14SN0535CASE MANAGER: Ryan Ramsey
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0535
Paragon Consultants, LLC
and.
JLP-Richmond, LLC
c/o Paul Gugino
Midlothian Magisterial District
1300 Huguenot Road
uccEiHiv°'crr~?$1~~Tc
Tanuary 22, 2014 BS
REQUEST: Amendment of zoning (Case 94SN0127) relative to signage in a Neighborhood
Business (C-2) District. Specifically, the applicant requests to amend a condition
of zoning to allow signage for an outparcel building to comply with current
ordinance standards.
PROPOSED LAND USE:
Commercial uses are planned. A restaurant is proposed for the request property.
Approval of this request would permit signage for an outparcel building to be
regulated by current ordinance standards.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Permitting compliance with current sign standards of the ordinance will
continue to promote legibility for customers while preventing over-
concentration, as well as excessive height, bulls, and area of signs.
B. Compliance with ordinance standards will be consistent with recent area
commercial development.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS MAY PROFFER OTHER CONDITIONS. THE CONDITION
NOTED "STAFF/CPC" WAS AGREED UPON BY BOTH STAFF AND THE PLANNING
COMMISSION.)
PROFFERED CONDITION
(STAFF/CPC) Signage for any building located within a 200 foot radius of Alverser Drive
and Huguenot Road shall be regulated by the Zoning Ordinance. (P)
(Staff Note: Except as amended herein, all previous conditions of zoning
approved in Case 94SN0127 shall remain in fiill force and effect.)
GENERAL INFORMATION
T ncati nn
The request property is located in the southwest corner of Alverser Drive and Huguenot
Road and is better known as 1300 Huguenot Road. Tax ID 739-710-7626.
Existing Zonin
G2
Size:
5.5 acres
Existing Land Use:
Commercial
Adj acent Zoning and Land Use:
North and West - O-2 with conditional use planned development; Commercial or office
South - O-2 with conditional use planned development and C-2; Commercial or office
East - C-3 with conditional use planned development; Commercial
UTILITIES
Public Water & Wastewater Systems:
The existing commercial stnicnire is connected to the public water and wastewater systems.
The request will not impact the public water and wastewater systems.
2 14SN0~3~-20141_~N22-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Bon Air Fire Station, Company Number 4, currently provides fire protection and
emergency medical service (EMS). This request will have a nunimal impact on Fire and
EMS.
County Department of Transportation:
This request will have no impact on these facilities.
Virginia Department of Transportation (VDOT~:
This request will have no impact on these facilities.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the request property is appropriate for Community
Business use.
Area Development Trends:
The area is characterized by a nuxture of commercial and office uses along Huguenot Road,
Alverser Drive and Old Buckingham Road. Chesterfield Towne Center lies to the east,
across Huguenot Road. Properties to the north, south and west, along Alverser Drive and
Old Buckingham Road, have been developed for primarily commercial uses. The property
immediately to the southeast contains the southern portion of the shopping center that
adj oins the request property.
Zoning HistorX:
On November 22, 1989 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning from Agricultural (A) and Office
Business (O) to Neighborhood Business (C-2) to permit a shopping center on the subject
property and the adjacent parcel to the southeast (Case 89SN0303). Uses were further
restricted within 200 feet of the Huguenot Road and Alverser Drive intersection.
Proffered conditions included limitations on signage. Specifically, while the property was
3 14SN0~3~-20141_~N22-BOS-RPT
located in a Post Development area, conditions restricted signage to Emerging Growth
District area standards. This signage limitation along with other development standards
was offered to minimize the impact of the proposed commercial development at a
location suggested by the Comprehensive Plan for office uses.
On October 27, 1993 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved an amendment to Case 89SN0303 relative to
building-mounted signage for a single tenant, Service Merchandise, on the subject
property and the adjacent parcel to the southeast (Case 94SN0127). This amendment
modified building-mounted signage standards for this tenant only by permitting
compliance with Post Development standards. Service Merchandise is no longer a tenant
in this center.
On October 23, 2013 the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved an amendment to Cases 89SN0303 and 93SN0189
relative to a proposed restaurant (Case 14SN0500). These amendments included
permitting a restaurant use at the intersection of Huguenot Road and Alverser Drive;
architectural compatibility; Planning Commission review of site plans; and an increase in
density for the request property.
Si~na~e:
Building-mounted and freestanding signage for the request property is currently regulated
by a condition of zoning in Case 94SN0127 (Attachment 1), requiring compliance with
Emerging Growth District standards. The applicant has requested this signage condition be
deleted for a portion of the request property (Exhibit A), perntting compliance with current
ordinance requirements. (Proffered Condition 1)
The table below compares the conditioned Emerging Growth regulations with current
ordinance standards. It is important to note that the ordinance no longer makes a distinction
between Emerging Growth and Post Development areas relative to signage.
Sign Type Emerging Growth Standards Today's Ordinance Standards
Freestanding 1 freestanding sign
Sign for Not Permitted Area - 20 sq ft.
Outparcel Height - 8 ft.
Area - 1.25 sq. ft per 1 ft. of building
frontage or
Building Area - 1 sq. ft. per 2 ft. of building Area - 1.75 sq. ft per 1 ft. of building
Mounted frontage frontage if a freestanding sign is not
erected
4 14SN0~3~-20141_~N22-BOS-RPT
Replacing the conditioned Emerging Growth standards with the current sign standards of the
ordinance to govern the outparcel 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 Emerging Growth requirements will
offer flexibility to the restaurant outparcel to provide for a freestanding identification sign
and additional building-mounted signage.
Adjacent commercial properties to the east and northwest have been developed with signage
that must conform to the Zoning Ordinance. By permitting the request property to also
conform to the Zoning Ordinance, signage for the subject will remain consistent with recent
commercial developments in the vicinity.
CONCLUSION
Amendment of the signage condition would allow for the proposed restaurant's signage to conform
to Zoning Ordinance standards and be consistent with area signage standards for more recent
development. Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/17/13):
The applicant accepted the recommendation. There was no opposition present.
Mr. Waller noted that the applicant's proposal for signage is in conformance with today's
Zoning Ordinance requirements, therefore he could support the request.
On motion of Mr. Waller, seconded by Dr. Wallin, the Commission recommended
approval and acceptance of the proffered condition on page 2.
AYES: Messrs. Brown, Wallin, Gulley, Patton and Waller.
The Board of Supervisors, on Wednesday, January 22, 2014 beginning at 6:30 p.m., will take
under consideration this request.
14SN0~3~-20141_~N22-BOS-RPT
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