3 August 14, 2013 Public Hearing APPLICANT: VISIONS COMMUNITY SERVICES, L.L.C. PROPERTY OWNER: LEWIS & JANE HARRISON REQUEST: Conditional Use Permit (Adult Daycare) STAFF PLANNER: Kevin Kemp ADDRESS / DESCRIPTION: 370 Cleveland Place GPIN: 14677514050000 ELECTION DISTRICT: KEMPSVILLE SITE SIZE: 20,492 square feet AICUZ: Less than 65 db DNL BACKGROUND / DETAILS OF PROPOSAL The subject site is zoned I-1 Light Industrial and totals 20,492 square feet. The site contains an existing one-story brick building that is designed to accommodate four office-warehouse style units. There are currently 17 parking spaces located on the site along the eastern property line. It is the intent of the applicant to operate an adult daycare facility at this location. The facility will specifically provide day support services to intellectually disabled adults that are referred to the applicant by the Virginia Beach Community Services Board. The facility is licensed by the Virginia Department of Behavioral Health and Developmental Services. The facility will provide their clients with a structured environment aimed at enhancing their daily living skills and giving them the ability to live a normal life within the limitations of their impairment. All activities on site will be located indoors. The staff to client ratio will be one to four, and the applicant notes that up to an additional eight staff members may be employed to serve administrative roles. The applicant presently has 20 clients with a growth potential that could include but not exceed 35 individuals. The clients will be transported to and from the site via van, cab, or vehicles of family members and the clients will be met at the door and escorted in and out of the facility by staff. Page 1
The applicant will be leasing the entire 7,216 square foot building; however, the applicant indicates that only 5,100 square feet of the building will be utilized for the adult daycare facility. The remainder of the existing building will be left vacant. The existing site is limited to 17 parking spaces, which is the number of spaces required by the proposed use. As a result, should the applicant choose to expand the facility or should the remaining floor area be leased, a Board of Zoning Appeals variance will be necessary. The applicant will convert one of the existing parking spaces to accommodate a handicap-accessible space. All other renovations will be to the interior of the building. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Industrial office-warehouse SURROUNDING LAND USE AND ZONING: North: Office / B-2 Community Business District South: Cleveland Place Office-warehouse / I-1 Light Industrial District East: Office-warehouse / I-1 Light Industrial District West: Office / I-1 Light Industrial District NATURAL RESOURCE AND CULTURAL FEATURES: There do not appear to be any significant environmental or cultural features on the site, as it is already developed and almost entirely impervious. This site is in the Chesapeake Bay Watershed. COMPREHENSIVE PLAN: The parcel is located within the Western Campus District of the Pembroke SGA, as designated by the Pembroke Strategic Growth Area 4 Implementation Plan (November 2009). The general vision for the Pembroke SGA consists of a central urban core with a vertical mix of urban uses, great streets, mobility and transit alternatives, urban gathering places, environmental and neighborhood preservation and enhancement, green buildings, and infrastructure opportunities. Together, these factors will provide a variety of civic, commercial, art-focused, and ethnically diverse areas. The plan establishes a framework that concentrates a high density mix of complimentary urban uses within a defined central area, intended to create an urban skyline for the city and providing for decreasing land use densities from the core. Specific to this application s location in the Western Campus District, the plan calls for a park-like academic and recreational setting, showcasing a pedestrian-friendly district that will draw school-to-job training as well as a mix of uses to complement and support the economic development activity of the new downtown. IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Cleveland Street is designated as a two-lane undivided local street. It is not included in the MTP. No Roadway CIP project projects directly impact this parcel. There are, however, several projects in the vicinity of this parcel. They are: Witchduck Road Phase II (CIP 2-025), Cleveland Street/Clearfield Page 2
Avenue Intersection Improvements (CIP 2-401) and VDOT I-64/I-264 Interchange Improvement. TRAFFIC: Street Name Present Volume Present Capacity Generated Traffic Cleveland Place No data available No data available Existing Land Use per Zoning 2 36 ADT Proposed Land Use 3 157 ADT 1 Average Daily Trips 2 as defined by 0.47 acres of I-1 zoning 3 as defined by adult daycare with 35 clients WATER: This site is connected to the City water system. The existing 5/8 water meter (City ID #94011834) can be used or upgraded to accommodate the proposed use if necessary. SEWER: This site is connected to the City sewer system. If deemed necessary, sanitary sewer and pump station analysis for Pump Station #356 may be required to determine if future flows can be accommodated. EVALUATION AND RECOMMENDATION Staff recommends approval of this request. The proposed use for a daycare support facility for intellectually disabled adults fits well with the Comprehensive Plan s vision of an academic village and service district in this area and is generally consistent with the land use policies set forth in the both the Comprehensive Plan and the Pembroke Strategic Growth Area 4 Implementation Plan. Since there is no new development or redevelopment proposed with this application, opportunities are limited to retrofit the site to meet the provisions of the development guidelines for urban areas. As indicated above, the proposed use for a daycare support facility for intellectually disabled adults is consistent with the vision of both the Comprehensive Plan and the Pembroke Strategic Growth Area 4 Implementation Plan. Accordingly, approval of this request is recommended with the conditions below. CONDITIONS 1. The applicant shall obtain all required permits and inspections from the Planning Department/ Permits and Inspections Division. The applicant shall secure a Certificate of Occupancy from the Building Official for adult daycare use prior to operating at this location. 2. Should the applicant chose to expand the facility to include part or all of the 2,116 square feet of Page 3
the floor area remaining outside of the 5,100 square feet proposed for this use or should all of part of that remaining area be leased for another use, a Board of Zoning Appeals variance to required parking must be obtained to satisfy the off-street parking requirements. 3. The maximum capacity of the adult daycare facility shall not exceed 35 intellectually disabled individuals meeting the requirements of the license issued by the Virginia Department of Behavioral Health and Developmental Services. NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 4
AERIAL OF SITE LOCATION Page 5
EXISTING SITE LAYOUT Page 6
FLOOR PLAN Page 7
VIRGINIA STATE LICENSE Page 8
3 2 4 1 ZONING HISTORY # DATE REQUEST ACTION 1 02/01/2000 Conditional Use Permit (Line-of-Sight Relay Device) Approved 2 06/09/1998 Conditional Use Permit (Cellular Telephone Antenna) Approved 3 01/14/1997 Conditional Use Permit (Communication Tower) Approved 4 09/29/1986 Conditional Use Permit (Line-of-Sight Relay Device) Approved Page 9
DISCLOSURE STATEMENT Page 10
DISCLOSURE STATEMENT Page 11