Parham Road Senior Living

REZ2018-00049 CA Senior Living Holdings Staff Report for Board of Supervisors Public Hearing Prepared February 28, 2019 This report is prepared by the Henrico County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this land use matter. I. PUBLIC HEARINGS: Planning Commission: February 14, 2019 Recommended for Approval Board of Supervisors: March 12, 2019 Pending II. /DENT/FICA TION AND LOCATIONAL INFORMATION: Requested Zoning: R-6C General Residence District (Conditional) Existing Zoning: R-2 One-Family Residence District Acreage: 5.647 acres Proposed Use: Life Care Facility Location: East line of N. Parham Road south of its intersection with Derbyshire Road Magisterial District: Tuckahoe Comprehensive Plan Recommendation: Semi-Public Parcel Nos.: part of Parcel 752-739-1406 Zoning of Surrounding Properties: North: R-2 One-Family Residence District (Temple Beth-El School) South: R-2 One-Family Residence District (Richmond Montessori School) East: R-2 One-Family Residence District (Richmond Montessori School), R-3 One-Family Residence District (Forest Ridge Subdivision) West: R-2 One-Family Residence District (Raleigh and Kinross Subdivisions) REZ2018-00049 Page 1 Ill. SUMMARY OF STAFF REPORT: The applicant is proposing to rezone 5.647 acres from R-2 One-Family Residence District to R- 6C General Residence District (Conditional) in conjunction with companion case PUP2018- 00020 to allow a life care facility. The prop~rty is located on the east line of N. Parham Road just south of its intersection with Derbyshire Road. The facility would include 58 independent units, 60 assisted living units, and 32 memory care units for a total of 150 units in a 3-story structure. Proffers submitted by the applicant address subjects including, but not limited to, a conceptual plan and elevations, exterior materials, buffers, enhanced stormwater retention, lighting, maximum height and the timing of construction activities, maintenance activities, and shift changes. These proffers are generally consistent with proffers offered on similar developments and attempt to mitigate potential impacts of the proposal. The applicant has held a total of four community meetings with area residents and community groups. The proffers submitted have attempted to address some of the concerns raised during those meetings. The 2026 Comprehensive Plan recommends Semi-Public for this site. This request would be consistent with this designation as Semi-Public is to include a variety of quasi-public uses and facilities including but not limited to private schools, churches, nursing and convalescent care facilities and hospitals. Additionally, the proposed development would be generally consistent with other semi-public uses located on the east side of N. Parham Road south of Patterson Avenue and the submitted proffers offer assurances to address staff and community concerns. For these reasons, staff believes this request to be reasonable and supports this request. The Planning Commission recommended approval of this request at their February 14, 2019 public hearing. IV. LAND USE ANALYSIS AND IMPLICATIONS: The subject site totals approximately 5.647 acres on a portion of parcel 752-739-1406 and is zoned R-2 one-family residence district. The parcel is wooded and contains predominantly deciduous trees with some evergreens along the property's edges. The surrounding uses are a mixture of semi-public uses and single-family home residential subdivisions. The Temple Beth El school occupies the remainder of the parcel to the north and the Richmond Montessori School is located to the south and east. Further to the east beyond the Montessori school play field is the Forest Ridge subdivision . The Kinross and Raleigh subdivisions are located on the opposite side of N. Parham Road, which is a divided four lane road at this location. The proposed life care facility would share access to N. Parham Road with the Temple Beth-El school at the existing light at Derbyshire Road and would not have any direct access on N. Parham Road . The facility would include 58 independent units, 60 assisted living units, and 32 memory care units for a total of 150 units in a 3-story structure. That would equate to a density of 26.56 units/acre. This density is above the density of 19.8 allowed for apartments in the R-6 district but is below the density of 30 units/acre allowed for life-care facilities. Greater densities are allowed for life care facilities because their impacts, especially regarding traffic, are lower than those incurred by nonage-restricted apartment communities. The maximum height of the 3-story structure has been proffered to be limited to 44'. The applicant has proffered a conceptual plan and elevations showing a 3-story structure with the main entrance facing north and a courtyard that includes mechanical and service equipment REZ2018-00049 Page 2 facing the south. A ring road surrounds the building and parking is located on the south, north and east sides of the building. Due to the topography of the site, two retaining walls below the building grade would be constructed along the N. Parham Road frontage and a single retaining wall above the building grade would be located on the eastern side of the site. Development of this type requires a ten-foot landscaped buffer when adjacent to residential districts. The applicant has proffered an undisturbed tree save area close to the entrance of the property, as shown on the conceptual plan, and a 35' undisturbed buffer along the N. Parham Road frontage of the property. The previously mentioned retaining walls would be constructed outside of the buffer area. Additionally, the applicant has committed to supplement the current vegetation in these areas consistent with the level of a transitional buffer 35 if they are deficient in any way. An additional 25' buffer and fence have been proffered along the property line with the Montessori school. This fence would wrap around from the southern border to the eastern border of the site. The majority of the site drains to the west, into the lake at the center of the Raleigh subdivision, and eventually into the James River. The applicant has proffered that all stormwater retention facilities would be underground. The applicant has committed that those facilities would be able to manage a 20% greater capacity during construction and a 10% greater capacity after construction is concluded than what would normally be required . The exact size and location of these facilities would be determined at the time of the Plan of Development for the site. Additionally, super silt fencing would be utilized during the construction of the life care facility. With the submitted proffers the hours of outside construction have been limited to 7:00 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturday. The timing for maintenance activities, such as trash pick-up, parking lot cleaning , and leaf blowing would be limited to the same hours. Shift changes for employees would be timed so they would not occur during the prime hours of peak traffic in the morning and evening. Parking lot lighting would be a maximum of 15' and the applicant has indicated roadway lighting outside of those areas would be ground mounted bollard style lighting. The proffers dated February 12, 2019 also address underground utilities, signage, foundation appearance, building and parking lot materials, and the screening of trash, HVAC, and generator equipment. The 2026 Comprehensive Plan recommends Semi-Public use for the property. Areas designated as Semi-Public include a variety of quasi-public uses and facilities including but not limited to private schools, churches, nursing and convalescent care facilities and hospitals. This proposed use would be consistent with nursing and convalescent care facility uses. This designation also covers many of the school and religious properties located on the eastern side of N. Parham Road between Patterson Avenue and River Road . The applicant has held a total of four community meetings with area residents and community groups. The submitted proffers are generally consistent with proffers offered on similar developments and attempt to mitigate concerns and potential impacts of the proposal raised by both staff and citizens. This request is consistent with the future land use recommendation and the proposed development would be generally consistent with other semi-public uses located on the east side of N. Parham Road between Patterson Avenue and River Road . For these reasons, staff believes this request to be reasonable and supports this request. The Planning Commission recommended approval of this request at their February 14, 2019 public hearing. REZ2018-00049 Page 3 V. COMPREHENSIVE PLAN ANALYSIS: Land Use Plan Recommendation: The 2026 Comprehensive Plan recommends Semi-Public for the subject site. The proposed life-care facility is consistent with this designation. Goals, Objectives and Policies: This request is most consistent with the following: • Land Use and Community Character Objective 9: Promote diverse housing types that meet the needs of a demographically diverse population. • Land Use and Community Character Objective 13: Provide for the logical arrangement of land uses which offers transitions from more intense to less intense uses. • Land Use and Community Character Objective 18: Encourage landscaped buffers on lots, in addition to the minimum required setbacks along any boundary which lies adjacent to collector or arterial streets. VI. PUBLIC SERVICE AND SITE CONSIDERATIONS: Major Thoroughfare and Transportation: The applicant proposes a life care facility. The development will consist of 58 independent living units, 60 assisted living units, and 32 memory care units. The following is the approximate number of new vehicle trips expected from this proposed development: Total weekday trips= 440 (220 in, 220 out) A traffic signal exists at the access point of the parcel to Parham Road.

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