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Developer proposes senior-living campus at The Crossings; staff raises comprehensive-plan, density and variance concerns
Summary
Gross Residential and its planner sought to amend the Crossings/Hidden Creek plan to add an independent-living senior campus and to rezone a front parcel to MU. Staff flagged conflicts with the corridor's commercial emphasis, requested variances for height and masonry, and questioned parking, stormwater and connectivity. Applicant said the plan will expand housing choice and provide 4 buildings with independent-living units.
Gross Residential and its design team presented a proposed amendment to the Crossings at Hidden Creek plan that would incorporate nearby commercial parcels and rezone a front parcel along Big Station Camp Boulevard to Mixed Use (MU) to accommodate an independent-living senior campus.
Staff described the request as an amendment to multiple master plans in the Hidden Creek area and said their chief concerns were a departure from the comprehensive plan's corridor emphasis on commercial uses and a higher effective density if the parcel were left isolated. Staff also noted the applicant is requesting multiple variances: a building-height variance up to 50 feet (four stories), a materials exception where the submitted elevations split roughly 50/50 between brick and cementitious siding (the crossings pattern requires higher masonry percentages), and a parking variance to allow a minimum parking ratio of 1.5 spaces per independent-living unit.
"Demand for senior housing is already exceeding the supply," Greg Gamble, the applicant's landscape architect and planner, said in the presentation and described a campus layout of four buildings with independent-living units and on-site amenities intended to support active seniors.
Engineering flagged technical issues the developer must resolve before a final master development plan, including an updated traffic-impact study, stormwater impacts related to a proposed pond relocation, and potential environmental constraints for any backage/backage-road connections that would cross streams. Staff recommended that, while the concept has positive walkability and amenity features, the commission require clear commitments on pedestrian and vehicular connectivity, the requested materials and height variances, and justification for the requested parking ratio.
No vote occurred at the work session. Staff said they would continue review and requested further documentation (stormwater memorandum, traffic study updates and clarifications on requested variances); the applicant agreed to continue discussions and return with revisions.
