Split Village Board Approves Assisted-Living Facility

By a 4-2 vote, the on Monday approved the at 23830 N. Midlothian Road.

The planned unit development is to be constructed on 3.65 acres of property that abuts the backyards of several property owners living off Midlothian Road and North Lakewood Lane. 

A number of concerns were expressed besides the development’s proximity to many residents’ homes.

“Without exception, this project has an imposing size, lack of buffering and nonconformity to our neighboring homes,” said resident Bruce Setlock. “There is a lack of green space on what can be accomplished.”

Before trustees discussed the issue, Setlock asked the board to look at the big picture and to consider the negative impact on him and his neighbors.

“This project will affect the salability and value of our homes, and I urge you to seek a project in better keeping with the surrounding neighborhood,” Setlock said.

The property is the previous site of the failed Brookwood Estates project and is zoned R6 multifamily. Spectrum had to obtain a special use permit to allow the senior-living facility to meet village zoning requirements.

“If the property were developed as multifamily, what would change?” asked Trustee Terry Mastandrea.

“It would be roughly the same size, there would be more parking, but there would be no control over lighting or landscaping,” said Dan Peterson, director of building and zoning.

Spectrum sought PUD relief for a reduction of the minimum lot area per unit, an increase in floor ratio, and decreases in landscape surface area and number of parking spaces.

“You have 46 parking spots and at peak time you have 16 employees, leaving 30 spots for guests,” said Trustee Jeff Halen.

Halen asked how the company would have ample parking if multiple family members in multiple vehicles decided to visit each of the 80 residents at the same time.

“It’s a sad fact, but we have found with our projects across the county that we average about eight guests per week, which is about 10 percent,” Royster said.

Also at issue was the distance between a road that will encircle the facility and the property lines of some nearby residents, which could be as close as six to 10 feet away.

Spectrum did take steps to modify its proposal after recently meeting with residents who live within 250 feet of the project area. Those modifications included eliminating three planned light poles on the west side of the property and lowering poles near residential homes from 17 feet to 15 feet.

Lower-wattage bulbs also will be used to minimize the impact on neighbors.

Issues brought up by residents at both the public meeting and plan commission meetings in September included concerns about flooding.

“There is a retention pond on the property that would have to be moved to the north — how will that be mitigated?” asked Mastandrea.

“The wetland has been graded out and moved to the north property line; we are going to have a bypass pipe and we will convey flow out of the area,” said Steve Cross, engineer for Spectrum.

Concerns also were expressed about the two-story, 68,000-square-foot facility being too big for the lot size.

“Have you actually looked at adjusting the business model of having 80 units to perhaps give neighbors more breathing room?” asked Trustee Tom Poynton.

“We haven’t looked at it because we know this project will work on this size lot as a buffer between the residential and commercial area,” said Spectrum project manager Andrew Royster.

He added that Spectrum will meet with residents to design buffering along the property lines, including fences, trees and berms. The company intends to plant up to 20 evergreens as high as 10 feet tall along the perimeter on the west and north property lines.

An existing 5-foot-high cedar fence on the west side also will be replaced and increased to six feet, Royster said.

Spectrum will be required to pay “compensating amenities” to the village, including $50,000 for fire protection and $43,000 for public safety improvements to fund a possible future sidewalk from south of the property to Echo Lake Road.

An additional $120 for each of the proposed 80 units would bring in $9,600 for the library.

After all the discussion, Halen proposed an amendment to the motion that would fill in missing information in the ordinance, such as the reduction in height of the light poles near residents’ homes and landscaping modifications Spectrum promised to residents.

Trustees Jonathan Sprawka, Dana Rzeznik, Mastandrea and Poynton approved the amended motion, while Trustees Rich Sustich and Halen voted against it.

The senior-living facility will include assisted living and memory care. 

It is planned to be something like a boutique hotel, with a spa, salon, great room, bistro and other amenities. Royster said the public spaces will be made available to community groups.

Spectrum is in the midst of constructing another 80-unit facility in Cary, but on five acres of property.