Owner/Applicant:                                                     Board of Supervisors Meeting Date:

Melvin C. Bender, Owner                                                    September 15, 2003

Blue Ridge Christian Home , Applicant

Staff Lead:                                                                                  Department:

Chuck A. Floyd                                                                Community Development

Magisterial District: Lee                                                                         PIN:

Service District:  Bealeton                                                   6889-42-5068-000


A Resolution Approving SPEX04-LE-003:  Amendment of an Existing Special Exception to Increase the Number of Permitted Residents at the Blue Ridge Christian Home to Thirty-Six (36) Residents, Blue Ridge Christian Home, Applicant, Melvin C. Bender, Owner                                                                                                        

Topic Description:

In November 1985, the Blue Ridge Christian Home first obtained a Special Exception to operate an adult assisted living facility.  The facility has operated at the same location since 1987.  Initially, the Special Exception approval limited the number of residents to thirty (30).  Through time, the Special Exception has been amended to allow marginal increases in the number of residents.  The facility currently provides shelter, meals, and medical treatment to thirty-four (34) frail adults.

Because of the increasingly high demand for assisted living, the Blue Ridge Christian Home is continuously looking for ways to expand the level of service it can offer the community.  Ultimately, the organization plans to construct an additional facility on this same site; however, at this time, they are just looking for opportunities for incremental increases in residential capacity.

By combining and rearranging administrative offices, the Applicant has cleared space suitable for creating an additional semi-private room within the existing facility.  This space can serve an additional two (2) residents, to be selected from the facility’s extensive waiting list.  In order to implement this plan, the Applicant is requesting an increase in the number of residents allowed by the Special Exception to a total of thirty-six (36).  This is the only change to the existing Special Exception requested at this time.

Requested Action of the Board of Supervisors:

Hold a public hearing and consider adoption of the attached resolution.

Planning Commission Action:

On August 28, 2003 , the Planning Commission held a public hearing and recommended approval of SPEX04-LE-003, subject to the following conditions:

1.      The number of residents at the Blue Ridge Christian Home shall not exceed thirty-six (36).

2.      The Applicant shall comply with all applicable permitting and licensing requirements relating to increasing the facility’s residential capacity.

Staff Analysis:

As shown on the following location map, the property is located on the north side of Catlett Road (Route 28) between Routes 17 and 29 in the Bealeton Service District.  It consists of approximately 45 acres and is zoned RA.  The property is bounded on the east by the Southcoate Village residential development and on the west by the proposed Pelham Village residential development.  The Edgewood East residential development is located to the south, across Route 28.

Location Map

The property is surrounded by land that is either currently developed in low-density residential use, or it is proposed for that type of development.

The Applicant’s request will allow an incremental increase in the number of residents served by the Blue Ridge Christian Home from thirty-four (34) to thirty-six (36).  The request will not result in any significant increase in traffic in the area or any perceptible change in the day-to-day operation of the facility. Its impact will be negligible on the neighboring community.  The only potential restrictive consideration identified by staff was the possibility of limited drainfield capacity.  Through discussions with the County Health Department, staff has learned that this is not an issue.  The facility is now connected to public sewer.


1.      Applicants Statement of Justification

2.   Facility Evacuation Plan (Showing Location of Converted Office Space)