HEARING AGENDA REQUEST
of Supervisors Meeting Date:
Family Limited Partnership, Owner
Development Corporation, Applicant
May 20, 2002
EXCEPTION #02-S-13 and #02-S-14, ESTABLISHMENT OF A CONTINUING
CARE FACILITY IN THE RURAL AGRICULTURAL ZONING DISTRICT AND
APPROVAL OF A PRIVATE SEWAGE TREATMENT SYSTEM.
PLAN AMENDMENT #02-S-04, EXTENSION OF PUBLIC WATER BEYOND A
SERVICE DISTRICT BOUNDARY,
The applicant is seeking the above referenced
approvals for the proposed development of an age-restricted
community on a 120-acre parcel on Route 29 just north of Warrenton
and adjacent to the Snow Hill subdivision.
The property is zoned RA (Rural Agricultural) and is
located adjacent to, but not in, the New Baltimore Service
total of 112 residential units and a 40-bed assisted living
facility are proposed by the applicant, with the following
distribution of units:
An assisted living facility with a 40-bed capacity;
Two condominium buildings with a total of 32 individual units;
50 detached cottage units; and
30 duplex units.
The assisted living facility would offer
24-hour assistance to residents.
According to the applicant, this facility would be licensed
by the Virginia Department of Social Services and an independent
operator would be selected for facility management.
Approximately 30 full time equivalent employees are
proposed for the entire community.
A clubhouse, fitness center and swimming pool are planned
as community features. The
community is also proposed to include a bank facility, gift and
convenience shop, pharmacy delivery service and dining room.
There are planned walking trails, a wetlands boardwalk and
other open space/garden features proposed for use by the
community’s residents. The 120-acre parcel would remain intact under one common
ownership, so there would be no subdivision of the land into
individual lots. Rather,
each individual unit would be independently owned in a
condominium-style arrangement on land that would be owned and
maintained by an individual entity or Homeowner’s Association.
main entrance to the site is proposed from Lee Highway, aligned
with the crossover for Baldwin Street (Route 673.)
The existing farm entrance on Route 29 would be closed.
There are also two proposed entrances from Fosters Fork
Road, one secondary in nature and the other as an unpaved
emergency access. A
majority of the development is proposed to be clustered in the
center portion of the property, with the exception of the assisted
living facility, which is proposed closer to the Route 29
community would be served by a private road network, with a
24-hour security gate at the main entrance.
The community would operate as an age-restricted facility
under an exemption from the Fair Housing Amendments Act of 1988.
This constraint allows housing for occupancy by persons of
a minimum age of 55 years. In
addition, this proposed community would not permit children under
the age of 19 to live on the premises.
These age restrictions would be enforced through private
Associated with the request for the establishment
of the continuing care facility with its mixture of residential
components, the applicant is also seeking a Comprehensive Plan
Amendment to extend public water beyond the Service District, but
there is no request for public sewer.
applicant is proposing the construction of a privately owned and
operated central wastewater system, due to the property location
being beyond the Service District boundary.
The proposed system would include gravity sewers and single
pump station. The
treatment process proposed by the applicant involves the
application of treated water to a closed, subsurface drip/drainfield
system that would eliminate contact to open air and minimize odor
potential when combined with minimized flow retention times in the
conveyance hydraulics. The
proposed wastewater treatment building would be located in a
screened area near the eastern property boundary, in closer
proximity to Route 29 and the assisted living facility.
The primary drainfield areas are concentrated in a
rectangular area extending from the southern property boundary
towards the center of the property.
The required 200% reserve areas are scattered throughout
the property. It is
noted that all collection, conveyance and treatment for the
wastewater system would be underground or in a building designed
with a residential character.
Planning Commission Review
The Planning Commission held a public hearing on
this application on February 28, 2002.
Subsequent to the public hearing, the Planning Commission
also conducted a site visit and two work sessions. The applicant made revisions to the proposal, most notably,
moving the locations of the assisted living facility and the
sewage treatment facility, to address concerns expressed by the
Planning Commission. A
series of development conditions were extensively reviewed and
debated in the event that the project is ultimately approved by
the Board of Supervisors. The
applicant also provided more detailed traffic count estimates at
the request of the Planning Commission.
At its April 25, 2002, meeting the Planning Commission, by a vote of
3-2, recommended denial of this application.
The reasons for the denial recommendation were based on
concerns that the project density was too high, the traffic and
emergency service ramifications and long-term water quality
impacts on adjacent wells. The
majority also indicated in the minutes that the Board of
Supervisors should consider a reduction in the proposed density, a
height limitation of one-story for the assisted living facility in
a location further away from Route 29 and that the sewage
treatment system be approved by the Health Department prior to
site plan approval.
Requested Action of the Board of Supervisors:
a public hearing and take appropriate action.
Resolutions for both denial
are attached for consideration.
should be noted that the approval resolution contains three
density options for the Board of Supervisors to consider.
Option A would allow the applicants requested density of
112 total residential units, plus the 40-bed assisted living
facility. Option B
would allow a lower density level as deemed appropriate by the
Board of Supervisors. Option C is staff’s recommended density
reduction from 112 residential units to 66 residential units, plus
the 40-bed assisted living facility.
Financial Impacts Analysis:
There was no financial impact analysis required for
Identify any other Departments, Organizations or Individuals that
would be affected by this request: