Campus Master Plan
Memorial's campus master plan is designed to meet the expanding health care needs of Yakima in the years to come. On this page you will find not only those plans but also avenues for you to continue to provide us feedback as we move forward with our plan.
Why a Campus Master Plan?
The Yakima Valley is a growing community and health care technology is changing at an ever-increasing rate. That's why Virginia Mason Memorial has developed a Campus Master Plan to assure our community has the capacity to meet its future medical needs. We collaborated with our neighbors and created a 30-year Campus Master Plan that meets the needs of our community and our neighbors.
Memorial has been serving the health needs of the community since 1950. Since then, Virginia Mason Memorial has grown and evolved to meet the needs of the growing Yakima Valley communities. This is evidenced by the fact that when the original hospital building was built on Tieton Drive it was actually located outside the City of Yakima! Over time in an effort to continue to serve the needs of the community, the Hospital has added new services, renovated the original facilities, and constructed new facilities on the main campus and at satellite locations throughout Yakima County. Today, Memorial is a 225-bed, not-for-profit hospital with more than 130,000 patient visits annually. Our service area now includes more than 250,000 people and that number is expected to increase as the community grows.
In response to rapid changes in the field of health care and a realization that the main campus was reaching its capacity, the Board of Directors authorized an assessment of future needs and the preparation of a Master Plan to guide the growth and development of the Hospital through the year 2040. The goals for the master planning process included:
1. Prepare a Campus Master Plan to guide growth and development activities through the year 2040.
- Provide meaningful opportunities for public review and comment.
- Fix the campus boundaries.
- Prioritize future improvements and establish a Phasing Plan to guide future construction.
- Provide certainty to neighboring property owners and City Planners.
- Facilitate stream-lined permitting and construction activities.
2. Create an aesthetically pleasing and highly functional campus environment.
- Create a main entrance to the campus from Tieton Drive.
- Create an integrated, internal circulation system for emergency vehicles, cars, and pedestrians.
- Provide sufficient parking on-site in conveniently located, covered parking facilities and surface parking lots.
- Provide sustainable landscaped buffers and walkways.
- Maintain transit service.
3. Remain a good neighbor.
- Control vehicular access to the campus to reduce traffic in the Bare-Chestnut Neighborhood.
- Provide landscaped buffers and visual screening based on input provided by the Barge-Chestnut Neighborhood Association.
- Maintain the human scale of buildings.
- Limit noise and lighting impacts.
History of the Campus Master Plan Process
The Virginia Mason Memorial Master Planning process was initiated in 2004 under the zoning regulations in effect at that time, and drafts of the Master Plan were presented to the public early in 2005. The City of Yakima subsequently determined that an Environmental Impact Statement (EIS) would be required for the proposed Master Plan and a public scoping process was initiated. The scope of the EIS was established by the City, and the Hospital retained a team of consultants to prepare a Draft EIS. During this period the Hospital conducted three Community Conversation Forums to inform the neighbors of the draft development plans of the hospital and to explore the preliminary findings of the environmental impact studies. Prior to the distribution of this environmental document it was mutually agreed by the parties involved that a new or more innovative approach to processing and implementing the plans of the Hospital would be beneficial. At the request of the Barge-Chestnut Neighborhood Association, Virginia Mason Memorial agreed to delay the submittal of the Draft EIS. During this period a public process was initiated to review and refine proposed amendments to the Yakima Urban Area Zoning Code to establish an Institutional Overlay Zoning District to facilitate the public review and approval of a Campus Master Plan to guide the future growth and development of large scale institutions such as Virginia Mason Memorial. Also during this period, representatives of the Hospital met on a regular basis with the Barge-Chestnut Neighborhood Association to review and revise the Campus Master Plan for the hospital campus.
In 2007 the Barge-Chestnut Neighborhood Association (BCNA) submitted a traffic calming plan to the City of Yakima. This plan led to the initiation of supporting studies by the City and discussions with the regarding strategies to control traffic, particularly pending the approval of the Campus Master Plan and the anticipated closing of the Hospital campus. The amendments to the Yakima Urban Area Zoning Code establishing the Institutional Overlay Zoning District was approved by the Yakima City Council in September 2008 and the Hospital subsequently reinitiated the master planning process in accordance with the provisions of the amended City Code. As a part of the new master planning process, the Hospital conducted public meetings on the draft Campus Master Plan in December of 2008 and in May of 2009. In addition, numerous discussions were conducted with the City Staff assigned to the project, and a pre-application meeting with the City's Development Review Team was conducted in April of 2009. Also during 2009, Hospital staff initiated a series of meetings with the Landscaping Committee of the Barge-Chestnut Neighborhood Association and a landscape architect to develop conceptual ideas for the campus landscape.
As a result of these meetings and discussions, the Hospital further revised the Campus Master Plan and voluntarily agreed to prepare an updated environmental impact statement. In addition to measures to minimize potential adverse impacts that were incorporated into the design of the Campus Master Plan, the Hospital proposed to voluntarily implement several mitigating measures that were identified in the technical studies and previous environmental documents.
After submitting the Campus Master Plan application on September 8, 2009, a multi-faceted public review process was initiated. The review process was comprehensive and is summarized below:
September 8, 2009 Memorial submitted Campus Master Plan application
November 9, 2009 Campus Master Plan application deemed complete by City Planning Division
November 10, 2009 City of Yakima issued Notice of Determination and EIS Scoping
December 10, 2009 City of Yakima issued Notice of Determination of Final Scoping
May 28, 2010 City of Yakima issued the Notice of Application, Request for public Comment and Availability of planned Action Draft Environmental impact Statement (DEIS).
October 1, 2010 City of Yakima issued Final planned Action Environmental Impact Statement (FEIS)
October 28, 2010 City of Yakima Hearing Examiner conducted an open public hearing to consider the Campus Master Plan.
November 12, 2010 City of Yakima Hearing Examiner issued recommendation of approval to Yakima City Council
December 7, 2010 Yakima City Council conducted closed record public hearing and votes 7-0 to approve Campus Master Plan.
January 18, 2011 Yakima City Council approves both the Institutional Overlay Planned Action Ordinance and Right-of-Way Vacation Ordinance with a vote of 7-0.
January 18, 2011 Yakima City Council conducts open public hearing on Barge-Chestnut Neighborhood Associations Traffic Calming Plan and Memorial's Master Planned Development - Development Agreement. Both items are approved with a vote of 7-0.
Overview of the Campus Master Plan
The Campus Master Plan is a 30-year plan that anticipates the maximum potential growth for the Hospital. The campus will be expanded in phases only when additional capacity is needed and funds are available. At full build-out, the campus will consist of twelve structures, including additions to the main hospital facility, new and expanded medical office buildings, support buildings and associated off-street parking including covered parking structures. New and expanded structures are:
- Hospital Building: 775,528 square feet.
- West Pavilion I: 72,555 square feet.
- West Pavilion II: 50,000 square feet.
- Early Learning Center: 12,000 square feet.
- North Pavilion I: 100,000 square feet.
- East Pavilion I: 50,000 square feet.
- Rainier House (Human Resources): 2,039 square feet.
- Parking Garage 1 (PG-1): 283,745 square feet.
- Parking Garage 2 (PG-2): 99,248 square feet.
- Parking Garage 3 (PG-3): 88,274 square feet.
- Parking Garage 4a (PG-4a): 283,230 square feet.
- Parking Garage 4b (PG-4b): 282,230 square feet.
- Total off-street parking: 4,149 spaces.
Campus Master Plan Design and Compatibility Features
Access and Circulation
Making campus roadways and pedestrian pathways more efficient is a vital part of the Campus Master Plan. Transit ways, campus infrastructure, pedestrian spaces, and open space will be physically connected to provide efficient and attractive linkages. The overall transportation plan includes the development of a loop road that will run through campus. The primary objectives include the separation of patient, employee, and emergency vehicles from commercial vehicles; appropriate distribution of parking areas throughout campus; and development of landscaped pedestrian walkways that capitalizes on the park-like campus setting and enhanced way finding. Click to see image.
Parking garages will be constructed in phases as the campus facilities expand. Compact, structured parking will replace most of the existing surface parking in order to open up land for more green space and future building construction. The surface parking that will remain on site will continue to be used by hospital staff, patients, and visitors. The parking garages will be screened from the adjacent neighborhood through the use of increased setbacks, significant, dense landscaping that differs in variety and type, landscape berms, trellis systems or screen walls with climbing vines, low-level lighting, and the incorporation of rooftop elements, such as decks, patios, or gardens with pedestrian-scale elements, such as railings, benches, and light poles. Click to see image.
Site entrances will be clearly identifiable and visible from the street, allowing for an approachable environment and a sense of association with the surrounding neighborhood. Entrances will be utilized by both pedestrians and bicycle traffic, and will provide easy access to the pedestrian trail loop, primary employee sidewalks, and the primary bike path. There will be a total of five campus access points. Pedestrian traffic will have the ability to access the YVMH campus from S 28th Avenue at W Walnut Street, S 30th Avenue at W Chestnut Avenue, and from two points on S 31st Avenue at W Chestnut Avenue and at Tieton Drive. West Chestnut Avenue is currently classified as a City bike route, and it is anticipated that bike traffic coming into and leaving campus will utilize this route. As a result, the primary bike path access into campus will be from S 30th Avenue from W Chestnut Avenue. Separation of the pedestrian from vehicular and bicycle traffic will be accomplished through several elements on site, such as the installation of sidewalks, separation of pedestrian and bike paths, incorporation of pedestrian walking paths within the landscape buffers, and the pedestrian sky bridge Click to see image.
The Campus Master Plan will create new, quality open spaces and renovate existing spaces in a manner that will emphasize the importance of open space to the image, organization, reputation, and quality of the campus environment. The preliminary landscaping concepts include sustainable landscaping that is compatible with the local climate, pedestrian paths, and open space as a way to screen the adjacent residential properties from the campus. With an exterior focus on the character of the neighborhood, and an inward focus on healing environments, landscape berms and plant variety will provide opportunities to create private settings within the campus through patios, common gardens and pathways, meadows, and riparian woods. Click to see image.
Appropriate levels of lighting will be provided in order to promote visual interest and a sense of security for people on the campus during the evening hours. Lighting will be incorporated into building facades, overhead canopies, around site furniture, in landscaped areas, and in or on site signage; and will be similar in design to what currently exists on campus. It is anticipated that all new lighting will be designed in accordance with "Dark Sky" principles that promotes safety while minimizing the potential for adverse impacts on neighboring properties. It is further anticipated that the existing lighting on campus will be reviewed for compatibility with these "Dark Sky" principles and that appropriate conversions or modifications will be made in conjunction with proposed development activities over the life of the Campus Master Plan.
The campus facilities are an amalgamation of buildings that have evolved and expanded over time. The architectural style that has developed since the 1950s will be continued throughout the implementation of this Campus Master Plan. There is a strong cohesiveness to the existing structures, with similarities in the use of exterior materials, masonry, concrete accents, and glass and window treatments. Future development will adhere to the same concepts-the use of similar materials, color, texture, details, proportions, and construction methods of future development-in order to maintain, preserve, and complement the identity of the campus.
Initial Phase 1 Construction Plans
Our initial effort to make the Campus Master Plan a reality will be to close the campus and begin basic site changes to prepare for future construction. Although major expansion is still several years away, our plans for 2011 and 2012 include:
- Closing the campus
- Installation of a traffic diverter (YVMH 28th Ave Diverter_Conceptual.pdf) at 28th Ave and Walnut St.
- Closing 30th Ave to through traffic
- Closing 29th Ave to through traffic
- Initial landscaping in areas not impacted by future construction.
Contacts and resources
The following is a list of key contacts for questions and comments on the Campus Master Plan. The list includes:
- Personal Contact: Jim Aberle, Vice President-Support Services 575-8681
- E-mail us your thoughts at firstname.lastname@example.org
- Leave us a message on our comment line at 575-8820
City of Yakima Contacts
A complete list of contacts for the City of Yakima is available at the following Web site: ci.yakima.wa.us/contacts/depthead.asp.
The City of Yakima
129 N. Second St.
Yakima, WA 98901
Web site: www.ci.yakima.wa.us
Return to this page regularly, as Memorial will provide additional material as it becomes available on its Campus Master Plan.
- Campus Master Plan Site Plan
- Pedestrian Access and Street Closure
- Landscape Buffers and Parking Garage Screening
- Pedestrian Pathways
- Pedestrian Sky Bridge