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98SN0290.PDFSeptember 23, 1998 BS REQUEST ANALYSIS AND RECOMMENDATION 98SN0290 Brandermill Development Company Ltd. Partnership and Smith/Packett Med-Com, Inc. Clover Hill Magisterial District North line of Harbour Pointe Parkway REOUEST: Amendment to Conditional Use Planned Development (Case 85S002) to permit nursing home, convalescent home and rest home uses in a Corporate Office (0-2) District. PROPOSED LAND USE: Nursing home, convalescent home and rest home uses are planned. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed uses conform to the Upper Swift Creek Plan which suggests the property and surrounding area are appropriate for mixed use corridor uses, to include convalescent, nursing and rest homes. B. The development standards of the Zoning Ordinance, together with the proffered conditions and recommended conditions, ensure compatibility with existing development in Harbour Pointe. (NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS (STAFF/CPC (STAFF/CPC (STAFF/CPC In addition to the uses permitted by Case No. 85S002, nursing, convalescent and rest homes shall be permitted. There shall be no facility which accommodates substance abuse treatment. Any nursing, convalescent and rest home use shall be located in a single building having a maximum gross floor area of 58,000 square feet. If a nursing, convalescent or rest home is constructed on the property, no other buildings shall be permitted. NOTE: This condition is in addition to the Textual Statement for Case No. 85S002, Exhibit B, Part A, for the request property only. Prior to site plan or architectural plan approval by the County, the developer shall submit documentation of the Brandermill Commercial Architectural Review Board's (CARB) approval to the Pla~ming Department. Any nursing home, convalescent home, or rest home shall be located toward the northeast corner of the property as far as practicable, while at the same time providing sufficient room for a driveway to access the service area which shall be located on the north side of the building. For illustrational purposes only, the building shall be generally located as shown on the depiction, dated July 28, 1998, entitled "Proposed Location of the Assisted Living Facility Building on the 4.046 Acre Site," a copy of which is attached as Exhibit "A". (STAFF/CPC (STAFF/CPC (STAFF/CPC The elevation and exterior appearance of the building shall be similar to the rendering, dated July 28, 1998, entitled, "Senior Quarters at Roanoke, Virginia," a copy of which is attached hereto as Exhibit "B". Materials used in the facade of the facility shall be brick and beaded vinyl siding, together with asphalt architectural dimensional shingles. There shall be no building mounted floodlights. All parking lot lights shall be a maximum ten (10) feet in height and shall be of "shoebox" design. 2 98SN0290/WP/SEPT23P (STAFF/CPC) The site shall be graded as to lower the ground elevation to 225 f~et as much as practicable as determined by the Planning Department. (STAFF/CPC) Within the area lying between the building and Harbour Pointe Parkway and between the building and the western boundary of the site, additional landscaping to that required by the Zoning Ordinance shall be installed. The purpose of such landscaping shall be to provide intermittent visual separation between the building and Harbour Pointe Parkway and the western boundary line. (STAFF/CPC) Any open basins required for water quantity or quality control shall be landscaped or otherwise improved so that the facilities become visual enhancements to, and amenities for, the uses on the property. The landscaping for such ponds shall include landscaping adjacent to the ponds. At the time of site plan review, a plan depicting this requirement shall be submitted to the Planning department for review and approval (STAFF/CPC) 10. Any free standing sign shall be of a monument style. (STAFF/CPC) 11. At the request of the Brandermill Community Association, (BCA), an easement or fee simple title, mutually satisfactory to both the Association and the Developer, shall be conveyed to the BCA for a bike or walking path. The location of such conveyance shall generally be along and parallel to the private drive. (STAFF/CPC) Solid waste storage areas shall not be serviced, and delivery of goods shall not occur between the hours of 6:00 P.M. and 7:00 A.M. GENERAL INFORMATION Location: North line of Harbour Pointe Parkway, no~h of Hull Street Road. Tax ID 729-675-Part of 6803 (Sheet 20). 0-2 with Conditional Use Planned Development 3 98SN0290/WP/SEPT23P Size: 4.1 acres Existing Land Use: Vacant Adjacent Zoning & Land Use: North, South, East, and West - 0-2 with Conditional Use Planned Development; Office or vacant UTILITIES Public Water System: There is an existing twelve (12) inch water line extending along Harbour Pointe Parkway and along the southern and eastern boundary of the request site. Use of the public water system is required by a previous condition of zoning (Case 74S021, Condition 19) and remains in effect with the approval of this amendment. Public Wastewater System: There is an existing fifteen (15) inch wastewater trunk line extending along the north side of Hull Street Road, approximately 300 feet south of the request site. Use of the public wastewater system is required by a previous condition of zoning (Case 74S021, Condition 19) and remains in effect with the approval of this amendment. ENVIRONMENTAL Drainage and Erosion: Approximately half of the request property drains into Swift Creek Reservoir, with the remaining half draining into Swift Creek, below the Reservoir. No existing on- or off-site drainage or erosion problems. Off-site drainage easements and improvements may be necessary to accormnodate increased nmoff from development of the request property. Water Quality: That portion of the request property draining into Swift Creek Reservoir is subject to the requirements of the Zoning Ordinance relative to protection of the reservoir's of water 4 98SN0290/WP/SEPT23P quality. The applicant has proffered that any open basins for water quantity or control will be landscaped to become visual enhancements and amenities. (Proffered Condition 9) pUBLIC FACILITIES Fire Service: This property is currently served by the Clover Hill Fire/Rescue Station, Company Number 7, and Manchester Rescue Squad. When the property is developed, the number of hydrants and quantity of water needed for fire protection will be evaluated during the plans review process. Also, the need for fire lanes will be determined during the review of the aforementioned plans. Transportation: Traffic volumes generated by the requested land use (nursing home/convalescent home) should be similar to those generated by land uses currently permitted on the property. This request will have a minimal impact on the anticipated traffic generated by development of the property. At time of site plan review, specific recommendations will be provided regarding internal circulation. LAND__U_.S_E_ Comprehensive Plan: The request property lies within the boundaries of the Upper Swift Creek Plan which suggests the property and surrounding area are appropriate for mixed use corridor uses, to include convalescent, nursing and rest homes. Area Development Trends: The request property and surrounding properties are zoned for office and commercial uses and are part of Harbour Pointe, a mixed use development. It is anticipated that office and commercial development will continue to occur in the vicinity of the request property, at the entrance to Harbour Pointe. Zoning History: On May 8, 1974, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning with Conditional Use Planned Development to 5 98SN0290/WP/SEPT23P permit a mixed use development on the request property and adjacent properties to the north, east, and west (Case 74S021, BrandermiI1). With this zoning, a village center, to include office, retail, and residential uses, an elementary school site, and an office/light industrial complex, were planned. On February 27, 1985, the Board approved rezoning plus an amendment to Case 74S021 on the request site and surrounding property, at the entrance to Harbour Pointe (Case 85S002). With this zoning, the elementary school site was eliminated and an of- fice/industrial complex with conference center and supporting commercial uses was approved on the request properly and surrounding area. Specifically, the development on the request property was limited to: any permitted uses allowed in an R-40 District, such as churches, public schools, public parks, with the exception of dwellings; business, governmental and professional offices; libraries; medical clinics; and a wide range of commercial uses. Site Design: The request property has frontage along Harbour Lane, a privately owned and maintained road. Access to Harbour Pointe Parkway would be provided via this private road access. The applicant has proffered that any nursing home, convalescent home or rest home developed on the property would be located toward the northeast coruer of the property (Proffered Condition 3) and that the ground elevation of the site will be lowered to 225 feet as much as practicable so as to minimize the visible impact of the three (3) story structure. (Proffered Condition 7) The request property is located in the Hull Street Road Emerging Growth Area. New construction must conform to the development standards of the Zoning Ordinance, together with conditions of zoning approval for Case 85S002, which address access, parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities, and screening of dumpsters and loading areas. The applicant has also proffered architectural treatment and materials restrictions (Proffered Condition 4), additional landscaping (Proffered Condition 8), provision of an area for a bike or walking path (Proffered Condition 11), monument-style freestanding signs (Proffered Condition 10), limitation on hours of servicing solid waste storage areas and delivery of goods (Proffered Condition 12), a prohibition on building mounted floodlights (Proffered Condition 5) and that all parking lot lights shall be a maximum ten (10) feet in height and be of a "shoebox" design. (Proffered Condition 6) Architectural Treatment: Within Emerging Growth Areas, no building exterior which would be visible to any office district or any public right of way may consist of architectural materials inferior in quality, 6 98SN0290/WP/SEPT23P appearance, or detail to any 6ther exterior of the same building. There is, however, nothing to preclude the use of different materials on different building exteriors, but rather, the use of inferior materials on sides which face adjoining property. No portion of a building constructed of unadorned concrete block or corrugated and/or sheet metal may be visible from any adjoining office district or any public right of way. No building exterior may be constructed of unpainted concrete block or corrugated and/or sheet metal. Mechanical equipment, whether ground-level or rooftop, must be screened from adjacent property and public rights of way and designed to be perceived as an integral part of the building. The views of junction and accessory boxes must be minimized from adjacent properties and public rights of way. As noted herein, the applicant has proffered additional architectural restrictions. Specifically, the applicant has proffered that the architectural treatment of the assisted living facility would be similar to the rendering submitted with the application, that the materials used in the facades of the building would consist of brick and beaded vinyl siding, and that the materials used for roof covering would consist of asphalt architectural dimensional shingles (Proffered Condition 4). Further, any nursing, convalescent or rest home use would be required to be in a single building having a maximum floor area of 58,000 square feet. (Proffered Condition 1) _Buffers & Screening: The Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters, garbage cans, trash compactors, etc.) be screened from view of adjacent property and public rights of way by a solid fence, wall, dense evergreen plantings or architectural feature and that such area within 1,000 feet of any residential or agriculturally zoned properties not be serviced between the hours of 9:00 p.m. and 6:00 a.m. 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. ~Ngtification of Site Plan and Architectural Plan Approval: The applicant has proffered that, prior to County approval of any site or architectural plans, documentation of the Brandermill Commercial Architectural Review Board's approval of such plans will be submitted to the Planning Depm tment. (Proffered Condition 2) The proposed uses conform to the Upper Swift Creek Plan which suggests the property and surrounding area are appropriate for mixed use corridor uses, to include convalescent, nursing and rest homes. In addition, the development standards of the Zoning Ordinance, together with the proffered conditions, ensure compatibility with existing development in Harbour Pointe. 7 98SN0290/WP/SEPT23P Given these considerations, approval of this request is recommended. CASE HISTORY Applicant (8/17/98): Revised and additional proffered conditions, as discussed herein, were submitted. Planning Commission Meeting (8/18/98): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Gulley, seconded by Mr. Miller, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, September 23, 1998, beginning at 7:00 p.m., will take under consideration this request. 8 98SN0290/WP/SEPT23P 0-2 8 C.U.P.D. EXqqI BIT "A" <~ © ©< ~HIBIT "B~ 0 .< 0 .< 0 Z 98SN0290 In Clover Hill Magisterial District, BP-%NDEP~MILL DEVELOPb~ENT COMPANY LTD. PARTNERSHIP AND SMITH/PACKETT MED-COM, INC. request amendment to Conditional Use Planned Development (Case 85S002} and amendment of zoning district map to permit nursing home, convalescent home and rest home uses. The density of such amendment will be controlled by zoning conditions or Ordinance standards. The Comprehensive Plan suggests the property is appropriate for mixed use corridor use. This request lies in a Corporate Office (0 2} District on 4.1 acres lying at a point on the north line of Harbour Pointe Parkway, approximately 300 feet north of Hull Street Road and located in the northeast quadrant of the intersection of Harbour Pointe Parkway and Harbour Lane. Tax ID 729 675 Part of 6803 (Sheet 20). Mr. Jacobson presented a summary of Case 98SN0290 and stated that the Planning Commission and staff recommends approval and acceptance of the proffered conditions. He noted that the request conforms to the UDDer Swift Creek Plan. Mr. Oliver Rudy, Esquire, representing the applicant, stated that the recommendation is acceptable. There was no opposition present. Mr. Warren commended the applicant and area neighbors for their efforts towards this request. 9/23/98 98 695 On motion of Mr. Warren, seconded by Mrs. Humphrey, the Board approved Case 98SN0290 and accepted the following proffered conditions: 1 In addition to the uses permitted by Case No. 85S002, nursing, convalescent and rest homes shall be permitted. There shall be no facility which accommodates substance abuse treatment. Any nursing, convalescent and rest home use shall be located in a single building having a maximum gross floor area of 58,000 square feet. If a nursing, convalescent or rest home is constructed on the property, no other buildings shall be permitted. NOTE: This condition is in addition to the Textual Statement for Case No. 85S002, Exhibit B, Part A, for the request property only. 2 Prior to site plan or architectural plan approval by the County, the developer shall submit documentation of the Brandermill Commercial Architectural Review Board's (CARB) approval to the Planning Department. 3 Any nursing home, convalescent home, or rest home shall be located toward the northeast corner of the property as far as practicable, while at the same time providing sufficient room for a driveway to access the service area which shall be located on the north side of the building. For illustrational purposes only, the building shall be generally located as shown on the depiction, dated July 28, 1998, entitled '~Proposed Location of the Assisted Living Facility Building on the 4.046 Acre Site," a copy of which is attached as Exhibit "A". 4 The elevation and exterior appearance of the building shall be similar to the rendering, dated July 28, 1998, entitled, "Senior Quarters at Roanoke, Virginia," a copy of which is attached hereto as Exhibit "B". Materials used in the facade of the facility shall be brick and beaded vinyl siding, together with asphalt architectural dimensional shingles. 5 There shall be no building mounted floodlights. 6 Ail parking lot lights shall be a maximum ten (10) feet in height and shall be of "shoebox" design. 7 The site shall be graded as to lower the ground elevation to 225 feet as much as practicable as determined by the Planning Department. 8 Within the area lying between the building and Harbour Pointe Parkway and between the building and the western boundary of the site, additional landscaping to that required by the Zoning Ordinance shall be installed. The purpose of such landscaping shall be to provide intermittent visual separation between the building and Harbour Pointe Parkway and the western 9/23/98 98 696 boundary line. 9. Any open basins required for water quantity or quality control shall be landscaped or otherwise improved so that the facilities become visual enhancements to, and amenities for, the uses on the property. The landscaping for such ponds shall include landscaping adjacent to the ponds. At the time of site plan review, a plan depicting this requirement shall be submitted to the Planning department for review and approval. 10. Any free standing sign shall be of a monument style. 11. At the request of the Brandermill Community Association, (BCA), an easement or fee simple title, mutually satisfactory to both the Association and the Developer, shall be conveyed to the BCA for a bike or walking path. The location of such conveyance shall generally be along and parallel to the private drive. 12. Solid waste storage areas shall not be serviced, and delivery of goods shall not occur between the hours of 6:00 P.M. and 7:00 A.M. Ayes: Humphrey, Warren, Barber, Daniel, and McHale. Nays: None. 9/23/98 98 697