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HomeMy WebLinkAbout10-05 PC Staff Report CONDITIONAL USE PERMIT #10-05 WILLIAM BROY Staff Report for the Planning Commission Prepared: June 5, 2006 Staff Contact: Kevin T. Henry, Planning Technician This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 02/01/06 Tabled Planning Commission: 06/21/06 Pending Board of Supervisors: 07/26/06 Pending LOCATION: This subject property is located at 3605 Valley Pike. MAGISTERIAL DISTRICT: Shawnee PROPERTY ID NUMBER: 63-A-84 PROPERTY ZONING & PRESENT` USE: Zoned: B3 (Industrial Transition) Land Use: Residential ADJOINING PROPERTY ZONING & USE: North: B3 (Industrial Transition) Land Use: Residential South: B3 (Industrial Transition) Land Use: Commercial East: B1 (Neighborhood Business) Land Use: Commercial West: B2 (General Business) Land Use: Commercial PROPOSED USE: Erection of an off-premises business sign REVIEW EVALUATIONS: Virginia Dept. of Transportation: In accordance with the laws of the Commonwealth of Virginia, no private advertisement sign can be placed on the State’s right-of-way. Prior to erection on private property, a permit may have to be applied for through our District Office in Staunton. Fire Marshal: Plan approval recommended. CUP #10-05, William Broy January 18, 2006 Page 2 Inspections Department: Sign shall comply with The Virginia Uniform Statewide Building Code and Section 312, use group U (Utility and Miscellaneous) of The International Building Code/2003. Structural plans submitted for permit application shall be sealed by a Va. Licensed Design Professional. Sanitation Authority: The installation of the sign will not impact our sewer easement. Planning and Zoning: This proposed off-premises business sign will stand 10 feet in height and have a sign face area of 50 square feet. The sign will be located on a property adjacent to Valley Pike (Rt.11). Careful consideration of this Conditional Use Permit may be warranted due to the location of this sign along the Rt. 11 highway corridor. Section 165-30D of the Frederick County Zoning Ordinance specifies when considering a Conditional Use Permit (CUP) for an off-premises business sign, additional performance standards should be considered to promote orderly economic development. These performance standards are to ensure that residential properties, land use patterns, scenic areas, and properties of significant historic values are not negatively impacted. In addition, standards shall include: height and size limitations of signs, placement of signs along highway corridors, and illumination of signs to mitigate any negative impacts to adjoining properties and uses. Furthermore, the appearance along the Rt.11 highway corridor would be further enhanced by the use of a brick ground monument style sign. Though other land use actions such as Rezonings; Frederick County has regulated the location, height, size, and number of signs on properties located along its highways corridors. In addition to these type of land use actions; the 2003 Frederick County Comprehensive Policy Plan states that one of the most effected methods to preserve the appearance of this corridor is to: “limit or prohibit the use of off-site signs along the corridor and encourage the use of monument style signs.” (Pg. 6-26). Therefore, approval of this proposed off-premises business sign presented by the applicant; is consistent with the goals identified in the Frederick County Comprehensive Policy Plan, by allowing monument style signs to enhance this established corridor. Should the Planning Commission act on an off-premise business sign on this property; Staff would recommend this sign to be an externally illuminated brick ground monument type sign. This sign shall not exceed a total height of ten (10) feet and a sign face area of fifty (50) square feet, which the applicant has agreed upon. This proposed off-premises sign will only serve the businesses located along Commonwealth Court. This sign if approved by the Planning Commission would be in keeping with the goals identified in 2003 Comprehensive Policy Plan of Frederick County for this highway corridor. STAFF CONCLUSIONS FOR THE 06/21/06 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1) The sign shall be no more than 10’ in height. Any sign approved with a height greater than 10’ would not classify as a monument sign. 2) This is classified as a development entrance sign, and is to provide advertisements strictly for businesses along Commonwealth Drive. 3) The sign is not to display any material that would constitute it as being classified as a directional sign (messages concerning the distance or direction to particular locations). 4) The sign will consist of a brick base and shall be properly maintained. 5) All review agency comments and requirements shall be complied with at all times. Following the requisite public hearing, it would be appropriate for the Planning Commission to offer a recommendation concerning this application to the Board of Supervisors.