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Staff Report:
Issue
The Zoning Administrator cited the New Baltimore Volunteer
Fire Company for having a portable “Bulletin Board” type
sign on its property in September 2007, asking that it be
removed. The sign violated numerous provisions of the Zoning
Ordinance: 1) no sign permit had been issued, 2) the sign
exceeded the size allowed; 3) the sign included content that
is not allowed (goes beyond identification), and 4) the sign
is located at least partially within the Virginia Department
of Transportation (VDOT) right-of-way. The citation
created significant concern with the New Baltimore Company
as well as other Fire Companies, because they rely on such
signs to announce activities they sponsor as well as
utilizing them for public service announcements (i.e., the
recent “burn ban lifted.”). In recognition of the
importance of the signage to the Fire Companies, Supervisor
Downey asked staff to work on a text amendment that would
allow such “bulletin board” type signs at Fire Stations.
Background
The Zoning Ordinance currently establishes a general
standard of a maximum of 32 square feet of signage for
non-residential uses located in the rural and residential
zoning districts, with multiple signs allowed so long as the
total square footage does not exceed the 32 square feet. The
rules further limit the signage to displaying only the name
and use. Three specific uses are given additional
flexibility:
1. Farms may have a total of 50 square feet of signage, provided no
single sign exceeds the 32 square foot limit, and farm signs
may include content advertising the products of the farm.
2. Churches may have one sign for each frontage, with a maximum of
50 square feet in total signage and a maximum of 32 square
feet for any individual signs, and may display additional
information (i.e., activities) on a “bulletin board” type
sign.
3. A Farm Supply Establishment located on a major arterial may have
up to 150 square feet of signage with approval of a special
permit where it can be demonstrated the signage is needed
for safety reasons.
Fire stations located in rural and residential zoning
districts have no special requirements and are therefore
subject to the general limit of 32 square feet, which can be
allocated amongst multiple signs.
These current regulations reflect a loosening of limitations
in the 26 years since the current Zoning Ordinance was
adopted. The 1981 Zoning Ordinance limited signage to 20
square feet, including Churches and Farm Uses. The
regulations were amended in 1995 because P.B. Smith School
was seeking a sign up to 32 square feet in size. The record
for the 1995 amendment reflects that consideration was also
given to allowing more than just identification information
on such signs, but the ultimate approval retained the
restriction on displaying only the name and use. The
additional flexibility given to Farm Supply Establishments
was approved in 2007, in response to signage concerns for
the Culpeper Farmers Cooperative on Route 17.
New Baltimore Volunteer Fire Station Signage
Staff has estimated the following signage exists at the New
Baltimore Fire Station:
Building Sign 25 sq. ft.
(estimated)
Monument Sign 20 sq.
ft.
Portable Bulletin Sign 60 sq. ft.
Total Estimated: 105 sq.
ft.
County records reflect that the Monument Sign was issued a
sign permit in 1986. At that time, it was the only sign on
the property and, at 20 square feet, was the maximum
allowed. Staff finds no record of other sign permits for
the use.
Proposal
The current regulations clearly do not allow the specific
New Baltimore Fire Station bulletin board sign in this case
because it is 1) too large, 2) has content that is not
allowed (goes beyond identification), and 3) is located at
least partially within the VDOT right-of-way. The County
does not have the authority to authorize signs in the VDOT
right-of-way, therefore even if the regulations are changed
to accommodate the sign it will have to be relocated outside
of the right-of-way. To otherwise accommodate the existing
New Baltimore sign, the following changes must be made to
the existing regulations:
1. the type of signage allowed must be changed to allow more
information than only identification information; and
2. the amount of signage allowed must be increased from 32 square
feet to at least 105 square feet.
Change In Content
Identification signs for businesses and institutions are
currently limited by the provisions of the Zoning Ordinance
to only displaying “name and use.” Only farms and churches
are given explicit permission to add additional content to
signage: churches signs may have “bulletin boards” for
announcements, and farm signs may advertise specific
products. This limitation is problematic, not only for fire
stations, but also for other public or quasi-public uses
located in rural and residential districts (i.e., schools)
which also typically have “bulletin board” type signage to
display activities and announcements. And, in fact,
schools have historically been allowed to have “bulletin
boards” as part of their signage despite the existing
language of the ordinance. Therefore, staff recommends that
the existing language be changed to allow the additional
content for not just fire stations but all public uses, as
follows:
3. Identification Signs:
A. Signage, not exceeding
thirty two (32) square feet in area, for the purpose of
showing the name and use of any lawful, non residential use
within these districts for which other signage standards are
not specifically set forth, when such signage is erected or
displayed on the property. In
addition to displaying name and use, signage for public uses
and schools, whether public or private, may also display
information about activities and announcements.
Home occupations are not such uses qualifying under this
subsection. One sign not exceeding two (2) square feet in
area shall be permitted for each single family home. Height
not to exceed ten (10) feet.
Increase in Size
The amount of signage allowed would have to be significantly
increased, from the current 32 square feet to at least 105
square feet, in order to accommodate the existing
announcement sign at the New Baltimore Fire Station. Staff
is unclear at this time as to whether the 105 square feet
would be sufficient to legalize signage at all fire
stations, and has begun the process of inventorying the
existing signage at those stations. As the text amendment
proceeds through the review process, that square footage may
need to be adjusted to respond to the existing situation at
other fire stations.
Staff has some concerns that increasing the amount of
signage allowed for fire stations to 105 feet may be
excessive for rural and residential areas and is
inconsistent with the signage allowed for other public and
quasi-public uses, which are restricted to 32 to 50 feet.
Both schools and churches have demonstrated over the years
that a “bulletin board” type sign can be accommodated within
the existing 32 to 50 square foot limit. For example, the
new Auburn Middle School was permitted for two 16 square
foot signs, each of which incorporated a “bulletin board”
for announcements. If the Planning Commission and/or Board
of Supervisors has concerns about increasing the amount of
signage to 105 feet, staff has prepared an alternative
amendment which would limit fire stations to 32 square feet
but would legalize existing situations, making them
non-conforming and requiring them to be replaced with
conforming signs at new fire stations and within five years
at existing fire stations. This approach would allow fire
companies to continue to utilize their existing signs for as
along as five years (or other period established by the
Board in the ordinance) while making sure that new signs are
more consistent with the residential neighborhoods around
them. Staff has presented both approaches for the Board’s
consideration, with the language for each shown below:
Alternative 1: Increase signage to 105 square feet
C. Notwithstanding the limitations
set forth in 3A, above, any Fire Station shall be permitted
a total of 105 square feet of signage.
Alternative 2: Keep signage at 32 square feet but
temporarily allow excess signage
C. Notwithstanding the limitations
set forth in 3A, above, any Fire Station with existing
signage exceeding the 32 square foot limit as of December 1,
2007, whether or not legally permitted by the County, shall
be allowed the additional signage until December 1, 2012
except that all signage shall be brought into conformance at
such time as any new sign for a fire station is permitted by
the County for such fire station.
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