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HomeMy WebLinkAboutSDP200900039 Review Comments 2009-06-04Thomas Jefferson Soil and Water Conservation District June 4, 2009 706 Forest St, Ste G Charlottesville, VA 22903 975-0224 TO:Summer Frederick 3c1 Planning Department RE:Soils Report and Comments for: Martha Jefferson Hospital — Road Design X36 23B w .e T 590 r-' 71C \VV 54E 71C' . .*,,, 470 1 111 P• 730 m 23Blir 4r ‘ __ Pantops v236 71C ro 730 71E1 710 i 59E 710 59C All tJJ I3E S 2E y 590 JJu 796 _4 13D 71D I 590 590 i ft\2383111141 m v ' 7203 710 y c, r tr 'p'3C C r 3 72 73E Ic b 23C 0 w WAIIIIIIMI 590 72C3 ti 580 0 730 w' ' 23C 72C3 710 7203772:11117 DDSl 111 203O 13E E i58D 71C 71 D la 1111 83 710 CH r , 2---- c -j3 12C 120 w I3E R3 233 73E5 r 83 1J_E y IU v 0 23C 72E3 r 58B d ,v 71 v 7 2.0 3al.1 .590 580 - v 120 79B r 23C 9EV238 v - , 710710. 72C3 Jefferson 7203 Tomb w 58D 4'j/ A \V 710 580'f' 8 120 \ 71C 7 71D, 1C 79 71. / nD 580 71:,;B '718 IC 117% 3 1710f co72039/79 SSBB3i'2D3 1 12D 23C 2C3 p 9j* 716 710 - 51C 7LC Ll71C71D58D79B (Joins sheet 21) lit,Miti I I SCALE 1:15 840 5000 Feet 4000 3000 2000 1000 0 411i_--I 7 1000 Meters 800 600 400 200 0 1 Kilometer ALBEMARLE COUNTY, VIRGINIA NO. 16 USDA United States Natural Prepared by: Thomas Jefferson Soil & Water Department of Resources Conservation District Agriculture Conservation 434 - 975 -0224 Service Soils Report SOILS REPORT FOR: Martha Jefferson Hospital - Road Soil Survey Area: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Unit: 12E Catoctin silt loam, 25 to 45 percent slopes Description Category: Virginia FOTG Catoctin is a steep, moderately deep, well drained soil. Typically the surface layer is silt loam about 5 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderately rapid. It has a low available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 7e. The Virginia soil management group is JJ. This soil is not hydric. Map Unit: 23B Davidson clay loam, 2 to 7 percent slopes Description Category: Virginia FOTG Davidson is a gently sloping to moderately sloping, very deep, well drained soil. Typically the surface layer is clay loam about 4 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 3e. The Virginia soil management group is N. This soil is not hydric. Map Unit: 23C Davidson clay loam, 7 to 15 percent slopes Description Category: Virginia FOTG Davidson is a strongly sloping to moderately steep, very deep, well drained soil. Typically the surface layer is clay loam about 4 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 6e. The Virginia soil management group is N. This soil is not hydric. Map Unit: 71C Rabun clay loam, 7 to 15 percent slopes Description Category: Virginia FOTG Rabun is a strongly sloping to moderately steep, very deep, well drained soil. Typically the surface layer is clay loam about 6 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 6e. The Virginia soil management group is N. This soil is not hydric. Map Unit: 71D Rabun clay loam, IS to 25 percent slopes Description Category: Virginia FOTG Rabun is a moderately steep to steep, very deep, well drained soil. Typically the surface layer is clay loam about 6 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a low shrink swell potential. This soil is not flooded Thomas Jefferson SWCD 1 6/5/09 and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 6e. The Virginia soil management group is N. This soil is not hydric. Map Unit: 72D3 Rabun clay, 15 to 25 percent slopes, severely eroded Description Category: Virginia FOTG Rabun is a moderately steep to steep, very deep, well drained soil. Typically the surface layer is clay about 4 inches thick. The surface layer has a very low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 6e. The Virginia soil management group is N. This soil is not hydric. Map Unit: 73E Rabun very stony clay loam, 25 to 45 percent slopes Description Category: Virginia FOTG Rabun is a steep, very deep, well drained soil. Typically the surface layer is clay loam about 6 inches thick. The surface layer has a moderately low content of organic matter. The slowest permeability is moderate. It has a moderate available water capacity and a low shrink swell potential. This soil is not flooded and is not ponded. The seasonal high water table is at a depth of more than 6 feet. The land capability classification is 7s. The Virginia soil management group is N. This soil is not hydric. Local Roads and Streets - Dominant Condition Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 12E Catoctin silt loam, 25 to 45 Very limited percent slopes 23B Davidson clay loam, 2 to 7 Very limited percent slopes 23C Davidson clay loam, 7 to Very limited 15 percent slopes 71C Rabun clay loam, 7 to 15 Very limited percent slopes 71D Rabun clay loam, 15 to 25 Very limited percent slopes 72D3 Rabun clay, 15 to 25 Very limited percent slopes, severely eroded 73E Rabun very stony clay Very limited loam, 25 to 45 percent slopes Soil Shrink - Swell - Dominant Soil Top Depth : 0 Bottom Depth : 0 Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Thomas Jetterson SWCD 2 6/5/09 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 12E Catoctin silt loam, 25 to 45 1.5 percent slopes 23B Davidson clay loam, 2 to 7 1.5 percent slopes 23C Davidson clay loam, 7 to 1.5 15 percent slopes 71C Rabun clay loam, 7 to 15 1.5 percent slopes 71D Rabun clay loam, 15 to 25 1.5 percent slopes 72D3 Rabun clay, 15 to 25 1.5 percent slopes, severely eroded 73E Rabun very stony clay 1.5 loam, 25 to 45 percent slopes Corrosion Concrete - Dominant Condition Soil Survey: Albemarle County, Virginia Survey Status: Published Correlation Date: 12/01/1981 Distribution Date: 10/21/2002 Map Symbol Soil Name Rating 12E Catoctin silt loam, 25 to 45 Moderate percent slopes 23B Davidson clay loam, 2 to 7 Moderate percent slopes 23C Davidson clay loam, 7 to Moderate 15 percent slopes 71C Rabun clay loam, 7 to 15 Moderate percent slopes 71D Rabun clay loam, 15 to 25 Moderate percent slopes 72D3 Rabun clay, 15 to 25 Moderate percent slopes, severely eroded 73E Rabun very stony clay Moderate loam, 25 to 45 percent slopes Thomas Jefferson SWCD 3 6/5/09 ALB, IAN Uk®V JRGIN\ COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972-4126 June 4, 2009 To: Ron Contrell; Martha Jefferson Foundation via email: ronald.cottrell(amih.orq CC: Rummel, Klepper & Kahl, LLP via email: rmckinney(a rkk.com RE: SDP2009 -39 Martha Jefferson Hospital (Road Design) Major Dear Sirs: The Site Review Committee has reviewed the development proposal referenced above. Preliminary comments for the following divisions of the Department of Community Development and other agencies, as applicable, are attached: Albemarle County Division of Zoning & Current Development (Engineer) Albemarle County Division of Zoning & Current Development (Planner) Albemarle County Division of Planning (E911) Albemarle County Division of Planning (Architectural Review Board) Albemarle County Division of Planning (Historic Preservation) Albemarle County Division of Planning (Water Protection) Albemarle County Department of Fire Rescue Albemarle County Service Authority Virginia Department of Health Virginia Department of Transportation Comments reflect information available at the time the development proposal was reviewed, and should not be considered final. However, the Site Review Committee has attempted to identify all issues that could affect approval of the proposed project. Please make the revisions that have been identified as necessary for preliminary approval by the Site Review Committee. If you choose not to make the requested revisions, please submit in writing justification for not incorporating such revisions. Submit eight (8) full size copies and one (1) 11" x 17" copy to the Department of Community Development including responses to each of the attached comments of the Site Review Committee by June 15, 2009. Failure to submit this information by this date will result in suspension of the review schedule. Review will resume when revisions are submitted along with a reinstatement fee of $65. Please contact me at your earliest convenience if you have questions or require additional information. Sincerely, Summer Frederick Senior Planner Zoning & Current Development GF ALg C 8 fit tom'.. , I A' RGINIP County of Albemarle Department of Community Development To:Ron Contrell From: Summer Frederick, Senior Planner Division: Current Development Date:June 1, 2009 Subject: SDP2009 -39 Martha Jefferson Hospital (Road Design) - Major The Planner for the Current Development Division of the Albemarle County Department Community Development will recommend approve the plan referred to above when the following items have been satisfactorily addressed. (The following comments are those that have been identified at this time. Additional comments or conditions may be added or eliminated based on further review.) [Each comment is preceded by the applicable reference to the Albemarle County Code.] 1 14- 410(H)] A waiver is needed for curb and gutter standards. Please contact Summer Frederick at the Department of Community Development 296- 5832 ext. 3565 for further information. 1 of.c i %HGfNIP County of Albemarle Department of Community Development Memorandum To:Summer Frederick, Current Development Project Planner From: Phil Custer, Current Development engineering review Date:2 June 2009 Subject: Martha Jefferson Hospital Major Amendment, Road Design (SDP - 2009 - 00039) The major site plan amendment, received on 11 May 2009, has been reviewed. The engineering review for current development cannot recommend approval to this application. The following comments are provided. 14 1A 10 This plan requires private road approval by the Planning Commission. The applicant briefly mentioned their request for a private road in their application; however, the request must be written as described in Section 14 -234 specifying which circumstance the waiver request is being petitioned under (14- 233.A.1, 2, or 3). Engineering review will comment on the waiver request in a separate memo once it is submitted. A sheet showing the overall road network (at close to 200 scale) with all of the hospital entrances designated may be helpful for the Planning Commissions review of the waiver. 0 0 In the development areas, all new private or public roads require curb and gutter. [14- 410.H] Please also include in the private road waiver request justification for a curb and gutter waiver as outlined in section 14- 225.1. Any other road standard waiver should also be requested at this time. Engineering review will comment on the waiver request in a separate memo once it is submitted. AN\LC I l \'`st- -- 3*.N If this road plan is approved, it will replace the existing approved road plan for this section E.``11CC3r,,Lo p\ r .,of Willis Drive. When the time comes for the roadway to be upgraded to full buildout, a new road plan will need to be reviewed and approved by VDOT and the County. Please411_____Q - .E._. N f -Also remove references to ultimate design in both the plan and profile. i-lA!C=f='1t1ie Please provide the rural road cross - section detail that will be utilized roughly from Sta. NPLS=Uv\k_ACJ.:- - CO 204 +60 to 216 +40. ,At. c.i ,S 4-F ,; 2_. p LD A ,(> S 5) Please provide an ADT estimate for each segment of Willis Drive up until the time of conversion to the curb and gutter section. The pavement, vertical alignment, and horizontal alignment should be designed for the maximum ADT. The existing pavement along Willis Drive will need to be upgraded to the strength needed to carry the increased traffic.. ACI OK The minor amendment approved for the 1575 State Farm parcel will expire on July 1 2014. If the site is not constructed by that date, the site plan amendment will expire and a new amendment will be required when Willis Road is widened to its full section. Ok Please clearly delineate where the public ROW line will terminate. _ cm i t"' 1.C_ i (Pion(' kw(c.:;a "LN%.:1 .. 8.. In the drainage profiles, please label all DI -7 or DI -5 structures proposed at this time as L`-} •r ),) z,,E5 such and include only one rim elevation for each structure. When the full buildout road plan is approved, the conversion of the grate inlets to curb inlets will be reviewed and 0L approved at that time. LA.LL t 1;NC. C. f *-4 1.\.`- aA 0 i.,, " .A- E1 Contours do not appear to be continuous. Please check all lines to make sure the grading Fs'e' [.LAC`` ._ its is shown correctly. i{i Elt. CC3.1 Qg All curblines and other improvements on the OCC site should match the approved minor C'1 4 ic 01A1 -- :t amendment (SDP -2008- 00089). ----) !Lai r ,test... • 7t,VvrN e 1 24 c Nc. Current Development Engineering Review Comments Page 2 of 2 11. Because the 50ft public ROW will not be dedicated in this phase, please show all drainage Ai easements to their full width. The width of the drainage easement should be computed i` \r e...Yr0 based on the equation found in the design manual (minimum 20ft). O 12. Please provide channel calculations for the roadside ditches. Ct-L, i<c". v CJV-C:._ N V . 13 Safety slabs are required in all structures deeper than 12ft.rr 1 tvAkA. Please show all cross drains and storm sewer crossings in the road profiles. rAu YvCti ,.„ 5', (u ,, ,)., c=„ \\ 5 Cwt c. , ALE i 1rk(l County of Albemarle Department of Community Development To:Ron Contrell From: Summer Frederick, Senior Planner Division: Current Development Date:June 1, 2009 Subject: SDP2009 -39 Martha Jefferson Hospital (Road Design) - Major The Planner for the Current Development Division of the Albemarle County Department Community Development will recommend approve the plan referred to above when the following items have been satisfactorily addressed. (The following comments are those that have been identified at this time. Additional comments or conditions may be added or eliminated based on further review.) [Each comment is preceded by the applicable reference to the Albemarle County Code.] 1. 14- 410(H)] A waiver is needed for curb and gutter standards. Please contact Summer Frederick at the Department of Community Development 296- 5832 ext. 3565 for further information. 1 kGIN County of Albemarle Department of Community Development Memorandum To:Summer Frederick, Current Development Project Planner From: Phil Custer, Current Development engineering review Date:2 June 2009 Subject: Martha Jefferson Hospital Major Amendment, Road Design (SDP- 2009 - 00039) The major site plan amendment, received on 11 May 2009, has been reviewed. The engineering review for current development cannot recommend approval to this application. The following comments are provided. 1. This plan requires private road approval by the Planning Commission. The applicant briefly mentioned their request for a private road in their application; however, the request must be written as described in Section 14 -234 specifying which circumstance the waiver request is being petitioned under (14- 233.A.1, 2, or 3). Engineering review will comment on the waiver request in a separate memo once it is submitted. A sheet showing the overall road network (at close to 200 scale) with all of the hospital entrances designated may be helpful for the Planning Commissions review of the waiver. 2. In the development areas, all new private or public roads require curb and gutter. [14- 410.H] Please also include in the private road waiver request justification for a curb and gutter waiver as outlined in section 14- 225.1. Any other road standard waiver should also be requested at this time. Engineering review will comment on the waiver request in a separate memo once it is submitted. 3. If this road plan is approved, it will replace the existing approved road plan for this section of Willis Drive. When the time comes for the roadway to be upgraded to full buildout, a new road plan will need to be reviewed and approved by VDOT and the County. Please also remove references to ultimate design in both the plan and profile. 4. Please provide the rural road cross- section detail that will be utilized roughly from Sta. 204 +60 to 216 +40. 5. Please provide an ADT estimate for each segment of Willis Drive up until the time of conversion to the curb and gutter section. The pavement, vertical alignment, and horizontal alignment should be designed for the maximum ADT. The existing pavement along Willis Drive will need to be upgraded to the strength needed to carry the increased traffic. 6. The minor amendment approved for the 1575 State Farm parcel will expire on July lst 2014. If the site is not constructed by that date, the site plan amendment will expire and a new amendment will be required when Willis Road is widened to its full section. 7. Please clearly delineate where the public ROW line will terminate. 8. In the drainage profiles, please label all DI -7 or DI -5 structures proposed at this time as such and include only one rim elevation for each structure. When the full buildout road plan is approved, the conversion of the grate inlets to curb inlets will be reviewed and approved at that time. 9. Contours do not appear to be continuous. Please check all lines to make sure the grading is shown correctly. 10. All curblines and other improvements on the OCC site should match the approved minor amendment (SDP -2008- 00089). Current Development Engineering Review Comments Page 2 of 2 11. Because the 50ft public ROW will not be dedicated in this phase, please show all drainage easements to their full width. The width of the drainage easement should be computed based on the equation found in the design manual (minimum 20ft). 12. Please provide channel calculations for the roadside ditches. 13. Safety slabs are required in all structures deeper than 12ft. 14. Please show all cross drains and storm sewer crossings in the road profiles. 6 tll1r IRGirwN COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 To:Summer Frederick, Current Development Planner From:Phil Custer, Engineer Subject:SDP - 2009 -00039, Martha Jefferson Hospital, Road Plan Waiver Requests Date received:15 June 2009 Date of Comment: 7 July 2009 The purpose of this memorandum is to provide engineering analysis of the current proposal for the road plans surrounding the Martha Jefferson Hospital Site (approved final plan: SDP - 2008 - 00016). The current application has been submitted to convert a 1250ft portion of Willis Drive from the full 36ft wide curb - and- gutter section to a private ditch - and - shoulder roadway. Because the site is located in the development area, a waiver of curb - and - gutter granted by the Planning Commission is required. And, although the roadway could be administratively approved by the Chief of Current Development under 14- 233.B.1, it is my opinion that the private road must be authorized by the Planning Commission because of 14- 234.C.4. The engineering analysis of the requests is as follows: Waiver of the requirement for curb - and - gutter: The applicant has requested a waiver of the construction of curb - and - gutter for the road design in accordance to County Code Section 14 -410i. The applicant would prefer the rural section, private roadway to remain in place until the medical office building north of the road is proposed (owned by the University of Virginia Foundation) or when traffic demand warrants the full road section. It is unclear what warrants the hospital would use to analyze this since the VDOT Road Design Manual does not provide much assistance on this issue: the VDOT Manual allows for both curb - and - gutter and ditch- and - shoulder sections for local urban streets. In the applicant's letter, no arguments were provided to be considered by the Planning Commission as to how granting the waiver would "not be detrimental to the public health, safety or welfare, to orderly development of the area, to sound engineering practices, and to land adjacent thereto" or better forwards the purposes of the Subdivision Ordinance. 14- 410.i.2 Consideration and, findings — In reviewing a waiver request to allow a rual 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 would 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 1250ft. iii) whether the proposed street connects into an existing system of streets constructed to a rural cross - section; Willis Drive from Peter Jefferson Parkway to the main hospital entrance is an urban section. State Farm Blvd. is a rural section. Peter Jefferson Parkway is an urban section. iv) the proximity of the street to boundaries of the development and rural areas; The site is entirely within 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. Additional traffic will be served by Willis Drive as the hospital expands to intermediate phases and other adjacent properties are developed. 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; To be determined by someone within Planning. vii) whether the use of the a rural cross- section would enable a different principle of the neighborhood model to be more fully implemented; To be determined by someone within Planning. 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. To be determined by someone within Planning. Engineering review finds no clear engineering benefits to the granting of the curb and gutter waiver. The use of curb- and - gutter will always direct flow more efficiently to the proposed storm sewer networks. However, the health and safety of the public would not be jeopardized with the use of the rural section because the road design meets the VDOT standards for an urban local road. Private Road Authorization: The applicant has not provided a letter requesting a private street. The letter requesting a waiver of the curb - and - gutter requirement and the plan set alludes to the need for a private street. And, as I mentioned in the introduction, under different conditions the private street could be authorized by the Chief of Current Development under section 14- 233.B.1. However, because Willis Drive connects two public streets and will serve through traffic, the Planning Commission must authorize the private street. [14- 234.C.4] 14 -234.B 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 butting property, or serve through traffic by being the connector between two or more public streets. This road would 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. 14 -234.0 The agent and the coinmissiorn may authorize one or more private streets in a subdivision if it finds that one or more of the circumstances in sections 14 -232 or 14 -233 exist and it determines that: 1. The private street will be adequate to carry the traffic volume which may be reasonably expected to be generated. This road would 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. The road appears to meet the minimum VDOT guidelines for an urban local and collector streets (GS -7 and GS -8) found in Appendix A of the Road Design Manual but there is no maximum ADT specified for these design guidelines. 2. The comprehensive plan does not provide for a public street in the approximate location of the proposed private street. A public road is shown in the Comprehensive Plan. The applicant intends for the road to be public after the final phase of the hospital is constructed. 3. The fee of the private street will be owned by the owner of each lot abutting the right of way thereof or by an association composed of owners of all lots in the subdivision, subject in either case to any easement of the benefit of all lots served by the streets. Road will be maintained by the hospital. 4. Except where required by the commission to serve a specific public purpose, the private street will not serve through traffic nor intersect the state highway system in more than one location. All vehicles served by this road will be through traffic. 5. And, if applicable, the private street has been approved in accordance with section 30.3, flood hazard overlay district, of the zoning ordinance and other applicable law. Not applicable. The current horizontal, vertical, and cross - section design of the proposed private road meet the VDOT requirements for an urban local road. Therefore, all technical engineering concerns are addressed. However, since a request for private road authorization was never received by Current Development, a full engineering review of the issue cannot be supplied. A publicly maintained roadway around a hospital, even for the intermediate stages of its development, is something the public should prefer. Without reasoning for the request provided by the applicant, it is difficult to justify support for this waiver. Engineering summary and recommendation When the hospital first approached staff to discuss this issue, we replied that the following options, in order of preference, were available for Willis Drive: 1. No Phasing. Construct the road to the full width as approved. 2. Barricades. At the main hospital and employee entrances terminate the roadway and put a VDOT reflective barricade. If desired by the hospital, this option can include a private emergency access path if there is a problem on PJP. This would require the waiver of a few standards of the zoning ordinance for the path. 3. Public Rural Section roadway (suggested by the applicant). Redesign roadway with a rural section for the predicted traffic volumes for Phase I. This option would require a waiver from the Planning Commission per 14 -410H. 4. Private Rural Section roadway (suggested by the applicant). Redesign roadway with a rural section for the predicted traffic volumes in Phase I. This option would require two waivers from the Planning Commission: 14 -410H and 14- 234.C.4. The option considered now by the Planning Commission requires two waivers. Engineering review sees no technical reason to either approve or deny the two requests since VDOT standards are met. The issues at hand seems to be whether the Planning Commission wishes to deviate from the default standards outlined in the ordinance at the request of the hospital. If the Planning Commission decides to approve the two requests, engineering review recommends attaching a condition that requires the applicant to examine the need for left turn lanes into Parking Lot J and the Martha Jefferson Outpatient Care Site. In addition, engineering review requests that the Planning Commission consider including in their approval letter guidance to staff and the applicant regarding the time when the curb and gutter section must be built.