CUP-18-815: Request of Healthcare Development Partners for a Conditional Use Permit per Section 15-2-2 of the Winchester Zoning Ordinance for waivers from area, height, density, bulk, width, and landscaping regulations at 333 W. Cork Street zoned Health Services (HS) District.
At the March 26, 2019 regular meeting, on a 5-3-1 vote, City Council approved CUP-18-815 because the use, as revised, is consistent with the Comprehensive Plan and should not adversely affect the health, safety, or welfare of residents and workers in the neighborhood nor be injurious to adjacent properties or improvements in the neighborhood. The approval is subject to the following conditions:
- General conformity (as determined by the City Planning Director) with the proposed concept elevations updated Feb 18, 2019, proposed concept renderings (perspective drawings) updated Feb 18, 2019 including enhancements to the existing tower as shown in the video , proposed floor plans dated updated Mar 21, 2019, and concept street landscaping exhibits and video submitted by the applicant; and,
- Strict adherence to the Site Plan approval process, including compliance with minimum off-street parking requirements and execution of any agreements for required satellite parking arrangements; and,
- Landscaping must meet 25% standard with at least 21% at ground level, up to 19% of that requirement allowed to be met in the form of green roofs as included in the graphic materials submitted by developer. Landscaping shall include the installation of replacement public street trees along the three public street frontages with shade trees of at least a 3.5” minimum caliper at installation and subject to approval by the City Arborist; and,
- Landscaping and screening as generally depicted in the Project Update, including sliding (not swinging) opaque gates at the entrance to the W. Clifford Street service delivery area which are to remain in good repair and remain closed other than when a delivery is taking place; and,
- Compliance with the Neighborhood Disturbance Mitigation Plan as contained in the 2-18-19 Project Update; and,
- Adherence to a Transportation Plan and parking distribution plan that includes year-round 18-hour (or more) per day valet parking service to all CCRC residents, free shuttle service for CCRC residents to popular local destinations,and satellite parking provided by means of validation parking at the parking garages operated downtown by the Winchester Parking Authority and any other non-City entities such as Valley Health. The adequacy of parking as determined by the Zoning Administrator attributable to the facility. The requirement to maintain satellite parking shall be reviewed by the Zoning Administrator six (6)months after the final Certificate of Occupancy is issued for 100%occupancy of the facility and a report shall be provided to City Council to determine if the applicant can be released from the satellite parking requirement or if it needs to be kept in place for an extended period of time to be determined by City Council.Furthermore, the City Manager, in consultation with the Chief of Police, shall assess the appropriateness of a resident only parking area.; and,
- Ensuring that existing development shall remain a taxable use and that all new development shall also be taxable, including property taxes, personal property taxes and Business Professional Occupational (BPOL) taxes; and,
- The truck delivery schedule included in the 3-2-19 response which minimizes the hours of activity at the W. Clifford St delivery area. Specifically, the property owner shall make every effort to limit deliveries to small box trucks and all tenants shall require deliveries that entail truck deliveries to the W. Clifford St delivery area to occur only between the hours of 8:00 am and 1:00 pm on Monday through Friday other than up to three (3) deliveries per week that happen outside of that period due to factors beyond the control of the owner or tenant; and,
- The use of the newly constructed portion of this facility, as proposed, would be for an Independent Living, Assisted Living and Memory Care facility use only; and,
- Applicant commits that there will be no future development on the three-story westerly portion of the existing Health Service building; and,
- Applicant shall contribute at least half of the cost of a new WinTran bus shelter adjacent to the property; and,
- Applicant agrees to forego any local enterprise zone incentives, competitive or by-right incentives in the form of local tax credits, local tax abatements, or local grants associated with commercial property development, job creation, or investment in professional related equipment; as well as any other efforts that would seek to lessen their local tax liability including seeking any state designation for exemption from local taxes.
During the February 26, 2019 Work Session, Council removed from the table the CUP concerning the redevelopment of the Old Hospital. The CUP was tabled during the February 12, 2019 Council Work Session meeting at the request of Healthcare Development Partners.
Council discussed how the applicant has modified the request based on community feedback. For instance, the applicant eliminated the 25-foot setback waiver request as they have incorporated 27,000 square feet of green space on the ground and over 12,000 square feet on the roof. To meet this requirement, they reduced the proposed addition to just under 337,000 square feet which is less than the old hospital size in 1990. The developer proposes screening to loading and storage areas that do not currently have screening to reduce the impact to the neighborhood. Preliminary landscape plans and a revised footprint layout were presented. More green space was added between the building and Clifford and Cork Streets creating approximately ⅔ of the required green space on the ground level and the rest on the roof. Staff recommended some conditions for Council to consider implementing for this CUP including that the landscaping meet the 25% standard and up to one-third of the 25% can be on the roof; the screening must remain in good repair and closed; the property must be a taxable development; and the transportation plan must be implemented.
A video illustrating the design of the Class A facility from street level was shown to illustrate the impact and how the building will fit into the existing footprint. The landscape architect spoke about the importance of adding as many plants and trees as possible to reduce the impact to the neighborhood on all three sides as requested by residents. Council asked about traffic counts. In 2015 before the Meadow Branch Avenue extension, the number of vehicles using Stewart Street between Cork and Boscawen was 8,100 per day. In 2017, after the Meadow Branch Avenue extension was completed, the number of vehicles was reduced to 6,800 per day. For parking, there will be 346 total parking spaces when completed and it is projected that capacity will not be reached even during peak times.
After further discussion, Council forwarded the CUP to the next Work Session with 10 conditions including the previously mentioned conditions in addition to a parking plan, a delivery plan and a requirement that the facility be used as an independent living/assisted living/memory care facility. A public hearing and potential vote will be held at the March 12, 2019 regular Council meeting (tabled until the March 26, 2019 meeting).