HomeMy WebLinkAboutVA200600008 Review Comments 2006-07-11 STAFF PERSON: Amelia McCulley
PUBLIC HEARING: July 11, 2006
STAFF REPORT VA-2006-008
OWNER/APPLICANT: Charlottesville-Albemarle Airport Authority (owner)
Piedmont Landmark Aviation (applicant)
TAX MAP/PARCEL: 32 / 10
ZONING: RA, Rural Areas and Airport Overlay District
ACREAGE: 555.992 acres
LOCATION: This portion of the Airport property is the private hangar
area. It is located on the west side of Route 606 just south
of the intersection with Route 649 (Airport Road).
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.15.8 of the Albemarle County Zoning Ordinance relating to wall signage.
Signs for Piedmont Hawthorne are being replaced with the new name, Landmark
Aviation. Several of the proposed replacements are sign refacings which are permitted
without need for variances for nonconforming signs. These five signs are not refacings
and are subject to variance approval.
In total, they propose to replace five (5) apparent nonconforming wall signs with new
signs. This is a variance request to increase the wall sign aggregate area from forty
(40) to four-hundred (400) square feet. Four (4) of the five (5) signs also need sign
height variances. This is a request to increase the wall sign height from twenty (20) to
thirty-five (35) feet for one sign and from twenty (20) to thirty-six (36) feet for three (3)
signs.
The Airport property is zoned RA, Rural Areas. It is therefore subject to the most
restrictive signage regulations. Section 4.15.8 restricts the wall signage height to 20
feet and the aggregate sign area to 40 square feet. (Please note that some of this
information was not provided by the applicant and staff has made their best attempt at
compiling it accurately.) Please also note that the signs for this variance are numbered
consecutively and vary from the numbers on the attachments / exhibits which were
submitted with all the proposed signs.
The chart which follows notes not only the location and dimensions of the proposed
signs, but also notes the existing signage which is being replaced where that
information is known by staff. We have also attempted to reflect the change proposed
by the new signage as compared to the existing signage.
VA 2006-008 Airport Wall Signs
July 11, 2006
Page 2
SIGN & PERMIT# SIZE (SQ FT) HEIGHT (FT) LOGO/COPY
IGN #1 a) Existing 16 36 Symbol of bird in flight
B2 -1144S b) Proposed 75 (Increase of 59 sq ft) 36 (Same height, 16 ft Symbol & Landmark Aviation
On lar orthern) (3 x 25 ft) variance)
ha ar abov ors
acing runway
SIGN #2 a) Existing 100 36 Symbol & Piedmont Hawthorne
B2006-1148S b) Proposed 75 Decrease of 25 sq ft) 36 (Same height, 16 ft Symbol & Landmark Aviation
On middle hangar (3 x 25 ft) variance)
above doors facing
rune
GN #3 a) Existing ? 75 ? 36
62006-1150S (their b) Proposed 75 (Same size) Symbol & Piedmont Hawthorne
36 (Same height, 16 ft Symbol & Landmark Aviation
sign #5)
(3 x 25 ft) variance)
On maintenance
_fig6)
•- I•ar facing Rt.
N #4 a) Existing ? 10
B20�•-1148S Symbol & Piedmont Hawthorne
b) Proposed 17 (Roughly same size, 10 (Same height, no Symbol & Landmark Aviation
(their si• q #6) (8 x 2.17 ft) not sure) variance needed)
Located ov the door
on the s'.e o •.fiddle
han• /office bui •'.•
SIGN #5 a) Existing ? ?
B2006-1151 S b) Proposed 75 ( Do not know about 35 (Do not know about Symbol & Landmark Aviation
(their sign #11), (3 x 25 ft) existing sign) existing sign)
On south hangar above
door facing runway
TOTAL Unable to determine the Unable to determine the
overall change due to overall change due to
missing information missing information
VA 2006-008 Airport Wall Signs
July 11, 2006
Page 3
RELEVANT HISTORY:
The records are not clear as to when the existing signs were erected. It is most likely
that they were erected prior to the current sign regulations and are legally
nonconforming to them.
It is also possible that some of these signs were not regulated in the past because they
are somewhat internal to the Airport operations. When we first received this variance
request, we visited the site to determine if these signs are visible off the property on
which they are located. These signs are visible and are therefore regulated. If they
were not, they would not be regulated.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS:
These signs serve the private charter component of general aviation at the
Charlottesville-Albemarle Airport. Private charter is used mainly for business or
recreational travel.
While this property is zoned Rural Areas, the airport facility is industrial in nature. If this
property was zoned industrial (in accord with the nature of the use), some variance
approval would still be necessary for the proposed signs. In the industrial district, wall
signage is permitted at a height of 30 feet (as compared to 20 feet in the Rural Areas
district) and with an aggregate size of 200 square feet (40 square feet in RA). The
nature of the use and the fact that the signs are located and sized so as to be visible
from the cockpit of an airplane at a distance, makes this a unique circumstance or an
extraordinary situation.
The language in the Zoning Ordinance relating to qualifying conditions for a variance
follows (in part):
When a property owner can show that his property was acquired in good faith and where, by
reason of the exceptional narrowness, shallowness, size or shape of a specific piece of property
at the time of the effective date of this ordinance, or where, by reason of 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, the strict application of the
terms of this ordinance would effectively prohibit or unreasonably restrict the use of the property
or where the board is satisfied, upon the evidence heard by it, that the granting of such variance
will alleviate a clearly demonstrable hardship approaching confiscation, as distinguished from a
special privilege or convenience sought by the applicant, provided that all variances shall be in
harmony with the intended spirit and purpose of this ordinance.
VA 2006-008 Airport Wall Signs
July 11, 2006
Page 4
The Manager for the Private Charter operations explained to staff that pilots are
processing dozens of commands and visual identifications when approaching an airport
facility. They must make a turning decision to enter the private charter area on the
runway from a distance (perhaps as far away as 1500 feet). There are several buildings
in that area (five) which may further complicate it for the pilot.
The proposed heights for the signs are primarily resulting from the size, height and
design of the existing buildings on which they will be located. There is not sufficient
space for a wall sign on these buildings at the maximum 20 foot sign height.
Staff asked the applicant to provide further justification as to the sizes requested. We
were wondering for example, whether there is an industry standard about the minimum
size of copy to be legible from this distance. We also wondered if a logo or something
short of the full name "Landmark Aviation" would be possible to use. These questions
were asked to better understand if the size proposed for wall signage was necessary or
whether it could achieve the same purposes at a slightly smaller size. These questions
have not been answered at the time of writing this report. Therefore, staff is not able to
fully support the sizes and heights which are requested.
There was a prior variance (VA 2004-005) for the Airport's freestanding sign on Route
606. While that sign identifying the airport serves a different purpose than these
proposed sign, staff will share some excerpts from that report here.
This is an extraordinary situation based on the public investment in our regional
airport. The use of the property is very important to both the city and the county
and the signage that identifies it may be considered unique. Whether the strict
application of the ordinance unreasonably restricts the use or whether a variance
is needed to alleviate a hardship approaching confiscation is the question.
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:
• Variance to the overall height restriction at the airport — replacing old signs with
new signs that adhere to square footage requirements.
VA 2006-008 Airport Wall Signs
July 11, 2006
Page 5
(Please note that while the applicant asserts that the new signs comply with the
maximum sign sizes allowed, staff does not concur and finds that a sign area variance
is necessary for the proposed signs. The sign regulations permit a total of forty (40)
aggregate square feet per establishment or per lot. These signs will exceed that
maximum area.)
Staff finds that this is an extraordinary situation which warrants some variation of the
Ordinance sign regulations. However, without further information to justify the sizes
requested, we are not able to support them.
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• Ordinance does not allow signage to be placed on the building above the hangar
doors. Visibility is a requirement for pilots.
Staff finds that this is a unique or extraordinary situation. This use is unique. These
signs provide identifying information for pilots in planes. Our sign regulations are
oriented towards signs which are visible to pedestrians and motorists. The fact that the
buildings exist, further limits the location or height of replacement wall signage.
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:
• Airport is zoned rural, but by function is commercial. Other rural owners in the
same vicinity do not have this signage requirement.
Staff was not able to obtain all information requested regarding existing signs; therefore,
we are not able to compare proposed to existing signs in terms of the impact on the
character of the area. We will note that most of the signs are oriented internally to the
site rather than towards adjoining properties or roadways. Visibility of these signs from
adjoining properties or roadways is limited.
VA 2006-008 Airport Wall Signs
July 11, 2006
Page 6
3. The applicant has not 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: Based on the information available to us at this time,
we are not able to make positive findings under all three (3) criteria. Since we do not
have further information to justify the sizes requested, staff is not able to support the
proposed sign sizes. We are able to support the signs at the proposed height.
Should the Board find cause to approve these five (5) sign variances, staff recommends
the approval be limited to the signs currently requested. Any increase in sign sizes or
heights will necessitate an amendment to this variance.
ALBEMARLE COUNTY BOARD OF ZONING APPEALS
COUNTY OFFICE BUILDING
401 MCINTIRE ROAD
MEETING ROOM #241, 2:00 P.M
TENTATIVE AGENDA
TUESDAY, SEPTEMBER 12, 2006
1. Call to Order
2. Establish a Quorum
3. Matters Not on the Agenda
4. Matters Deferred from Previous Meetings
VA-2006-008 Charlottesville-Albemarle Airport (owner) /
Landmark Aviation (applicant)
Staff: Amelia McCulley
5. Variance Hearing
VA-2006-010 Paul T. Shifflett (owner/applicant)
Staff: John Shepherd
6. Special Use Permit Hearing
A. SP-2006-027 PJP Building Six LC (owner/applicant)
Staff: Jan Sprinkle
B. SP-2006-028 Worrell Land & Development Company LC (owner/applicant)
Staff: Jan Sprinkle
C. SP-2006-029 C-Ville Suites LLC — AKA Hilton Garden Inn
(owner/applicant)
Staff: Jan Sprinkle
7. Appeal Hearing
AP-2006-002 Sheou-Jong or Li Yun (owners), PSP Ventures, LLC
AKA Pet Supplies Plus (appellant)
Staff: Amelia McCulley
Appellant requests to withdraw the appeal
8. Old Business
9. New Business
10. Adjournment
BOARD OF ZONING APPEALS MEETING GUIDELINES
Thank you for attending the Board of Zoning Appeals meeting. As a
courtesy to others, please turn off all pagers and cell phones during the meeting.
During the 2006 Calendar Year, the Chairman is David Bass. This meeting
is recorded on audio tape and is later transcribed into the written word.
Each item will begin with a presentation of the staff report. Next, the
applicant or appellant for that item will be invited to speak. During the course of
the process, the Chairman will open the public hearing to comments from the
public. At the end of these proceedings the Chairman will announce that the
public hearing is closed. Once the public hearing is closed, no further public
comments will be allowed unless the Board asks for additional information from
the applicant or appellant.
If you wish to address the Board, please raise your hand or stand when the
Chairman asks for public comments for that item. When it is your turn for
comment, please come to the microphone and state your name for the record.
For uncommon spellings, please spell your name for the recording secretary.
If you are with a group of people, you may want to have a spokesperson
present your position to the Board and have others in agreement recognized by
standing.
In order to give all speakers equal treatment and courtesy, the Board
requests that speakers adhere to the following guidelines:
(Note: All comments are recorded on tape);
• Come forward to the speaker's podium and state your name (if you
have an unusual spelling for your name, please spell it for the
recorder);
• Do not speak from your seat or out of turn;
• Address comments directly to the Board as a whole; open public
debate is prohibited;
• State your position and give facts and other data to back it up;
• Give written statements and other supporting material to the Clerk
(written comments are also welcome if you do not wish to speak);
• Please do not applaud.
The Chairperson at his or her option, reserves the right to digress from these
guidelines in a particular case.
Secretary, Board of Zoning Appeals
401 McIntire Road
Charlottesville, Virginia 22902
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[This is an excerpt from an aviation article to serve as some
background...]Garrett/Piedmont Hawthorne/Associated has made a landmark
decision. The services once provided by the well known and respected names of
Phoenix-based engine and airframe maintenance firm Garrett Aviation, the FBO
chain of Winston-Salem, N.C.-based Piedmont Hawthorne and Dallas-based
large-aircraft completions center Associated Air Center reemerge this month
under the single name of Landmark Aviation. Garrett and Piedmont Hawthorne
lose their names, but Associated Air Center will continue to operate under its own
identity...
Amelia had asked the question why another symbol could not be used as in the
Piedmont signs that existed. The response was there is no one identifiable
symbol that can be used and well known for pilots to easily identify which building
they need to approach.
The manager emphasized that it is the utmost importance that these signs are
very easily identified at a considerable distance (staff to scale a broad figure).
Pilots are processing dozens of commands when approaching and cannot take
time to decide/question where is the right location.
We were escorted to a distance out along the runway to give us "the pilot's
perspective" of these buildings. It was evident (and pictures were taken to
attempt to show this) that minimizing the signs to the districts maximum square
footages restricts the pilots ability to identify the buildings.
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