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Home My WebLink About08-05 BOS Staff ReportCONDITIONAL USE PERMIT #08-05 SHENANDOAH STORAGE CONNECTION Staff Report for the Board of Supervisors Prepared: February 2, 2006 Staff Contact: Mark R. Cheran, Zoning Administrator 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: 01/18/06 Recommended Approval Board of Supervisors: 02/08/06 Pending LOCATION: This subject property is located on Route 11 North, approximately 750 feet north from the intersection of Route 11 and Ebert Road. MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBER: 44-A-5 PROPERTY ZONING & PRESENT` USE: Zoned: RA (Rural Areas) District Land Use: Vacant ADJOINING PROPERTY ZONING & USE: North: MH-1 (Mobile Home Community) Land Use: Residential East: RA (Rural Areas) Land Use: Vacant South: RP (Residential Performance) Land Use: Residential West: M-2 (Industrial General) Land Use: Vacant PROPOSED USE: Off-Premise 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. You may do so by contacting Mr. Larry Curry at 540-332-9098. CUP #08-05, Shenandoah Storage Connection February 2, 2006 Page 2 Inspections Department: Sign shall comply with the Virginia Uniform Statewide Building Code and Section 312 use group U (Utility) of the International Building Code/2000. Plans submitted for permitting shall include structural and bolt information. Planning and Zoning: This proposed off-premises business sign will be non-illuminated; standing ten (10) feet in height and sign face area of 64 square feet. The sign will be located on property that is adjacent to Martinsburg Pike (Rt.11). The property is located in the Sewer and Water Service Area (SWSA) and the Northeast Land Use Plan (NELUP) as indicated in the 2003 Comprehensive Policy Plan of Frederick County. NELUP encourages higher standards of development along the Martinsburg Pike corridor and protection of any Developmentally Sensitive Areas (DSA). The location of the property for this proposed sign is adjacent to a DSA as indicated in the 2003 Comprehensive Policy Plan of Frederick County. Frederick County has traditionally regulated the height, size, and number of signs on properties located in its rural areas, along highways, and adjacent to DSA’s. Furthermore, the Frederick County Zoning Ordinance specifies when considering a 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. Staff would note the subject property where this proposed CUP will be located may not be consistent with the goals of the Frederick County Comprehensive Policy Plan; specifically, land use goals identified and established by the Northeast Land Use Plan (NELUP). Careful consideration of this CUP may be warranted in maintaining the goals set forth of NELUP plan. STAFF CONCLUSIONS FOR THE 01/18/06 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, Staff would recommend the following conditions: 1.All review agency comments and requirements shall be complied with at all times. 2. Sign shall be properly maintained. 3. Sign shall be removed in six (6) months if any other signs are erected for the industrial park where this business is located. 4. This non-illuminated off-premises business sign shall not exceed 10 ft in height and 64 square CUP #08-05, Shenandoah Storage Connection February 2, 2006 Page 3 feet in face area. 5.Any expansion or modification shall require approval of a new Conditional Use Permit. PLANNING COMMISSION SUMMARY AND ACTION OF THE 01/18/06 MEETING: Commission members had questions about whether the size of the sign requested was allowed by Code, because they were not aware of other signs of this size and scale along the Route 11 North corridor. Staff reported that on-premise Rural Area signs have been limited to 50 square-feet and ten feet in height; staff confirmed there were no other signs of this scale along the Route 11 North corridor. It was also pointed out that if a multi-use sign for the Carroll Industrial Park is erected, then the applicant’s sign will have to be removed. Staff noted that the approved site plan for the Shenandoah Storage Connection site allows for a 40-foot on-premise sign. A Commissioner commented about an existing sign for this business at the entrance and the applicant replied that particular sign was temporary and would be removed. There were no public comments. The Planning Commission unanimously approved this conditional use permit, with the following conditions: 1.All review agency comments and requirements shall be complied with at all times. 2. The sign shall be properly maintained. 3.The sign shall be removed in six months if any other signs are erected for the industrial park where this business is located. 4. This non-illuminated, off-premise business sign shall not exceed 10 feet in height and 64 square-feet in face area. 5.Any expansion or modification shall require approval of a new Conditional Use Permit. (All members of the Commission were present.)