County of Loudoun. Department of Planning MEMORANDUM

Transcription

1 County of Loudoun Department of Planning MEMORANDUM DATE: April 18, 2013 TO: FROM: Jane McCarter, LEED AP, AICP, Project Manager Land Use Review Joseph Carter, AICP, CZA, Senior Planner Community Planning SUBJECT: SIDP ; Virginia Manor Sign Development Plan First Referral EXECUTIVE SUMMARY NVR, Inc. requests approval of a Sign Development Plan (SIDP) in order to modify the sign provisions of the Revised 1993 Zoning Ordinance and establish a Sign Development Plan (SDP) for Virginia Manor, a residential development within the Transition Policy Area. The Virginia Manor is located in the Dulles Community, south of Braddock Road and west of Gum Spring Road with direct access to Gum Spring Road. The SDP proposes the use of standard logos, typography, and color palette that contributes to and enhances the community s sense of place and aesthetics; however, the SDP does not consider the scale and relationship of the signs with the surrounding area and character of the Transition Policy Area. In addition, the SDP proposes an excessive number of signs for similar purposes (i.e., the same sign types are duplicated onsite with more than one sign type presenting similar information in the same general location). As such, the proposed Virginia Manor Sign Development Plan appears inconsistent with the policies of the Revised General Plan. Staff requests additional information to assure high-quality materials, appropriate hierarchy scale, and comprehensive coordination for the signage within the development. BACKGROUND NVR, Inc. requests approval of a sign development plan for the approximately 464-acre Virginia Manor development pursuant to the provisions of the Revised 1993 Zoning Ordinance. The development is located within the Transition Policy Area, and zoned PDH-3. Virginia Manor is a planned residential community. The development will Attachment 1a A-1

2 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 2 ultimately include approximately: 1,100 single-family detached and attached homes, fifty percent (50%) open space, recreational facilities, community facilities, a daycare facility and an elementary school. VICINITY MAP The proposed SDP is intended to visually unify these areas, identify community amenities, and assist motorists, cyclists, and pedestrians. The applicant more specifically proposes a variety of signs, including: Permanent Signs Primary and Secondary Community entry signs; Primary and Secondary Neighborhood entry monuments; Village Identity signs Amenity activity signs; and Park name signs. Temporary Signs Amenity announcement signs; Builder announcement signs; Model home builders information signs; Model name signs; Individual lot posts; Model Tour signs; Brochure boxes; Neighborhood announcement sign; Neighborhood directional sign; Visitor parking sign; Sales center entrance sign; Primary model home directional signs; and Secondary model home directional signs. A-2

3 The SDP includes general sign specifications regarding logo, typography, materials, color palette, and lighting. The plan includes a matrix with a comparison of existing and proposed regulations for each type of sign. The applicant has provided maps depicting the general locations of permanent and temporary sign types. Additionally, the plan includes a one-page description for each type of sign, including the guidelines, number, sign and background area, height, illumination, type, location, and elevation of each. PLANNED LAND USES The site is located within the Transition Policy Area (Revised General Plan, Chapter 7, Planned Land Use Map). The County s vision for the Transition Policy Area is for land uses that provide a visual and spatial transition between the suburban development to the east and the rural development to the west. The Transition Policy Area will be developed as a unique and innovative blend of rural and suburban development features that fully integrate the elements of the Green Infrastructure and establish natural open spaces as a predominant visual element and enhancement to the area s river and stream corridors (Revised General Plan, Chapter 8, General Policy 2). Within the Transition Policy Area, signs and lighting related to civic uses, such as community centers, must be located and designed to have minimal undesirable impact on the surrounding areas and ensure that the standards and environmental impacts on surrounding areas conform to County requirements (Revised General Plan, Chapter 8, Community Design Policy 23b). EXISTING LAND USES Construction is in process for the Virginia Manor development, including utilities, roads, community facilities, and housing. The community is not expected to be completed for a number of years and much of the project area is vacant. The site includes numerous Green Infrastructure resources, including forests, steep slopes, historic resources, and stream corridors, including Foley Branch. A Phase I archaeological survey on the property identified three historic sites. The applicant proffered to conduct Phase II surveys and to either mitigate, avoid or preserve the sites if required and in accordance with the State Historic Preservation Officer. COMPATIBILITY SIGNS Signs proposed for use in the Transition Policy Area should not detract from natural open spaces, which are to be the predominant visual elements. The applicant has designed signs to identify the Virginia Manor development, its amenities, to announce forthcoming amenities, advertise builder information and to provide direction and information regarding housing sales and marketing for potential customers. The heights of the proposed signs range from a maximum of fourteen and half (14.5 ) feet tall for the background of neighborhood entrances signs to a minimum of four feet (4 ) for model name and individual signs. Stone-veneered bases and metal pole posts are shown as a design aesthetic for the majority of the signs. Staff notes that a site visit revealed that some of the proposed signs have been installed without the benefit of staff review (see attachment 1). A-3

4 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 4 Analysis The sign development plan s logo, typography, and color palette apply a comprehensive design for signage in the community and present a harmonious design aesthetic envisioned for the Transition Policy Area; however, the scale and number of signs create visual clutter and are generally not compatible with the character of the transition area. The proposed signage, specifically the primary and secondary entry signs, are generally not consistent with the surrounding subdivisions in the area (see attachment 2). Staff provides the following general comments: The proposed minimum setbacks from roads range from no setback (0') for primary neighborhood identity signs and model village entry signs to two feet (2') for secondary neighborhood identity signs. Staff recommends that these distances be increased for signs remaining to be installed to ensure adequate separation from roads, trails, and sidewalks. Description of sign and structure materials do not provide adequate assurances that signage materials will reflect the graphic upon construction or the high quality materials expected in construction; CMU block (concrete masonry unit i.e. concrete block or cement block) is not an acceptable material for exterior surfaces. The description of the decorative poles does not specify a design or type of pole. Staff recommends that the applicant revise the descriptions and specifically describe the materials and design of each sign structure and sign that provide adequate assurances that the graphic detail will be constructed as presented. The applicant does not state when temporary signs T-1 and T-3 will be removed. Staff recommends that the applicant specify when temporary signs T-1 and T- 3 will be removed. The sign hierarchy appears reversed for the Primary and Secondary Model Homes Directional Signs (T-12 and T-13); Staff recommends reconciliation of this discrepancy to maintain sign hierarchy. The Overall Sign Location Map legend lists a P-12 sign which does not exist in the Comprehensive Sign Plan. The Model Sign Location Map should provide a list (legend) and number of the signs this graphic supports. Staff recommends reconciliation of this discrepancy. Staff also recommends that the applicant state the expected number of model homes in each community. A-4

5 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 5 Overall, the scale and number of the signs and background structures present visual clutter within the development and are generally not compatible with the character of the area and do not present a harmonious design aesthetic envisioned for the Transition Policy Area. Permanent Signs Staff has the following comments and recommendations regarding specific permanent sign types: Main Entrance Signs (P-1) These signs are intended to be visible from arterials, such as Gum Spring Road, and identify the development by name Virginia Manor in a cursive font. The use of stone-veneered bases for the entry signs is a compatible material with the surrounding landscape as it is typically found in both the Rural and Suburban Policy Areas and represents the historical use of such stone in the County. Stone-veneered bases also help integrate the signs with the walls, stairs, and bridges of the development that are constructed with stone. However, the size of the sign, including its background, appears excessively large. The square footage of the main sign is 128 square feet, more than twice the size of the permitted sign area in a PD-H district. The background structure for the entrance sign consists of 529 square feet with a length of more than 96.5 feet and a maximum height of 9.5 feet; such size and massing is out of character for the Transition Policy Area. Staff recommends that the applicant reduce the size of the proposed main entrance sign and the massing of the background to provide an entrance sign design more harmonious with the Transition Policy Area. Staff also recommends using landscaping to frame the sign. Secondary Entrance Signs (P-2) These signs are intended to be visible from arterials, such as Braddock Road and Gum Spring Road, and identify the development by name Virginia Manor in a cursive font. The use of stone-veneered bases for the entry signs is a compatible material with the surrounding landscape as it is typically found in both the Suburban and Rural policy areas and represents the historical use of such stone in the County. Stone-veneered bases also help integrate the signs with the walls, stairs, and bridges of the development that are constructed with stone. However, like the main entrance sign, the size of the sign, and its background, appears excessively large. The background structure for the secondary entrance signs consists of 392 square feet with a length over 72 feet (72 2 ) and a maximum height of seven feet and one inch (7 1 ); such size and massing is out of character for the Transition Policy Area. Staff recommends that the applicant reduce the sizes of the entrance signs and the massing of the backgrounds to provide an entrance sign design more harmonious with the Transition Policy Area. Staff also recommends using landscaping to frame the sign. A-5

6 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 6 Primary Neighborhood Identity Sign Monument (P-3) These signs feature an interlaced "VM" logo of cursive font set into a stone veneer column and function largely as landscape elements, as the signage is only two and half (2.5) square feet yet the monument is fourteen and half feet in height with a background area of 50 sq. ft. The design includes two (2) fourteen and half feet (14.5 ) tall, stone veneer columns connected by a decorative arch, with a centered hanging lantern. The sign is two and half (2.5) square feet within a one and half foot by one and a half foot (1.5 x 1.5 ) circle. The illustration presents a profile of the monuments and lists a setback of zero feet (0 ); however, the position and orientation of the arch structure along the right-of way is unclear. The minimum setback and massing of the sign may present a visibility hazard and increase visual clutter. The illustration also lists the height of the arch structure as fourteen and half feet (14.5 ) yet the sign matrix and description lists the maximum background height as thirteen feet (13 ). Sign background did not receive benefit of Staff review. Staff recommends the discrepancy with structure heights reconciled. Staff finds the height of the background monuments too large and uncharacteristic of structures in the Transition Policy Area. Staff notes that the sign background did not receive benefit of Staff review. For the remaining signs to be installed, Staff recommends the applicant reduce the height of the sign background to a more pedestrian scale (four feet or less) or increase the setbacks. The sign matrix states that white lighting will be used with these signs, but the lighting is not illustrated with the sign graphic. Because the nearby community entry signs feature lighting and identify the community name, staff recommends that lighting not be used for neighborhood identity monuments. The lighting is not necessary to direct motorists and is not in keeping with the character of the surrounding area. Staff recommends the applicant update the profile of the arch to depict its orientation to the right-of way and state that the arch will not traverse over the right of way. Secondary Neighborhood Identity Sign Monument (P-4) Like the Primary Neighborhood Identity sign, the Secondary Neighborhood Identity Sign features an A-6

7 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 7 interlaced "VM" logo set into a stone veneer column and functions largely as landscape elements. The sign is two and half (2.5) square feet within a one and half foot by one and a half foot (1.5 x 1.5 ) circle. The proposed height of the monument is seven feet and four inches (7 4 ) tall with a maximum background area of sixteen and a half (16.5) square feet. The applicant proposes a sign setback of only two feet (2 ). The minimum setback and massing of the sign may present a visibility hazard and increase visual clutter. The maximum height of the background structure is listed as six feet (6 ); however, the description for the respective sign proposes seven feet and four inches (7 4 ), the discrepancy should be reconciled. Staff recommends the applicant reduce the height of the sign background to a more pedestrian scale (four feet or less) and maintain a hierarchy for the signs. The sign matrix lists P-4 as illuminated with white light and the sign graphic depicts an upward-directed ground mounted light source. Because the nearby community entry signs feature lighting and identify the community name, staff recommends that no lighting be used for neighborhood identity monuments. The lighting is not necessary to direct motorists and is not in keeping with the character of the surrounding area. Village Identity Sign Monument (P-5) This sign features a two and half (2.5) square feet square sign with text stating a place name in cursive font, set into a stone veneer column and functions largely as landscape elements. The sign face dimensions are one foot and nine inches (1 9 ) in length by one foot and four inches (1 4 ) in height. The proposed height of the monument is six feet (6 ) with a maximum background area of sixteen and a half (16.5) square feet. The applicant proposes no sign setback, listing a setback of zero feet (0 ). The minimum setback and massing of the sign may present a visibility hazard and increase visual clutter. The sign matrix lists P-5 as illuminated with white light but the sign graphic does not depict a lighting source. Staff recommends the applicant reduce the height of the sign background to a more pedestrian scale (four feet or less) and maintain a hierarchy for the signs. Because the nearby community entry signs feature lighting and identify the community name, staff recommends that no lighting be used for neighborhood identity monuments. The lighting is not necessary to direct motorists and is not in keeping with the character of the surrounding area. Temporary Signs Staff has the following comments and recommendations regarding specific temporary sign types for the remaining signs to be installed (a site visit revealed that some signs have been installed and did not receive the benefit of Staff review): Amenity Announcement Sign (T-1) - Signs feature an interlaced "VM" logo with cursive font, a sign border, and text for the upcoming amenity. The illustration A-7

8 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 8 depicts a maximum height of nine feet (9 ) for amenity announcement signs with a maximum square footage for any one sign of twenty-four (24) square feet. These signs are anticipated to be in the community for a lengthy period and should be compatible with pedestrians and cyclists. Sign did not receive benefit of Staff review. Given the height and massing of the signs, the maximum height and massing of the sign may present a visibility hazard and increase visual clutter. For the remaining signs to be installed, Staff recommends that the signs be reduced to a maximum of four feet (4 ), which would still be visible to motorists, while reducing visual clutter. Builder Announcement Sign (T-2) - Signs feature an interlaced "VM" logo with cursive font, a sign border, and text for the homes (builder name, type of products, product price baselines, and contact information). The face of these signs are eight feet seven inches (8 7 ) in height and four feet (4 ) in width with a maximum square footage of thirty-four and half feet (34.5 ). The proposed square footage is more than eight times the permitted size for the zoning district. Sign guidelines specify a minimum setback of five feet (5 ). These signs are anticipated to be in the community for a lengthy period and should be compatible with pedestrians and cyclists. Given the height and massing of the signs, these signs may obstruct visual access to the model homes and increase visual clutter. Furthermore, the purpose of the signs seems redundant considering the placement near Model Home Builders Information signs (T-3) which provide much of the same information. A-8

9 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 9 Sign did not receive benefit of Staff review. For the remaining signs to be installed, Staff recommends that the signs be removed from the application since the sign is repeating information of other signs included in the application. Otherwise, reducing the height of the signs to a maximum of four feet (4 ) or increasing the setback from right-of-way would reduce visual clutter and allow visual access to the model home while still visible to motorists. Staff also recommends that the number of signs be limited to one per model home. Model Home Builders Information Sign (T-3) - Signs feature an interlaced "VM" logo with cursive font, a sign border, and text for the Sales Center information (builder name, hours and days of operation, and contact information). The face of these signs are six feet four inches (6 4 ) in height and three feet (3 ) in width. Sign guidelines specify a minimum setback of five feet (5 ). These signs are expected to be in the community for a lengthy period and should be compatible with pedestrians and cyclists. Given the height and massing of the signs, these signs may obstruct visual access to the model homes and increase visual clutter. Furthermore, the purpose of the signs seems redundant considering the placement near Builder Announcement Sign (T-2) which provide much of the same information. A-9

10 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 10 Sign did not receive benefit of Staff review. Pole beside Sales Center sign appears to be four feet (4 ) in height. For the remaining signs to be installed, Staff recommends that the height be reduced to a maximum of four feet (4 ) or the setback increased from the rightof-way, which would still be visible to motorists, while reducing visual clutter and allowing visual access to the model home. Model Name Sign (T-4) Signs feature an interlaced "VM" logo with cursive font, a sign border, and the text for the model name. The face of the signs are four feet (4 ) in height with dimensions of two feet (2 ) in height by two feet and ten inches (2 10 ) in width and have a five foot (5 ) minimum setback. Sign did not receive benefit of Staff review. The sign design, setback, and dimensions seem appropriate for the purpose; however, the guidelines list a maximum of two (2) signs for each model home, which appears excessive considering the purpose of the sign is to identify the model home onsite. Staff recommends the maximum number of signs be limited to one (1) per model home. A-10

11 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 11 Model Tour Sign (T-6) - Signs feature an interlaced "VM" logo with cursive font, a sign border, a directional arrow, and the text Your Tour Starts Here. The faces of the signs are six feet (6 ) in height with dimensions of three feet (3 ) in height by two feet (2 ) in width and have a five-foot (5 ) minimum setback. The sign is listed as an onsite sign of the respective model and its purpose is to inform pedestrians of the appropriate location to begin their tour of the model. Sign did not receive benefit of Staff review. The sign design and setback seem appropriate; however, the height and dimensions of the sign appear excessive for the purpose. For the remaining signs to be installed, Staff recommends the height of the signs be reduced to a maximum of four feet (4 ) and reduce the sign dimensions proportionally. Brochure box (T-7) - Signs feature an interlaced "VM" logo with cursive font, a sign border, a brochure box, and text presenting builder name, contact information, and Please Take A Brochure. The maximum height of the signs are five feet, four and three quarters inches (5 4 3/4 ) in height with the sign face dimensions of two feet, four and three quarters inches (2 10 ¾ ) in height by eleven inches (11 ) in width and have a five foot (5 ) minimum setback. The sign is proposed as an onsite sign of the respective model and its purpose is to provide information to interested persons outside hours of operation. A-11

12 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 12 Sign did not receive benefit of Staff review. Currently installed sign appears to meet the four foot recommendation by staff rather than height proposed in SDP. The sign design, dimensions and setback seem appropriate; however, the height of the sign is excessive for the purpose. For the remaining signs to be installed, Staff recommends the height be reduced to a pedestrian scale, at a maximum height of four feet (4 ). Neighborhood Announcement Sign (T-8) - These signs feature a graphic of a wax seal for Virginia Manor, a slogan for Virginia Manor, and the development name on the left side of the fifteen-foot (15 ) long sign. The right side of the sign contains product types with price baselines, builder company names, a website address, and text. The placement of these signs is along the main and secondary entrances with the purpose to announce the development, the builders, the product types and respective prices baselines. The maximum sign height is ten feet (10 ) with a setback of 5 feet. The dimensions of the sign are four feet (4 ) in height by fifteen foot (15 ) in length for a maximum area of any one sign of sixty (60) square feet. The structure material appears to be appropriate for the Transition Policy Area since the profile displays a wooden post type appearance. The picture graphic on the left side does not contrast with the background to aid in legibility and is not consistent with the sign plan proposed, specifically the logo, color palette, typography, and sign design. A-12

13 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 13 Sign did not receive benefit of Staff review. For the remaining signs to be installed, Staff recommends the graphic be revised to be more consistent with the rest of the sign package instead of a picture graphic. Furthermore, the purpose of the signs seems redundant considering the placement near Neighborhood Directional signs (T-9) which provide much of the same information. Staff recommends the applicant eliminate redundant signage or reduce the maximum number of each. Additionally, Staff also recommends that the applicant differentiate between the uses served by each type of sign. For signage being retained, Staff also recommends that the applicant reduce the height and size of the signs to a more pedestrian scale (4 or less) or increase the minimum setbacks at intersections and entrances to ensure adequate visibility. Neighborhood Directional Sign (T-9) - Signs feature an interlaced "VM" logo with cursive font, a sign border, product type, builder names, and the text directions. The placement of these signs is along the main and secondary entrances with the purpose to announce the development and guide visitors to the entrances leading to model homes. The faces of the signs are eleven feet (11 ) in height and five feet (5 ) in width and have a five-foot (5 ) minimum setback. The maximum height for the sign is thirteen feet (13 ) with a maximum area of any one sign at fifty-five (55) square feet. The maximum height and massing of the sign may present a visibility hazard and increase visual clutter. Furthermore, the purpose of the signs seems redundant considering the placement near Neighborhood Announcement signs (T-8) which provide much of the same information. A-13

14 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 14 Sign did not receive benefit of Staff review. For the remaining signs to be installed, Staff recommends the applicant eliminate redundant signage or reduce the maximum number of each. For signage being retained, Staff also recommends that the applicant reduce the height and size of the signs to a more pedestrian scale (4 or less) or increase the setback distance from the right of way. Primary Model Homes Directional Sign (T-12) The hierarchy of this sign seems reversed with Secondary Model Homes Directional Sign (T-13) and should be rectified. Signs feature an interlaced "VM" logo with cursive font, a sign border, a directional arrow, builder names, and text. The faces of the signs are three feet (3 ) in height and two feet (2 ) in width and have a five-foot (5 ) minimum setback. The maximum height for the sign is six feet (6 ) with a maximum area of any one sign at six (6) square feet. The maximum height and massing of the sign may present a visibility hazard and increase visual clutter. Sign did not receive benefit of Staff review. Currently installed sign appears to meet the four foot (4 ) recommendation by staff rather than height proposed in SDP. For the remaining signs, Staff recommends that the applicant reduce the height and size of the signs to a more pedestrian scale (4 or less). Staff also recommends the maximum number of signs be identified in the sign plan. A-14

15 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 15 Secondary Model Homes Directional Sign (T-13) The hierarchy of this sign seems reversed with Primary Model Homes Directional Sign (T-12) and should be rectified to maintain the consistency within the hierarchy. Signs feature an interlaced "VM" logo with cursive font, a sign border, directional arrows, builder names, and text. The faces of the signs are six feet (6 ) in height and four feet (4 ) in width and have a five-foot (5 ) minimum setback. The maximum height for the sign is nine feet (9 ) with a maximum area of any one sign at twenty-four (24) square feet. The maximum height and massing of the sign may present a visibility hazard and increase visual clutter. Sign did not receive benefit of Staff review. For the remaining signs to be installed, Staff recommends that the applicant reduce the height and size of the signs to a more pedestrian scale (4 or less) or increase the setback distance from the right of way. Staff also recommends the maximum number of signs be identified in the sign plan. Lighting County policies call for appropriate lighting to achieve the following: Promote the use of lighting for convenience and safety without the nuisance associated with light pollution; Promote a glare-free environment through proper lighting performance standards to improve visibility and enhance public safety; Promote appropriate lighting standards to conserve energy; and Develop appropriate lighting standards to prohibit unnecessary and intrusive light trespass that detracts from the beauty and view of the night sky (Revised General Plan, Chapter 5, Lighting and Night Sky Policy 1). The sign development plan states that the "[q]uantity and locations [of light fixtures] at each sign will be determined based on the size and location of each individual sign, and detailed in the guidelines for each sign type." However, the guidelines do not provide details for each sign type. The sign development plan includes pictures of two lighting A-15

16 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 16 fixtures: an upward-directed and hooded spotlight, and an unshielded ground-mounted light. Uplighting is planned for primary and secondary entry monument signs, primary and secondary neighborhood entry signs, and village identity signs. The HOA activity/amenity sign could be backlit or use white light and the guidelines state that illumination will be turned off from 9pm to 6am daily. The hours of use have not been specified for any other signs. Analysis The application does not offer sufficient assurances regarding protection of the night sky. If upward-directed lighting is used for community entry signs, the applicant should commit to high-performance fixtures that pinpoint the lighting onto the signs. When possible, the applicant should design an appropriate backdrop, such as indigenous trees, shrubs, or perennials, to help capture any light spillover from upward-directed fixtures. These fixtures should be of the lowest possible light levels to allow visibility of the signs without unnecessary deterioration of the nighttime environment. Whenever lighting is proposed, the lighting should be depicted on the illustrative. With the exception of the community entry sign, staff recommends that the applicant commit to lighting that is downward directed, is fully shielded, does not result in glare to public rights-of-way or adjacent uses, is confined to the development area, and is turned off when not in use, unless required for security purposes, and that illumination levels will be no greater than necessary for a light s intended purpose. All lighting should be mounted as low as practicable and designed and installed to preclude light trespass onto adjoining properties, glare to passersby, skyglow, and deterioration of the nighttime environment. RECOMMENDATION Staff cannot support the proposed Virginia Manor Sign Development Plan, as it appears to be generally inconsistent with the Revised General Plan. Several issues related to particular signs and the larger sign development plan have been identified in this referral and should be addressed. Staff is available to meet with the applicant to discuss these issues. cc: Julie Pastor, AICP, Director Cynthia L. Keegan, AICP, Program Manager, Community Planning (via ) Attachment 1: Signs installed without benefit of Staff review Attachment 2: Entry Signs from Surrounding Subdivisions A-16

17 Attachment 1: Signs installed without benefit of Staff review SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 17 T-1 Amenity announcement sign T-12 Primary model home directional sign T-13 Secondary model home directional sign T-4 Model name sign A-17

18 SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 18 Attachment 1: Signs installed without benefit of Staff review (continued) T-3 Model home builders informational sign T-2 Builder annoucement sign T-6 Model tour sign T-9 Neighborhood directional sign T-8 Neighborhood Announcement sign P-3 Primary Neighborhood Identity Sign Monument A-18

19 Attachment 2: Entry Signs from Surrounding Subdivisions SIDP , Virginia Manor Sign Development Plan Community Planning, First Referral April 18, 2013 Page 19 Kirkpatrick Farms Little River Commons Providence Ridge Providence Glen Stone Ridge A-19

20 County of Loudoun Department of Planning MEMORANDUM DATE: November 20, 2013 TO: FROM: Jackie Harlow, Project Manager Land Use Review Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning SUBJECT: SIDP ; Virginia Manor Sign Development Plan 2 nd Referral Revised EXECUTIVE SUMMARY NVR, Inc. requests approval of a Sign Development Plan (SIDP) in order to modify the sign provisions of the Revised 1993 Zoning Ordinance and establish a Sign Development Plan (SIDP) for Virginia Manor, a residential development within the Transition Policy Area. The Virginia Manor is located in the Dulles Community, south of Braddock Road and west of Gum Spring Road with direct access to Gum Spring Road. With this resubmission, the Applicant has reduced some signage height and size, and increased setbacks for others. The Applicant has reduced the number of signs overall and placed limits on other signs, which also effectively reduced the number within the subdivision. However, the proposed size of the entrance signs do not consider the scale and relationship of the signs with the surrounding area and character of the Transition Policy Area. Signs proposed for use in the Transition Policy Area should not detract from natural open spaces, which are to be the predominant visual elements. In the first referral, Staff provided pictures of other surrounding subdivision entrance signs that reflect the vision of the Transition Policy Area and to serve as a guide for redesign. While Staff appreciates the Applicant s redesign of the entrance sign, the sign itself appears excessively large and indicative of entrance signs found in the Suburban Policy Area, not the Transition Policy Area. Furthermore, the SIDP continues to propose an excessive number of signs for similar purposes or for purposes not intended by the ordinance (e.g., application lists a directional sign that simply advertises the name of the builders). As such, the Virginia Manor Sign Development Plan appears inconsistent with the policies of the Revised General Plan and is not supported by Staff as proposed. Staff recommends some signs be removed from the application to receive approval and provides comments for revisions to other signs to ensure conformance with Plan policies. A-20

21 SIDP , Virginia Manor Sign Development Plan Community Planning, Second Referral Revised November 20, 2013 Page 2 OUTSTANDING ISSUES The Applicant has revised the Sign Development Plan to reduce the height, size, and number of some signs proposed as well as increased the setback for certain signs. However, some outstanding issues remain with the proposed signage as the revisions only apply to some of the signs and other revisions did fully address Staff concerns. The Applicant eliminated the Secondary Entrance permanent sign and Brochure box temporary sign from the application. PERMANENT SIGNS Staff has the following comments and recommendations regarding specific permanent sign types: Main Entrance Signs (P-1) The Applicant has reduced the sign background size; however no revisions were proposed to the sign. The Applicant stated that landscaping will be used to frame the sign and integrate the structure with its surroundings; however, no landscaping plan was submitted to illustrate the proposal. The size of the sign appears excessively large. The square footage of the main sign remains 128 square feet, more than twice the size of the permitted sign area in a PD-H district. The background structure for the entrance sign has been significantly reduced to 48 square feet. The maximum sign height is reduced from 9.5 feet to 8 feet and maintains a width of 24 feet wide; such size and massing is out of character for the Transition Policy Area. In the first referral, Staff provided pictures of other surrounding subdivision entrance signs that reflect the County s vision of the Transition Policy Area. Staff also recommends the Applicant reference SIDP , also prepared by LandDesign, Inc. and New Home Media, for a design of signage of a nearby subdivision that reflects the intended vision of the Transition Policy Area. Staff cannot support the proposed entrance sign as it is not consistent with Transition Policy Area policies. Staff recommends this sign be removed from the application or that the Applicant reduce the size of the proposed entrance sign to provide an entrance sign design more harmonious with the Transition Policy Area. Staff recommends the Applicant utilize SIDP to guide the design of signage for the site, specifically regarding the size of the signs and background structures, description of sign and background materials, and their setbacks from right-of-ways. Staff notes that this sign plan incorporates elements found within the rural area, such as wood posts, into the subdivision. Primary Neighborhood Identity Sign Monument (P-2) These signs were formerly P-3 in the first submittal. No revisions were proposed with this sign and its respective background structure. Staff noted in the first referral that the proposed sign and background structure did not receive the benefit of Staff review as the applicant installed the columns prior to seeking approval. The Applicant corrected discrepancies and has requested approval of the signs and background structures with the same design and setback as those already installed. While the signage itself is compatible, the size of the columns are visually obtrusive. The two monuments stand fourteen and half feet (14.5 ) in height with a background area of 50 sq. ft. More importantly, the proposed setback is less than that required by ordinance, which is ten feet (10 ). The Applicant has proposed a four foot (4 ) setback. The lighting is not necessary to direct motorists and is not in A-21

22 SIDP , Virginia Manor Sign Development Plan Community Planning, Second Referral Revised November 20, 2013 Page 3 keeping with the character of the surrounding area. The columns function largely as landscape elements; however, Staff has concerns that the proposed minimum setback and massing of the sign may present a visibility hazard as well as increase visual clutter for motorists. Staff finds the height of the background monuments too large and uncharacteristic of structures in the Transition Policy Area. Staff does not support the installation of remaining signs. Furthermore, Staff recommends a condition that the VDOT site distance requirements be met for the monument in order to remain. TEMPORARY SIGNS Although considered temporary by the Applicant, these signs are anticipated to be in the community for a lengthy period and should be compatible with pedestrians and cyclists. Staff has the following comments and recommendations regarding specific temporary sign types: Amenity Announcement Sign (T-1) The Applicant revised the sign by reduced the maximum area of the any one sign from 24 sq. ft. to 14 sq. ft., reduced maximum aggregate sign area from 240 square feet to 140 square feet, and reduced the maximum height of the T-1 sign from nine feet (9 ) to six feet (6 ). All were substantial improvements, yet still exceed the zoning ordinance requirements. The proposed sign exceeds the sign area specified by ordinance by 3.5 times the maximum, without increasing the setback of the signs. Any increase in sign area should be commensurate with the setback for the respective sign. Given the height and massing of the signs so close to the right of way, the sign may present a visibility hazard and increase visual clutter. However, it may be reasonable to approve the proposed signs with a minimum setback distance commensurate with sign size increase. If considered further for approval, Staff recommends the setbacks be increased for the signs. Builder Announcement Sign (T-2) - The first referral recommended elimination of this sign due to the duplication of information on Sign T-3; however, the Applicant has redesigned both T-2 and T-3 signs. The Applicant revised the T-2 sign by reducing the maximum area of the any one sign from 34.5 sq. ft. to 20 sq. ft., reduced maximum aggregate sign area from square feet to 100 square feet, and reduced the maximum height from eleven feet (11 ) to six feet (6 ). The Applicant also limited the maximum number of signs to the total number of model homes (5). All were substantial improvements, yet still exceed the zoning ordinance requirements. The proposed sign exceeds the sign area specified by ordinance by 5 times the maximum, without increasing the setback of the signs. Any increase in sign area should be commensurate with the setback for the respective sign. Given the height and massing of the signs so close to the right of way, these signs may obstruct visual access and increase visual clutter. For townhouse models, the original Model Home Builders Information signs (T-3) provided the information for both the T-2 and T-3 signs proposed. Furthermore, the Sign Location graphic (page 17 of the SIDP) shows installation of the sign partially off the model home lot. It is not clear whether this installation is encroaching on right-of-way or HOA property. A-22

23 SIDP , Virginia Manor Sign Development Plan Community Planning, Second Referral Revised November 20, 2013 Page 4 Staff cannot support the proposed T-2 signs as they are not consistent with Transition Policy Area policies. Staff recommends this sign be removed from the application to receive approval for the Sign Development Plan. Model Home Builders Information Sign (T-3) The Applicant revised the sign by reducing the maximum area of the any one sign from 13 sq. ft. to 6 sq. ft., reduced maximum aggregate sign area from 130 square feet to 30 square feet, and reduced the maximum height from six and a half feet (6 6 ) to four feet (4 ). The Applicant also limited the maximum number of signs to the total number of model homes (5). The sign redesign eliminates some of the redundant information found on Sign T-2 such as builder name and contact information. The sign is effectively a Sales Center sign providing information for the sales centers hours and days of operation. While Staff finds the revisions appropriate, the proposed location of the T-3 signs along right-of-way and towards the rear of townhouse models seems out of place given the entrance and parking are in the front for the townhouse model homes (see page 17 of SIDP). Staff finds the redesign appropriate; however for townhouse models, it seems the location provides visual clutter. In the first referral, Staff recommended the proposed T-3 sign take the place of the T-2 sign since it provided the same information. Given the proposed placement and information, the original T-3 sign seems appropriate for the townhouse models without the newly proposed T-2 and T-3 signs. Model Name Sign (T-4) The applicant revised the maximum number of signs as 1 per model home as recommended by Staff; however conflicting information exists on the number of model homes. Some signs state five (5), this sign states nine (9). Staff recommends the discrepancy in maximum number of signs (1 per model home) be reconciled for approval. Model Tour Sign (T-6) - The Applicant revised the sign by reducing the maximum area of the any one sign from 6 sq. ft. to 4.25 sq. ft., provided maximum aggregate sign area of square feet, and reduced the maximum height from six feet (6 ) to five and a half feet (5 5 ). The Applicant also limited the maximum number of signs to the total number of model homes (9). Conflicting information exists on the application regarding the total number of model homes. The Statement of Justification and the sign matrix for other signs state five (5), this sign states nine (9). Staff recommends the discrepancy in maximum number of signs (1 per model home) be reconciled for approval. Neighborhood Announcement Sign (T-7) - These signs were formerly T-8 in the first submittal. The only change to the sign is the limit of maximum number of signs from a total of four (4) to two (2). The maximum sign height is ten feet (10 ) with a setback of 5 feet. The dimensions of the sign are four feet (4 ) in height by fifteen foot (15 ) in length A-23

24 SIDP , Virginia Manor Sign Development Plan Community Planning, Second Referral Revised November 20, 2013 Page 5 for a maximum area of any one sign of sixty (60) square feet. The proposed sign exceeds the maximum sign area specified by ordinance by 3 times the maximum, without increasing the setback of the signs. Any increase in sign area should be commensurate with the setback for the respective sign. Given the size, design and proximity of the signs so close to the right of way, the sign may present a distraction for drivers and increase visual clutter. However, it may be reasonable to approve the proposed signs with a setback distance commensurate with sign size increase. If considered further for approval, Staff recommends the minimum setbacks be increased for the signs. Neighborhood Directional Sign (T-8) Sign was formerly T-9 in first submittal. The sign has been revised to meet the ordinance requirements, except for the maximum number and the additional requirements regarding aggregate sign square footage on public roads. However, the title of the sign is misleading as the sign design does not provide any directional information to neighborhoods. Instead, the sign simply lists the name of the subdivision, the products for sale, and the builders. The purpose of this sign is more of an advertising sign rather than a directional sign. Furthermore, the purpose of the signs seems redundant considering the placement near the oversized Neighborhood Announcement Sign T-7 sign and the Secondary Model Homes Directional Sign (T-12) which presents the same information as well as provide directional information for motorists. The sign matrix shows the sign meeting zoning ordinance requirements regarding maximum area of any one sign, illumination, and maximum height. Given that the sign is not a directional sign, Staff is concerned that the sign adds to the visual clutter and recommends the Applicant remove the signage from the application. Visitor Parking Sign (T-9) Sign was formerly T-10 in first submittal. Staff did not comment on first submittal as the matrix listed it as meeting the zoning ordinance requirements. However, the Applicant has revised the sign to increase the maximum area of one sign from 1 square foot to 4.25 square feet and increase the sign height from five feet (5 ) to six feet (6 ). The zoning ordinance permits the maximum square footage of the sign at 2 square feet and a maximum height of five feet. The sign s purpose is to identify the parking area for single family detached models. Staff recommends the sign be revised to meet ordinance requirements or increase the minimum setbacks from the right-of-way commensurate with the sign area exceeding zoning ordinance requirements. Primary Model Homes Directional Sign (T-11) Sign was formerly T-12 in first submittal. The hierarchy of this sign is reversed with Secondary Model Homes Directional Sign (T-12) within the matrix and should be rectified to maintain the consistency within the hierarchy. The Applicant revised the sign by increasing the maximum area of the any one sign from 6 sq. ft. to 14 sq. ft., and maintained the maximum height of six feet (6 ). The A-24

25 SIDP , Virginia Manor Sign Development Plan Community Planning, Second Referral Revised November 20, 2013 Page 6 maximum height and massing of the sign exceed zoning ordinance requirements and may present a visibility hazard and increase visual clutter. Staff recommends the sign be revised to meet ordinance requirements or increase the minimum setbacks from the right-of-way commensurate with the sign area exceeding zoning ordinance requirements. Staff recommends the hierarchy be maintained for the proposed T-11 and T-12 signs. Secondary Model Homes Directional Sign (T-13) Sign was formerly T-12 in first submittal. The hierarchy of this sign is reversed with Primary Model Homes Directional Sign (T-11) within the matrix and should be rectified to maintain the consistency within the hierarchy. Additionally, the sign matrix lists the sign area as 4.25 square feet, but the sign detail depicts measurements of four feet (4 ) in height by three and half feet (3 6 ) wide. These measurements provide a sign area of 14 square feet. The Applicant revised the sign by reducing the proposed maximum area of the any one sign from 24 sq. ft. to 14 sq. ft., and reduced the proposed maximum height from nine feet (9 ) to six feet (6 ). The maximum height and massing of the sign exceed zoning ordinance requirements and may present a visibility hazard and increase visual clutter. Staff recommends the sign be revised to meet ordinance requirements or increase the minimum setbacks from the right-of-way commensurate with the sign area exceeding zoning ordinance requirements. Staff recommends the hierarchy be maintained for the proposed T-11 and T-12 signs. LIGHTING No lighting is proposed for temporary signs. The Applicant depicts and lists lighting fixtures for the permanent signs. No changes have been proposed with this application. Analysis Upon removal of other signs for approval, Staff recommends a condition of approval stating that sign illumination will not spill upward or reflect or cast glare onto adjacent properties or roads; and that ground-mounted lighting fixtures will be shielded and directed at the intended sign elements. The Applicant should design an appropriate backdrop, such as indigenous trees, shrubs, or perennials, to help capture any light spillover from upward-directed fixtures. These fixtures should be of the lowest possible light levels to allow visibility of the signs without unnecessary deterioration of the nighttime environment. All lighting should be mounted as low as practicable and designed and installed to preclude light trespass onto adjoining properties, glare to passersby, skyglow, and deterioration of the nighttime environment. A-25

26 SIDP , Virginia Manor Sign Development Plan Community Planning, Second Referral Revised November 20, 2013 Page 7 RECOMMENDATION Staff cannot support the proposed Virginia Manor Sign Development Plan as proposed, as it appears to be generally inconsistent with the Revised General Plan. Specific issues regarding the signs have been identified in this referral, particularly the entrance sign and the Primary Neighborhood entrance signs are much too large for the Transition Policy Area. The first referral provided pictures of existing entrance signs from surrounding communities to serve as examples of signs conforming to the vision of the Transition Policy Area. Staff also recommends the Applicant reference SIDP , which is also prepared by LandDesign, Inc. and New Home Media, for a nearby subdivision that reflects the intended vision of the Transition Policy Area. Staff recommends the Applicant utilize SIDP to guide the design of signage for the site, specifically regarding the size of the signs and background structures, description of sign and background materials, and their setbacks from right-of-ways. In general, the following comments are issues of concern: The Applicant increased minimum setbacks for the signs but minimally and not in a manner commensurate to the proposed sign size. The description of the decorative poles does not specify a design type for pole. Furthermore, descriptions of sign and structure materials are broad and do not provide adequate assurances that signage materials will reflect the graphic upon construction or the high quality materials expected in construction; CMU block (concrete masonry unit i.e. concrete block or cement block) is not an high-quality material for exterior surfaces. Overall, the scale and number of the signs and background structures present visual clutter within the development and are generally not compatible with the character of the area and do not present a harmonious design aesthetic envisioned for the Transition Policy Area. Staff could support the application with removal of the signs that do not conform with Plan policy as outlined above. cc: Julie Pastor, AICP, Director Cynthia L. Keegan, AICP, Program Manager, Community Planning (via ) A-26

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69 , Loudoun Valley Villages Comprehensive Sign Package September 8, 2006 Page 6 of 6 COUNTY OF LOUDOUN DEPARTMENT OF BUILDING AND DEVELOPMENT MEMORANDUM DATE: April 24, 2014 TO: Jackie Harlow, Project Manager, Planning Department FROM: Theresa M. Stein, Planner, Zoning Administrator CC: Mark Stultz, Deputy Zoning Administrator CASE NUMBER AND NAME: SIDP , Virginia Manor Sign Development Plan (3 rd ) TAX MAP/PARCEL and MCPI NUMBER: See Parcel Identification contained in the Sign Development Plan (page 8) Staff reviewed the applicant s third submission materials that contained a Response to Comments dated March 24, 2014 and a Sign Development Plan ( Plan ), revised March 21, The outstanding or additional comments are as follows: I. CONFORMANCE WITH SIGN REGULATIONS ( ): 1. The Additional Requirements in Signage Matrix on page 13 states that P-4 signs will be separated by a ½ mile radius; however, a maximum of one P-4 sign is proposed. Therefore, revise the additional regulations are unnecessary.. 2. Page 14 of the Sign Matrix states that there are a maximum of ten P-5 signs, however, the Sign Location Map identifies the location of eleven signs. Reconcile the documents. 3. Original comment: The applicant has constructed a school sign, which may be prohibited, as the sign is not located on the property where the school will be constructed ( (A)(1)). Further the school parcel is not included in the list of parcels subject to this application and is not owned by the applicant; therefore, it should be removed or relocated. The applicant states that the T-1 sign is not a feature of the school but is to inform visitors of its proximity. Per Section , signs are prohibited from directing attention to property other than where the subject is located; therefore, the amenity sign (T-1) announcing the school is not permitted. The applicant responded that the T-1 Amenity Announcement signs have been reduced in maximum number (3) and that the school sign has been removed. The Signage Matrix on page 15 of the Signage Matrix states that these signs will be located at the sites of neighborhood amenities. The Sign Location Map shows the signs to be located near the community center and daycare site. However, based on an April 23, 2014 site visit, the existing T-1 signs, erected without permits, do not comply with the proposed sign plan. The school sign has not been removed (see Attachment 1); the existing signs are located Long Lennox Hall at Racing Sun Drive and Royal Hunter at Braddock Road, which is not in the location designated on the Sign Location Map (Attachment 2) and is not located at the site of the amenity. Should those existing signs remain, they will exceed the number permitted and will not comply with Section Further, the existing signs are doubled sided, which is not reflected in the Signage Matrix. Signs that do not comply with the sign plan or the Zoning Ordinance are not permitted. Remove the illegal signs or revise the sign plan. A-69

70 SIDP , Virginia Manor/Seven Hills (3 rd ) April 25, 2014 Page 2 of 2 4. Page 17 of the Signage Matrix indicates that there will be two T-5 signs located at neighborhood entrances. The Sign Location Map shows those two locations on Gum springs Road near the Seven Hills Drive entrance and at the entrance to Virginia Manor on Royal Hunter Drive. However, there is an existing T-5 sign located on Gum Springs Road at the Lennox Hale Drive entrance. Revise the Map and Matrix to correctly reflect the existing sign or remove the sign, which does not have a permit. 5. Based on an April 23 site visit, there are T-6 and T-7 signs located at the entrance to Virginia Manor along Royal Hunter Drive (Attachment 3). The Sign Location Map indicates that only a T-5 sign is to be at that location, and that the T-6 and T-7 signs will be at the Gum Springs Road entrance. Further, the Signage Matrix on page 17 states that there will only be one T-6 sign, however, there are two (one in the location shown on the Sign Location Map and at the undisclosed location) and they are double sided, which should be reflected on page 17 of the Matrix. Page 18 of the Signage Matrix states that the T-7 signs will be located at intersections, however, the one on Royal Hunter is not located at an intersection. Revise the Sign Location Map and Signage Matrix as any sign that exceeds the number or not in the location shown on the Map or as detailed in the Matrix is not permitted. 6. The Sign Matrix states that the T-7 and the T-8 signs will be removed within 15 days of the issuance of the last residential occupancy permit for the development. Revise the timing of removal as such can cause delay in the issuance as staff has no method to easily track. 7. Attachment 4 shows banners and signs for Manors at White Oak Crest which do not have permits and are illegal; however, based on the April 23 site visit, the property lines were not evident. Confirm whether these signs are on Virginia Manor property; if they are, remove the signs or included them in the sign plan. A-70

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73 ATTACHMENT (.11 J,...,.~ ll{l\11.. l<l"'"'nro.u.. ( H'l~l'-11,11..\!" 0 ~omes ''" I r ''"" HU\11' TII"''H "I~' A-73

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75 , Loudoun Valley Villages Comprehensive Sign Package September 8, 2006 Page 6 of 6 COUNTY OF LOUDOUN DEPARTMENT OF BUILDING AND DEVELOPMENT MEMORANDUM DATE: July 25, 2014 TO: Jackie Harlow, Project Manager, Planning Department FROM: Theresa M. Stein, Planner, Zoning Administrator CASE NUMBER AND NAME: SIDP , Virginia Manor Sign Development Plan (4 th ) TAX MAP/PARCEL and MCPI NUMBER: See Parcel Identification contained in the Sign Development Plan (page 8) Staff reviewed the applicant s fourth submission materials that contained a Response to Comments dated April 24, 2014 and a Sign Development Plan ( Plan ), revised June 11, The outstanding or additional comments are as follows: I. CONFORMANCE WITH SIGN REGULATIONS ( ): 1. Original comment: The applicant has constructed a school sign, which may be prohibited, as the sign is not located on the property where the school will be constructed ( (A)(1)). Further the school parcel is not included in the list of parcels subject to this application and is not owned by the applicant; therefore, it should be removed or relocated. The applicant states that the T-1 sign is not a feature of the school but is to inform visitors of its proximity. Per Section , signs are prohibited from directing attention to property other than where the subject is located; therefore, the amenity sign (T-1) announcing the school is not permitted. The applicant responded that the T-1 Amenity Announcement signs have been reduced in maximum number (3) and that the school sign has been removed. The Signage Matrix on page 15 of the Signage Matrix states that these signs will be located at the sites of neighborhood amenities. The Sign Location Map shows the signs to be located near the community center and daycare site. However, based on an April 23, 2014 site visit, the existing T-1 signs, erected without permits, do not comply with the proposed sign plan. The school sign has not been removed (see Attachment 1); the existing signs are located Long Lennox Hall at Racing Sun Drive and Royal Hunter at Braddock Road, which is not in the location designated on the Sign Location Map (Attachment 2) and is not located at the site of the amenity. Should those existing signs remain, they will exceed the number permitted and will not comply with Section Further, the existing signs are doubled sided, which is not reflected in the Signage Matrix. Signs that do not comply with the sign plan or the Zoning Ordinance are not permitted. Remove the illegal signs or revise the sign plan. The applicant responded that the sign plan was revised to reflect that the T-6 signs are proposed to be double sided when the comment was regarding the existing double sided T-1signs, which during a site visit on July 25, was confirmed to be removed. However, if the applicant intends to provide T-1 signs at community amenities that are double-sided as the prior signs, the Sign Matrix (page 15) and the General Sign Specifications (page 37) should be revised to state they are proposed to be double-sided. 2. Original comment: Page 17 of the Signage Matrix indicates that there will be two T-5 signs located at neighborhood entrances. The Sign Location Map shows those two locations on Gum springs Road near the Seven Hills Drive entrance and at the entrance to Virginia Manor on Royal Hunter Drive. However, there is an existing T-5 sign located on Gum Springs Road at the Lennox Hale Drive entrance. Revise the Map and Matrix to correctly reflect the existing sign or remove the sign, which does not have a permit. The sign A-75

76 SIDP , Virginia Manor/Seven Hills (3 rd ) April 25, 2014 Page 2 of 2 plan has been revised to account for the existing T-5 sign on Gum Spring/Lennox Hale and at Seven Hills/Gum Springs. However, the existing sign is double-sided. Revise the Sign Matrix (page 17) and the General Sign Specifications (page 41) to state they are double-sided. 3. Original comment: Based on an April 23 site visit, there are T-6 and T-7 signs located at the entrance to Virginia Manor along Royal Hunter Drive (Attachment 3). The Sign Location Map indicates that only a T-5 sign is to be at that location, and that the T-6 and T-7 signs will be at the Gum Springs Road entrance. Further, the Signage Matrix on page 17 states that there will only be one T-6 sign, however, there are two (one in the location shown on the Sign Location Map and at the undisclosed location) and they are double sided, which should be reflected on page 17 of the Matrix. Page 18 of the Signage Matrix states that the T-7 signs will be located at intersections, however, the one on Royal Hunter is not located at an intersection. Revise the Sign Location Map and Signage Matrix as any sign that exceeds the number or not in the location shown on the Map or as detailed in the Matrix is not permitted. The T-6 signs have been corrected, however, there is a T-7 sign not shown on the Sign Location Map as discovered during the July 25 site visit. This sign has not received permits and is located on Royal Hunter at the Braddock Road entrance. Remove the sign or include it in the sign plan. 4. Original comment: The Sign Matrix states that the T-7 and the T-8 signs will be removed within 15 days of the issuance of the last residential occupancy permit for the development. Revise the timing of removal as such can cause delay in the issuance as staff has no method to easily track. Tracking the last issuance of an occupancy permit for a model home is difficult. Removal of temporary signs should be tied to a specific number of permit. The development allows for 1,112 dwellings. Staff recommends that signs removed at the issuance of the 1,112 th zoning permit. 5. The July 25, 2014 site plan revealed that there is a T-8 sign at the intersection of Royal Hunter and Lennox Hall, which has not received permits. The sign must be removed, or included in the sign plan (increasing the number of signs or revising the permitted location). 6. Also found during the site visit was a double sided P-5 sign located at the intersection of Racing Sun and Lennox Hall that is not reflected in the sign plan. Either remove the sign or revise the Sign Matrix (page 14) and the General Sign Specifications (page 36) to increase the number or revise the location and to state they are double-sided. 7. In addition, sandwich board signs are not permitted, however, there are several along Seven Hills that have been staked and chained to posts. Illegal or non-permitted signs in the right-of-way will be removed. Either remove the sandwich board signs or include them in the sign plan. A-76

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158 Virginia Manor Sign Development Plan Revised August 21, 2014 Attachment 4 A-158

159 Virginia Manor Sign Development Plan revised August 21, 2014 revised June 11, 2014 revised March 21, 2014 revised October 11, 2013 revised September 16, 2013 revised February 5, 2013 December 11, 2012 Prepared for: NVR, Inc. By: LandDesign, Inc. and New Home Media A-159

160 Table of Contents I. Statement of Justification and Zoning Ordinance Modification Request A. Introduction... 6 B. Project Location and Overview Master Plan/ Location Map Parcel Identification... 8 C. Statement of Justification... 9 D. Sign Matrix; Comparison of Existing and Proposed Regulations...10 II. General Sign Specifications A. General Notes...21 B. Logo C. Typography D. Materials...24 E. Color Palette F. Sign Lighting III. Signs A. Sign Location Maps 1. Overall Sign Location Map Single Family Model Home Sign Locations Townhome Model Home Sign Locations...31 B. Permanent Signs 1. (P-1) Main Entrance Sign...32 Signs (Continued) 2. (P-2) Secondary Neighborhood Identity Sign (P-3) Village Identity Sign (P-4) Amenity Activity Sign (P-5) Park Name Sign...36 C. Short Term Signs 1. (T-1) Amenity Announcement Sign (T-2) Model Home Builder Information Sign (T-3) Model Name Sign (T-4) Individual Lot Post (T-5) Neighborhood Announcement Sign (T-6) Neighborhood Information Sign (T-7) Primary Model Home Directional Sign (T-8) Secondary Model Home Directional Sign A-160

161 I. Statement of Justification A-161

162 Introduction A. INTRODUCTION Virginia Manor is a master planned residential community on approximately 464 rolling acres featuring over 1,100 Single Family detached and attached homes with mountain views, community ponds, extensive tree save areas and more under the existing PDH-3 zoning. B. PROJECT LOCATION AND OVERVIEW Virginia Manor is located in the Blue Ridge Election District near Aldie, Virginia. This Sign Development Plan will address all parcels within Virginia Manor, which are listed as follows. This community features many different sections of home styles and amenities as well as multiple entrances. The size and scope of the community call for a comprehensive sign package to clearly designate the abundant amenities and assist pedestrians and visitors as they travel throughout the community. Furthermore, a comprehensive sign package will enhance the appearance of Virginia Manor by establishing continuity in elements and creating a consistent community and hometown feel. 6 A-162

163 Master Plan/Project Location Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 7 A-163

164 Parcel Identification PIN Acreage Proposed PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH PDH-3 *Parcel List is current as of August 15, A-164

165 Statement Introduction of Justification C. STATEMENT OF JUSTIFICATION The Virginia Manor Sign Development Plan has been designed to create a unified community appropriate to this part of Loudoun County. Thoughtful consideration through the planning process will allow the signs to sit comfortably within their natural environment while providing the necessary clear direction to residents and visitors. Motorists, bicyclists and pedestrians have all been considered to provide the appropriate scale, proportion and text size for the specific use. Where possible, energy efficient measures will be taken. A combination of durable materials, such as traditional stone as well as contemporary materials will be used for minimal maintenance and replacement so as to last the duration of their purpose with minimal environmental impacts. Additionally, lighting will be used only in limited instances. Where used, light fixtures with shields will be selected and positioned at angles so as minimize light spill beyond the sign itself, thus preventing any negative impacts on the night sky. Careful attention to detail in text, type, colors and materials ensure that necessary information is communicated clearly and effectively. Through additional consideration of placement, signs will work in an efficient manner so as to provide guidance and direction without clutter or redundancy. Together, the design and placement of each sign will be in support of the feature or place it references, not overwhelming it. A variety of sign types will be used to guide the visitor through the spaces. A selection of short term signage will be utilized to guide visitors through the developing landscape to places of interest. Once their purpose has been served, these signs will be removed. Other permanent signs will remain to continue to serve residents and their guests. 9 A-165

166 Signage Matrix D. SIGN MATRIX: COMPARISON OF EXISTING AND PROPOSED REGULATIONS A comparative chart of the signs with illustrative sign elevations is included for reference. (P-2) Secondary Neighborhood Identity Sign (P-1) Main Entrance Sign (P-3) Village Identity Sign (P-4) Amenity Activity Sign (P-5) Park Name Sign Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 10 A-166

167 Signage Matrix (T-1) Amenity Announcement Sign (T-2) Model Home Builder Information Sign (T-3) Model Name Sign (T-4) Individual Lot Post Sign Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. (T-7) Primary Model Home Directional Sign (T-5) Neighborhood Announcement Sign (T-8) Secondary Model Home Directional Sign (T-6) Neighborhood Information Sign 11 A-167

168 Signage Matrix PERMANENT SIGNS SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS AS AMMENDED 2011 PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. (1) RESIDENTIAL / AGRICULTURE SIGNS PD-H and PD- AAAR Entrance Signs (D) (1) (a) (P-1) Main Entrance Sign Max. Number of Signs: 2/vehicular entrance Max. Number of Signs: 1/vehicular entrance (1 max.) Max. Area of Any One Sign: 60 SF Max. Area of Any One Sign: 60 SF Background Structure Bonus Multiplier: 2 Background Structure Bonus Multiplier: 0 Max. Area of Background Structure:120 SF Max. Area of Background Structure: 92 SF Max. Height of Background Structure: 5 FT Max. Height of Background Structure: 6 FT Illumination Permitted: Backlight or White Light Illumination Permitted: White Light Min. Setback: 10 FT Min. Setback: 30 FT Type Permitted: Ground Mounted Type Permitted: Ground Mounted Max. Height of Sign: 5 FT Max. Height of Sign: 6 FT Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 1000 FT between signs on same side of road or at intersection. Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 200 FT between signs on same side of road or at intersections. PD-H and PD- AAAR Entrance Signs (D) (1) (a) Continued (P-2) Secondary Neighborhood Identity Sign Max. Number of Signs: 2 / vehicular entrance Max. Number of Signs: 2 / vehicular entrance (3 max.) Max. Area of Any One Sign: 60 SF Max. Area of Any One Sign: 2.5 FT Background Structure Bonus Multiplier: 2 Background Structure Bonus Multiplier: 0 Max. Area of Background Structure:120 SF Max. Area of Background Structure: 18 SF Max. Height of Background Structure: 5 FT Max. Height of Background Structure: 6 FT Illumination Permitted: Backlight or White Light Illumination Permitted: White Light Min. Setback: 10 FT Min. Setback: 2 FT Type Permitted: Ground Mounted Type Permitted: Ground Mounted Max. Height of Sign: 5 FT Max. Height of Sign: 5 FT Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 1000 FT between signs on same side of road or at intersection. Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 200 FT between signs except other P-2 signs when flanking an entrance. SIGN LOCATION At the main perimeter entrance into the community. Exact location may change if determined by the Zoning Administrator to be in substantial conformance with the plan. On one or both sides of entrance points from adjacent properties. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section SIGN GRAPHIC 12 A-168

169 Signage Matrix PERMANENT SIGNS SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. SIGN LOCATION (1) RESIDENTIAL / AGRICULTURE SIGNS CONTINUED PD-H and PD- AAAR Entrance Signs (D) (1) (a) Continued (P-3) Village Identity Sign Max. Number of Signs: 2 / vehicular entrance Max. Number of Signs: 2 / vehicular entrance into a village (9 max.) Max. Area of Any One Sign: 60 SF Max. Area of Any One Sign: 2.5 FT Background Structure Bonus Multiplier: 2 Background Structure Bonus Multiplier: 0 Max. Area of Background Structure:120 SF Max. Area of Background Structure: 18 SF Max. Height of Background Structure: 5 FT Max. Height of Background Structure: 6 FT Illumination Permitted: Backlight or White Light Illumination Permitted: White Light Min. Setback: 10 FT Min. Setback: 2 FT Type Permitted: Ground Mounted Type Permitted: Ground Mounted Max. Height of Sign: 5 FT Max. Height of Sign: 5 FT Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 1000 FT between signs on same side of road or at intersection. Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 100 FT between signs except other P-3 signs when flanking a road. On one or both sides of entrance points from adjacent villages. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section HOA Activity Signs (D) (1) (d) (P-4) Amenity Activity Sign Total Aggregate Sign Area: 20 SF Total Aggregate Sign Area: 24 SF Along the frontage of the Max. Number of Signs: 1/development of 2500 or fewer dwellings, 2/development of over 2500 dwellings Max. Number of Signs: 1/development of 2500 or fewer dwellings, 2/development of over 2500 dwellings (1 max.) Max. Area of Any One Sign: 20 SF Max. Area of Any One Sign: 24 SF Illumination Permitted: Backlight or White Light Illumination Permitted: Backlight or White light; Lights to be turned off from 9pm to 6am daily. Min. Setback From R.O.W.: 5 FT Min. Setback From R.O.W.: 5 FT Type Permitted: Ground Mounted Type Permitted: Freestanding Max. Height of Sign: 8 FT Max. Height of Sign: 9 FT Clubhouse only. Exact location may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Additional Requirements: Signs shall be separated by a minimum half-mile radius. Signs shall contain no advertising. Additional Requirements: Signs shall be separated by a minimum half-mile radius. Signs shall contain no advertising. SIGN GRAPHIC 13 A-169

170 Signage Matrix PERMANENT SIGNS SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE (7) MISCELLANEOUS SIGNS Private Recreation Parks (D) (7) (i) (P-5) Park Name Sign 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. SIGN LOCATION Total Aggregate Sign Area: 10 SF Total Aggregate Sign Area: 80 SF At parks, community Max. Number of Signs: 2 Max. Number of Signs: 10 Max. Area of Any One Sign: 6 SF Max. Area of Any One Sign: 8 SF Illumination Permitted: None Illumination Permitted: None Min. Setback: 5 FT Min. Setback: 5 FT Type Permitted: Freestanding Type Permitted: Freestanding Max. Height of Sign: 6 FT Max. Height of Sign: 4 FT Additional Requirements: None Additional Requirements: Sign is doublesided. Minimum of 100 FT between signs except other P-5 signs when flanking a road. open space, and trails within the neighborhood. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. SIGN GRAPHIC 14 A-170

171 Signage Matrix SHORT TERM SIGNS SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE (7) MISCELLANEOUS SIGNS Information Signs (D)(7)(e) (T-1) Amenity Announcement Sign (5) TEMPORARY SIGNS Temporary Construction Sign (D) (5) (c) (T-2) Model Home Builders Information Sign 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. SIGN LOCATION Max Number of Signs: 1 /use identifying locations such as restrooms, loading areas etc. Max Number of Signs: 1 /use identifying locations such as recreation facilities, amenities etc. (3 max.) Max. Area of Any One Sign: 2 SF Max. Area of Any One Sign: 14 SF Illumination Permitted: Backlight or white Light Illumination Permitted: None Min. Setback: 5 FT Min. Setback: 10 FT Type Permitted: Freestanding, Building Mounted, As Permitted in Section (A)(3) Type Permitted: Freestanding Located at sites of neighborhood amenities. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Max. Height of Sign: 5 FT Max. Height of Sign: 6 FT Additional Requirements: Signs shall contain no advertising, but may include the names and/or logo associated with the business or development. Additional Requirements: Sign is double sided. Signs shall be removed within 90 days of completion of installation of subject amenity or receipt of the occupancy permit for the referenced amenity, whichever comes first. Total Aggregate Sign Area: 20 SF (Commercial) Max. Number of Signs: 1/contractor per job site Total Aggregate Sign Area: 100 SF At model sales centers only. Exact locations Max. Number of Signs: 1/model sales center (5 max.) Max. Area of Any One Sign: 20 SF Max. Area of Any One Sign: 20 SF Illumination Permitted: None Illumination Permitted: None Min. Setback: 10 FT Min. Setback: 10 FT may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Type Permitted: Ground Mounted Type Permitted: Freestanding Max. Height of Sign: 8 FT Max. Height of Sign: 6 FT Additional Requirements: Contractor to remove sign upon completion of construction. Additional Requirements: Signs shall be removed within 90 days of issuance of a residential occupancy permit for the associated model sales center. SIGN GRAPHIC 15 A-171

172 Signage Matrix SHORT TEMR SIGNS CONTINUED SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE (6) REAL ESTATE SIGNS Real Estate - Residential For Sale Sign (D) (6) (a) (T-3) Model Name Sign (T-4) Individual Lot Post 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. SIGN LOCATION Total Aggregate Sign Area: 6 SF (lots 10 acres) Total Aggregate Sign Area: 60 SF At model home lots only. Exact locations may change if Max. Number of Signs: 1 Max. Number of Signs: 1 / model home (10 max.) Max. Area of Any One Sign: 6 SF Max. Area of Any One Sign: 6 SF Illumination Permitted: None Illumination Permitted: None Min. Setback: 5 FT Min. Setback: 5 FT Type Permitted: Freestanding Type Permitted: Freestanding determined by the Zoning Administrator to be in substantial conformance with the plan. Max. Height of Sign: 6 FT Max. Height of Sign: 4 FT Additional Requirements: none Additional Requirements: Signs shall be removed within 90 days of issuance of a residential occupancy permit for the associated model home. Total Aggregate Sign Area: 6 SF (lots 10 acres) Total Aggregate Sign Area: 5 SF/lot (500 SF max.) Max. Number of Signs: 1 Max. Number of Signs: 1 / lot (100 max.) Max. Area of Any One Sign: 6 SF Max. Area of Any One Sign: 5 SF Illumination Permitted: None Illumination Permitted: None Min. Setback: 5 FT Min. Setback: 5 FT Type Permitted: Freestanding Type Permitted: Pole Mounted Max. Height of Sign: 6 FT Max. Height of Sign: 4 FT Additional Requirements: none Additional Requirements: Signs shall be removed within 90 days of issuance of a residential occupancy permit for the subject lot. On each residential lot available for sale except model home lots. Not to be located on lots that have T-2 or T-3 signs. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. SIGN GRAPHIC 16 A-172

173 Signage Matrix SHORT TERM SIGNS CONTINUED SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE (5) TEMPORARY SIGNS Temporary Construction Sign (D) (5) (c) (T-5) Neighborhood Announcement Sign (T-6) Neighborhood Information Sign 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. SIGN LOCATION Total Aggregate Sign Area: 20 SF (Commercial) Max. Number of Signs: 1/contractor per job site Total Aggregate Sign Area: 120 SF At neighborhood entrances only. Max. Number of Signs: 2 total Exact locations Max. Area of Any One Sign: 20 SF Max. Area of Any One Sign: 60 SF Illumination Permitted: None Illumination Permitted: None Min. Setback: 10 FT Min. Setback: 15 FT Type Permitted: Ground Mounted Type Permitted: Freestanding Max. Height of Sign: 8 FT Max. Height of Sign: 10 FT Additional Requirements: Contractor to remove sign upon completion of construction. Additional Requirements: Sign is doublesided. Signs shall be removed within 90 days of issuance of the 1,112 th zoning permit for the development. may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Total Aggregate Sign Area: 20 SF (Commercial) Max. Number of Signs: 1/contractor per job site Total Aggregate Sign Area: 20 SF At neighborhood entrances only. Max. Number of Signs: 1 total Max. Area of Any One Sign: 20 SF Max. Area of Any One Sign: 20 SF Illumination Permitted: None Illumination Permitted: None Min. Setback: 10 FT Min. Setback: 15 FT Type Permitted: Ground Mounted Type Permitted: Freestanding Max. Height of Sign: 8 FT Max. Height of Sign: 6 FT Additional Requirements: Contractor to remove sign upon completion of construction. Additional Requirements: Sign is doublesided. Sign shall be removed within 90 days of issuance of the 1,112 th zoning permit for the development. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section SIGN GRAPHIC Front View Back View Front View Back View 17 A-173

174 Signage Matrix SHORT TERM SIGNS CONTINUED SIGN TYPE PROPOSED VIRGINIA MANOR SIGN TYPE (7) MISCELLANEOUS SIGNS Directional Signs, On-Site (D) (7) (j) (T-7) Primary Model Home Directional Sign (T-8) Secondary Model Home Directional Sign 1993 LOUDOUN COUNTY ZONING ORDINANCE REQUIREMENTS PROPOSED VIRGINIA MANOR REQUIREMENTS Differences from the zoning ordinance requirements are highlighted in bold. SIGN LOCATION Max. Number of Signs: none Max. Number of Signs: 3 total At intersections. Max. Area of Any One Sign: 4 SF Max. Area of Any One Sign: 14 SF Illumination Permitted: Backlight or White Light Illumination Permitted: None Min. Setback: 5 FT Min. Setback: 10 FT Type Permitted: Freestanding Type Permitted: Freestanding Max. Height of Sign: 3 FT Max. Height of Sign: 6 FT Additional Requirements: Signs shall be located only where there is a change in direction and shall contain no advertising, but may include the names and/or logos associated with the business or development. Additional Requirements: Signs shall be located only where there is a change in direction and at intersections, and shall contain no advertising, but may include the names and/or logos associated with the business or development. Signs shall be removed within 90 days of issuance of the 1,112th zoning permit for the development. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Max. Number of Signs: none Max. Number of Signs: 3 total At intersections. Max. Area of Any One Sign: 4 SF Max. Area of Any One Sign: 4.25 SF Illumination Permitted: Backlight or White Light Illumination Permitted: None Min. Setback: 5 FT Min. Setback: 5 FT Type Permitted: Freestanding Type Permitted: Pole Mounted Max. Height of Sign: 3 FT Max. Height of Sign: 6 FT Additional Requirements: Signs shall be located only where there is a change in direction and shall contain no advertising, but may include the names and/or logos associated with the business or development. Additional Requirements: Signs shall be located only where there is a change in direction and at intersections, and shall contain no advertising, but may include the names and/or logos associated with the business or development. Signs shall be removed within 90 days of issuance of the 1,112th zoning permit for the development. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section SIGN GRAPHIC 18 A-174

175 Table of Contents II. General Sign Specifications A-175

176 Sign Specifications A. GENERAL NOTES 1. The signs within Virginia Manor shall be erected and constructed in substantial conformance with the designs illustrated in this Sign Development Plan. 2. All signs approved as part of the Virginia Manor Sign Development Plan shall obtain sign permits to ensure conformance with the sign plan, as required by the Zoning Ordinance. 3. Illustrations in this Sign Development Plan show the maximum size of signs, actual signs may be smaller. All signs are subject to final design and engineering and may be modified provided they are determined by the Zoning Administrator to be in substantial conformance with the approved SDP. 4. All signs shall comply with all applicable building code requirements. 5. All signs shall comply with the applicable requirements of the Zoning Ordinance pertaining to visibility clearance at intersections (refer to Section 5-300). 6. Notwithstanding the number of signs shown in this Sign Development Plan, the applicant shall have no obligation to construct every sign shown. 7. Names, text and images shown in sign graphics are shown for illustrative purposes only to demonstrate application and will be replaced by applicable text and images for the specific sign location. In this reference, the Virginia Manor VM logo is not considered an image. Manor from erecting a for sale, for lease, for rent or other appropriate real estate sign on their respective properties, as permitted by the governing Zoning Ordinance regulations. 9. The sign area provides the maximum square footage. Sign area may be reduced provided the sign is proportionate to the sign depicted. 10. The term R.O.W is used as a reference point for setback measurements. Where signs are located on private streets where a right-of-way dedication is absent, the setback measurement shall be taken from the property line. 11. The use of the word temporary within this Sign Plan is intended only to indicate that the sign will be removed as provided herein. They are not intended to be Temporary Signs as that term is defined in the Zoning Ordinance. 12. Unless modified by this Sign Development Plan, Section of the Revised 1993 Zoning Ordinance shall apply to signs at Virginia Manor. Signs not included or addressed in this Sign Development Plan, but otherwise permitted by the Zoning Ordinance, shall be permitted in accordance with the standards of the then current Zoning Ordinance. Such signs shall use materials and color palettes in substantial conformance with the materials and colors used in this SDP. 8. This Sign Development Plan shall not preclude any property owner in Virginia 21 A-176

177 Sign Specifications B. LOGO A logo has been developed to provide an identity for Virginia Manor; this logo will be used throughout the project in various forms and sizes with the Virginia Manor text, as an element of the sign program. Each village utilizes the same script, colors and basic format for a consistent look throughout the development. All uses of the logos throughout the property shall be consistent in proportion, colors and typeface. Village names are not final and may be changed in keeping with the sign intent. Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 22 A-177

178 Sign Specifications C. TYPOGRAPHY Standard typography will be used for Permanent and Short Term Signs within Virginia Manor, except for regulatory signs. The standard typography will consist of Palatino, and variants thereof such as Bold, Italic and Bold Italic. PALATINO ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz What artist so noble...as he who, with far-reaching conception of beauty, in designing power, sketches the outlines, writes the colors, and directs the shadows of a picture so great that Nature shall be employed upon it for generations, before the work he arranged for her shall realize his intentions. - Frederick Law Olmstead VIRGINIA MANOR VIRGINIA MANOR VIRGINIA MANOR 23 A-178

179 Sign Specifications D. MATERIALS Materials for each type of sign are specified with each sign type description. Overall material palette includes stone; stone veneer and concrete or CMU block or brick ; granite or precast concrete ; metal ; wood ; MDO (medium density overlay panel) ; Plexiglas ; and glass. 24 A-179

180 Sign Table Specifications of Contents E. COLOR PALETTE Permanent and Short Term Signs shall use the below shown colors in their design, except as otherwise noted. These colors will be used for signs, the sign structures and accent features. Colors shall be applied by paint, powder coat, stain, film or other means as may be appropriate to the sign or sign structure material. Where materials such as stone, precast concrete and metal are used for support structures, these materials may be used in their natural finish. PMS Black PMS 872 PMS White PMS 209 PMS 280 PMS 485 Color reproduction on this printout is for reference only. The PMS numbers under each color corresponds with the Pantone color matching system. Please consult a current Pantone Reference Book for true color reproduction examples. 25 A-180

181 Sign Specifications E. SIGN LIGHTING Certain signs as specified in the sign guidelines may be illuminated with ground mounted or in-ground white lights. Lights shall be adjustable for angle and/or hooded or shielded to direct light only onto the sign. Fixtures shall be black or bronze. Quantity and locations at each sign will be determined based on the size and location of each individual sign, and detailed in the guidelines for each sign type. Linear Architectural Light Fixture Type: Linear Architectural Light Lamp: 32W T8 Lamp Type: Adjustable 12 or 18 degree flood Lamp Output: 20 Foot Candles max. on face of sign panel max. Notes: Fixture is adjustable to direct light onto sign panel Sign Type: P-1 Primary Entrance Sign Landscape Bullet Fixture Type: Landscape Bullet Lamp: 8 Watt max. Lamp Type: 18 degree spot Lamp Output: 20.5 Foot Candles on face of sign panel max. Notes: Fixture is adjustable to direct light onto sign panel Sign Type: P-2 Secondary Neighborhood Identity Sign; P-3 Village Identity Sign; P-4 Amenity Activity Sign 26 A-181

182 III. Signs A-182

183 Sign Location Map LEGEND P-1 Main Entrance Sign P-2 Secondary Neighborhood Identity Sign P-3 Village Identity Sign P-4 Amenity Activity Sign P-5 Park Name Sign T-1 Amenity Announcement Sign Models (See Typical Model Lots Enlargement Plans) - T-2 Model Home Builders Information Sign - T-3 Model Name Sign T-5 Neighborhood Announcement Sign T-6 Neighborhood Information Sign T-7 Primary Model Home Directional Sign T-8 Secondary Model Home Directional Sign T-6 P-5 P-2 ROYAL HUNTER DR P-5 T-8 P-5 T-7 P-5 T-8 T-5 Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. P-5 P-5 T-1 P-4 P-3 SUCCESS DR LENNOX HALE DR P-5 Illustration does not include all sign types or total number of signs requested as part of this plan. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. LENNOX HALE DR SUCCESS DR WINNING GLORY DR P-5 P-3 P-5 T-7 RACING SUN DR SEVEN HILLS DR P-1 P-3 Models (2) P-3 Models (5) Models (2) T-7 GUM SPRINGS ROAD P-2 T-5 T-8 Models (1) P-3 29 A-183

184 Sign Location Map SINGLE FAMILY MODEL HOME SIGN LOCATIONS (TYPICAL LOT) MODEL HOME MODEL HOME MODEL HOME (T-3) MODEL NAME SIGN (T-2) MODEL HOME BUILDER INFORMATION SIGN Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 30 A-184

185 Sign Location Map TOWNHOME MODEL HOME SIGN LOCATIONS (TYPICAL LOT) Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. MODEL TOWNHOME (T-3) MODEL NAME SIGN (T-2) MODEL HOME BUILDER INFORMATION SIGN 31 A-185

186 Permanent Signage (P-1) MAIN ENTRANCE SIGN The purpose of this sign is to identify the Virginia Manor community at the main perimeter entrance. GUIDELINES Maximum number of signs: 1/vehicular entrance (1 max.) Maximum Area of Any One Sign: 60 SF Bonus Multiplier of Background Structure: 0 Maximum Area of Background Structure: 92 SF Maximum Height of Background Structure: 6 FT Illumination: White Light (linear architectural light) Minimum Setback From R.O.W.: 30 FT Type: Ground Mounted Maximum Height of Sign: 6 FT Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 200 FT between signs on same side of road or at intersections. DESCRIPTION Structure: Stone veneer and precast concrete Sign Materials: Granite, precast concrete or metal LOCATION At the main perimeter entrance into the community. Exact location may change if determined by the Zoning Administrator to be in substantial conformance with the plan Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 32 A-186

187 Permanent Signage (P-2) SECONDARY NEIGHBORHOOD IDENTITY SIGN The purpose of this sign is to identify the Virginia Manor community at secondary entrances from surrounding neighborhoods. GUIDELINES Maximum number of signs: 2/vehicular entrance (3 max.) Maximum Area of Any One Sign: 2.5 FT Bonus Multiplier of Background Structure: 0 Maximum Area of Background Structure: 18 SF Maximum Height of Background Structure: 6 FT Illumination: White Light (landscape bullet) Minimum Setback From R.O.W.: 2 FT Type: Ground Mounted Maximum Height of Sign: 5 FT Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 200 FT between signs except other P-2 signs when flanking an entrance. DESCRIPTION Structure: Stone veneer and precast concrete Sign Materials: Granite, precast concrete or metal LOCATION On one or both sides of entrance points from adjacent properties. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern A-187

188 Permanent Signage (P-3) VILLAGE IDENTITY SIGN The purpose of this sign is to identify the individual villages within Virginia Manor community. GUIDELINES Maximum number of signs: 2/vehicular entrance into a village (9 max.) Maximum Area of Any One Sign: 2.5 FT Bonus Multiplier of Background Structure: 0 Maximum Area of Background Structure: 18 SF Maximum Height of Background Structure: 6 FT Illumination: White Light (landscape bullet) Minimum Setback From R.O.W.: 2 FT Type: Ground Mounted Maximum Height of Sign: 5 FT Additional Requirements: One sided only. Signs shall contain no advertising. Minimum 100 FT between signs except other P-3 signs when flanking a road. DESCRIPTION Structure: Stone veneer and precast concrete Sign Materials: Granite, precast concrete or metal LOCATION On one or both sides of entrance points from adjacent villages. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 34 A-188

189 Permanent Signage (P-4) AMENITY ACTIVITY SIGN The Amenity Activity Sign is used to identify the facility from a vehicular vantage point and provides a means for the Homeowner s Association to post announcements for community notices, events, activities and meetings. GUIDELINES Total Aggregate Sign Area: 24 FT Maximum number of signs: 1/development of 2500 or fewer dwellings, 2/development of over 2500 dwellings (1 max.) Maximum Area of Any One Sign: 24 SF Illumination Permitted: Backlight or White light (landscape bullet); Lights to be turned off from 9pm to 6am daily. Minimum Setback From R.O.W.: 5 FT Type: Freestanding Maximum Height of Sign: 9 FT Additional Requirements: Signs shall be separated by a minimum half-mile radius. Signs shall contain no advertising. 4-0 DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: Metal, Glass, Plexiglas LOCATION Along the frontage of the Clubhouse only. Exact location may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern A-189

190 Permanent Signage (P-5) PARK NAME SIGN The purpose of this sign is to identify the community open spaces and parks within Virginia Manor community. GUIDELINES Total Aggregate Sign Area: 80 SF Maximum number of signs: 10 Maximum Area of Any One Sign: 8 SF Illumination: None Minimum Setback From R.O.W.: 5 FT Type: Freestanding Maximum Height of Sign: 4 FT Additional Requirements: Sign is double-sided. Minimum 100 FT between signs except other P-5 signs when flanking a road. DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION At parks, community open space, and trails within the neighborhood. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 36 A-190

191 Short Term Signage (T-1) AMENITY ANNOUNCEMENT SIGN Amenity Announcement Signs signify the range of amenities to be provided within the community. GUIDELINES Maximum number of signs: 1 /use identifying locations such as recreation facilities, amenities etc. (3 max.) Maximum Area of Any One Sign: 14 FT Illumination: None Minimum Setback From R.O.W.: 10 FT Type: Freestanding Maximum Height of Sign: 6 FT Additional Requirements: Sign is doublesided. Signs shall be removed within 90 days of completion of installation of subject amenity or receipt of the occupancy permit for the referenced amenity, whichever comes first. DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION Located at sites of neighborhood amenities. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. 3-6 Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern Sign graphic image is a sample image only and may be changed for a different view or subject. 37 A-191

192 Short Term Signage (T-2) MODEL HOME BUILDER INFORMATION SIGN The Model Home Builder Information Sign provides the specific information identifying who a particular model home builder is as well as the hours and contact information for the builder. GUIDELINES Total Aggregate Sign Area: 100 SF Maximum number of signs: 1/model sales center (5 max.) Maximum Area of Any One Sign: 20 SF Illumination: None Minimum Setback From R.O.W.: 10 FT Type: Freestanding Maximum Height of Sign: 6 FT Additional Requirements: Signs shall be removed within 90 days of issuance of a residential occupancy permit for the associated model sales center. DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION At the model sales centers only. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 38 A-192

193 Short Term Signage (T-3) MODEL NAME SIGN The Model Name Sign will state the model home s name while it serves as a model to distinguish it from other models. GUIDELINES Total Aggregate Sign Area: 60 SF Maximum Number: 1/model home (10 max.) Maximum Area of Any One Sign: 6 SF Illumination: None Minimum Setback From R.O.W.: 5 FT Type: Freestanding Maximum Height of Sign: 4 FT Additional Requirements: Signs shall be removed within 90 days of issuance of a residential occupancy permit for the associated model home. DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION At the model home sites only. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern A-193

194 Short Term Signage (T-4) INDIVIDUAL LOT POST The Individual Lot Post is a temporary sign used to identify from vehicular ways, the lot number to potential purchasers and also for contractors and deliveries while the house is under construction. GUIDELINES Total Aggregate Sign Area: 5 SF/ lot (total 500 SF max.) Maximum Number: 1/lot (100 max.) Maximum Area of Any One Sign: 5 SF Illumination: None Minimum Setback From R.O.W.: 5 FT Type: Pole Mounted Maximum Height of Sign: 4 FT Additional Requirements: Signs shall be removed within 90 days of issuance of a residential occupancy permit for the subject lot. DESCRIPTION Structure: PVC Sign Materials: Coroplast LOCATION On each residential lot available for sale, except model home lots. Not to be located on lots that contain T-2 or T-3 signs. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 40 A-194

195 Short Term Signage (T-5) NEIGHBORHOOD ANNOUNCEMENT SIGN The Neighborhood Announcement Sign provides a means for the collective builders to be represented together as a part of the new community development. GUIDELINES Total Aggregate Sign Area: 120 SF Maximum number of signs: 2 Total Maximum Area of Any One Sign: 60 SF Illumination: None Minimum Setback From R.O.W.: 15 FT Type: Freestanding Maximum Height of Sign: 10 FT Additional Requirements: Sign is doublesided. Signs shall be removed within 90 days of issuance of the 1,112th zoning permit for the development. DESCRIPTION Structure: wood Sign Materials: MDO LOCATION At neighborhood entrances only. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern A-195

196 Short Term Signage (T-6) NEIGHBORHOOD INFORMATION SIGN The Neighborhood Information Sign provides product and builder information for the neighborhood. GUIDELINES Total Aggregate Sign Area: 20 SF Maximum number of signs: 1 Total Maximum Area of Any One Sign: 20 SF Illumination: None Minimum Setback From R.O.W.: 15 FT Type: Freestanding Maximum Height of Sign: 6 FT Additional Requirements: Sign is doublesided. Signs shall be removed within 90 days of issuance of the 1,112th zoning permit for the development. DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION At neighborhood entrances only. Exact location may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Front Elevation Back Elevation Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 42 A-196

197 Short Term Signage (T-7) PRIMARY MODEL HOME DIRECTIONAL SIGN The Primary Model Home Directional Sign will be used to guide visitors towards the model homes as they make their way through the development. This version is used to consolidate the signs of the multiple builders. GUIDELINES Maximum Number of Signs: 3 total Maximum Area of Any One Sign: 14 SF Illumination: None Minimum Setback From R.O.W.: 10 FT Type: Freestanding Maximum Height of Sign: 6 FT Additional Requirements: Signs shall be located only where there is a change in direction and at intersections, and shall contain no advertising, but may include the names and/or logos associated with the business or development. Signs shall be removed within 90 days of issuance of the 1,112th zoning permit for the development. DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION At intersections. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern A-197

198 Short Term Signage (T-8) SECONDARY MODEL HOME DIRECTIONAL SIGN The Secondary Model Home Directional Sign will be used to guide visitors towards the model homes as they make their way through the development. GUIDELINES Maximum Number of Signs: 3 total Maximum Area of Any One Sign: 4.25 SF Illumination: None Minimum Setback From R.O.W.: 5 FT Type: Pole Mounted Maximum Height of Sign: 6 FT Additional Requirements: Signs shall be located only where there is a change in direction and at intersections, and shall contain no advertising, but may include the names and/or logos associated with the business or development. Signs shall be removed within 90 days of issuance of the 1,112th zoning permit for the development. 1-8 DESCRIPTION Structure: Metal, Fluted Posts, Finials Sign Materials: MDO LOCATION At intersections. Exact locations may change if determined by the Zoning Administrator to be in substantial conformance with the plan. Signs occurring at intersections shall be located outside visibility triangles pursuant to Section Graphics are not to scale and are for illustrative purposes only. Where the graphic differs from the text, the text shall govern. 44 A-198