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 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 . 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. Any proposed street trees along Parham Road should not block the visibility of the traffic signal heads for northbound motorists. Sidewalk will be required along the parcel's frontage of Parham Road .

Drainage: • All proposed improvements must comply with all applicable Public Works plan of development requirements. • The site is located within 50/10 detention area and must comply with applicable regulations. • The site must comply with applicable water quality requirements. • Traffic will determine if any right-of-way dedication or road improvements are required.

Public Utilities: County water is located in an easement on the developed portion of the parcel to the north of the proposed facility. County sewer is located in an easement on the property.

The proposed use will produce flows that may exceed the projected flows based on the 2026 Land Use Plan. Therefore, an analysis of the downstream sewer system may be required to determine if upgrades to the sewer are needed. The developer will be required to make any needed improvements.

Schools: REZ2018-00049 does not involve the addition of any residential housing for school age children thus it does not have any educational impacts.

REZ2018-00049 Page4 Division of Fire: No Comments

Division of Police: The applicant is encouraged to contact and work with the Community Services Unit with the Police Division for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a plan of development (POD) is drafted for submission to the county for review.

Recreation and Parks Department: No park or recreation facilities, historical, archeological or battlefield impact.

Libraries: These requests fall in the service area of the Tuckahoe Area Library. The Tuckahoe Area Library is 53,000 sq . ft. and is open 66 public service hours per week. This facility offers a full array of services including a convenient drive-thru book return and pick-up window, as well as, self-check kiosks.

As these types of developments continue to be built and the population in the area continues to grow, the Tuckahoe Area Library is also projected to offer Sunday hours as another way to meet future increased service demands.

The Library System also provides services to facilities such as this through its Mobile Library Service division. Presently, the Library has one vehicle that covers the entire county. As more facilities are opened that serve senior citizens, the Library System will need to add an additional vehicle and staff to provide services to them.

General Services: No comment.

Topography and Land Characteristics Adaptability: There are no known topographical or environmental features that would impact development of the site as proposed.

REZ2018-00049 Page 5 Proffers for Conditional Rezoning County of Henrico, 4301 E. Parham Road, Henrico, Virginia 23228 Henrico Planning Web Site: http://www.henrico.us/p!anning Mailing Address: Planning Department, P.O. Box 90775, Henrico, VA 23273-0775 Phone (804) 501-4602 Facsimile (804) 501-4379

□ Original 'P' Amended Rezoning Case No.tt'2-"°l~ ~o'-f<1 Magisterial District Iv d:::·o.:.w.c

Pursuant to Section 24-121 (b) of the County Code, the owner or duly authorized agent* hereby voluntarily proffers the following conditions which shall be appllcable to the property, If rezoned:

I lgnature of Owner or Applicant/ Print Name Date

*If applicant Is other than Owner, the Special Limited Power of Attorney must be submitted with this application

PROFFERED CONDITIONS

1. Use. The only permitted principal use on the Property shall be for a Life Care Facility. 2. Conceptual Plan. Development of the Property shall be in general conformance with the Conceptual Site Plan entitled "Parham Road Senior Living Henrico County, VA" dated February 1, 2019, prepared by Kimley Horn, attached hereto (the "Conceptual Plan"), which Conceptual Plan is conceptual in nature and may vary in detail, unless otherwise requested and specifically approved at the time of Plan of Development. 3. Elevation. Development shall be in general conformance with the architectural appearance shown on the elevation attached hereto entitled "Birds Eye View", attached hereto, unless otherwise requested and specifically approved at the time of Plan of Development. 4. Exterior Materials. The exposed portion of each exterior wall surface (front, rear and sides) of any building shall be similar to the exposed portions of other exterior walls of such building in architectural treatment and materials. Any building shall have exposed exterior walls (above finished grade and exclusive of trim) of stone, stone veneer, brick, cementitious siding, or a combination of the foregoing unless different architectural treatment and/or materials are specifically approved with respect to the exposed portion of any such wall, at the time of Plan of Development. 5. Buffer Along Parham Road. A natural buffer area (i) within the area labeled "Tree Save Area" on the Conceptual Plan and (ii) of a minimum of thirty-five (35) feet in width along the remaining Parham Road frontage of the Property in the location shown on the Conceptual Plan, shall be maintained except to the extent necessary or allowed for utility easements that may pass through the buffer in a generally perpendicular manner (unless currently existing), signage and other purposes requested and specifically approved, or if required, at the time of Plan of Development. Such buffers shall be in accordance with the requirements for a Transitional Buffer 35 (with credit for existing trees and shrubs) or as otherwise approved at the time of Plan of Development. Existing vegetation and underbrush may, and fallen, diseased or dead plant growth shall be removed from the buffer area, and if so removed, additional plantings shall be added. 6. Buffer Adjacent to Montessori School. A natural and/or landscaped buffer area of a minimum of twenty-five (25) feet in width shall be maintained along the southern boundary of the Property adjacent to the Montessori School property for the distance shown on the Conceptual Plan, except to the extent necessary or allowed for utility easements that may pass through the buffer in a generally perpendicular manner (unless currently existing), and other purposes requested and specifically approved, or if required, at the time of Plan of Development. Such buffer shall include a six (6) foot solid board fence along said Property line and the rear line, subject to any sight line requirements at the School entrance, and unless otherwise approved at the time of Plan of Development. Existing vegetation and underbrush may, and fallen, diseased or dead plant growth shall be removed from the buffer area, and if so removed, additional plantings shall be added. 7. Stormwater Retention. Permanent stormwater retention facilities shall be underground. Stormwater retention facilities shall be designed to exceed the legally requ ired volume design by 20% during construction and 10% post-construction. The use of "Suoer Silt Fencina" shall be reauired durina construction .

Page _1 _ of _2_ POF-003-10/01/08 P.1 Proffers for Conditional Rezoning (Supplemental) County of Henrico, Virginia 4301 E. Parham Road, Henrico, Virginia 23228 Henrico Planning Web Site: http://www.co.henrico.va.us/planning Mailing Address: Planning Deptartment, P.O. Box 90775, Henrico, VA 23273-0775 Phone (804) 501-4602 Facsimile (804) 501-4379

8. Construction Activities. The hours of exterior construction activities shall be restricted to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturday with no construction activities on Sunday. During construction, a sign shall be posted on site in English and Spanish listing the hours of construction activity. 9. Lighting. Outdoor lighting shall be produced from concealed source style fixtures and shall be directed in a way to minimize glare on public roads and property lines. Parking lot lighting standards shall not exceed fifteen (15) feet in height as measured from the grade at the base of the lighting standard. 10. Trash Receptacles, HVAC and Emergency Generators. Dumpsters, trash receptacles, emergency generators and heating, ventilation, and air cond itioning (HVAC) equipment shall be screened from view at ground level at the property lines in a manner approved at Plan of Development.

11 . Maintenance Activities. Trash pick-up, parking lot cleaning, leaf blowing, and similar maintenance activities (excluding snow removal) shall be restricted to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 5:00 p.m. on Saturday with no maintenance activities on Sunday. 12. Underground Utilities. All utility lines on the Property shall be underground, except for junction boxes, meters, existing and/or relocated existing overhead utility lines and lines in wetland areas. 13. Signage. Signs identifying the Property shall be ground mounted monument-style signs limited in height to six (6) feet, the base of which shall be landscaped, and any external lighting thereof shall be screened pursuant to a landscaping plan approved by the County. No portable and/or changeable copy signage shall be permitted on-site. Other than the sign panel, any detached signs shall be predominantly of brick and/or stone. 14. Foundations. There shall be a minimum vertical height of twelve (12) inches of brick, stone or stone veneer above grade utilized on slab-on-grade foundations to present the appearance of a crawl space. 15. Gravel Prohibited. Parking spaces, roads, and other access drives shall be paved. Gravel shall not be used as primary landscaping material. 16. Severance. The unenforceability, elimination, revision or amendment of any proffer set forth herein, in whole or in part, shall not affect the validity or enforceability of the other proffers or the unaffected part of any such proffer. 17. Height. Building height shall be limited to forty-four (44) feet. 18. Restriction on Shift Changes. Employee sh ift changes shall not occur between 7:30 a.m. and 8:30 a.m., nor between 5:00 p.m. and 6:00 p.m., weekdays.

TEMPLE BETH-EL, a religious institution of Richmond, Virginia

Jame . Theobald, Attorney-in-Fact Date: February 12, 2019

Page ..1_ of _2_

POF-003 -10/01/08 P.2 ------

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October 2018 Ref: 752-739-1406