Virginia Hospital Center Expansion Rezoning (Z-2606-18-1) Site Plan Amendment (SP #177) Use Permit Amendment (U-2203-79-3) County Board Public Hearing Department of Community Planning, Housing and Development September 22, 2018
Site Location John M. Langston Tara Leeway Heights Waycroft Woodlawn N 2
Site Location Existing Site Plan #177 Edison Site Expansion N 3
Edison Site George Mason Drive 1800 N. Edison 19 th Street Edison Street 4
Land Purchase Agreement Timeline Apr. 2015 Sep. 2015 Dec. 2015 July 2017 Dec. 2019 VHC made public appeal to County Board to consider selling Edison Site County Board and VHC execute Option to Purchase Agreement Latest date by which VHC must exercise its option to purchase the Edison Site County Board approved Letter of Intent to sell Edison Site County Board notifies VHC on its intent to acquire Carlin Springs Site as part of purchase price 5
General Land Use Plan Map 6
Zoning Map Public Districts S-3A: Special District S-D: Special Development District Residential Districts R-6: One Family Dwelling District R-8: One Family Dwelling District 7
Application Summary Rezone Edison Site from S-3A to S-D S-D Special Development Zoning District allows hospital uses with approval of a Site Plan and Use Permit Hospital Site is currently zoned S-D Amend Site Plan (SP #177) and Use Permit (U-2203-79-3) Incorporate Edison Site (total site area: 21.6 acres) Redevelop Edison Site with new outpatient services building and parking garage Convert 120,000 square feet of existing medical office use on Hospital Site to hospital use Vacate utility easements Two sanitary sewer easements and two storm sewer easements Public utilities considered necessary for the project will be relocated and new easements dedicated 8
Proposed Buildings Outpatient Building GFA: 241,563 sq. ft. Building height (feet): 95 feet Building height (stories): 6 above grade, 1 below Parking Garage 1,740 spaces Building height (feet): 67 feet Building height (levels): 6 above grade, 3 below 9
Proposed Density and Land Use Base S-D Density Previously Approved Bonus Density Requested LEED Bonus Total Allowed (with Bonus Density) Site Plan Proposal Zoning/Policy 1.0 FAR Site Area (941,138 sq. ft.) 2000 Site Plan Amendment 0.3 FAR Outpatient Site Area (169,019 sq. ft.) Existing: New: Total: Density: Gross Floor Area 941,138 sq. ft. 106,575 sq. ft. 50,705 sq. ft. 1,098,418 sq. ft. 815,484 sq. ft. 241,564 sq. ft. 1,057,048 sq. ft. 1.12 FAR 10
Transportation/Vehicle Access Parking Garage Green Garage * * * Outpatient Building 1715 Building * * Unrestricted Access Employee/Service Access Signalized Intersection * 11
S-D Zoning Provisions S-D Zoning District Provisions Allows hospital and medical offices uses with Site Plan and Use Permit approval Maximum density for hospitals: 1.0 FAR Maximum height (3 acres or more): 10 stories or 95 feet Six guidelines for hospitals and related facilities that exceed the prevailing FAR of the surrounding area (Section 4.3.3.D) 12
S-D Zoning Provisions S-D Hospital Guidelines Guidelines for hospitals and related facilities were adopted in a 1990 Zoning Ordinance Amendment No further amendments since 1990 Guidelines were developed by a Task Force of neighborhood and hospital representatives, chaired by a Planning Commissioner In judging the appropriateness of granting site plan approval the following guidelines shall be considered. 13
S-D Zoning Guidelines 1. Building bulk and placement concentrated to have least negative impact on surrounding neighborhoods Taper bulk, height, and mass from center of site or area of concentrated density on the master plan Building line set back at least as far as surrounding R or RA -zoned properties (25 setback for R-6 ) At building line, meet height requirements for surrounding properties (35 height for R-6 ), gradually increasing height to relate to surrounding properties 14
S-D Zoning Guidelines Parking Garage Massing: Original Proposal at 19 th /Edison Streets Parking Garage Massing: Current Proposal at 19 th /Edison Streets 15
S-D Zoning Guidelines Parking Garage: Original Proposal at Edison Street Parking Garage: Current Proposal at Edison Street 16
S-D Zoning Guidelines 2. Encourage placing parking underground, where feasible Above ground parking shall meet bulk, coverage, and placement requirements VHC proposes 729 out of 1,740 spaces underground (42%) Since original submission, above ground parking in the garage has decreased from 1,573 to 1,011 spaces 17
S-D Zoning Guidelines 3. Provide traffic mitigation plan 4. Provide master plan outlining future development for 5 years and a conceptual plan for the following 5 years 18
S-D Zoning Guidelines 5. Demonstrate medical need for medical offices Floor area of medical offices shall be substantially subordinate to hospital use Proposed use mix is 71% hospital and 29% medical office 6. Consider impact on continuous provision of medical services and facilities 19
Public Review Process Site Plan Review Committee Six meetings (Dec. 2017 May 2018) Walking tour of the site Community Meetings Review process kick-off meeting (Nov. 2017) Two open houses (Jun. 2018) Transportation Commission Recommending approval (Sep. 2018) 20
Public Review Process Planning Commission (Sep. 2018) Recommending deferral Recommending a PDSP for the entire 21-acre site Recommending refinements to Final Site Plan for Edison Site: Building massing, height and transitions to neighborhood Architecture and landscaping Improvements to pedestrian access point on 19 th Street George Mason Drive traffic signal location Mental health care for adolescents Recommending VHC Site Plan be amended in September only to allow increased screening wall height for service area on Edison St. 21
Community Concerns Building massing and setbacks Amount of parking placed above ground Architecture with the neighborhood s context Buildings creating physical and visual barriers Increased traffic and location of new traffic signal Pedestrian circulation around and through site Operational issues from existing hospital Impacts on stormwater system 22
Community Support Hospital expansion is needed to increase capacity for medical services, particularly emergency department Hospital expansion is needed to keep up with population growth Proposed parking expansion is needed to address current patient/visitor demand and to bring all staff parking on-site Support for behavioral health expansion 23
Site Plan Features and Improvements Construction of 765 feet of new sidewalk on east side of N. Edison Street, within existing ROW 10 -wide shared use path on George Mason Drive (from 16 th to 19 th Street) Pedestrian improvements (17 median and rapid flashing beacon) at 19 th /George Mason New garage entrances on 19 th and Edison Street restricted to daytime hours only East Side of N. Edison St. Existing Condition 24
Site Plan Features and Improvements Capital and operations/maintenance funding for on-site Capital Bikeshare station In-building wireless network for first responders (Outpatient Building and Parking Garage) Community liaison and quarterly meetings with civic association to address operational concerns Modernized Transportation Demand Management program covering entire campus 25
Site Plan Features and Improvements Public open space at corner of 19 th /Edison (min. 3,000 sq. ft.), with community review of design Expansion of behavioral health services Increased number of psychiatric beds Redesigned behavioral health space within the hospital campus Redesigned emergency department space to better serve patients in psychiatric crisis Implementation of an outpatient behavioral health program within Arlington Quarterly meetings with County staff and CSB to discuss behavioral health services 26
Requested Modifications Green Building Bonus Density Density Exclusions Loading Spaces Reduction of Off-Street Parking Compact Parking Screening Wall Height for Service Area 27
CM Recommendation 1. Consent to include County-owned Edison Site in rezoning, site plan amendment, and use permit applications 2. Adopt the ordinance to rezone Edison Site from S-3A to S-D. 3. Adopt the ordinance to approve a site plan amendment to SP #177 to incorporate the Edison Site, permit construction of a new outpatient building and parking garage, and convert 120,000 square feet of existing medical office uses to hospital use, with modifications of zoning regulations for density, parking, compact parking spaces, screening wall height, and other modifications as necessary to achieve the proposed development plan, subject to the conditions of the ordinance. 4. Approve a use permit amendment (U-2203-79-3) to incorporate the Edison Site; permit construction of a new outpatient building and parking garage, and convert 120,000 square feet of existing medical office uses to hospital use. 28
CM Recommendation 5. Enact the attached Ordinances to Vacate, with conditions: i. 5' Sanitary Sewer Easement on 1725 N. George Mason Dr. ii. iii. 15' Storm Sewer Easement and a 10' Storm Sewer Easement, both on 1801 N. George Mason Dr. 5 Sanitary Sewer Easement on 1801 N. George Mason Dr. 6. Authorize the Real Estate Bureau Chief, to execute, on behalf of the County Board, the Deed(s) of Vacation and any other documents necessary to effectuate the Ordinance(s) of Vacation, subject to approval of all such documents as to form by the County Attorney. 29