Jeff Branscome writes about Spotsylvania County.
Second rezoning request for assisted-living and age-restricted housing
Spotsylvania County’s Planning Commission will have a public hearing Wednesday for a rezoning application for an age-restricted facility, assisted-living homes, commercial and office space.
This rezoning is for 39.1740 acres that are zoned for commercial and residential. The applicant, Lee Garrison, is seeking zoning to allow for residential housing, office space and retail, which is called a mixed-use project. The land is on the east side of Lafayette Bouelvard, across from Hotchkiss Street. Garrison has the project broken into a commercial bay and a residential bay, with no mention of phasing the development.
The total units proposed for Lafayette Crossing are a 100-unit age-restricted apartment complex, 88 town homes, and 100-unit assisted living center. The application includes a request for a gas station, retail, a county-owned satellite site for the Magistrate’s Office and up to 246 apartments.
The county supervisors recently approved a similar facility at the beginning of River Road and the intersection of Bragg Road.
It is unclear what current zoning would allow because all of the property has five different zoning categories. In glancing through the various documents I found this to best explain what the land can currently be used for:
If approved, this version of the Lafayette Crossing project would supersede the proffered development approved July 8, 2008 in Rezoning R07-13. The rezoning was for 18 residential units in the PDH-4 portion of the development, to include 12 single family detached homes and 6 attached units. The by right project also includes Commercial zoned land with a maximum of 11,883 square feet of retail and 27,050 square feet of office buildings. The R-2 portion of the property has an approved preliminary plat for 29 single family detached units in a cluster development known as Marquis Reserve.
This is an unusual case because Garrison is seeking his second rezoning on some of this land, a case which set a precedent in the county in which Garrison was given proffer credits for seven lots on Elys Ford Road that he put in a conservation easement before he filed the prior rezoning.
Garrison is asking that his new rezoning proposal supersede his July 2008 rezoning approval, which was for 12 detached homes, six town homes, along with 11,800 square feet of retail and 27,000 square feet of office.
County staff is recommended denial. You can read the staff report here.
The planning staff recommends denial because the applicant is not taking enough steps to ensure that all of the land that is part of the rezoning is studied for cultural resources and that the cash proffers of $572,000 is $1.3 million short of county guidelines. Here is the full list:
- The proposal is not in conformance with the Comprehensive Plan, and has weaknesses in the vision, planning district, level of service, public facilities, historic preservation, and economic development elements
- The applicant’s Capital Facility Mitigation contribution does not mitigate the expected impacts, as identified in the Proffer Policy.
- The applicant has failed to fully identify impacts on cultural resources.
- The proposal reduces the office potential of the property, as compared to the by-right potential.
- The proposal does not offer any timed phasing for development to indicate the intended pace of construction.
The applicant says the county will have a net gain of about $72,000 from the project.