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HomeMy WebLinkAboutSDP201800018 Other 2017-08-25 A U L� COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road,North Wing Charlottesville,Virginia 22902-4596 Phone(434)296-5832 Fax(434)972-4126 August 25, 2017 Ashley Davies, Land Use Planner Williams Mullen 321 East Main Street Suite 400 Charlottesville, VA 22902 RE: LOD2017-00018 Martha Jefferson Hospital (validity of special use permit for unbuilt residential units), 26.984 acre portion of Parcel ID 078000000020M0. Dear Ms. Davies: On behalf of your clients, you have asked for a determination regarding the validity of a special use permit approval that authorized unbuilt residential units on the 26.984 acre portion of former Parcel ID 078000000020M0 (the "Parcel"). This is the same parcel (L) that is shown on the "Plat Showing Parcel L A Subdivision of Tax Map 78, Parcel 20M Located on Peter Jefferson Parkway Off U.S. Route 250, East of Charlottesville Rivanna Magisterial District Albemarle County, Virginia" dated April 3, 2017 by Roudabush, Gale & Associates, Inc. It is my determination that the legislative approval for two hundred fifty (250) residential units remains valid in association with the current Planned Development - Mixed Commercial (PDMC) zoning. This legislative approval for residential units originated with SP 1992-00066 and continued with the applications cited below. The following summary will outline the facts that are relevant in making the determination: Relevant Legislative History On March 17, 1993, the Board of Supervisors (the "Board") approved ZMA 1992-00012 and SP 1992-00066. The rezoning approved an application plan for two hundred forty one (241) acres zoned PDMC and Commercial Office (CO). The special use permit allowed two hundred ninety six (296) residential units per Albemarle County Code §18- 23.2.2(9) which allows uses permitted in Albemarle County Code §18-18 Residential R- 15. The Planned Development application plan and the conditions of approval referenced residential use. The staff report dated PC February 23, 1993 and dated BOS March 17, 1993 included the following statement on page 7 under "III Uses by Special Use Permit:" It should also be noted that special use permits normally have an expiration date of eighteen months if construction has not commenced. However, because the uses proposed by special permit are a part of the application plan, staff August 25, 2017 LOD2017-00018 Page 2 of 3 interpretation is there would be no expiration on this approval and the special permit uses would be governed by the application plan and proposed agreements. Section 8.5.5 of the then-existing Planned Development regulations within the Albemarle County Zoning Ordinance included language providing for modification of planned development or general regulations. It is my opinion that the Board's action on March 17, 1993 to approve both ZMA 1992-00012 and SP 1992-00066 included a modification for the residential use special use permit that allowed it to not expire under the 24 month period per former Albemarle County Code §18-31.2.4.4, but instead authorized it to remain valid as part of the Planned Development Mixed Commercial zoning. This ordinance section relating to special use permit validity allowed the Board to "impose an alternative period in which to commence the use, structure or activity as may be reasonable in a particular case." The PDMC application plan and proffers incorporated the residential units into the overall development. ZMA 1996-00003 amended ZMA 1992-00012 and relocated and downsized the number of residential units (from 296 to 250). This August 14, 1996 approval by the Board of Supervisors included explicit discussion about the previously approved residential use. A February 26, 1996 letter from the applicant's representative, Andrew Dracopoli, says they still want the special use permits to stay in place. There was clear intent on the applicant's part and in the County's action to retain the residential use. This rezoning specifically decreased the number of residential units to 250. ZMA 2001-00015 rezoned 106.92 acres from CO to PDMC to allow for Martha Jefferson Hospital and associated uses. This application was approved by the Board on August 13, 2003. Several staff reports stated that this rezoning maintained the previously approved number and location for the housing units. The traffic study, as with two (2) prior studies on this property, factored in vehicle trips based on residential units. This 2 rezonin action did not materially change the prior legislative actions authorizing residential units. If you are aggrieved by this determination, you have a right to appeal it within thirty (30) days of this notice, in accordance with Virginia Code § 15.2-2311. If you do not file a timely appeal, this determination shall be final and un-appealable. An appeal may be taken only by filing an appeal application with the Zoning Administrator and the Board of Zoning Appeals, in accordance with Chapter 18, Section 34.3 of the Albemarle County Code, along with a fee of$258 plus the actual cost of advertising the appeal for public hearing. Applications for Appeal of the Zoning Administrator's Determination are available at the Department of Community Development located at 401 McIntire Road, Charlottesville, Virginia 22902 or online at www.albemarle.org/cdapps. This form applies to the appeal of a decision of the zoning administrator or any other administrative officer pertaining to the Zoning Ordinance. August 25, 2017 LOD2017-00018 Page 3 of 3 Regulations pertaining to the filing of an appeal to the Board of Zoning Appeals are located in Chapter 18, Section 34.3 of the Albemarle County Code. They may be reviewed online at www.albemarle.org/countvcodebza. (Please note that our online documents are in Adobe Acrobat PDF format and must be viewed with the Adobe Acrobat Reader or an equivalent. A link to download the free plug-in is available at the bottom of www.albemarle.orq/cdapps.) If you have any questions, please contact me. Sincerely, Otii441 Ike/C(4i Amelia G. McCulley, A.I.C.P. Zoning Administrator RJ1w /�,f'.I'i IIr llll'�`'r., --44� si COUNTY OF ALBEMARLE Department of Planning&Community Development 401 Mclntire Road, Room 218 Charlottesville,Virginia 22902-4596 (434)296- 5823 Fax (434)972 -4012 September 22, 2003 Michael Matthews Matthews Development One Boar's Head Pointe Charlottesville, VA 22903 LETTER OF CORRECTION RE: lace SP-01-56 Martha Jefferson Hospital at Peter Jefferson Place SP-01-57 Martha Jefferson Hospital at Peter Jefferson Place Dear Mr. Matthews: The Albemarle County Board of Supervisors, at its meeting on, August 13, 2003, by a vote of 5:0, approved the above-noted petitions. Please note that this approval is subject to the following conditions: • ZMA-01-15 Martha Jefferson Hospital at Peter Jefferson Place — Approved subject to attached proffers. • SP-01-56 Martha Jefferson Hospital at Peter Jefferson Place—Approved subject to the following condition: 1. The special use permit approvals shall not expire but shall remain in effect so long as the approval of ZMA-01-15 remains in effect. • SP-01-57 Martha Jefferson Hospital at Peter Jefferson Place—Approved subject to the following condition 1 The special use permit approvals shall not expire but shall remain in effect so long as the approval of ZMA-01-15 remains in effect. Before beginning this use, you must obtain a zoning clearance from the Zoning Department Before the Zoning Department will issue a clearance, you must comply with the conditions in this letter For further information, please call Jan Sprinkle at 296-5832 If you should have any questions or comments regarding the above-noted action, please do not hesitate to contact me. Sincerely, Wayne C. mberg Director of Planning & mmunity velopment VWC/icf cc. Amelia McCulley Tex Weaver Matt Grimes, VDOT ,..,.1, 1lr.lro„ RtPvP Allshouse 8-5-03 MARTHA JEFFERSON HEALTH SERVICES AT PETER JEFFERSON PLACE ZMA 01-015 PROFFER STATEMENT The following parcels are subject to rezoning application ZMA 01-015 and thus to this proffer statement: tax map parcels 78-20M, 78-71, 78-71A and 78-31I (the `Property"). The Applicant is Martha Jefferson Health Services Corporation. The owner of tax map parcels 78-20M, 78-71 and 78-71 A is Worrell Land & Development Company, L.C., it successors and assigns. The owner of tax map parcel 78-31I is MJIilI Foundation, Inc., its successors and assigns. For purposes of this proffer statement, Worrell Land &Development Company, L.C., it successors and assigns and MJH Foundation, Inc., its successors and assigns are herein collectively referred to as the "Owner." The Owner hereby voluntarily proffers that if the Albemarle County Board of Supervisors acts to rezone the Property to Planned Development-Mixed Commercial as requested, and further acts to grant the requested special use permits for a hospital and structured parking garages, the Owner shall develop the Property in accord with the following proffers pursuant to Section 15.2-2298 of the Code of Virginia, 1950, as amended, and pursuant to Section 33.3 of the Albemarle County Zoning Ordinance. These conditions are voluntarily proffered as part of the requested rezoning, and the 11110 Owner acknowledges that(1)the rezoning itself gives rise to the need for the conditions; and (2) such conditions have a reasonable relation to the rezoning requested. If rezoning application ZMA 01-015 is denied, or if either special use permit 2001-056 or SP 2001-057 is denied, or if either SP 2001-056 or 2001-057 is approved without the condition providing that "the special use permit approvals shall not expire but shall remain in effect so long as the approval of ZMA-01-15 remains in effect," or if either SP 2001-056 or SP 2001-057 is approved with conditions that are not agreed to by the Owner prior to approval of ZMA 01-015, these proffers shall immediately be null and void and of no further force and effect. 1. Subject always to the terms of Section 8.5.5.3 of the Albemarle County Zoning Ordinance as in effect on July 1, 2003, a copy of which Section 8.5.5.3 is attached hereto as Exhibit A, and which Section 8.5.5.3 allows certain variations from approved application plans subject to the provisions thereof, and subject further to the terms and conditions of this paragraph, development of the Property shall be in general accord with the application plan shown on sheets AP-1 through AP-5, each dated August 5, 2003, of the plans entitled"Martha Jefferson Health Services at Peter Jefferson Place, Albemarle County,Virginia, Zoning Map Amendment and Special Use Permit Application Plan,"which sheets are attached hereto as Exhibit B (the "Application Plan"). Unless specifically referenced in the Application Plan, or otherwise referenced in this Proffer Statement, all other plans and 1 CEIVED AUG 1 1 2003 RV illustrations submitted as part of the Owner's rezoning materials shall be ® deemed illustrative only. and such plans and illustrations shall not be deemed proffers. In addition to the provisions of Exhibit A, the Owner further reserves the right to develop the Property in phases (which may involve the reasonable use of surface parking prior to ultimate buildout of the Property as shown on the Application Plan), and to make reasonable modifications to the conceptual grading plan shown on sheet AP-3 of Exhibit B (provided that the finished grades not vary by more than ten(10)feet up or down). 2. All buildings and structures constructed on the Property shall substantially comply with the Peter Jefferson Place Design Criteria and Guidelines dated August 5, 2003 and attached hereto as Exhibit C. In addition,the following additional design criteria shall govern the exteriors of all buildings and structures constructed on the Property following the Board of Supervisors' approval of ZMA 01-015, as determined to the reasonable satisfaction of the Director of Planning and Community Development or his/her successor: a. Neutral colors shall be utilized for external building materials so that buildings blend with the surrounding landscape, not contrast with it. b. The use of white materials will be minimized, and shall not constitute the predominate color on such building or structure. c. In addition to standard landscaping required by Section 32.7.9 of the Albemarle County Zoning Ordinance, additional landscaping shall be interspersed throughout the areas of the Property where development is permitted pursuant to the Application Plan,to help integrate the development into the surrounding landscape. d. Parking structures shall be coordinated in appearance with other buildings on the Property. 3. The community park shown on the Application Plan will be built prior to the issuance of a certificate of occupancy for the Inpatient Hospital (as hereinafter defined) and shall be made reasonably available for public use. In designing the community park the Owner shall consult with the Director of the Parks and Recreation Department. For purposes of this Proffer Statement, the "Inpatient Hospital" shall be defined as the earlier to be built of the diagnostic/technology building shown on sheet AP-2 of the Application Plan (or any portion thereof) and the inpatient beds building shown on sheet AP-2 of the Application Plan(or any portion thereof). 4. The Owner will dedicate fee simple title to the County, for incorporation into the Rivanna River Greenway System, all that portion of the Property contiguous to the Rivanna River and defined in the Federal Emergency Management Agency national flood insurance maps as land within the 100- year flood plain, with the intent that the County shall construct, operate, maintain and police such land as a park, and which dedication shall be subject 4111110 to existing encumbrances and easements of record. Such dedication shall be 2 made by the earlier to occur of(i) dedication by Thomas Jefferson Foundation, Inc. of the portion of land identified as tax map parcel 78-31A that is located within the 100-year flood plain into the Rivanna River Greenway System; (ii) final site plan approval for any development on Parcel I shown on the Application Plan (if applicable, in which case such site plan will include reasonable provisions for access to the Greenway System); or (iii) final subdivision plat approval for any development on Parcel I shown on the Application Plan(if applicable, in which case such subdivision plat will include reasonable provisions for access to the Greenway System). Notwithstanding the foregoing sentence, in the event the Owner elects in its sole discretion to make such dedication at an earlier date, it may do so. In addition, such dedication shall be subject to reservations of a right of access for ingress and egress from the Property for the benefit of the Owner, for drainage from the Owner's stormwater control facilities, of riparian rights in the Rivanna River for the benefit of the Owner, and for other purposes reasonably stipulated by the Owner. Upon the Board of Supervisors' approval of ZMA 01-015, employees and agents of the County Department of Parks and Recreation may have reasonable access to the portion of the Property to be dedicated. 5. Upon issuance of a certificate of occupancy for the Inpatient Hospital, the Owner shall submit a traffic demand management plan to Albemarle County, incorporating elements such as ridesharing programs, mass transit incentives, pedestrian and bicycle accommodation, and similar measures, each as may be appropriate and reasonable given the then-current availability of such programs, which plan shall be subject to the reasonable approval by the Director of Planning and Community Development or his/her successor, and shall be subject to implementation by the Owner as described in such plan. 6. Prior to issuance of a certificate of occupancy for the Inpatient Hospital, but subject always to approval by the Virginia Department of Transportation ("VDOT"), the Owner shall install (or bond for installation) a traffic signal at the intersection of State Farm Boulevard and Peter Jefferson Parkway, or pay for the full cost of the traffic signals to be installed at such intersection. The appropriate signalization of the intersection shall be approved by VDOT. Alternatively, at the request of VDOT, in lieu of installing a traffic signal at such intersection, the Owner shall construct a roundabout at such intersection, which shall be constructed to VDOT design standards pursuant to detailed plans agreed to between the Owner and VDOT, and shall be accepted by VDOT for public use or bonded for VDOT's acceptance, provided that either VDOT can provide adequate land for a roundabout, or that the Owner can acquire necessary land therefor. Notwithstanding the foregoing, the Owner's total financial responsibility for the cost of such a roundabout (including, without limitation, any cost to the Owner for the design and construction of a roundabout and for acquiring any land needed for a roundabout) shall in no event exceed the cost required to install traffic signals at the same intersection. 3 S 7. The Owner shall contribute to the expenses associated with improving the Interstate 64/U.S. Route 250 interchange at Exit 124 as described below: a. Within thirty (30) days following the granting of final site plan approval for the Inpatient Hospital, the Owner shall contribute to the County funds in the amount of One Hundred Forty-Six Thousand, Two Hundred Fifty Dollars ($146,250.00) for the construction by VDOT or others of an additional turn lane off each of the eastbound and westbound off-ramps from Interstate 64 to U.S. Route 250 at Exit 124. Such amount shall be increased by an amount equal to the percentage increase in the Consumer Price Index for All Urban Consumers, U.S. City Average as issued by the U.S. Department of Labor, Bureau of Labor Statistics(the "CPI-U") for each year or portion thereof which elapses during the period between the date the Board of Supervisors approves ZMA 2001-015 and the date that Albemarle County grants final site plan approval for the Inpatient Hospital. In the event the actual cost of such construction is less than the amount the Owner contributes(as such amount is increased for the CPI-U as per the terms hereof), all excess funds shall be returned to the Owner within ninety(90) days following the completion of construction. b. Within thirty (30) days following the granting of final site plan approval for the Inpatient Hospital, the Owner shall contribute to the County funds in the ____ amount of One Hundred Fifty Thousand Dollars ($150,000.00) for the construction by VDOT or others of various improvements to the traffic signals at each of the eastbound and westbound off-ramps from Interstate 64 to U.S. Route 250 at Exit 124. Such amount shall be increased by an amount equal to the percentage increase in the CPI-U for each year or portion thereof which elapses during the period between the date the Board of Supervisors approves ZMA 2001-015 and the date that Albemarle County grants final site plan approval for the Inpatient Hospital. In the event the actual cost of such construction is less than the amount the Owner contributes (as such amount is increased for the CPI-U as per the terms hereof), all excess funds shall be returned to the Owner within ninety(90) days following the completion of construction. c. Within ninety (90) days following the approval by the Board of Supervisors of ZMA 2001-015, the Owner shall contribute to the County funds in the amount of Forty-Four Thousand Dollars($44,000.00) for the preliminary engineering expenses of VDOT associated with the design of the additional turn lanes and traffic signal improvements at the westbound and eastbound off-ramps from Interstate 64 to U.S. Route 250 at Exit 124. d. Notwithstanding the terms of Section 7(a), (b) and(c)herein, in the event that VDOT and/or the Federal Highway Administration elect, prior to the granting of final site plan approval for the Inpatient Hospital, to make 4 improvements to the Interstate 64/U.S. Route 250 interchange other than as described in Section 7(a), (b) and (c) herein, then, upon reasonable consultation with the Owner, the funds contributed to the County by the Owner and described in Section 7(a), (b) and (c)herein may nevertheless be used by VDOT or others for the engineering and construction of such improvements, provided that such funds are ultimately utilized for the improvement of the Interstate 64/U.S. Route 250 interchange as necessitated by the development of the Property, and are utilised for the benefit of the Property, and provided further that the Owner shall have no additional responsibility for the expenses associated with such improvements. In addition, prior to releasing any portion of the funds described in Section 7(a), (b) and(c) herein, the County Zoning Administrator shall consult with the Owner. e. If any of the funds proffered pursuant to Section 7(a) and 7(b) herein are not expended for the expenses associated with improving the Interstate 64/U.S. Route 250 interchange as necessitated by the development of the Property within seven(7) years from the date the Owner contributes such funds, all unexpended funds(including income earned thereon) shall be returned to the Owner, and the Owner proffers no further obligation for contributing to the expenses associated with such improvements. f. If any of the funds proffered pursuant to Section 7(c) herein are not expended for the expenses associated with the design of improvements to the Interstate 64/U.S. Route 250 interchange as necessitated by the development of the Property within the earlier to occur of(i) twenty(20) years from the date the Owner contributes such funds, and (ii) seven(7)years from the date the Owner contributes the funds referenced in Section 7(a) and 7(b), all unexpended funds (including income earned thereon) shall be returned to the Owner, and the Owner proffers no further obligation for contributing to the expenses associated with such improvements. 8. Upon the issuance of a certificate of occupancy for the Inpatient Hospital(or sooner upon the mutual agreement of the Owner and the Director of Planning and Community Development or his/her successor), the Owner shall contribute to Albemarle County a one-time payment in the amount of Fifty Thousand Dollars ($50,000.00) toward the cost of establishing or enhancing transit service to the Property, the design of which shall be in general accord with the Application Plan and any modifications thereto, and shall be reasonably coordinated with the Owner. Such amount shall be increased by an amount equal to the percentage increase in the CPI-U for each year or portion thereof which elapses during the period between the date the Board of Supervisors approves ZMA 2001-015 and the date that the Owner contributes such funds to Albemarle County. If a system of transit service is not provided to the Inpatient Hospital within one (1) year following the issuance of a certificate of occupancy for the Inpatient Hospital, the entire amount of funds 5 V• 4- a.* .�} ..V• •„ COMMUNITY ENTRY 1 \" {p �A`•EIS�NAM DRIVE A �• • :i ` .4� .. OFFICE(EXISTING) a.r+arn.�r S-- FOUNDATION CAMPUS p_ J' ,• r.�� • •:.?.. .. '� • -I'f' COMMUNITY ENTRY ' • r i �•� s. WILLIS DRIVE G TVa, T.,' �►.•+, ,r OFFICE s. m.wlPl PARK FARM -1, • �" r • I. P o -• .• .':11.!':::: • .)•'.!• • COMMUNTIY ENTRY REZONING POD COMMUNITY ENTRY sA �' • It1 SON PARKWAY :A,z••`.,i vn �� 4.Ite ', g. PETER JEFFERSON PUCE 11 to R AMPU _ /JI '.Al� 1. doe . \ . li I� . t 11.•7 .. y~ o rN7 -r j.' \ 1, OUTPA I: T ARE CENTER \. •!, 0 0 'II Y co •• •,1',,- 1 • •,V: .`y �/, ' . (EXISTING: • !LIIMW Mi.- 77; - /4. -..:) .:•"5")' II ' _...dinks....ir —4111r-, Niko'''V' RESIDENTIAL %S* -, MAW\ A•1.0 f A •��l I i '; � 1.._ OFH4E(EXISTING, ,�; �.;,`• T �- ,[^�'`J��t r� -�1�` _ !`'f• `Opp T o COMMUNITY ENTRY ' .^ •� ' Jam.. 8 / PETst JEFFERSON PARKWAY OFFICE • . -- 'a te "1 ♦ �o, ' ` • . v.,. • ,:‘ ,,i)i, 1 I • K.yr r • iy • . ._^ 4g�k . .. qNrS .i IwESTBCUND! FO FlCE./ NORTH HGOR PETER JEFFERSON PLACE: Martha ILLUSTRATIVE MASTER PLAN Jefferson Health Services AUGUST 5. 2003 AP-1 Martha Jefferson Health Services at Peter Jefferson Place Albemarle County, Virginia Zoning Map Amendment and Special Use Permit Application Plan August 5, 2003 4 List of Drawings AP-1 Peter Jefferson Place: Illustrative Master Plan Z�1_� 01-01 ' AP-2 The Hospital Campus: Conceptual Master Plan SP 01-0565 AP-3 The Hospital Campus: Conceptual Mass Grading Plan SP 01-0 AP-4 Revised Land Use Plan AP-5 Open Use Plan • AP-6 Pedestrian Connections & Mass Transit Ht10R — _ Martha Jefferson Health Services ALISZLI_i 2003 Exhibit B Application Nan E:ffII3IT. A ALBEMARLE COUNTY CODE community development: in making this determination. the zoning administrator shall be guided by section 22.:1 of this chapter, c. In addition to the foregoing. conformity with the application plan and the standards of development. Within each neighborhood model zoning district,the general development plan and the code of development, as determined by the director of planning and community development after consultation with the zoning uirniniarator. (§ 8.3.6.2. 12-t0-80;9-9-92;§8.5S.2,Ord.03-18(2),3-19-03) 8.5.5.3 VARIATIONS FROM APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS The director of planning and community development may allow a site plan or subdivision plat for a planned development to-vary from an approved application plan,standard of development and, also, in the case of a neighborhood model district. a general development plan or code of development.as provided herein: a. The director is authorized to grant a variation from the following provisions of an approved plan.code or standard: I. Minor variations to yard requirements, maximum structure heights and minimum lot sizes; 2. Changes to the arrangement of buildings and uses shown on the plan, provided that the major elements shown on the plan and their relationships remain the same; 3. Changes to phasing plans; 4. Minor changes to landscape or architectural standards;and -. Minor variations:o street design. . The applicant shall submit a written request for a variation :o the director, the request shall specify the provision of:he plan, :ode or standard for which the vacation is sought, and state the reason For the rect:ested variation: :he director may reject a request that fails to include the required information. o. The director is auther.:ed :o grant a vanaucn upon a determination that the variation: (1) is consistent with the goals and objectives of the comprehensive pian: (2) does not increase the approved development density or intensity of development; (3) dces not adversely affect the timing and phasing of development of any other development in the zoning district; (4) does not require a special use permit; and(5) is in general accord with the purpose and intent of:he approved application. ! Any vartauon not expressly provided for herein may be accomplished by rezoning. i3 3.5.6.3. 1240-30;9-9-9 3 3.5.5.3,Ord.03-13(2), 3-i9-03) 3.3.5.4 BUILDING PERMITS.a.ND EROSION .A.ND SEDIMENT CONTROL PERMITS 3uilding permits and erosion and sediment templ permits may be issued as provided herein: A building per-tit. ioctuding any special footings or foundation permits, may be issued for . any work within a planned development. :xciuding the installation of street signs. only after l3-3-6 _thing Supplement 4:6.3-i9413 Exhibit A Section 3.5.5.3 of the Zoning Ordinance in Effect on July 1, 2003 • delivered to the County pursuant to this Section 8 (including income earned • thereon) shall be returned to the Owner. In the event that the system of transit service has been provided to the Inpatient Hospital within one(1) year following the issuance of a certificate of occupancy therefor, but any of the funds proffered pursuant to this Section 8 are nevertheless not actually expended for such purposes within five (5)years from the date the Owner contributes such payment, all unexpended funds (including income earned thereon) shall be returned to the Owner, and the Owner proffers no further obligation for contributing to such expenses. 9. The Owner has entered into a memorandum of understanding with Thomas Jefferson Foundation, Inc. incorporating guidelines for development of the Property within the Monticello viewshed (as such memorandum may be amended from time to time upon mutual consent of the parties thereto) (the "MOU"). Prior to granting final site plan approval for any proposed building on the Property within the Monticello viewshed (other than site plan applications for minor amendments not material to the objectives of the MOU), and provided that the MOU remains in effect between the parties thereto, the Director of Planning and Community Development shall request confirmation from Thomas Jefferson Foundation, Inc. that the site plan application is consistent with the terms of the MOU. This proffer statement may be signed in two or more counterparts, each of which 110 shall be deemed an original, and which together shall constitute one and the same instrument. WITNESS the following signatures: WORRELL LAND & DEVELOPMENT COMPANY, L.C. By: j "1*t. L T. Eugene Worrell, Manager MJH FOUNDATION, INC. By .. l esj E. Haden, President 6 • Trees and shrubs will be used to integrate individual buildings into the over-all landscape. A plant material list will be developed compatible to the county's"Generic Landscape Plan Recommended Species List". • Each site developed will be required to submit a landscape plan which incorporates the design principles outlined in the Landscape Master Plan. 2.Lighting • Lighting fixtures will be coordinated throughout the property and be of a traditional design style. • Specific fixture types will be selected with consideration toward control of stray light and glare. 3.Sign System . • Thematic form of the sign program will reflect the traditional architectural themes and designs established for the property. Colors will be rich,yet respectful of their traditional design theme. • The sign system will incorporate a hierarchy of sign types including Entrance Identity Signs,Parcel Entrance Signs,Directional Signs,Building Identity Signs, Informational Signs, Service Signs and Pedestrian Signs. • Signs will be located only where needed with the number of signs being kept to a minimum to avoid unnecessary clutter. `•R_EAs o2703.1 • • Landscaping will emphasize a variety of hardscape features(special paving, planters, benches, sculpture,furniture,etc.) and will consist of a high level of detailing. 4. Corporate and Retail Sites Parcels E,F,N,K The Corporate and Retail Sites will define the edge of Peter Jefferson Place and will be located adjacent to highway frontages,stream valleys and wooded slopes. Site planning will maximize benefits of views and adjacent amenities emphasizing the grouping of buildings • to respect landfor s. • Architecture will incorporate clean simple structures which are secondary to the total environment. • Buildings will be constructed of neutral earth tone colored materials with non-reflective glass. • I,nrtscaping will be used to.create an overall sense of quality and space. Treatment of Parking icing is a necessary element of any development,but if integrated properly into a site, it can be visually un-obtrusive. sing design will be appropriate to the user it serves and to adjacent development and will be part of a clear hierarchy of the icular circulation system. 1.Surface Parking Parking will be broken into small areas relating to topography and oriented away from roadway views. Parking areas will be sited so as not to impede or discourage pedestrian circulation between buildings. • Berms,hedges and landscaping will be used to buffer and reduce impact of parking from adjacent roadways and from adjacent properties. 2.Structured Parking • Permitted within the HealthCare Campus only. • The parking structures will consist of simple architectural detailing that will complement the overall architectural context of the adjacent buildings. Where topographic constraints allow, the parking b structures ruct r will be partially built below the anticipated finish grading of the site. Appropriate screening placed along the perimeter of the parking structures to assist in mitigating the structure's presence. ;. Landscaping, Lighting and Sign System master landscaping, lighting, and sign system program will be developed. incorporating trees. shrubs, lighting and other sndscape elements, existing trees. and a comprehensive sign system into an integrated whole. General landscape character and uality of public spaces is to'oe the key component. 1. Landscaping Landscaping along roadways and corridors will consist of allees, streetscapes and informal groupings that will best accentuate the adjacent uses and development while helping to define circulation systems as well as relate the property to the surrounding community. • .. DevelopmentZones I. Foundation Campus Parcel D •The existing buildings on parcel D speak not only to the history and character of the site but create a strong dialogue between the property and Monticello. Abutting the northern edge of the circular park,The Foundation Campus further enhances open space and connectivity opportunities that are vital to the development of Peter Jefferson Place. The prominence of the Foundation Campus and its genius for the composition of the overall master plan will ensure its importance in establishing the identity of the property. • Site planning will emphasize large lawns,campus-like settings,creation of courtyards and connection to the park. • Architecture will reflect traditions of classical Virginia architecture with predominant building color to be white; gray pitched roofs will be defined by dormers and gables. • A strong pedestrian circulation system will emphasize a hierarchy of pathways and linkages between buildings. • Landscape elements will compliment architecture through the use of such elements as fencing and stone walls. • Landscaping will reflect traditional Virginia plant materials,with emphasis on preservation of existing large trees. 2. Residential Neighborhood Parcel I The residential component of the development will consist of moderate density residential units located adjacent to iii the River corridor. The residential neighborhood will be closely integrated with the open space system proposed for the entire property. • Site planning will reinforce residential scale and circulation. • Architecture will incorporate traditional detailing with pitched roofs, dormers and window treatments. Building forms will be sensitive to sloped development and predominant colors will be neutral shades. • Landscaping will incorporate elements that lend a human scale: use of plants with seasonal interest, special paving details, walls, and site furniture, such as benches. The design of these site features will be of a traditional style. 3.HealthCare Campus Parcels B,H The HealthCare Campus will form an integral part of Peter Jefferson Place. As such. the intent of the design guidelines and standards established for Martha Jefferson Health Services is to build upon the established park character while accommodating specific healthcare elements. • Site planning will create a strong organized relationship among the healthcare uses individually as well as within the total context of a campus-like environment emphasizing creation of spaces and pedestrian circulation. • Architecture will incorporate clean simple detailing with buildings utilized to form spaces for people. Because of its prominent location, there will be equal design consideration of all building facades. im • Buildings will be constructed of neutral earth tone colored materials with non-reflective glass. , -n ect,iocw Jt.061'34tanntrytont9000 1 4�1..M-J3 Joc • Peter Jefferson Place August 5, 2003 esign Criteria and Guidelines tural and The master plan and design guidelines proposed for Peterenvisions Jeffcn�rson ons a Place are mixture of several uses inctructed to lusive of healthcaport the unique re, commercial, natural resources attributable to this property. plan corporate and residential uses organized with respect to the natural features of the land. A centrally located park is the a direct dialogue between the historic cultural resources of the site and cornerstone of the development's intent of establishing �y ark establishes the built landscape in The circular conjunction with the natural national cultural resource Monticello to the Southwestof prop and organizational elements of Peter Jefferson Place. Within this landscape as the primary image context,the Master Plan and Design Guidelines propose simple architectural structures sited to simulate a campus layout where structures are pl aced to best emphasize circulation and open space within an overall environment which creates a high quality of people oriented spaces. Building areas are sited to create spaces and define corridors which are sensitive to the total environment and human scale. By establishing the environment of Peter Jefferson Place as the most important element,buildings will be less visible and prominent, allowing a succession of visually distinguished natural and manmade spaces to be the major theme of development In order to ensure successful implementation of the master plan,design criteria and guidelines have been formulated. Following is an outline of these guidelines which briefly details some of the primary design concepts for development of the property. The outline corresponds to the four primary development components which include: the Foundation Campus,a Residential Neighborhood,the Healthcare Campus and Corporate and Retail Sites. In addition, criteria relating to parking, landscaping, lighting and a comprehensive sign system have been included. To ensure conformance to the design criteria and guidelines,a Design Review Committee will be established by the owner. The Design Review Committee will be charged with the review of all design adopted.ts of PeeCo ter Jeffmierson will Place ha and to e power interprot the \design intent of the master plan,covenants and guidelines documents approve acceptable designs or disapprove any designs which are judged inappropriate to the successful implementation of Peter Jefferson Place. Exhibit C ® Peter Jefferson Place Design Criteria and Guidelines • REA .53___ :0 -./ * INTERSECTION SIGNALIZATION x j- \' \ -1 O" \ ,\ ....' ANTICIPATED MASS TRANSIT ROUTE WITH KIOSKS PROVIDED AT ��� APPROPRIATE INTERVALS %0\3\- V P���/ , � Pe7 `,\'� — — ANTICIPATED PEDESTRIAN ROUTE � FA'RM � ' ��� ' 5I P ,r.. `� • ANTICIPATED BUS KIOSK ��' °off\ y NO• TE:OTE: MASS TRANSIT P E. N '4/ /� \ G ROPOSALS `\1 i40tO' -' FOR AREAS OUTSIDE OF �r I /� , 'Sic REZONING ARE SHOWN Il - / _/ /\ _;,` t v� yam FOR COORDINATION _ I / / 1 1 f! ` y` PURPOSES ONLY. // - L A4; tIM�H_ 1c7 i / -_ ... (/� , . � ..........�' 1 I' RESIDENTIAL 1/ 0 ;�� j 1it,� , _i \\ / 1 /C:: \‘'‘ --- -- .\\_ FR • �'- I ITERSTATE 64 (_WESTBOUND) _ �- �� CONNECTION TO GATEWAY S NORTH HGOR PEDESTRIAN CONNECTIONS & 1VIai tha NOTE. MASS TRANSIT , Jefferson Health Services THE ANTICIPATED MASS TRANSIT ROUTE ANTICIPATED PEDESTPJAN ROUTE AND THE LOCATION OF THE ANTICIPATED BUS CIOSKARE EACH CONCEPTUALAND MAYBE REASONABLY AUGUST 5. 2003 MODIFIED BYTHE APPLICANT IN THE FUTURE.PROVIDED THEY • ARE IN GENERALACCORD WITH THE ROUTES AND LOCATIONS • SHOWN HEREON. AP-6 v SIGN MONUMEN_ y 9 ^� WO LOW STONE WALL �" ' .. isp `� 7� *• r '/ • •,�I `5 PARK � 0 4 ,/� `.e(.1 11111 __ STRUCTURE r � . � INPATIENT BEDS `� ,3 • DIAGNOSTIC/ . \� • D �I � � TECHNOLOGY `�_ . SiGt4 -7-74—\ \)• Alli ''. .' % 911 . - 'W •,alt.. „I.. - ....:1...‘ It ..'"•?'.';FI .- .„,,ago•1m4,1 i 1,,] _ CENTERS OF EXCELL_ • WM..- t ti 'OFFICE SPACE „.. lt fr" .., d r_i m_•'r.. v.,4.4(Ix4 t.N-- (..." r eg P • ':3 • ti Paz• .'e' e• , ,;17 1i .g * •-. © 9!!b • ; i.. - �. , ,' * ).ail , , 04.4, °It; t•I.,iK1 t 4 "'' ism • \ 3 1 1' "`�:; COMMUNITY: ° l'. L iP i�iA' ' .� ,_r`, PARK O. '� • I. -IA i i1I I',1Pr "Y KIOSK 0 t�� �.'`/l it"+ 0. I"i .,'--� Ie` 4w ie r � , OUTPATIENT CARE CENTER ' SERVICEv. _ K ... %+NC /li '„/ .vil 1 J EMERGENCY _`a, 'y i I , 44i4 I. 1� ,. FF11141t. - pN pAAK� �-���GFEK'E e-41-11111��� ` l / PARKING �'� ?ewer'. S'�`'�� COMMIN•N NGS �O �� 11/ 47,4�� _ {�' � 5'RUC' RE PARKING 4. `�i� ��- �" gigi 4 STRICTURE `7.4., . 4" di e; - . NORTH I HGOR THE HOSPITAL CAMPUS: Martha NOT CEPTUALMASTEAPIANSHOWNHEREONREPLESENTS CONCEPTUAL MASTER PLAN Jefferson Health Services TH THE ULTIMATE IUILDOUT 0 F THE AREA SHOWN.THE PROPERTY AUGUST�, �(�1�J SHOWN WILL BE DEVELOPED IN PHASES WHICH MAY INVOLVE v` THE REASONABLE USE OF SURFACE PARKING,REASONABLE MODIFICATIONS TO ENTRANCE POINTS TO CERTAIN BUILDINGS AND OTHER REASONABLE MODIFICATIONS TO THE PLAN PRIO0. AP-2 - TOULTIMATEBUILDOUT OF THE AREA SHOW. (rl 1 CU i,., iri F-, a ..j) = f.v In . ..,.„_ _ C. O i'.K Z Gtre �i a \ ' ' o yrl'� Z , \lif tri %°\//:''''' A i . 4-4 4.) al i l e S 7 �. . ',.9*.', ..fit, .,,.t:.. "4?.-,..' l, ,, _____t:::14;..::fi . 0 -%.,. A --7: . c....4ee----''e , ..,, \ i k II II \O ,4)./ C) )) @ !p\ •\ \,.....— , r ill \\74\ZIAill'j'0- � JJ >, a l • Z �, - A A w• -11 y i ,\ ', . ,o 1 ,.,... Q O ,, '1 7 0 0 W .-i Q Z Q Q � W kito 7 .. ;i i 'A 11.1.m iBgk e 1 1.J . 7 .x e 'a b..ti •a , I'a a s. d ,E M • '' ' � ® pp 0ill 1 . O o�ipamiZ , !+` P , ��J P0 • x x »J "I. CmVO wu.OZ-,,MX.Z 5 � vki1. I .1 ......... • , ' l�s�i /O !/c . sr7 ....iesisti"uP.ww• S' f \i`\,• ' OC , /0 :•:,-• . C._ � : ,-- - •,---, di; _ , ___<9,- 4A/ ., _„IN-.. ik v. ,,,,,—...„\\ ‘.... Nii, ......%.,- r.. . . .e:> ..,/ 1,1,,..,,. Yjr '� y.• 1 1. _'41• d. _ _ JJ_- � J �� .l' 0,/it • • RETAINING WALL \\ I `` ��+s CI "_`\ 4�'•�J1 OFCESl50 ,f�' 'J "., \ �-�J�/i , ❑ ►O PKG.-499.0 fi i:,•._ c L : '.J ..312,E / T try �l .80TTOM OF WAIL 4r. M ' / e e ,;,J� _ V d ,? VARIES FROM V%• �J LI VVV J /� 14 us TO 385 ,�l!�+ ,i) fC' ''v L`9 ENTRY .!:— --C ">~YYr �,�rN. I Cis) _ [}?� PROPOSED STORM-: • I �i e.� Ir, �.l; I ye I. ! Y��•1 I� WATER FACILITY 1� a (•� ' ., I,SI2. .• 3L ' 13 ' / id/ a.- 4;.- • '0. , •ae.,' t°4 E -,,, ^ dAG' lti.�STIC ►7r) 01014 w* E ,I OFFlCE.515.0 1 • ti 7 6,0 4."..: 7,2, .44\ -.----- ,•-yrf" ( O� , 4.-‘0110. ..,....1.,.: '• '-mac, - g O. 4.`�"i , @ l �65 ,, SERVICE Il,. I N. f v ; r;_..-•_.. -wy ] -y`a-. *go -481.0 II OFFICE.515.0 � / 4.. -, i l.: .,. /._._ • 1� ! ,l'\ .ter r'. I- •� o a a ' 10, h.! % % ( ;, C.C. .: a ARKING /� EMt- 'INCT f .!. - OFFICE. / ! /! i / 521 On 'U, v 48. �0 Jam' • _ •515.0 ' PARKING% ` +� fa,,. . ; \ �.�, 14=7 1 ;�,..,� N ".-__— tea_: V 20 ,Sr. �/ teffigim r' . ' ^C.., r l i --< �� ',�,...� � / �� / .. - v 'f. S �i� ^� ! a O c:L') NORTH c. • HGOR THE HOSPITAL CAMPUS: Martha NOTE: Jefferson Health Services THIS CONCEPTUAL GRADING P LAN IS PROVIDED TO CONC'EPTU L MASS GRADING PLAN ILLUSTRATE THE GENERAL INTENT OF THE MI GRADING AND nit RELATIVE RELATIONSH IPS AMONG THE PLAN /l ELEMENTS. FINISHED GRADES ACROSS THE AREA SHOWN AUGUST 1. )003 HEREON MAY VARY RYAS MUCH AS 10 FEET.UP OR DOWN. USED ON THE FINAL DESIGN. AP-3 SINIt" .•- ) .. 3 . ‘ \ aN. (Ca 17 @ Izt \II'XS'4- ,'.- '1 ' \STORMWATER —40„." .) • \ ____L}4, -FACILITY -77 • , ‘ ------ • ---- -.-- 4.4..., -e---- ---_,j .. , 6, . .... ___---, ,.._......______ FUTURE , GREENBELT(5. CY) --'-'-'------ Ez9 -----------ERsTATE 64 (WESTBOUND) ._ / INT NORTH • HOUR OPEN USE PLAN Martha Jefferson Health Services AUGUST 5, 200 AP-5- Aft , 41