City of Fairfax, Virginia City Council Public Hearing

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1 City of Fairfax, Virginia City Council Public Hearing Agenda Item # 8c. City Council Meeting 11/18/2014 TO: FROM: SUBJECT: Honorable Mayor and Members of City Council Robert Sisson, City Manager Public hearing and Council action on a requests of Forrest Higginbotham/Lowe s Home Centers, LLC, owners and applicant, by Molly Novotny, agent, for Special Exceptions to City Code Section to allow building-mounted signage to exceed the maximum allowable sign area and be located on non-building frontage walls, allow more than one ground-mounted shopping center identification sign, and allow ground-mounted shopping center identification signage to exceed the maximum height, square footage area, and identify the names of individual tenants, in the C-2 Retail Commercial District and the Highway Corridor Overlay District on the premises known as 4080 Jermantown Road and more particularly described as Tax Map parcel B. ISSUE(S): SUMMARY: City Council Public Hearing and consideration of Special Exception requests that would allow increased signage for a new Lowe s store at 4080 Jermantown Road (the former K-Mart site) in the C-2 Retail Commercial District and the Highway Corridor Overlay District. The applicant proposes signage improvements that do not meet the requirements of the City Code. On June 18, 2014, the Board of Architectural Review approved the proposed architecture to allow by-right redevelopment of the site with a Lowe s Home Improvement Center retail store. The applicant requests approval of Special Exceptions for proposed building-mounted signage on the new building s facades and two new ground-mounted signs. FISCAL IMPACT: RECOMMENDATION: ALTERNATIVE COURSE OF ACTION: RESPONSIBLE STAFF/POC: No negative fiscal impact is anticipated as a result of approval of these Special Exception requests. Approval of the Special Exception requests with conditions. City Council may instead choose to approve or deny the requests. Mike Jaskiewicz, Planner Jason Sutphin, Community Development Division Chief COORDINATION: Zoning Code Administration Commissioner of Revenue City Attorney Public Works Treasurer Police Revenue ATTACHMENT: Staff Report

2 CITY OF FAIRFAX Department of Community Development & Planning Special Exception Request SE PUBLIC HEARING DATE November 18, 2014 APPLICANT Lowe s Home Centers. LLC AGENT Molly Novotny, Agent PARCEL DATA Tax Map ID 57-2 ((08)) 026D Street Address 4080 Jermantown Road Zoning District C-2 Retail Commercial District Highway Corridor Overlay District APPLICATION SUMMARY Forrest Higginbotham/Lowe s Home Centers, LLC, proposes to add new building-mounted and ground-mounted signage to a portion of the existing West Fairfax Shopping Center in support of a new Lowe s Home Improvement Store being located there. In order to achieve this, the applicant is seeking Special Exceptions: To allow building-mounted signage to exceed the maximum allowable sign area and be located on non-building frontage walls; To allow more than one ground-mounted shopping center identification sign; and To allow ground-mounted shopping center identification signage to exceed the maximum height, square footage area, and to identify the names of individual tenants. STAFF RECOMMENDATION Staff recommends approval of the Special Exception (SE) applications subject to the following conditions: 1. All signage shall be in substantial conformance with the attached Lowe s signage graphics (pages 1 14), dated September 17, 2014 and revised through October 29, 2014, Sign Exhibit EXH-1 dated , and the Sign Plan Matrix, dated as revised through October 29, 2014 or as further amended by these conditions. City Hall Armstrong Street Room 207 Fairfax Virginia (FAX) If any future public right-of-way improvements that require the removal of Sign F, then any and all costs associated with the removal, and any future relocation or modification of Sign F, shall be fully and wholly borne by the landowner or its assigns and not by the City of Fairfax or its assigns.

3 Special Exception SE Page 2 BACKGROUND INFORMATION The subject property is located in the northwest quadrant of the intersection of Lee Highway and Jermantown Road. The site is adjacent to commercial development to the north (Fairfax Court) and residential to the west (Stevenson Street Townhomes). The site comprises three separate lots, one with the former K-Mart and associated parking spaces, one an out-lot with a freestanding commercial building with two tenant spaces on a pad site and associated parking spaces, and a third with the remaining six commercial tenant spaces that lie to the north and directly abutting the former K-Mart building and associated parking spaces. Together, all three lots form the West Fairfax Shopping Center, with a total of 10.8 acres of land with approximately 105,905 square feet total of enclosed commercial space. Of the enclosed commercial space, approximately 84,180 square feet is vacant and was occupied by a K-Mart, with an additional 15,000 square feet of retail space occupied by various existing tenants directly adjacent to the K-Mart to the north. The remaining commercial tenant space is located in a freestanding building located on a pad site on an out-lot within the parking field. The overall site has access from Jermantown Road, Lee Highway, and James Swart Circle. The applicant has a site plan under review to demolish the former K-Mart portion of the existing commercial building and rebuild a new building within essentially the same footprint (87,518 sf) to accommodate a Lowe s Home Improvement store on the subject parcel. In June 2014 the Board of Architectural Review (BAR) approved Lowe s architecture at the subject site for the proposed store and associated facilities. Staff identified that the site s proposed signage would necessitate a separate application for approval beyond the maximums allowed by the Ordinance. The existing subject site includes a freestanding pylon sign for K-Mart along the site s Lee Highway street frontage which is slated to be removed as part of this application. Other existing site signage associated with K-Mart is located on the existing building which is slated to be removed with the construction of the new Lowe s Home Improvement store. Other existing signage for the West Fairfax Shopping Center is all mounted on the two existing commercial buildings on the other two separate lots and are slated to remain and thus are not part of the subject Special Exception request. There is no existing ground-mounted sign identifying the West Fairfax Shopping Center. PROPOSAL The current Special Exception application is a request to provide five new building-mounted signs on the proposed Lowe s retail building and provide two new ground-mounted tenant identification signs on the subject site, with one such ground-mounted sign featuring a secondary but integral tenant directory component. There are no proposed signs that would identify the overall site nor be labeled as the West Fairfax Shopping Center. There are also no plans for any building improvements or signage changes to the two existing site buildings that currently house the remaining tenants at the West Fairfax Shopping Center. LAND USE REQUESTS The applicant s Special Exception requests are to: Modify Sections (b)(2)(a)(1), (b)(2)(a)(3), and (b). To allow two ground-mounted and illuminated shopping center identification signs totaling 154 sq. ft. in cumulative area (where only one such sign is allowed at a maximum area of 50 sq. ft.) and to City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

4 Special Exception SE Page 3 allow both of these signs to identify an individual business (only tenant Lowe s on Sign F but tenant Lowe s plus the remaining eight existing tenants located elsewhere in the shopping center on Sign G) and to allow one of these two proposed signs (Sign G at 105 sq. ft.) to exceed such a sign s maximum allowable sign area of 50 sq. ft.. Further, to allow each of these two ground-mounted signs to exceed the maximum allowed height of six feet (Sign F would be 7-0 tall and Sign G would be 12 feet tall). Further, to allow Sign F to lie within a Jermantown Road reservation area whose purpose is to allow for possible future right-of-way expansion due to possible future improvements. Modify Section (b)(2)(a)(2)(i): o To allow signage on non-building frontage walls; o To allow signage greater in total area than 1.50 sq. ft. per linear foot per tenant and greater than 150 sq. ft. total for each tenant. The applicant proposes modifications of the cumulative signage development standards for signage as shown in their submitted sign plan matrix, included in Attachment 4. These modifications can be generally summarized as follows: Proposed ground-mounted signs. The applicant proposes two free-standing internallyilluminated ground-mounted signs, both of which meet the required setbacks. One proposed ground-mounted sign (Sign F) would be labeled Lowe s, would be 49 sq. ft. in area and would have a height of 7 feet, and would be located the required 20 feet outside the current Jermantown Road right-of-way. However, proposed Sign F would only lie 15 feet from the designated future Jermantown Road right-of-way line for and thus partially within the 20-foot setback area reserved for possible future Jermantown Road right-of-way expansion. The other proposed ground-mounted sign (Sign G) would also be labeled Lowe s, would have a height of 12 feet, and would be located outside of the required 20-foot setback from Lee Highway. Proposed Sign G would also feature an integral shopping center directory sign and would have a total proposed sign area of 105 sq. ft.. Proposed building-mounted signs. The City sign code provisions specify a ratio of 1.5 sq. ft. of permissible sign area for each linear foot of building frontage, up to a maximum sign area of 150 sq. ft. for each tenant. The cumulative frontage of the proposed Lowe s building would be linear feet (i.e linear feet for the southern frontage wall linear feet for the eastern frontage wall) which would otherwise allow a maximum cumulative sign area of sq. ft. (i.e. 1.5 x ) if the 150 sq. ft. maximum allowable sign area requirement per tenant did not already govern. All five proposed building-mounted signs for Lowe s total 1, sq. ft. in area. The five proposed building-mounted signs include: Sign A. Lowe s main entrance sign on east frontage wall. Sign area = 1, sq. ft.; Sign B. Lowe s side entrance sign on south frontage wall. Sign area = sq. ft.; Sign C. Garden Center sign on non-frontage wall. Sign area = sq. ft.; Sign D. Product Pickup sign on east frontage wall. Sign area = sq. ft.; and Sign E. Indoor Lumber Yard sign on east frontage wall. Sign area = sq. ft.. ANALYSIS The Zoning Ordinance provides criteria for consideration of Special Exceptions. Analysis of the proposal using these criteria is provided in Attachment 1. City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

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6 ATTACHMENT 1 ANALYSIS Lowe s Home Improvement Center This is for consideration of the applicant s requests for a Special Exception (SE). The SE is evaluated using the provisions of Sec Each separate SE will be further evaluated under Zoning Ordinance criteria specific to each respective request which is listed below. Section (Zoning Map Amendments and Special Use Permits). (3) The City Council may approve zoning map amendments and grant special use permits and the board of zoning appeals may grant special use permits only after considering the applicable standards provided below: a) Consistency with the comprehensive plan and other adopted city goals and policies; b) The size and shape of the lot on which the use is proposed; c) Vehicular and pedestrian traffic; d) Trip generation characteristics of the proposed use; e) Site design; f) Lighting, noise, traffic, sight, smoke, dust, odor, vibration and other factors which may affect the serenity of the neighborhood; g) The safety and movement of vehicular traffic upon adjacent streets; h) The safety and welfare of residents living in the area; i) The location, height, and design of buildings, walls, fences and landscaping proposed; j) Overall impact of the proposed use upon the development and use of adjacent land; k) Safety and welfare of persons working in the neighborhood; l) Harmony of the proposal with the general purpose and intent of the applicable article of this chapter; and m) The purposes of zoning ordinances set forth in the Code of Virginia, Sec Special Exceptions. City Council may, by special exception, modify the requirements contained in this division in accordance with the following provisions: (1) Special exceptions shall be granted only in accordance with the procedures and limitations established for special use permits in section (2) Special exceptions shall be granted only if: a. The applicant has clearly demonstrated that requirements contained in this division will present a unique burden due to unusual topography, vegetation, building design or lot shape; and b. The city council has determined that the granting of special exceptions will not be inconsistent with the comprehensive plan or the purpose of this division as stated in section The applicant s SE requests are to: To allow building-mounted signage to exceed the maximum allowable sign area and be located on non-building frontage walls, To allow more than one ground-mounted shopping center identification sign, and To allow ground-mounted shopping center identification signage to exceed the maximum height, square footage area, and to identify the names of individual tenants. City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

7 Special Exception SE Page 2 Consistency with Comprehensive Plan and adopted goals The Community Appearance Plan (CAP) section of the Comprehensive Plan states that Commercial signage should be an integral component of the landscape, contributing to ambiance and order, rather than a distracting, disorganized competition of messages resulting in a visual liability. Sign designers should ensure that letters and logos on signs are proportional to the sign, and are large enough to be legible for the intended viewer. Shopping centers should have signage that is coordinated and complementary. The Comprehensive Plan s Community Appearance Plan section contains Strategy CA-1.6 that in part reads as follows: CA-1.6 Bring nonconforming signs into compliance with current regulations. Although signs serve a useful purpose, they can quickly overpower and dominate an area if not controlled. In an effort to provide for signage that is adequate but not excessive, the City has amended its sign regulations on four occasions since However, because nonconforming signs are protected as grandfathered, there is little incentive for sign owners to replace or upgrade nonconforming signs pg CA-1.6 further states that provisions for special exceptions are included in the City s sign regulations, and that the City should evaluate each request for an exception from the sign regulations from a critical perspective, with an eye toward reducing visual clutter and improving the appearance of the City. Similarly, the Comprehensive Plan calls for the elimination of distracting elements from the City s roadways, such as sign clutter that blemishes these roadways. Altogether, the City has had a long-standing and multifaceted policy of bringing nonconforming signs up to current standards whenever possible. Staff supports the applicant s decision to remove the site s existing pylon sign located on the Lee Highway street frontage, and believes that this application is in general conformance with the Comprehensive Plan, the Community Appearance Plan and the purposes set forth for signage in the City Code. Since none of the existing or proposed signage includes the name of the overall shopping center (i.e. the West Fairfax Shopping Center), such an omission could serve to further confuse potential customers seeking a specific tenant within the West Fairfax Shopping Center. Staff therefore urges the applicant to consider adding the name of the shopping center (i.e. West Fairfax Shopping Center) within the confines of the proposed site signage. Site and signage design The proposed Lowe s retail store will occupy a revamped existing tenant space (the former K-Mart building) located on the southern side of a row of seven side-by-side leasable tenant spaces in the existing West Fairfax Shopping Center. It has been designed as a one-story structure with a flat roof, with an average roof height of approximately 32 feet and a maximum height of the associated parapet of approximately 49 feet. Note that the former K-Mart building is approximately 18 feet in height with a maximum parapet height of 22 feet. The proposed Lowe s tenant space lies entirely on the subject site, and six existing tenant spaces will remain as-is and are themselves situated in an existing one-story commercial building located on an adjoining but separate parcel to the north that is not part of this application. Two other existing tenant spaces also exist in a one-story free-standing commercial building located on a separate out-lot of the overall shopping center that is also not part of this application. This shopping center lies on the extreme western end of the City of Fairfax, and lands adjoining the site to the West lie outside the City in Fairfax County. This adjacent property is currently developed with low-rise multifamily dwellings. The proposed Lowe s architecture and site features have already been approved by the City of Fairfax s Board of Architectural Review (BAR), and the proposed Lowe s is currently under site plan review. The proposed Lowe s building-mounted signage and the proposed site ground-mounted signs are slated to be constructed in City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

8 Special Exception SE Page 3 colors and of materials already reviewed and approved by the BAR. At this prior review, the BAR reviewed plans showing proposed signage labeled as for illustrative purposes only, and BAR action on signage was not required. The subject site is adjacent to low-rise retail shopping centers and low-rise industrial uses that have an assortment of signage displays. The subject site also includes existing landscaping along its periphery adjacent to the existing roadway network that reduces direct views by passersby and potential customers in the adjacent street network of the West Fairfax Shopping Center s commercial tenants in general and of the site s existing building in particular. There is also existing landscaping on the site s western periphery between the proposed Lowe s building and the adjoining multifamily residential buildings located in Fairfax County, that, when combined with the proposed placement of the proposed signage will greatly minimize any adverse views of the proposed signage from these residences. Because City Code requires clear demonstration of need prior to the granting of increased signage, oversized building-mounted signs have generally been approved commensurate with their distance from the surrounding street network. The applicant is requesting approval of a total of seven illuminated signs that include two illuminated groundmounted signs and five illuminated building-mounted signs, and has included graphics in their submittal illustrating and detailing each of the proposed signs. Please note that while the proposed sign appearances, locations, materials, and dimensions are accurate, most of the sign area calculations shown for the proposed signs are inaccurate as they were not calculated according to City standards. All sign areas discussed in this staff report reflect the actual sign areas as calculated by staff to City standards. Building mounted signage Two of the five building-mounted signs would include the tenant name (i.e. Lowe s), while the remaining three illuminated building-mounted signs would identify specific retail functions within the proposed Lowe s store (i.e. Garden Center, Product Pickup, and Indoor Lumber Yard). All five proposed building-mounted signs total 1, sq. ft.. The sign provisions of the Zoning Ordinance currently limit the cumulative size of the building-mounted signage for each tenant such as Lowe s to a maximum of 150 sq. ft. total area for all signs combined. The two primary building-mounted tenant identification signs total 1, sq. ft., and include the Lowe s Sign A at 1, sq. ft. and the Lowe s Sign B at sq. ft.. Sign A would be attached to the building s east façade above its main retail entrance facing Jermantown Road and Sign B would be attached to the building s south façade facing Lee Highway. The remaining three proposed building-mounted signs, totaling sq. ft., describe distinct retail functions within the proposed Lowe s store and would be attached to the building s east façade facing Jermantown Road. These three proposed signs include the Garden Center Sign C at sq. ft., the Product Pickup Sign D at sq. ft., and the Indoor Lumber Yard Sign E at sq. ft.. Staff believes the applicant s request for their proposed building-mounted signage, both for the two proposed tenant identification signs and the three proposed tenant function signs, all but one to be located on the proposed Lowe s eastern façade, are complementary to the West Fairfax Shopping Center as a whole and are consistent with the goals and objectives of the Comprehensive Plan. Staff believes that both proposed tenant identification signs prominence due to their proposed size is warranted due to the 360-foot minimum distance between the building and Jermantown Road, the presence of the existing vegetative screening along the site peripheries which restricts views of the structure by passersby and potential customers while on the adjacent public roadways, and the scale of the proposed Lowe s building s structure. Staff is further supportive of the applicant s City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

9 Special Exception SE Page 4 desire to add the three proposed tenant function building-mounted signs to the building s eastern façade as both a way to better direct and minimize congestion by customers in the parking field as well as help improve on-site circulation and traffic flow. Ground-mounted signage The applicant s Special Exception request includes the removal of an existing pylon sign and the addition of two proposed illuminated ground-mounted signs. One of the proposed illuminated ground-mounted signs (Sign F at 49 sq. ft. and at seven feet in height) would feature the Lowe s tenant name only, and would be located within 15 feet of the future extended right-of-way for Jermantown Road but would meet the required 20 foot setback from the existing property line. The other proposed illuminated ground-mounted sign (Sign G at 105 sq. ft. and at twelve feet in height) would feature a prominent Lowe s tenant identification sign located above an illuminated eight-panel tenant directory sign, and is proposed to be located so as to achieve the required 20-foot setback from the Lee Highway property line. Both proposed ground-mounted signs would be constructed of materials and clad in colors that match materials and colors used in the construction of the new proposed Lowe s store on the subject site, which have already been reviewed by the BAR. The Community Appearance Plan provides general concepts applicable to appropriate signage, one of which states: Freestanding signs should be ground-mounted, monument style signs, and not the taller, polemounted pylon signs. Monument signs are discreet, located at eye level for the motorist, and are not usually obstructed by the tree canopy. (P.48) Staff believes that the applicant s proposal to remove the site s existing pylon sign located along Lee Highway is consistent with the Comprehensive Plan and with the Community Appearance Plan. Staff believes proposed illuminated ground-mounted Sign F and Sign G are generally consistent with the Comprehensive Plan and with the Community Appearance Plan for ground-mounted signs. Staff supports proposed Sign F as it would be located at a site access point directly in front of the primary Lowe s retail entrance, and supports proposed Sign G as it would be located on the eastern side of the site s primary Lee Highway access point. Staff believes the proposed slight increases in heights of both signs are acceptable so as to allow for both proposed ground-mounted signs to be better seen by motorists. Staff believes that the proposed general location and need for relief from the strict provisions of the setback requirement for proposed Sign F is reasonable if it is conditioned to ensure that if future relocation of this sign is necessary due to any future Jermantown Road right-of-way improvements then the costs associated with any relocation of this sign shall be borne by the landowner or its assigns and not by the City of Fairfax or its assigns. City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

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21 4080 Jermantown Road Lowe s Home Improvement Center Statement of Support Special Exception for Master Sign Plan September 17, 2014 Updated October 29, 2014 Introduction Lowe s Home Centers, LLC, (the Applicant, Lowe s ) is entering into a lease to build a new Lowe s store at 4080 Jermantown Road on the parcel identified as Fairfax City Parcel Identification Number Parcel 26-B, (the Property ). Lowe s will be the anchor tenant of the shopping center, which includes an additional 15,000 square feet of inline retail and a 5,000- square-foot out parcel (collectively, the Center ). This special exception request is specific to the Lowe s store and the signs are reflected in accordance with the Lowe s building reviewed and approved by the Board of Architectural Review in June of this year. As evidenced by those drawings, the new building will replace a 36-year-old K-Mart store, largely in the same footprint, greatly modernizing the Center. Signage Proposed Located at the intersection of Lee Highway and Jermantown Road, the Property itself has strong street presence. Despite those road alignments, the siting of the Lowe s, with its main entrance to Jermantown Road and surface parking separating it from those important transportation corridors, the visibility is impeded. Therefore, the Applicant is requesting this Comprehensive Sign Plan to amend the following sections of the zoning ordinance: Section (b)(2)(a)(2)(i) to allow building-mounted signs to exceed the 150 square foot maximum for shopping centers and be located on building facades without an entrance. Section (b)(2)(a)(1) to allow two ground mounted signs for the shopping center, both with tenant names and both in excess of the 6 foot height maximum and 50 square foot overall size maximum. Section (b) to amend the same specifications above that are repeated in Table 2. Building-Mounted Signs Shopping centers are afforded a slight size increase (10 percent) in terms of building-mounted signs, as stated in Section b.2.d. That increase allows building-mounted retail signs to reach 1.65 SF per linear foot of store frontage with an ultimate cap of 165 square feet per tenant Those specifications work well for smaller inline stores, but the 165 square foot cap proves limiting for a retail building at the size and scale of Lowe s. Therefore, with this special exception request, Lowe s is requesting the elimination of the individual sign cap and instead allow the signs illustrated in the Lowe s Master Sign Plan. The Lowe s store, at 87,518 square feet of finished space, has a linear frontage along Jermantown Road of 456 feet. Setting aside the 165 square foot cap for an individual sign, Section b.2.d would allow 752 square feet of signage along that façade (1.65 times 456). This application is requesting four signs facing Jermantown, each related to one of the v2

22 four customer entrances along that facade: the main store, the garden center, the lumber yard and the holding area for internet purchased packages, for a total sign text of 690 SF. That total sign text equates to a ratio of signage to linear foot of store of 1.51 SF:1 LF, consistent with the base allowance for retail signs. Jermantown Road Sign A. The main Lowe s moniker is proposed as both a sign and an important architectural element to help diversify the store s front façade. The Lowe s letters are proposed at 350 square feet and would be placed within the peak of the building and adhered to the blue Lowe s icon. The icon is not a physical sign structure, rather it is created through colored EIFS, and so is not included in the 350-square foot measurement. When included, the main Lowe s sign would measure 805 square feet. This sign is scaled to fill the peak feature, evenly spaced in relation to the columns on the side and the pillars beneath. The Lowe s letters are internally illuminated at night. Sign C. As is typical at Lowe s stores, there are multiple customer entrances established to place the customer closer to the items they desire. The southern most entrance along the Jermantown Road façade provides direct entry into the garden center, and therefore the Applicant has proposed a sign above that entrance that reads Garden Center. This sign, including the blue background which is an integrated element of the sign, measures 105 square feet. Similar to the main Lowe s sign, the Garden Center sign is designed to mimic the building s architecture in that section of the building. Sign D. As Lowe s competes with internet stores, it has re-thought its product delivery and so has created a unique entrance at its newer stores for customers to pick up the items they purchase online. This service allows Lowe s customers to shop from the comfort of their home and receive the item without having to physically shop for it in the store. Sign D, which measures 154 square feet, is proposed to be located above the customer door designated for internet purchases. The key element of this new service is convenience, so having a sign that is clearly visible and appropriately located above this entrance is critical to its success. Sign E. The final Lowe s sign along the Jermantown Road façade is above the entrance to the Indoor Lumber Yard. At 80 square feet, the sign text is adhered directly to the façade atop the blue painted Lowe s icon. When measured with the blue background, the entire element is 182 square feet. Similar to Signs A and C, the Indoor Lumber Yard sign is proportionate to the architecture feature it supports and provides a clear path for customers looking for building-related materials. When measured together, the text of those four signs is 690 square feet. That total area of sign text equates to 1.51 square foot of sign per linear foot of building, below the 1.65 square feet allowed for shopping centers with the Design Bonus, and consistent with the 1.5 square feet for individual retail tenants. Lee Highway As noted previously, the Store will be visible from Lee Highway and has a strong street presence there. Unfortunately, there are no customer entrances to the Store along the southern façade, so the Applicant is requesting relief from the requirement that signs can only be affixed to a building frontage, to allow a sign absent an entrance. The Lee Highway façade measures v2

23 210 linear feet, so using the same 1.65 multiplier would allow up to square feet of building-mounted signage. Sign B. Lowe s is proposing one building-mounted sign along the Lee Highway façade that is well within the parameter referenced above. Specifically, the Applicant has proposed a sign that includes the Lowe s text that measures 245 square feet adhered directly to the building. This sign will be visible for those traveling along Lee Highway and will help establish a relationship between the building and that important façade. Further, the sign allows and supports the introduction of a strong architectural feature along the Lee Highway façade. When the blue background is included in the overall measurement, the total area of that architectural element is 619 square feet. Ground-Mounted Project Identity Sign With the introduction of the Lowe s to the Center, the Applicant proposes to remove the outdated K-Mart pylon sign from the Lee Highway frontage. To complement the upgraded architecture and design of the center, the Applicant proposes two new ground-mounted project identification signs in its place: one along Lee Highway and a second along Jermantown Road. Specifically, the Applicant requests to modify Section (b)(2)(a)(1) and Section (b) to allow the two ground-mounted project identity signs that exceed 6 feet in height and 50 square feet in total size and include tenant names. Jermantown Road Sign F. Located at the Store s primary entrance from Jermantown Road, this secondary ground-mounted sign will include just the Lowe s moniker and logo. This is a double-sided, internally lit sign that is 7 feet in total height, when including the 2-foot tall masonry base, with a sign area of 49 square feet. It will be set back at least 20 feet from the existing property line, as required by the Zoning Ordinance, and at least 15 feet should the revised property line, should Jermantown ever get widened. Lee Highway Sign G. Located at the primary entrance from Lee Highway, this sign is proposed to include the Lowe s moniker and logo at the top and include sign panels for the Center s eight (8) additional tenants. The sign panels will each measure approximately four feet long by one foot tall. The total height of the sign structure is 12 feet, which includes a 1.5-foot masonry base. The sign is internally lit, double-sided and has a total sign area of 105 square feet. It will be set back at least 20 feet from Lee Highway, as required by the Zoning Ordinance. Conclusion The proposed Lowe s Sign Plan includes all of the signs specific to the Lowe s store. The building-mounted signs complement the important architectural features of the Lowe s façade and help reduce the overall massing of the Store. Further, those signs allow customers, before they even park, to know what part of the 88,000-square-foot store they want to enter. The ground-mounted signs aide travelers along the two important arterials that border the Property and assist the smaller retail shops that are set significantly back from Lee Highway and even tucked a bit behind the Lowe s store by providing them a street presence they have lacked v2

24 4080 Jermantown Road: Lowe's Sign Plan Matrix Revised Sign Type Ordinance Section to be Modified Ordinance Allowance Requested Allowance Specific Sign Text Overall Text Size Proposed Text Dimensions Proposed Background Dimensions Sign Size including background element Building- Mounted Tenant (b)(2)(a)(2)(i) 1.5 SF/LF of building for a maximum of 150 SF of signage per tenant 1.51 SF/LF of building along Jermantown for a maximum of 584 SF of text; 1.2 SF/LF of building along Rt. 29 for a maximum of 245 SF of text Sign A Lowe's 350 SF H: 9'4" W:37'4" Maximum H: 22'11" W:50' 805 SF Sign B Lowe's 245 SF H: 7'9" W: 31'6" n/a 619 SF Sign C Garden Center 105 SF H: 7'3" W: 14'6" n/a 105 SF Sign D Product Pickup SF H: 4'10.5" W: 31'5.25" n/a SF Maximum H:11'7" Sign E Indoor Lumber Yard 80 SF H: 7'8" W: 10'5" W: 18'8" 108 SF Sign Type Ground- Mounted Project ID Ordinance Sections to be Modified (b)(2)(a)(1) and (b) Ordinance Number One ground-mounted or building-mounted sign; shall not be used to identify individual tenant names Proposed Number Two groundmounted signs both with individual tenant names Specific Sign Sign F Sign G Text Lowe's Lowe's with space for 8 additional tenant names Ordinance Dimensions H: 6' SF: 50 Setback: 20' H: 6' SF: 50 Setback: 20' Proposed Dimensions H: 7' SF: 49 SF Setback: >/= 20' from existing property line; >/=15 feet from proposed property line H: 12' SF: 105 SF Setback: >/= 20'

25 R 20 FT SETBACK FROM EXISTING PROPERTY LINE REVISIONS PRE-BID SET ISSUE DATE POST BID SET ISSUE DATE DATE DESCRIPTION SITE DISTANCE TRIANGLES (TYP.) LOWE'S HOME CENTERS, LLC CURTIS BRIDGE ROAD REEC DOCK WILKESBORO, NC VIRGINIA OFFICE Broderick Drive Suite 110 Sterling, VA Phone: maserconsulting.com AREA FOR SIGN (V) (F) THIS DRAWING IS THE PROPERTY OF LOWE'S HOME CENTERS, INC. ANY USE OR REPRODUCTION IN WHOLE OR PART IS PROHIBITED WITHOUT THE EXPRESSED WRITTEN CONSENT OF LOWE'S HOME CENTERS, INC. COPYRIGHT 2010 ALL RIGHTS RESERVED NOTE: SIGNS TO BE INSTALLED PERPENDICULAR TO RIGHT-OF -WAYS CITY OF FAIRFAX CHECKED BY: JMJ CME SITE DISTANCE TRIANGLES (TYP.) 20 FT SETBACK FROM EXISTING PROPERTY LINE 20 FT SETBACK FROM FUTURE FRONTAGE DEDICATION VCS 83 (NORTH ZONE) I M S S I M S S U U T T I I L L I I T Y T Y SIGN EXHIBIT DRAWING ISSUE DATE: PERMIT SET ISSUE DATE: LOWE'S - FAIRFAX CONSTRUCTION SET ISSUE DATE: DRAWING NUMBER: 4080 JERMANTOWN ROAD FAIRFAX, VIRGINIA EXH-1 DRAWN BY: A PROJECT No:

26 City of Fairfax, Virginia Master Sign Plan September 17 th, 2014 Revised October 29, 2014

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28 Segment A Segment C Segment D Segment E FRONT ELEVATION Scale: 1" = 30'-0" Segment B LEFT ELEVATION Scale: 1" = 30'-0"

29 Indoor Lumber Yard Signage: 7'-8" x 10'-5"= 80 square feet Background Area = 108 square feet Product Pick-up Signage: 31'-51/4" x 4'-10 1/2"= square feet FRONT ELEVATION Segment E Scale: 1/16" = 1'-0" Front Entry Signage: 9'-4" x 37'-4" = 350 square feet Background Area = 805 square feet FRONT ELEVATION Segment D Scale: 1/16" = 1'-0" Garden Center Signage: 7'-3" x 14'-6"= 105 square feet Garden Center Signage: 7'-9" x 31'-6"= 245 square feet Background Area = 619 square feet FRONT ELEVATION Segment C Scale: 1/16" = 1'-0" LEFT ELEVATION Segment B Scale: 1/16" = 1'-0" FRONT ELEVATION Segment A Scale: 1/16" = 1'-0"

30 9'-9" TENANT TENANT 12'-0" 5'-0" 9'-9" 4'-4 1/2" 1'-0" 5'-0" 7'-0" TENANT TENANT TENANT TENANT 4'-8" TENANT TENANT 1'-6" 4'-4 1/2" X 1'-0" Tenant Panels 2'-0" MONUMENT SIGN Scale: 1/2" = 1'-0" MONUMENT SIGN Scale: 1/2" = 1'-0"

31 WHITE LOWES RED PMS 200 LOWES Blue PMS 280 Note: *Masonry Match Per Building or equivalent as approved by City Staff Match Bricks By: Carolina Ceramics Cherry (1) Pebble Beach (2)

32 Sign Text Street Frontage SIGN ID PROPOSED SQFT

33 Blue Area Calculations: 50-0 wide x high

34

35

36

37 Blue Area Calculations: 18-8 wide x 11-7 high

38 BRICK BASE TIO MATCH BUILDING : BY GC

39 BRICK BASE TIO MATCH BUILDING : BY GC

40 ATTACHMENT 5 City Council City of Fairfax PROPOSED RESOLUTION APPROVAL RESOLUTION TO APPROVE THE REQUEST OF FORREST HIGGINBOTHAM/LOWE S HOME CENTERS, LLC, OWNERS AND APPLICANT, BY MOLLY NOVOTNY, AGENT, FOR SPECIAL EXCEPTIONS TO CITY CODE SECTION TO ALLOW BUILDING- MOUNTED SIGNAGE TO EXCEED THE MAXIMUM ALLOWABLE SIGN AREA AND BE LOCATED ON NON-BUILDING FRONTAGE WALLS, TO ALLOW MORE THAN ONE GROUND-MOUNTED SHOPPING CENTER IDENTIFICATION SIGN, AND TO ALLOW GROUND-MOUNTED SHOPPING CENTER IDENTIFICATION SIGNAGE TO EXCEED THE MAXIMUM HEIGHT, SQUARE FOOTAGE AREA, AND TO IDENTIFY THE NAMES OF INDIVIDUAL TENANTS, IN THE C-2 RETAIL COMMERCIAL DISTRICT AND THE HIGHWAY CORRIDOR OVERLAY DISTRICT ON THE PREMISES KNOWN AS 4080 JERMANTOWN ROAD AND MORE PARTICULARLY DESCRIBED AS TAX MAP PARCEL B. WHEREAS, Forrest Higginbotham/Lowe s Home Centers, LLC, owners and applicant and Molly Novotny, Agent have submitted Application SE requesting a Special Exception to modify the requirements of City Code to allow building-mounted signage to exceed the maximum allowable sign area and be located on non-building frontage walls, to allow more than one ground-mounted shopping center identification sign, and to allow ground-mounted shopping center identification signage to exceed the maximum height, square footage area, and to identify the names of individual tenants, and WHEREAS, City Council has carefully considered the application, the recommendation from Staff, and testimony received at the public hearing; and WHEREAS, City Council has determined that the proposed Special Exception would be appropriate because the proposal would meet the requisites established by City of Fairfax Code , and for the following reasons: 1. The request is consistent with the Comprehensive Plan and other adopted city goals and policies; 2. The request is appropriate given the size and shape of the lot and the lot s site design on which the signage is proposed; 3. The request will not result in increased traffic congestion or otherwise negatively impact existing traffic flow or pedestrian and vehicular safety; 4. The request will not adversely impact adjacent property or the surrounding area; 5. The request will not adversely impact the safety and welfare of residents living in the area; and 6. The request is in harmony with the general purpose and intent of the applicable article of Chapter 110 of the City Code. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Fairfax on this 18 th day of November, 2014, that Application No. SE be and hereby is APPROVED, as requested with the following conditions: City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

41 1. All signage shall be in substantial conformance with the attached Lowe s signage graphics (pages 1 14), dated September 17, 2014 and revised through October 29, 2014, Sign Exhibit EXH-1 dated , and the Sign Plan Matrix, dated as revised through October 29, 2014 or as further amended by these conditions. 2. If any future public right-of-way improvements that require the removal of Sign F, then any and all costs associated with the removal, and any future relocation or modification of Sign F, shall be fully and wholly borne by the landowner or its assigns and not by the City of Fairfax or its assigns. The motion to adopt the resolution was approved. Votes Councilmember DeMarco Councilmember Greenfield Councilmember Loftus Councilmember Meyer Councilmember Miller Councilmember Schmidt Mayor Date City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

42 City Council City of Fairfax PROPOSED RESOLUTION DENIAL RESOLUTION TO DENY THE REQUEST OF FORREST HIGGINBOTHAM/LOWE S HOME CENTERS, LLC, OWNERS AND APPLICANT, BY MOLLY NOVOTNY, AGENT, FOR SPECIAL EXCEPTIONS TO CITY CODE SECTION TO ALLOW BUILDING- MOUNTED SIGNAGE TO EXCEED THE MAXIMUM ALLOWABLE SIGN AREA AND BE LOCATED ON NON-BUILDING FRONTAGE WALLS, TO ALLOW MORE THAN ONE GROUND-MOUNTED SHOPPING CENTER IDENTIFICATION SIGN, AND TO ALLOW GROUND-MOUNTED SHOPPING CENTER IDENTIFICATION SIGNAGE TO EXCEED THE MAXIMUM HEIGHT, SQUARE FOOTAGE AREA, AND TO IDENTIFY THE NAMES OF INDIVIDUAL TENANTS, IN THE C-2 RETAIL COMMERCIAL DISTRICT AND THE HIGHWAY CORRIDOR OVERLAY DISTRICT ON THE PREMISES KNOWN AS 4080 JERMANTOWN ROAD AND MORE PARTICULARLY DESCRIBED AS TAX MAP PARCEL B. WHEREAS, and Forrest Higginbotham/Lowe s Home Centers, LLC, owners and applicant and Molly Novotny, Agent have submitted Application SE requesting a Special Exception to modify the requirements of City Code to allow building-mounted signage to exceed the maximum allowable sign area and be located on non-building frontage walls, to allow more than one ground-mounted shopping center identification sign, and to allow ground-mounted shopping center identification signage to exceed the maximum height, square footage area, and to identify the names of individual tenants, and WHEREAS, City Council has carefully considered the application, the recommendation from Staff, and testimony received at the public hearing; and WHEREAS, City Council has determined that the proposed Special Exceptions are not appropriate because the proposal does NOT meet the requisites established by City of Fairfax Code , and for the following reasons: (Reasons to be chosen by City Council; sample list below) The request is not consistent with the Comprehensive Plan and other adopted city goals and policies; The request is not appropriate given the size and shape of the lot and the lot s site design on which the signage is proposed; The request will result in increased traffic congestion or otherwise negatively impact existing traffic flow or pedestrian and vehicular safety; The request will adversely impact adjacent property or the surrounding area; The request will adversely impact the safety and welfare of residents living in the area; and The request is not in harmony with the general purpose and intent of the applicable article of Chapter 110 of the City Code. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Fairfax on this 18 th day of November, 2014, that Application No. SE be and hereby is DENIED. City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

43 The motion to adopt the resolution was approved. Votes Councilmember DeMarco Councilmember Greenfield Councilmember Loftus Councilmember Meyer Councilmember Miller Councilmember Schmidt Mayor Date City Hall Armstrong Street Room 207 Fairfax Virginia (FAX)

44 ATTACHMENT 6 MOTIONS ATTACHMENTS: [If City Council wishes to approve the applicant s request, Motion 6A is appropriate; if City Council wishes to deny the applicant s request, Motion 6B is appropriate.] 6A. Motion to adopt resolution to approve Special Exception (Staff Recommended) 6B. Motion to adopt resolution to deny Special Exception

45 6A SAMPLE MOTION FOR APPROVAL WITH CONDITIONS I MOVE THAT THE CITY COUNCIL ADOPT THE ATTACHED RESOLUTION TO APPROVE THE REQUEST OF FORREST HIGGINBOTHAM/LOWE S HOME CENTERS, LLC, OWNERS AND APPLICANT, BY MOLLY NOVOTNY, AGENT, FOR SPECIAL EXCEPTIONS TO CITY CODE SECTION TO ALLOW BUILDING-MOUNTED SIGNAGE TO EXCEED THE MAXIMUM ALLOWABLE SIGN AREA AND BE LOCATED ON NON-BUILDING FRONTAGE WALLS, TO ALLOW MORE THAN ONE GROUND- MOUNTED SHOPPING CENTER IDENTIFICATION SIGN, AND TO ALLOW GROUND- MOUNTED SHOPPING CENTER IDENTIFICATION SIGNAGE TO EXCEED THE MAXIMUM HEIGHT, SQUARE FOOTAGE AREA, AND TO IDENTIFY THE NAMES OF INDIVIDUAL TENANTS, IN THE C-2 RETAIL COMMERCIAL DISTRICT AND THE HIGHWAY CORRIDOR OVERLAY DISTRICT ON THE PREMISES KNOWN AS 4080 JERMANTOWN ROAD AND MORE PARTICULARLY DESCRIBED AS TAX MAP PARCEL B SUBJECT TO THE FOLLOWING CONDITIONS: 1. All signage shall be in substantial conformance with the attached Lowe s signage graphics (pages 1 14), dated September 17, 2014 and revised through October 29, 2014, Sign Exhibit EXH-1 dated , and the Sign Plan Matrix, dated as revised through October 29, 2014 or as further amended by these conditions. 2. If any future public right-of-way improvements that require the removal of Sign F, then any and all costs associated with the removal, and any future relocation or modification of Sign F, shall be fully and wholly borne by the landowner or its assigns and not by the City of Fairfax or its assigns.

46 6B SAMPLE MOTION FOR DENIAL I MOVE THAT THE CITY COUNCIL ADOPT THE ATTACHED RESOLUTION TO DENY THE REQUEST OF FORREST HIGGINBOTHAM/LOWE S HOME CENTERS, LLC, OWNERS AND APPLICANT, BY MOLLY NOVOTNY, AGENT, FOR SPECIAL EXCEPTIONS TO CITY CODE SECTION TO ALLOW BUILDING-MOUNTED SIGNAGE TO EXCEED THE MAXIMUM ALLOWABLE SIGN AREA AND BE LOCATED ON NON-BUILDING FRONTAGE WALLS, TO ALLOW MORE THAN ONE GROUND-MOUNTED SHOPPING CENTER IDENTIFICATION SIGN, AND TO ALLOW GROUND-MOUNTED SHOPPING CENTER IDENTIFICATION SIGNAGE TO EXCEED THE MAXIMUM HEIGHT, SQUARE FOOTAGE AREA, AND TO IDENTIFY THE NAMES OF INDIVIDUAL TENANTS, IN THE C-2 RETAIL COMMERCIAL DISTRICT AND THE HIGHWAY CORRIDOR OVERLAY DISTRICT ON THE PREMISES KNOWN AS 4080 JERMANTOWN ROAD AND MORE PARTICULARLY DESCRIBED AS TAX MAP PARCEL B FOR THE FOLLOWING REASON(S): (CITY COUNCIL TO CHOOSE FROM THE FOLLOWING REASONS) The request is not consistent with the Comprehensive Plan and other adopted city goals and policies; The request is not appropriate given the size and shape of the lot and the lot s site design on which the signage is proposed; The request will result in increased traffic congestion or otherwise negatively impact existing traffic flow or pedestrian and vehicular safety; The request will adversely impact adjacent property or the surrounding area; The request will adversely impact the safety and welfare of residents living in the area; and The request is not in harmony with the general purpose and intent of the applicable article of Chapter 110 of the City Code.