporary design will benefit the image of the school without negative impact to adjacent property or to 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 granting of the variance will not change the character of the district. STAFF RECOMMENDATION: Since only two of the three criteria for a variance have been met, staff can not recommend approval of this request. Should the Board approve this request, staff recommends the following condition: This variance is only for the sign that is described on the sketch titled, "Notes: Pan Embossed Lexan Face" that is described in this report. I:IDEPTIBCZS12004 staff reportslVA-2004-15 CATEC.doc / ' J / . � \ e j/ ° 9iv �/ 8 cif, o / . 3lviro�roa C � I:� — — —el — — — —iP a , ° j /4e / //t. t/ / (' cs, Pz I2O L Il ii' / v•. ~N)`r --w4-#- 57s49Wgg. N �__ _,c„ my a %« .::, • ' . 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McCIINTOCK, A.I.A. JP;: G1iRRiOTTESV{LLE-ALE3EMAA1_E .:.E.. TECHNICAL CENTER Dui q/li ill ,A�L.,,Vy ` ✓� • DATE Ma.�- " o Cf11'^c"n M0 ARCHITECTS AND ENGINEER -- OHARW TESVILLE, vlRClwiA -- - DETAIL SYMBOL t a'v. 122 NORTH POINT �•� HARRISONBURG, VIRGINIA -- k / COMM N (2)939 C I 1