HomeMy WebLinkAboutSDP200900039 Review Comments Miscellaneous Submittal 2009-07-07i vIRGINI�`
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SDP2009 -039 Martha
Staff: Summer Frederick, Senior Planner;
Jefferson Hospital (Road Design) — Major
Phil Custer, Engineer
Amendment
Planning Commission Public Hearing:
Board of Supervisors Hearing:
July 21, 2009
N/A
Owners: Martha Jefferson Health Services
Applicant: Ron Cottrell for MJH Foundation
Corporation
Acreage: Total development: 72.663 acres
Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map 78, Parcel 20M
By -right use: PDMC- Planned
Location: Portion of Willis Drive to connect
Development -Mixed Commercial
from State Farm Boulevard to Peter Jefferson
Parkway
Magisterial District: Rivanna
Proffers /Conditions: Yes
Requested # of Dwelling Units /Lots: N/A
DA — X RA
Proposal: Request for authorization to
Comp. Plan Designation: Institutional,
convert an approved, but not yet
Green Space, Urban Density, Parks, and
constructed, public right -of -way to a
Employment mixed in Urban Area 3
private street, in accordance with
Sections 14 -232 and 14 -234, as well as
a request to waive design standards to
allow for a rural cross - section in accord
with Sec. 14-41 0 i .
Character of Property: Property is currently
Use of Surrounding Properties:
active construction site for approved
Institutional, Office, Retail
development of new, relocated Martha
Jefferson Hospital.
Factors Favorable:
Factors Unfavorable:
1. Proposed rural cross - section is intended to
1. Willis Drive connects two existing public
ultimately be built to full public road
streets.
standards.
2. Allows for interconnected street network
prior to complete build -out of hospital
campus.
RECOMMENDATION:
Staff recommends approval of the private street request in accord with Sec. 14 -234, with the
following conditions:
1. Review and approval of a road maintenance agreement; and,
2. This waiver is granted for the existing site plan. During the review of Site Plan
Amendments for additional Phases of SDP2008 -16 the County may require the street
be designated as a public street and may require the installation of Curb and Gutter.
Staff recommends approval of the curb and gutter waiver in accord with Sec. 14- 410(i), with
the following condition:
1. This waiver is granted for the existing site plan. During the review of Site Plan
Amendments for additional Phases of SDP2008 -16 the County may require the street
be designated as a public street and may require the installation of Curb and Gutter.
STAFF CONTACT: Summer Frederick, Senior Planner; Phil Custer, Engineer
PLANNING COMMISSION: July 21, 2009
AGENDA TITLE: SDP2009 -039 Martha Jefferson Hospital (Road Design) — Major
Amendment
PROPERTY OWNER: Martha Jefferson Health Services Corporation
APPLICANT: Ron Cottrell for MJH Foundation
APPLICANT'S PROPOSAL:
Request for approval to convert a dedicated public right -of -way to a private street. The property is zoned
PDMC — Planned Development -Mixed Commercial, described as Tax Map 78, Parcel 20M and is located in the
Rivanna Magisterial District. The proposed Willis Drive was approved as a public street during the review of the
Martha Jefferson Hospital final site plan in 2008. The road has not been constructed, although a construction
entrance does overlay a portion of the proposed final roadway. The applicant has also requested a waiver of
standards to allow for a rural cross - section in accord with Sec. 14- 410(i).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Institutional, Green Space, Urban Density, Parks, and
Employment mixed in Urban Area 3.
PLANNING AND ZONING HISTORY:
• ZMA2001 -015: Peter Jefferson Place Martha Jefferson Hospital
o Request to rezone 106.92 acres from CO (Commercial Office) to PD -MC (Planned
Development -Mixed Commercial) to allow for the Martha Jefferson Hospital and associated
uses. The property, described as Tax Map 78 Parcels 20B, 20C, 20M, 31, 31 i, 32, 71, and 71 A
is located in the Rivanna Magisterial District on Peter Jefferson Parkway [Route # 1118]
approximately a half mile mile from the intersection of Route 250 West and Peter Jefferson
Parkway. The Comprehensive Plan designates this property as Office/ Regional Service in
Pantops. Approved August 12, 2003
• SDP2007 -001 Martha Jefferson Hospital — Preliminary
o Request for preliminary site plan approval for construction of a new hospital campus, consisting
of a 5 -story Hospital Building, a 4 -story Parking Structure, and a one story Data Center /Utility
Plant, totaling approximately 711,000 square feet, as well as associated surface parking and
street connections. The subject property is 72.66 acres zoned PDMC, Planned Development -
Mixed Commercial, and EC, Entrance Corridor, and is described as Tax Map 78, Parcel 20M.
The site is in the Rivanna Magisterial District on Peter Jefferson Parkway [Route #1140]
approximately 0.5 miles from its intersection with Richmond Road [Route #2501. The
Comprehensive Plan designates this property as Office /Regional Service in Urban
Neighborhood 3. Approved March 28, 2007
• SDP2008 -016 Martha Jefferson Hospital — Final Approved March 31, 2008
REASON FOR PLANNING COMMISSION REVIEW:
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The reason for Planning Commission review of this project is two -fold:
The applicant has requested the approval of Willis Drive as a private street in accord with Sec. 14 -234;
and,
The applicant has requested a waiver of curb and gutter standards in accord with Sec. 14- 410(i).
Typically, a private street request of this type could be reviewed and approved by the Chief of Current
Development, per Sec. 14- 233(B)1. However, because Willis Drive connects two existing public streets (State
Farm Boulevard and Peter Jefferson Place), the Planning Commission must authorize the private street in
accord with Sec. 14- 234(C)4.
As provided in Sec. 14- 225.1, the requirement for curb and gutter may be waived by the Commission.
PRIVATE STREET REQUEST
ANALYSIS OF SECTION 14 -234:
Compliance with Section 14- 234(B);
14 -234.8 In considering a request for approval of one of more private streets, the agent and commission shall
consider that: (i) private streets are intentded to be the exception to public streets; and (ii)absent compelling
circumstances, private streets should not cross over dams or bridges or in involve other infrastructure that
would be reasonably prohibitive to maintain, should not serve as the primary or sole interconnection between
the subdivision and abutting property, or serve through traffic by being the connector between two or more
public streets.
This private street request is made as a result of the applicant's wishes to phase the construction of Willis
Drive. The applicant does not intend for Willis Drive to remain a private street, but intends to construct Willis
Drive to full public street standards and have it accepted into the State system when full build -out of the medical
campus is achieved, or when traffic demand warrants it. Willis Drive does not cross over any dams or bridges
or involve other infrastructure that would be reasonably prohibitive to maintain.
Compliance with Section 14- 234(C);
Per Section 14- 234(C), the Commission may authorize one or more private roads to be constructed in a
subdivision if it finds that one or more of the circumstances described in Sec. 14 -233 exists and that:
1. The private road will be adequate to carry the traffic volume which maybe reasonably expected
to be generated by the subdivision;
The road is intended to carry traffic from adjacent medical offices and hospital. Traffic estimates provided
by the applicant for this portion of the road are between 3,600 and 6,800 vehicles per day. The submitted
road design appears to meet minimum VDOT guidelines for urban local and collector streets.
2. The comprehensive plan does not provide for a public street in the approximate location of the
proposed private road;
The Comprehensive Plan provides for a public street in the location of this road through the Pantops Master
Plan. As stated above, the applicant intends for the road to ultimately be built to public road standards, and
be accepted into the State system.
3. The fee of the private road will be owned by the owner of each lot abutting the right -of -way
thereof or by an association composed of the owners of all lots in the subdivision, subject in
either case to any easement for the benefit of all lots served by the road;
The road is to be maintained by the owner of the parcel.
4. Except where required by the commission to serve a specific public purpose, the private road
will not serve through traffic nor intersect the state highway system in more than one location;
and
All traffic served by this road will be through traffic.
5. If applicable, the private road has been approved in accordance with section 30.3, flood hazard
overlay district, of the zoning ordinance and other applicable law.
This is not applicable.
SUMMARY AND RECOMMENDATION:
Because the road is to be built to the minimum VDOT guidelines for urban local and collector streets, and the
applicant's intent to ultimately build the road to full public street standards, and have it accepted into the State
system, staff recommends approval of this request with the following condition:
1. Review and approval of a road maintenance agreement; and,
2. This waiver is granted for the existing site plan. During the review of Site Plan Amendments for
additional Phases of SDP2008 -16 the County may require the street be designated as a public street
and may require the installation of Curb and Gutter.
WAIVER OF CURB AND GUTTER REQUIREMENT REQUEST
ANALYSIS OF SECTION 14- 4100):
14- 410(i) The requirement for curb or curb and gutter may be waived by the commission as provided in section
14- 225.1.
Compliance with Section 14- 410(i)2;
Consideration and findings. In reviewing a waiver request to allow a rural cross - section (no curb and gutter)
instead, the commission shall consider:
(i) the number of lots in the subdivision and the types of lots to be served,
This road is intended to carry traffic from the surrounding medical offices and the hospital. The
estimated traffic provided by the applicant for this portion of the roadway is between 3,600 and
6,800 vehicles per day.
(ii) the length of the street,
The proposed length of the rural section is approximately 1, 250 feet.
(iii) whether the proposed street connects into an exiting system of streets constructed to a rural cross -
section;
The proposed street connects into an existing system of streets constructed to both rural (State
Farm Boulevard) and urban (Peter Jefferson Parkway sections.
(iv) the proximity of the street to boundaries of the development and rural areas;
The site is entirely in the development area.
(v) whether the street terminates in the neighborhood or at the edge of the development area is
otherwise expected to provide interconnections to abutting lands;
Willis Drive will not be extended beyond its connections with existing State Farm Boulevard and
Peter Jefferson Place.
(vi) whether a rural cross - section in the development area furthers the goals of the comprehensive plan,
with particular emphasis on the neighborhood model and the applicable neighborhood master plan;
The rural cross - section will allow for continued use of Willis Drive between State Farm
Boulevard and Peter Jefferson Parkway prior to the full build -out of the hospital campus,
allowing for an Interconnected Street and Transportation Network, one of the principals of the
neighborhood model.
(vii) whether the use of the rural cross - section would enable a different principle of the neighborhood
model to be more fully implemented,
The intent of the phasing of Willis Drive, and therefore the use of a rural cross - section is to
provide a useable roadway prior to full build -out of the hospital campus. If Willis Drive were to
be built to a public street standard at this time, construction of a future phase would inflict
damage to the road, and most probably necessitate extensive reconstruction of the roadway.
Allowing for a rural cross - section will alleviate some of the anticipated damage, reducing the
amount of unnecessary damage to existing terrain. This furthers the neighborhood model
principal Site Planning That Respects Terrain.
(viii) and, whether the proposed density of the subdivision is consistent with the density recommended in
the land use plan section of the comprehensive plan.
The proposed density of the Martha Jefferson Hospital campus is consistent with the density
recommendation in the land use plan section of the comprehensive plan.
M
SUMMARY AND RECOMMENDATION:
The applicant is proposing a phased approach to the construction of Willis Drive. Staff believes granting the
waiver will not compromise the public's health, safety or welfare. Granting the waiver will reduce the cost of
semi - public facility because curb and gutter will not be installed, removed and then re- installed in future phases.
After reviewing the applicant's request for compliance with applicable County Ordinance Sections, staff
recommends approval of the curb and gutter request with the following condition;
1. This waiver is granted for the existing site plan. During the review of Site Plan Amendments for
additional Phases of SDP2008 -16 the County may require the street be designated as a public street
and may require the installation of Curb and Gutter.
Attachments:
A. Location Map
B. Map from Pantops Master Plan showing road network
C. Road network from approved site plan for SDP2008 -16
D. Applicant's Request
E. Road and Drainage Design Plans
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