Zoning Board of Appeals - Regular Meeting

Sorry. The first item you have before you this evening uh is a request for variances from article 5 section 519D2 relating to the maximum wall signage allowable within the upper se upper 5278 overlay district for the property addressed as 9313 medical plaza drive in the B1 limited business zoning district university boulevard and upper 5278 Overlay districts council district 7. This is a picture of the property as it was posted for tonight's meeting. Um, and this is the zoning map of the property showing its location at the intersection or the interchange for with I26 and University Boulevard. It's right there on the corner falling into both of the two overlay districts mentioned. And this is the aerial showing that location um just across from CSU and again at that interchange with the main hospital over to a little bit to the southeast there. This is the building on which the um the signage is proposed. One's sign up here with HCA Healthcare Trident Medical Offices and the second module of the sign over here just the logo. And this is the uh site plan showing the those sign locations across the facade of the building. And um again this shows the dimensions of the building. You can see it's 212 ft across plus this other 50 ft of this second um portion of the facade for a width of the 262 feet. And this is the area showing sorry the exhibit showing the dimensions of that box that encompasses all the modules of the sign. So the representative DD Simmons of the Fitz company on behalf of the property owner Trident Medical Center LLC is seeking the variances mentioned. The representative recently

applied for sign permits for three new signs. the HA healthcare trident medical offices sign and the logo sign on the front facade of the medical office building at this address at 9313 University Boulevard, I'm sorry, Medical Plaza Drive. Um, per section 8-5E for sign structures and wall signs containing multiple modules, the sign face shall be calculated by reference to the area of the rectangle, which if drawn would fully encompass all sign modules. Because these signs are located on the same facade, the area of the proposed wall sign is thus calculated as the size of the rectangle, which would encompass all three components of that sign as shown on uh page three. I'm going to just go back real quick to that maybe. Nope, I'm not. I guess I don't have that in here. Okay. Well, um, the rectangle is 17 feet tall by 180 ft with an area of 3,60 square feet. Section 8-5G specifies that for purposes of sign area calculations and measurements, calculations shall be made with the entirety of a building of the building's orientation being considered a single wall without regard to the existence of any offsets or bumpouts. Thus referring to sheet four, the facade of the off-white portion of the building is added to the facade of the brick build brick portion of the building to determine the wall size to which the signs are being applied. First sheet, sheet four, the height of the building is 57 ft and the width of the building is 262 ft. Section 519D2 specifies that one square foot of wall and window signage combined will be permitted per linear foot of building frontage along the entirety of the building's orientation up to and not exceeding 15% of the area of the

building facade on which the sign is to be displayed. Window signage shall not exceed 25% of the u window area. As discussed above, the front facade of the building measures 262 feet wide, which would allow a maximum of 262 square feet of wall and window signage along the entirety of the building orientation. As the proposed signs measure 3,60 ft, variances to section 5/19D2 are thus requested to exceed the limits for one, the square footage of the signage per linear foot of building frontage, and two, 15% of the building facade area. here that would be um 20 uh 2240 square feet. For section 7-7.3 of the city zoning regulations, the board must make the following findings to grant the variances. Number one, there are extraordinary and exceptional conditions pertaining to the particular piece of property. The application states that the extraordinary and exceptional conditions that apply to the property include among others uh is the building's use as a medical office as part of a larger medical campus and the location nearby a major high major roadway. The application states that the HCA logo on the large brick wall needs to be prominent to identify the medical campus for drivers in order to provide guidance and direction safely. Additionally, the application notes that the signage along the white portion of the building is needed to identify that this building is not the hospital and int contains medical offices. Staff does not agree that the build that being located along a heavily trafficked roadway is an extraordinary and exceptional condition pertaining to this particular piece of property. Staff also agrees that the HTA logo sign needs to be placed on the brick wall closer to University Boulevard. Staff finds that this signage would not be easily seen by approaching traffic from the rightway, but was rather a location preferred by the ownership. As the for the distinction as a hospital, staff finds that placing the logo on the brick

portion of the building would not be a factor in causing any confusion with the hospital building and does not find this to be an extraordinary and exceptional condition. Number two, these conditions do not generally apply to other property in the vicinity. The application notes that this building serves as a medical office building and is not a typical office or commercial building. The application also notes that unlike other properties in the this vicinity, this building operates as part of a larger medical facility and needs to identify the campus from a distance while also signifying that the specific building is not a hospital for public safety reasons. The application notes that the campus has three large HCA buildings and properly identifying the subject property as medical offices in order to prevent misidentification is vital as any confusion could result in health and safety risks which is not an issue that would be applicable to any other any commercial or office space nearby. Staff agrees that the usage of the property and the surrounding medical campus are unique to the property and do not generally apply to other properties in the same vicinity as it it operates as part of a larger medical campus rather than typical commercial or office use. Number three, because of these conditions, the application of the ordinance to the particular piece or property would effectively prohibit or unreasonably restrict the utilization of the property. The application states that the overlay district signage requirements prevent the hospital systems ability to provide adequate identification and wayfinding within the HCA Healthcare Trident, excuse me, Trident Hospital campus. The application also states that without properly scaled signage, patients and visitors would mistake this building for the hospital, which would lead to health and safety issues. The application states that the overlay signage requirement hinders clarific hinders clarification of the property and its intended function as a healthcare campus where rapid safe navigation is critical. staff does not

find that the overlay district's uh overlays signage requirements unreasonably restrict the utilization of the property as there's already navigational signage located on the campus along with signage for various buildings on campus signifying their purpose including the hospital. Staff also notes that the properties have been operating as a medical campus with a hospital and medical office for many years already. Number four, the authorization of a variance will not be of substantial detriment to adjacent property or to the public good and the character of the district will not be harmed by the granting of the variance. The application asserts that the granting of the variances and thus the installation of the proposed signage will not be detrimental to adjacent properties or to the public good. Staff does not believe the proposed signage if approved would be a substantial detriment to the adjacent properties or the surrounding area given this the isolated character of the medical of the hospital campus. As noted, staff disagrees that the building's location along uh University Boulevard is in exceptional condition of the property, thus does not find that the zoning requirements are unreasonably restricting the use of the property. Further, staff believes that neither the HCA healthcare sign nor the isolated logo sign aid in wayfinding or expedite identification of or access to the subject medical office building. Staff also finds that the application of the ordinance to the particular piece of property does not effectively prohibit or unreasonably restrict the utilization of the property as the Trident campus has operated for a number of years as medical offices where the hospital and continues to do so without any interruption. Accordingly, staff recommends denial of the requested variances from section 51 19D2 to allow the proposed signage to exceed the limits for the square footage of signage for linear foot of building frontage and also the 15% um the limit of 15% of the building facade area. And I would note that a copy of this report was emailed to the applicant on Thursday, October 30th.

questions for

the width of the building. 262.

Um the problem is the the signs that are in the middle of this white portion of the building are being added to the this portion of the building over here. Um whether this would be allowed uh absent that I I don't have those numbers in front of me, but I think actually this has already been permitted that just the middle signage. Correct. Okay. It's really just a question of this um logo sign.

Yes, sir. Thank you. Is it on? Yes. All right. Uh any other questions for staff? Uh applicant, you are here. Would you like to come speak at the podium, please? Yes. Thank you. You're welcome.

We um are working with HCA on this project and they are taking the buildings the the area where they exist now more as a medical campus than it used to function because they're building out a lot of buildings. They've also purchased properties along that road. And so now there will be more facilities where before it was just primarily the hospital and then this building that functions as medical offices. And so, um, when you're approaching this property, um, coming from university, that big wall, the big brick wall, um, is where they wanted to be able to put an indication of a logo so that you can recognize that before you get to that interchange because you don't see the hospital when you're approaching the facility from um like if you're heading to the interstate, there is a monument sign on the corner. It it's not very large for that area. So, um but there is a monument sign there, but that is the reason for wanting the logo up on the building. And I do want to have clarification um confirmation. And I think I heard you say the wall letters on the white wall are permitted already cuz I had a misunderstanding from our permitting clerk. So I thought we were doing the variance for both. But if the ones on the wall are approved, that's great. I just want to make sure I understood that correctly.

Excuse me. I can follow up with on that tomorrow. The issue here tonight is all of these are considered a sign together. We can follow up on the the smaller section if it's um fully approved at this point.

Okay, perfect. Um yeah, and unfortunately we can't move them closer together because if we did it would look awkward on the wall just to try to meet the standards for the square footage allowance. Um, the logo is 12 feet high, but where it's placed on that other wall, um, it does make it, I believe, a little over 17 feet high, but dropping it down doesn't make sense in that space. And so, I heard the question about if we get the letters closer together or the signs closer together, can we be within a certain tolerance or a certain square footage? But um the way the building is constructed, it doesn't work well to do that to put it all on one wall.

Questions for the applicant?

Any questions for the applicant by the board members? No. Thank you. Thank you. [laughter] I will take a motion.

Eileen, would you call the role, please? Yes. Uh, you have a motion before you to deny the variance request. Mr. Calhoun, Mr. O' Calahan. Mr. Simmons, Miss Morrow, yes. Okay,

that variance has been denied and Eileen next. Yes, one. So the next item you have before you is similar. Um it is a request for variances from article 5 section 514 B1G2 relating to the maximum wall signage allowable within the University Boulevard Overlay district for the property addressed as 9304 Medical Plaza Drive in the B1 Limited Business Zoning District. University Boulevard Overlay District Council District 7. These are pictures of the property as they were posted for tonight's meeting. And this is uh the zoning map of the property. This is the main um the bulk of the the hospital here uh on this parcel and it is zoned B1 as is the rest of the medical campus largely. And this is the location of that property as as we've discussed at this interchange on along I26. This is the renderings of the new building and the signage that is being requested. The HCA medical office is um signage here on one facade. I'm sorry, this is the south facade. They're asking for signage here. These uh sorry, east elevation signage here and here. And then on the north facade as well, signage here and here. So the representative DD Simmons of the Fitz Company on behalf of the property owner medical Trident Medical Center LLC is seeking the variances mentioned. The representative is requesting variances for signs on the south, north, and east facads of the med subject medical office building. The representative recently

applied for sign permits for two new signs on each of three facades for the medical offices at this address. Per section 85E4 for signs and wall structures containing multiple modules. The flying face must be calculated by the the rectangle which would encompass all of the elements because the HCA healthcare logo and the Trident medical offices um portion, excuse me, the HCA healthcare with logo sign and the Trident Medical Office sign are both located on the south facade. The area of the proposed wall signs is thus calculated as the size of the rectangle which will encompass both signs. Let me just back up to that. So that is this rectangle here. Um as shown on sheet three, that rectangle is 17.13 ft tall by almost 36 feet wide with an area of 614 square ft. The signs on the north and east facads also exceed the sign allowances. Section 514 B1G2 specifies that one square foot of wall fi wall and window signage combined will be permitted per linear foot of building frontage up to not exceeding 15% of the area of the building facade in which the sign is to be displayed. As discussed, the front or south facade of the building measures 169 ft wide, which would allow a maximum of 169 square ft of wall and window frontage. The proposed signs measure 614 square ft together. Um, thus a variance to section 514 B1G2 is requested to exceed the limits for the square footage of the signage per linear foot of building frontage. The same variance is requested for the signs on the north and east facads which are limited to 169 and 121 square ft of signage respectively. Per section 7-7.3 of the city's zoning regulations, the board must make the following findings to grant the

variances. Number one, there are extraordinary and exceptional conditions pertaining to the particular piece of pro of property. The application states the extraordinary and exceptional conditions that apply to the property are the limitations on sign size and placement, restricting the visibility necessary for safe and effective identification of the facility. The application states that the proposed signage is critical in communicating its relationship to the existing hospital while also distinguishing it as a separate medical office building. Additionally, it is asserted that if the proposed signage is not allowed, it will cause confusion for patients and families as they attempt to locate it among among the surrounding medical buildings. Staff finds the location of the windows on the building's facade are an exceptional um condition of this property. Number two, these conditions do not generally apply to other property in the vicinity. The application states that the extraordinary and exceptional condition is due to the medical use of the building rather than being a typical commercial or office building. It is explained that non-medical buildings in the vicinity do not have the same need for rapid and accurate wayfinding as a medical building does. The application asserts that the reference building's distance from the road creates additional wayfinding confusion and could lead to misinformation, excuse me, misidentification without the proposed signage. Staff believes that the pro that the building's window placement, which limits its signable facade, is not generally applicable to other properties in its vicinity as most nearby properties are developed with shorter, wider buildings with fewer windows, allowing for more flexibility in sign placement. Number three, because of these conditions, the application of the ordinance to the particular piece or property would effectively prohibit or unreasonably restrict the utilization of the property. application states that the zoning regulations unreasonably restrict the ability to provide adequate identification and wayfinding within the HCA Trident HCA Healthcare Trident Hospital campus.

The application states that without properly scaled signage, excuse me, patients and visitors could mistake this building for the hospital. The application draws attention to the fact that the proposed signage represents less than 10% of the building facades. Yet the application of the sign requirements prevents the signage installation due to the linear foot restriction. Staff agrees that the application of the ordinance when paired with the location of the windows on the facades could unreasonably restrict the utilization of the property. Number four, the authorization of a variance will not be of substantial detriment to adjacent property or to the public good. The character of the district will not be harmed by the granting of the variance. The application states that the proposed signage is not detrimental to adjacent properties or the public good, but rather is beneficial to p the public good and the adjacent properties due to the previously stated reasons, including rapid wayfinding and less confusion. The application states the proposed signage layouts are in proper proportion to the building. Staff agrees that the authorization of variances for the proposed wall signage would not be of substantial detriment to the adjacent property or to the public good. and staff agrees that the character of the district will not be harmed by the granting of the variances due to the isolated nature, excuse me, character of the hospital campus. As noted, staff agrees that the design of the building's facade restricts the ability to advertise the medical office building's use in a more condensed manner. Accordingly, staff recommends approval of the requested variances from section 514 B1G2 to allow the proposed signage to exceed the limits of the square footage of signage per linear foot of building frontage on all three facads, the south, north, and east. And finally, I would note that a copy of this report was emailed to the applicant on Thursday, October 30th.

Thank you, Eileene. Any questions from board members to staff? Uh, I would ask um DD Simmons if you would like to come up and speak on this variance.

Yes, thank you. This is the third building on the property there. It's under construction right now. This is the building that you see as you um turn off of university heading into the campus. This is the building that'll be right in front of you. Um there could be confusion as to the purpose of this building because of the large parking garages that are right beside it. Looks fantastic. It just um it it could make you think that that's part that is part of the hospital. And even with the signage program, it's already been a little bit confusing that this is this building is not part of the hospital. This is medical office buildings. And I say that in regards to the wayfinding signage discussions we've had um because there may be a specialty in here like wound care and that's why it started to get confusing that no this isn't part of the hospital. So this is important to note that this is the medical offic's building.

Any any questions for the applicant by board? Thank you. Thank you. I will entertain a motion to approve. Second. And Miss Eileene, will you call the role? Okay. You have a motion before you to approve the variances requested. Mr. Calhoun, yes. Mr. O' Calahan, yes. Mr. Simmons, yes. Miss Morrow,

yes. Uh, Miss Simmons, your application, that application has been that application for variance has been approved. And with that, I close this meeting. Thank you all for coming.