05SN0312-Oct26.pdf
October 26, 2005 BS
ADDENDUM
05SN0312
Sunrise Development, Inc.
Midlothian Magisterial District
2145 Cranbeck Road
REQUEST: Conditional Use and Conditional Use Planned Development to permit an assisted
living facility and exceptions to Ordinance requirements.
PROPOSED LAND USE:
An assisted living facility is planned.
On October 25,2005, to address concerns expressed by Fire Administration, the applicant submitted
a revision to Proffered Condition 3, which now allows for an access to either Robious or Cranbeck
Roads to accommodate only emergency vehicles in addition to the direct access to Cranbeck Road.
The amendment is acceptable to the Transportation Department and Fire Administration.
Staff continues to recommend denial of this request, for the reasons outlined in the "Request
Analysis."
(NOTE: SHOULD THE BOARD WISH TO CONSIDER TIDS PROFFER, THEY MUST
UNANIMOUSLY AGREE TO SUSPEND THEIR PROCEDURES, AS SUCH PROFFER
WAS SUBMITTED AFTER THE CASE APPEARED IN THE NEWSPAPER.)
PROFFERED CONDITION
3. Access. With the exception of access to accommodate only emergency vehicles
as approved by Chesterfield County Fire & EMS, there shall be no direct access
from the property to Robious Road, and direct access from the property to
Cranbeck Road shall be limited to one (1) entrance/exit. The exact location of
any entrance/exit shall be approved by the Transportation Department. (T & FA)
Providing a FIRST CHOICE community through excellence in public service
OSSN0312-0CT26-ADDENDUM-CPC
August 16, 2005 CPC
September 20, 2005 CPC
October 26, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0312
Sunrise Development, Inc.
Midlothian Magisterial District
2145 Cranbeck Road
REQUEST: Conditional Use and Conditional Use Planned Development to permit an assisted
living facility and exceptions to Ordinance requirements.
PROPOSED LAND USE:
An assisted living facility is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. The proposed zoning and land use does not conform to the Northern Area Plan
which suggests the property is appropriate medium density residential use of 1.51
to 4.0 units per acre.
B. The proposed zoning and land uses are not representative of and compatible with
existing and anticipated area development.
(NOTE: CONDITIONS MA Y BE IMPOSED OR THE PROPERTY OWNER(S) MA Y
PROFFER CONDITIONS.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
The applicant in this conditional use case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950) (as amended) and the Zoning Ordinance of Chesterfield County, for itself and its
successors or assigns (the "Applicant"), proffers that the property under consideration (the
"Property") will be developed according to the following proffers if, and only if, the rezoning
request submitted herewith is granted with only those conditions agreed to by the owner and
Applicant. In the event this request is denied or approved with conditions not agreed to by the
Applicant, the proffers shall immediately be null and void and of no further force or effect:
1. Dedication. Prior to approval of the site plan, the Applicant shall dedicate, free
and unrestricted, to and for the benefit of Chesterfield County: (a) thirty-five (35)
feet of right-of-way on the east side of Cranbeck Road, measured from the
centerline of that part of Cranbeck Road immediately adjacent to the Property;
and (b) forty-five (45) feet of right-of-way on the north side of Robious Road,
measured from the centerline of that part of Robious Road immediately adjacent
to the Property. (T)
2. Development Standards. Except for any bulk exceptions specified in the textual
statement and for buffers, any assisted living facility shall meet the Zoning
Ordinance development standards applicable to the Corporate Office (0-2)
District in the Emerging Growth Area. (P)
3. Access. There shall be no direct access from the property to Robious Road. Direct
access from the property to Cranbeck Road shall be limited to one (1) entrance/exit.
The exact location of this entrance/exit shall be approved by the Transportation
Department. (T)
4. Maximum Number of Beds. The maximum number of beds permitted at the
assisted living facility shall not exceed 99. (P)
5. Maximum Height. All buildings for an assisted living facility shall be limited in
height to one (1) story. (P)
6. Building Materials. The exposed portion of each exterior wall surface of any
building, excluding windows, doors, breezeways, trim, and other architectural
features, shall be composed at least seventy-five (75) percent of fiber-cement
siding, masonry, stone veneer, brick veneer, or some combination thereof. (P)
7. Hours for Servicing Waste Storage Areas. Solid waste storage areas for any
assisted living facility shall not be serviced between the hours of 8:00 p.m. and
7:00 a.m. (P)
8. Buffers. Adjacent to Tax IDs 7427147978 and 7427149467, a buffer with a
minimum width of fifty (50) feet planted in accordance with perimeter
landscaping C shall be provided. Adjacent to Tax IDs 7427147407 and
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OSSN0312-0CT26- BOS
-,.~-"..-
7427149231, a buffer with a minimum width of twenty five (25) feet planted in
accordance with perimeter landscaping B shall be provided. Such buffers shall
meet the requirements of sections 19-520(a) and 19-521(a)-(g) of the zoning
ordinance. (P)
9. Setbacks and Streetscape Along Cranbeck and Robious Roads. All buildings and
parking areas shall be set back not less than fifty (50) feet from the ultimate rights
of way of Cranbeck Road and Robious Road. This setback shall be landscaped to
include street trees and a sidewalk and may include jogging trails, benches,
gazebos, and similar improvements. The landscaping and sidewalk within these
setback areas shall be compatible with that shown on the approved landscape
plans entitled The Belvedere Apartments, prepared by Higgins and Gerstenmaier
last revised 7/2/03. The exact spacing, species, and sizes of plant materials shall
be approved at the time of site plan review. (P)
GENERAL INFORMATION
Location:
Northeast quadrant of the intersection of Robious and Cranbeck Roads, and known as 2145
Cranbeck Road. Tax ID 742-714-6040 (Sheet 2).
Existing Zoning:
A
Size:
5.0 acres
Existing Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North - R-15; Single-family residential
South - A; Single-family residential or vacant
East - A; Single-family residential or vacant
West - R-MF with Conditional Use Planned Development; Multifamily residential
3
OSSN0312-0CT26-BOS
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south side of
Robious Road adjacent to this site. In addition, a twelve (12) inch water line extends
along the east side of Cranbeck Road adjacent to this site. Use ofthe public water system
is required by County Code.
Public Wastewater System:
A twelve (12) inch wastewater collector line extends along the west side of Cranbeck
Road adjacent to this site. Use of the public wastewater system is required by County
Code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property is very flat and drains south to Robious Road. There are no existing or
anticipated on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
Fire Service:
The Bon Air Fire Station, Company Number 4, currently provides fire protection and
emergency medical service (EMS). This request will have minimal impact fire and EMS.
Transportation:
The property is five (5) acres located at the northeast corner of the Robious
Road/Cranbeck Road intersection. The applicant is requesting Conditional Use (CD) to
permit an assisted living facility.
The applicant has proffered to limit the density on the property to ninety-nine (99) beds
(Proffered Condition 4). Based on trip rates for an assisted living facility with ninety-
nine (99) beds, development could generate approximately 280 average daily trips.
These vehicles will initially be distributed to Cranbeck Road, which had a 2005 traffic
count of 5,669 vehicles per day (vpd). Some of these vehicles will travel south to
Robious Road, which had a 2005 traffic count of 20,465 vpd. Based on the volumes of
traffic they carry during peak hours, Cranbeck Road and Robious Road are both
functioning at an acceptable level (Level of Service C).
The Thoroughfare Plan identifies Robious Road as a major arterial with a recommended
right of way width of ninety (90) feet and Cranbeck Road as a collector with a
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OSSN0312-0CT26- BOS
recommended right of way width of seventy (70) feet. The applicant has proffered to
dedicate forty-five (45) feet of right of way, measured from the centerline of Robious
Road, and thirty-five (35) feet of right of way, measured from the centerline ofCranbeck
Road, in accordance with that Plan. (Proffered Condition 1)
Development must adhere to the Design Standards Manual in the Zoning Ordinance
relative to access and internal circulation (Chapter 5). Access to major arterials, such as
Robious Road, and collectors, such as Cranbeck Road, should be controlled. The
applicant has proffered no direct access from the property to Robious Road and one (1)
direct access from the property to Cranbeck Road (Proffered Condition 3). This access
should be located towards the northern property line and align with the access to the
apartments on the west side of Cranbeck Road.
During site plan review, specific recommendations will be made regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Plan which suggests the property is
appropriate for medium density residential use of 1.51 to 4.0 units per acre.
Area Development Trends:
The area is characterized by single-family residential uses within Ballard Oaks Subdivision
and acreage parcels on adjacent property to the north and east as well as on property south
of the site across Robious Road. Property to the west, across Cranbeck Road from the
subject property, is being developed as The Belvedere Apartments.
Development Standards:
The request property lies within an Emerging Growth Area. The purpose of the
Emerging Growth District standards is to promote high quality, well-designed projects.
However, because the request property is zoned Agricultural (A), development is not
required to meet the development standards for Emerging Growth Areas. If this request
is approved, a condition should be imposed to require compliance with Emerging Growth
Area requirements (Proffered Condition 2). With the approval of this request and the
acceptance of Proffered Condition 2, except as approved herein, development of the site
must conform to the development standards of the Zoning Ordinance, which address access,
parking, landscaping, architectural treatment, setbacks, signs, buffers, utilities and screening
of dumpsters and loading areas.
The applicant is requesting exception to bulk requirements of the Zoning Ordinance relative
to percentage of lot coverage and front yard setbacks. Specifically, a five (5) percent
exception to the twenty (20) percent maximum building coverage on an individual lot and a
5
OSSN0312-0CT26-BOS
100 foot exception to the 150 foot minimum front yard setback is requested. (Textual
Statement)
Buffers:
A fifty (50) foot buffer on the northern boundary and a twenty-five (25) foot buffer on the
eastern boundary is proposed. (Proffered Condition 8)
Setbacks:
Comparable setbacks and streetscape to that provided by the adjacent Belvidere Apartment
Complex has been proffered along Robious and Cranbeck Roads. (Proffered Condition 9)
Architectural Treatment:
As required by Proffered Condition 2, development must comply with development
standards applicable to a Corporate Office (0-2) District in the Emerging Growth Area. As
such, buildings are limited to a height three (3) stories or forty-five (45) feet, whichever is
less. In response to concerns from area property owners, Proffered Condition 5 limits the
number of stories for the proposed assisted living facility to one (1). Further, Proffered
Condition 6 addresses building materials for a portion of this facility.
Service of Solid Waste Storage Areas:
Currently, the Ordinance requires that solid waste storage areas located within 1,000 feet
of any A or R Districts should not be serviced between the hours of 9:00 p.m. and 6:00
a.m. To address citizen concerns, Proffered Condition 7 further limits these hours of
servIce.
CONCLUSION
The proposed zoning and land use does not conform to the Northern Area Plan which suggests
the property is appropriate for medium density residential use of 1.51 to 4.0 units per acre. In
addition, the proposed zoning and land uses are not representative of and compatible with
existing and anticipated area development.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (8/16/05):
On their own motion, the Commission deferred this case to September 20,2005.
6
OSSN0312-0CT26-BOS
Staff (8/17/05):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than August 22,2005, for consideration at the Commission's
September 20,2005, public hearing.
Staff (8/23/05):
To date, no new or revised information has been received.
Applicant (9/14/05 and 9/16/05):
Revised proffers and textual statement were submitted.
Planning Commission Meeting (9/20/05):
The applicant did not accept the recommendation. There was no opposition present.
Mr. Gecker indicated that the use does not comply with the Plan and that he did not
believe the use was compatible with, or representative of, existing or future area
development.
On motion of Mr. Gecker, seconded by Mr. Gulley, the Commission recommended
denial of this request.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, October 26, 2005, beginning at 7:00 p.m., will take
under consideration this request.
7
OSSN0312-0CT26-BOS
Sunrise Development, Ine.
Amende4 TeD" Statement
September 14, 2005
The following bulk exceptions are requested to the requirements of the Zoning
Ordinance:
1. Percenta2e of Lot Coverage: A five (5) percent exception to the twenty (20) percent
maximum building coverage on an individua11ot.
2. Front Yard Setback: A one hundred (100) foot exception to the one hundred fifty
(150) foot minimum front yard setback.
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ì..:.;ster. John
From:
Sent:
To:
Cc:
Subject:
cedwards2001@earthlink.net
Wednesday, October 26, 2005 2:48 PM
barbere@co.chesterfield.va.us
Easter, John
Sunrise Assisted Living Facility-Robious & Cranbeck Roads
Re: Sunrise Assi.:.;ted Living Facility at Robious and Cranbec;k Reads
Dear Mr. Barber,
We reside at 11103 Cranbeck Terrace, in Cranbrook, a 34 home development on the east side of Cranbeck Road. Along
with residents of Ballard Oaks, a 16 home development also on the east side of Cranbeck Road, we have had
opportunities to meet with representatives of Sunrise Senior Living to review their proposal for development of a parcel at
the intersection of Robious and Cranbeck Roads.
Our concerns for the development of this parcel are similar to those of some of our neighbors.
*the effect of increased traffic along Cranbeck Road;
*the nature of the proposed mix of any residential, retail and office uses;
*the density of the proposed development;
*Iandscaping and buffering for adjacent residential property and the set-back along Cranbeck Road; *the long-term effect
on area residential property values, and *the effect that this proposal will have on future development of parcels near the
intersection of Robious and Cranbeck Roads.
The developers took the comments and ideas expressed by our neighbors, worked with them and attempted to adapt
them to their project. The plan and proffers enclosed in a letter to property owners dated August 3, 2005 reflect their
efforts. These proffers were amended and restated on October 25, 2005, to address some of the concerns of Planning
Commissioners and staff.
The proposed project brings uniform design to a large undeveloped transitional property bordering an area with intense
commercial uses, provides for open space in design and appropriate buffering to adjacent residential property, has
minimal impact on traffic, and will set a standard for future development of other immediate property in the area.
We encourage you to grant approval to this project with its most recent proffered conditions. Intense commercial or office
development at this intersection would not have a positive effect on our neighborhoods and would begin to destroy the
residential character of this area.
The community has a continuing interest in the proposal. Should this proposal be approved, we request that the developer
and county planning staff remain in contact with our neighborhoods so that we have the opportunity to review and
comment on the landscaping site plan in order to insure that the residential character of the area most adjacent to our
properties is maintained.
We appreciate your hard work and efforts on behalf of the citizens of Chesterfield County. Please contact us if we can
provide any additional information.
Conley L. Edwards
Carole R. Edwards
804-323-3039
cedwards2001 @earthlink.net
1
I
Easter, John
-
From:
Sent:
To:
Cc:
Subject:
Scott_Robinson@dom.com
Tuesday, October 25, 2005 1 :44 PM
barbere@chesterfield.gov
dgecker@chesterfield.gov; Easter, John
Sunrise Development, Inc. -- rezoning and conditional use application
Dear Mr. Barber,
I will not be attending the hearing tomorrow night, but I have had several conversations with Dan Gecker about the relative
merits of Sunrise's proposals versus the future uncertainty associated with updating the. master plan. I wanted to advise
you that my position as expressed below is essentially unchanged since I sent this email below to Dan Gecker in August.
So far as I know, the neighbors who asked me to act on their behalf have not changed their position either. Sincerely, Scott
Robinson
-- Forwarded by Scott Robinson/LEGALNANCPOWER on 10/25/200501:38 PM
Scott Robinson
To: dgecker@comcast.net
08/12/200509:03 cc: barbere@chesterfield.gov jeaster@williamsmullen.com
PM Subject: Sunrise Development, Inc. -- rezoning and conditional use application
Dear Mr. Gecker,
I live and own the property at 11135 Crooker Drive, which shares a property line with the 5 acre parcel for which Sunrise
is making its application in order to build an assisted living facility. I support Sunrise's application, as do all of other
neighbors who attended Sunrise's public meetings on the topic. I plan to attend the hearing on Tuesday to explain and
voice my support in person, but in a nutshell, we believe it provides the best transition under the circumstances to the
more intensive commercial use in the area. All of us are adamently opposed to more intensive commercial or other
business use of property because of noise, traffic, and general incompatibility of more intensive use with our homes.
Sunrise's proposed use provides us a good buffer from the encroaching commercial, business and other high density use
already coming at us from a couple of directions, and should be relatively quiet and generate little traffic. WE are aware of
an almost identical situation with an identical Sunrise facility at Parham and Three Chopt Roads in Henrico, which fits well
and likewise provides a good transition from the residential to the commercial use in that area. AS I said, I plan to attend
the meeting on Tuesday, but if you would like to talk to me before the meeting, please call me at 819 2250 (office) or 272
9665 (home). Thank you for your consideration. Scott Robinson
1
Easter. John
From:
Sent:
To:
Cc:
Subject:
Scott_Robinson@dom.com
Monday, September 19, 2005 4:42 PM
GeckerD@chesterfield.gov; dgecker@comcast.net
Easter, John; BarberE@chesterfield.gov
Sunrise Assisted Living facility -- Cranbeck and Robious
Mr. Gecker,
I appreciate our several conversations regarding the Sunrise Assisted Living facility and have had some time to consider
your comments and concerns. I wanted you to know that I still support Sunrise's application for the reasons I noted below
in my earlier email to you. So far as I know, the other neighbors still feel the same way too. J hope to attend the meeting
tomorrow but wanted you to know my reasoning because of our several discussions and because I am not sure I will be
able to attend tomorrow.
I understand you have concerns about what would be in the long term interests of the neighborhood and the county and
believe it may be prudent to wait for a re-evaluation of the comprehensive plan for the area before making any decision on
Sunrise's application. From my perspective, waiting for the comprehensive planning process, and what may come
afterwards, has a too much uncertainty associated with it. There is just no way to be certain what will be approved and
what development that will lead to. On the other hand, the proposed assisted living facility is preferable to any retail
establishment, and as I understand it, must meet the same barrier and setback requirements as would any office facility
that-could end up being approved for that location. Likewise, while the plan currently calls for medium density residential,
quality medium density residential seems unrealistic for the parcel, given the surrounding development. While there may
be some topographical differences between the Sunrise facility off of Parham and the one proposed here, there are
enough similarities to provide a reasonable degree of comfort about what the facility will look like. And although there are
no guarantees that Sunrise will not sell the property in the future, they do seem to take good care of the property they do
have in Richmond. All in all, the Sunrise facility seems like as good a use as we can anticipate, with the added advantage
that we know exactly what we are getting because of the posture of their application, which includes various proffers to
address our concerns. These proffers, with the additional changes I understand you have recommended for setbacks and
barriers on Cranbeck and Robious, should go a long way to aid the transition. (Of course, it there are other changes of a
similar nature that you believe would provide further protection to homeowners in the area, they would be greatly
appreciated. )
Again, thank you very much for your time and interest in explaining your concerns. If you would like to talk to me
personally about this e mail, please call me at 8192250. Sincerely, Scott Robinson