04SN0171-Feb25.pdfFebruary 25, 2004 BS
STAFF'S
'REQUEST ANALYSIS
AND
RECOMMENDATION
04SN0171
GDD Properties LLC
Bermuda Magisterial District
North line of Willis Road
REQUESTS: I.
Rezoning from General Business (C-5) to Regional Business (C-4)of 3.6
acres witha Conditional Use to permit aa exposition building.
Conditional Use Planned Development to permit exceptions to Ordinance
requirements relative to signage on the proposed Regional Business. (C-4)
property, and aa adjacem 3.8 acre parcel currently zoned General Business
(C-5).
PROPOSED LAND USE:
An exposition building-is proposed. With approval ofthis request, other uses permitted
by fight or with restrictions in the Regional Business (C4) District would be permitted.
Exceptions to the sign ordinaaee are requested to permit two.(2) freestanding signs, one
(1) in excess of the permitted areaaad height, fori the .purpose of identifying the proposed
eXhibition center and the-existinghotel use.
PLANNING COMMISSION RECOMMRNDATION
REcoMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 2.
STAFF RECOMMENDATION
REQUEST I:
Recommend approval of the rezoning to Regional Business (C-4)' .with. Conditional Use
for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
Although the Jefferson' Davis Corridor Plan suggests the property is appropriate
for community scale commercial development, given the property's location at the
interchange of a limited access road (I-95) and a collector road (Willis. Road),
commercial uses with a regional appeal would be appropriate.
REQUEST II:
Recommend denial of the Conditional Use Planned Development to perlm't exceptions to
requirements of the Ordinance for signage for the following reasons:
Ao
The currem :Sign standards, of the Zoning Ordinance provide adequate
identification fOr nses on the property.
Bo
Permitting the .refacing'of nonconforming, signs at their 'current' size
undermines, the intent, of the Ordinance in bringing such signs closer to
compliance with current Ordinance standards.-
Co
Approval of this request could encourage other businesses to seek similar
exceptions.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS. THE CONDITIONS-NOTED WITH "STAFF/CPC" wERE AGREED UPON
BY'BOTH-STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE
RECOMMENDED SOLELY BY STAFF. CONDITIONS' WITH oNLy_A "CPC":' ARE
ADDITIONAL CONDITIONS-RECOMMENDED BY THE PLANNING COMMISSION.)
CONDITION
(cpc)
The Textual Statemem revised January 30, 2004,-shall.be conSidered the Master
Plan. (P)
GENERAL INFORMATION
Location:
North line of Willis Road, west line of Burge Avenue and east line ofI-95~ TaxtDs 795-
671-5688 and 795-672-4820 (Sheet 18).
Existing Zoning:
C-5
Size:
7.4' acres
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Existing Land Use:
Commercial (restaurant and hotel)
Adiacent Zoning and Land Use:
North - C-5; Vacant
South, East and West 'z C-5; Commercial or vacant
UTILITIES
Public Water System:
There is.an existing sixteen (16) inch water line extending along the north side of'Willis
Road, adjacent to this site. In addition, a sixteen (16) inch water line extends along the
west side of Burge Avenue, adjacent to the request site. Use of the public water system is.
required by County Code. The existing structure on the proposed C-4 site is connected to
the public water system.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the sOuth Side of
Willis Road, adjacem to this site. Use' of the public wastewater system is required by
County Code. The existing structure on the prOposed C-4 site is connected to the public
wastewater system.
ENVIRONMENTAL
This request will have no impact on environmental facilities.
PUBLIC FACILITIES
Fire Service:
The Centralia Fire/Rescue-Station, Company Number 17; currently provides: fire
protection-and emergency medical service. When the property is developed, the number
of hydrants, quantity of water needed for fire protection and .access requirements will be
evaluated during the plans review process.
This request will have.a minimal impact on fire and emergency medical services.
Transportation:
This request will have .minimal impact' on the anticipated traffic generated by
development/redevelOpment of the property.
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LAND USE
Comprehensive Plan:
Lies within the boundaries of the Jefferson Davis Corridor Plan which suggests the
property is appropriate for community scale commercial development, However, given
the property's location at the interchange of a limited access road (1-95) and a collector
road (Willis Road), commercial uses with a regional appeal would be appropriate.
Area Development Trends:
Surrounding properties to the South, east and west are zoned General Business (C.5) and
are developed for various commercial uses, to include service stations and hotels.
Property to the north is zoned General Business (C-5) and is currently vacant. It is
anticipated that anyinfill development Or redevelopment of area properties will be for
commercial uses relying upon interstate traffic, consistent with the recommendations of
the Plan.
Site Design: . .
The request property lies within a Highway CorridOr 'District~ The purpose, of the
Highway Corridor District standards is to recognize specified, areas of the County as
unique and to enhance patterns of development in those areas. Except as addressed bythe
Highway-Corridor District standards, development of the site must conform to the Post
DeVelOpment District requirements of the Zoning 'Ordinance: Together, these standards.
address access, parking, landscaping, architectural treatment, setbacks, signs, buffers,
pedestrian access, utilities and screening of dumpsters and loading areas. .
Architectural Treatment'.
Architectural treatment .of buildings, including materials,-color and style;, shall be'
compatible' with buildings located 'within 'the_ same .project. Compatibility may. be
achieved through the use of similar building massing, materials,. Scale, colOrs :and. other'
architectural features..- -- ' '
Within Post Development Areas, no building exterior which would be visible to public
rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet
metal. All junction and accessory boxes mnst-be.rninimlzed from vieW-of adjacent
property and public, rights of Way by landscaping or architectural treatment integrated
with the building served. Mechanical equipment, whether ground-level or rooftop, must
be screened from view. of adjacent property and public rights of way and designed to be
perceived as an integral part .of the building.
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Buffers and Screening:
The Development Standards Manual requires that solid waste storage areas (i.e:
dumpsters, garbage cans., trash compactors,' etc.) be screened from view of adjacent
property and public rights of way by a solid fence, wall, dense evergreen plantings or
architectural feature. In addition, sites must be designed and buildings oriented so that
loading areas are screened from public rights of Way.
With the approval of this request, outside storage would be permitted-as a restricted-use.
Outside storage areas wouldbe'limited to no more than ten (10) percent of the gross floor
area of the Principal use and must be. screened from View of public rights of way.
Signs:
Currently, two (2) freestanding signs are located on the property that identify
development on the 7.4 acre tract, Consisting of an existing hotel and vacant restaurant.
use which is proposed for the exhibition center use.
The first sign, located adjacent to 1-95, measures apProximately 660 square fee~ in area
and seventy, one (71) feet in height.. Signs for the site 'are currently regnlated by -the
Ordinance. For new signs, these standards permit one (1) freestanding.lsign, 1.50 square
feet in area and twenty (20) feet in height; measured at :theroad grade for 1-95. Since the
applicant proposes to reface this existing nonconforming sign, the Ordinance would
permit an averaging of the existing sign area and height withthat permitted for new signs2
The intent of this averaging capability is to 'bring nonconforming signs 'closer to
compliance with current .Ordinance standards. Using this aVeraging,_ the refaced sign
would be permitted at a maximum of 41)5'square feet:in area and forty, five (45) -feet in
height. The applicant has :requested that the sign, once refaced, be permitted to retain its
existing square footage and height. (Textual Statement, Item 1)
A second freestanding sign, which also identifies the existing hotel and restaurant uses, is
located along Willis ROad.. A second freestanding sign located on a collector road;would
require that the property .also: frOnt a major arterial; that the sign not exceed thirty (30)
square feet in area and ten (10) feet in height;and that the sign-not be legible at the same
time as any other sign .from.any one (1) direction, The existing :sign is-located on prOperty
fronting a limited access road and a collector road. Further, this sign measures
. approximately ninety-nine (99) square feet in area and nineteen (19) feet in height,' and
'when viewed from Willis Road;is legible along:with the second freestanding sign along
1-95. · TherefOre, this existing:sign is not permitted. The applieant'has requested that the
sign be retained and refaced at its:existing, square ;footage and height. (Textual Statement~
Item 2)
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CONCLUSIONS
The Jefferson Davis Corridor Plan suggests the property is appropriate fOr community scale
commercial development. Given the property's location at the interchange of a limited aCCess
road (1-95) and a major arterial (Willis Road), cOmmercial uses with a regional appeal wouldbe
appropriate. Given these considerations, staff recommends approval of the. rezoning to Regional
Business (C-4) with Conditional Use to permit an exposition building.
The current sign standards of the Ordinance provide adequate identification for uses on the
property. Approval of the exceptions to freestanding sign area, height and number requirements
could encourage other businesses to seek similar exceptions and lead to sign~proliferation along
the 1-95 and Willis Road corridors. Further, permitting the refacing of nonconforming signs at
their current size undermines the intent of the Ordinance in bringing' such signs closer to
compliance with current Ordinance~ standards. Given these considerations, denial of the
exception:to freestanding sign limitati°ns is'recommended. ' '
CASE HISTORY
Planning Commission Meeting (2/17/04):
The apPlicant did not accept staff's recommendation, 'but accepted
COmmission's recommendation. There was no opposition present.
the Planning
Mr. Wilson noted that this was a unique situation given the opportunity to fill vacant
commercial space and Upgrade the existing site without increasing the mount of signage
currently, located on the property.
'On motion of Mr. Wilson, seconded by Mr. Gulley, the Commission-recOmmended
approval subject to the COndition on page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 25, 2004, beginning at 7:00 p.m., will take
under consideration this request.
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Textual Statement'
October 21, 2003
Revised January 30, 2004
Freestanding Identification Sign: 1-95
a. A 255 square foot exception to the 405 square foot sign area permitted for
a refaced freestanding identification sign.
b. A 26 foot exception to the 45 foot sign height permitted for a refaced
freestanding identification sign.
Freestanding Identification Sign: Willis Road
Permit a second freestanding identification sign to be located on Willis Road.
Such sign shall not exceed 99 square feet in area and 19 feet in height.
S %.95
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