13SN0516CASE MANAGER: Darla Orr
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May 22, 2013 BS
ADDENDUM
13SN0516
RCC Geriitq LLC
Clover Hill Magisterial District
East line of Genito Road
REQUEST: Amendment of conditional use planned development (Case 84SN0135) relative to
signage in a Community Business (C-3) District. Specifically, the applicant
requests to delete Condition 6 and Section III of the Textual Statement to allow
signage to comply with current ordinance standards for signage.
PROPOSED LAND USE:
Commercial uses within Genito Crossing Shopping Center will continue. Approval
of this request would permit signage to be regulated by current ordinance standards
for signage.
The purpose of this addendum is to advise the Board of the Planning Commission's
recommendation for this case.
Staff continues to recommend approval as outlined in the "Request Analysis."
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2 OF THE
"REQUEST ANALYSIS."
CASE HISTORY
Planning Comnussion Meeting (5/21/13):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Mr. Gulley, seconded by Mr. Patton, the Comnussion recommended approval
subject to the condition on page 2 of the "Request Analysis."
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors on Wednesday, May 22, 2013 beginning at 6:30 p.m., will take under
consideration this request.
13SN0 ~ 1 Ei-~ L~~ 22-BC)S-_~DD
CASE MANAGER: Darla Orr
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13 SN0516
RCC Geriitq LLC
Clover Hill Magisterial District
East line of Genito Road
May 22, 2013 BS
REQUEST: Amendment of conditional use planned development (Case 84SN0135) relative to
signage in a Community Business (C-3) District. Specifically, the applicant
requests to delete Condition 6 and Section III of the Textual Statement to allow
signage to comply with current ordinance standards for signage.
PROPOSED LAND USE:
Commercial uses within Genito Crossing Shopping Center will continue. Approval
of this request would permit signage to be regulated by current ordinance standards
for signage.
PLANNING COMMISSION RECOMMENDATION
THE PLANNING COMMISSION IS SCHEDULED TO HEAR THIS CASE AT THEIR
MEETING ON TUESDAY, MAY 21, 2013. STAFF WILL ADVISE THE BOARD OF THE
COMMISSION' S ACTION AFTER THEIR MEETING.
RECOMMENDATION
Recommend approval for the following reasons:
A. Replacing the existing sign package requirements with the current sign standards of
the ordinance to governing shopping centers will continue to promote legibility for
center customers while preventing over-concentration, as well as excessive height,
bulls and area of signs.
B. Compliance with ordinance standards will increase flexibility for the center in
offering signage for tenants.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
C. Compliance with ordinance standards pernuts staff to adnunistratively approve
proposed. signs.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS.)
CONDITION
With the approval of this request, Condition 6 and Section III of the Textual Statement of
Case 84SN0135 shall be deleted. All other conditions of Case 84SN0135 shall remain in
force and effect. (P)
GENERAL INFORMATION
Location:
The request property fronts in two (2) places on the east line of Genito Road, north of Hull
Street Road; and, also fronts the north line of Hull Street Road, east of Genito Road. Tax
IDs 743-684-6363 and 744-684-1454.
Existing Zonin
C-3
Size:
10.9 acres
Existing Land Use:
Commercial (Genito Crossing Shopping Center)
Adj acent Zoning and Land Use:
North - C-3, O-2 and R-TH; Commercial, public/semi-public (church) and residential
(townhome)
South and East- C-3; Commercial
West - R-TH and A; Residential (single fanuly and townhome residential)
UTILITIES; ENVIRONMENTAL; COUNTY AND VIRGINIA DEPARTMENTS OF
TRANSPORTATION
This request will have a minimal impact on these facilities.
2 13 SNO ~ 1 Ei-~ L~~ 22-B( )S-RPT
Fire Service:
The Manchester Volunteer Rescue Squad Fire Station, Company Number 24, and
Manchester Volunteer Rescue Squad currently provide fire protection and emergency
medical service (EMS). This request will have a minimal impact on Fire and EMS.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Community Business use.
Area Development Trends:
Area properties to the south and east are zoned Community Business (C-3) and are occupied
by commercial uses. Properties to the north are zoned C-3, Corporate Office (O-2) and
Residential Townhouse (R-TH) and are occupied by commercial, public/semi-public
(church) and residential townhome uses. Properties to the west are zoned R-TH and
Agricultural (A) and are occupied by single-family and townhome residential uses. It is
anticipated that commercial uses will continue in the area as suggested by the Plan.
Zoning History:
On October 24, 1984 the Board of Supervisors, upon a favorable recommendation by the
Planning Commission, approved rezoning (Case 84SN0135) of the subject property and
adjacent property to the north (a total of 14.8 acres) from Agricultural (A) to Community
Business (B-2) plus conditional use planned development to permit exceptions to
ordinance standards. Conditions of approval addressed uses, parking, buffers, road
improvements and architecture. As was typical with many rezoning cases during the
1980s, conditions were also imposed relative to signage and to require a sign package to
be submitted to the Planning Commission for approval through schematic plan approval.
On November 19, 1985 the Planning Commission, upon a favorable recommendation by
staff, granted schematic plan approval for the Genito Crossing Shopping Center sign
package. Key elements of the sign package are detailed in the table in the Current
Proposal section of this report.
Current Proposal:
The applicant's agent indicates the applicants no longer want the shopping center's signage
to be regulated by a sign package approved in 1985. The shopping center found that
compliance with the existing sign package standards has interfered with the shopping
center's ability to provide signage for tenants. Therefore, the applicant requests to delete
Condition 6 and Section III of the Textual Statement to allow signage to comply with
current ordinance standards for signage.
3 U SNO ~ 1 Ei-~ L~~ 22-B( )S-RPT
The table below compares the existing sign package regulations with current ordinance
standards. While the size of pernutted signage is sinular, the current sign package restricts
use of any color other than white, restricts lines of copy pernutted and linuts illumination.
Sign Type Existing Sign Package Ordinance Standards
1 on each major arterial 1 on each major arterial
Project Area - 50 sq ft. Area - 50 sq ft.
Identification Height - 10 ft Height - 15 ft.
2 lines of copy No line limitation
Area - 1.75 sq. ft. per 1 ft. of building fiontage Area - 125 sq. ft per 1 ft. of building fiontage
Building Mounted Maximum letter height No maximum letter height
2 lines of copy
No line limitation
Area - ~ sq. ft. Area - 8 sq. ft.
Under Canopy Maximum letter height No maximum letter height
2 lines of copy No line limitation
Color Limitation Wlule letters onlti~ None
Illumination Internal Internal & External
Replacing the existing sign package requirements with the current sign standards of the
ordinance to govern shopping center signage will continue to promote legibility to enable
customers to locate businesses within the center and will prevent over-concentration,
excessive height and area of signs. Removal of the sign package requirement will offer
flexibility to the shopping center to provide signage by allowing the use of elements such as
additional colors, varying copy and lighting options, and options to identify more tenants on
project identification signs. In addition, if this request is approved, the shopping center will
not be required to amend the sign package every time modifications to signage are proposed.
Staff will be able to review and approve alternate signage administratively, in accordance
with ordinance requirements for signage.
CONCLUSION
Signage for the Geriito Crossing Shopping Center is currently regulated by a sign package approved
through schematic plan approval in 1985. The applicant indicates compliance with the sign package
does not offer the flexibility the shopping center needs in order to provide adequate signage for
tenants and amendments to the sign package whenever new signs are proposed is burdensome. The
applicant proposes to delete conditions requiring signage comply with a sign package so that
signage can be regulated by the Zoriing Ordinance standards for signage.
4 I3SN0 ~ 1 Ei-~ L~~ 22-BC)S-RPT
The ordinance standards for signage will provide adequate signage for the center, but will prevent
over-concentration and excessive signs. In addition, compliance with ordinance standards will
pernut staff to approve modifications to existing shopping center signage administratively.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (5/13/13):
If the Planning Commission acts on this request on May 21, 2013, the case will be
considered by the Board of Supervisors on May 22, 2013.
The Board of Supervisors, on Wednesday, May 22, 2013 beginning at 6:30 p.m., will take under
consideration this request.
13 SNO ~ 1 Ei-~ L~~ 22-B( )S-RPT
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