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Home My WebLink AboutSP201200022 Staff Report 2012-09-05STAFF PERSON: Stewart Wright PUBLIC HEARING: September 11, 2012 STAFF REPORT: SP201200022 — Rivanna Plaza Off -Site Sign PETITION: Rivanna Plaza LLC (property owner) and Mark Green (applicant) petition the Board of Zoning Appeals to issue a special use permit for an off -site advertising sign in accordance with Section 4.15.5(a)(1) of the Albemarle County Zoning Ordinance. The property is zoned Highway Commercial (HC), Entrance Corridor Overlay and Airport Impact Area. APPLICANT'S PROPOSAL: Per Section 4.15.5, the applicant requests an off -site sign on Tax Map /Parcel 45 -109 to identify Keglers of Charlottesville on Tax Map /Parcel 45- 112C. The new sign would be located on Seminole Trail (Rt. 29) at the entrance of Rivanna Plaza, Schewels Furniture Store and Keglers of Charlottesville. Tax Map /Parcel 45 -109 is eligible to have two (2) - thirty -two square foot freestanding signs. CHARACTER OF THE AREA: This site is located on the west side of Route 29 between Lowe's and Schewels. The parcels adjacent to this site are primarily zoned Highway Commercial. The proposed off -site sign location is within the Entrance Corridor and will therefore be reviewed by the Architectural Review Board. REASON FOR REVIEW: Section 4.15.5 provides that off -site advertising signs are permitted by special use permit in any underlying district. The authority to administer signs by special use permit is granted to the Board of Zoning Appeals. Among other considerations, the Board must "find that the issuance of a special use permit is necessary because an on -site sign would be ineffective to communicate its message off -site because of topography or vegetation." PLANNING AND ZONING HISTORY: ZMA 95 -07 Rio Associates Limited Partnership was approved by the Board on December 13, 1995 to revise the proffers for this property. The final site plan for proposed retail use for Rivanna Plaza was approved on January 14, 2010. Special use permit (SP) 2007 -56 was approved on June 11, 2008 to allow drive -in windows serving or associated with permitted uses. Building permits have been issued for two of the new buildings at Rivanna Plaza. COMPREHENSIVE PLAN: The Comprehensive Plan defines this area as Commercial Mixed Use. This site is within the Places 29 Comprehensive Plan area. STAFF COMMENT: The Sign ordinance provides specific criteria for the consideration of a special use permit for an off -site sign as follows: Section 4.15.5 c. Procedure and administration. The application procedure, the findings and conditions to be applied by the board of zoning appeals when considering an SP201200022 — Rivanna Plaza Off -Site Sign September 11, 2012 application for a special use permit, and the authority to revoke such a permit, shall be as provided in section 31.6 of this chapter. In addition to the foregoing: For an off -site sign, the board of zoning appeals shall also find that the issuance of a special use permit is necessary because an on -site sign would be ineffective to communicate its message off -site because of topography or vegetation. Zoning Ordinance Section 4.15.5 d (1) is written to discourage off -site signs and generally to limit signage to the minimum necessary to provide for the primary goals of signage. As the Board is aware, this ordinance provision is in the process of being amended based on a resolution of intent adopted by the Board of Supervisors on January 4, 2012. Among the several goals with this amendment is to clarify that signage is to provide direction for turning movements. Therefore, it is important that a sign be visible from an off -site location that provides direction to the property. Keglers is served by a newly- constructed shared entrance (that will also serve Schewels and Rivanna Plaza) along the frontage of the Rivanna Plaza property. An on -site wall or freestanding sign on the Keglers property is barely visible from the entrance to Rivanna Plaza on Route 29. The visibility is limited by the topography as well as the new buildings under construction on the Rivanna Plaza site in front of the Keglers property. The Keglers site is also at a significantly higher elevation (about 25 feet higher) than the Rivanna Plaza entrance and the building is over 500 feet away from Route 29. Therefore, an on -site sign is ineffective to communicate the message off -site because of topography. The Sign Ordinance within Section 4.15.1 provides four goals that signs are to meet: (1) To promote the general health, safety and welfare, including the creation of an attractive and harmonious environment; (2) Protect the public investment in the creation, maintenance, safety and appearance of its streets, highways and other areas open to the public; (3) Improve pedestrian and vehicular safety by avoiding saturation and confusion in the field of vision that could otherwise result if such signs were not regulated as provided herein; and (4) Protect and enhance the county's attractiveness to tourists and other visitors as sources of economic development. It is staff opinion that the location of the proposed off -site sign for Keglers is consistent with the four goals stated in Section 4.15.1. The purpose of the proposed off -site sign is to assist the public in locating the new entrance to Keglers of Charlottesville. The old entrance to Keglers of Charlottesville has been closed as required by the site plan for Rivanna Plaza and the original freestanding sign identifying the entrance to Keglers has been removed. SP201200022 — Rivanna Plaza Off -Site Sign September 11, 2012 Pursuant to Section 31.2.4.1 of the Ordinance, the Board also must find that the use will not be of substantial detriment to adjacent property, that the character of the district will not be changed thereby and that such use will be in harmony with the purpose and intent of this ordinance, with the uses permitted by right in the district, and with the public health, safety and general welfare. In staff's opinion, the proposed sign does not appear to create a substantial detriment to adjacent property and will not change the character of the district. SUMMARY AND RECOMMENDATION: Staff recommends approval of Special Use Permit 2012 -22 with the following conditions: 1. The off -site sign shall not exceed 32 square feet in sign area. 2. The permit number for the special use permit shall be affixed to the sign in a conspicuous place as required by Section 4.15.5 of the Zoning Ordinance. 3. The permitted sign must contain the name of the occupant(s) of parcel 04500-00 - 00- 112C0. ATTACHMENTS: A. ARB Design Planning staff comments B. Rivanna Plaza site plan Attachment A Stewart Wright From: Margaret Maliszewski Sent: Tuesday, August 21, 2012 5:16 PM To: Stewart Wright Subject: Kegler's sign of the proposed off -site bowling sign. The sign location was noted during the ARB review of the site development plan without issue. The applicant should note, however, that some level of coordination will be required between the freestanding signs located on the north and south sides of the new Rivanna Plaza access road. Furthermore, the following preliminary comments are offered on the proposed sign design. 1. Additional information will be required on lighting, materials, and color identification with the sign permit application. - - -- - 2. The current design appears to-make extensive use of synthetic stucco. Additional information on_the_ construction of the sign relative to the stucco will be required. An alternate material may be required for the cabinet and /or the "pediments" at the top and bottom of the cabinet. Margaret M. Maliszewski, Principal Planner Albemarle County Department of Community Development 401 McIntire Road, Charlottesville, VA 22902 434- 296 -5832 x3276 -- -- - - -- -- - -- - 50' SPA DRAINAGE DETAIL EASEMENT DD 3BJ9 -300 R "' "C" RETAINING WALL -'A• If I I I I I. EASEMENT I DB 31179 -300 1 f 5 I ' r'''` t_'. =;�r� ,i ...�.-- f_ - ,��.r�w- Pr;oeoscD //STORM ESM'r — / Wi Jfl39 -700 _ ®� J � 4A CATE PL, SP TZROUNII I PROPOSED ONE STORY DAYCARE BUILDINC 12,500 SF GATE 100' x 125' +' GATE RED, -ROCK RETAINING WALL -•A• 1,711 SAFETY IG IIr lACA1W FR u/c ram ro>IC uw< II ILI Attachment B (! o •E C ED I - XEGLER'S 1 0 W IT if - - _ _ _- • - -_'- _ __.� l / �• it ETCC R CURB , 4r _IV -, / / tr.._ HEAL N. WRicur Lie, Na 12402 XISBN CURB C AC LT •____1_, -r- - ..1 _. ._`. -._L_. _.._... _ -'i 91 W /il)Vii•N _ _ @ �� 'W / r0 S fRA•C „ECPOR F4, Oti !f �w I.LnRON f /DNAL ea �1, )! 'I CONTRACTOR TO DETERMINE DEPTH OF EXIST WATERLINE ° — = , PRIOR TO START OF / ! � / i I I I te a- s• x Is• oim_ I NC pAM:nE ep ' r'''` t_'. =;�r� ,i ...�.-- f_ - ,��.r�w- ! I i' I ! I ' HZ 101X2TOUNPSTE'R A W I I I I''s' lair I I "-�' Ia•p J I RWAL L ENCLOSURE, a i DETAIL I I 20 W/I, ESNs 7i it ! i DO ! VARIABLE YAD n AO. r 2"'41 Y 185'xn n... IG IIr lACA1W FR u/c ram ro>IC uw< II ILI Attachment B (! o •E C ED I - XEGLER'S 1 0 W IT if - - _ _ _- • - -_'- _ __.� l / �• it ETCC R CURB , 4r _IV -, / / tr.._ HEAL N. WRicur Lie, Na 12402 XISBN CURB C AC LT •____1_, -r- - ..1 _. ._`. -._L_. _.._... _ -'i 91 W /il)Vii•N _ _ @ �� 'W / r0 S fRA•C „ECPOR F4, Oti !f �w I.LnRON f /DNAL ea �1, )! 'I CONTRACTOR TO DETERMINE DEPTH OF EXIST WATERLINE ° — = , PRIOR TO START OF / ! � / i i ( i ' r'''` t_'. =;�r� ,i ...�.-- f_ - ,��.r�w- ! I i' /8pf -.eta' .r•-�- e, r _. r =-1 20 W/I, ESNs 7i it ! i ! ' t , t _ ASONUTAPS'ER PI ENCLOSURE V /ALL ' ! j I II i '` _i " -i ' -•� -i1 i! f X ! i13 PROP saps CONC ! k °: ^'T;o; RE01 -ROCK- If ' I I I S1, `- Ex C • { .. �} C°ONCRE'iF. SlOE'Wp,,K �. A• • . I � i ; � Iwo ' •:aca ! PItOPOSPP ONEI STORY ; I Y I BUILDING; A ; W I 14;800 Sp I I I I I I I I I I I I I I I I I i 32 I I lax I I ! I BUILDING SETBACK EX zD pt„ ! MC•p Nakde'71C W •� EXISMATCH TING CURB I I , lI� l / /8pf r _. r / 20 W/I, ESNs I I PAIN110 PRO. ONE TORY I r_� GROSS WALK I \� (IILDINCL Ij ',B ICK R ETA NING BOAR04' BOO SP �WA / / / •� I I • 1 ,TS7M DRAIN nGE I a~ _ /0 PFD - �Awrtoz acnnov Ex u/c rom root IIM1i ,•�- -- �.- •>r -pY.r- ��xu'-L-qu'� =??ATd %'?"'mss MATCH EXISTING SEMINOLE TRAIL CURB AND GUTTER STATE ROUTE 29 AND SIDEIYAM< VARIABLE IYID'1'H RIGHT OF WAY 30 0 30 _ 60 00 SCALE: 1" - 30' 0 wA RIGHT TURN LANI EXISTING POLE AND ADJUST TOP EX. MH GUY VARES f0 BE TO MATCH NEW RELOCATED PAVEMENT ELEVATION / CONSTRUCTION AND NOTIFY / -k ER. REPLACEMENT MAY BE ab 1 0 oo� � c °f / ii/ '��'� • i • ;/ J l x/� u SCff /ref , VY jr i LL; P/P ^f y' pWq>FROjRUy Is, NA ( ( a.� €-�j DR1AJ fN Rf � BP /l P �' fR,grfC f ,r ,•Fyn' 13 Q-I C5 6 /f / 3/ 7 RETAINING WALL SCHEDULE: CGA,OTn', SjO J y f• TYPE "A" - REDI -ROCK; ORANGE BASE E-I yy �ALn• t _c 1 WITH MEDITERRANEAN TOPCOAT \ 1 aH7� TYPE "B" - FIELD BRICK; HARMAR #627 FT. WASHINGTON ANTIQUE S.B. U Z FLASHED a O J g M \" ��kJ� auRN aj BLACK METAL SAFETY RAILING TO BE W O. INSTALLED ON ALL WALLS THAT EXCEED W FOUR FEET IN HEIGHT Q w ~ A W - -W i (� / S•,a'R 5. 21 1 L[ -ESM1 EX ` S!C S J839 -300 25 E MATCH EXISTING E PAVEMENT E- h' 42 C!1 era z.«.,�• - -- msiwc NC -- olr- .= o /� —o/-.. = oF-- F- -'-..a t r�_.o o/c._o o,/ ��APPF'�A/CfrXAP?VdfTSI,1•HMtI WAR%Yr£•_•_••••••_•••••••• ,.A _ �T. M ...._... «......... r PROr05 IAENT * ��__ - � _ \`••, mnw�.:... �� .,.:...�.....w- «..._.. -•- - -- �_" -- �-'.'""° ..._. « W ui EXISTING POE AND �I EXISTING POLE TO O �..� 75' TAPER GUY WINES TO BE 2h BE RELOCATED 20 a y RELOCATED DDR PROJECT NO: 70379 ~ /' � /� �� IN•pF�E TREE: . 5 !_... ..... ... .... ....... «« 1`'KU�® S4 SHEET NO: 4 OF 11 J DATE: 520.2006 STAFF PERSON: Stewart Wright PUBLIC HEARING: September 11, 2012 STAFF REPORT: SP201200022 — Rivanna Plaza Off -Site Sign PETITION: Rivanna Plaza LLC (property owner) and Mark Green (applicant) petition the Board of Zoning Appeals to issue a special use permit for an off -site advertising sign in accordance with Section 4.15.5(a)(1) of the Albemarle County Zoning Ordinance. The property is zoned Highway Commercial (HC), Entrance Corridor Overlay and Airport Impact Area. APPLICANT'S PROPOSAL: Per Section 4.15.5, the applicant requests an off -site sign on Tax Map /Parcel 45 -109 to identify Keglers of Charlottesville on Tax Map /Parcel 45- 112C. The new sign would be located on Seminole Trail (Rt. 29) at the entrance of Rivanna Plaza, Schewels Furniture Store and Keglers of Charlottesville. Tax Map /Parcel 45 -109 is eligible to have two (2) - thirty -two square foot freestanding signs. CHARACTER OF THE AREA: This site is located on the west side of Route 29 between Lowe's and Schewels. The parcels adjacent to this site are primarily zoned Highway Commercial. The proposed off -site sign location is within the Entrance Corridor and will therefore be reviewed by the Architectural Review Board. REASON FOR REVIEW: Section 4.15.5 provides that off -site advertising signs are permitted by special use permit in any underlying district. The authority to administer signs by special use permit is granted to the Board of Zoning Appeals. Among other considerations, the Board must "find that the issuance of a special use permit is necessary because an on -site sign would be ineffective to communicate its message off -site because of topography or vegetation." PLANNING AND ZONING HISTORY: ZMA 95 -07 Rio Associates Limited Partnership was approved by the Board on December 13, 1995 to revise the proffers for this property. The final site plan for proposed retail use for Rivanna Plaza was approved on January 14, 2010. Special use permit (SP) 2007 -56 was approved on June 11, 2008 to allow drive -in windows serving or associated with permitted uses. Building permits have been issued for two of the new buildings at Rivanna Plaza. COMPREHENSIVE PLAN: The Comprehensive Plan defines this area as Commercial Mixed Use. This site is within the Places 29 Comprehensive Plan area. STAFF COMMENT: The Sign ordinance provides specific criteria for the consideration of a special use permit for an off -site sign as follows: Section 4.15.5 c. Procedure and administration. The application procedure, the findings and conditions to be applied by the board of zoning appeals when considering an SP201200022 — Rivanna Plaza Off -Site Sign September 11, 2012 application for a special use permit, and the authority to revoke such a permit, shall be as provided in section 31.6 of this chapter. In addition to the foregoing: For an off -site sign, the board of zoning appeals shall also find that the issuance of a special use permit is necessary because an on -site sign would be ineffective to communicate its message off -site because of topography or vegetation. Zoning Ordinance Section 4.15.5 d (1) is written to discourage off -site signs and generally to limit signage to the minimum necessary to provide for the primary goals of signage. As the Board is aware, this ordinance provision is in the process of being amended based on a resolution of intent adopted by the Board of Supervisors on January 4, 2012. Among the several goals with this amendment is to clarify that signage is to provide direction for turning movements. Therefore, it is important that a sign be visible from an off -site location that provides direction to the property. Keglers is served by a newly- constructed shared entrance (that will also serve Schewels and Rivanna Plaza) along the frontage of the Rivanna Plaza property. An on -site wall or freestanding sign on the Keglers property is barely visible from the entrance to Rivanna Plaza on Route 29. The visibility is limited by the topography as well as the new buildings under construction on the Rivanna Plaza site in front of the Keglers property. The Keglers site is also at a significantly higher elevation (about 25 feet higher) than the Rivanna Plaza entrance and the building is over 500 feet away from Route 29. Therefore, an on -site sign is ineffective to communicate the message off -site because of topography. The Sign Ordinance within Section 4.15.1 provides four goals that signs are to meet: (1) To promote the general health, safety and welfare, including the creation of an attractive and harmonious environment; (2) Protect the public investment in the creation, maintenance, safety and appearance of its streets, highways and other areas open to the public; (3) Improve pedestrian and vehicular safety by avoiding saturation and confusion in the field of vision that could otherwise result if such signs were not regulated as provided herein; and (4) Protect and enhance the county's attractiveness to tourists and other visitors as sources of economic development. It is staff opinion that the location of the proposed off -site sign for Keglers is consistent with the four goals stated in Section 4.15.1. The purpose of the proposed off -site sign is to assist the public in locating the new entrance to Keglers of Charlottesville. The old entrance to Keglers of Charlottesville has been closed as required by the site plan for Rivanna Plaza and the original freestanding sign identifying the entrance to Keglers has been removed. SP201200022 — Rivanna Plaza Off -Site Sign September 11, 2012 Pursuant to Section 31.2.4.1 of the Ordinance, the Board also must find that the use will not be of substantial detriment to adjacent property, that the character of the district will not be changed thereby and that such use will be in harmony with the purpose and intent of this ordinance, with the uses permitted by right in the district, and with the public health, safety and general welfare. In staff's opinion, the proposed sign does not appear to create a substantial detriment to adjacent property and will not change the character of the district. SUMMARY AND RECOMMENDATION: Staff recommends approval of Special Use Permit 2012 -22 with the following conditions: 1. The off -site sign shall not exceed 32 square feet in sign area. 2. The permit number for the special use permit shall be affixed to the sign in a conspicuous place as required by Section 4.15.5 of the Zoning Ordinance. 3. The permitted sign must contain the name of the occupant(s) of parcel 04500-00 - 00- 112C0. ATTACHMENTS: A. ARB Design Planning staff comments B. Rivanna Plaza site plan