Commission approves concept plan for Future Home Healthcare; directs developer to seek buffer reduction if desired

The Planning Commission on Oct. 26, 2009 approved concept plan actions that allow a 124‑bed Future Home Healthcare facility to proceed to a comprehensive water and sewer amendment and to continue through the county review process, while recommending the developer pursue a buffer‑width reduction through the Board of Appeals.

The decisions matter because the project is large in footprint and sits in a village area where county code expects residential services to present a residential character; staff asked the commission to make a finding on the appearance standard.

David Barry, Department of Land Use and Growth Management, told the commission the proposal is a 124‑bed facility (equivalent to 15.5 dwelling units under section 51.18.a.2 of the zoning ordinance). Barry said staff had reviewed the project in the December 2008 TEC cycle and provided sample motions for the commission. He noted sewer and water findings would be completed administratively before final site‑plan approval but said the concept plan can be used as the basis to seek the water/sewer category change.

Barry and planning staff raised concern that the proposed building’s overall horizontal length — roughly 413 feet — and single‑story plan could undermine a “residential appearance” objective in the BMX zoning district. Staff recommended options including a two‑story redesign, pitched roof forms, mixed materials (brick, tile, native stone, wood or synthetic equivalents), varied fenestration and other design elements to avoid long blank walls and create a more residential scale.

Jerry Nuckelby, representing the applicant (Future Home Healthcare and Management Corporation), said the operator runs multiple similar facilities in Maryland and prefers a one‑story layout for resident safety and operational reasons. Nuckelby noted the design includes multiple step‑backs, a pitched roof, a mixture of brick and siding, and many windows; he also said the applicant may need to use a portion of green roof to meet stormwater requirements. “A one‑story building is also more user friendly… it is far easier and faster to evacuate a one‑story building than a two or three‑story building,” Nuckelby told the commission, adding practical accessibility benefits for residents and staff.

Commission action: The commission first approved a motion finding the concept plan meets concept development plan requirements to proceed with a water and sewer category change (motion, second; vote in favor). The commission then approved concept plan findings with a condition that the berm in the forward buffer yard along Route 5 be eliminated and recommended the developer pursue a variance from the buffer width at the Board of Appeals. The second motion passed unanimously.

Staff said final site‑plan approval will be conditioned on meeting Chapter 70 adequate public facility requirements and any changes resulting from the comprehensive water and sewer amendment.