Loading...
HomeMy WebLinkAbout22-04 BOS Staff Report4�GK ' CSU CONDITIONAL USE PERMIT #22-04 a ®� ROBERT E. ROSE MEMORIAL FOUNDATION w Staff Report for the Board of Supervisors Meeting Prepared: October 20, 2004 Staff Contact: David M. Beniamino, Planner I This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this request. It may also be useful to others interested in this zoning matter. Reviewed Action Planning Commission: 10/06/04 Recommended Approval Board of Supervisors: 10/27/04 LOCATION: This subject property is located at 549 Valley Mill Road (Route 659). MAGISTERIAL DISTRICT: Redbud PROPERTY ID NUMBER(s): 55-A-56 PROPERTY ZONING & PRESENT USE: RP (Residential Performance) Zoning District Land Use: Residential ADJOINING PROPERTY ZONING & USE: RP (Residential Performance) Zoning District Land Use: Residential PROPOSED USE: Addition to the Existing Convalescent and Nursing Homes, Adult Care Residences and Assisted Living Care Facilities. REVIEW EVALUATIONS: Virginia Department of Transportation: The application for a Conditional Use Permit for this property appears to have little measurable impact on Route 659, the VDOT facility which would provide access to the property. Existing entrance is adequate for proposed use. However, should use expand in the future, the entrance may have to be upgraded to VDOT commercial standards. CUP 422-04, Robert E. Rose Memorial Foundation October 20, 2004 Page 2 Frederick County Fire Marshall: Access to the addition must be made from the existing asphalt and gravel drives on each end of the existing structure. Provisions for evacuation of all occupants from the existing and proposed building shall be uninhibited to an all weather surface. Plan approval recommended. Frederick County Sanitation Authority: No comment. Frederick County Inspections: Building addition shall comply with The Virginia Uniform Statewide Building Code and Sections 308, Use Group I (Institutional) of the International Building Code/2000. Other Code that applies is CABO A 117.1-98 Accessible and Usable Buildings and Facilities. Please note section 3408.6 of IBC for the accessibility requirements for Additions and Renovations (ADA 20% rule). Design Professional lic. In VA shall seal the structural plans submitted for permit application and special inspection requirements of Chapter 17 of IBC shall apply to this type of structure. (Soils, concrete, steel, etc.) Planning and Zoning: This application is for a building expansion of a pre-existing Conditional Use Permit (CUP #02-96) for an adult care facility. An adult care facility is an allowed use in the RP (Residential Performance) Zoning District with an approved Conditional Use Permit. The applicant plans to build a 5600 square foot addition, to be completed in three phases. This addition will include a new physical therapy room and eight (8) additional resident rooms. The site currently contains a 26 bed facility constructed in 1996, utilizing a Community Development Block Grant. Since the site's construction, Valley Mill Road has been relocated as part of Greenwood Road improvements. Relocation of this road will allow expansion to occur with minimal impact. STAFF CONCLUSIONS FOR THE 10-06-04 PLANNING COMMISSION MEETING: Should the Planning Commission find this use appropriate, staff would recommend the following conditions: 1. All review agency comments and requirements shall be complied with. at all times. 2. A site plan must be submitted and approved prior to issuance of any building permits. 3. Applicant must comply with all requirements of the state and county codes pertaining to adult care facilities at all times. 4. Any expansion or modification of this use shall require approval of a new site plan and a Conditional Use Permit. CUP #22-04, Robert E. Rose Memorial Foundation October 20, 2004 Page 3 PLANNING COMMISSION SUMMARY & ACTION OF THE 10/06/04 MEETING: Questions from the Commission included their concern about the construction taking place on a steep slope and any possible impacts to Abrams Creek, both during and after construction on the site. The applicant's representative stated that although this was not the most ideal site for construction, he believed the work could be accomplished satisfactorily by terracing the hillside. He said there was ample room to terrace the hillside to accommodate the addition and the road. In addition, he believed the terracing would help the run-off situation on the hillside, as far as Abrams Creek was concerned. There were no public comments. The Planning Commission unanimously recommended approval of the conditional use permit with the same conditions recommended by the staff, as follows: 1. All review agency comments and requirements shall be complied with at all times. 2. A site plan must be submitted and approved prior to issuance of any building permits. 3. Applicant must comply with all requirements of the state and county codes pertaining to adult care facilities at all times. 4. Any expansion or modification of this use shall require approval of a new site plan and a Conditional Use Permit.