TAFF EPORT Site Plan Review · PAB Planning Department | ag Page 4 of 7 6/4/2020 Jefferson Parish, Louisiana SP-16-20 signs meet the requirements. replacement monument signs, Two

PAB Planning Department | ag Page 1 of 7 6/4/2020 Jefferson Parish, Louisiana SP-16-20

Planning

Department

Juliette L. Cassagne Director

STAFF REPORT Site Plan Review

Docket No. SP-16-20 Ochsner Medical Center Campus Signs

PARISH COUNCIL A: Ricky J. Templet

B: Scott Walker 1: Marion F. Edwards

2: Deano Bonano 3: Byron Lee

4: Dominick Impastato 5: Jennifer Van Vrancken

Cynthia Lee Sheng

Parish President

504-736-6320 | Yenni Building, 1221 Elmwood Park Blvd, Ste 601, Jefferson, LA 70123 | [email protected]

Location: 1514 and 1601 Jefferson Hwy. Legal Description: North Campus: Tract OH, Part of Lot 8, and Lot 9, Labarre Plantation Subdivision. South Campus: Two undesignated lots, Upper ½ of Lot 8, and Lot 9, Labarre Plantation Subdivision, Lot 1, Square 1, Ludger Fortier Subdivision Owner: Ochsner Clinic Foundation, Morere Family, LLC Applicant: John Lambertson, Jr., Carruba Engineering Zoning: H-2 Medical Service District/ CPZ Commercial Parkway Overlay Zone, M-1 Industrial District/ CPZ Commercial Parkway Overlay Zone, and C-2 General Commercial/ CPZ Commercial Parkway Overlay Zone (Figure 2) Future Land Use: CF Community Facilities (Figure 3)

Council District: 2 Summary No. 25484 PAB Hearing: 06/18/2020 Last Meeting Date for Council Action: 10/14/2020

o Restriction of EVM on directional signs;

o Number of attached signs allowed in the CPZ; and

o Restriction on off-premise signs.

REQUEST: • Variance to the following H-2/CPZ, M-

1/CPZ, and C-2/CPZ regulations: o Maximum sign area and height allowed

for directional (detached and attached) signs;

o Side yard setbacks for detached signs;

RECOMMENDATIONS Planning Department: Approval for the following reasons: • The size and complexity of the health care campuses necessitates a certain amount of

directional signage to facilitate pedestrian and vehicular circulation within the North and South Campus development sites; and

mailto:[email protected]


• The proposed signage does not have a significant impact on the streetscape or surrounding properties.

Planning Advisory Board: To Be Determined

FINDINGS

1. The Ochsner North Campus includes Tract OH, Part of Lot 8, and Lot 9, Labarre Plantation Subdivision with approximately 1,081 ft. of CPZ frontage along Jefferson Hwy. and an area of approximately 49.34 acres (2,149,132 sq. ft.) (Figure 4).

2. The Ochsner South Campus includes two undesignated lots, the Upper half of Lot 8, and Lot 9, Labarre Plantation Subdivision, and Lot 1, Square 1, Ludger Fortier Subdivision, with approximately 1,081 ft. of CPZ frontage along Jefferson Hwy. and 1,069 ft. of CPZ frontage on River Rd. and an area of approximately 31.14 acres (1,356,367 sq. ft.) (Figure 5).

3. The sites are referred to as “North” or “South” relative to Jefferson Highway which divides the two, however a pedestrian bridge over Jefferson Highway provides access from each site to the multiple buildings and parking areas which constitute the larger Ochsner Medical Center campus.1

4. In 2011, the Parish Council adopted Ordinance No. 24027 (CPZ-7-11) which approved a sign on the pedestrian bridge; and in 2018, the Council adopted the following three ordinances:

• Ordinance No. 25515 (Docket No. CPZ-2-18), which approved a second attached sign for the Ochsner Imaging Center;

• Ordinance No. 25543 (Docket No. CPZ-10-18), which approved a third attached sign on the West Tower on the South Campus; and

• Ordinance No. 25686 (Docket No. CPZ-37-18), which approved the location of the attached sign previously approved under Ordinance 25515, above the roof ridgeline.

5. This proposal includes the removal, replacement, and addition of new directional, detached, and attached signage on both the North and South Campuses located along Jefferson Hwy. The signage approved in 2011 and 2018 is not changing per this request.

6. A total of 108 signs are included in the proposal. Ninety (90) signs are shown on the site plans provided by the applicant. Eighteen (18) interior directional signs located at various elevator banks within the South Parking Garage are proposed, but are not shown on the site plans provided. Of the 90 signs shown on the plans, forty (40) existing detached signs are to be removed and replaced; nineteen (19) are new detached signs; sixteen (16) include attached, window, or doors signs; one (1) existing directional monument sign is to be updated; ten (10) are to be demolished, and four (4) are existing with no changes proposed. (Table 2, Figure 6).

7. The lots involved with the sign variance request are zoned H-2 Medical Service District/ CPZ Commercial Parkway Overlay Zone, M-1 Industrial District/ CPZ, and C-2 General Commercial District/ CPZ. Per Sec. 40-477 (a), the more restrictive of the sign regulations between the base zoning district and CPZ shall apply. The CPZ regulations are more restrictive than the three base zoning districts and therefore apply to both the North and South Campus development sites.

8. Nonconforming signs. In 1990, the Parish Council adopted Ordinance 18073 (E-16-90) which overlaid the CPZ Commercial Parkway Overlay Zone on properties fronting Jefferson Highway from the Orleans Parish Boundary to Jefferson St. It is likely that many

1 The average sq. ft. of CPZ overlaid properties within a 1,000 feet is 53,858 sq. ft.


of the existing signs proposed to be replaced predate the CPZ zoning on the campuses, and therefore are considered nonconforming. Per Sec. 40-477(b)(10), nonconforming signs may be maintained provided the height and area of the signs do not increase, and replacement and relocated signs must comply with the CPZ sign regulations. Though several of the replacement signs are similar in scope to the existing signage, they do not meet the CPZ requirement and thus require variances from the Parish Council (Table 3, Exhibit A).

9. A breakdown of the necessary variances are provided below: • Detached, directional. Per Sec. 40-477(b)(6), directional signs shall be excluded

from the sign area calculation for both permitted attached and detached signs, but each directional sign shall have a maximum area of six (6) square feet and maximum height of eight (8) feet above grade. Directional signs may be illuminated but shall not flash, blink or fluctuate nor considered to be an animated sign. Thirty-five (35) detached directional signs exceed the allowable area and 11 exceed the height and the area. The setbacks for signage follow the base zoning district standards. Both the M-1 and C-2 districts require a five-foot yard setback when abutting a residential zoning district. Four (4) detached directional signs are located on the property line, in the required side yard setback and exceed the allowable area. One (1) directional sign, E.012, includes an electronic variable message (EVM) component, which is not permitted. The EVM component of the sign has an area of 8.7 sq. ft. and comprises approximately 16.78% of the sign face area of 51.85 sq. ft. Per an email received by the applicant on June 4, 2020, the sign in question shall be strictly for parking and not for advertisement (Table 3, Exhibit A, Figure 7).

• Attached and window, directional. The same height and area restrictions apply to attached and window directional signs. Nine (9) proposed attached signs do not meet the height and area requirements for directional signs and thus require variances. Two directional window signs are proposed for the hospital entrance (E.060) and the emergency room entrance (E.071). For these signs, digitally printed vinyl graphics will be applied to the windows of the South Campus. The hospital entrance sign (E.060) is approximately 12.85 ft. in height and has area of approximately 199.93 sq. ft., thus requiring a variance to the height and area requirements for directional signs. The emergency room sign (E.071) is approximately 7.29 ft. in height and has an area of approximately 197.92 sq. ft., thus requiring a variance to the allowable area for directional signs. (Table 3, Exhibit A, Figure 8).

• Attached, non-directional. Per Sec. 40-477(b)(1), each use shall be allowed one (1) attached flat sign, or projecting sign. One (1) new attached sign is proposed for the North Campus, and one (1) new attached sign is proposed for the South Campus, thus necessitating a variance to the number of attached signs (Table 3, Exhibit A, Figure 8).

• Off–premises signs. Per Sec. 40-477(c), off-premises signs are prohibited. One off-premises sign (E.078) is proposed to be located on another Ochsner property, Lot WP, Sq. 1, Live Oaks Place Subdivision, on the west side of Betz Ave, thus requiring a variance from the Parish Council. In addition to being an off-premises sign, the detached directional sign exceeds the height and area requirements for directional signs in the CPZ district (Table 3, Exhibit A, Figure 7).

10. The remaining proposed signage meet the requirements of the H-2/CPZ, M-1/CPZ, and C-2/CPZ districts and do not necessitate variances. Three replacement detached directional


signs meet the requirements. Two replacement monument signs, Sign .008 and .063, are less than the max. height of 30 ft. and have less area than the max. area of 300 sq. ft. required by the CPZ.2 Two window and door signs without illumination are proposed, which are not specifically regulated by the CPZ. Twenty-one (21) proposed signs located within the South Parking garage are considered interior signs that are also not regulated by the CPZ. The updates to the existing sign face of Sign E.076 do not increase the size of the sign. Ten signs are proposed for demolition only, with replacement landscaping proposed for seven locations. No variances are necessary for the four signs with no changes (Table 4, Exhibit A, Figure 9).

11. Section 40-480 states that variances to the CPZ requirements may be granted, provided the following criteria are met:

• The proposal complies with CPZ requirements to the maximum extent possible and taking into account space limitations of existing structures. Sixty-eight (68) of 108 (63.0%) signs involve the replacement of existing signs in the same or similar location on the two development sites.

• The proposal enhances the general quality of commercial and office corridors by providing buffers to neighboring residences and other commercial uses; increases public safety by guiding traffic; minimizes the impact of development and structures on drainage; and coordinates with greenspace and signage in the corridor. The proposed signage will help increase public safety by guiding pedestrian and vehicular traffic along and within the Ochsner Medical Center campus. The new monument signs will be landscaped as required. Replacement landscaping is proposed in certain locations where signs are proposed for removal only.

• The proposal does not adversely affect the harmony or compatibility of the surrounding land uses. The proposed replacement signs are similar in size and scale of existing signs, but do not meet the CPZ regulations. The proposed signs are not directed at or directly facing surrounding residential land uses.

• Special conditions and circumstances exist peculiar to the land, structures or buildings which are not applicable to other land, structures, or buildings in the same zone.

The Ochsner Medical Center campus involve multiple lots, buildings, and different medical departments. Medical campuses require a certain level of directional signage that is not applicable to other businesses on Jefferson Hwy, in that directional signage can be essential to guiding motorists and pedestrians to emergency services, especially in times of heightened stress and urgency.

CONSISTENCY WITH COMPREHENSIVE PLAN

• The proposed sign variances are consistent with the following objectives of the Land Use Element of the Comprehensive Plan: Objective 5.3: “Encourage signage that is attractive, appropriate for the location, and

balances good visibility and aesthetics”; and Objective 4.2: “Promote the viability of health care institutions and enhance their ability

to attract and serve patients and employ residents.”

2 Sign. 008 has a height of 90 in. (7.5 ft.) and area of 29.39 sq. ft. Sign .063 is 245 in. (21.42 ft.) and an area 182.13 sq. ft.


DEPARTMENT COMMENTS (LURTC)

TABLE 1: Land Use Review Technical Committee (LURTC) Comments Department Position Comment/Stipulation

Public Works Not Opposed

SP-16-20 the Department of Public Works (on 05/21/2020) this 'no objection' statement/letter is strictly based on technical issue(s). It does not address any potential Code of Ordinance violations/regulations. Such regulations shall be addressed by other departments such as Code Enforcement, Planning, etc' prior to the granting of a permit. Streets has no objections. Traffic Engineering Division finds that the sight triangles are not an issue at this time and a TIA is not required. Parkways has no comment, no landscape plan submitted.

ICE-Building Not Opposed 2015 code requirements will be addressed during permitting phase.

ENG-Site Plan Not Opposed

1) The property owner is responsible for any damage to right of way improvements (including the existing sidewalks or driveways) during or after the construction of any new structure(s) or demolition of any existing structure(s). Any damage must be repaired, or improvements replaced in accordance to the Jefferson Parish Engineering standards. Please contact the department of Engineering at (504) 349-5173 or (504) 736-6793 prior to beginning any sidewalk / driveway apron construction. 2) Further comments will be made at the permit stage. Contact Site Plan Review at: (504) 736-6397 for more information and a complete list of requirements.

Parish Attorney Not Opposed We will defer to the other departments for comments.

Fire Not Opposed Acceptable

TABLE 2: Summary of Proposed Sign Work

Scope Number of Signs Replacement detached signs 40 New detached signs 19 Replacement attached, window, or door signs

10

New attached, window, or door signs 6 Update to existing sign face 1 Demolition only 10 No change 4 Replacement interior signs not shown on the site plan

18

Total 108


TABLE 3: CPZ Sign and Site Information- Signs requiring variances

Criteria Required/Permitted

Number of non-compliant

signs

Sign Reference Nos. (Refer to Exhibit A for details)

Detached, directional, area, max.

6 sq. ft. per sign 35

E.004, E.006, E.007, E.010,E.011, E.014, E.016, E.017, E.021, E.026, E.032, E.034, E.038, E.040, E.041, E.042, E.044, E.046, E.047, E.048, E.061, E.062, E.065,

E.067, E.068, E.070a, E.075, E.079a, E.080, E.80a, E.081,

E.082, E.084, E.085, and E.086

Detached, directional, area and height, max.

6 sq. ft. per sign/ 8 ft. height 11

E.009, E.024, E.029, E.029a, E.030, E.031, E.064, E.066,

E.072, E.073, and E.077

Detached, directional signs, EVM

Not permitted 1 E.012

Detached directional, directional and side yard setback

C-2/CPZ: 5 ft. M-1/CPZ: 5 ft. 4 E.022, E.025, E.028, and E.079

Attached, directional, area and height max.

6 sq. ft. per sign/ 8 ft. height 9

E.019, E.020, E.037, E.045, E.048a, E.050, E.051, E.052,

and E.069 Attached, non-directional number, max.

1 2 E.036 and E.087

Window, directional area, max.

6 sq. ft. per sign 1 E.071

Window, directional, height, and area

6 sq. ft. per sign/ 8 ft. height 1 E.060

Off-premises sign Not permitted 1 E.078 Total 65


TABLE 4: CPZ Sign Information-Signs not requiring variances

Criteria Required/Permitted Number of signs

Sign Reference Nos. (Refer to Exhibit A for

details)

Replacement, detached, directional, area, max.

6 sq. ft. per sign/ 8 ft. height 3 E.013, E.088a, and

E.088

Replacement detached, non-directional, monument signs

Height: 30 ft. height,

Area: 300 sq. ft. 2 E.008 and E.063

Window and door signs w/ no illumination N/A 2 E.005a, and E.059

Directional signs located inside the South Campus Parking Garage

N/A 21

E.053, E.056, E.058, SP1.002, SP2.002, SP2.003, SP3.001, SP3.002, SP3.003, SP4.001, SP4.002, SP4.003, SP5.001, SP5.002, SP5.003, SP6.001, SP6.002, SP6.003, SP7.001, SP7.002, SP7.003

Update to existing sign face N/A 1 E.076

Demolition only, with replacement landscaping N/A 7

E.015, E.018, E.023, E.027, E.039, E.070,

and E.083

Demolition only, with no replacement landscaping N/A 3 E.043, E.054, and

E.057

No change N/A 4 E.033, E.049, E.055, and E.074

Total 43

6/5/2020

All users acknowledge that the content of these graphics were submitted and/or created specifically as demonstrative aides for the related land use matter being presented by the Jefferson Parish Planning Departmentidentified with the appropriate docket number provided above. As such, Jefferson Parish makes no warranty as to the reliability or accuracy of the maps, their associated data tables and/or any graphics included in thispresentation. Furthermore, Jefferson Parish is not responsible for the inaccuracies that could have occurred due to errors in the original data input or subsequent update process. All users of these graphics produced inconnection with the related land use matter identified above specifically acknowledge, agree and accept that any zoning and/or land uses identified in said graphics are solely intended to be a demonstrative aide in therelated land use matter and, as such, should not be relied upon outside of said related land use matter. User assumes all responsibility for verifying accuracy of data for any intended use.

Aerial

Ochsner Medical Center Campus

1514 and 1601 Jefferson Hwy.

Variances to H‐2/CPZ, M‐1/CPZ, and C‐2/CPZ area and sign regulations

Docket No. SP‐16‐20

Summary No. 25484

Council District 2

FIGURE 1

PetitionedProperty

6/5/2020


Zoning





Summary No. 25484

Council District 2

FIGURE 2

PetitionedProperty

6/5/2020


Future Land Use





Summary No. 25484

Council District 2

FIGURE 3

PetitionedProperty

6/5/2020


North Campus Survey





Summary No. 25484

Council District 2

FIGURE 4

PetitionedProperty

Betz Ave.

Betz Ave.

Public Belt Railroad

49.34 acres

133 ft.

6/5/2020


South Campus Survey





Summary No. 25484

Council District 2

FIGURE 5

PetitionedProperty

River Rd.

Coolidge St. side

Betz Ave.

31.14 acres

1,061 ft.

6/5/2020


Site Detail Examples





Summary No. 25484

Council District 2

FIGURE 6

Replacement New

Demo Only Update Existing

E.004

E.076

E.023

E.038

No Change

E.033

Window

E.071Refer to Exhibit A for details

6/5/2020


Site Plan & Variance Request



Variances to H‐2/CPZ, M‐1/CPZ, and C‐2/CPZ area and sign regulations Docket No. SP‐16‐20

Summary No. 25484

Council District 2

FIGURE 7

Location of the Detached Directional Signs Requiring Variances

Detached, directional signs that exceed area

Detached, directional signs that exceed area and height

Detached, directional signs with EVM

Detached, directional signs and insufficient side yard setback

Off‐premises, detached, directional sign

Refer to Exhibit A for details

6/5/2020






Summary No. 25484

Council District 2

FIGURE 8

Location of the Attached/Window Signs Requiring Variances

Attached, directional signs that exceed area

Attached, non‐directional signs that exceed number, max.

Window, directional sign that exceeds height and area

Window, directional sign that exceeds area


6/5/2020






Summary No. 25484

Council District 2

FIGURE 10

Location of the Signs Not Requiring Variances

Replacement detached and directional signs

Replacement detached, non‐directional, monument signs

Window and door signs, no illumination

Update to existing sign face

No change

Demo only, no replacement landscaping

Demo only, with replacement landscaping

Directional signs within the parking garage*

*SP1.002 through SP7.003 not shown on site plan


Documents

TAFF EPORT Site Plan Review · PAB Planning Department | ag Page 4 of 7 6/4/2020 Jefferson Parish, Louisiana SP-16-20 signs meet the requirements. replacement monument signs, Two