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91SN0118 .'II:'~. C~ ( .....- Jannary-2i;-199z-€pe February 26, 1992 BS REQUEST ANALYSIS AND RECOMMENDATION 92SNOl18 Johnston-Willis Limited~ A Wholly-owned Subsidiary of Hospital Corporation of America Midlothian Magisterial District North line of Midlothian Turnpike and the east and west lines of Johnston-Willis Drive REQUEST~ Amendment to a previously granted Conditional Use (Case 77A151) 'relative to ownership,. architectural style and plan of development.. Specifically, the applicant wishes to amend Condition 1 of Case 77A151 to allow the transfer of ownership of the pe:rmitted. use and de~ete Condi tion 2 ~ requiring development to conform to the. schematic plan of development and architectural style" as were depicted on plans prepared by Gresham and ~th Architects. PROPOSED LAND USE: An addition to the existing hospital is planned. Specifically, the applicants desire to construct a five (5) story wamen1s center. The actual title of the property comprising the center will be held. by a corporation other than Hospital Corporation of Ame.rica (RCA).. Since the original Conditional Use was granted to HCA only, amendment of Condition 1 of Case 77A1Sl is requested. Further, the original conditions required development and architectural style to conform to plans prepared by Gresham and Smith, Architects (see attached). Deletion of the condition is requested to allow flexibility with future development on the site (Condition 2 of Case 77A151). PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL SUBJECT TO THE. CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommend for the following reasons: A. The proposed use conforms Transportat.ion Plan., which commercial and office uses. to the Northern designates the Area Land Use and property for light B.. The recommended conditions will ensure that development c.onforms with current Zoning Ordinance standards regardless of ownership. (NOTE: THE CONDITIONS NOTED WITH "sTAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.. CONDITIONS WITH ONLY A II STAFplt ARE RECOMMENl)FJ> SOLELY BY STAFF. CONDITIONS WITH ONLY A IICPC" ARE ADDITIONAL CONDITIONS RECOMKENDED BY THE PLANNING COMMISSION. CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS.) CONDITIONS (STAFF/CPC) 1. This Conditional Use shall be for the purpose of the construction and operation of a 400-bed general hospital and related facilities, including doctors I offices and nurses I quarters, as well as related auxiliary services such as medical shops, pharmacies and the like a (p) (NOTE: This condition supersedes Condition 1 of Case 77Al51 for the request property only.) (STAFF/CPC) 2. The architectural compatible with facility. (p) style of this development the existing Johnston-Willis shall be Hospital. (STAFF/CPC) 3. Except as stated herein, development shall confonn to the Zoning Ordinance, Chapter 21. 1 for office and commercial districts in Post Development Areas. (p) (NOTES : a. Conditions 2 and 3 supersede Conditions 2 and 5 of Case 77A1Sl for the request property only. b. Except as noted herein, all other conditions of Case 77A151 remain in effect.) GENERAL INFORMATION Location: Fronts the north line of Midlothian Turnpike, the east and west lines of Johnston-Willis Drive and the south line of Early Settlers Road, and located at the intersections of these roads. Tax Map 17-6 (1) Parcel 9 (Sheet 8). ExistinR Zonin2.: A, B-2 and 0 with Conditional Use Size: 33..9 acres 2 92SNOl18/PC/FEB26L ~'\ r ,r, ~.) ,) ....~. c: c ExistinR Land Use: Hospital Ad ;acent Zonin2 & Land Use: North - A, R-TH with Conditional Use Planned Development and 0; PublicI semi -public (Huguenot Park) or vacant South - M-l with Conditional. Use Planned Development; Camm.ercid East - A with Conditional Use, 0 and 0-2; Office or vacant West - 0 and B-2 with Conditional Use Planned Development; Office, commercial or vacant PUBLIC FACILITIES Utilities: Water: The public water system is available and its use is required by Ordinance. Sewera~e .: The public wastewater syst~ is available and its use is required by Ordinance. Dra~e and Erosion: Site drains into the headwaters of Pocoshoclt Creek. Existing on- and off-site drainage and erosion problems are identified on the Capital Improvements Program (CIP). Engineering work is currently underway to solve the problems. This development should. not accelerate the drainage and erosion problems. It may be necessary to obtain off-site easements to control runoff. Fire Service: Bon Air Fire Station, Company D4. Provide County water and fire hydrant placement for fire protection purposes in compliance. with nationally recognized standards (i. B., National Fire Protection Association and Insurance Services Office). Fire lanes must be provided as per the Chesterfield Fire Prevention Code, Section 313. The proposed zoning and land uses will not generate additional need. for fire protection services. Transportation: This request will not limit development to a specific land use or density; therefore, it is difficult to anticipate traffic generation.. Based on hospital trip rate, development could generate approximately 4,710 average 3 92SNOl18/PC/FEB26L daily trips. These vehicles will be distributed along Johnston Willis Drive and Midlothian Turnpike (Route 60) which had 1990 traffic counts of 5,122 and 43,Q25 vehicles per day, respectively. LAND USE General Plan: Lies within the boundaries of the Northern Area Land Use and Transportation Plan, which designates the property for light commercial and office uses. Area Development Trends: This portion of Midlothian Turnpike and Jolmson-Willis Drive is characterized by a mix of commercial and office uses fronting on Midlothian 'rurnpike and medical (Johnston-Willis Hospital) and office (Koger Center) uses along Johnston-Wil~is Drive. Property to the north is zoned for, or occupied by, a public park~ townhouse residential uses or office uses. Generally, the hospital and related medical office uses, located on the subject propertYf provide a transition between the Midlothian Turnpike cOlIDDercial corridor and the Robious Road residential area. Zoning History: On July 5, 1977, the Board of Zoning Appeals approved a Special Exception to permit the construction and operation of a general hospital and related facilities on the request property (Case 77A151).. The following conditions were imposed.: 1. This Special Exception shall be granted to and for Hospital Corporation of America and shall for the purpose of construction. operation of a 400 bed general hospital and related facilities including doctors off ices and nurses quarters, as well as related auxiliary. services such as medical shops, pharmacies and the like. 2. These conditions notwithstanding, the preljm~ngry site plan prepared by Gresham. and Smith Architects dated 3/25/77 shall be considered the schematic plan of development for the parcel in question with final site plans to be approved by Division of Development Review. In addition, all facilities constructed shall have an architectural appearance simil.a.r to the Gresham and Smi th rendering also submitted with tbe appli.cation. 3 . A public road having a right of way not less than 60 feet wide shall be dedicated and constructed from U. S . 60 to the location of proposed Greenfield Drive in Heri.tage Commons Subdivision. This road shall be built to State st~nn~~ds and completed prior to the issuance of any occupancy permit (the subdivision regulations require that the Plannin.g Commission approve the final location of this road prior to commencing construction). 4 92SNOl18/PC/FEB26L ..,- I ._) .j c c 4. A buffer strip having a width of not less than 25 feet shall be provided along the north and northeast property lines adjacent to the Heritage Commons Subdivision and Avon Park. This buffer shall consist of existing vegetation which shall neither be cut, removed to distw:bed other than by addi tiona.1 landscaping which provides a thicker screening and/or is directed at maint:;lining existing vegetation. No sidewalks, driveways, bui 1 dings- or other facilities sba..l.l be permitted within this buffer. 5. The above noted conditions not withstanding all bulk requirements applicable under the B-l Classification shall apply to this use. 6 . By approval of this request a 12 month extension to the. 18 month limitation for Special Exception shall be al~owed. It should be noted, that subsequent to the approval. of Case 77A151, the Zoning Ord; n;qnrp was amended, and as a resul.t, permitted. a hospital through the Conditional Use process on the request site. Therefore, Case 77Al31 is now a Conditional Use. On March 7, 1978, the Board of Zoning Appeals granted a Vari.an.c.e. to the three (3) story height limitation to allow a five (5) story hospital. On April 23, 1980, tbe Board of Supervisors, upon a favorable recommendation from. the Planning Cnmrn; ~~ian,. approved an ;lm~nnmPnt to Condition 3, Case 77A151 to permit temporary occupancy of the hospital prior to the completion of same road construction (Case 805055). -~ The applicant wishes to ;lmPTfd Condition 1 of Case. 77 Al.51, which granted the use to and for Hospital Corporation of America only.. Further, the applicant wishes to delete Condition 2, which required development to conform. to the plan and. archi.tectural style depic.ted on plans. pre.pared by Gresham and Smith Architects (see attarrll:ld). Site DesiJtll: The plan approved at the time of the orig~ Conditional Usa depicted a specific layout (see attached plans). As indicated, the applicant desires to delete Condition 2 to al10w more flexibility in site design. Approval of deleting this requirement is recomm~nn~d provided future. development is required to comply with new Zoning Ordinance. standards. The maj ori ty of the request property lies within the Mid~athian Turnpike Past. Development Area. Although a portion of the property lies beyond the Past Development Area, the entire parcel. if zoned \Dlder the new Zoning Ordinance, would be subject to the development standards of the Post' Development Area. Condition 3 would require new construction to conform to the development standards of the Zoning Ordinance for Post Development Areas which address access, parking, lands cap ing J archi tectural treatment, setbacks, signs:l buffers, utilities~ and screening of dumpsters and loading areas. Architectural Treatment: As previously indicated, Condition 2 of Case 77A1Sl required a specific architectural treatment (see attached plans). Deletion of this condition 5 92SNOl18!PC/FEB26L is requested. Deletion is recommended provided future development is required to conform to new Zoning Ordinance architectural standards for Post Development Areas and is compatible with the existing structure on the site. (Condition 2) Within Post Development Areas, no building exterior which would be visible to public rights of way can be constructed of unadorned concrete, block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be shielded and screened from public rights of way ( Condi tion 3). The architectural style of new construction should be similar to that of the existing Johnston-Willis Hospital facility. (Condition 2) Buffers & Screening..: Wi th the imposition of Condi tion 3, all solid waste storage areas (i. e. , dumpsters,. garbage cans, trash compactors., etc.) must be screened from view of adjacent property and public rights af way by a solid fence, W~t dense evergreen plantings or architectural feature, be separated fram any residentially zoned property or any property being used for residential. purposes by the principal building. Further, such areas wi thin 1, 000 feet of any residentially zoned property or property used for residential. purposes cannot be serviced between the hours of 9 : 00 p.. m. and 6:. 00 a.. m a In addition, sites must be designed and buildings oriented so that loading areas are screened from any property where loading areas are prohibited and from public rights of way. Further, as required by Condition 4 of Case 77Al51, a twenty-five (25) foot buffer is required along the north and northeast property ~ines adj acent to Heritage COlIIDODS and Avon Park Subdivisions. Conclusions: The proposed use conforms to the Northern Area Land Use and Transl1o.rt.at.i.on Plan. Further, the recnmftlpnnpd conditions will ensure that development conforms with current Zoning Ordinance standards. regardless of ownership. Additionally, the recommended conditions ensure. quality development and compatibility with existing area development.. .Therefore., approval of this request is recommended. CASE HISTOR.Y Applicant (1/2/92): The applicant requested withdrawal of that portion of the case dealing with elimination of the restriction on the number of hospital beds permitted.. Planning Commission Meeting (1/21/92): The applicant accepted the recommendation. One concerned citizen was present and indicated that it would be more appropriate to rezone the 6 92SN0118/PC/FEB26L .J .) c' r "'"-- property to one of the new commercial district classifications. Concern was also expressed that there were insufficient parking spaces available to accommodate the existing use '" Staff notes that at the time of site plan review, the applicant would be required to provide parking spaces in accordance wi th Zoning. Ordinance standards . On motion of Mr. Easter, seconded by Mr. Gulley I the Commission accepted withdrawal of that portion of the request dealing with the el;m;n~~ion of the restriction on the number of hospital. beds pe:cmitted and recnTTlft'lPT1n~o approval of the remaining portions of the request, subject to the conditions on page 2. AYES: Unanimous . The Board of Supervisors on Wednesday,. February 26, 1992, beginning at 7: 00 p.m., will take under consideration this request... 7 92SNOl18/PC/FEB26L ELE "'E(~Y . u ... .. _ _. ::~..~.~_:_ \.~ .. ... _ ~,\ C-5 ~ 1~ . l. (', r \ ". ----' lit -- APPROVED PLAN OF DEVELOPMENT FOR CASE 77AI51 q2 sNOI/8- / Z-gl IONS J b l> -0 -0 :0 S2 fTJ o :r:> ::0 () :c (') -f fTl () -I C :t> r (j) --I -< r rrt. ~ ...~ n J> (J) nl ~ ~ ):> 01 . J ~':\/ \\\!"~ I .. . ~'.f \ ft . .:. '. . ~:~? ( ::?."~l ~~ .. :.. M\.. p: .... ;i1..i:i....~..:'l ~,.: ~~Y.. ~ \ .. '\.... :. · ~I~ _....{J.. ": ;1-c: ?:'!...~.,~ ~~ ..>,;.~ i. 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