HomeMy WebLinkAbout22-04 PC Staff Report
CONDITIONAL USE PERMIT #22-04
ROBERT E. ROSE MEMORIAL FOUNDATION
Staff Report for the Planning Commission Meeting
Prepared: September 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 Pending
Board of Supervisors: 10/27/04 Pending
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 #22-04, Robert E. Rose Memorial Foundation
September 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 A117.1-98 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.
Following the requisite Public Hearing, it would be appropriate for the Planning Commission to
offer a recommendation concerning this application to the Board of Supervisors.