Get AI Briefings, Transcripts & Alerts on Local & National Government Meetings — Forever.
Commission recommends approval of Ford's Village proffer and master-plan amendment to adjust senior-housing mix
Loading...
Summary
The James City County Planning Commission voted Nov. 5 to recommend that the Board of Supervisors approve a proffer and master-plan amendment for Ford's Village (Z25-0006 / MP25-0004) that changes the senior-housing unit mix to allow more independent-living apartments and increases permitting flexibility while keeping the overall unit cap.
The James City County Planning Commission on Nov. 5 voted to recommend approval to the Board of Supervisors for a proffer and master-plan amendment for Ford's Village in Ford's Colony (rezoning Z25-0006 and master-plan amendment MP25-0004). The application, filed by Ford's Village LLC and presented by Vernon Getty and Graham Corson, seeks flexibility in the unit mix for a continuing care retirement community (CCRC) land area to accommodate a rental-based operator model and to allow up to 100 building permits in CCRC A, B and C prior to starting construction in CCRC D (an increase from 50). The application does not change the total capped units or rooms (no more than 470 total).
Miss Reisinger, senior planner, told the commission the property is zoned R-4 and within the county's primary service area and that staff finds the application generally consistent with the zoning ordinance, applicable policies, and the 2045 comprehensive plan; staff recommended the commission recommend approval subject to the proposed proffers. She noted the applicant did not propose the 20% affordable-unit recommendation in the comprehensive plan for the 0'to'80% area median income range.
The applicant said the 2022 proffers were written around a specific life-care (RUI) business model with entrance fees and monthly service fees; the current proposal shifts to a monthly rental model that would lower the entry barrier for residents. The applicant said the requested changes would allow flexibility to bring a new operator into the project and retain the previously approved total-capacity limit (470 units/rooms). The proposal modifies amenity proffers (making some amenities optional in the CCRCD area) and would maintain an overall cap of 200 independent-living and assisted-care units within the CCRCD area.
Traffic and stormwater were raised by commissioners and residents. The applicant's traffic analysis compared trips for the previously approved mix and the proposed mix and showed a projected reduction in AM and PM peak-hour trips under standard trip-generation assumptions because independent-living apartments generate fewer trips than assisted-living/memory-care rooms. Commissioner Polster and other commissioners noted concerns about daily traffic on Monticello Avenue/News Road and that state-level improvements are limited; the applicant said it would incorporate the county's updated stormwater criteria at the site-plan stage.
Public comment included Gary Carlisle (Monticello Woods), who opposed reducing skilled nursing and memory-care beds and raised traffic and park-recreation capacity concerns, and Doug Harbin, a local builder, who supported the project and said local builders would benefit.
Commissioner Pollster moved to recommend approval; roll-call votes were recorded as Pollster Aye, Rogers Aye, Everson Aye, May Aye, Doctor Haskins Aye, and Holdemann No. The motion carried and the commission will forward its recommendation and the record to the Board of Supervisors for final action.
