14SN0567CASE MANAGER: Ryan Ramsey
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
~~., 17 '111 ~ ('~D('~
July 23, 2014 B S
14SN0567
Rivers Bend Medical Office III LLC
Bermuda Magisterial District
300 West Hundred Road
REQUEST: Conditional use planned development to pernut exceptions to ordinance
requirements relative to signage in a Neighborhood Business (C-2) District.
PROPOSED LAND USE:
A second freestanding identification sign for the Rivers Bend Medical Office park is
proposed. This sign would also exceed the ordinance linutations for area of signs for
a prof ect.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
AYES: MESSRS. PATTON, BROWN AND WALLER.
NAYS: MESSRS. WALLIN AND GULLEY.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The sign standards of the Zoning Ordinance and conditions of zoning provide
sufficient freestanding signage to identify the office park project.
B. Approval of this request potentially sets a precedent for other projects to seek
similar exceptions, thereby resulting in sign proliferation along the Route 10
Corridor.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITION NOTED "CPC" IS A CONDITION RECOMMENDED BY
THE PLANNING COMMISSION.)
PROFFERED CONDITION
The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or
assigns, proffer that the property known as Chesterfield County Tax Identification Number 812-
653-2407 ("the Property") under consideration will be developed according to the following
amended proffers if, and only if, the request subnutted herewith is granted with only those
conditions agreed to by the Applicant. In the event this request is denied or approved with
conditions not agreed to by the owner and Applicant, the proffer shall immediately be null and void
and of no further force or effect.
(CPC) Master Plan. The Textual Statement dated June 23, 2014 shall be considered the
Master Plan. (P)
(STAFF NOTE: All previous conditions of zoning approved in Case 87SN080 shall
remain in full force and effect.)
GENERAL INFORMATION
Location:
The request property is located on the north line of West Hundred Road, west of Rivers
Bend Road and is better known as 300 West Hundred Road. Tax ID 812-653-2407.
Existing Zoning:
C-2 with conditional use planned development
Size:
1.4 acres
Existing Land Use:
Office
Adjacent Zoning and Land Use:
North - R-15; Single-fanuly residential
South - A; Vacant
East - C-2; Commercial or vacant
West - C-2; Vacant
2 14SNO~Ei7-20141liL23-BC)S-RPT
UTILITIES; ENVIRONMENTAL; AND FIRE
This request will have no impact on these facilities.
PUBLIC FACILITIES
County Department of Transportation:
The County is managing a project that involves improvements to the intersection of West
Hundred Road (Route 10) and Meadowville Road, and widening Route 10 between
Bermuda Triangle Road to Meadowville Road to eight (8) lanes. Design for this project is
well underway, and preliminary constriction plans are now available. Installation of the
sign should take in consideration the necessary right-of--way and easements for the Route
10 prof ect.
Virginia Department of Transportation (VDOT~:
Any sign must be located outside of the right-of--way, and beyond the clear zone as specified
in the VDOT Road Design Manual, Appendix A, for the established speed linut.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the request property is appropriate for Neighborhood
Office uses.
Area Development Trends:
The area is characterized by a mix of office, commercial and single-fanuly residential uses
along the Route 10 corridor. River's Bend Medical Offices, Phase 1, is located to the east.
Property to the west is zoned C-2 and remains vacant. River's Bend Subdivision is located
to the north, and properties along the south line of West Hundred Road are zoned
Agricultural (A) and are currently vacant.
Zoning HistorX:
On August 26, 1987 the Board of Supervisors, upon a favorable recommendation from
the Planning Comnussion, approved a rezoning from Agricultural (A) to Convenience
Business (B-1) with conditional use planned development on 1.5 acres to permit an
office/commercial complex. (Case 87SN0080)
3 14SNO~Ei7-20141liL23-BC)S-RPT
Pernutted Freestanding Project Identification Signage:
The Rivers Bend Medical Office Park, developed in two (2) phases, is currently identified
by a freestanding sign located at the northwest corner of West Hundred and Rivers Bend
Roads (Attachment 1). Case 86SN0158, which impacts all of Phase 1 and the majority of
Phase 2 of this office park, excluding the request property, pernuts exceptions to ordinance
standards for this project sign. The following chart compares project sign standards of the
ordinance and zoning conditions with those of this existing project sign.
STANDARDS ORDINANCE CASE 86SN0158 EXISTING SIGN
50 SF
~ 62 SF with
AREA 62.5 with changeable 100 SF *
changeable copy
co
HEIGHT 15 FT 13 FT * @ 12 FT
*Condition 4, Special Sign District requirements
As indicated above, the existing park sign is smaller than pernutted by conditions of zoning.
As such, this sign could be replaced with a larger sign to increase identification for the park
and tenants.
Proposed Second Freestanding Sign:
The second phase of the Rivers Bend Medical Office development has commenced to the
west of Phase 1. While the ordinance linuts this project to one (1) freestanding identification
sign, the applicant is requesting a second freestanding project sign to be located to the east
side of the Phase 2 entrance, along West Hundred Road (Attachment 2), approximately 450
feet from the existing freestanding sign. As proffered, this second sign would be linuted to
fifteen (15) feet in height and seventy-five (75) square feet in area with changeable copy
(TextLial Statement and Attachment 3). This sign would exceed ordinance linutations for the
area of a pernutted freestanding prof ect identification sign by 12.5 square feet.
It should be noted that in addition to a freestanding prof ect identification sign, the ordinance
and conditions of zoning pernut building mounted signs for individual tenants within the
park which also assists in identification.
CONCLUSION
The Zoning Ordinance provides adequate signage for a project that enables citizens to identify and
locate a given business or service. Approval of this request to pernut a second and larger
freestanding project sign could encourage other businesses to seek similar exceptions thereby
resulting in sign proliferation. Further, opportunities exist to relocate the existing freestanding
project sign to accommodate identification for both phases of development with an increased
sign area as pernutted by existing conditions of zoning and discussed herein.
4 14SNO~Ei7-20141liL23-BC)S-RPT
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/14):
The applicant's representative did not accept staff's recommendation, but did accept the
Planning Comnussion's recommendation.
Opposition was present, expressing concerns relative to the lack of compliance with
ordinance sign standards.
The Commission expressed concerns relative to other signage options available to
increase visibility for the project's tenants; the viability of identifying each tenant rather
than the project name on project identification signage; the failure of the applicant's
request to have a meaningful impact on increased visibility for tenants; and site design
flaws the limited tenant exposure from the corridor.
The Comnussion expressed support for the sign's high-quality design; the need for
businesses located along high-speed arterial roadways to have visibility on project
identification signs; and the applicant's reduction of the sign height from twenty (20) feet
to fifteen (15) feet in height.
Mr. Waller expressed concern that the applicant no longer owned or controlled the Phase
1 development signage.
On motion of Mr. Patton, seconded by Dr. Brown, the Comnussion recommended
approval and acceptance of the proffered condition on page 2.
AYES: Messrs. Patton, Brown and Waller.
NAYS: Messrs. Wallin and Gulley.
The Board of Supervisors, on Wednesday, July 23, 2014 beginning at 6:30 p.m., will take under
consideration this request.
14SNO~Ei7-20141liL23-BC)S-RPT
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2661 Hull St. Richmond, VA 23224
phone 804.233.4343
fax 804.233.4384
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CUSTOMER i 14S N 0567-3
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