ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of November 14, 2006 DATE: November 2, 2006 SUBJECT: SP #106-6 SITE PLAN AMENDMENT to amend comprehensive sign plan; 2751 S. Stafford St. (Bear Rock Café) (RPC #29-014-017) Applicant: TLJ Hospitality Shirlington, LLC (dba Bear Rock Café) 4829 N. 26 th Street Arlington, VA 22207 By: Anthony L. Jones C.M. RECOMMENDATION: County Manager: County Attorney: Staff: Lorrie Pearson, DCPHD, Planning Division Deny the site plan amendment to amend the comprehensive sign plan as proposed. Approve the site plan amendment to amend the comprehensive sign plan to permit a revised temporary wall sign of 40 square feet for a period of three (3) years, until November 14, 2009. ISSUES: The proposed additional tenant sign does not comply with the Shirlington Village Comprehensive Sign Plan and the Sign Guidelines for Site Plan Buildings standards for total number of tenant signs, or the location of the proposed sign. SUMMARY: This is a request for an amendment to the Shirlington Village comprehensive sign plan to permit an additional sign for a retail tenant along South Stafford Street. The proposed location of the sign, on the side of the building, does not comply with the Shirlington Village Comprehensive Sign Plan, which specifies that the locations of retail signs should generally be along the fronts of buildings. The proposed sign area also exceeds the maximum area and the maximum number of signs permitted per tenant as stated in both the Shirlington Village Comprehensive Sign Plan and the Sign Guidelines for Site Plan Buildings. Therefore, staff recommends denial of the amendment to the comprehensive sign plan as proposed. Should the
applicant agree to reduce the area of the proposed sign to 40 square feet and remove the sign within three (3) years, staff would recommend approval of the site plan amendment to permit a revised temporary wall sign of 40 square feet for a period of three (3) years, until November 14, 2009. At the end of the three year period, the applicant could request an extension of the approval. The applicant has not yet agreed to the revision. Staff would also consider a revision to the Shirlington Village Comprehensive Sign Plan and Sign Guidelines, should Federal Investment Realty Trust/Street Retail apply to revise the guidelines to permit a limited amount of additional signs. BACKGROUND: The subject site is part of the larger Shirlington Phased Development Site Plan (PDSP) approved in 1982. The building contains a total of 11,940 square feet of ground floor retail. Bear Rock Café is expected to occupy 3,535 square feet. At the current time, the remaining retail spaces are vacant. The following provides additional information about the site and location: Site: The tenant space is on the north end of the building at the northeast corner of South Stafford Street and 28 th Street South. The recently-constructed building is planned for ground floor retail along South Stafford and 28 th Street South and residential units above. To the north: Currently a surface parking lot, the site immediately to the north is the proposed Hilton Garden Inn. Between the proposed hotel and the site is a proposed service drive for the hotel and alley between the buildings. To the south: Future retail spaces with retail above lie across 28 th Street South. To the east: The rear of the existing cinema building lies to the east. To the west: A future grocery store with residential units above lies across South Stafford Street to the west of the site. Zoning: The site is zoned "C-O-1.5", Commercial Office Building, Hotel and Apartment Districts. Land Use: The site is designated on the General Land Use Plan as "Low" Office-Apartment- Hotel (up to 1.5 FAR for Office, up to 72 unites/acre for Apartments, and up to 110 units/acre for Hotel). Neighborhood: While the site is not located within a civic association, nearby civic associations include the Fairlington Citizen s Association, which lies immediately to the south of the Village at Shirlington, and the Nauck Civic Association lies across Four Mile Run to the north of the Village at Shirlington. The site is located within the Fairlington- Shirlington Neighborhood Conservation Area. DISCUSSION: The applicant has requested an amendment to the comprehensive sign plan to place a wall sign on the north face of the building. The proposed sign would be 91.75 square feet in area, would read Bear Rock Café Breakfast - Lunch - Dinner, and would be black Shirlington Village Comprehensive Sign Plan - 2 -
reverse channel letters illuminated with a white halo. The location of the proposed sign would be on the side of the building, perpendicular to the South Stafford Street tenant frontage and ultimately behind the future Hilton Garden Inn proposed at the corner of Arlington Mill Drive and South Stafford Street. The site plan for the future Hilton Garden Inn has been submitted to the County and is currently on the schedule for review by the Site Plan Review Committee in November and December 2006. In addition to this request for an amendment to the comprehensive sign plan, the applicant has been issued a sign permit for signage on the front of the building along South Stafford Street for a total of 42 square feet in area. According to both the Shirlington Village Comprehensive Sign Plan and the Sign Guidelines for Site Plan Buildings, a retail tenant is limited to a maximum total sign area of sixty square feet or a total sign area of one square foot per linear foot of the tenant s frontage, whichever is greater. Since in this case the tenant s frontage is only 45.7 square feet, the tenant would be limited to 60 square feet in total sign area. The proposed 91.75 square foot sign exceeds that limit, and when added to the additional signs on the front of the building, the total proposed signs for this tenant would be 133.75 square feet, more than twice that permitted by both sets of guidelines. Both sets of guidelines also limit the number of signs permitted per tenant to one sign per tenant frontage. As the tenant in this instance has only one frontage, the total number of signs permitted would be one. This proposed amendment would increase the total number of signs for the tenant to two signs when including the sign approved for the front of the building. The Shirlington Village Comprehensive Sign Plan also specifies the locations permitted for retail signs. For this building, retail tenant signs are depicted graphically along the front of the building along South Stafford Street and 28 th Street South and noted in table form as located on the west (South Stafford Street) and south (28 th Street South) elevations. As proposed, the location of the sign would be a departure from the Shirlington Village Comprehensive Sign Plan. The proposed sign would also be blocked from view upon approval and construction of the proposed hotel just north of the restaurant, at South Stafford Street and Arlington Mill Drive. As the subject tenant space is expected to be the first occupied retail space along the newlycreated South Stafford Street, staff recognizes the challenges faced by the applicant in attracting customers to this part of Shirlington Village. Staff also recognizes that upon approval and construction of the future hotel just north of the site, any sign placed at the proposed location would be blocked by the hotel and not readily visible from Arlington Mill Drive. However, signs approved that are inconsistent with either of the established guidelines may encourage other tenants within Shirlington Village to request additional signs or sign area that also do not comply with the guidelines. Attached is an exhibit illustrating building walls in Shirlington that are not currently permitted to display wall signs (Attachment 1). In order to balance the challenge of encouraging visitors to the new section of Shirlington with the need to control the proliferation of signs, staff could support a limited amount of sign area at the proposed location for a limited amount of time. Until the hotel is built, the wall on which the proposed sign would be placed is the closest thing to a frontage on Arlington Mill Drive. The Shirlington Village Comprehensive Sign Plan - 3 -
length of the building wall where the sign is proposed is approximately 80 feet. If this building were at the intersection of two streets, the tenant would be permitted up to 80 square feet in sign area (a ratio of one foot of sign area to every linear foot of frontage). In this case, since the tenant is not at an intersection, and therefore is not strictly entitled to any sign area at this location, staff would not support 80 square feet in sign area. A more modest-sized sign of 40 square feet, which is a ratio of one-half foot of sign area to every foot of building wall, would be more in scale with the size of the overall tenant space and the 42 square feet of sign area provided at the front of the building. Such a sign, allowed on a temporary basis, would be permitted only because businesses in this new area of Shirlington may need special assistance until more build-out occurs. Although the applicant has not agreed to revise the area of the sign, should the County Board approve the 40-square-foot sign, staff would recommend the sign be removed within three (3) years, unless granted an extension by the County Board. Three years would provide adequate time for either the hotel to be approved and commence construction or for the retail businesses to become established along South Stafford Street. CONCLUSION: The proposed amendment to the comprehensive sign plan requests a sign in a location that does not comply with the Shirlington Village Comprehensive Sign Plan, a total number of signs that is twice that permitted by either the Shirlington Village Comprehensive Sign Plan and the Sign Guidelines for Site Plan Buildings, and a total sign area that is more than double what would be permitted by either of the guidelines. Therefore, staff recommends denial of the amendment to the comprehensive sign plan. However, due to the temporary nature of the sign s visibility pending approval and construction of the adjacent hotel, and the lack of other operating retail establishments or signs proposed along South Stafford Street, should the applicant agree to reduce the area of the proposed sign to 40 square feet and remove the sign within three (3) years, staff would recommend approval of the site plan amendment to permit a revised temporary wall sign of 40 square feet for a period of three (3) years, until November 14, 2009. At the end of the three year period, the applicant could request an extension of the approval. Staff has included two new conditions that the County Board could approve if the applicant agrees to staff s recommended revision and the County Board desires to approve the site plan amendment for a comprehensive sign plan. New Conditions: 1. The applicant agrees to limit signage on the site to the comprehensive sign plan as shown on the drawings prepared by Federal Heath Sign Company and dated September 12, 2006, and approved by the County Board on November 14, 2006. The applicant agrees to revise the wall sign shown on the side (north) elevation in the proposed comprehensive sign plan amendment prepared by Federal Heath Sign Company and dated September 12, 2006, to an area not to exceed 40 square feet, and that such sign shall be removed on or before November 14, 2009. The applicant agrees to submit a revised comprehensive sign plan amendment that is consistent with this approval and to obtain the County Manager s Shirlington Village Comprehensive Sign Plan - 4 -
approval of that revised plan within fifteen (15) days after the County Board approves this site plan amendment. A sign permit will be issued and reviewed for compliance with the approved comprehensive sign plan only after County Manager approval. 2. The applicant agrees to, at a minimum, disconnect the electrical hook-up to the proposed wall sign within (15) days after the issuance of a certificate of occupancy for any building on the lot immediately to the north of the proposed sign. Shirlington Village Comprehensive Sign Plan - 5 -
PREVIOUS COUNTY BOARD ACTIONS: October 9, 1976 December 4, 1982 July 9, 1983 July 13, 1985 December 2, 1986 June 6, 1987 Approved a rezoning from C-2 to C-O-1.5 (Z- 2086-76-3); and approved a Phased Development Site Plan. The approval expired in 1981. Approved a Phased Development Site Plan (PDSP) on four parcels consisting of 570,000 S.F. of office space, 428,000 s.f. of retail space, 300 hotel rooms, and 490 residential units known as the Village at Shirlington. Approved the final site plan for Phase I (SP-1) on Parcel 2, allowing 60,000 s.f. of office area and 370,000 s.f. of retail area. Approved PDSP amendment to increase the maximum building height on Parcel 3 from 10 stories (150 feet) to 11 stories (150 feet); and approved the final site plan for Phase II (SP-2) on Parcel 3, allowing an 11-story office building with 295,000 s.f. of office g.f.a. and 17,000 s.f of retail g.f.a. Approved a site plan to SP-1, permitting revised signs for the Shirlington Theatre. Approved a PDSP amendment to establish standards by which administrative approval of subdivision can be granted. December 13, 1987 Approved a PDSP amendment to transfer 85,895 s.f. of office/retail area from Parcel Two to Parcel One; and approved the final site plan for Phase III (SP-3) on Parcel One, allowing a 6-story office building with 85,895 s.f. of office/retail area, and a 10-story hotel with 299 units. April 16, 1988 July 9, 1988 Approved a site plan amendment to allow the operation of a child care center for 79 children ages 3 to 6 years old. Approved a site plan amendment to extend the expiration date of the site an additional three years to July 9, 1991. Shirlington Village Comprehensive Sign Plan - 6 -
Approved a PDSP Amendment to transfer 86 residential units from Parcel 4 to Parcel 3 or Parcel 2, and 4,485 s.f. of commercial/retail area from Parcel 1 to Parcel 2; and approved final site plan for Phase IV (SP-1) on Parcel 4, allowing an 8-story, 404 unit residential development. October 1, 1988 June 3, 1989 June 2, 1991 August 10, 1991 September 18, 1991 June 13, 1992 September 12, 1992 Approved a PDSP amendment to install banners around the periphery of the site. Approved a site plan amendment to permit an outdoor café in conjunction with an existing restaurant. Continued a site plan amendment for an outdoor café with a review in three (3) years. Approved a site plan amendment for renovation of an existing automobile service station and addition of a car wash subject to conditions. Approved site plan amendment to permit live entertainment in conjunction with an existing restaurant. Approved site plan amendment for an outdoor café. Continued site plan amendment for live entertainment (Bistro, Bistro). November 14, 1992 Approved one tenant identification sign 100.5 square feet in size on east elevation of 2775 South Quincy Street. April 9, 1994 May 7, 1994 May 20, 1995 Approved site plan amendment to convert 4,000 s.f. of retail space to classrooms, copy facilities and shower locker room for a period not to exceed 12 years (2006) subject to two conditions and a review in five (5) years. Approved site plan amendment to permit an outdoor café associated with California Pizza Kitchen. Approved a site plan amendment to amend Condition #48, which restricts the use of the health Shirlington Village Comprehensive Sign Plan - 7 -
club to office tenants, and residents and to permit use by non-residents. August 8, 1995 Deferred a PDSP amendment to amend the project s comprehensive sign plan to retain an existing freestanding sign to the December 9 th County Board meeting. Deferred a PDSP amendment to eliminate the requirement that the parking structure used by the existing office building be shared with the future hotel and to modify condition #44 and add standard subdivision conditions to the September 9, 1995 County Board meeting. September 9, 1995 Approved a site plan amendment for live entertainment in an existing restaurant (Bistro, Bistro). Deferred PDSP amendment to eliminate the requirement that the parking structure used by the existing office building be shared with the future hotel and to modify condition #44 and add standard subdivision language. October 14, 1995 November 18, 1995 December 9, 1995 February 3, 1996 February 24, 1996 May 13, 1996 Approved a site plan amendment to permit exterior dinning at THAI in Shirlington. Accept withdrawal of PDSP amendment request. Approved site plan amendment to allow outdoor café (Fresh Fare). Deferred a PDSP to amend the comprehensive sign plan for the retention of a freestanding sign to the February 3, 1996 County Board meeting. Deferred PDSP amendment on comprehensive sign plan to February 24 th meeting. Deferred PDSP amendment on comprehensive sign plan to May 11, 1996 meeting. Deferred PDSP amendment on comprehensive sign plan to July 20, 1996 meeting. Shirlington Village Comprehensive Sign Plan - 8 -
July 20, 1996 November 16, 1996 January 11, 1997 July 8, 1998 February 6, 1999 March 13, 1999 April 10, 1999 Denied PDSP Amendment to amend comprehensive sign plan for the retention of a freestanding sign. Approved site plan amendment SP #106 to permit an outdoor café Capital City Brewing Company. Approved PDSP Amendment and final site plan approval for Parcel 1 to add 2 stories of studio/mechanical/technical support space above the existing parking garage structure, an atrium between the garage and office building, antennas, an LED sign band, subject to conditions. Approved site plan amendment to expand outdoor café (Capitol City Brewing Co.). Defer PDSP Amendment and Final Site Plan Approval for Parcel 2 to the March 13, 1999 County Board meeting. Defer PDSP Amendment and final site plan Approval for Parcel 2 to the April 10, 1999 County Board meeting. Approved PDSP Amendment to reallocate from Parcel 3 to Parcel 2 150,000 square feet of approved gross floor area and a final site plan for an 8-story office building and 7-level parking structure on Parcel 2 subject to PDSP Conditions and final site plan Conditions. July 10, 1999 Defer GLUP Amendment to the November 13, 1999 County Board meeting. November 13, 1999 Defer GLUP Amendment to the February 12, 2000 County Board meeting. February 20, 2000 Defer GLUP Amendment to the July 22, 2000 County Board meeting. July 22, 2000 Defer GLUP Amendment, Rezoning and Phased Development Site Plan Amendment to the September 9, 2000 County Board meeting. Shirlington Village Comprehensive Sign Plan - 9 -
September 9, 2000 October 7, 2000 June 30, 2001 June 8, 2002 November 16, 2002 April 26, 2003 September 13, 2003 January 29, 2005 July 10, 2006 September 16, 2006 Defer GLUP Amendment, Rezoning and Phased Development Site Plan Amendment to the October 7, 2000 County Board meeting. Approved GLUP Amendment, Rezoning, and Phased Development Site Plan Amendment. Approved final site plan for residential/retail/streetscape for Parcel 3. Approved final site plan for library/theater and plaza for Parcel 3. Approved site plan amendment for residential/retail site plan to construct addition to Building 2 and reallocate 1,200 s.f. of retail space elsewhere in Parcel 3. Approved minor site plan amendment to modify garage and extend term of site plan. Approved minor site plan amendment for additional commercial GFA for grocery store and modification of use regulations for density. Approved Shirlington Village Comprehensive Sign Plan. Deferred PDSP amendment and final site plan for new office building and parking garage. Approved PDSP AMENDMENT to convert 8 hotel units to approximately 4,752 square feet retail use for Parcel 3; and FINAL SITE PLAN to construct approximately 195,000 square feet office building, plus approximately 16,472 square feet of retail, shared parking structure, with modifications of use regulations for exclusion of tenant storage from GFA, and approval of rooftop signage; SW Corner of South 28 th Street and South Randolph Street also known as Lot 6, Street Retail, Inc. Addition to Village at Shirlington (RPC #29-014-020). Shirlington Village Comprehensive Sign Plan - 10 -