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Zoning2018-10-10T15:45:07+00:00

In accordance with Howard County Zoning Regulations Section 121.0.I, a CEF District may be established at a particular location if the following criteria are met:

Download the development concept plan our Erickson Living team submitted on July 28th, 2017.
You can also download the petition to amend the general plan our Erickson Living team submitted on September 19th, 2017.

Download the development concept plan
download the petition to amend the general plan

Yes, the property for the proposed Erickson Living community is within the Planned Service Area of Howard County.

As a development consisting of a mix of residential and commercial uses, the subject Site falls under the criteria for a CEF-M District. The Site has frontage and direct access onto Route 108 which is designated as a minor arterial roadway in the General Plan. See, PlanHoward 2030 Map 7-3. The Site is also proposed to feature a secondary public access road extending from Route 108 along the western boundary of the proposed CEF District.

The Site is approximately 62.709 acres and therefore, it meets this criteria.

The properties comprising the Site are currently zoned RC-DEO (Map 34, Parcel 185; p/o Map 28, Parcel 100) and B-2 (Map 35, Parcel 259).

The properties comprising the Site are not within the interior of a neighborhood comprising only single-family dwellings.

The Applicant’s proposed CEF District shall consist of an integrated continuing care retirement community (“CCRC”) composed of 1,200 independent living units and 240 health care units, consisting of assisted living, memory care, and skilled nursing facilities, resident accessory spaces and buildings, and accessory uses necessary for the operation of the community or for the benefit or convenience of the residents and their guests (See Applicant’s Initial Submission Development Concept Plan (the “Plan”) attached hereto).

The primary purpose of the proposed CCRC is to provide housing and continuing care for people over the age of 62. As shown and depicted on the Plan, the Applicant’s proposed CCRC is sited in 2 development “neighborhoods” upon the eastern and western portions of the Site, each consisting of a series of 1 story to 5 story buildings with underground parking and accessory spaces with private internal roadways and enclosed pedestrian connections throughout. The Site, itself, is bordered to the southwest by a mix of B-1 and B-2 commercial properties, undeveloped RC-DEO agricultural land under preservation easements to the west and north, single-family dwellings across Sheppard Lane to the northeast, and the existing River Hill Garden and Landscape Design Center and the Linden-Linthicum United Methodist Church to the immediate east. A section of the Village of River Hill developed as single-family detached dwellings is located to the east and southeast of the River Hill Garden and Landscape Design Center and Linden-Linthicum United Methodist Church properties approximately 400’ from the boundary of the Site. The Applicant has intentionally sited buildings of 1 to 3 stories along the portions of the Site adjoining Sheppard Lane and buildings of 4 or fewer stories along Route 108 to limit the visual impact of the proposed CCRC community on the surrounding area. The architecture of the CCRC buildings is proposed to acknowledge the traditional and diverse nature of the neighborhood aesthetic and will complement the surrounding residential and commercial uses. (See the Applicant’s Plan attached hereto). The location of the CCRC buildings and uses throughout the Site and the compatible architectural designs proposed by the Applicant hereunder allow for an appropriate transition between the surrounding mix of commercial, institutional, residential, and agricultural uses in terms of scale, height, mass, and architectural detail.

As set forth in greater detail on the Plan, the Applicant’s proposed CEF District shall also include the existing motor vehicle fueling facility located at Tax Map 35, Parcel 259. The motor vehicle fueling facility site currently consists of eight double-sided fuel pumps and one standalone diesel pump and kerosene dispenser, lighted canopy overhang, and accessory convenience store. The inclusion of the site within the proposed CEF District will allow (i) the motor vehicle fueling facility to be redeveloped under architecturally enhanced standards (including, but not limited to, recessed lighting fixtures, environmental controls, and enhanced circulation and pedestrian safety features) with enhanced landscaping and streetscape features which would otherwise not occur absent this proposed CEF District and (ii) relocate the existing motor vehicle fueling facility to allow for the secondary public access road (see Section 7 below) serving as a potential connection to the adjoining commercial properties to the west of the Site along with signalized access to such properties.

As set forth above and shown in greater detail on the Plan, the Applicant’s proposed CEF District provides a variety of Community Enhancements under Section 121.0.G, all of which are beneficial to the community and the County as a whole and far exceed those which would be required to be provided under the current development standards applicable to the several properties constituting the Site were they to be developed independently of each other.

The Site consists of an existing motor vehicle fueling facility and two undeveloped RC-DEO parcels located along Route 108. Each of the RC-DEO parcels is currently outside of the PSA and, alone, neither would satisfy the criteria for the expansion of public water and sewer services. As such, these RC-DEO zoned parcels would remain within the Tier IV growth tier for development purposes and would be limited to a single minor residential subdivision upon each property. Under such a limited scheme of development, the road improvements required under either SHA design standards or Howard County’s Adequate Public Facilities Ordinance would be limited to nominal fee-in-lieu payments and would not result in any immediate relief from traffic congestion to the residents of the area. In addition, the development of these parcels independent of each other would drastically limit the potential to present a unified streetscape presence in full conformity with the Clarksville Pike Streetscape Plan and Design Manual.

Under the Applicant’s proposed CEF District, all of these underutilized subject properties are aggregated and integrated into a single connected design which allows for these sites to be developed to a more appropriate and socially beneficial use while simultaneously allowing the Applicant to provide Community Enhancements under Section 121.0.G far in excess of those which would be possible without the implementation of the flexible standards of the CEF District. Specifically, the Applicant is proposing the following as Community Enhancements:

Streetscape Enhancements:

  • Streetscape enhancements along the entire frontage of Route 108 in accordance with the Clarksville Pike Streetscape Plan and Design Manual, including, but not limited to, a multi-use pathway with connecting crosswalks, seating areas, and flowering and shade trees.

Transportation Enhancements:

  • Route 108 Corridor, west of Linden-Linthicum Lane
    • Construct Public Access Road with the potential ability to connect to adjoining commercial properties to the west of the Site to provide a signalized access to such properties to Route 108.
  • Linden Linthicum Lane at intersection with Route 108
    • Provide funding for signalization at intersection with Route 108 when approved by SHA;
    • Convert the eastbound and westbound turn lanes to a shared thru/right lanes;
    • Provide additional lanes on east side of the intersection.
  • Access to Site
    • Install a separate dedicated left turn lane from Route 108 into Site;
    • Provide an acceleration lane for vehicles exiting west from site onto Route 108;
    • Install a channelization to restrict exiting left turns from the Site onto Route 108;
    • Install a deceleration lane for traffic entering the Site from the east;
  • Sheppard Lane
    • Provide continuous eastbound left turn lane on Route 108;
    • Realign intersection at Route 108 to improve safety;
    • Widen Sheppard Lane to provide 2 lanes at the approach to Route 108;
    • Widen the westbound approach to provide two thru lanes and a right turn lane along Route 108;
    • Provide traffic signal interconnection from Sheppard Lane to the Route 32 interchange.

These proposed Community Enhancements provide much needed infrastructure improvements aimed at alleviating existing issues relating to traffic congestion, signalization, and safety along this section of the Route 108 corridor. The Community Enhancements set forth above would not be possible but for the implementation of the integrated design proposal set for in the Applicant’s proposed CEF District and are proportionate to the scale of the development proposed by the Applicant hereunder.

Under the Regulations, the CEF District was established to encourage the creative development and redevelopment of commercial and residential properties through flexible zoning so that the proposed development complements and enhances the surrounding uses and creates a more coherent, connected development. The Applicant’s proposed CEF District is intended to provide a truly integrated continuing care retirement community experience within Howard County for people over the age of 62. As stated above, the CCRC proposed by the Applicant would result in 1,200 much needed independent living units and 240 health care units, consisting of assisted living, memory care, and skilled nursing facilities, resident amenity spaces and buildings, and accessory uses necessary for the operation of the community or for the benefit or convenience of the residents and their guests.

The development of the Site in accordance with Applicant’s proposed CEF District fulfills a number of stated land use policies within the General Plan and satisfies a growing and documented need for a continuing care retirement community within Howard County for people over the age of 62. The presence of such a CCRC will allow the County’s aging population the flexibility to age in place within the County.

Chapter 6 (Growth) of the Howard County General Plan notes the following:

[w]hereas the total U.S. population grew by 9.7% from 2000 to 2010, those entering the 45 to 64 year age cohort, the approximate ages of the baby boomers, increased by 31.5% during that time period. Baby boomers currently make up about 29% of the countywide population and are starting to move into the 65-plus age cohort.

PlanHoward, Chapter 6 (Growth), pg. 66

Furthermore, the Howard County General Plan makes the pertinent finding that

[w]hereas the overall County population increased by 16%, those 65 and over increased by 57%. There are now 10,577 more residents 65 and older compared to ten years ago – 29,045 total in 2010 compared to 18,468 in 2000. Almost 27% of the total increase of 39,243 residents over the decade was comprised of those aged 65 and older. The very old, 85 and over, increased by 47%. This trend will continue as the baby boomers continue to age.

PlanHoward, Chapter 6 (Growth), pg. 66

As such, Policy 9.4 of the Howard County General Plan aims to “expand housing options to accommodate the County’s senior population who prefer to age in place and people with special needs.” In support of that Policy Goal, the Howard County General Plan finds that the

County’s housing stock should support the aging population and will need to continue General Plan 2000 policies to promote diverse senior housing for those that wish or need to downsize to more easily maintained units as they age. The policies should also continue to support seniors who choose to age in place in their own homes or in their own communities…The County also recognizes that as older residents’ ability to live independently diminishes, they often need to move to housing that provides support services. There are both nursing and assisted living options for seniors in the County, offering a continuum of services, from acute care to congregate and group housing to in-home services. In order to accommodate the projected 19% of residents age 65 or older by 2030, the County’s support of continuing care housing and services must be maintained.

PlanHoward, Chapter 9 (Housing), pp. 130-131

  1. Allow greater design flexibility and a broader range of development alternatives than the existing zoning district.

    As stated above, the Site consists of an existing motor vehicle fueling facility and two undeveloped RC-DEO parcels located along Route 108. Each of the RC-DEO parcels is currently outside of the PSA and, alone, neither would be capable of satisfying the criteria for the expansion of public water and sewer services under the General Plan. As such, these RC-DEO zoned parcels would remain within the Tier IV growth tier for development purposes and would be limited to a single minor residential subdivision on each such property. Under the Applicant’s proposed CEF District, all of these underutilized properties are aggregated and integrated into a single connected design which fulfills a stated land use policy goal of the General Plan and allows for these sites to be developed to their highest and best uses while simultaneously allowing the Applicant to provide Community Enhancements under Section 121.0.G far in excess of those which would be possible without the implementation of the flexible standards of the CEF District.

  2. Provide features and enhancements which are beneficial to the community in accordance with Section 121.0.G.

    As set forth above and shown in greater detail on the Plan, and in addition to those public benefits noted elsewhere herein, the Applicant’s proposed CEF District shall provide those Community Enhancements under Section 121.0.G stated in Section 7 above, all of which are beneficial to the community and the County as a whole.

  3. Provide a higher quality of site design and amenities than is possible to achieve under the standard provisions of existing zoning district requirements.

    The Applicant’s proposed CEF District will result in an integrated CCRC providing much needed independent living units, 240 health care units, consisting of assisted living, memory care, and skilled nursing facilities, resident amenity spaces and buildings, and accessory uses necessary for the operation of the community or for the benefit or convenience of the residents and their guests, all in a well-developed and coordinated campus setting (See Applicant’s Plan attached hereto). The site design proposed by the Applicant hereunder utilizes the entire Site and takes advantage of the existing topography and environmental features to create a vibrant interconnected senior community which would not be possible under the underlying zoning. In addition, the inclusion of the existing motor vehicle fueling facility within the Site, will allow this use to be redeveloped under modern standards (including, but not limited to, recessed lighting fixtures, environmental controls, and enhanced circulation and pedestrian safety features) with enhanced landscaping and streetscape features which would otherwise not be possible under the underlying zoning.

    The development of the Site as an integrated design under the Applicant’s proposed CEF District allows for the creation of amenity spaces and buildings, walkways and bike paths, gardens, and open space areas throughout the project on a scale which would not be possible under the underlying zoning.

  4. Encourage creative architectural design with the most favorable arrangement of site features, based on physical site characteristics and contextual sensitivity to surrounding developments.

    As shown and depicted on the Plan, the Applicant’s proposed CCRC is sited in 2 development “neighborhoods” upon the eastern and western portions of the Site, each consisting of series of 1-5 story buildings and amenity spaces with internal roadways throughout. The separation of the improved areas of the Site into these 2 development areas integrates those stream and wetland features and buffers located through the middle of the Site as well as those specimen trees located throughout while simultaneously limiting the disturbance of those features in the development of the CCRC.

    Furthermore, by providing underground parking in each of these two development areas for the vast majority of the parking needs of the residents as well as guests and employees, the Applicant proposed CEF District takes an unprecedented approach to reducing impervious surfaces on site resulting from surface parking.

    The architecture of the CCRC buildings is proposed to acknowledge the traditional and diverse nature of the neighborhood aesthetic and will complement the surrounding residential and commercial uses.

  5. Serve as a transitional area by providing a mix of uses compatible with the surrounding community.

    As stated above, the Site, itself, is bordered to the southwest by a mix of B-1 and B-2 commercial properties, undeveloped RC-DEO agricultural land under preservation easements to the west and north, single-family dwellings across Sheppard Lane to the northeast, and the existing River Hill Garden and Landscape Design Center and Linden-Linthicum United Methodist Church to the immediate east. A section of the Village of River Hill developed as single-family detached dwellings is located to the east of the River Hill Garden and Landscape Design Center and Linden-Linthicum United Methodist Church properties approximately 400’ from the boundary of the Site. The Applicant has intentionally sited buildings of 1 to 3 stories along the portions of the Site adjoining Sheppard Lane and buildings of 4 or fewer stories along Route 108 to limit the visual impact on proposed CCRC community on the surrounding area. The proposed use of the Site under this CEF District provides a mix of commercial and residential uses in a campus-like setting which serves as an appropriate transition between the surrounding mix of commercial, institutional, residential, and agricultural uses in terms of scale, height, mass, and architectural detail.

  6. Encourage aggregation of underutilized properties.

    See Section 8(A) above.

Limestone Valley Design Concept

The boundary of the neighborhood consists of the neighboring commercial, institutional, residential, and agricultural uses surrounding the Site and is composed of a mix of B-1, B-2, NT, R-20, and RC-DEO properties (See Applicant’s Plan attached hereto). As set forth above, the Applicant’s proposed CEF-M District includes properties within the RC-DEO and B-2 zoning districts. The limits of the neighborhood as set forth above reflect the mix of commercial, institutional, residential, and agricultural development in the surrounding area northeast of Route 32 along the Route 108 corridor (See Applicant’s Plan, Neighborhood Boundary).

Conclusion

Erickson Living’s network of communities has been providing an unparalleled lifestyle to seniors for over 30 years. With 19 communities across 11 states, over 24,000 seniors now call our communities home. As one of the nation’s most respected leaders in building and managing continuing care retirement communities, we’ve perfected our approach to helping seniors enjoy their independence and live a longer, happier, and healthier life. We are very excited about the opportunity to bring our decades of experience in this industry to Howard County and look forward to working with community stakeholders and the Zoning Board through this CEF development process to make Erickson Living at Limestone Valley a reality.

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