HomeMy WebLinkAboutZMA200100015 Action Letter ZMA 2003-09-22
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Dcpartme'lt of Planning & Community Development
401 Mcintire Road, Room 218
Charlottesvtlle, 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: f nr1I1T/J-. l ~_..-'Iace
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.
velopment
VWC/jcf
cc:
Amelia McCulley
Jack Kelsey
Tex Weaver
Steve Allshouse
Matt Grimes, VDOT
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8-5-03
MARTHA JEFFERSON HEALTH SERVICES AT PETER JEFFERSON PLACE
ZMA 01-015
PROFFER STA1EMENT
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 78-71A is Worrell Land & Development
Company, L.C., it successors and assigns. The owner of tax map parcel 78-311 is MJH
Foundation, Inc., its successors and assigns. For purposes ofthis proffer statement,
Worrell Land & Development Company, L.C., it successors and assigns and Mill
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 oftheCode 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
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 ifeither 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 ofZMA-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 ofZMA 01-015, these proffers shall immediately be null and
void and of no further force and effect.
L 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, ofthe
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 Exlnòit B (the
"Application Plan"). Unless specifically referenced in the Application Plan,
or otherwise referenced in this Proffer Statement, all other plans and
RECEIVED
AUG 1 1 2003
BY:
.
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 ofZMA 01-015, as determined to the reasonable satisfaction of the
Director of Planning and Community Development or hislher successor:
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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 ofthe
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 ofthe
diagnostic/technology building shown on sheet AP-2 of the Application Plan
(or any portion thereof) and the inpatient beds building shown on sheéiAP-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 p~ with the intent that the County shall construct, operate,
maintain and police such land as a park, and which dedication shall be subject
to existing encumbrances and easements of record. Such dedication shall be
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made by the earlier to occur of (i) dedication by Thomas Jefferson
Foundation, Inc. ofthe portion of land identified as tax map parcel 78-3lA
that is located within the 100-year flood plain into the Rivanna River
Greenway System; (ü) :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 (ill)
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 ofthe Owner, for
drainage ITom the Owner's stonnwater 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
ofZMA 01-015, employees and agents ofthe County Department of Parks
and Recreation may have reasonable access to the portion of the Property to
be dedicated.
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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 bislher successor, and
shall be subject to implementation by the Owner as descnòed 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 ofVDOT, 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.
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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 offinal site plan approval
for the Inpatient Hospital, the Owner shall contn"bute 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 ITom 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 offinal 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 ofthe eastbound and westbound off-ramps ftom 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 pIan
approval for the Inpatient HospitaL In the event the actual cost·ofsuch
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 ofZMA 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 ofVDOT associated with the design of the
additional turn lanes and traffic signal improvements at the westbound and
eastbound off-ramps ITom 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
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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 descnòed 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 utilized 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.
.,
£ 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 (ü) seven (7) years from the date
the Owner contnòutes the funds referenced in Section 7(a) and 7(b), all
unexpended funds (including income earned there(m) 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
contnòute 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. Ifa system of transit service is not provided
to the Inpatient Hospital within one (1) year following the issuance ofa
certificate of occupancy for the Inpatient Hospital, the entire amount offunds
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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 ttom 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 Foundatio~ Inc. incorporating guidelines for development of the
Property within the Monticello viewshed (as such memorandum may be
amended ttom time to time upon mutual consent of the parties thereto) (the
"MOD"). 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
MOD), and provided that the MOD remains in effect between the parties
thereto, the Director of Planning and Community Development shall request
confinnation :&om Thomas Jefferson Foundatio~ Inc. that the site plan
application is consistent with the terms of the MOD.
This proffer statement may be signed in two or more counterparts, each of which
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: sÇ LV ¿)v\.{ ~
T. Eugene Worrell, Manager
MJH FOUNDATION, INC.
es E. Hade~ President
6
Exhibit A
Section 3.5.5.3 of the Zoning Ordinance in Effect on July 1,2003
.
.
.
!:XIII!3IT A.
ALBEMARLE COl.:.VTY CODE
.
community development; in making this determination. the zoning administrator shall be
guided by section 22.2.1 of this chapter,
c. In addition to tho foregoing. coafotmity with tho applic:won plan and the standards of
development. Within e:K:b neighborhood model mnins ciliuict, tho general development plan
and tho code of ~ as dctcmùDed by the directcr of planninS md cormnunity
development atù:r COQY'I....,;.,." with tho zcaiDS :ui....ini.aratcr.
(§ 3..S.6.2. 12-10-80; 9-9-92; § 8..5..5.2. Ord. 03-18(2), 3-19-03)
8..5.5.3 VARIATIONS FROM APPROVED PLAN~ CODES, AND STA..~ARDS OF
DEVELOPMENTS
The director of planning J.nd community development may allow J. :lite plan or subdivision plat far
i1 planned development ,to- vuy from an approved applic:l.tion plan. sandard of development and.
also, in the ~ of i1 neighborhood madel district. :1 genCraJ. development plan or code of
development. as provided hcrcrin:
3. The director is authoriz:d to gr.mt a. variarion from the following ¡novisions of an approved
plan. code or standard:
l. Minor variations to yard requirementS, maximum structure heights J.nd minimum lot
sizes;
2. Changes to the Jmngcmcnt of building3 and uses shown on the plan. provided that the
major clements shown on the plan and their relationships remain the same;
.-
3.0 Chan~es to phasing plans;
.. .. Minor changes to landsc:lpe or a.rchiccc:unl standards; JIld
, Minor variations ~ str~t design.
J. The :lppiicJnt 5Í1.'lB sucrnit J. wrin:n requeSt :or J. variarion to the di~:or: the request shail
spec:f¡ ¡he ?rovision Jf:he ?Ian. :ode or sundard tor which ¡he variation is sought, md state
the r::lSon for the ~:q~::sted variation: the èir:c:or may reject J. .-equest that fails to indude the
required infonnatÎon.
_. The director is J.uther.zed. :0 gr:111t J. variJ.t:cn upon J. deterr.tiI1arion that the '¡ariarion: (1) is
consistent with the 3oJ.is ;lltd objectives oi:he comprehensive ¡Jíaa: l1) doe.:s not increase the
:lpproved development density or intensity ùf development: (3) dees Clot 3dversely :úfect the
timing md phasing ai developmeñl o(my 'Jther development in the zoning district; (.. .) .:ices
not ¡-:quire :1 special :;se ¡:ctmit; md l5) is :""1 gener.1i J.ccorrl with :.he ;J\1Cpose J.!1d intent of :...'e
:1pprpved J.pplicJ.tion.
J.. :-,ny v:ui:llion not <::x¡=ressly provided :or hc:r:in may be J.ccompiished :,y rezoning.
(~ 3.5.ó.3. ~:·tO-30: 9-9-9:; j 8.5.5.3. Oed. 03-18{:). 3-19...)3)
3.=.s.~ BCILDlNG PER.\tlTS ..\.'iD EROSION .-\."ID 5ED£)Œ~T CO~TROL PER."lITS
3uil¿ing ~e:mits m¿ ~resicn JIld seciment control ~ermits may be issued J.S ç'rovi¿ed herein:
.
.l.. .~ Jullding ~e:::1it, :::c:uding my spec::ll :oolings or foundation ;:e:mits. may be issued :Or
JßY .....ork. ·..,¡thm :l ;:l:1nnc:¿ dcvdopme:u. .:~duding the :nsull:uion of :>treet signs. only J.fter
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18·,3·ci
:';nlng Suppleml:ftc ~;:6. 3·í 9-03
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Exhibit B
Application Plan
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Exhibit C
. Peter Jefferson Place Design Criteria and Guidelines
.
.
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Peter Jefferson Place August 5,2003
.eSign Criteria and Guidelines
The master plan and design guidelines proposed for Peter Jefferson Place are constructed to support the unique cultural and
natural resources attributable to this property. The plan envisions a mixture of several uses inclusive of health care, commercial.,
corporate and residential uses organized with respect to the natural features of the land. A centrally located park is the
cornerstone of the development's intent of establishing a <lirect dialogue between the historic cultural resources of the site and
national cultural resource of Monticello to the Southwest of the property. The circular park establishes the built landscape in
conjunction with the natural landscape as the primary image and organizational elements of Peter Jefferson place. Within this
conteXt, the Master Plan and Design Guidelines propose simple architectural strUCtures sited to simulate a campus layout where
structures are placed 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 revièw of all design elements of Peter Jefferson Place and to interpret the
.. .. design intent of the master plan, covenants and guidelines documents as adopted. The Committee will have the power to
. . approve acceptable designs or disapprove any designs which are judged inappropriate to the successful implementation of Peter
. Jefferson Place.
.
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l. DevelopmentZones
1. 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
importanee 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 lin.kages between
buildings.
L:mdscape elements will compliment architecture through the use of such elements as fencing and stone walls.
L:mdscaping 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
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.
:\rcmtecture will incorporate traditional detailing with pitched roofs. dormers :lOd window treatments.
Building forms will be sensitive to sloped development and predominant colors vvill be neutral shades.
Lmdscaping will incorporate elements that lend a human scale: use of plants vvith seasonal interest, special
?aving details, walls, and site fumirure. such as benches. The design oÌ these site fearures will be of a
üaditional style.
3. HealthCare Campus Parcels B,H
. The He::1lthCare Campus will fonn an integral part of Peter Jefferson Place. As such. the intent of the design guidelines
md standards established for ~lartha JetTerson Health Services is to build upon the established park character while
accommodating specific healthcare elements.
Site planning will create a sa-ong organized relationship among the healthc:lI'e uses individually as well as
.."ithin the total context of a campus-like environment emphasizing creation of spaces and pedestrian
circulation.
Architecrure will incorporate clean simple detailing vvith buildings utilized to form spaces for people.
Because of its prominent location, there will be equal design consideration of all building facades.
.
Buildings vviIl be constructed of neua-al e:u1h tone colored materials vvith non-reflective glass.
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Landscaping will emphasize a variety ofhardscape features (special paving, planters. benches,
sculpture, furniture. etc.) and will consist of a high level of detailing.
.
4. Corporate and Retail Sites
Parcels E9 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 plamJing will awcimize benefits of views and adjacent amenities emphasizing the grouping of buildings
to respect landfonm.
Architecture will incorporate clean simple structures which are secondary to the total environment.
Buildings will be constrUcted of neutt:1l earth tone colored materials with non-reflective glass.
Landscaping will be used to. create 'an overall sense of quality and space.
Treatment of Parking
ång is íl necessary element of any development, but if integrated properly into a site, it can be visually un-obtrUSive.
ång design will be ílppropriate to the user it serves and to adjacent development and will be part of a clear hierarchy of the
~~c~c~rions~~
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.
Benns, hedges and landscaping will be used to buffer and reduce impact of parking from adjacent roadways
and from adjacent properties.
z. Structured Parking
. Permitted within the HealthCJIe Campus only.
. The parking structures will consist of simple architectural detailing that will complement the overall
architecrural context of the adjacent buildings. Where topographic constraints allow, the parking strUctures
will be partially built below the anticipated tinish grading of the site. Appropriate screening will be pl:J.c~d
along the perimeter of the parking structures to assist in mitigating the structure's presence.
~. Lmdsc:lping, Lighting and Sign System
, master landscaping, lighting, and sign system program will be developed. incorporating trees. shrubs, lighting and other
mdscape dements, existing trees. and a comprehensive sign system into an integrated whole. General landscape character and
,uality of public spaces is to be the key component.
1. L:mdsc:lping
.
Lmdscaping :llong roadways and corridors will consist of allees, streetscapes and inìòrmal groupings that
w111 best :lccentuate the adjacent uses and development while helping to detìne c~culation systems as well as
relate the property to the slli--rounding cpmmuruty.
.
2. Lighting
Trees and shrubs will be used to integrate individual buildings into the over-all landscape.
A plant matcriallist 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.
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
,Ij
.
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.
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