HomeMy WebLinkAboutSDP201600027 Staff Report Minor Amendment 2008-08-19 7:(;s7,1/,
,,,i,tit,
Illar
ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
Proposal: SP 2008 -018 Rosewood Village Staff: Claudette Grant
Rehab Services (Greenbrier)
Planning Commission Public Hearing: Board of Supervisors Hearing: To be
August 19, 2008 determined.
Owners: Rosewood Village Assisted Living, Applicant: Rosewood Village Rehab
LLC Services, LLC
Acreage: Approximately 2.0660 acres Special Use Permit for: Assisted living
facilities by special use permit in C-1,
Commercial district.
TMP: TM: 61-W P: 02-1 By-right use: C-1, commercial and service
Location: 500 Greenbrier Drive. Northeast establishments permitted by right in the C-1
; corner of Westfield Road and Greenbrier district; and uses permitted by special use
Drive. (Attachments A & B) permit in the C-1 district.
Magisterial District: Rio Conditions: Yes EC: No
Proposal: To allow non-residents of Requested # of Dwelling Units: 0
Rosewood Village to use the physical therapy
services of Rosewood Village rehab facility.
DA (Development Area): Neighborhood 2 Comp. Plan Designation: Community
Service - community-scale retail wholesale,
business and medical offices, mixed use
core communities and/or employment
services, and residential (6.01-34 units/acre).
Character of Property: The subject property Use of Surrounding Properties: A mixture
lies east of Route 29. along the northeast of uses consisting of residential units, The
corner of Westfield Road and Greenbrier Laurels-Nursing and Rehab Center, The
Drive. The building is existing in an Senior Center, and a variety of
established office neighborhood. commercial/office uses and a financial
institution.
Factors Favorable: Factors Unfavorable:
1. The proposal for the expansion of an 1. There are no factors unfavorable.
existing rehab use adds a variety of
rehab services available within the
Greenbrier Drive neighborhood.
2. The residents of the surrounding
community may benefit from the
j Rosewood Village Rehab Services (Greenbrier)
PC Public Hearing 8/19/08
CI)
opportunity of rehab services
becoming available to them.
RECOMMENDATION: Staff recommends approval of SP 2008-018, Rosewood Village
Rehab Services (Greenbrier) with conditions.
2 Rosewood Village Rehab Services(Greenbrier)
PC Public Hearing 8/19/08
STAFF PERSON: Claudette Grant
PLANNING COMMISSION: August 19, 2008
BOARD OF SUPERVISORS:
SP2008-018: ROSEWOOD VILLAGE REHAB SERVICES (GREENBRIER)
Petition:
PROJECT: SP 2008-00018 Rosewood Village Rehab Services - Greenbrier
PROPOSED: Allow non-residents of Rosewood Village to use the Rosewood Village rehab facility.
ZONING CATEGORY/GENERAL USAGE: C-1 Commercial - retail sales and service uses; and
residential use by special use permit (15 units/acre)
SECTIONS: 22.2.2(6) and 18.2.2.9
COMPREHENSIVE PLAN LAND USE/DENSITY: Community Service - community-scale retail
wholesale, business and medical offices, mixed use core communities and/or employment services,
and residential (6.01-34 units/acre).
ENTRANCE CORRIDOR: No
LOCATION: 500 Greenbrier Drive. Northeast corner of Westfield Road and Greenbrier Drive.
TAX MAP/PARCEL: 61-W/02-1
MAGISTERIAL DISTRICT: Rio
Character of the Area and Adjoining properties:
The subject property lies east of Route 29, along the northeast corner of Westfield Road and
Greenbrier Drive. See Attachment A for the Location Map and Attachment B for the Tax Map. The
area consists of residential units. The Laurels-Nursing and Rehab Center, The Senior Center, and a
variety of commercial/office uses and a financial institution.
Specifics of Proposal:
The Rosewood Village Rehab Services (Greenbrier) is an existing building. 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 Community Service and
the guidelines associated with the Community Service designation allow this form of development.
Planning and Zoning History:
The current C-1 zoning is the original 1980 designation on the property. C-1 allows various retail
sales and service and public establishments by right and assisted living facilities by special use.
On October 21, 1998, the Board of Supervisors approved with conditions, SP 98-43 to allow
construction of an assisted living facility. The request was to develop a 60-bed facility that would
provide residential, assisted and intensive living care 24 hours per day.
On July 3, 2002, the Board of Supervisors approved with conditions, SP 02-018, which was an
amendment to increase the maximum residential beds in the facility to ninety (90) instead of the
previously approved sixty (60) beds. Attachment C contains the staff report for the SP, the minutes
of the Commission meeting and the approved conditions.
i Rosewood Village Rehab Services (Greenbrier)
PC Public Hearing 8/19/08
'rrr, ,•••"'
Comprehensive Plan:
The Land Use Plan designates this area as Community Service in Neighborhood Two (2). The
Comprehensive Plan allows for community-scale medical offices as well as urban density
residential uses as long as the proposed use is compatible with adjacent land uses for a parcel
designated as Community Service. Rosewood Village is in the vicinity of The Senior Center, The
Laurels nursing and rehab center, Branchlands Retirement Community. Our Lady of Peace Nursing
Home and Assisted Living, and the Jefferson Area Board on Aging. The expansion of the rehab
services to non-residents of Rosewood Village is a compatible use for this neighborhood and
remains in keeping with the Community Service designation.
A full Neighborhood Model Analysis is not applicable for this project since it is an existing
development and does not propose re-development, but proposes an expansion of an existing use.
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 continue to 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. Some of the patients of the physical therapists 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 existing site is established in the community. The proposed expansion of use will provide the
applicant an opportunity to provide rehab services to non-resident patients. The character of the
district will not change. The proposal is in keeping with the form of development anticipated with the
Comprehensive Plan.
that such use will be in harmony with the purpose and intent of this ordinance,
The purpose of the C-1 district is to permit selected retail sales, service and public use
establishments which are primarily oriented to central business concentrations. It is intended that C-
1 districts be established only within the urban area, communities and villages in the
comprehensive plan. The proposed physical therapy use is a service that is currently provided to
residents of Rosewood Village. The applicants are proposing to make the service available to non-
residents also. The physical therapy use is allowed in the C-1 district and Rosewood Village is
located in the urban area. 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.
with uses permitted by right in the district,
Section 22.2.1 of the Zoning Ordinance, entitled Commercial, C-1, allows a variety of retail sales
and service and public establishments by-right as well as those that are permitted by special use
permit. Assisted living facilities are permitted by special use permit in C-1 districts. The number of
4 Rosewood Village Rehab Services (Greenbrier)
PC Public Hearing 8/19/08
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 expansion of rehab 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 has 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 F 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 98-43
and subsequently SP 2002-18. The availability of additional rehab services in the Greenbrier Drive
neighborhood 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 rehab use adds a variety of rehab services
available within the Greenbrier Drive neighborhood.
2 The residents of the surrounding 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 2008-018, Rosewood Village Rehab Services (Greenbrier) with
the following conditions of approval:
1. This special use permit authorizes an assisted living facility.
2. Maximum usage is limited to ninety residents (90) residents in the facility.
ATTACHMENTS
Attachment A — Tax Map
Attachment B — Vicinity Map
Attachment C — Planning Commission minutes from May 28, 2002
Attachment D — SP2002-018 Board of Supervisors Executive Summary and minutes, dated July 3,
2002
Attachment E — Board of Supervisors Action Letter. dated July 11, 2002
Attachment F — Memo from Gary Whelan, dated June 13, 2008
Rosewood Village Rehab Services(Greenbrier)
PC Public Hearing 8/19/08
. .
0 C
__
N7N.. . .
\ ' ,
\ SP 2008-018
\ Z-'
Rosewood Village Rehab ( Greenbrier )
7 .
.„
NN
s, s,
.. ) ,
,
:s.,
-- , i \ \_----"' .____- ,,,,-
,
/ , ,
, \ /--- ) ., .
7, \ ---,, _
_ ,,_-.--_-:-_----„ /
_
N, _1 \. ,/,--', ....._ ____ -
--
/, ,, ,y,„ ,'
/ i
,
,
..„ )/ //\ ,
,
/ (
/
/,
,
4,;,,, /
4 ,: , /
,
i
_ . s,
/
/ /
1 &‘f
.4.- \--,„ ,
/
/
61W-2--1
/ /
/
1
/
••,.
--,)
! N
/
NJ-A
/
V .
4)
A N.,\ /
----'7
e N.
,.,,,.....7,_.
(
7 .tc
A .,-\. , 10'Contour Streams c
.-.•
,..
,..
/\\/ Roads Si Water Body
1 . .c
i _.._i., t...
1 CI
Feel :
I ; Driveways Parcels
!..
Nommi timmiiummo
0 25 50 1(X) Buildings I Parcel of Interest La
_Id 1---
ei .,
Nose sftrd
•
T1;, r , .
L '7iT • /1 4*AlliH —T Jr — i/ .
• Rosewood Villa-ge_Rehab ( Greenbrier
. ,.‘
Li
nim° nauu �� �air #,/,
e1 111 .1 i
,..-- _ 116.041 0
/ „4
- 40/P . ,vro,,, '411 ,N Vir(041. ..\,/ # '
/ ,'N_
nt ... tt„, - alkilivire 43 /
Fweeluine , Af.:14 irt4t1A, .4),\
•.......,„,,,.,5"..‘
0000 * .,-Y tustior
'. 00 7..4** 40, , ' NII*7 -...%''
li°144 4 11,
740'
471A ,;)11 Ak
4.114
; c* pile, 0:e1/,:I,
liket,
4*i li, ...ar.
4 Ai, _ . tp,,, ,-- ,
vp 0/Sip
ie.„0,0
.,„ .._;,.71# '
-_,._„ 4,4/ 411101fr iritAtil Iti A
fp, Ai '' '''
\ ._,, En • 1 743., -Ad' - , ,.
, 1111111111
_wetlm ,1 J
1. ,
/
r,
City of
Charlottesville
.N'
Roads I - J Parcels
v
Streams Parcel of Interest
= Feet , i
o zoo aoo soo Water Body � City Boundary
SP 02-018 Rosewood Village Amendment(Skin#30,311— Request to a end a special use
permit to increase the number of beds from 60 to 90 at the Rosewood Village Assisted Living
Facility. The property, described as Tax Map 61W Section 2 Parcel 1, contains 2.1 acres and is
located at the northeast corner of Greenbrier Drive and Westfield Road in the Rio Magisterial
District. The property is zoned C-1 (commercial). The Comprehensive Plan designates this
property as Community Service in Urban Neighborhood 2. (Elaine Echols)
Albemarle County Planning Commission
Page
May 28 Draft Minutes—Submitted 6/25/02
Attachment C
Ms. Echols presented the staff report. (See the attached copy of the staff report.) She noted that
the site plan was approved in 1998 with a minor revision that took the eight spaces down to
seven at the top. The special use permit was issued in 1998 and was developed with this site
plan; it would accommodate 60 to 90 beds. The applicant is asking for 90 beds. Staff reviewed
this and found that there were no site plan changes that were needed. There were no adverse
impacts anticipated. Therefore, staff could not see any reason why not to recommend approval
of this special use permit.
SPEAKER FOR REQUEST:
Virginia Tahboub, owner of Rosewood Village, stated that they opened in September and have
been very successful.
Mr. Edgerton asked if the discrepancy came from someone writing 60 units when they mean to
write 90 units.
Ms. Tahboub stated that they had 60 units, which was the way that they developed the project.
As it turns out, the building can accommodate a lot more persons. The Virginia Department of
Social Services has said that when they did a space configuration that they could actually put 130
persons in the building. She pointed out that was because they had made such large suites. She
noted that there was a point in maximizing the usage. Fire/Rescue has a maximum amount of
250 persons. She stated that they did have the capacity for a larger amount of residents if the
need of the community grew.
Mr. Edgerton stated that he was confused because that was different from the staff report. It was
originally approved for 60.
Ms. Tahboub stated that they could take it to 90 beds.
Mr. Edgerton asked if they would request 130 for next month? He pointed out that the original
approval was for 60 and now they were requesting 90. He stated that the staff report indicates
that was a mistake.
Ms. Echols stated that was the information that staff got, but it may have been lost in the
translation. She noted that information came from a second source and not from the applicant.
Mr. Kamptner stated that it sounds like the discrepancy is between units and beds. He stated
that they have 60 units that could accommodate 90 beds within those 60 units. He asked if that
was correct?
Ms. Tahboub stated that it could accommodate 60 or 90 beds.
Mr. Edgerton asked if that was based on square footage.
Mr. Rieley stated that the bottom line is that the building does not change. He noted that the staff
report did not indicate a problem with the total of 90.
Ms. Echols stated that was correct. She pointed out that there is nothing on the site plan that
changes as a result of this. The building can accommodate 90 beds without any problems. Staff
has talked with the building inspector, Fire/Safety about meeting all of the Code requirements,
and zoning about the number of spaces involved. The applicant meets all of that. The original
special use permit approval was for units, but there seemed to be some confusion about that.
When this came back in, zoning asked for clarity in terms of number of beds.
Albemarle County Planning Commission Attachment (+
May 28 Draft Minutes-Submitted 6/25/02
.41100
Mr. Cilimberg stated that the point of confusion here is that the original approval was not for 60
beds, but for 60 units. He pointed out that now it would go to 90 beds because zoning wanted
that clarification. They would not allow 90 beds in 60 units.
Mr. Rieley stated that there would be no change in the way the building was used at all.
Mr. Thomas noted that the facility was very nice and roomy.
Mr. Rieley asked if anyone else wanted to speak regarding this application.
Katie Hobbs, of Albemarle County, stated that at some point between the 60 and 90, that
assumes that you would need more help for that. She noted that somewhere along the line there
you would end up with a traffic problem in that area on that corner.
Mr. Thomas moved to recommend approval of SP-02-018, Rosewood Village Amendment, with
the conditions recommended by staff.
Mr. Craddock seconded the motion, which carried Unanimously (4:0).
The Planning Commission recommended approval of SP-02-018, Rosewood Village Amendment,
to the Board of Supervisors with the following conditions recommended by staff:
1. Maximum usage is limited to ninety (90) residential beds in the facility.
2. No part of the property may be utilized for any activities other than those directly related to
the adult care residence. This condition is intended to regulate parking; and
3. This special use permit authorizes only an adult care residence which provides an assisted
living level of service, as defined in 22VAC40-71-10 as provided under the Virginia
Administrative Code.
Mr. Rieley noted that the Board would hear the special use permit on July 3`0
Attachment C