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Home My WebLink AboutSDP200700157 Staff Report 2008-02-12O1 A c Ir1lP ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SDP 2007 -157 UVA Long Staff: Gerald Gatobu, Senior Planner, Philip Term Acute Care Hospital (LATCH)Custer Civil Engineer. Preliminary Site Plan Planning Commission Public Hearing:Board of Supervisors Hearing: February 12 2008 Not Applicable Owners: University of Virginia Health Applicant: University of Virginia HealthServicesandKirtleyFamilyHoldingsLLCc/o Services Foundation. UVA Real Estate Management Acreage: 5:026 and -3 5—Rezone from: Not applicable 6 •Special Use Permit for: Not applicable TMP: Tax Map 59 Parcel 23B and Tax Map By -right use: Commercial (C1), Light 59 Parcel 23B1 zon f Industry (LI) and (EC) Entrance Corridor Location: Ivy Road [State Route 250] aboutla52000feetfromtheintersectionofIvyRoad State Route 250] and Broomley Road [State Route 677]. Magisterial District: Samuel Miller Proffers /Conditions: Not applicable Requested # of Dwelling .Units /Lots: Not DA RA X Applicable. Comp. Plan Designation: Rural Area in Proposal: Request for Critical slope waiver Rural Area 1 by the Planning Commission. (Section 4.2.5.b) Character of Property: The site currently Use of Surrounding Properties: OfficehasanOfficebuilding (Northridge) (TMP 59- building, Commercial (Car dealership),23B). The adjacent parcel TMP (59 -2381)Industrial Uses (Warehouse) and residentialhasawarehousefacilityandadwellingpropertiestotherear. surrounded by wooded area and steep slopes. Factors Unfavorable: No proposed Factors Favorable: Positive County alternatives presented by the developer that Engineering review.would satisfy the purpose of section 4.2 to an equivalent degree. Zoning Ordinance Waivers and Recommendations: Staff Recommends Approval of the critical slopes waiver. 1 STAFF CONTACT:Gerald Gatobu, Philip Custer PLANNING COMMISSION:February 12, 2008 AGENDA TITLE:SDP 2007 -00157 UVA Long Term Acute Care Hospital PROPERTY OWNER:University of Virginia Health Services and Kirtley Family Holdings LLC c/o UVA Real Estate Management APPLICANT:University of Virginia Health Services Foundation. APPLICANT'S PROPOSAL:4- Request for preliminary site plan approval for a three storylong term acute care hospital with a building area ofpg 29,373 square feet on 8.52 acres zoned (C1) Commercial, (LI) Light Industry and (EC) Entrance Corridor. The properties, described as Tax Map Parcels 59 -23B and 59331, are located in the Samuel Miller Magisterial District on Ivy Road [State Route 250] about 2000 feet(froyi ' the intersection of Ivy Road [State Route 250] and Broomley Road [State Route 677]. The Comprehensive designates this property as Rural Area in Rural Area 1. The above proposal will require the disturbance of critical slopes (slopes of twenty five (25) percent or greater). The applicant has filled a written request [Attachment C] for a critical slopes waiver addressing each concern set forth in section 4.2 as per section 4.2.5.a of the Albemarle County Code. PLANNING AND ZONING HISTORY: There are several planning and zoning items related to both sites TMP59 -23B and TMP 59- 23B1.There have been several site plan applications, zoning clearance applications, sign permits and violations. Planning and zoning items of relevance to this proposal are as follows: SDP2001- 80equest for major site plan amendment approval for a 4200 square foot, two story addition to an existing office building with additional parking for the office and parking for the warehouse at the rear of the 3.5 acres parcel zoned LI, Light Industrial. T - he Sand e 1'1, in - -a - ope as: u. SDP1986 -40: Northridge Office Park Site Plan. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Rural Area in Rural Area 1. REASON FOR PLANNING COMMISSION REVIEW: Approval of this application requires Planning Commission approval of a modification of Section 4.2 in order to allow disturbance of critical slopes. REVIEW OF MODIFICATION OF SECTION 4.2.3 TO ALLOW ACTIVITY ON CRITICAL SLOPES: DISCUSSION: Critical Slopes Waiver: Section 4.2.3.2 of the Zoning Ordinance restricts earth- disturbing activity on critical slopes, while Section 2 4.2.5.b allows the Planning Commission to waive this restriction. The applicant has submitted a request and justification for the waiver (Attachment C), and staff has analyzed this request to address the provisions of the ordinance. Description of critical slope area and proposed disturbance: The critical slope disturbance on parcels 59 -23B and 59-23B1 will be needed for the placement of the buildingsurroundingtravelways, and a loading dock. It should be noted at this time that there are outstanding issues concerning interconnection and parking that may affect the site layout and ultimate disturbance of critical slopes. The analysis provided in this report is based on the current drawing dated 01- 22 -08. There are two distinct areas of critical slopes affected by this development plan. The first being a 380ft long, narrow strip on the west side of the Northridge property (TMP 59 -23B). This section appears to have been construction when the Northridge parking lot was developed. This slope is adequately established and appears to be well- maintained. The second section of critical slopes exists above (south and east of) the warehouse parking lot on the Kirtley property (TMP 29 -23B 1). After a brief site investigation, the critical slopes in this area seem to be natural. The trees on the slope appear to be mature and no scrub vegetation is present. Though, due to its location between two level building sites, it is possible the slope was created by the development of the property decades ago. TMP 59 -23B (The Northridge Property) Areas Acres 5 esTotalsite5.03 acres approximately are- V L 1-; yea 514 Critical slopes 0.80 16% of site d 0 i'ey of' GCriticalslopesdisturbed0.32 41% of critical slopes J v 1( j-L e y den ho TMP 59 -23B1 (The Kirtley Property)lVci Areas Acres Total site 3.50 acres approximately Critical slopes 0.63 18% of site k &ffr Critical slopes disturbed 0.30 48% of critical slopes S ix 0 Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable alternative locations: A portion of this disturbance, the area needed to construct the biofilter, is exempt. Although, it appears an alternative site layout or a smaller footprint would eliminate the need for a SWM facility on the critical slope. 4.2.6c] The combined area of the exempted critical slope disturbance (which has been included in the above calculations) is 0.08 acres. This area is approximately 13% of the critical slope disturbance. Compliance with Zoning Ordinance 18 -4.2: movement of soil and rock" Construction of the building and other site features will most likely require a temporary increased flow down the critical slopes during a rain event. Movement of soil can be caught with an appropriate sediment trapping measure before site runoff enters the existing stormwater system. excessive stormwater runoff' Stormwater runoff will be controlled on site by an underground detention facility and a biofilter. No site 3 runoff will run across critical slopes in the post development condition. siltation" Inspection and bonding by the County will ensure siltation control during construction. Proper stabilization and maintenance will ensure long term stability. loss of aesthetic resource" The critical slope on the Northridge property (TMP 59 -23B) is visible from 250 and the Northridge building. The critical slope on the Kirtley property is only visible from the on -site warehouse. On both parcels, the critical slopes are covered by mature evergreen trees. septic effluent" This site is serviced by public sewer. Based on the review above, there are no engineering concerns with the proposed disturbance to critical slopes that cannot be alleviated with standard engineering and erosion control practices. Therefore, engineering review recommends the approval of the critical slope waiver. In addition, engineering review would once more like to make note that outstanding interconnection and parking issues may affect final plan layout and cause a greater critical slope disturbance than that shown in this plan. Section 4.2.5(b): Staff has included the provisions of Section 4.2.5b here (in italics), along with staff comment on the various provisions: b. The commission may modify or waive any requirement of section 4.2 in a particular case upon finding that: Amended 11- 15 -89) 1.Strict application of the requirements of section 4.2 would not forward the purposes of this chapter or otherwise serve the public health, safety or welfare, or that alternatives proposed by the developer would satisfy the purposes of section 4.2 to at least an equivalent degree; or (Added 11- 15 -89) Strict application of section 4.2 would make it difficult to construct the Long Term Acute Care Hospital at this location. It can be argued that the public would be missing out on acute health care availability due to strict application of section 4.2. On the other hand, there are no proposed alternatives presented by the developer that would satisfy the purpose of section 4.2 to at least an equivalent degree. 2.Due to its unusual size, topography, shape of the property, location of the property or other unusual conditions, excluding the proprietary interest of the developer, the requirements of section 4.2 would effectively prohibit or unreasonably restrict the use of the property or would result in significant degradation of the site or adjacent properties. Such modification or waiver shall not be detrimental to the public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or be contrary to sound engineering practices; or (Added 11- 15 -89) f efro There property is alreadyin use with a dwelling al)d warehouse building having already been constructed; therefore, the requirements of sectio/i 4.2 do not effectively prohibit or unreasonably restrict the use of the property. the waiver, however, shag not be detrimental to the public health, safety or welfare, to the orderly development of the area, or to adjacent properties, or be contrary to sound engineering practices; 3.Granting such modification or waiver would serve a public purpose ofgreater import than would be served by strict application of section 4.2. (Added 11- 15 -89) 4 The University plans to build a long term acute care hospital on these two properties. It can be reasonably said that the construction of an acute care hospital would serve a public purpose of greater import than would be served by strict application of section 4.2. RECOMMENDATION: Based on the analysis of the Open Space and Critical Resources Plan and on the review of the engineering criteria presented above, staff opinion is that this request meets the criteria for approval. Staff recommends approval of the critical slopes waiver. Attachments: A - Aerial Map B - Site Plan C - Applicant's Request and Justification D - Photos of the site S E - Open Space Composite Map r ` L 5