14SN0579CASE MANAGER: Ryan Ramsey
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0579
(AMENDED)
Trine Properties LLC
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November 19, 2014 BOS
Bermuda Magisterial District
South line of Iron Bridge Road, west of Branders Creels Drive
In the vicinity of 12101 Olivers Way
REQUEST: Conditional use planned development to pernut exceptions to ordinance
requirements relative to signage and rooftop mechanical screening in a Community
Business (C-3) District.
PROPOSED LAND USE:
A freestanding identification sign for a commercial shopping center is proposed.
This freestanding sign would exceed the ordinance linutation for pernutted sign area.
In addition, an exception to the screening requirement for an existing rooftop ladder
and opening in the roof parapet is requested.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE ACCEPTANCE OF THE PROFFERED
CONDITION ON PAGE 2.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The sign standards of the Zoning Ordinance provide sufficient freestanding
signage to identify a shopping center project.
B. The absence of screening for mechanical equipment creates an adverse visual
impact from an adjacent public right-of--way and a neighboring residential
community, and is not in keeping with architectural standards established in the
ordinance.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
C. Approval of these requests potentially sets a precedent for other projects to seek
similar exceptions.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. CONDITIONS NOTED "CPC" ARE CONDITIONS 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 777-
653-2931, 2949 and 4107 ("the Property") under consideration will be developed according to the
following proffer(s) 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 fiirther force or effect.
(CPC) Master Plan. The Textual Statement dated October 21, 2014 shall be
considered the Master Plan. (P)
GENERAL INFORMATION
Location:
The request property is located on the south line of Iron Bridge Road, west of Branders
Creels Drive. Tax IDs 777-653-2931, 2949 and 4107.
Existing Zonin
C-3
Size:
6.1 acres
Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
North - C-3; Vacant
South - R-MF; Multifanuly residential
East - C-5; Commercial
2 14SN0~79-2014N0~-19-BOS-RPT
West - C-3 and O-2; Single-fanuly residential or vacant
UTILITIES; ENVIRONMENTAL; FIRE; AND TRANSPORTATION
These requests will have no impact on these facilities.
Vir ink is 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 Community
Business uses.
Area Development Trends:
The area is characterized by a mix of commercial, office, single and multifanuly residential
uses along the Route 10 corridor. Properties to the east are zoned General Business (GS)
and are developed for office and commercial uses. To the east, properties are zoned
Community Business (C-3) and Corporate Office (O-2) and are occupied by asingle-fanuly
dwelling or remain vacant. Properties to the south are zoned Residential Multifanuly (R-
MF) and are developed as the River Forest Apartments. To the north, properties are zoned
Community Business (C-3) and remain vacant.
Zonin H~ istor~:
On July 26, 2006 the Board of Supervisors, upon a favorable recommendation from the
Planning Comnussion, approved a rezoning request of 47.6 acres from Corporate Office
(O-2) to Community Business (C-3) to pernut a commercial development (Case
06SN0196). The request properties were part of this case.
Freestanding Project Identification Signage:
A commercial shopping center and an outparcel bank, together known as the Davis Tract,
Phase 1, are near completion on the property. Currently, no project identification sign
advertises tenants for the Davis Tract. One (1) outparcel sign exists for the bank building
(Citizens Bank & Tnist) fronting Iron Bridge Road.
The applicant is requesting exceptions to increase the area of a proposed project
identification sign from fifty (50) square feet (or 62.5 square feet with changeable copy) to
seventy-five (75) square feet in area with changeable copy.
3 14SN0~79-2014N0~'19-BOS-RPT
The proposed project identification sign would be located near the intersection of Iron
Bridge Road and Olivers Way. It should be noted that in addition to a freestanding project
identification sign, the ordinance also pernuts building mounted signs for individual tenants
within the center which also assists in identification.
Screening of Rooftop Mechariical Equipment:
Access to the rooftop mechanical equipment is achieved by using an existing rooftop
staircase built into the rear parapet roof. This feature was not indicated on the approved site
plan or building pernut for the project. The ordinance requires that access to rooftop
mechanical equipment with a ladder or staircase be screened from adjacent property and
public rights-of--way. The existing staircase is visible from both Rivington Drive and the
River Forest Apartments located to the rear of the center across Rivington Drive
(Attachments 2 and 3). The applicant is seeking an exception to maintain the access as
constricted. (Proffered Condition and Textual Statement Item 2)
Precluding visibility of these access devices is essential in maintaining the architectural
quality of the development. To address this issue, the applicant should screen this rooftop
access or relocate access internal to the building.
CONCLUSION
The Zoriing Ordinance provides adequate signage for a project that enables citizens to identify and
locate a given business or service. Approval to increase the size for the project identification sign
could encourage other businesses to seek sinular exceptions, thereby resulting in sign proliferation.
Further, maintaining unscreened rooftop mechanical equipment would have an adverse visual
impact on neighboring residential development and the adjacent public right-of--way and is
contrary to County-wide architectural standards for such developments.
Given these considerations, denial of these requests is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/14):
On their own motion and with the applicant's consent, the Commssion deferred this case
to their July 22, 2014 public hearing.
Staff (6/18/14):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than June 23, 2014 for consideration at the Comnussion's
July 22, 2014 public hearing.
4 14SN0~79-2014N0~'19-BOS-RPT
Staff (6/24/14):
The applicant submitted a revised proffer and textual statement reducing the height of the
proposed freestanding signs from twenty (20) to fifteen (15) feet.
Staff (7/8/14):
The applicant submitted a revised proffer and textual statement reducing the height and
area of the proposed freestanding sign along Branders Creek and Rivington Drive from
fifteen (15) to ten (10) feet in height and from seventy-five (75) to thirty (30) square feet
in area.
Planning Commission Meeting (7/22/14):
On their own motion and with the applicant's consent, the Commssion deferred this case
to their September 16, 2014 public hearing.
Staff (7/23/14):
The applicant was advised in writing that any significant, new or revised information
should be subntted no later than July 28, 2014 for consideration at the Commission's
September 16, 2014 public hearing.
Staff (8/19/14):
To date, no new information has been received.
Planning Commission Meeting (9/16/14):
On their own motion, the Commission deferred this case to their October 21, 2014 public
hearing.
Staff (9/16/14):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than September 22, 2014 for consideration at the
Commission's October 21, 2014 public hearing.
14SN0~79-2014N0~-19-BOS-RPT
Staff (10/1/14):
To date, no new information has been received.
Applicant (10/21/14):
Modifications to the proffered conditions and Textual Statement were subnutted.
Planning Commission Meeting (10/21/14):
The applicant did not accept staffs recommendation, but did accept the Planning
Commission's recommendation. There was no opposition present.
Mr. Patton noted that the applicant had worked with an adjacent property owner to
negotiate additional on-site improvements to nunimize the impact and visibility (roof
ladder) of the applicant's request. Therefore, he could support the request.
On motion of Mr. Patton, seconded by Dr. Brown, the Commission recommended
approval subject to the proffered condition on page 2.
AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, November 19, 2014, beginning at 6:30 p.m., will take
under consideration this request.
Ei 14SN0~79-2014N0~%19-BOS-RPT
14SN0579
Trine Properties LLC
Textual Statement
October 21, 2014
Re: Zoning Application Trine Properties LLC to request a Conditional Use Planned
Development to request exceptions to ordinance standards relative to signage and rooftop
equipment screening on Chesterfield County Tax Identification Numbers 777-653-2931, 2949
and 4107 as set forth hereinbelow.
1. ~~e.
a. There shall be one free standing project sign located on Tax ID 777-653-2949.The sign
shall be permitted to be a maximum of 75 square feet and a maximum height of
fifteen (15) feet and shall be located on the corner of Ironbridge Road and Olivers
Way. (P)
2. Screening of Rooftop Mechanical Equipment. One (1) existing rooftop access staircase on
located on Tax ID 777-653-4107, as shown on Attachment 2, shall be pernutted without
screening. (P)
Sin erely,
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Kristen D. Keatley, A
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2661 Hull St. Richmond, VA 23224
phone 804.233.4343
fax 804.233.4384
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COMPANY THIS DESIGN MAY NOT BE COPIED, REPRODUCED OR UTILIZED IN WHOLE OR IN
PART IN ANY WAY W ITHOUTTH E EXPRESS VtIRITTEN PERMISSION OF BROOKS GRAY SIGNS.
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representations submitted to this organization for the purpose of signage_ Brooks Gray Signs
does not condone or allow fraudulent or misleading advertising. once I have signed off on
my campaign order, I do not hold Brooks Gray Signs responsible for any errors or dIS<repan<ies
which may be due to my oversight In the final proofing process.
PRODUCTION INFO AND ARTWORK SIGN OFF:
The information on this form is complete and correct.l have carefully reviewed
and approve all artwork/design/verbage of my campaign. 6y signing below
I am authorizing Brooks Gray Signs to begin production of my order.
CUSTOMER 14S N 0579-1
SIGNATURE OF APPROVAL
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