12SN0201CASE MANAGER: Ryan Ramsey
June 27, 2012 B S
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
12SN0201
CMA Properties, Inc.
Bermuda Magisterial District
2100 Walthall Center Drive
REQUEST: Conditional use planned development approval to permit exceptions to ordinance
requirements relative to signage in a General Business (GS) District.
PROPOSED LAND USE:
A third and fourth freestanding identification sign for a permitted commercial use is
planned. Conditional use planned development approval is requested to allow these
additional signs and to permit one of these signs to be taller and larger in area than
allowed by current ordinance standards.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The current sign standards of the ordinance provide adequate identification for
uses on the property.
B. Practical alternatives exist to this request.
C. Approval of this request could encourage other businesses to seek similar
exceptions, leading to proliferation of oversized signs.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITION NOTED "CPC" IS RECOMMENDED BY THE
PLANNING COMMISSION.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITION
(CPC) The Textual Statement dated Apri126, 2012 shall be considered the Master Plan. (P)
GENERAL INFORMATION
Location:
The request property is known as 2100 Walthall Center Drive, located east of Interstate 95.
Tax IDs 804-637-4161 and 804-638-7102.
Existing Zonin
C-5
Size:
8.1 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North - C-5, I-1 and A; Commercial or vacant
South - C-5; Commercial
East - C-5; Commercial or vacant
West - C-5 and I-2; Commercial and industrial
UTILITIES
Public Water Svstem:
The request site is currently connected to the public water system. There is a thirty (30) inch
water line extending along the front of the property along Walthall Center Drive. There is an
additional eight (8) inch water line extending along the western portion of the request site.
While installation of the proposed sign will not impact the public water system, the
applicant is cautioned that the proposed sign must not be placed so as to conflict with the
existing public water lines, or their easements on this site.
Public Wastewater Svstem:
The request site is currently connected to the public wastewater system. There is an eight
(8) inch wastewater line extending along the western portion of the property. There is an
additional eight (8) inch wastewater line extending through the middle of the request site.
12SN0201 JUN27-BOS-RPT
While installation of the proposed sign will not impact the public wastewater system, the
applicant is cautioned that the proposed sign must not be placed so as to conflict with the
existing public wastewater lines, or their easements on this site.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14 and Bensley-Bermuda Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This request
will have a minimal impact on Fire and EMS.
County Department of Transportation:
This request will have no impact on these facilities.
Vir ing is Department of Transportation VDOT~:
This request will have no impact on these facilities.
LAND USE
Comprehensive Plan:
The subj ect property is located within the boundaries of the Consolidated Eastern Area Plan,
which suggests the property is appropriate for general commercial use.
Area Development Trends:
Area properties around the Walthall Interchange are zoned predominately General Business
(C-5), Light Industrial (I-1) and General Industrial (I-2) and are developed for commercial
or industrial uses or are currently vacant.
Zoning History:
On September 21, 2005 the Board of Supervisors, upon a favorable recommendation of
the Planning Commission, approved a conditional use planned development to allow a
second freestanding sign being larger and taller (100 square feet in area and thirty (30)
feet in height) than allowed by ordinance (Case OSSN0323). A motor vehicle dealership
(Honda) occupies a portion of the subject property. (Attachment 1)
12SN0201 JUN27-BOS-RPT
On June 28, 2006 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a conditional use planned development to permit a
larger and taller freestanding sign (163 square feet in area and forty-eight (48) feet in
height) (Case 06SN0276). This property is currently occupied by a motor vehicle
dealership (Toyota), which is located south of and adjacent to the subject property.
(Attachment 1)
On October 24, 2007 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a conditional use planned development to allow a larger
and taller freestanding sign (144 square feet in area and thirty (30) feet in height) than
allowed by ordinance (Case 08SN0121). This property, which is currently occupied by a
motor vehicle dealership (Hyundai), is located north of the subject property. (Attachment
1)
On October 27, 2010 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a conditional use planned development to allow a larger
and taller freestanding sign (113 square feet in area and fifty (50) feet in height) than
allowed by ordinance (Case lOSN0271). This property, which is currently occupied by a
motor vehicle dealership (Nissan), is located south of the subject property. (Attachment
1)
On October 26, 2011 the Board of Supervisors, upon a favorable recommendation of the
Planning Commission, approved a conditional use planned development to allow a
second freestanding sign being taller (thirty (30) feet in height) than allowed by
ordinance (Case 12SNOll8). This property, which is currently occupied by a motor
vehicle dealership (Volkswagen), is located south of and adjacent to the subject property.
(Attachment 1)
Project Identification Sign:
Currently, the Ordinance permits one (1) freestanding sign identifying a vehicle sales
business, fifty (50) square feet in area and twenty (20) feet in height. The sign area may be
increased up to twenty-five (25) percent provided such increase is for the purpose of
including changeable copy.
As previously noted in the "Zoning History" section of this report, the property is currently
occupied by a motor vehicle dealership (Honda) which, in 2005 received conditional use
planned development approval to install a second freestanding sign larger and taller than
ordinance limitations (100 square feet in area and thirty (30) feet in height) (Case
OS SN0323). A motor vehicle dealership (Colonial Kia) is now under construction on the
northern portion of the subject properties. The applicant proposes a third freestanding sign
along I-95 to identify this new dealership (Attachment 2). This sign is proposed to be 100
square feet in area and thirty (30) feet in height, outlined in the textual statement
(Attachment 3). The applicant also proposes a fourth freestanding sign, adjacent to Walthall
Center Drive (Attachment 2). This sign would meet ordinance requirements for height and
sign area.
4 12SN0201 JUN27-BOS-RPT
Staff finds that the applicant could construct a single freestanding sign on the subject
property that would meet ordinance standards. If the proposed freestanding sign adjacent to
I-95 were not constructed, one (1) freestanding sign adjacent to Walthall Center Drive
would be permitted (provided it met the required height and sign area requirements of the
ordinance). The applicant could also seek the construction of a project identification sign
with other tenants that reside in the development to jointly advertise their business. These
alternatives provide practical alternative means for the applicant to advertise and direct
customers to the automotive dealership.
CONCLUSION
The current sign standards of the ordinance provide adequate identification for uses on the property.
The applicant has practical alternatives to construct freestanding signage that meets ordinance
standards. Further, approval of this request could encourage other businesses to seek similar
exceptions thereby resulting in sign proliferation, as evidenced within the "Zoning History" section
of this report.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/15/12):
The applicant did not accept staff's recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
There was general discussion by Mr. Waller that acknowledged concern to the
proliferation of signage for auto dealerships along the I-95 corridor at the Walthall
Interchange. Concern was placed on the signage needs for future auto dealerships that are
not adjacent to I-95.
Mr. Gulley stated that similar sign requests would not be appropriate for auto dealerships
that are not adjacent to I-95.
On motion of Mr. Patton, seconded by Dr. Wallin, the Commission recommended
approval and acceptance of the proffered condition on page 2.
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, June 27, 2012 beginning at 6:30 p.m., will take under
consideration this request.
5 12SN0201 JUN27-BOS-RPT
TEXTUAL STATEMENT
12SN0201
CMA Properties, Inc.
April 26, 2012
Conditional Use Planned Development ("CUPD") to permit a zoning ordinance
exception, as described herein, for C-5 General Business District zoned properties
known as Chesterfield County Tax Identification Numbers 804-637-4161 and 804-638-
7102
EXCEPTION:
1. A third freestanding sign identifying a motor vehicle sales business shall
be permitted along I-95. Such sign shall not exceed 100 square feet in area and
thirty (30) feet in height. These are exceptions to Sections 19-648(a) and 19-649
of the Zoning Ordinance.
2. A fourth freestanding sign identifying a motor vehicle sales business shall
be permitted along Walthall Center Drive (Tax ID 804-638-7102). Such sign shall
meet ordinance requirements. This is an exception to Section 19-64$(a) of the
Zoning Ordinance.
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12SN0201-1
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12SN0201-2
12SN0201-3