PRIVATE ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT

STAFF REPORT

 

 

Proposal:  SP 08 - 19 Rosewood Village Rehab Services (Hollymead Town Center)

Staff:  Claudette Grant

Planning Commission Public Hearing: 

August 19, 2008 

Board of Supervisors Hearing:  To be determined.

Owners: Rosewood Village of Hollymead, LLC

Applicant: Rosewood Village Rehab Services, LLC

Acreage:  Approximately 1.25 acres

Special Use Permit for: Assisted living facilities by special use permit in PDMC, Planned Development – Mixed Commercial district.

TMP: TM: 32 P: 41K

Location: 2029 Lockwood Drive. The property is located approximately 1,500 feet from U.S. Route 29 along Timberwood Boulevard in the Hollymead Town Center. (Attachments A & B)

By-right use: PD-MC, commercial and service establishments permitted by right in the C-1, CO and HC districts; and uses permitted by special use permit in the C-1, CO and HC districts.           

Magisterial District: Rio

Conditions: Yes   EC: Yes             

Proposal: To allow non-residents of Rosewood Village to use the physical therapy services of the Rosewood Village rehab facility.

Requested # of Dwelling Units: 0

DA (Development Area): Hollymead Community                   

Comp. Plan Designation: Town Center: Compact, higher density area containing a mixture of businesses, services, public facilities, residential areas and public spaces, attracting activities of all kinds. (6.01-34 dwelling units per acre).

Character of Property: The subject property lies west of Route 29, along the southeast corner of Timberwood Boulevard and Lockwood Drive in the Hollymead Town Center development. The building and area are under construction.

Use of Surrounding Properties: Mixed use development consisting of residential townhouses, and a variety of commercial and office uses that are currently under development/construction.    

Factors Favorable:

  1. The proposal for the expansion of an existing use adds a diversity of uses in the Town Center.
  2. The residents of the surrounding Hollymead Town Center community may benefit from the opportunity of rehab services becoming available to them.

 

Factors Unfavorable:

1.      There are no factors unfavorable.

1.      1.

RECOMMENDATION: Staff recommends approval of SP 2008-019, Rosewood Village Rehab Services (Hollymead Town Center) with conditions.

 

 

  

STAFF PERSON:                                                                              Claudette Grant

PLANNING COMMISSION:                                                              August 19, 2008

BOARD OF SUPERVISORS:                                                          

 

SP2008-019: ROSEWOOD VILLAGE REHAB SERVICES (HOLLYMEAD TOWN CENTER)

 

Petition:

PROJECT: SP 2008-00019 Rosewood Village Rehab Services - Hollymead Town Center

PROPOSED: Allow non-residents of Rosewood Village to use the Rosewood Village rehab facility. 

ZONING CATEGORY/GENERAL USAGE: PD-MC Planned Development Mixed Commercial - large-scale commercial uses; and residential by special use permit (15 units/acre)

SECTIONS: 25A.2.2(1) and 24.2.2(7) 

COMPREHENSIVE PLAN LAND USE/DENSITY: Town Center: Compact, higher density area containing a mixture of businesses, services, public facilities, residential areas and public spaces, attracting activities of all kinds. (6.01-34 dwelling units per acre).

ENTRANCE CORRIDOR: Yes

LOCATION: 2029 Lockwood Drive. The property is located approximately 1,500 feet from U.S. Route 29 along Timberwood Boulevard in the Hollymead Town Center.

TAX MAP/PARCEL: 32/41K

MAGISTERIAL DISTRICT: Rio

 

Character of the Area and Adjoining properties:

The subject property lies west of Route 29, along the southeast corner of Timberwood Boulevard and Lockwood Dr. in the Hollymead Town Center development. See Attachment A for the Location Map and Attachment B for the Tax Map. The area consists primarily of residential townhouses, and a variety of commercial, and office uses that include a Target store and Harris Teeter grocery store. Hollymead Town Center is currently under construction.                                                                                                          

 

Specifics of Proposal                                                                                                                                         

The Rosewood Village Rehab Services (Hollymead Town Center) building is currently being constructed. The applicant is requesting a special use permit to allow non-residents of Rosewood Village to use the Rosewood Village rehab facility for physical therapy. Although the property is zoned C-1, commercial, which allows physical therapy, the existing special use permit for assisted living, does not allow this use. In order for physical therapy for non-residents to be available, conditions on the existing special use permit must be changed.

  

Applicant’s Justification for the Request:

The applicant wants to expand their services and offer their rehab services to patients not residing in Rosewood Village.  The Comprehensive Plan designates this area as Town Center and the guidelines associated with the Town Center designation at Hollymead allows this form of development.

 

Planning and Zoning History

The property was zoned Rural Areas prior to ZMA 2001-00020 which changed the zoning to Planned Development - Mixed Commercial. The rezoning to PD-MC was accompanied by a proffered Code of Development.

 

On April 12, 2006, the Board of Supervisors approved with conditions, SP 2005-032 to allow for a 70,000 sq. ft. assisted living facility.

 

PDMC allows commercial and service establishments permitted by right in the C-1, CO and HC districts by-right and assisted living facilities by special use permit.

 

 

Comprehensive Plan:

The Land Use Plan designates this area as Town Center. The Town Center designation at Hollymead is accompanied in the Land Use Plan with “Conceptual Master Plan and Design Guidelines for the Hollymead Town Center”. The expansion of the rehab services to non-residents of Rosewood Village remains in keeping with the Town Center designation and the Hollymead Town Center Guidelines.

 

A full Neighborhood Model Analysis is not applicable for this project since conformity with the Neighborhood Model was assessed with the Hollymead Town Center rezoning to PD-MC.

 

Staff Comment:

Staff will address each provision of Section 31.2.4.1 of the Zoning Ordinance as follows:

 

31.2.4.1: Special Use Permits provided for in this ordinance may be issued upon a finding by the Board of Supervisors that such use will not be of substantial detriment to adjacent property,

The facility will house elderly residents and offer patients not residing in Rosewood Village rehab services at this facility. The size of the physical therapy office will accommodate 1-2 therapists treating one patient every 45 minutes to one hour; therefore, requiring a maximum of 2-4 parking spaces if the clinic is at full capacity. Hours of operation will be Monday through Friday, 9:00am to 5:00pm.

 

The parking available at the facility will meet the County’s requirement of 1 space per 3 beds. With one patient every 45 minutes to one hour using the rehab services over an eight hour time span daily during the work week, staff does not see this as a high impact to the facility or adjacent property, since some of the patients of the rehab facility will be residents. The facility has adequate parking, therefore, staff can identify no detriment that this facility or expanded use would have on adjacent property.

 

that the character of the district will not be changed thereby and

The proposal is in keeping with the form of development anticipated with the Comprehensive Plan Amendment that placed the Town Center designation on the area. The proposal is in keeping with the Town Center Design Guidelines for a mixed-use development.

 

that such use will be in harmony with the purpose and intent of this ordinance,

Staff has reviewed this request for compliance with the purpose and intent of the Zoning Ordinance, and identified no conflict that would arise as a result of its approval. The physical therapy services will complement other services available in the Town Center.

 

with uses permitted by right in the district,  

Section 25A of the Zoning Ordinance, entitled Planned Development – Mixed Commercial, allows the same by-right uses as well as those that are permitted by special use permits in the C-1 (Commercial), CO (Commercial Office), and HC (Highway Commercial) zoning districts. Assisted living facilities are permitted by special use permit in C-1, CO, and HC districts. A proffered Code of Development was submitted with the request to rezone this property to PDMC (ZMA 2001-00020). This Code of Development set maximum non-residential parameters in each block and allowed for certain uses to be allowed by Special Use Permit. Within this block, the Code of Development allows assisted living facilities by special use permit. The number of staff and potential number of patients using the rehab facility in any given work day is minimal. There is also adequate parking on the site. Therefore, staff does not feel there will be any detrimental traffic impacts as a result of the expanded use. The proposed use is compatible with the other permitted uses in this district.

 

 

with the additional regulations provided in section 5.0 of this ordinance,

Section 5.1.13 contains restrictions for REST HOME, NURSING HOME, CONVALESCENT HOME, ORPHANAGES.

The existing use meets these regulations. Removal of the restriction for the site to only be used for assisted living will not affect the assisted living use.

 

and with the public health, safety and general welfare.

The public health, safety, and general welfare of the community are protected through the special use permit process which assures that uses approved by special use permit are appropriate in the location requested. There are no expected impacts on public health safety or welfare, except to improve the opportunity for physical therapy services in an area which can support this use. Attachment E indicates that water and sewer service will continue to be available to the site. 

 

Summary:

This request is to expand the rehab services use to non-residents of Rosewood Village. The rehab service use has been part of the assisted living facility that was previously approved with SP 2005-032. The availability of rehab services in Hollymead Town Center could be an asset for residents in the surrounding community. As previously stated in this report, staff feels the impact of this expanded use will be minimal.

 

Staff has identified the following factors favorable to this application:

1.      The proposal for the expansion of an existing use adds a diversity of uses in the Town Center.

2.       The residents of the surrounding Hollymead Town Center community may benefit from the opportunity of rehab services becoming available to them.

 

Staff has not identified any factors unfavorable to this application.

 

Recommended Action:

Staff recommends approval of SP 2008-019, Rosewood Village Rehab Services (Hollymead Town Center) with the following conditions of approval:

 

1.                  This special use permit authorizes an assisted living facility.

2.                  Maximum usage is limited to ninety-six residents (96) residents in the facility.

 

 

ATTACHMENTS

 

Attachment A – Tax Map

Attachment B – Vicinity Map

Attachment C – SP2005-032 Planning Commission Staff Report and minutes, dated March 21, 2006

Attachment D – Board of Supervisors Action Letter, dated May 11, 2006

Attachment E – Memo from Gary Whelan, dated June 13, 2008

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