county of loudoun department of planning and zoning …

County of Loudoun

Department of Planning and Zoning

MEMORANDUM

DATE: January 13, 2015 TO: Tyler Klein, AICP, Project Manager Land Use Review FROM: Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning SUBJECT: SIDP-2014-0004; StoneSpring Hospital Center

Sign Development Plan - 2nd Referral EXECUTIVE SUMMARY Highway 50 Real Estate LLC requests approval of a Sign Development Plan (SIDP) in order to modify the sign provisions of the Revised 1993 Zoning Ordinance for the approximately 37 acre StoneSprings Hospital Center in the Dulles Community. The property is located north of Route 50 and west of Gum Spring Road (Route 659). The Applicant seeks to modify the sign provisions to permit a freestanding sign along the property’s Route 50 frontage, increase the maximum area permitted for the proposed signs, increase the maximum number permitted for the proposed signs, increase the maximum height permitted for the directional signs as well as permit electronic messages on the face of a sign. The applicant has responded to first submission comments by providing a response letter, revised Sign Development Plan, and Sign Comparison Matrix dated December 11, 2014. Overall, the SIDP proposes signage that will contribute to and enhance the proposed community’s sense of place and aesthetics by unifying the site signage with a consistent, comprehensive and compatible design due to the use of a coordinated logos, typography, color palette, high-quality materials, and style matching the building architecture. The sign plan ensures an overall scale of hierarchy that will assist drivers and pedestrians navigate to their desired location and the specific services onsite. Given the scale and relationship to the principal structure, an approximately five-story hospital providing emergency medical uses onsite, larger signs assisting drivers may be reasonable. As such, the proposed StoneSprings Hospital Center Sign Development Plan appears to be generally consistent with the Revised General Plan. However, the outstanding issues listed below should be addressed prior to approval of this application

Attachment 1a A-1

SIDP-2014-0004; StoneSpring Hospital Center Sign Development Plan Community Planning

2nd Referral January 13, 2015

including commitments for landscaping at the base of the signs, assurances for the long-term maintenance of such landscaping, and limitations on lighting use.

OUTSTANDING ISSUES

Sign Type A: Electronic Vehicular Entrance Sign In the first referral, Staff requested the Applicant reduce the size and height of the sign or provide additional justification for the size of the proposed sign. A similar messaging sign is approved for the StoneSpring Emergency Center located adjacent to the subject site, per SIDP-2013-0004, that displays the same information yet is half the size of that proposed with this application (72 square feet, six feet in height and twelve feet in width). The applicant cites the need for drivers to be able to locate medical services in emergency situations, yet the term ‘Emergency’ is not listed on this sign. Analysis Given the use of the site is providing emergency medical services and the scale of the hospital, it may be reasonable to approve Sign Type A provided the sign is revised to clearly identify emergency medical services are provided onsite and with conditions of approval listed below. Staff recommends a condition requiring landscaping around the base of the sign, i.e., low-lying shrubbery and/or flowering plants, and the long-term maintenance of this landscaping and the sign. The use of native plant species is encouraged. Staff further recommends a condition that the use of lighting will occur only during the evening hours or during times of decreased daytime visibility due to weather. Staff has no issue with the electronic wait time being displayed on the sign provided a condition is placed on the application that the emergency room wait time as the only electronic display and the frequency of updates to the wait time is limited to no more than every 10 minutes. Sign Type B: Vehicular Entrance Signs In the first referral, Staff requested the Applicant reduce the size and height of the sign or provide additional justification for the size of the proposed sign. The Applicant states these signs will assist motorists to specifically locate access to the property as they approach the site in emergencies. The proposal clearly identifies ‘EMERGENCY’ on the sign to assist drivers locate emergency services. Given the intended use is to provide emergency medical services, it may be reasonable to consider a larger sign to assist the navigation of vehicular traffic. In addition, a larger sign would be congruent with the scale of the principal structure, StoneSprings Hospital.

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SIDP-2014-0004; StoneSpring Hospital Center Sign Development Plan Community Planning

2nd Referral January 13, 2015

Analysis Given the use of the site providing emergency medical services and the scale of the hospital, it may be reasonable to approve Sign Type B. Staff recommends a condition requiring landscaping around the base of the sign, i.e., low-lying shrubbery and/or flowering plants, and the long-term maintenance of this landscaping and the sign. The use of native plant species is encouraged. Staff further recommends a condition that the use of lighting will occur only during the evening hours or during times of decreased daytime visibility due to weather.

RECOMMENDATION

The proposed sign plan is in general conformance with the Revised General Plan. Staff recommends the issues raised above be addressed prior to Board of Supervisors action. cc: John Merrithew, Acting Director (via email)

Cynthia L. Keegan, AICP, Program Manager, Community Planning (via email)

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County of Loudoun


MEMORANDUM

DATE: November 14, 2014 TO: Tyler Klein, AICP, Project Manager Land Use Review FROM: Joseph Carter, AICP, CZA, GISP, Senior Planner Community Planning SUBJECT: SIDP-2014-0004; StoneSpring Hospital Center

Sign Development Plan - 1st Referral BACKGROUND Highway 50 Real Estate LLC requests approval of a Sign Development Plan (SIDP) in order to modify the sign provisions of the Revised 1993 Zoning Ordinance for the approximately 37 acre StoneSprings Hospital Center. The property is located north of Route 50 and west of Gum Springs Road (Route 659). Development surrounding the site includes the Stone Ridge residential community to the south and the StoneSpring Emergency Center, a 9,600 square foot facility offering around-the-clock, full-service emergency care. A variety of CLI uses are located further to the east (Gas Station, Automotive Repair, Contractor Services). The subject site is part of the Glascock Field at Stone Ridge (ZMAP 2006-0007) application, approved on December 4, 2007 for approximately 1.3 million square feet of non-residential uses, inclusive of a 462,000 square foot hospital campus (SPEX 2007-0021) and 276 residential dwelling units (See Vicinity Map). A Zoning Concept Plan Amendment (ZCPA-2013-0007) and a Special Exception application (SPEX-2014) to relocate an approved heliport use

VICINITY MAP

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SIDP 2013-0004, StoneSpring Emergency Center Sign Development Plan Community Planning 1

st Referral

November 14, 2014 Page 2

elsewhere on the subject site is currently active; however, no other changes are proposed to the StoneSprings Hospital Center. The subject site is approved, and currently under construction, for the StoneSprings Hospital Center, a 243,000-square foot medical care facility with 124 beds offering a variety of medical services to include a full-service hospital and emergency room. The property is located at the northwest corner of Gum Springs Road and Route 50 and is visible from both roadways. There are no existing signs onsite and no access to the site from Route 50, consistent with the future plans for Route 50 as a limited access roadway with grade-separated interchanges. The Zoning Ordinance does not contemplate a sign along Route 50 as there is no vehicular entrance. The application proposes three sign categories: free-standing, building-mounted and temporary. The Applicant seeks to modify the sign provisions to permit a freestanding sign along the property’s Route 50 frontage and other frontage, increase the maximum area permitted for the proposed signs, increase the maximum number permitted for the proposed signs, increase the maximum height permitted for the directional signs as well as permit electronic messages on the face of a sign. The submission materials include a comparison of the proposed signs vs. the Zoning Ordinance Regulations (sign matrix) as well as Sign Details for the freestanding signs, building-mounted signs and temporary signs. COMPLIANCE WITH THE COMPREHENSIVE PLAN The subject property is governed under the policies of the Revised General Plan. The site is located within the Dulles Community of the Suburban Policy Area and is designated suitable for Business uses (Revised General Plan, Chapter 7, Planned Land

Use Map). ANALYSIS Route 50 is a major business corridor as well as the southern gateway to Loudoun County. The area is planned for Business uses, which is intended to develop with a mix of uses where individuals can live, work and play (Revised General Plan, Chapter 6, Business, text). Buildings should be the predominant feature of the Business Community when viewed from periphery roads (Revised General Plan, Design Guidelines, Chapter 11, Light Industrial and Regional Office). The Revised General Plan envisions that the County will sustain a built environment of high quality (Revised General Plan, Chapter 5, Built Environment Policy 1). Signage in these areas should thus exhibit a high quality of design and materials that complement, but do not overwhelm, the buildings themselves. Collectively, the location, quality, and clarity of signs define the general perception of a development, individual business or commercial center and its surrounding community.

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SIDP 2013-0004, StoneSpring Emergency Center Sign Development Plan Community Planning Referral


FREE STANDING SIGNS The applicant is proposing three different types of ground-mounted signs be permitted for the hospital center to include an electronic entrance sign along Route 50 (sign type A), entrance signs (sign type B) and onsite directional signs (sign type C). Sign Type A: Electronic Vehicular Entrance Sign The applicant is requesting a modification to allow an electronic entrance sign along the Route 50 Corridor, a modification to increase the maximum allowed sign area to 155 square feet (which includes the sign background), and requesting a modification to the maximum sign height be permitted to exceed the 8 foot maximum by a half foot. The maximum area of any one Entrance Sign for a hospital use is 50 square feet. The sign is proposed to be double-sided and include the facility name, logo, and an electronically displayed estimated wait time for the emergency room. The proposed and minimum setback from right-of-way is ten feet (10’). The Statement of Justification provides the electronic wait time will be updated no more than every 10 minutes and will be the only element to be displayed electronically. The Applicant cites that the increased size for an entrance sign is needed because of the “additional information displayed and higher driving speeds along Route 50” (Statement of Justification, p. 2). However, the existing maximum size for an entrance sign in combination with the building-mounted signs for the multi-story hospital should be sufficient to clearly identify the StoneSpring Hospital Center’s location to motorists travelling both east and west on Route 50. Staff notes that the actual message portion of this sign, that which identifies the hospital, is approximately 64 square feet. The rest of the sign size is attributed to the background, electronic display and vertical metal element separating the electronic display and sign. Staff also notes that a similar messaging sign is approved for the StoneSpring Emergency Center located adjacent to the subject site, per SIDP-2013-0004, that displayed the same information yet is half the size of that proposed with this application at 72 square feet, six feet in height and twelve feet in width (see Graphic 1). Staff requests additional justification for the proposed sign.

Graphic 1 – Approved Electronic Sign

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Analysis Staff requests the applicant reduce the size of the sign to a maximum area of 50 square feet and a maximum height of 8 feet or redesign the sign to match the sign approved in SIDP-2013-0004 to maintain a unified design of signage throughout the site. Staff has no issue with the electronic wait time being displayed on the sign provided the applicant commits to emergency room wait time as the only electronic display and the frequency of updates to the wait time to no more than every 10 minutes just as the Applicant did for the StoneSpring Emergency Center application. This commitment should be placed as a note within the Sign Development Plan. Staff further recommends the applicant commit to landscaping around the base of the sign, i.e., low-lying shrubbery and/or flowering plants, and the long-term maintenance of this landscaping and the sign. The use of native plant species is encouraged. Staff further recommends the Applicant commit to the use of lighting only during the evening hours or during times of decreased daytime visibility due to weather. Sign Type B: Vehicular Entrance Signs The applicant is requesting an entrance sign along the subject site’s road frontage in addition to the entrance signs permitted per entrance. The subject site is approved to have four (4) entrances to public roadways, three (3) along Gum Spring Road and one (1) along Stone Springs Boulevard. The additional entrance sign will be located at the intersection of Gum Spring Boulevard and Stone Springs Boulevard. The Applicant states these signs will assist motorists to locate the property as they approach, assumingly from the north, in an emergency situation (Statement of Justification, p. 2). Staff concurs with the rationale for the location of the additional entrance sign, but Staff questions whether a balance of compatibility and necessity for the proposed size and height of the signs has been met. The Applicant is proposing a maximum sign area of 91 square feet, which includes the sign background, and requesting the sign height be permitted to 14 feet. The height exceeds the 8-foot maximum permitted by the Zoning Ordinance and the maximum area of any one Entrance Sign for a hospital use is 50 square feet. The sign is proposed to be double-sided and include the facility name and logo, address, directional panel for emergency services, and directional panel for the campus entrance. The Applicant cites that the increased size for the entrance sign is justified because “the sign will provide additional visibility to those in an emergency situation” (Statement of Justification, p. 2); however, like Sign A1, much of the proposed sign appears to be the background structure for the sign. The sign also includes what appears to be unused space beneath the panels, both the unused space and background structure for the sign significantly increases the size of the sign. Staff also notes the address portion of this sign is not illuminated. The maximum size for an entrance sign in combination with the building-mounted signs for the multi-story hospital should be sufficient to clearly identify to motorists the StoneSpring Hospital Center’s location.

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Analysis Vehicle oriented signs are typically scaled at six feet in height. Staff requests the applicant reduce the size of the sign to a maximum area of 50 square feet and a maximum height of 8 feet. Staff further recommends the applicant commit to landscaping around the base of the sign, i.e., low-lying shrubbery and/or flowering plants, and the long-term maintenance of this landscaping and the sign. The use of native plant species is encouraged. Staff further recommends the Applicant commit to the use of lighting only during the evening hours or during times of decreased daytime visibility due to weather. Sign Type C: Onsite Directional Signs The applicant is requesting thirteen (13) onsite directional signs within the property’s parking areas. The signs are proposed to be located near the entrances and at various deviation points in the vehicle travel path. The sign type is proposed to be six feet (6’) in height and three and half feet (3’6”) in width for a total sign area of twenty-one (21) square feet. The sign will be double-sided. The Applicant states that “visitors and patients driving through the campus may be panicked or in a rush, and would benefit from the reinforcement provided by clear, frequent, and legible signage. The larger size and height places critical information, such as the location of the emergency room, at eye level” (Statement of Justification, p. 2). Staff concurs with the rationale for the number and locations of the onsite directional signs, but Staff questions whether the sign strikes a balance of compatibility and necessity for the proposed size and height of the signs. For instance, Staff notes that a similar onsite directional sign is approved for the StoneSpring Emergency Center located adjacent to the subject site, per SIDP-2013-0004, that displays the same information yet is smaller in size and height than that proposed with this application at 15 square feet, five feet in height and three feet in width (see Graphic #2). Staff questions why a similarly approved sign does not meet the needs of a similar use for the same Applicant. In addition, the sign is not proposed to be illuminated which Staff questions given the Applicant’s justification for the sign’s purpose to direct traffic to the desired location in emergency situations. Analysis Staff questions why an approved sign of a similar use for the same applicant does not meet the needs of this site and requests additional justification for the proposed sign. Staff recommends the applicant reduce the size of the sign to a maximum area of 4 square feet and a maximum height of 3 feet to meet Zoning Ordinance standards or redesign the sign to match the sign approved in SIDP-2013-0004 to maintain a unified design of signage throughout the site.

Graphic 2 – Approved

Directional Sign

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BUILDING-MOUNTED SIGNS The applicant is also proposing building-mounted signs for the hospital center comprehensive sign plan to include a hospital identification sign (sign type D) and a hospital entrance sign (sign type E). Sign Type D: Hospital Identification Sign The applicant is requesting a modification to the maximum permitted number and maximum permitted sign area for three (3) hospital identification signs to be mounted on one side of the building facing each road frontage (Route 50, Stone Springs Boulevard, and Gum Spring Road). The Revised 1993 Zoning Ordinance permits one (1) building identification sign at a maximum sign area of fifty (50) square feet. The dimensions for the sign is proposed to be six and a half feet (6’6”) in height and twenty-two feet (22’) in width for a total sign area of 143 square feet. The signs will be one-sided, internally illuminated and include the facility name and logo. Staff finds the proposed design maintains a unified design theme for the hospital center with the hospital logo and proprietary font. The Applicant states that “a size increase needed based on the building’s distance from the roads and placement on the building. Because of the Hospital’s layout, drivers would only be able to see one of these Hospital identity signs at a time” (Statement of Justification, p. 2). The site plan approved for the hospital center depicts its location within the center of a 37 acre property, setback from Route 50 by more than 200 feet. Given the distance of the hospital away from the public roadways and the purpose of the signage to identify emergency medical services, the perceived size of the sign will be inconsequential in appearance and Staff supports the proposed sign. Staff concurs with the justification for the size, number and locations of the hospital identification signs and believes these signs will better serve to identify the location of the hospital center than the proposed entrance signs (sign type A and B). Analysis Staff concurs with the justification for the size, number and locations of the hospital identification signs and believes these signs will better serve to identify the location of the hospital center than the proposed entrance signs (sign type A and B). In addition, the signs maintain the unified design theme for the hospital center with hospital logo and font. Staff further recommends the Applicant commit to the use of lighting only during the evening hours or during times of decreased daytime visibility due to weather. Sign Type E: Hospital Entrance Identification Sign The applicant is requesting a modification to increase the permitted square footage allowed for hospital entrance identification signs mounted above specified entrances of the building. The sign plan proposes one per entrance with a total of seven (7) entrance signs depicted on the ‘building-mounted sign location map’. The proposed length for the signs vary depending on the information presented, such as ‘SHIPPING & RECEIVING’ versus ‘AMBULANCE’, within a range of thirty-four (34) square feet for the ‘EMERGENCY’ sign to sixty-six (66) square feet for the ‘SHIPPING & RECEIVING’

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sign. All signs will be one-sided and the lettering will be two feet (2’) in height to maintain consistency and unified design. The signs are proposed to be internally illuminated, except the ‘SHIPPING & RECEIVING’ sign which will not be illuminated. The Revised 1993 Zoning Ordinance permits one (1) building entrance sign per public entrance at a maximum sign area of fifty (50) square feet. The Applicant states that the need for the signs are to “direct patients and visitors to their desired destinations, such as ‘Emergency’ or ‘Physician Office 1’ and that the majority comply with the maximum of 50 square feet, with the largest proposed at 66 square feet to accommodate longer text (“Shipping & Receiving”)” (Statement of Justification, p. 2). Staff concurs with the justification for the size, number and locations of the hospital entrance identification signs as the signs better identify the location of the hospital center entrances for both daylight and lowlight situations, and maintain a unified design theme with one size of lettering for all signs. Analysis Staff concurs with the justification for the size, number and locations of the hospital entrance identification signs. In addition, the signs maintain a unified design theme for the hospital center. Staff further recommends the Applicant commit to the use of lighting only during the evening hours or during times of decreased daytime visibility due to weather. TEMPORARY SIGN The applicant is also requesting a modification to the maximum number permitted and maximum area permitted for temporary construction signs from one (1) sign per contractor to a maximum of four (4) signs and a maximum permitted square footage of 35 square feet. These signs feature a rendering of the Hospital, the name and logo, opening date, and website for the hospital. The signs are proposed at the intersection of Gum Spring Road and Route 50, the intersection of Stone Springs Boulevard and Route 50, along Route 50 about midway of the site’s frontage, and along Stone Springs Boulevard about midway of the site’s frontage. The sign is proposed to be ‘v-shaped’. The proposed sign actually serves as an announcement sign to the community as the Applicant states the sign will “alert the public to the future opening of the Hospital” (Statement of Justification, p. 3). While the proposed sign presents useful information for the public and maintains the unified design theme of the sign plan, Staff questions the necessity for the number of signs and the proximity of the larger signs to the right-of-way. The Sign Plan proposes to locate three of the signs along Route 50 and one along Stone Springs Boulevard. Three announcements along Route 50 seems excessive given the existing traffic pattern; as Stone Springs Boulevard is yet to be connected to Gum Spring Road. At the most, it seems that a total of three signs, one at each intersection, could serve the purpose of announcing the hospital while avoiding redundancy and visual clutter along Route 50, especially since the minimum setback from the right-of-way is not proposed to increase with the requested increased sign size.

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In addition, Staff is unclear how the v-shape will display the sign image based on the presented graphic. Will the sign be folded in the middle to display in the ‘v-shape’ or will the image be duplicated on each side of the ‘v-shape’? This issue should be clarified. Analysis Staff recommends that the Applicant reduce the number of signs along Route 50 to avoid redundancy of signage. 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 along Route 50, one of the most heavily travelled roadways in Loudoun County. However, it may be reasonable to approve the proposed signs with a minimum setback distance commensurate with the increase in sign size. If considered further for approval, Staff recommends the setbacks be increased for the signs. Staff also recommends the display of the ‘v-shape’ sign be clarified in the sign plan.

RECOMMENDATION Staff is unable to support the proposed Sign Development Plan until the aforementioned issues are addressed. Staff is available to meet with the applicant to discuss these issues. cc: Julie Pastor, FAICP, Director of Planning and Zoning

Cynthia L. Keegan, AICP, Program Manager, Community Planning (via email)

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County of Loudoun


MEMORANDUM

DATE: December 16, 2014

TO: Tyler Klein/Project Manager

FROM: Andrea Grove, Planner, Zoning Administration

CC: Michelle M. Lohr, Deputy Zoning Administrator

CASE NUMBER AND NAME: SIDP-2014-0004 StoneSprings Hospital Center

2nd

Referral

TAX/MAP PARCEL NUMBER: 100////////65A

MCPI: 204-48-7841

Zoning Administration has reviewed the submission materials for the above referenced Sign

Development Plan (SIDP) application for conformance to the Revised 1993 Loudoun County

Zoning Ordinance and has the following comments.

Matrix

1. Please number the sheets on the matrix.

2. Matrix (page 2) Sign F: Temporary Construction Signs - Under maximum area of any

one sign please include the sign types for the corresponding sign area. Clarify the 70 SF

signs are to be F1 & F3 sign types, while the 35 SF signs are to are F2 & F4 sign types.

Sign Development Plan

3. Sign B: Entrance Sign on page 7 - The sign drawing does not include the brick base in

the overall height. Please include the overall height on the drawing. Also, as with Sign

A, please include the aluminum panel in the measurement using the rule of 8. Update

the sign area on this sheet as well as the matrix.

4. Sign F: Temporary Construction Sign on page 18 - Please update the illustrative to

include the supporting post on the drawing. The overall height of the signs from the

ground up must be demonstrated and include the supporting post. Also, update signs F1

and F3 to list the total sign area as 70 SF. Once sheet 18 has been updated, Exhibit A

will not need to be included in the plan.

Attachment 1b A-12

County of Loudoun


MEMORANDUM

DATE: October 28, 2014

TO: Tyler Klein/Project Manager

FROM: Andrea Grove, Planner, Zoning Administration

CC: Michelle M. Lohr, Deputy Zoning Administrator

CASE NUMBER AND NAME: SIDP-2014-0004 StoneSprings Hospital Center

TAX/MAP PARCEL NUMBER: 100////////65A

MCPI: 204-48-7841

Zoning Administration has reviewed the submission materials for the above referenced Sign

Development Plan (SIDP) application for conformance to the Revised 1993 Loudoun County

Zoning Ordinance and has the following comments.

Statement of Justification

1. Statement of Justification Sign C: The justification regarding the On-Site Directional

Signs states “visitors and patients driving through the campus may be panicked or in a

rush, and would benefit from the reinforcement provided by clear, frequent, and legible

signage”. While this statement is supportive of the need for larger signs of this type,

Zoning Staff questions why these signs are not being illuminated for the same reasons.

The sign graphics provided on page 9 of the sign drawings state these signs will be a

non-illuminated sign cabinet; however the Sign Requirements Matrix lists the

illumination permitted as backlight or white light. In addition, General Notes 2 found

on page 3 states “the applicant reserves the right to provide illumination for signs not

presently shown as illumination, provided such illumination is in substantial

conformance with the standards set forth herein”. Clarify the intent to illuminate the

on-site directional signs and update the application where necessary.

2. Statement of Justification Sign F: Temporary Construction Signs: The applicant

proposes four temporary construction signs. A “V” shaped sign under the Revised

1993 Zoning Ordinance is counted as 1 sign if attached at the “V” both sign panels are

counted in the square footage calculation. Provide an aerial view of the sign to

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demonstrate how the sign area is being measured. Please make any changes necessary

to this paragraph as well as the sign drawings and matrix based on the sign area being

calculated.

Sign Drawings

3. Sign Drawing Freestanding Sign Location Map page 5 - Please provide a key for

identifying the different types of signs on this map.

4. Sign A: Electronic Entrance Sign Drawing page 7 - Please show the measurements

using the Rule of 8 to calculate the square footage. Per Figure 4 of Section 5-1200,

Sign Regulations of the Revised 1993 Zoning Ordinance, the Rule of 8 is a means of

determining the area of a sign by outlining the shape of the sign with a maximum of 8

connecting lines. Please update the matrix to reflect any change in square footage.

5. Sign B: Entrance Sign Drawing page 8 - Please show the measurements using the Rule

of 8 as defined above to calculate the square footage. Please update the matrix to

reflect any change in square footage.

6. Sign C: On-Site Directional Sign page 9 - The overall height of 5’10” does not include

the base of the sign. Please correct the height and update the matrix (Maximum Height

Column) to reflect the correct height of the sign.

7. Building Mounted Sign Location Map page 10 - Please provide a key for identifying

the different types of signs on this map.

8. Building Mounted Signs pages 12-15 – To verify the provided sign area, please show

the measurements on the sign drawings using a line to determine where the

measurements stop and start, as you did on the freestanding sign drawings.

Page 12 – North Elevation Sign Type E3 & E1

Page 13 – East Elevation Sign Type E2 & D2

– South Elevation Sign Type E4 & E5

Page 15 – West Elevation Sign Type E7, E6 & D1

9. Sign F: Temporary Construction Sign page 17 – The plans state this sign is to be “V”

shaped. Please provide more details for this sign include the proposed support

structures demonstrating the overall height. As commented above, both sign panels are

included in the square footage calculations. Make any needed corrections to the matrix

to reflect the correct sign area.

Sign Requirements Matrix

10. Sign A & B Proposed Sign A (page 1 of the matrix) - The column labeled Maximum

Number of Signs please change from “1 per other frontage” to “1 per Project”.

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11. Sign A & B Proposed Sign B (page 1 of the matrix) – The column labeled Maximum

Number of Signs please change from “1/vehicular entrance plus 1/other frontage” to “5

per Project”.

12. Sign C Proposed Signs (page 1 of the matrix) - Please add the number of directional

signs proposed to the Maximum Number of Signs column. Also, the Illumination

Column states Backlight or White Light, however, as commented above, the Statement

of Justification states they are not to be illuminated. Please change accordingly.

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109829056 v3

StoneSprings Hospital Center Sign Development Plan

SIDP 2014-0004 Statement of Justification

September 12, 2014 Revised December 11, 2014 Revised January 23, 2015

Introduction The StoneSprings Hospital Center (the “Hospital”) is currently under construction and expected to open in December 2015 at 24440 Stone Springs Boulevard, identified on the Loudoun County tax map as PIN 204-48-7841 (the “Property”). An affiliate of Hospital Corporation of America (“HCA”), the 243,000-square-foot facility will include 124 beds and offer a variety of medical services including a full-service hospital and emergency room. The Property is zoned PD-OP. The freestanding StoneSpring Emergency Center, also an affiliate of HCA and located east of Gum Spring Road from the Property, opened in September 2013. To clearly identify the Hospital and facilitate safe and effective navigation through the Property, Highway 50 Real Estate LLC (the “Applicant”) requests a Sign Development Plan (“SIDP”) to allow an increase in the number and sizes of signs permitted. The Applicant requests modifications to Section 5-1200 of the Zoning Ordinance (“ZO”), as explained in further detail below and in the attached Sign Requirements Matrix. Signage Proposed The 37-acre Property is encompassed by three significant roads: Route 50, Gum Spring Road, and Stone Springs Boulevard, with the primary hospital entrance located along Stone Springs. Importantly, despite the Property’s alignment with Route 50, there is no direct access from that major roadway, which will carry the majority of the Hospital’s users. The ability to locate and navigate the various uses on the Hospital campus is especially critical for those seeking medical attention, and so the signage proposed in this SIDP is essential for the Hospital to carry out its important mission and purpose. Freestanding Signs Freestanding signage identifies entrances to the Property from the adjoining streets and assists drivers as they navigate through the Hospital campus. The size and scale of the Hospital, coupled with the variety of services that will be offered there, many accessed through unique entrances, necessitate the need for a variety of freestanding signage. There are three types of freestanding signs proposed for the Hospital, two entrance signs, both of which are focused outward to alert those seeking to gain entrance to the Property, and the third which is located to assist visitors and patients as they navigate the Hospital campus. This hierarchical system provides necessary information at an appropriate size and level of detail. Sign A: Electronic Entrance Sign. This SIDP requests one electronic entrance sign at the intersection of Route 50 and Stone Springs Boulevard to identify the Hospital for those traveling along Route 50, which does not allow direct access to the Property. The sign, identified as Sign Type A, is approximately 8.5 feet tall and measures approximately 153 square feet in total size.

Attachment 2 A-16

109829056 v3

Sign A is double-sided, with each side displaying the name of the facility, the compass logo, and an electronic panel with the estimated wait time to see a medical provider in the emergency room. Similar to the electronic sign previously approved for StoneSpring Emergency Center, the emergency room wait time is the only element that will be displayed electronically, and will be updated no more frequently than once every 10 minutes. The increased size for an entrance sign is justified because of the additional information displayed and the higher driving speeds along Route 50. The location of the sign on the corner of Stone Springs Boulevard means that drivers will need to turn off of Route 50 near the sign itself (even before reaching it, if travelling east), and so the larger size provides additional time to prepare to turn and change lanes, if necessary. A smaller sign may be more difficult for drivers to see and may cause them to miss the necessary turn to access the Hospital. Sign A is the only permanent sign along Route 50, so it is essential for indicating where the primary access is located from that road. Additionally, the larger size is due in part to the inclusion of the vertical metal element in the calculation of sign area, which increases the height half a foot above the permitted eight (8) feet and increases the overall sign area by 48 square feet. Sign B: Entrance Signs. Vehicular entrance signs, as contemplated by the ZO, are proposed near each of the four vehicular entrances to the Hospital. The Applicant also requests one additional sign located where there is no entrance to the Property, although there is an intersection: at the corner of Stone Springs Boulevard and Gum Spring Road. Noted as Sign Type B, these vehicular entrance signs are larger than allowed in the ZO, measuring approximately 117 square feet and 14 feet tall. The larger size of these signs will assist motorists as they approach the Property and provide a clear indication of where to turn to access the Hospital. The logo at the top and destinations and arrows below reinforce the identification of the facility and provide critical information to those in an emergency situation. The unused space on the sign elevates the critical information to a more readily visible height, where it is less likely to be obscured by other objects or vehicles. Importantly, the larger sign size allows for a larger letter size, which increases both the maximum legible distance for drivers approaching the Hospital entrances as well as their reaction time to process and respond to the information. Similar to Sign A, inclusion of the vertical metal element in the calculation of sign area increases the overall sign area by 17 square feet. Sign C: On-Site Directional Signs. Smaller secondary directional signs, identified as Sign Type C, are strategically located throughout the Property to help drivers navigate the parking areas and identify the building entrances most appropriate for their needs. As required in the ZO for on-site directional signs, they are located where there is a change in direction or at other decision points throughout the Property. Visitors and patients driving through the campus may be panicked or in a rush, and would benefit from the reinforcement provided by clear, frequent, and legible signage. The larger size (17 square feet) and height (5 feet) place critical information, such as the location of the emergency room, at eye level, and provide enough room to identify the multiple functions and entrances on the Property. Sign C, unlike the other freestanding signs, is not proposed to be illuminated. Rather, to ensure visibility the lettering on the signs will be reflective. This approach provides the same level of legibility and visibility but is more energy and cost-efficient. The application materials, including the matrix and SIDP, preserve the Applicant’s ability to provide illumination for these signs in the future.

A-17

109829056 v3

Building-Mounted Signs Building-mounted signage is used to identify the name of the Hospital from adjoining roads as well as demark the different entrances and functions of the facility. Sign D: Hospital Identity Signs. Whereas the ZO permits one building identity sign for a hospital, the Applicant proposes one such sign for each side of the building facing a major road (Route 50, Stone Springs Boulevard, and Gum Spring Road), for a total of three such signs. These signs will include the Hospital name and logo and will be mounted near the top of the building for maximum visibility from the adjoining roads across surface parking areas. At 116 square feet, these signs exceed the 50 square feet permitted in the ZO, a size increase needed based on the building’s distance from the roads and placement on the building. Because of the Hospital’s layout, drivers would only be able to see one of these Hospital identity signs at a time. Sign E: Hospital Entrance Signs. The Hospital will have numerous functions and departments within its 243,000 square feet. Signage located above specified entrances will direct patients and visitors to their desired destinations, such as “Emergency” or “Physician Office 1.” These signs will complement the primary and secondary freestanding directional signs as part of a cohesive wayfinding system. As permitted in the ZO, they are proposed at public entrances and the majority comply with the maximum of 50 square feet, with the largest proposed at 66 square feet to accommodate longer text (“Shipping & Receiving”). The letters on these signs are all proposed to be two (2) feet high to provide a consistent look. The “Shipping & Receiving” sign, Sign E1, is the only building-mounted sign that will not be illuminated. Temporary Construction Signs Sign F: Temporary Construction Signs. The Applicant proposes a total of four temporary construction signs to alert the public to the future opening of the Hospital. These signs feature a rendering of the Hospital, the name and logo, opening date, and website. Signs F1 and F3, located along Route 50 at the intersections with Gum Spring Road and Stone Springs Boulevard, respectively, are proposed as V-shaped signs with two panels to be visible to travelers along both of the adjacent roadways, while signs F2 and F4 will each have one flat panel to be viewed from one roadway. Each panel measures 35 square feet, meaning that Signs F1 and F3 will be 70 square feet, and Signs F2 and F4 will be 35 square feet. These signs will be mounted on wooden supports with a maximum height of 10 feet. As required by the ZO, the signs will be removed upon completion of construction. Sign Function The proposed signs will accomplish the following:

(a) Assist motorists, bicyclists and/or pedestrians in finding a location without difficulty or confusion.

The proposed signage uses a hierarchy of sizes and content to first help visitors locate and enter the Hospital campus, and then direct them to their desired destination. The placement of Sign A along Route 50 is important given the lack of direct access from that road.

(b) Clearly identify places of business or communities, while avoiding unnecessary

redundancy.

A-18

109829056 v3

The Hospital’s name and logo will be prominently featured on all of the ground-mounted signage to provide a uniform look as part of a wayfinding system. The same logo will be used on the three building-mounted signs visible from Route 50, Gum Spring Road, and Stone Springs Boulevard to clearly identify the Hospital from all adjacent roads.

(c) Demonstrate compatibility with, and be subordinate to, the structures and land uses

referenced by the sign. The materials and colors used in the proposed signs are compatible with the design of the Hospital campus as a whole. In particular, the brick and metal elements of Sign A (the electronic entrance sign) match those used in the Hospital building itself. All signs feature the same color scheme, which is consistent with the colors used in the name and logo. The signs have been appropriately sized relative to their function, so that Sign D, mounted near the top of the building and intended to be visible to motorists on adjacent roads, is larger than Sign E, mounted over building entrances and designed for those already within the campus. Signs will be placed to assist navigation and will not interfere with the function of the facility.

(d) Address impacts to the night sky.

The LED lights proposed on Sign A do not typically diffuse light, and the LED display will not be bright enough to have impacts beyond the immediate vicinity of the sign. Other lighting will be designed to avoid spillover and will only be directed at the signs.

(e) Incorporate energy efficient measures, where possible.

LED lights are extremely energy efficient compared to other lighting types, such as incandescent and fluorescent, used in other displays. While they are initially more expensive, they have a longer lifespan and are more resistant to damage and will not require frequent replacement. LED lights offer the most energy-efficient way to display the wait time and produce the least amount of spillover light.

(f) Provide a sufficient number of graphic messages or displays.

All of the proposed signs contain only the information necessary to locate the Hospital and navigate its various functions. Any superfluous information would clutter the signs and work against their intended purpose. Especially given the Hospital environment, it is critical for the signs to avoid a cluttered appearance so that visitors can locate their destinations in the easiest way possible. Summary This SIDP seeks to develop a consistent sign package that effectively and efficiently alerts the variety of users of the Hospital to the many functions and services it will provide. The freestanding signs initially bring people into the Hospital and then direct them throughout the 37-acre campus to the multitude of Hospital services and physician offices. The building-mounted signs identify the Hospital as well as clearly articulate the individual entrances for those seeking Hospital services.

A-19

Attachment 3 A-20

Sign

Dev

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Sept

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201

4 Re

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Mel

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2019

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8105

Att

achm

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A-29

Tabl

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s

Intr

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and

Gen

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Not

es

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andi

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igns

Bu

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ount

ed S

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mpo

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Con

stru

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3 4 5 11

17

2

A-30

Intr

oduc

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Ston

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Hos

pita

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the

“Hos

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ate-

of-t

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24 h

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Sign

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an t

hat

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bran

ding

for

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look

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feel

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signs

. Det

ails

of e

ach

sign’

s size

, hei

ght,

and

plac

emen

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incl

uded

.

3

Gen

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Not

es

1.Th

e sig

ns s

hall

be i

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bsta

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pro

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ov

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are

foot

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of w

hat i

s sho

wn

here

. 2.

This

Sign

Dev

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n in

clud

es b

oth

illum

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nd n

on-il

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sig

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incl

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a w

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The

App

lican

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he r

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to

prov

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illum

inat

ion

for

signs

not

pre

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how

n as

ill

umin

ated

, pro

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d su

ch il

lum

inat

ion

is in

subs

tant

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onfo

rman

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ith th

e st

anda

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et fo

rth

here

in.

3.Th

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pro

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d he

rein

are

max

imum

s. A

ctua

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ay b

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4.

Reco

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dep

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act

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divi

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sign

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var

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hat

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here

. 5.

All f

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tand

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signs

shal

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loca

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feet

from

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A-31

4

Colo

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A-32

Free

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6

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stan

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A-34

7

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men

t Si

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p ar

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p ar

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= 38

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(2’1

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3 SF

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2’10

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7 SF

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4’8

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16.3

SF

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imum

are

a= 1

7 SF

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lect

roni

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tran

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ign

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B: E

ntra

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: On-

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A-35

8

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A: E

lect

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Ove

rall

squa

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otag

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53 S

F M

axim

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5 FT

A-36

Sign

B: E

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vera

ll sq

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foot

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117

SF

Max

imum

hei

ght:

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9

A-37

Sign

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17

SF

Max

imum

hei

ght:

5 FT

10

A-38

Build

ing-

Mou

nted

Sig

n Lo

catio

n M

ap

11

Key

D: H

ospi

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tion

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E:

Hos

pita

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gn

A-39

Build

ing-

Mou

nted

Sig

n O

verv

iew

Sign

D: H

ospi

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dent

ifica

tion

Sign

Sign

E: H

ospi

tal E

ntra

nce

Sign

12

A-40

13

A-41

14

A-42

15

A-43

16

A-44

Tem

pora

ry C

onst

ruct

ion

Sign

Loc

atio

n M

ap 17

A-45

18

Sign

F: T

empo

rary

Con

stru

ctio

n Si

gn

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s F1

and

F3: V

-sha

ped

with

two

pane

ls fo

r a to

tal s

ign

area

of 7

0 SF

Si

gns F

2 an

d F4

: One

pan

el fo

r a to

tal s

ign

area

of 3

5 SF

A-46

1

S

tone

Spr

ings

Hos

pita

l Cen

ter

SID

P 2

014-

0004

S

ign

Req

uire

men

ts M

atrix

Rev

ised

Dec

embe

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201

4 R

evis

ed J

anua

ry 2

3, 2

015

M

axim

um

Num

ber o

f Si

gns

Max

imum

A

rea

of A

ny

One

Sig

n Ill

umin

atio

n Pe

rmitt

ed

Min

imum

Se

tbac

k fr

om

RO

W

Type

Per

mitt

ed

Max

imum

H

eigh

t A

dditi

onal

Req

uire

men

ts

Sign

A a

nd B

: Ele

ctro

nic

Entra

nce

Sign

(Sig

n A)

and

Ent

ranc

e Si

gns

(Sig

n B)

Se

ctio

n 5-

1204

(D)(2

)(c):

Publ

ic/Q

uasi

-Pub

lic S

igns

, Hos

pita

l

Zoni

ng

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inan

ce

1/ve

hicu

lar

entra

nce

50 S

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cklig

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r W

hite

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ht

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T Fr

eest

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ng

8 FT

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gns

shal

l con

tain

no

adve

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Prop

osed

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gn A

1

per p

roje

ct

153

SF

Back

light

or

Whi

te L

ight

; LE

D P

anel

10

FT

Free

stan

ding

8.

5 FT

Si

gns

shal

l con

tain

no

adve

rtisi

ng.

Prop

osed

Si

gn B

5

per p

roje

ct

117

SF

Back

light

or

Whi

te L

ight

10

FT

Free

stan

ding

14

FT

Sign

s sh

all c

onta

in n

o ad

verti

sing

.

Sign

C: O

n-Si

te D

irect

iona

l Sig

ns

Sect

ion

5-12

04(D

)(7)(j

): M

isce

llane

ous

Sign

s, D

irect

iona

l Sig

ns, O

n-Si

te

Zoni

ng

Ord

inan

ce

N/A

4

SF

Back

light

or

Whi

te L

ight

5

FT

Free

stan

ding

3

FT

Sign

s sh

all b

e lo

cate

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ly w

here

th

ere

is a

cha

nge

in d

irect

ion

and

shal

l co

ntai

n no

adv

ertis

ing,

but

may

incl

ude

the

nam

es a

nd/o

r log

os a

ssoc

iate

d w

ith th

e bu

sine

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r dev

elop

men

t.

Prop

osed

Si

gns

13

17 S

F Ba

cklig

ht o

r W

hite

Lig

ht

5 FT

Fr

eest

andi

ng

5 FT

Sign

s sh

all b

e lo

cate

d on

ly w

here

th

ere

is a

cha

nge

in d

irect

ion

and

shal

l co

ntai

n no

adv

ertis

ing,

but

may

incl

ude

the

nam

es a

nd/o

r log

os a

ssoc

iate

d w

ith th

e bu

sine

ss o

r dev

elop

men

t.

Att

achm

ent 5

A-47

2

Max

imum

N

umbe

r of

Sign

s

Max

imum

A

rea

of A

ny

One

Sig

n Ill

umin

atio

n Pe

rmitt

ed

Min

imum

Se

tbac

k fr

om

RO

W

Type

Per

mitt

ed

Max

imum

H

eigh

t A

dditi

onal

Req

uire

men

ts

Sign

D: H

ospi

tal I

dent

ifica

tion

Sig

n

Sect

ion

5-12

04(D

)(2)

(c):

Publ

ic/Q

uasi

-Pub

lic S

igns

, Hos

pita

l

Zoni

ng

Ord

inan

ce

1 bu

ildin

g ID

si

gn

50 S

F Ba

cklig

ht o

r W

hite

Lig

ht

10 F

T Bu

ildin

g-M

ount

ed

Roo

fline

Si

gns

shal

l con

tain

no

adve

rtisi

ng.

Prop

osed

Si

gns

3 (1

per

road

fro

ntag

e)

116

SF

Back

light

or

Whi

te L

ight

10

FT

Build

ing-

Mou

nted

R

oofli

ne

Sign

s sh

all c

onta

in n

o ad

verti

sing

.

Sign

E: H

ospi

tal E

ntra

nce

Sign

Sect

ion

5-12

04(D

)(2)

(c):

Publ

ic/Q

uasi

-Pub

lic S

igns

, Hos

pita

l

Zoni

ng

Ord

inan

ce

1/ p

ublic

en

tranc

e to

bu

ildin

g 50

SF

Back

light

or

Whi

te L

ight

10

FT

Build

ing-

Mou

nted

R

oofli

ne

Sign

s sh

all c

onta

in n

o ad

verti

sing

.

Prop

osed

Si

gns

1/ p

ublic

en

tranc

e to

bu

ildin

g 66

SF

Back

light

or

Whi

te L

ight

10

FT

Build

ing-

Mou

nted

R

oofli

ne

Sign

s sh

all c

onta

in n

o ad

verti

sing

.

Sign

F: T

empo

rary

Con

stru

ctio

n Si

gn

Sect

ion

5-12

04(D

)(5)

(c):

Tem

pora

ry C

onst

ruct

ion

Sig

ns

Zoni

ng

Ord

inan

ce

1/co

ntra

ctor

job

site

20

SF

Non

e 10

FT

Gro

und-

Mou

nted

8

FT

Con

tract

or to

rem

ove

sign

s up

on

com

plet

ion

of c

onst

ruct

ion.

Prop

osed

Si

gns

4 pe

r pro

ject

• 2

sign

s of

35

SF

(Sig

ns F

2 an

d F4

) •

2 si

gns

of

70 S

F (S

igns

F1

and

F3)

Non

e 15

FT

Gro

und-

Mou

nted

10

FT

Con

tract

or to

rem

ove

sign

s up

on

com

plet

ion

of c

onst

ruct

ion.

A-48

county of loudoun department of planning and zoning …

Documents