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HomeMy WebLinkAboutDRB 2014-08-19 #2CITY OF Community Development Department — Planning Division Meeting Date: August 19, 2014 Case Numbers: SP14-002 Project Planner: Sarjit S Dhaliwal-(415) 485-3397 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 99 Montecillo Road (Kaiser Permanente) — Sign Program Amendment to existing Sign Program for new wayfinding signage; APN: 175-060-57; Public Open Space (P/OS) and Planned Development (PD1566) District; Phil Murphy, Applicant; Kaiser Foundation Hospitals, Owner; Terra Linda Neighborhood. PROPERTYFACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: O PD1566 Hospital North: LDR, Park R5, P/OS, PD1760 Open space, school district South: LDR R7.5 Single family residences, church East: LDR, HDR R10, HR1.8 Single family residences, residential care West: LDR R7.5 Single family residences SUMMARY The subject project is being referred to the Design Review Board for review of major amendment to an approved Sign Program, as required pursuant to San Rafael Municipal Zoning Code Chapter 14.19.048.C. Except for two building signs, two Building ID signs and a blade sign at the Parking Garage would result in replacement and an increase in existing on-site signs. The Board's recommendation will be forwarded to the Community Development Director. Based on review of the applicable design criteria, which is discussed in detail below, staff has identified concerns with the size of the Building ID Sign size and proposed interior illumination, as discussed below. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: ® Whether all of the signs contained in the Program are in harmony and scale with the materials, architecture, and other design features of the buildings and property improvements they identify, and the Program is consistent with the general design standards specified in Secfon 14.1-9.D54. Whether the amount and placement of signage contained in the Program is in scale with the subject property and improvements, as well as the immediately surrounding area. BACKGROUND Site Description & Setting: The site consists of approximately 25.8 -acres and is bordered by Montecillo Road on the north and Nova Albion Way on the east. Maria B Freitas Park and the Dixie School District are located to the north of the site. Single-family residences are located to the south of the site. Single family residences and the Aldersgate church are located to the east of the site with single family residences located to the west. The site up -slopes from Montecillo Rd and Nova Albion Way. The elevation increases from 50-170 feet. The site is currently developed with a 5 story hospital building and a 5 -story medical office building. The hospital building overlaps a portion of the 1 -story General Services Building (GSB). There is also a 2 -story medical office building (MOB 2) at the corner of Nova Albion Way/Montecillo Rd and a 4 -level parking structure to the rear of the 5 -story medical office building. Access to the hospital and medical office towers, the parking structure and the GSB is provided from Montecillo Rd. Access to the MOB 2 is provided from Nova Albion way. History: A Sign Program for the facility was first approved by the Planning Commission in 1992. The Sign Program has been amended several times since then. Last time, the Sign Program was amended in 2012. PROJECT DESCRIPTION According to the project application, the primary purpose for the new Sign Program is to develop an updated `wayfinding program' to help the Kaiser Permanente's members and visitors safely and easily navigate the facilities which include the following: • Hospital • Emergency Department • Medical Office Building (MOB1) • Medical Office Building (MOB2) • Parking Structure • Surface Parking. The Program would include replacement of 13 existing signs and installation of four (4) new Building ID Signs. The proposed signage is summarized in the table below: Proposed Sign Number of Signs Existing Proposed Square Footage Existing Proposed Square Footage Change Campus ID 1 1 36.0 82.875 +46.875 Site ID/Directional 6 6 234.0 218.0 -16.0 Building ID Signs 2 6 70.0 210.0 +140.0 Emergency Building 2 2 24.8 24.8 +0.0 Garage Blade ID 1 1 31.25 31.25 +0.0 Wall Mounted Building ID 1 1 16.0 - - 8.0 -8.0 The `Consolidated Sign Location Plan' is shown on Sheet B of the plans. The proposed signage is more fully described below: Campus 1D Sign (9,0) — Modify Existing Number: One double -sided sign Location: At the corner of Nova Albion Way and Montecillo Road. See Sheets B and 1.2 of project plans for actual location. Type: Freestanding monument tenant directory/welcome sign identifying the site address, Kaiser Permanente and an arrow directing traffic to Emergency. The sign is single - sided. See Sheet 1.0 of project plans. Colors: The monument is a 4" deep aluminum cabinet with opaque painted face; white on all sides. Lettering for the address text is black, Kaiser Permanmente and logos are blue, Emergency is white on maroon and Welcome is white letters with black outline. See Sheet 1.0 of project plans. Size: The sign consists of three distinct components: 1) 15' tall, 1'-11" wide and 7'/" deep cabinet; 2) 6'-11 %" tall, 9' wide and 71/2" deep cabinet; and 3) 2' tall and 6'-8" wide 'Welcome' consisting of individual letters for a total of 82.875 square feet. Illumination: Internally illuminated monoliths; graphics and copy internally illuminated by white LEDs. Site ID/ Directional Signs — Four New and Replace Two Existing Number: Five double -sided and one single -sided signs. Location: Two along Nova Albion Way and four along Montecillo Road. See Sheets 4.1 and 4.2 of project plans for actual location. Type: Freestanding monument tenant directory signs. One of the signs is single -sided (#12, Sheet 4.1 of project plans) and the remaining five are double sided signs (#11, 13, 14 and 15 on Sheet 4. 1, and #16 on Sheet 4.2 of project plans. Colors: The monuments are painted aluminum sign cabinets with extruded interior support frames, mounted to concrete bases with stainless steel anchors. Lettering for the top panel logo is blue on grey, Emergency panel white on maroon, directionals are black on white. See Sheets 4.1 and 4.2 of project plans. Size: Two signs (#11 and 13, Sheet 4.1)): 5'-6" tall and 4'-0" wide; three signs (#12, 14 and 15, Sheet 4.1): 8'-0" tall and 4'-4" wide and one sign (#16, Sheet 4.2): 11,4, tall and 64' wide. Illumination: Internally illuminated monoliths; push through acrylic graphics and copy internally illuminated by white LEDs. Building ID Signs — Four New and Two Existing Number: Six double -sided signs. Location: One (Emergency) along Montecillo Road, one (Parking) along the driveway to the parking structure, one each (Medical Offices 2) on the east and west side of Medical Office Building 2, one (Medical Offices 1) on the west side of Medical Office Building 1, one (Hospital H) on west side of the Hospital Building. See Sheets 2.0 and 2.1 of project plans for actual location. Type: Freestanding building ID double sided signs. See Sheets 2.0 and 2.1 of project plans. Colors: Emergency: white on maroon; Parking: white on orange; Medical Offices: white on green; Hospital: white on blue. See Sheets 2.0 and 2.1 of project plans. Size: 15'-0" tall and 1'-11" wide. See Sheets 2.0 and 2.1 of project plans. Illumination: Internally illuminated monoliths. Emergency Building Wall Signs — Two Existing Number: Two wall signs. Location: One (Emergency) at the emergency entrance and one (Ambulance) at ambulance - service entrance. See Sheet 2.2 of project plans for actual location. Type: Individual letters. Colors: Red. See Sheet 2.2 of project plans. Size: Emergency: 11'-43/" long and 1'-6" tall; Ambulance: 7'-7'/$" long and 1'-0" tall. See Sheet 2.2 of project plans. Illumination: Internally illuminated individual letters. Parking Garage Blade Signs — One Existing Number: One double -sided sign. Location: One along the eastern frontage of the parking garage. See Sheet 2.3 of project plans for actual location and design. Type: Double sided building ID blade signs. Colors: White on orange. See Sheet 2.3 of project plans. Size: 12-6"' tall and 2'-6" wide. See Sheet 2.3 of project plans. Illumination: Internally illuminated monolith. Building Mounted Building ID Signs — One Proposed to Replace One Existing Number: One wall sign. Location: One on the southeast corner of the Hospital building. See Sheet 3.0 of project plans for actual location and design. Type: One wall sign consisting of two cabinets. Colors: White on blue for one cabinet and white on green for the other cabinet. See Sheet 3.0 of project plans. Size: 2'-0"' tall and 4'-0" wide. See Sheet 3.0 of project plans. Illumination: Internally illuminated cabinets. ANALYSIS Zoning Ordinance Consistency: Section 14.19.064 (Commercial, office, industrial, marine related districts) establishes sign standards for different types of occupancy (single -tenant buildings, multi -tenant buildings, single business or use with more than one frontage, etc.). Where a single business or use with more than one frontage or where a business or use is contained in more than one building, each frontage shall be considered and calculated separately in determining permitted sign area. Office uses shall be permitted a maximum of one permanent sign per frontage for each office tenant. However, in no case shall one office use be permitted more than one hundred (100) sq. ft. aggregate sign area. The hospital site fronts on two public streets (Montecillo Road and Nova Albion Way) and contains five main buildings, therefore, is permitted to have up to ten signs. As noted in the Project Description above, the proposed Sign Program requests one campus identification sign, a total of six building identification signs, three wall signs, one blade sign, and six directional signs. Sign Program Criteria Section 14.19.046 (Sign Programs) of the Sign Ordinance states that the establishment of a Sign Program shall be an alternative to the sign standards set forth in the Sign Ordinance. Sign Programs may permit signage which does not comply with the Sign Ordinance in order to achieve aesthetic compatibility of signs within a project, allow design creativity, simplify the review process for individual signs in a complex and allow flexibility in number, size, and in the placement of signs. Section 14.19.046.D (Findings Required for Approval of a Sign Program) states that the Planning Commission may approve an application for a Sign Program if the following findings can be made: a) All of the signs contained in the Program have one or more common design elements such as placement, colors, architecture, materials, illumination, sign type, sign shape, letter size and letter type; b) All of the signs contained in the Program are in harmony and scale with the materials, architecture, and other design features of the buildings and property improvements they identify, and the Program is consistent with the general design standards specified in Section 14.19.054; and c) The amount and placement of signage contained in the Program is in scale with the subject property and improvements, as well as the immediately surrounding area. CA] Staff Discussion: Staff believes the proposed Sign Program would generally upgrade the overall sign inventory by providing a unified and common design approach within the hospital complex. Specifically, the colors, sign types, placement of the address on monument signs, and the style and size of lettering project a unified Sign Program with common design elements that are in harmony with the compatible accent colors and materials of the buildings they identify. Additionally, all of the monument signs in the Program utilize the Kaiser Permanente logo at the top of the monument signs. The combination of white background and blue/red copies provides an effective contrast in color and, consequently, more visibility for the signs in general. The Building ID signs have different background for different buildings: red for Emergency, blue for Hospital, green for Medical Offices and orange for Parking Garage. The square footage for proposed Site ID/Directional signage for the complex would exceed the 5 square feet each. However, in reviewing this, staff believes that the proposed area of directional signs is not excessive given that it is a complex use located on a huge property. However, staff has identified the following issues with the proposed signage: • Size of the. Building ID Signs: The proposed six Building ID Signs are 15 -ft. high and 1'-11" wide freestanding structures. Staff believes their 15 -ft. height may be excessive. Interior Illumination of the Signs: The hospital complex is located within a residential area. All signs within a residential area are allowed exterior illumination only. The proposed Sign Program contains one Campus ID sign, six ID/Directional signs, six Building ID Signs and one Parking Garage Blade Sign that will be internally LED -illuminated monoliths. The internal illumination of these signs located on a complex within a residential area is not appropriate. Further, at this time it is difficult to know the impact of LED internal illumination. Staff believes due to the location of the Parking Garage Blade Sign in the interior of the complex, this internally illuminated sign would not be visible from offsite and therefore, it would be appropriate to internally illuminate this sign. Staff asks that the Board review the proposed Sign Program and comment on: • The proposed size of the Building ID signs and recommend whether the quantity and size are appropriate for the site. • The appropriateness of LED internal illumination of the Campus ID sign, Site ID/Directional signs and the Building ID Signs and whether the LED internal illumination of the signs is appropriate for the site. • The consistency of the proposed Sign Program and whether it has common design elements. • The design of the proposed Sign Program and whether it is harmonious with the architecture of the buildings it is to identify. NEIGHBORHOOD CORRESPONDENCE A courtesy notice for the Design Review Board meeting was mailed to all property owners, occupants within a radius of 300 feet of the subject property and Terra Linda Homeowners Association within 15 days prior to the Board's meeting. A public notice sign was each posted in front of the subject property at the southwest corner of Nova Albioin Way and Montecillo Road intersection and on Montecillo Road near the northwestern property line of the subject property. During the public review process for the project, one neighbor came to the counter to look at the project plans. Staff received no phone calls regarding the project. CONCLUSION Staff requests Board's direction on the points specified in the Summary section. EXHIBITS 1. Vicinity/Zoning Map 2. Applicant's Letter 11 "x17" plans have been provided to the DRB members only. cc: Phil Murphy, GNU Group, 3445 Mt. Diablo Blvd, Lafayette, CA 94549 (email only) David Reyes, Kaiser Foundation Hospitals, One Kaiser Plaza, 15th Floor, Oakland, CA 94612 (email only) Reuel Brady, Terra Linda Homeowners Association, PO Box 6405, San Rafael, 94903 191 V E)0uGmlty/zoning M , r5 R7 61 rR�7.5 Re r► 5 7 71bJR 55 g g544 R75,�i.5 R7 �( o R7.5 ^ o 5 ° R7r5 3 R75' :1�;�'• s , 7`5 R5 RRA!?5 ` A N 5'5: F2755 5 R7 o 0 5' R7,6 `R_I, �'s �.. O 1. kz� WARS o HJ1'.5 ?.• P 1760) N e,5 M5' 0 RA:5 ^rl R7 5) s � R.7, 5 .. �'• T ��, Q � s n ' , ,R,7%.B R5 7 5.5R o5; P/OS R75' s 46 R41:25,5: a 7 6 R7�5 `R7 5 RV`r R F2 15 1R7r.5 RE `R7�5` 15 7 5 7a R7.55• RJ 5 R� r R e5 7 r7 i' PD(663 u R7 5 R7 5 R 5 z5 7 5 S P/OS; PD(,1639) 5 5. 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R10 a� R7 5 D s 7e5;EA` UQ R 0, -� r R 104 �y � , @ RLQ 5 i` O ° R7 5 -EA e D � Np BAa 'J' r7e5`j s je C •7,5, A Rr7e•- SCALE 1: 5,457 aoo o aoo nor, soo EXHIBIT 1 FEET A JUIN 0 4 ZU'14 G 14 U a R o U v PLANNING An Overview of the Signage and Wayfinding .Program developed for the Kaiser Permanente San Rafael Medical Center (KP SRFMC) June 2014 Communication Goal of KP SRFMC Signage and Wayfinding Program The primary communication goal of the attached Signage and Wayfinding Program is to help KP SRFMC members and visitors safely and easily navigate the suburban KP SRFMC which includes the following buildings: (1) Hospital (1) Emergency Department (1) Medical Office Building (MOB 1) (1) Medical Office Building (MOB 2) (1) Parking Structure Surface parking Signage and Wayfinding Program Planning Logic The planning logic was built around a highly respected planning model developed by Chris Calori from the internationally recognized firm Calori & Vanden-Eyden Design Consultants who specialize in planning and design of sign and wayfinding programs called the Sign Pyramid Model. This model is composed of three (3) distinct yet interrelated systems: ■ Information Content System • Graphic System / Consistent Wayfinding ■ Hardware System Healthcare campus Signage and Wayfinding Programs usually consist of many types of signs, from large freestanding signs to small interior wall -mounted plaque signs. The major design problem is always how-to create a UNIFIED family resemblance both-imformtionallyand vis ua ly among all the various types of signs in grogram. The Information Content System The communication -of information is the functional essence of any signage program, therefore the information content system consists of: ■ The information displayed on the signs ■ How the sign messages are worded ■ Where the sign information is located ■ How the message and locations of the various signs in the program relate to each other in a consistent, cohesive network of information 3445 hit. Diablo 8AId. 925-444-2020 Telephone 11mV.9nogroop.com 4590 MwArthar Blvd., 5th Floor 800-971-8025 Telephone Lalayetle, California 94549 925-444-2039 Facsimila Nes:portBoach, California 92660 925-444-2039 facsimile T-11 N117TIN Tr"TrFT9 n G 14 U 0 R 0 U P The Graphic System / Consistent Wayfinding The graphic system is the two-dimensional vehicle that visually encodes and displays the information content system. The graphic system consists of: ■ The two-dimensional graphic elements - typography, symbols, arrows and colors that are used to encode the sign information ■ The graphic elements arrangement into layouts to organize the information content, emphasize messages, and create a visual identity ■ The graphic application to the signs The Hardware System The hardware system is the collection of the three-dimensional physical sign objects that display the sign information as encoded by the sign graphics. The hardware system consists of: ■ The three-dimensional shapes of the signs ■ The size of the signs ■ How the signs are mounted or connected to other environmental objects ■ The materials, coatings, finishes, and lightning techniques used ■ The stylistic relationship of the sign objects to one another and their surroundings Program Development The information contentlogic behind the KP SRFMC Signage and Wayfinding Program is to simplify the complex information currently used that includes long numeric and street name addresses and building names. Due to limitations of the amount of copy that can be placed on a sign and the need to display up to seven (5)- unique places on the KP SRFMC campus the following wayfinding -- nanung-nornenc tames deve p n dditier -� r ion will be integrated into --- - - the pre -appointed information users of the campus receive from KP SRFMC in the mail and on the website: - Parking Areas - (within -orange squares) - - - - --- - - - -- - Emergency (within red square) - Main Hospital (within blue square) - Medical Offices - 1,2 (within green circles) 3445 hil. Diablo Blvd. 925-444-2020 Telephone imm.0nugroup.com 4590 irlacArtltur BA/d., 51h Floor 800-971-802.5 Telephone Lafayette, California 94549 925.444-2039 Facsfin le Newport Beach, California 92660 925-444-2039 Facsimile G 14 U 0 R 0 U P This information system will also work extremely well for the multi-lingual population using the campus. The information content is short, understandable and visually memorable. The graphic system's logic in the KP SRFMC color Wayfinding Program builds on a distinct palate, typography, layout patterns and arrow symbols that have been familiar to other KP Members since 1995. The graphic system is clean, readable and uniform throughout the campus environment and communication network of Kaiser Permanente. The hardware system has been customized to utilize the smallest possible structure required to consistently carry the graphic information in the minimum type size readable from vehicles within the campus. The hardware system also utilizes the highest quality materials, paint coatings and internal illumination components used for sign construction in today's marketplace by sign contractors. The hardware system is appropriately scaled, illuminated, and constructed. Drawing Package The package includes a sign type hierarchy, sign locations and construction specifics of your information. Example of a Real Life Visit to KP SRFMC The following is a short narrative of how a visitor will utilize the Signage and Wayfinding Program. The Kaiser Permanente member would receive an appointment card that would explain they are to come to the Hospital. While -approaching- the -campus they will seefrom-their-vehide-th�K-arserP-er—manente skyline sign on the Hospital building to direct them to the general area of the campus. While driving on surface streets outside the campus they will see strategically placed light pole mounted signs directing them to the campus. At the three (3) entries into the campus they will see a pole- mounted sign letting there know they have -arrived on -the campus. Additional Information Phil Murphy, GNU Group's President and CEO, and recognized thought leader in the area of healthcare wayfinding, has written a white paper on this subject, commencing with the pre -arrival sequence. We have included this white paper for your reference. 3,145 IN. Diablo Blvd 925-994-2020 Telephone unmr. pnugroup. carr+ 4590 MacArtinir Md., 5th Floor 800-971-8025 Telephone Lafayette, California 94549 925.944-2039 Facsimile Newport Beach, California 92660 925-444-2039 lacsintile