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HomeMy WebLinkAboutSP201900004 Staff Report 2022-04-12COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: SP201900004 Virginia Institute of Autism Adult Service Center SU BJ ECT/PROPOSAL/REQU EST: The Virginia Institute of Autism (VIA) is requesting to use an existing building on a 1.71ac lot for office and private school uses, for the purpose of an Adult Service Center program. The program would be a year-round, day program serving approximately 52 adult participants and 69 staff members. No building expansion is proposed. Some on -site parking may be converted to open space. SCHOOL DISTRICT: Woodbrook (Elementary); Jouett (Middle School); Albemarle (High School) AGENDA DATE: October 2, 2019 STAFF CONTACT(S): Benish, Nedostup, Gleason PRESENTER (S): Mariah Gleason BACKGROUND: At its meeting on August 20, 2019, the Planning Commission voted to recommend approval of SP201900004 with conditions as recommended in the presentation by staff. The Planning Commission's staff report, action letter, and minutes are attached (Attachments A, C, and D). DISCUSSION: During the presentation, staff spoke to the previous conceptual plan, last revised on July 15, 2019 (Att. A2), as well as a revised conceptual plan, last revised on August 6, 2019 (Att. B). The revised conceptual plan was submitted prior to the Planning Commission hearing but after the staff report was written. The revised conceptual plan addresses the following concerns and associated changes that had been recommended in the staff report. Concerns: "Simulated auto -turn analysis for the full-sized buses entering and exiting the site demonstrated that buses executing right turn movements out of the site would temporarily occupy a portion of the dedicated left turn lane of opposing traffic." Recommended Changes: "The applicant will work with VDOT to make sure VDOT concerns regarding the ingress and egress of buses providing regular drop off and pick up services to the site are addressed." To address concerns highlighted in the staff report, the applicant invited VDOT to a joint site visit to discuss design alternatives prior to the Planning Commission hearing. At the site visit, the applicant and VDOT agreed that no changes to the existing parking configuration would be needed, provided that an additional condition be attached to the approval of the special use permit (see below). 4. Signage must be provided onsite, near the point of egress, notifying buses that only a left turn out is permitted. This additional condition was included in staff's presentation during the Planning Commission hearing. The Planning Commission voted 7-0 to recommended approval of the Special Use Permit SP201900004 Page 1 of 2 with the conditions recommended in the presentation by staff. RECOMMENDATIONS: Staff recommends that the Board adopt the attached Resolution to approve Special Use Permit SP201900004 with conditions (Att. E). ATTACHMENTS: Att. A — PC Staff Report Att. Al —Vicinity Map Att. A2 — Conceptual Plan (revised July 15, 2019) Att. A3 —Applicant Justification Att. B — Conceptual Plan (revised August 6, 2019) Att. C — PC Action Letter (revised September 16, 2019) Att. D — PC Meeting Minutes Att. E — BOS Resolution Page 2 of 2 ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Proposal: SP201900004 Virginia Institute of Staff: Mariah Gleason, Senior Planner Autism Adult Service Center Planning Commission Public Hearing: Board of Supervisors Hearing: August 20, 2019 October 2, 2019 Owner: Senior Center, Incorporated Applicant: Lori H. Schweller, Williams Mullen Acreage: 1.71 acres Special Use Permit for: Request to allow private school uses in accordance with Sections 18-22.2.2(6) and 18-18.2.2(5) of the Zoning ordinance. Proposed office uses are allowed By Right by Section 18-22.2.1 b 1 . TMP: 061 W00200002A1 By -right use: C-1 Commercial — retail sales and Location: 491 Hillsdale Dr, Charlottesville, VA service; residential by special use permit (15 units/ 22901 acre Magisterial District: Rio Conditions: Yes EC: No Proposal: The Virginia Institute of Autism (VIA) is Requested # of Dwelling Units: None requesting to use an existing building on a 1.71ac lot for office and private school uses, for the purpose of an Adult Service Center program. The program would be a year-round, day program serving approximately 52 adult participants and 69 staff members. No building expansion is proposed. Some on -site parking may be converted to open space. DA: X RA: Comp. Plan Designation: Institutional — civic uses, parks, recreational facilities, and similar uses on County -owned property. Character of Property: The subject property is a Use of Surrounding Properties: The property lies comer lot at the intersection of Hillsdale Drive and in an area where zoning transition from commercial Greenbrier Drive. The parcel consists of one two- to residential districts. Parcels to the north and east story building which faces a large parking area. of the property offer medical care services, while The rear of the building faces the traffic parcels south of the property offer office uses. To intersection and contains an outdoor, manicured the east of the property lie two planned unit sitting garden and green space. The eastern edge developments, Branchlands Retirement Village and of the property abuts a stream with a primitive Brookmill, that are buffered from the subject parcel recreational trail. by a heavily vegetated stream. Factors Favorable: Factors Unfavorable: 1. The proposal provides specialized support, 1. Simulated auto -turn analysis for the full - education, and training opportunities for sized buses entering and exiting the site adults in the community with autism demonstrates that buses executing right spectrum disorder. turn movements out of the site will 2. Community members in attendance at the temporarily occupy a portion of the community meeting generally agreed that dedicated left turn lane of opposing traffic. this was an excellent location for VIA. RECOMMENDATION: Special Use Permit: Staff recommends approval of SP201900004, Virginia Institute of Autism Adult Service Center, with changes and conditions. STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS: Mariah Gleason, Senior Planner August 20, 2019 October 2, 2019 SP201900004: Virginia Institute of Autism Adult Service Center PETITION: PROJECT: SP201900004 Virginia Institute of Autism Adult Service Center MAGISTERIAL DISTRICT: Rio TAX MAP/PARCEL(S): 061W0-02-00-002A1 LOCATION: 491 Hillsdale Dr, Charlottesville, VA 22901 PROPOSAL: The Virginia Institute of Autism is requesting to use an existing building on a 1.71 ac lot for office and private school uses, for the purpose of an Adult Service Center program. The program would be a year-round, day program serving approximately 52 adult participants and 69 staff members. No building expansion is proposed. Some on -site parking may be converted to open space. PETITION: Sections 18-22.2.2(6) and 18-18.2.2(5) allow private school uses by Special Use Permit. Section 18-22.2.1(b)(1) allow office uses By Right. ZONING: C-1 Commercial — retail sales and service; residential by special use permit (15 units/ acre) OVERLAY DISTRICT(S): Steep Slopes (Managed and Preserved), Flood Hazard Overlay, Airport Impact Area PROFFERS:No COMPREHENSIVE PLAN: Institutional — civic uses, parks, recreational facilities, and similar uses on Countv-owned property within Neighborhood 2 of the Places29 Master Plan. CHARACTER OF SURROUNDING AREA: The subject property is located at the corner of Hillsdale Drive and Greenbrier Drive [Attachment 11. Traveling along Greenbrier Drive away from Route 29, this area transitions from commercial to residential zoning. The subject property lies at the edge of the commercially -zoned area and is buffered from residential uses by a highly vegetated stream. Businesses surrounding the subject property to the north and west of the site are RoseWood Village Assisted Living and The Laurels of Charlottesville (a skilled nursing and rehabilitation center), which are both separated from the site by the traffic intersection. Sharing a parcel boundary to the south is an office building and, to the east of the property, are two planned unit developments, Branchlands Retirement Village and Brookmill. PLANNING AND ZONING HISTORY: SDP199000078 The Senior Center at Pepsi Place — Final site plan Letter of Revision #1 (2005) — Approved the addition of a garden shed located adjacent to the building on the southeast corner. DETAILS OF THE PROPOSAL: The applicant, Virginia Institute of Autism (VIA), is requesting a special use permit to allow private school uses on an existing C-1 Commercial property. The property currently serves as The Center, formerly known as The Senior Center, which has been operating at this location since 1991. However, with The Center's upcoming move to a new location along Belvedere Avenue, VIA is proposing to use the existing building for a new Adult Service Center Program. VIA is also hoping to use a portion of the building as their company's headquarters. As office uses are allowed by -right in this zoning district, a special use permit is not required to allow these uses. The proposed Adult Service Center Program will act as a year-round, comprehensive day program, to support adults with autism spectrum disorder. The program will provide vocational training to enhance participants' ability to obtain gainful employment, train participants in the skills necessary to live more independently, and include social, cultural, and recreational opportunities to help participants better integrate into the larger Charlottesville community. The program hopes to serve approximately 52 adult participants and be staffed by 69 personnel, including 13 administrative staff members. Participants in this program will be ages 18 and older in the first three to five years and, after five years, VIA envisions that this location will only serve participants ages 22 and older. Another location is being planned to serve individuals between the ages of 18 and 22 in the future. While the applicant will be occupying the existing building on -site, the conceptual plan shows some changes to the area surrounding the building, including a new garden area, relocation of parking islands and curb within the main parking area to accommodate buses, enclosing outdoor recreation areas in the rear and sides of the building with a new fence, and a potential future conversion of the parking lot area on the eastern side of the building to a new outdoor passive recreation area [Attachment 2]. COMMUNITY MEETING: The applicant conducted the required community meeting with the Places29 - Hydraulic Community Advisory Committee on Monday, June 171h. Overall, there was general agreement from those in attendance that this is an excellent location for VIA. Additional questions and discussion included: • The applicant answered questions about what autism is, emphasizing that it is a spectrum disorder. • Attendees discussed the on -going, supportive relationship between Albemarle County Schools and VIA. o VIA is able to provide a continuation of care after individuals with autism exit or age out of the school system. • Several attendees also voiced support for the organization's ability to draw families to the area because of the quality of support systems and programs they provide. • Attendees wondered if additional signage would be provided at the traffic intersection for the safety of program participants. o The applicant reiterated that the program would serve adult participants who would generally be aware of traffic safety. Also, the applicant plans to install a fence around the building's outdoor recreation spaces as a safety measure to separate recreation areas from the traffic intersection. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST: Section 33.39(B) states that the Commission, in making its recommendation, shall consider the same factors found in Section 33.40 (B): 1. No substantial detriment. Whether the proposed special use will be a substantial detriment to adjacent parcels. In evaluating whether the proposed special use will be a detriment to adjacent properties, the type and intensity of new use are considered, as well as comments and concerns of neighboring properties. The special use proposed on the property will functionally be very similar to the current use of the site by The Center, formerly known as The Senior Center. The proposed new use will offer education, training, and social/cultural/recreational opportunities to adult program participants. While the applicant is proposing to occupy the existing building, the conceptual plan demonstrates some changes to the area around the building. One of which is the potential future conversion of the parking area on the eastern side of the building to a new passive outdoor recreation area. Staff finds this potential conversion to be an improvement to the existing, impervious nature of the lot, however, this area lies within a water protection ordinance buffer, commonly referred to as the 100ft stream buffer area, and adjacent to preserved steep slopes. Therefore, to ensure no substantial detriment to the stream is created if/when this area is converted to recreation space, Staff offers the following condition: • Prior to converting a portion of the parking area to outdoor recreation space, provide silt fencing along the top of preserved steep slopes. The proposed private school use will require less on -site parking than is currently available. The subject property currently offers 106 parking spaces, however, the parking requirement to support expected proposed uses — private school and office — is 80 parking spaces, as determined by Zoning Staff. This includes 69 parking spaces for VIA staff members and 11 parking spaces which will be open to visitors. No parking need is anticipated for program participants as none of the participants drive independently. This reduced parking need is also expected to reduce the number of daily vehicular trips to and around the property. To accommodate participant travel to the subject property, VIA anticipates participants will use public transportation (CAT stops for routes 7 and 12 are located along Hillsdale Drive, adjacent to or across from the property), Jaunt buses, cabs, or be dropped off and picked up by family vehicles. VIA also expects four full-sized buses to provide drop off and pick up services for participants between the ages of 18 and 22. These buses will access the site twice a day, once in the morning around 8:45am and once in the afternoon around 2:45pm. Simulated auto -turn analysis for the full-sized buses entering and exiting the site revealed that buses executing right turn movements out of the site will temporarily cross into the dedicated left turn lane of opposing traffic [Attachment 2, Sheet C2.0]. This potential traffic conflict was found to be inadvisable by VDOT, particularly since the buses are expected to provide drop off and pick up services regularly. Thus, it was recommended by the VDOT staff reviewer that the applicant explore alternative options. Based on these findings, Staff proposes the following changes be made to the conceptual plan so that the proposed use will not be a detriment to adjacent property: • The applicant will work with VDOT to make sure VDOT concerns, regarding the ingress and egress of buses providing regular drop off and pick up services to the site, are addressed. 2. Character of the nearby area is unchanged. Whether the character of the adjacent parcels and the nearby area will be changed by the proposed special use. The proposed special use on the subject property is consistent with the existing character of the area, in that it will provide medical services and office uses. Also, VIA's proposal for the Autism Service Center suggests a repertoire of support, education, and recreational programming that is similar in nature to what is currently offered by The Center. 3. Harmony. Whether the proposed special use will be in harmony with the purpose and intent of this chapter, The purpose and intent of the C1-Commerical zoning district is to permit retail, service, and public use establishments to support urban areas, communities, and villages. Located at the edge of commercial and residential areas, the special use permit request for a private school in this area is in harmony with the intent of this zoning district as well as the transition between these zoning classifications — commercial and residential. with the uses permitted by right in the district, The addition of a private school in this district will not restrict the current uses or other by -right uses available on this, or adjacent properties. with the regulations provided in Section 5 as applicable, No supplementary regulations apply for this use. and with the public health, safety, and general welfare. VIA's proposal for a private school use on this property will offer opportunities for adults with autism spectrum disorder in the community to enhance vocational skills to obtain gainful employment, practice skills needed to live more independently, and better integrate into the larger Charlottesville community. This program can be seen as promoting public health, safety, and general welfare of the community. As is typical with private school uses, Staff offers the following conditions to ensure the proposed use will not have any detrimental impacts to public health, safety, or general welfare: • Maximum enrollment shall be 65 participants. • Normal hours of operation for the center shall be from 7:30am to 6:OOpm, Monday through Friday, with occasional evening and weekend activities. Note: Traffic and parking related impacts were previously discussed under factor 1 above. 4. Consistency with the Comprehensive Plan. Whether the proposed special use will be consistent with the Comprehensive Plan. The Places29 Master Plan, revised in 2015, designates this property as "Institutional" which allows for civic uses, parks, recreational facilities, and similar uses on County -owned property. With the upcoming move of The Center, which has existed here since 1991, to a new location along Belvedere Boulevard, the civic uses currently offered here may not be as prevalent or publicly - accessible as they have been previously. However, the proposal by VIA for an Adult Service Center Program offers very a similar new use of the existing building and parcel — support, education, and recreation opportunities for adult participants in the program. Therefore, the proposed use is consistent with the practiced intent of this designation. SUMMARY: Staff finds the following factors favorable to this request: 1. The proposal provides specialized support, education, and training opportunities for adults in the community with autism spectrum disorder. 2. Community members in attendance at the community meeting generally agreed that this was an excellent location for VIA. Staff finds the following factor(s) unfavorable to this request: 1. Simulated auto -turn analysis for the full-sized buses entering and exiting the site demonstrates that buses executing right turn movements out of the site will temporarily occupy a portion of the dedicated left turn lane of opposing traffic. RECOMMENDED ACTION: Based on the findings described in this report and factors identified as favorable, staff recommends approval of special use permit application SP201800004 with the changes outlined below and following conditions. Changes • The applicant will work with VDOT to make sure VDOT concerns, regarding the ingress and egress of buses providing regular drop off and pick up services to the site, are addressed. Conditions 1. Development of the use shall be in general accord with the conceptual plan titled "Virginia Institute of Autism" prepared by Timmons Group, with the latest revision date of 07/15/2019, as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development: • Location of potential future outdoor recreation area as shown on the plan. Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Maximum enrollment shall be 65 participants. 3. Normal hours of operation for the center shall be from 7:30am to 6:OOpm, Monday through Friday, with occasional evening and weekend activities. 4. Prior to converting a portion of the parking area to outdoor recreation space, provide silt fencing along the top of preserved steep slopes. POSSIBLE PLANNING COMMISSION MOTION - SP201900004: A. Should the Planning Commission choose to recommend approval of this special use permit: Move to recommend approval of SP201900004, Virginia Institute of Autism Adult Service Center, with the changes and conditions as recommended by staff. B. Should the Planning Commission choose to recommend denial of this special use permit: Move to recommend denial of SP201900004, Virginia Institute of Autism Adult Service Center. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment 1 —Vicinity Map Attachment 2 — Conceptual Plan, last revised on July 15, 2019 Attachment 3 — Applicant Justification for Special Use Permit Any tlelermination of topography or conlouR or any Jepidon of physical Improyemeals. pro per, lines or loundanes a for general Inbrmation ony add shall rut Le used! far the design, modification, or construction of Improvements to real p.,q odor flood plain determination. August 5, 2019 �i VIRGINIA INSTITUTE OF AUTISM ADULT SERVICE CENTER CONCEPTUAL PLAN COUNTY OF ALBEMARLE, VIRGINIA SPECIAL USE PERMIT SUP 2019-00004 4/15/2019 ti9 �a �RoseWOod Vilto q, Assisted Living 3` Cry O GREENBRIER DRIVE Q mn The Laurels of Q Monticello Country Charlottesville Ballooning 0 Pe"6 �Pr Ql El The Center SITE LOCATION Monticello Media Miller Law Group, P.0 Q N`\�Spate�� Ron Brown Pepsi -Cola Bottling Scholar Program of Central VA... VICINITY MAP 1" = 300' NOTES PARCEL: 061 WO-02-00-002A1 ADDRESS: 491 HILLSDALE DRIVE, CHARLOTTESVILLE, VA 22901 ZONING: C1 COMMERCIAL (AIRPORT IMPACT AREA) EXISTING CONDITIONS IS BASED ON ALBEMARLE COUNTY GIS SETBACKS: FRONT: 10' (MIN), 30' (MAX) SIDE AND REAR: 50' ADJACENT TO RESIDENTIAL, V OTHERWISE PRESENT USE: SENIOR CENTER PROPOSED USE: PRIVATE SCHOOL EXISTING PARKING: 109 SPACES (6 ADA SPACES) PROPOSED PARKING: 90 PARKING SPACES (6 ADA SPACES) EXISTING IMPERVIOUS AREA = 1.36 ACRES PROPOSED IMPERVIOUS AREA = 1.22 ACRES WATER QUANTITY AND QUALITY: NO WATER QUANTITY DETENTION OR WATER QUALITY IMPROVEMENTS WILL BE REQUIRED DUE TO THE LIMITED DISTURBANCE AND THE REDUCTION OF IMPERVIOUS SURFACE GRADING: FINE GRADING WILL BE SHOWN WITH SITE PLAN SUBMISSION. NO CONTOURS, PER GIS, REQUIRE ADJUSTMENT. STEEP SLOPES: AREAS SHOWN AS PRESERVED SLOPES ARE FROM THE COUNTY GIS MAPPING SYSTEM, BUT MAY NOT BE ACCURATE. DURING SITE PLAN, THEY WILL BE FIELD VERIFIED AND HONORED. DEVELOPER INFORMATION VIRGINIA INSTITUTE OF AUTISM 943 GLENWOOD STATION LANE, SUITE 201 CHARLOTTESVILLE, VA 22901 CONTACT: ETHAN LONG 434-923-8252 ENGINEER INFORMATION TIMMONS GROUP 608 PRESTON AVENUE, SUITE 200 CHARLOTTESVILLE, VA 22903 CONTACT: CRAIG KOTARSKI, PE 434-327-1688 Sheet Index Sheet Number Sheet Title C1.0 EXISTING CONDITIONS C2.0 CONCEPTUAL PLAN ADJUST CURB AND ASPHALT REMOVE ISLAND SO �° / �] O O / V o O O O r / 0 o / � 00 o / o / o / / o 0 0 0 0 0 0 0 0 O o • r o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O 0 O O 0 O O 0 0 0 O 0 0 O 0 O 0 O 0 0 O O O TAX AP: 1 W-0 -2A1 ACR S: 1. 1 F� (TYP.) REMOVE CURB REMOVE SHED 64OVE ASPHALT PARKING AREA (10-15 SPACES) II / / / II SCALE 1"=20' II I 0 20' 40' II C DUMPSTER PAD 00 00 Q z DATE 4-9-2019 DRAWN BY ].SANDERS DESIGNED BY C. KOTARSKI CHECKED BY C. KOTARSKI SCALE 1 "=20' ►M U. LU rD lY LL t0 L D_z Q m U a (D oz z Ln O H4 X u LJJ �I z (D LuuL 1� 1OB NO. SHEET NO. C11• O L BUS TURNING MOVEME LEFT IN SCALE 1"=30' 0 30' 60' BUS TURNING MOVEME RIGHT OUT SCALE 1"=30' 0 30' 60' / BUS TURNING MOVEME LEFT OUT SCALE 1"=30' 0 30' 60' 000 J / 0 0 O c.� CONCRETE CURB j G J BUS TURNING MOVEMENT: RIGHT IN FLOODPLAIN BOUNDARY O ° O FA I MAINE 0 0 0 0 i — o �090 I'll,° ° ° 00000 RELdCATE PARKING ISLAND 0 O O / ° O 00 0 0 �0�0 yo 0 0 c O O 0 0 O O O 0 0 O 0 0 O O O 0 O O 0 0 O 0 EXISTING BUILDING CURRENT USE: SENIOR CENTER PROPOSED USE: VIRGINIA INSTITUTE OF AUTISM TAX AP:6 -02 Al ACRE : 1.7 F7 (TYP.) n FENCE � Y � a / / DUMPSTER / PAD WITH / o ENCLOSURE / O / II SCALE 1"=20' II 20' / / / / o / FUTURE ASPHALT PATH / / 40' 00 00 Q Z z O U w uj uj O O O Lu uj �zZ Zoo uj K K rn rn rn w o 0 0 Q Lo N h 0 Q) DATE 0411512019 DRAWN BY ].SANDERS DESIGNED BY C. KOTARSKI CHECKED BY C. KOTARSKI SCALE 1 r'=50' ►M LL Q z z Q W 5 >a IY J Q a W a uo)Lu W U U zoo i--i o U U z•^ V u�u 1� 1OB NO. SHEET NO. C2.0 L WILLIAMS MULLEN MEMORANDUM TO: Albemarle County Community Development Staff FROM: Lori Schweller, Williams Mullen Valerie Long, Williams Mullen DATE: April 15, 2019 RE: Virginia Institute of Autism Special Use Permit Application Narrative PROJECT DETAILS: Applicant: Contact for Applicant: Name of Project: Short Description: Proposed Site: PROPERTY DETAILS: Parcel ID Number: Total Acres: Owner: Property Address: Current Use: Magisterial District: Zoning: Proffered: ZMAs Related to Proffers: Entrance Corridor: Comprehensive Plan Area Comprehensive Plan Use: Land Use: Surrounding uses: Virginia Institute of Autism (VIA) Lori Schweller and Valerie Long, Williams Mullen Virginia Institute of Autism Adult Service Center SUP for Virginia Institute of Autism Adult Service Center 491 Hillsdale Drive, Charlottesville, VA 22901 061 WO-02-00-002A1 1.71 Senior Center, Incorporated 491 Hillsdale Drive, Charlottesville, VA 22901 Community Center for seniors (`The Center") Rio Commercial C-1 No N/A No Neighborhood 2- Places 29 Hydraulic Institutional Commercial The Laurels of Charlottesville across Hillsdale Drive to the west; Office building to the south; RoseWood Village Assisted Living across Greenbrier Drive and Hillsdale Drive to the north; Branchlands across Greenbrier Drive to the northeast; and Meadow Creek and vacant land to the east SITE PICTURES: Front of Building Site Vicinity and Parking Lot A. PROPOSAL: VIA's Adult Service Center Program will be a year-round, day program designed to provide adults with autism spectrum disorder (ASD) ongoing, practical education and support throughout adulthood. This unique program will offer comprehensive day programming services designed to promote the skills necessary for adults with ASD to lead productive and enjoyable lives. The Adult Service Center will be staffed by a highly trained team of clinicians and educators who will develop and deliver programs that provide the support needed for all program participants to better integrate into the Charlottesville community. From vocational training to social support and clinical services, the Adult Service Center will equip program participants with the tools they need to enhance and maintain autonomy. The Adult Service Center will offer a variety of cla skills, independent living skills, and enable program cultural and recreational activities offered both a Charlottesville community. The facility will be d opportunities. For example, there will be a "mock" sses and activities to enhance vocational p t e 0 program participants to practice skills needed to live develop social and hygiene skills, budget, and comple group). In addition, there will be spaces specifically de to obtain gainful employment. These spaces will ena development of employable skills including domestics, articipants to participate in a variety of the Adult Service Center and in the signed to specifically enhance these ne-bedroom apartment that will enable more independently (e.g., cook, clean, to chores independently or as part of a signed to teach vocational skills needed ble specific instruction to promote the crafts, gardening, assembly and office - 2 related activities. Finally, there will be spaces designated to facilitate recreation and social interaction. This will enable on -site music classes, cultural events, art activities and visits to parks, coffee shops, shopping centers, concerts, and sporting events in the local community. Finally, we envision the Adult Service Center also serving as VIA's headquarters. The senior leadership team, human resources department, finance department, and advancement department will have their offices and workspaces in the building. In the first 3-5 years of occupancy, VIA envisions the Adult Service Center serving participants ages 18 years and older. After 5 years, it is anticipated that the Adult Service Center will only serve participants ages 22 and older. (The Applicant is planning a capital campaign that will enable it to move the 18-22-year old students to another facility.) The anticipated facility hours of operation to be 8:00 a.m. to 5:00 p.m. Monday — Friday. Counts of Adult Service Center participants and staff: • 52 Adult participants (non -drivers) • 69 Adult Service Center staff members (including 13 VIA administration members) Parking needs: • Currently there are 106 parking spaces on -site • VIA anticipates needing a total of 80 parking spaces (69 staff, 11 open) to serve all uses in the building. [NOTE: As to the 25% of the building to be used for office space, calculation pursuant to Code Sec. 4.12.6 would be as follows: 21,788 gross square feet x .80 = 17,430 net square feet /4 = 4,358 square feet / 200 = 22 spaces.] Participant arrival/departure schedules: • VIA anticipates Adult Service Center participants arriving via public transportation, Jaunt Inc. buses, cabs, and being dropped off and picked up via family vehicles (no participants in the Adult Service Center drive independently). • For those participants who are between 18-22 years of age, we anticipate four full-size school buses dropping off at approximately 8:45 a.m. and picking up at 2:45 p.m. Note that the buses will not be full, even though full-size. • Adult Service Center staff stagger -arrive beginning at 7:30 a.m. and stagger -depart through 6:00 p.m., with the majority arriving by 8:00 a.m. and departing by 4:30 p.m. Many of the uses and day-to-day activities that VIA proposes for the 491 Hillsdale Drive property are similar to those uses currently carried out at the property by The Center (formerly the Senior Center). VIA does not propose to change the existing building footprint. Further, VIA expects to have significantly fewer parking needs and requirements, and to generate fewer trips per day. As shown on the Conceptual Plan and on the Aerial Plan, VIA plans to convert a portion of the parking lot into a fenced green area for passive recreational use. The green area may be grass or artificial turf and may include an asphalt path encircling the area. Additional Information on VIA: The Virginia Institute of Autism (VIA) is a 501(c)3 nonprofit organization founded in 1996 and headquartered in Charlottesville, Virginia. VIA's mission is to help people overcome the challenges of autism through innovative, evidence -based programs in education, outreach and 3 adult services. In response to a diagnosis that is associated with isolation, VIA builds community bridges. To do this, VIA uses its expertise to translate science into service. VIA employs state- of-the-art, evidence -based approaches that are tailored for each individual and their family. Through collaborative partnerships with the University of Virginia and others, it develops services that result in meaningful and profound changes in the lives of the people it serves. With its James C. Hormel School, Outpatient Services, and Adult Services, VIA addresses the unique needs of people with autism throughout their lifespan. The organization provides clinical and educational services regardless of the individual's race, national or ethnic origin, cultural heritage, religion or political beliefs. B. CONSISTENCY WITH THE COMPREHENSIVE PLAN The primary designated use of the Property on the Places 29 Master Plan for the Northern Development Areas is Institutional. County Community Development Department staff has determined that the proposed use is consistent with this designation. C. IMPACTS ON PUBLIC SAFETY, PUBLIC FACILITIES, PUBLIC INFRASTRUCTURE & ENVIRONMENTAL FEATURES The proposed project will not have any negative impacts on public safety, public facilities, public infrastructure or environmental features. The Property is currently used as community center hosting events and educational programming for seniors. The proposed use will be very similar in impact except that none of the clients of VIA will drive vehicles to the site. Therefore, traffic and parking needs are expected to be reduced. The conversion of a portion of the parking lot to natural or artificial grass to be used as a passive recreational space will disturb only 4,100 square feet and will not involve any changes to ground elevation or tree removal. SUMMARY: The proposed special use will not be a detriment to adjacent lots or change the character of the zoning district as the use will be very similar to the current use by Senior Center, Incorporated and the Applicant does not propose any changes to the Property other than to add fencing and convert a portion of the parking lot to green space. Impact to the neighborhood may be lessened in that the clients of VIA will not drive and park onsite. Office use is permitted by right in the C-1 district. The educational uses will have similar impact to the current community center and educational uses of the Senior Center. VIRGINIA INSTITUTE OF AUTISM ADULT SERVICE CENTER CONCEPTUAL PLAN COUNTY OF ALBEMARLE, VIRGINIA SPECIAL USE PERMIT SUP 2019-00004 4/15/2019 a Rose Wood Villagt Assisted Living ... 3 C'rP �br�ErOr EI Q ran The Laurels of Q Monticello Country Charlottesville Ballooning Obr � El The Center SITE LOCATION ya V Monticello Media Miller Law Group, P.0 00 N`\\spate�� Ron Brown Pepsi -Cola Bottling Scholar Program Q of Central VA... VICINITY MAP 1" = 300' NOTES PARCEL: 061 WO-02-00-002A1 ADDRESS: 491 HILLSDALE DRIVE, CHARLOTTESVILLE, VA 22901 ZONING: C1 COMMERCIAL (AIRPORT IMPACT AREA) EXISTING CONDITIONS IS BASED ON ALBEMARLE COUNTY GIS SETBACKS: FRONT: 10' (MIN), 30' (MAX) SIDE AND REAR: 50' ADJACENT TO RESIDENTIAL, V OTHERWISE PRESENT USE: SENIOR CENTER PROPOSED USE: PRIVATE SCHOOL EXISTING PARKING: 109 SPACES (6 ADA SPACES) PROPOSED PARKING: 90 PARKING SPACES (6 ADA SPACES) EXISTING IMPERVIOUS AREA = 1.36 ACRES PROPOSED IMPERVIOUS AREA = 1.22 ACRES WATER QUANTITY AND QUALITY: NO WATER QUANTITY DETENTION OR WATER QUALITY IMPROVEMENTS WILL BE REQUIRED DUE TO THE LIMITED DISTURBANCE AND THE REDUCTION OF IMPERVIOUS SURFACE GRADING: FINE GRADING WILL BE SHOWN WITH SITE PLAN SUBMISSION. NO CONTOURS, PER GIS, REQUIRE ADJUSTMENT. STEEP SLOPES: AREAS SHOWN AS PRESERVED SLOPES ARE FROM THE COUNTY GIS MAPPING SYSTEM, BUT MAY NOT BE ACCURATE. DURING SITE PLAN, THEY WILL BE FIELD VERIFIED AND HONORED. DEVELOPER INFORMATION VIRGINIA INSTITUTE OF AUTISM 943 GLENWOOD STATION LANE, SUITE 201 CHARLOTTESVILLE, VA 22901 CONTACT: ETHAN LONG 434-923-8252 ENGINEER INFORMATION TIMMONS GROUP 608 PRESTON AVENUE, SUITE 200 CHARLOTTESVILLE, VA 22903 CONTACT: CRAIG KOTARSKI, PE 434-327-1688 Sheet Index Sheet Number Sheet Title C1.0 EXISTING CONDITIONS C2.0 CONCEPTUAL PLAN FLOODPLAIN BOUNDARY O 0 0 0 0 O O O O O 4 O O O O O 0 O O O 0 0 O O O 0 O O O 0 O O O O O O 0 O O O 0 (TYP.) n REMOVE CURB REMOVE SHED / / O \ MOVE ASPHALT / PARKING AREA (10-15 SPACES) II / / l �I / / r / / / / / SCALE 1"=20' 0 20' 40' 0 DUMPSTER PAD d O cc t7 Am ti Lu W O J z� O � Q d W �0 0 o j O U z W � o rr �ti�U Q U U Zo_aa Jzzz a000 oSSS ���cc HLU I�N Ivry Q O O \ " DATE 4-9-2019 DRAWN BY J. SANDERS DESIGNED BY C. KOTARSKI CHECKED BY C. KOTARSKI SCALE 1 "=20' 0 LUlY w D_z Q LUU w �m a (D oz z Ln x U LJJ HI z V u� JOB NO. SHEET NO. C1.0 L MY BUS TURNING MOVEMENT: LEFT IN SCALE 1 "=30' 0 30' 60' 5 r� rl IN 0 0 O 0 0 0 O EXISTING EXISTING BUILDING CURRENT USE: SENIOR CENTER PROPOSED USE: VIRGINIA INSTITUTE OF AUTISM I o 0 BUS TURNING MOVEMENT: O C� ° LEFT OUT o o \ o SCALE V=30' O� /. o 0 30' 60' o / o / / EXISTING BUILDING / CURRENT USE: VIRGINIA INSTITUTE CENTER / O PROPOSED USE: VIRGINIA INSTITUTE OF AUTISM / O I 0 s, O '�S4 BilC �A 0 0 O 0 O 0 O i 00 �o ° ° \ ° ° EXISTING BUILDING CURRENT USE: SENIOR CENTER PROPOSED USE: VIRGINIA INSTITUTE OF AUTISM / ° / O / 0 99�Oe� l l �O, / o / 0 s� D TER / 0 P D / / o (L�LOSURE / 0 / o TAX MAP: 6 -02 Al � / 0 ACRE : 1.7 \ / O o / O / / SIGN "BUSES: LEFT TURN ONLY" o O O Op / O o O BUS TURNING MOVEMENT: RIGHT IN ° EEP OPE P.) O O O O o ° o I IO ° I o I SCALE 1 "=20' I II 0 I 20- ° o 0 Q 40' ^� E 0 N OV N N > E E W 3 � w i ¢ I L3 LL -2 2 O L M ¢ U w Z O N W "T U1 � Z_ f d �i i V) w � i ry Z I I h 2 U � N 0 W H OUOU� oN v� W d v 2 2 h F- O Q Q R W O Q O 2 > > > 0 W W W W Ol 0 (ON m ~ W o000 LU W 1N N N N h1�0 N 2 Q U ¢ 0 \ l0 \ so O Z O O O O 0 DATE 0411 512 01 9 0 r Lm DRAWN BY ].SANDERS DESIGNED BY C. KOTARSKI CHECKED BY C. KOTARSKI SCALE 1 "=50' I --I a LL O z z W � Q > d Cc2 Lu W u Q LL Lu " °z U zoo o U a" z (H� V F--4 JOB NO. SHEET NO. C2.0 L COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 229024596 Phone (434) 296-5832 Fax (434) 972-4126 September 16, 2019 Lori H. Schweller 321 East Main St., Suite 400 Charlottesville, VA 22902 RE: SP201900004 Virginia Institute of Autism Adult Service Center Revised Letter Dear Ms. Schweller, The Albemarle County Planning Commission, at its meeting on August 20, 2019, voted to recommend approval of SP201900004 with the conditions as recommended in the presentation by staff. If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me at (434)296-5832. RSi'I Maria leason Senior Planner Planning Division cc: Senior Center Incorporated 1180 Pepsi Place Charlottesville, VA 22901 Albemarle County Planning Commission DRAFT Minutes August 20, 2019 The Albemarle County Planning Commission held a public hearing on Tuesday, August 20, 2019, at 6:00 p.m., at the County Office Building, Lane Auditorium, Second Floor, 401 McIntire Road, Charlottesville, Virginia. Members attending were Tim Keller, Chair; Julian Bivins; Daphne Spain, Vice -Chair; Karen Firehock; Pam Riley; and Bruce Dotson. Members absent: Jennie More; and Luis Carrazana, UVA representative. Other officials present were David Benish, Interim Director of Planning; Carolyn Shaffer, Clerk to Planning Commission; Scott Clark; Mariah Gleason; Michaela Accardi; Rachel Falkenstein; Lea Brumfield; and Andy Herrick. Call to Order and Establish Quorum Mr. Keller called the regular meeting to order at 6:00 p.m. and established a quorum Public Hearing Items SP201900004 — Va Institute for Autism Adult Service Center Mr. Keller asked for the staff report. Ms. Mariah Gleason said this is a request to use an existing building as a headquarters and also as a site for a new Adult Service Center program. She said the headquarters and office spaces are already consistent with the by -right uses of the property; however, the proposed program requires a Special Use Permit. Ms. Gleason said the Adult Service Center will serve a private school use and offer a year-round comprehensive program, serving approximately 52 adult participants in the community with Autism Spectrum Disorder, and will be staffed by 69 employees. She said the proposal is not changing any part of the building, but there are some exterior changes being offered with the conceptual plan. Ms. Gleason said one thing to note is that it is expected to actually decrease in the vehicle trip generation offered by this change in use. Ms. Gleason said the site is located at the current Center, which is formerly known as The Senior Center. She indicated on a map to the location, off of Seminole Trail, at the intersection of Greenbrier Drive and Hillsdale, around the U.S. Post Office. Ms. Gleason said The Center has been operating at this location since 1991, but they expect to be moving to a new location at Belvedere Boulevard. She said VIA's proposal is a new use for the site. Ms. Gleason said the conceptual plan offered by the applicant is proposing the following on -site changes to the parking lot, curb adjustment and relocating to the parking islands: a proposed fence around the outdoor recreation areas; a new garden area, as well as a possible conversion of a portion of the parking lot into an outdoor recreation space (which is a potential future conversion and includes the removal of a shed and relocation of a dumpster and dumpster pad). Ms. Gleason said in terms of the adjacent properties and characters, traveling along Greenbrier Drive away from Seminole Trail, the uses around the site transition from commercial service uses Albemarle County Planning Commission Draft Minutes 08/20/2019 to residential uses. She said the businesses adjacent to the property include Rosewood Village assisted living to the north and The Laurels of Charlottesville (a skilled nursing and rehabilitation center) to the west, both of which are separated from the subject property by the traffic intersection. Ms. Gleason said to the south of the property are office buildings, and to the east of the property lie two planned unit developments (The Branchlands retirement village, and Brookmill), noting that these residential areas are buffered from the site by a heavily vegetated stream. Ms. Gleason said this area is zoned for commercial uses and envisioned by the Comp Plan to offer institutional uses. She said the proposed utilization of the site is found to be consistent with both of these designations, and functionally very similar to the services currently offered at the site by The Center — those being education, training, social, cultural, and recreational opportunities to adult program participants. Ms. Gleason said that after reviewing the application, staff recommended approval for the special permit, with the following changes and conditions. She said the change offered here addresses concerns from VDOT regarding the egressing buses from the site, and auto turn analysis (as seen in the staff report) notes that the buses making right turns out of the site would cross over into the designated left turn lane on Hillsdale Drive, which was opposing traffic and was not preferable by VDOT. Ms. Gleason said the conditions offered here were those typically used for Special Use Permits associated with private schools, and addressing changes to the site plan enrollment, hours and operation. Ms. Gleason said the fourth condition offered addresses future conversion of the parking area. She explained that since the disturbance of the area is less than 10,000 square feet, it would not require an erosion and sediment control, and that this condition was offered in lieu of that to protect the adjacent stream. Ms. Gleason said that since the staff report was written, the applicant has worked with VDOT to address the recommended changes and has submitted a revised conceptual plan. She said that based on a site visit with VDOT, the applicant and VDOT have agreed to a solution where VIA would post a signage notifying buses that only a left turnout is permitted, which would avoid them crossing into the center line of traffic. Ms. Gleason said this would also remove the need to adjust the curb and relocate two of the parking islands and was found to be a better solution. Ms. Gleason noted that the revised recommendations from what had been in the staff report were provided to the commission and offers the addition of a fourth condition that addresses the concerns of VDOT. She added that the first draft condition has been updated to reference the revised conceptual plan. Ms. Gleason said that VDOT has noted that should a safety concern develop due to non-compliance with the sign direction, VDOT may require further changes to the entrance in the future. Ms. Gleason said that with these changes, staff recommended approval of the special use permit with five conditions. Ms. Firehock noted that the presentation was going too fast. Ms. Gleason apologized and asked if the commission wanted the red line version. [Many people spoke off the microphone.] Albemarle County Planning Commission Draft Minutes 08/20/2019 Ms. Gleason concluded the staff presentation, and that she would be happy to answer questions Mr. Keller asked if Ms. Gleason could clean up the next slide she would be presenting. He asked the commissioners if there were any questions for staff before opening the public hearing. Hearing none, Mr. Keller opened the public hearing to hear from the applicant. Ms. Lori Schweller, attorney with Williams Mullen representing VIA, introduced herself as well as Mr. Ethan Long (CEO of VIA) and Mr. Ed Gillaspie (VIA Director of Operations). She said they would be able to answer any questions the commission has about the project. Ms. Schweller said she had a presentation and would attempt to go through the redundancies quickly while taking the opportunity to tell the commission about VIA and the proposed use of the property. Ms. Schweller indicated on a slide to the proposed location, which is the current location of The Senior Center on Hillsdale Drive and located in Places 29 Hydraulic, noting that VIA did attend the CAC meeting for Places 29 Hydraulic, which was generally supportive of the proposal. She said there was an interested community member that had attended and asked questions about the proposal. Ms. Schweller said the proposal is for an Adult Services Center and offices for VIA. She said currently, these are located in three different locations in Charlottesville, and the goal is to consolidate and put the headquarters at the proposed location. She said there would be comprehensive, daily day programming for services for adults with Autism Spectrum Disorder that would includes classes, activities, a mock one -bedroom apartment, and spaces for instruction in vocational and domestic skills, among others. Ms. Schweller said there would also be cultural and recreational activities at the service center, and visits out into the community to parks, shopping centers, concerts, and events. Ms. Schweller said that VIA's headquarters would be located there and indicated on a slide to a building where the Senior Leadership Team would be located, which includes Human Resources, Finance Department, and Advancement Department. She said there would be no change to the building footprint, and some parking spaces would be removed that would not be needed. Ms. Schweller said there is a plan in the future to potentially repurpose that area for recreational space for the students. Ms. Schweller said regarding the traffic inspection issue that current expected enrollment is 52 participants and 69 staff members. She said the parcel has more parking than it needs and is not an issue. Ms. Schweller said the issue that VDOT had was with the circulation of the buses. She said that for the first 3-5 years, there will be students attending this location (18-22 years old) who will be coming on county and city buses from surrounding schools (about 60% of those being Albemarle County buses). Ms. Schweller said they expect about 4 buses in the morning and afternoon, and VDOT wanted to ensure that circulation was not an issues with those buses. She said after about 5 years, VIA plans to have those students in a different location, so it wouldn't be much of an issue. Ms. Schweller indicated to the plan, which is to have the buses enter and circulate counter- clockwise to let the students out in the front. She noted there was room for stacking in front of the building. Ms. Schweller said the concern VDOT had was not with the entering of the parcel, but with the exiting of the parcel, because when a full-sized school bus (which is the only type the city uses, at about 35-40' long) exits the building, it crosses over the middle line on Hillsdale Drive. She said one way to avoid this that was considered was to reconfigure the parking lot, but upon visiting the site, they found that the simple solution was to require buses to exit out left only. Ms. Schweller said this is a better, simpler solution because the original plan (which she indicated to and explained on the slide), would create a new problem with leveling a new pedestrian crosswalk Albemarle County Planning Commission Draft Minutes 08/20/2019 that includes electronics and signs. She said that exiting out left was the solution, and that Mr. Adam Moore from VDOT was happy with the solution and sent a letter to Ms. Gleason indicating so. Ms. Schweller added that VIA will be installing a sign on the existing stop sign and indicated on the slide to the movement that would no longer be permitted by full-sized buses. Ms. Schweller said the property is currently zoned C1, and office uses are by -right, but the proposed educational use is subsumed within the definition of private schools, and thus they are requesting the commission's recommendation of a SUP for a private school. She said the conditions, as Ms. Gleason had explained, were acceptable to the applicant. Ms. Schweller said there would be a maximum of 65 participants, and the development would be in accord with the last conceptual plan the commission saw that was dated August 7. She said normal hours of operation would be 7:30 am to 6:00 pm Monday through Friday, but they would like to have occasional weekend and evening activities, noting that The Senior Center currently has more days of the week than not and they therefore do not anticipate this being any problem with the surrounding community. Ms. Schweller concluded the presentation and offered to take any questions. Mr. Keller suggested holding the questions until they have heard from the public. Mr. Bivins asked if there was anyone from the public who wished to speak to the matter and heard none. Mr. Keller invited the applicant to come forward again. He asked if the commissioners had any questions for the applicant. Mr. Bivins noted that The Senior Center ran many bus trips out of the proposed location and for all those years, the buses didn't seem to have any problems making right turns onto Hillsdale Drive. He expressed confusion that VDOT suddenly had an issue with VIA (having fewer buses and fewer people) making right-hand turns. Ms. Schweller said the applicant asked the same question. She said that this was because it was a by -right use with The Senior Center, and because VIA is requesting a SUP, analysis was in order. Ms. Riley said she was happy to see the application and a great program proposed for the reuse of the building. She said that particularly for the older students, the intersection at Greenbrier is a dangerous one, because there are no signalized lights and is also a confusing intersection for drivers. Ms. Riley said VIA has obviously taken steps to fence the area, but she thought she would mention this as her mother lives in the area, and she drives through it regularly. Ms. Schweller said that Mr. Moore had commented that people in the area have not gotten used to the new traffic configuration — not only the street configuration, but the entrances to the proposed parcel and the neighboring parcel. She said this is an area that VDOT is looking at, but there at least won't be any school buses going towards that intersection. Mr. Keller closed the public hearing to bring the proposal back to discussion and action. Ms. Spain echoed Ms. Riley's comments in that she was pleased to see that the building will be reused in this way, and it seems like an excellent match. Ms. Firehock said it was always refreshing to get a clear-cut, well -presented application that she Albemarle County Planning Commission Draft Minutes 08/20/2019 can understand thoroughly. Mr. Dotson said he agreed with all the positive comments and was prepared to make a motion. Mr. Dotson moved to recommend approval of SP201900004 Va Institute of Autism Adult Service Center with the revised recommendations as presented by staff. Ms. Riley seconded the motion, which was carried by a vote of 6:0 (with Ms. More absent). Albemarle County Planning Commission Draft Minutes 08/20/2019 RESOLUTION TO APPROVE SP 2019-04 VIRGINIA INSTITUTE OF AUTISM ADULT SERVICE CENTER WHEREAS, the Virginia Institute of Autism submitted an application for a special use permit to use an existing building on Tax Parcel 061 WO-02-00-002A1, located at 419 Hillsdale Drive, for office and private school uses for the purpose of an Adult Service Center program to serve 52 adults with 69 staff members, and the application is identified as SP201900004 Virginia Institute of Autism Adult Service Center ("SP 2019-04"); and WHEREAS, on August 20, 2019, after a duly noticed public hearing, the Albemarle County Planning Commission recommended approval of SP 2019-04 with staff -recommended conditions; and WHEREAS, on October 2, 2019, the Albemarle County Board of Supervisors held a duly noticed public hearing on SP 2019-04. NOW, THEREFORE, BE IT RESOLVED that, upon consideration of the foregoing, the staff report prepared for SP 2019-04 and all of its attachments, the information presented at the public hearing, any written comments received, and the factors relevant to a special use permit in Albemarle County Code §§ 18-18.2.2(5), 18-22.2.2(6), 18-33.39, and 18-33.40, the Albemarle County Board of Supervisors hereby approves SP 2019-04, subject to the conditions attached hereto. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to as recorded below, at a regular meeting held on Clerk, Board of County Supervisors Aye Nay Mr. Dill Mr. Gallaway Ms. Mallek Ms. McKee) Ms. Palmer Mr. Randolph SP-2019-04 Virginia Institute of Autism Adult Service Center Special Use Permit Conditions Development of the use shall be in general accord with the conceptual plan titled "Virginia Institute of Autism Adult Service Center" prepared by Timmons Group, with the latest revision date of August 6, 2019, as determined by the Director of Planning and the Zoning Administrator. To be in general accord with the Conceptual Plan, development shall reflect the following major elements within the development essential to the design of the development: Location of potential future outdoor recreation area as shown on the plan. Minor modifications to the plan which do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Maximum enrollment shall be 65 participants 3. Normal hours of operation for the Center shall be from 7:30 a.m. to 6:00 p.m., Monday through Friday, with occasional evening and weekend activities. 4. Signage must be provided onsite, near the point of egress, notifying buses that only a left turn out is permitted. 5. Prior to converting a portion of the parking area to outdoor recreation space, silt fencing must be provided along the top of preserved steep slopes.