00SN0146.pdfNovember 23, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0146
Brock's Properties
Matoaca Magisterial District
11310 Iron Bridge Road
REQUEST: Conditional Use Planned Development relative to:
I. Freestanding sign area; and
II. To allow a thirty-five (35) foot exception to the forty (40) foot mar yard setback
requirement.
PROPOSED LAND USE:
The property is being redeveloped for use as a restaurant. However, other C-3 uses, as
approved with Case 98SN0117, are permitted. The proposed freestanding sign is
intended to identify the use on the property. The setback exception is intended to support
future expansion.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS ON PAGE 2.
AYES: MESSRS. CUNNINGHAM, MARSH, MILLER AND SHEWMAKE.
ABSENT: MR. GULLEY.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
REQUESTI
Recommend denial of the exception to the freestanding sign area limitations for the following
reasons:
The current sign standards of the Zoning Ordinance provide adequate identification
for uses on the property.
Approval of the exception to freestanding sign area requirements could encourage
other businesses to seek similar exceptions. Approval of such exceptions would
lead to larger signs along the Iron Bridge Road Corridor.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY PROFFER
CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY
BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE
ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(CPC) 1.
One (1) freestanding business sign not to exceed an aggregate area of
forty-one (41) square feet and a height of eight (8) feet shall be permitted.
A changeable copy sign may be incorporated into or abut the sign face of
the freestanding business sign, provided it does not exceed an area of
eleven (11) square feet. (P & CPC)
REQUEST II
Recommend approval of the setback exception for the following reason:
The granting of the setback exception would not adversely impact area development and
is in keeping with similar requests granted on area properties.
CONDITION
(STAFF/CPC) 2.
A thirty-five (35) foot exception to the forty (40) foot rear yard setback
requirement shall be granted. (P)
2 00SN0146/WP/NOV23N
(NOTE: At such time that the adjacent property to the west is
incorporated into the overall Watertower Development, this condition
becomes null and void.)
GENERAL INFORMATION
Location:
Fronts the west line of Iron Bridge Road, south of Landfill Drive and is better known as 11310
Iron Bridge Road. Tax ID 773-656-8122 (Sheet 25).
Existing Zoning:
C-3
Size:
1.3 acres
Existing Land Use:
Commercial (shopping center out parcel)
Adjacent Zoning & Land Use:
North - R-7 with Conditional Use Planned Development; Office
South - C-3; Commercial
East - C-2 with Conditional Use Planned Development; Vacant
West - I-1; Vacant (proposed for expansion of self-storage facility)
UTILITIES; ENVIRONMENTAL; AND PUBLIC FACILITIES
The requested amendment will have no impact on these facilities.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Cenlral Area Plan which suggests the property is appropriate for
general industrial use.
Area Development Trends:
3 00SN0146/WP/NOV23N
A shopping center and other commercial uses have existed on the site and surrounding area since
1986. Adjacent properties to the south and west have been developed for commercial uses or
remain vacant. Properties to the north and east are zoned and developed for office and
commercial uses or remain vacant.
Zoning History:
On November 28, 1984, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved a Conditional Use Planned Development on the subject property
and adjacent property to the west (Case 84S172). With the approval of Case 84S172,
commercial uses were allowed on the request ske. Subsequently, Water Tower Shopping Center
was developed to include the subject property. A bank was operated on the subject property for
a number of years as a result of the 1984 zoning action.
On January 10, 1990, the Board of Supervisors approved an amendment to Case 84S 172 relative
to signs for the request property only. (Case 89SN0413)
On July 25, 1990, the Board of Supervisors, upon a favorable recommendation from the Planning
Commission, approved an amendment to Case 84S172 to permit a health club on the request
property (Case 90SN0207). The health club was in addition to previously permitted uses.
On November 25, 1997, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of the request property to Community Business (C-3)
(Case 98SN0117). That zoning action allowed the use of the subject property for any C-3 use.
Site Design:
The request property is part of the Watertower Shopping Center Project. The property lies within
an Emerging Growth Area and has been developed for commercial use. Redevelopment of the
site or new construction must conform to the requirements of the Zoning Ordinance which address
access, parking, landscaping, architectural trea1~nent, setbacks, signs, buffers, utilities, and
screening of dumpsters and loading areas.
As noted herein, an exception is requested to allow a setback exception along the western property
boundary (rear) to accommodate future expansion on the property.
The adjacent property to the west has recently bee zoned to Light Industrial (I-1 ) to accommodate
expansion of the Chesterfield Mini-Storage facility. At such time that this expansion occurs, the
request property and the adjacent property to will become part of the same "project". The Zoning
Ordinance does not require setbacks along common boundaries of property located within the
same project. Therefore, the granting of the setback exception would be appropriate. At such
4 00SN0146/WP/NOV23N
time that expansion of the Watertower Complex occurs onthe adjacent I-1 property, the setback
exception will become null and void.
Signs:
Because the subject property is part of the Watertower Shopping Center Development, signs are
regulated by the Zoning Ordinance based upon shopping center sign limitations. Under the
previous zoning of the subject property, a freestanding sign was permitted, not to exceed an area
of twenty (20) square feet and a height of eight (8) feet. That sign was ultimately erected to identify
the bank which was located on the property. The 1997 case (Case 98SN0117) had the affect of
deleting previous zoning conditions which included conditions relative to signage. Therefore, signs
are now regulated by the Zoning Ordinance based upon shopping center standards. The current
Ordinance would allow a single freestanding sign not to exceed an area of twenty-five (25) square
feet to include a reader board anti a height of eight (8) feet.
The applicant has now erected a sign having an area of 51.7 square feet and a height of eight (8)
feet. A Conditional Use Planned Development is, therefore, requested to allow a sign larger than
that permkted by the Zoning Ordinance. (Condkion 1)
CONCLUSIONS
The current sign standards of the Zoning Ordinance provide adequate kientification copy for uses on the
property. Approval of the exception to freestanding sign area requirements could encourage other
businesses to seek similar exceptions and lead to larger signs along the Iron Bridge Road Corridor. Given
these considerations, denial of the exception to the freestanding sign area limitations is recommended.
The setback exception would be appropriate given that the ultimate development planned in this area will
negate the requirement for the setback, as discussed herein. (Condition 2)
CASE HISTORY
Planning Commission Meeting (11/16/99):
The applicant accepted the Planning Commission's recommendation. There was no opposition
present.
Mr. Marsh indicated that this is a unique parcel and that it is separated from the rest of the
shopping center by a driveway. He point out that if this were looked at as a separate parcel, a fifty
(50) square foot sign, increasable by 25% if changeable copy is used would be permitted.
5 00SN0146/WP/NOV23N
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval
of this request subject to the conditions on page 2.
AYES: Messrs. Cunningham, Marsh, Miller and Shewmake.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Tuesday, November 23, 1999, beginning at 7:00 p.m., will take under
consideration this request.
6 00SN0146/WP/NOV23N
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Case #: 00SNO146
C.U.P.D.
Sheet #: 25
gon e~o not me#ute
Changeable Reader Board
00SN0146
In Matoaca Magisterial District, BROCK'S PROPERTIES
requested Conditional Use Planned Development and amendment
of zoning district map relative to freestanding sign area
and to allow a setback exception. The density of such
amendment will be controlled by zoning conditions or
Ordinance standards. The Comprehensive Plan suggests the
property is appropriate for general industrial use. This
request lies in a Community Business (C 3) District on 1.3
acres and is known as 11310 Iron Bridge Road. Tax ID 773
656 8122 (Sheet 25).
Ms. Rogers presented a summary of Case 00SN0146 and stated
that staff recommends approval of the setback exception and
denial of the larger freestanding sign because the larger
sign does not conform to the requirements of the Zoning
Ordinance. She further stated that the Planning Commission
recommends approval of both requests subject to two
conditions and indicated that the subject site should be
considered separate from the Watertower Shopping Center.
11/23/99
99 910
Mr. Dave Warren, representing the applicant, stated that the
Planning Commission's recommendation is acceptable.
There was no opposition present.
After brief discussion, on motion of Mrs. Humphrey, seconded
by Mr. Barber, the Board approved Case 00SN0146 subject to
the following conditions:
1. One (1) freestanding business sign not to exceed an
aggregate area of forty one (41) square feet and a
height of eight (8) feet shall be permitted. A
changeable copy sign may be incorporated into or abut
the sign face of the freestanding business sign,
provided it does not exceed an area of eleven (11)
square feet. (P & CPC)
2. A thirty five (35) foot exception to the forty (40)
foot rear yard setback requirement shall be granted.
(P)
(NOTE: At such time that the adjacent property to the
west is incorporated into the overall Watertower
Development, this condition becomes null and void.)
Ayes: Daniel, Warren, Barber, Humphrey, and McHale.
Nays: None.
11/23/99
99 911