sup american legion residual site (pg)3

8/9/2019 SUP American Legion Residual Site (PG)3

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The location is at the south edge of developed Warrenton between Fauquier Hospital and

the Walmart/Home Depot retail center.

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The Zoning Ordinance defines an Assisted Living Facility as follows:

Assisted Living Facility: A place, establishment or institution, operated for the maintenance of care

of four or more adults who are aged, infirm, or disabled and who are cared for in a primarily

residential setting, in accord with 63.2-100 Code of Virginia (ref. above). The level of service

provided for these adults shall include at least moderate assistance with the activities of daily living.

The Proposed American Legion Residual Site – Continuing Care Facility (hereinafter, the“Project”), will be age restricted and will include a 120 unit* assisted living facility

comprised of a combination of assisted living units and memory care units, anActivities/Wellness Area and a Food Bistro/Commons Area ( * Note: Unit Count is basedupon approximately +/- 4.74 acres and the Residential Multi-Family (RMF) Zoning, which

allows dwellings for elderly and handicapped to be By-Right per Article 3-4.5.2 of theZoning Ordinance – Maximum Density of 25 Dwellings per Gross Acre). The foregoing

density would require a 150 foot minimum frontage requirement, which would be locatedat the extension of Legion Drive. The impervious coverage limitation is capped at 85%,allowing the building and the parking lot to occupy most of the allowable area (ref. Exhibit

C – Article 3-4.5.4).

The residual subdivision and facility shall be owned by a newly formed Development LLC(hereinafter, “Developer”) and the facility will potentially be operated by FauquierHospital/Lifepoint Acute Care Services (hereinafter, “Operator”) who similarly owns and

operates The Villas at Suffield Meadows. Denoting the waiting list at the aforementioned project, The Proposed American Legion Residual Continuing Care Facility will add aneeded unit count to Fauquier County and The Town of Warrenton within a closer

proximity to the Fauquier Hospital, Outpatient Services and The Town of Warrenton

Amenities (such as WARF) and Main Street Retail/Restaurants.

II.

Need for the Community

According to the 2010 US Census, 13 percent of the population – over 40 million people – are 65 and older. That represents an increase of more than 5 million since the 2000 Censusand makes this the fastest-growing age group: 15 percent per decade and representingapproximately 71 million people over 65 years of age by 2030 (Total Number of People

Age 65 or Older, by Age Group, 1900 to 2050, in millions).

Meeting the housing care needs of this rapidly growing segment of the population has beena major challenge for those setting public policy, sponsors, and operators of facilities foraging adults. This is especially noticeable in the microcosm known as Fauquier County

and the Town of Warrenton which provides a very limited residential housing market forthe over 62 age group. Individuals who are searching to simplify their lives are faced with

looking for options outside of Fauquier County.

Presently, Fauquier County is leading the Virginia statistic for persons Age 65 and older

(Age 65 and Older % Increase from 2000 – Fauquier 14.4%; Virginia 13.4%) and slightlyabove the national average at 14.1%. The increasing number of the baby boomer

generation are transforming our communities and the need for high-quality care andhousing facilities.

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III.

Community Summary

A.

Appropriate Property

In 2014, The American Legion Board Members recognized a need to provide a locationfor the aging population of their veteran membership and provide a continual revenuestream for the future American Legion sustainability. Upon review of Active

55+/Independent Living/Assisted Living/Memory Care and in relation to the size of thesite, relationship adjacent land uses, vehicular traffic, and parking ratios, the following

reasons denote why the American Legion Residual Site is appropriate for this community:

1. The property is located less than ! mile from the center of the Town of Warrentonand the Fauquier Hospital, including all shopping, educational and culturalservices for the community residents.

2.

The size of the residual property allows for extensive open space with expansive buffers between adjacent properties, thus minimizing any significant impact to theexisting surrounding community.

3. The size of the residual property allows for the such open space to integrate boththe required parking per Article 7-3 of the Zoning Ordinance requiring 1.5 parkingspaces/four dwellings with a central dining facilities and 1 space per employee(Approx. 65 spaces) with facility gardens, garden walkways throughout the site,access to the existing American Legion facility, and a proposed on-site water

containment for irrigation and water features throughout the property and possibleirrigation requirements for the adjacent Pony Grounds.

4.

The Property is located within the incorporated Town of Warrenton limit and hasaccess to the Warrenton Service District Water and Sewer.

5. The Property is located less than " mile to the Town of Warrenton Volunteer Fireand Rescue. Based upon the current call rate in this specific “box” (noted as Box0106) which presently is the second lowest call rate in the town of Warrenton (Ref.July 1, 2103 – July 30, 2014 FY2014 Stats and Additional Information for CY2014

per Fauquier County ECC/CAD). Denoting that the call rate is approximately 8times higher in “boxes” which serve the existing Active + 55 and Nursing CareFacilities (Ref. Box 0103 and 0104), there is room for expansion at the proposedsite location. Furthermore, the average resident at the Project will haveMedicaid/Medicare and supplemental insurance policies (such as AARP policies

and Long Term Care Supplements) the additional ambulance services will becovered under the Ambulance Recovery protocol and will not provide added

expense to the existing ambulatory services.

For these reasons, the Property is an appropriate location for the community andthe Special Use Permit should be approved to allow this use at the AmericanLegion Residual Site Location.

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B.

Community Description

The Applicant has strived to develop a site plan and structure revolving around the size ofthe residual parcel, its relationship to adjacent land uses; residents, future staff, vehicular

and service circulation; and appropriate parking ratios while being compatible with thecharacter of the area, but unique in its design and orientation to mature residents. The

Proposed 120 Unit Assisted Living Residence is designed to meet the mandated zoning buffers and setbacks, structured parking with designated ambulatory lanes for largervehicle traffic such as fire trucks and back of house service, and parking to highlight the

unique architectural features of the structure and the desire to integrate the indoor andoutdoor spaces with porches and contemplative and active garden spaces. All suchmaintained gardens have been placed to maximize the buffer to the existing rear residentialcommunity and to provide interaction to the existing American Legion and the WarrentonPony Grounds.

1. Restricted to 55 years and Older Residents. The community will be age-restricted forresidents 55 years and above. The United States Congress in response to a growing trendto restrict housing to those without children enacted the Fair Housing Amendments Act in1988. Notwithstanding its desire to protect families with children in search for available


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and affordable housing, Congress was nonetheless mindful of the need for senior housing.One of the exemption types is housing intended and operated for occupancy by persons of

a minimum of 55 years of age.

2. Relationship to the Warrenton Community. Denoting that seniors want to age in placewithin their communities surrounded by amenities, social/service clubs, and public

transportation, shopping, churches, healthcare providers and family, the community provides an unparalled proximity to the Town of Warrenton’s provided amenities – suchas WARF for aquatics and wellness; public walkways to the Warrenton Branch Greenline

and the Main Street Retail and Restaurant Area; Fauquier Hospital with numerous oncampus Outpatient Services; Town of Warrenton Police and Emergency Fire and Rescue;and the possibility of a future dedicated Warrenton Circuit Rider stop at the proposedlocation access to perimeter shopping and entertainment.

The impact of the proposed Project will demonstrate that this use and building type willhave minimal traffic impact, create no school demand, and are quiet neighbors while

generating positive tax revenues.

3.

Relationship to Adjacent Land Uses. The applicant understands the proposedlocation/structure works only within a symbiotic relationship to its neighbors. As a result,the design of the structure itself considers key acoustical considerations to limit the

transmission of noise both allowed into the structure through the use of quality insulatedwindows/doors and upgraded sound insulation values and outside of the structure throughthe incorporation of expanded buffer areas which include extensive gardens/landscaping

areas, minimal low voltage walkway lighting, contemplative and active pathways for side- by-side walking, wildlife bird feeder areas, dog recreation areas for the resident’s small

breed animals, and connective walkways to the American Legion for residing Legionmember’s to utilize during Legion events. Additionally, the location of all facility serviceareas will be away from the existing southern neighborhood (thus, utilizing the two acre,

wooded eastern buffer to minimize noise transmission toward existing eastern

neighborhood).

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7. The Facility and Amenities. The open space is designed as an amenity to the community.The utilization of open space and garden/trials at the periphery of the community creates a

fuzzy boundary to the surrounding neighborhoods while creating an attractive environmentfor the residents.

The proposed site offers several natural amenities such as woodlands, meadows, and flattopography serves a backdrop to the gentrified architectural design of the structure and the

gardens. The Community Theme is Realizing Virginia through Architecture and Gardens:

Dining Area Incorporation to Al Fresco Gardens

Jeffersonian Cutting and Vegetable Gardens with AccessibleRaised Beds

Fragrance Gardens adjacent to public areas

Patchwork Gardens and Theme Gardens

Wetlands Gardens for birds, plants and wildlife at perennial

stream areas

Walking Trails with activity stations, dog stations, and children play areas

Contained Memory Wander Gardens

Bridle Paths for Pony Cool Down

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Impervious Area Underground Cistern for Green Water

Community/Pony Ground Irrigation Usage

Georgian Architecture that will utilize porches and dormer effectsto minimize height visualization

Outbuilding Architectural Effect for the Activities Center and theBistro/Food Commons and Dining Area adjacent to Social Garden

Area for Outdoor Dining

Outdoor Social Areas with Fire Pit, Bocce Ball, Meditation Area

Facility Services such as a spa with barber/beauty shop, banking,

religious services, business/technology center, concierge/activityservice, wellness and care programs, homeopathic/alternativemedical programs, and housekeeping and transportation

Pharmacy Collections and Delivery

Advanced Technological Infrastructure for Security and

Monitoring

Internal Community Television Participation and Internet

Connectivity

Tele-Medicine Implementation for seamless and timely

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Emergency Services

In summary, the proposed Assisted Living Facility represents a unique community thatcomplements the character of the surrounding area and will satisfy the rising continuing

care needs of Warrenton and the surrounding area. The Project represents the new modelrespecting the independent nature of the new generation of assisted living residents who

desire an accessible living environment in a natural setting.

A. Operations

The Community will offer secure living by utilizing a site camera system, 24 hour securityand fire alarm, individual fire, smoke and security alarm systems, and individual medical

monitoring systems. Regular site maintenance of the common, social and recreationalamenities. The activities and food common areas will be at the center of community life –

a life focused around wellness, fitness, exercise, and social gathering.

Within the 24 hour facility, the Operator will assist residents with such activities asgrooming, personal hygiene, food choices/decisions, housekeeping, nutrition and

medications. In addition, there will be physical therapy programs – including pilates, taichi, acupuncture – cultural programs, technology programs and social activities designedto include the residents in the surrounding Town of Warrenton and Fauquier County.

The Community will employ approximately twenty (20) full-time healthcare employees asemployed by the Operator with supplemental support subcontractors, such as landscapers,

independent caregivers and therapists. The Assisted Living Facility will be licensed withthe Virginia Department of Social Services, and designed and operated by the Operator in

accordance with their regulations. The Operator has a proven track record of deliveringquality healthcare and is certified and licensed within the State of Virginia.

B. Communication Effort

The Applicant has initiated a communication plan to educate, inform and learn from thesurrounding community about Continuing Care Communities. The Applicant has soughtout advice from many sources in the Town of Warrenton, Suffield Meadows OperationalStaff Members, and noted Architectural and Site Design Professions in order to access theircomments related to the proposed Assisted Living Facility. Their comments are

cumulatively depicted on the current Site Concept Plan, but the Applicant is further strivingto address comments by planning focus groups with both American Legion Veterans,Current Assisted Living Residents and the Town Of Warrenton resident and officials.

The goal is to provide the citizens of The Town of Warrenton with a homogenous Aging

Community that embraces the unique history and knowledge of each of its residents.

IV. Utilities and Transportation

A. Power and Telephone/Internet. The property is located in the Town of Warrenton,Ward Three which is serviced by Dominion (Power) and Verizon (Phone) and Comcast

(Internet).

B. Water and Sewer. Public Water and Sewer are available to this project (ref.

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Existing Laterals East of proposed location). Utilizing existing usage rates at The Villasat Suffield Meadows, it has been determined that the proposed Assisted Living Facility

will not utilize any more water usage than an average family located in a by-right eighteenhouse townhome community (Average Family Usage 400 gallons/day – 18 Townhomes =

7,200 gallons/day).

C.

Transportation. Since the Community is located on Shirley Avenue, whichcurrently has no future expansion plans, with an access turn lane leading into the existingentrance from the east and no availability for a deceleration lane from the west, the

Applicant requests a waiver of a traffic study. The responsibility behind this request isfurther depicted by the lack of traffic generation from the Community. The table in Exhibit3 details the traffic generated by Assisted Living Facilities based on surveys conducted by

the American Association of Housing and Services for the Aging and the Institute ofTransportation Engineers. The Trip Generation Analysis denotes that there is little to no

traffic generation from the facility residents, but rather the traffic is associated with theshift changes of staff members. This shall be staggered and prior to peak street hours to

allow for ease of ingress and egress. The existing entrance shall be revised to accommodatecommercial entry and provide multi-user entry function.

V.

Goals, General and Additional Standards for Special Use Permit

The proposed Assisted Living Facility meets the following objectives of the Town ofWarrenton Zoning Ordinance.

A. The proposed use will not adversely affect the use or development of neighboring

properties. The Facility shall be in accordance with vehicular access, storm watermanagement, landscape and site planning considerations such as availability of water andsewer, lighting with screening, compliance with height, setback, lot coverage, parking,

building use, screening, lifer safety issues, and other provisions of local zoning and

building.

B. Property appraisers have indicated that high quality continuing care facilities havea positive effect on neighboring properties. In fact, the Applicant is proposing the use of

natural screenings of the facility and coordination with the adjacent American LegionFacility Beautification and the Warrenton Pony Grounds Entry Upgrade and Landscaping,

supplemented by the Development LLC.

C. The Preserved Open Space and Proposed Buffer Space, far exceed the 25 foot front

setbacks and the 50 foot rear and side setbacks mandated by the Town of Warrenton ZoningOrdinance. It should be noted that these prescribed setbacks are even greater than the by-

right townhouse zoning setbacks. The proposed buffer spaces are further enhanced with

landscaping that responds to the cultural and activity needs of the Continuing Care Facilityand the neighboring properties with indoor-outdoor blends, paved program areas,meaningful walks, destination features, nature walks, children’s play areas and outdoorexercise/therapy areas.

D. Woodlands areas shall be cleaned and restored to work seamlessly with manicured

paths and landscaping features, including the restoration of any perennial stream areas toencourage bird and wildlife. Natural species reforestation will be encouraged.

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Exhibit 1


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Exhibit 2


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Exhibit 3


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Exhibit 4

sup american legion residual site (pg)3

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