HomeMy WebLinkAboutVA200300001 Review Comments 2003-03-04 STAFF PERSON: Amelia McCulley
PUBLIC HEARING: March 4, 2003
STAFF REPORT VA-2003-001
OWNER/APPLICANT: Martha Jefferson Hospital Foundation — Outpatient Care
Center
TAX MAP/PARCEL: 78 / 311
ZONING: PDMC, Planned Development Mixed Commercial
ACREAGE: 14.044 acres
LOCATION: The proposed Outpatient Care Center is located off Peter
Jefferson Parkway at the intersection with Peter Jefferson Place, on the south side of
Route 250 East in Peter Jefferson Place development.
TECHNICAL REQUEST AND EXPLANATION: The applicant requests relief from
Section 4.15.13 of the Zoning Ordinance, which limits the height of wall signs to 30 feet
in the PDMC district. (This is the maximum height for wall signs in any zoning district.)
The applicant proposes two wall signs at a height of 41 feet, a variance of 11 feet.
The signs are proposed on the new Outpatient Care Center, which is currently under
construction in Peter Jefferson Place. The signs are proposed on the north elevation
and will be visible from Route 250 and from the internal road, Peter Jefferson Parkway.
One sign of individual channel letters states "Martha Jefferson" and the other is a
caduceus icon (the medical symbol with wings, staff and snake). The Martha Jefferson
sign is approximately 98 square feet and the caduceus icon is 21 square feet. These
signs do not exceed the maximum sign area allowed.
RELEVANT HISTORY:
Final approvals for this site plan were given in July, 2002. The plan proposes an 80,000
square foot 3-story building. This parcel was created by a subdivision plat approved in
December, 2001 .
These sins are subject to Architectural Review and will be heard by the A.R.B. on
March 3r , one day before this Board of Zoning Appeals meeting.
PROPERTY DESCRIPTION AND QUALIFYING CONDITIONS: This property is
substantially above the grade of Peter Jefferson Parkway (about 50 feet) and Route 250
East (about 75 feet above). It is also set back about 1500 feet from Route 250 East.
The property is not unusually small or odd-shaped but it includes some difficult
topography. The design of the building, although not technically appropriate grounds for
a variance, combined with the topography and distance from Route 250, are the basis
for a higher wall sign. A wall sign at the required maximum height would have limited
visibility from Route 250.
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March 4, 2003
A full description of the proposed uses is found at the end of the applicant's submittal for
the hardship criterion. The proposed use of the facility involves various hospital
services.
APPLICANT'S JUSTIFICATION AND STAFF COMMENT: A review of the variance
criteria provided by the applicant and comments by staff follows:
Hardship
Staff comments are written in italics and follow the applicant's comments. The applicant
notes that the variance is necessary:
• If the ordinance were strictly applied, no building identification sign visible to the
public traveling along Route 250, the major point of access to the site, would be
permitted on this building. The hardships include:
a) Given the type of necessary healthcare services being delivered in the facility as
described below, the public must be able to identify the facility from the public
thoroughfare. The signage for this building is essential directional signage. No
other viable signage option exists as described herein, thus creating an undue
hardship if not approved;
b) The unique design of the structure does not offer another location for the
placement of a building identification sign due to unique physical and
architectural constraints. Two brick-enclosed courtyards that conceals the
service side of the building facing Route 250, including the mobile technology
dock where tractor-trailer sized mobile units such as lithotripsy or MRI services
will be located, block the sight line to any sign located lower on the building. This
hardship is a function of both the height of the enclosed brick courtyard, over 35'
above the lowest grades, and the manner in which the site slopes steeply away
from the building;
c) Meetings with County planning and zoning staff, particularly the architectural
review staff, have indicated that no other location on the public-facing façade of
the building would likely be acceptable for a sign, and that the proposed signage
location requiring this variance may be the preferred location. Locating the sign
lower on the building to conform with the ordinance would result in a sign that 1)
conflicts with the carefully detailed fenestration patterns and articulation of the
brick bands, 2) would not be visible from the street, and 3) would be in conflict
with the architectural standards if such sign were suggested for the face of the
courtyards themselves.
The Martha Jefferson Outpatient Care Center is a 93,000 square foot healthcare
services facility that includes an urgent care center, an ambulatory surgery center
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March 4, 2003
containing three licensed operating rooms, diagnostic medical imaging including MRI,
CT, and X-ray, a woman's health center, physical therapy/ occupational therapy,
cardiac rehabilitation, a neonatal diagnostic center and a small medical office space.
The majority of the space in the building is licensed by the Commonwealth of Virginia as
hospital services. It is vital that patients seeking these services be able to identify the
facility.
Staff is sympathetic to the applicant's request but we are limited by the State Code
criteria for a variance. A hospital's emergency services are unique and important
services to the public. It is the kind of facility that someone not familiar with the area
may need to find quickly. A variety of signs and sign types need to be used to identify
the facility and the routes towards it. Given the fact that this building is set back fairly
significantly from Route 250 and that there are 3 entrances into Peter Jefferson Place,
adequate signage along the major access route, Route 250 is essential. The
topography of this site presents a challenge for visibility from the surrounding roads,
Route 250 and Peter Jefferson Parkway.
However, staff needs to clarify the basis for the hardship criterion. The hardship must
be based on peculiar aspects of the property. The design of the building is not grounds
for a hardship but becomes a self-imposed hardship. (Staff agrees that the building
design limits the visibility of a wall sign at the required height although it does not seem
to completely obstruct it.) In addition, the relevant hardship discussion relates to the
property on the effective date of this ordinance, as stated in this excerpt from the Zoning
Ordinance:
When a property owner can show that his property was acquired in good faith and
where, by reason of the exceptional narrowness, shallowness, size or shape of a
specific piece of property at the time of the effective date of this ordinance, or where, by
reason of exceptional topographic conditions or other extraordinary situation or condition
of such piece of property, or of the use or development of property immediately adjacent
thereto, the strict application of the terms of this ordinance would effectively prohibit or
unreasonably restrict the use of the property or where the board is satisfied, upon the
evidence heard by it, that the granting of such variance will alleviate a clearly
demonstrable hardship approaching confiscation, as distinguished from a special
privilege or convenience sought by the applicant, provided that all variances shall be in
harmony with the intended spirit and purpose of this ordinance.
Staff recommends the full use of directional signage along Route 250 and Peter
Jefferson Parkway in order to properly identify the access to and location of this facility.
Given the location of this building with respect to Route 250 and the design of the
building, it is possible that a wall sign on this building face may not be the best
identification of the facility. While staff is sympathetic to this request, we are not able to
find grounds for hardship.
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March 4, 2003
1. The applicant has not provided evidence that the strict application of the
ordinance would produce undue hardship.
Uniqueness of Hardship
The applicant notes:
• The hardship is not shared by other properties in the same PDMC zoning district,
nor in the same vicinity, due to the unique location of this building pad and the
intricate architectural detailing of the public-facing façade. The Outpatient Care
Center is a large building located on the highest point of the Peter Jefferson Place
office park property and as such, great care was taken in locating the building in its
current configuration to respect the desires of the ARB, the Peter Jefferson Place
Architectural Control Committee and Monticello. This includes the oblique angle of
presentation to Route 250, the large, brick-enclosed courtyards and the long, steep
slopes. These unique conditions of building style, building type, building orientation,
topography and sight lines from the public road are not shared elsewhere in the
district and are not expected to occur elsewhere in the district.
Staff again takes the position that the unique aspects of the building itself are not
grounds for a finding of uniqueness of hardship. With respect to the hardship related to
the property, staff finds that the topography presents a unique challenge to
development. It is not typical that the building pad is located 50 to 75 feet above the
grade of the access roads serving it. While the distance from Route 250 is a challenge
to properly identifying the building, it can not be the sole grounds for a finding of
uniqueness. This property, zoned Planned Development Mixed Commercial, and this
particular area of development have been reviewed and approved by the County. As
such and based on its location within the Development Areas, it has been intended for
development. Finally, the hospital services use, while not technically considered as
grounds for a variance, can not be ignored.
Since staff finds no hardship, staff is unable to find that the hardship is unique.
However, as noted in the preceding, staff can identify several unique circumstances
relating to the property and the proposed development.
2. The applicant has not provided evidence that such hardship is not shared
generally by other properties in the same zoning district and the same vicinity.
Impact on Character of the Area
The applicant offers:
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March 4, 2003
• The authorization of this variance will not be a detriment to the adjacent properties
and the character of the district will not be changed. Indeed, each will be enhanced
by providing essential wayfinding to the public that will be seeking healthcare
services. The facility is located entirely within an established office park. The
aesthetic qualities of the signage are strictly regulated by the Albemarle ARB to
preserve the integrity of the district and of adjoining districts. The signage is
designed at the minimum size and of minimum text to identify the building. It is
located at the minimum possible height to be visible to the public and to respect the
architectural integrity of the building. The proposed signage is in keeping with the
character of the district and the adjacent property.
Staff concurs with the applicant. The proposed signage is less than the minimum
allowed by the Zoning Ordinance. The applicant has invested in appropriate input from
other entities (such as ARB) in their design of the building and signage.
3. The applicant has provided evidence that the authorization of such
variance will not be of substantial detriment to adjacent property and that the
character of the district will not be changed by the granting of the variance.
STAFF RECOMMENDATION: Since only one of the three criteria for approval have
been met, staff recommends denial of this request. Should the Board find cause to
approve it, staff recommends the following condition:
1 . This variance is approved for signage as proposed by the applicant and subject to
approval from the Architectural Review Board.
ARCHITECTURAL REVIEW BOARD STAFF REPORT
Project#: Name ARB-2003-15: Martha Jefferson Outpatient Care Center Signs
Review Type Certificate of Appropriateness for Signs,Advisory Review for a variance
Parcel Identification Tax Map 78,Parcels 20C and 20M
Location 595 Peter Jefferson Parkway in Peter Jefferson Place,on the south side of Rt. 250 East
Zoned Planned District Mixed Commercial(PDMC)and Entrance Corridor(EC)
Magisterial District Rivanna
Proposal To install wall-mounted signs
ARB Meeting Date March 3,2003
Staff Contact Janet Miller
PROJECT HISTORY
A Certificate of Appropriateness was issued for this building on March 22, 2002. The approval included no signs.
PROJECT DETAILS
The applicant proposes to install one channel letter wall sign and one icon sign on the north face of the building,
and one channel letter wall sign and one cabinet sign on the east face of the building. A variance is required fpr the
proposed sign heights on the north side of the building. A monument sign proposed for the entrance to the site off
of Peter Jefferson Parkway is not expected to be visible from the EC.
Wall Signs (North face):
Sign Type: Channel letters
Illumination: Internal neon, white
Text: Martha Jefferson in 2 lines
Sign Size: 3'-4"high for each line (7'-2"total height)x **' long (92 SF)
Overall Sign Height: 40'-6" to top of sign (requires a variance)
Colors: White faces, dark gray(PMS ***)returns (to match the color of the roof)
Electrical Junction Box: Located between the the text"Martha" and Jefferson"; 5 3/4" high x *** long; painted to
match the color of the brick
Location: 4' below the roof line, 2' from the northeast corner of the building and north of the "porthole"
Sign type: Graphic image (Caduceus icon)
Sign Material: Built-up acrylic pieces
Illumination: Back-lit using white LED
Sign Size: 6'-7" high x 8' long (21 SF)
Overall Sign Height: 44' to top of sign (requires a variance)
Graphic &Colors: Caduceus: faces and returns painted to match Matthews brushed aluminum
Location: 4' below the roof line, 8' from the northwest of the building and south of the "porthole"
ARB 3/03/2003 Martha Jefferson OCC Signs --Page 1
Wall Signs (East face):
Sign Type: Channel letters
Illumination: Back-lit and face-lit using white LED
Text: Martha Jefferson in 2 lines
Sign Size: 1'-2" high for each line (2'-4"total height)x **' long (** SF)
Overall Sign Height: *** to top of sign
Colors: White faces and returns
Location: Within the signband located over the door, left of the cabinet sign
Sign type: Cabinet sign
Illumination: Internal illumination LED, text only
Sign Size: 1'-6 3/a' high x 12'-6" long (37 SF)
Overall Sign Height: ***' to top of sign
Text &Colors: Outpatient Care Center in white, blue background(PMS2725)
Location: Within the signband located over the door, to the right of the channel letters
ANALYSIS:
The north and east sides of the building are visible from the Route 250 EC and north side of the building is visible
from a distance when traveling eastbound on Route 250.The south side is minimally visible from the EC although
the proposed wall signs above the building entrance are not expected to be visible from the EC.
Signs for the north side of the building
Channel Letters
• The proposed size of the signs appears to be coordinated with the building.
• The signs meets Zoning Ordinance requirements for area and but exceeds the overall height limit by 10'-6".
• The proposed location appears to be appropriate for the building. Reducing the overall height to the required
30' limit would place the sign in a location that would compete with building elements and would not work well
with the design of the building.
Graphic
• The proposed size of the Caduceus icon appears to be coordinated with the building.
• The icon sign meets Zoning Ordinance requirements for area and but exceeds the overall height limit by 14'.
• Historically, the ARB has limited the use of graphics on buildings to reduce visual clutter and to provide for
more coordinated appearances along the EC. Limiting illumination could serve the same pruposes.
• The Caduceus icon is back-lit.
Signs for the east side of the building
Channel Letters
• The proposed size of the signs appears to be coordinated with the building.
Cabinet Sign
• The ARB Design Guidelines state that backgrounds of internally illuminated signs must be opaque. The
background of the cabinet sign meets this guideline.
• The signs meet Zoning Ordinance requirements for area and height.
• The size of the signs appear to be in proportion to the building element on which it is placed.
ARB 3/03/2003 Martha Jefferson OCC Signs --Page 2
RECOMMENDATIONS:
Staff can support the proposed variance request and recommends that the ARB forward the following
recommendation to the Board of Zoning Appeals:
The ARB expresses no objection to the proposed sign height on the north side of the building with the
condition that the Caduceus icon not be illuminated.
Staff recommends approval of the channel letters as proposed.
Staff recommends approval of the Caduceus icon with the following condition:
1. The icon shall not be illuminated.
Staff recommends approval of the cabinet sign as proposed.
ARB 3/03/2003 Martha Jefferson OCC Signs --Page 3