17SN0829
CASE NUMBER: 17SN0829
APPLICANT: The Leo House, LLC
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
SEPTEMBER 27, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Contact:
RICHARD KINGSWELL(804-300-0747)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
2.7Acres–3600 Beulah Road
REQUEST
Conditional use to permit a group care facility in a Residential (R-7) District.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Conditions are located in Attachment 1.
SUMMARY
A group care facility that would providefull-time care for a maximum of ten (10) adolescence
children (eighteen (18) years old or younger) is planned. The facility would operate as a temporary
emergency shelter facility licensed by the Virginia Department of Social Services (DSS)for adolescents
who have been placed in state custody due to neglect and/or abuse, and are inneed of
accommodations for short term emergency housing.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
APPROVAL
As conditioned, the use should be compatible with surrounding residential
STAFF
development
Residential character of the area will be maintained
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwelling units
per acre.
Surrounding Land Uses and Development
Single-family uses
Beulah
Road
Bellbluff
Drive
Vacant
Conifer
Road
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
History
Building Permit Request
Certificate of occupancy issued by the Department of Building Inspections for a
20070604-083new residential care home (Kids in Focus) on June 14, 2007. Occupant load
limited to a maximum of eight (8) individuals.
A residential care home known as “Kids in Focus” originally operated on the subject property in
2007. The use, limited to eight (8) adolescents, was permitted by right as a residential care
home. This facility was licensed by the Virginia State Department of Behavioral Health and
Developmental Services to provide residential services for children who are “mentally ill,
mentally retarded, or developmentally disabled”. On July 1, 2017, this use ceased operation on
the property.
Proposal
A group care facility known as “The Avalon House” (owned by the Leo House, LLC) proposes to
provide care in the form of a temporary emergency shelter for a maximum of ten (10)
adolescents.
Group Care Facility
The Zoning Ordinance defines a “group care facility” as:
Adult or child caring institution or facility, other than a residential care home, halfway
house or hospital, designed to provide resident services to individuals requiring
rehabilitation or personal services because they are physically handicapped, mentally ill,
mentally retarded, developmentally disabled, aged, infirm, chronically ill, incurably
afflicted, children in need of services, or children separated from their parents or
guardian.
Group care facilities are first permitted by-right in a Neighborhood Office (O-1) District and
require a conditional use in Residential Districts.
Examination of Use
The Avalon House would be atemporary emergency shelter facility licensed by the Virginia
Department of Social Services (DSS). According to the applicant, this program anticipates
accepting adolescents under the age of eighteen (18) who have been placed in custody of Virginia
Department of Social Services due to neglect and/or abuse, and in need of accommodations for
short term emergency housing. The applicant anticipates the stay of the adolescents to be seven
(7) to fourteen (14) days, but may be as long as ninety (90) days while DSS finds long-term care for
the adolescents. Twenty-four (24) hour care will be provided by staff at a ratio of one (1) full time
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employee to every five (5) adolescents. An additional administrative staff member would also
work on the premises.
As conditioned, a maximum of ten (10) adolescents would be permitted on the property at a time.
Prior to this use beginning operation, a Certificate of Occupancy (CO) must be obtained by the
applicant that will specify the occupancy load for the facility. Staff notes that additional building
code requirements (such as the installation of a fire suppression system) would be required if
occupancy load for the facility exceeds eight (8) individuals. The applicant wouldbe responsible for
obtaining a CO through the Department of Building Inspections to satisfy any building
improvements necessary to increase the occupancy load to nine (9) or ten (10) individuals.
The following provides an overview of the conditions offered by the applicant to mitigate the
impact of the use on area properties:
General Overview
Requirements Details
Use limited to applicant only
Non-Transferable
Condition 1
Maximum of ten (10)
Number of Adolescents
Condition 2
No exterior additions or alterations to existing structure
Limitation on Size
Condition 3
None permitted
Signage
Condition 4
Two (2) years
Time Limitation
Condition 5
Maximum of 3 employees permitted on the premises
(excludes part-timeemployees providing
transportation services)
Employees
Weekly staff meeting to permit up to 10 employees
on the premises
Condition 6
No dumpster permitted
Trash Receptacle
Condition 7
As conditioned, the use should be compatible with surrounding residential developmentand
maintain the residential character of the surrounding area.
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COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and it is anticipated to be
minimal.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov
The proposed request will not impact these facilities.
UTILITIES
Staff Contact:Terry Maples (751-4435) maplest@chesterfield.gov
The applicant’s request will not impact the pubic water system and sewer system. The property
is an existing sewer customer and utilizes a well. Parcel lies within a mandatory water connection
area, however there are no proposed physical improvements to the property. Therefore, a
connection to the public water system is not required. The nearest available water line is located
at the intersection of South Beulah Road and Bellbluff Drive. The Utilities Department supports this
request.
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ENVIRONMENTALENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The western half of the subject properties drains southeast to an existing roadside ditch along
Beulah Road and SouthBeulah Road, which then discharges to an unnamed tributary to Falling
Creek. The eastern half drains northeast through private properties to an unnamed tributary to
Falling Creek. Both parcels are located withinthe Falling Creek Watershed.
Erosion and Sediment Control
If greater than 2,500 square feet of total land disturbance will occur as a result of any proposed
improvements, a land disturbance permit will be required.
Stormwater Management
If greater than 2,500 square feet will be disturbed with any proposed improvements, the
project will be subject to the Part IIB technical criteria of the Virginia Stormwater Management
Program Regulations for water quality and quantity.
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CASE HISTORY
Applicant Submittals
6/7/17 Application submitted
Community Meeting
8/1/17 Issues Discussed:
History of the “Kids in Focus” operation, a residential care home, and its
recent closure
Number and age of adolescents to be cared for on-site
Type and length of care to be provided to adolescents
Number of employees on-site
Neighborhood safety and potential impact this use could have on adjoining
properties
Planning Commission
8/15/17Citizen Comments:
No citizens spoke to this request.
Recommendation – APPROVAL SUBJECT TO THE CONDITIONS IN
ATTACHMENT 1
Motion: Wallin Second:Freye
AYES: Sloan, Jackson,Freye, Jones and Wallin
The Board of Supervisors on Wednesday, September 27, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS
Note: The following conditions are recommended by both the Planning Commission and Staff.
1.Non-Transferable Ownership: This conditional use approval shall be granted to and for The
Leo House LLC, exclusively, and shall not be transferable nor run with the land. (P)
2.Group Care Facility Residents: This conditional use approval shall be limited to providing
group care services to a maximum of ten (10) adolescent youth who reside on the premises.
(P)
3.Expansion of Use: There shall be no exterior additions or alterations to the existing
structure to accommodate this use, except alterations to meet Americans with Disabilities
Act (ADA), building code requirements, or regulatory requirements pertaining to the
operation of a group care facilityand the residents receiving group care in the dwelling. (P)
4.Signage: There shall be no signs permitted to identify this use. (P)
5.Time Limitation: This conditional use approval shall be granted for a period not to exceed
two (2)years from the date of approval. (P)
6.Employees: No more than three (3) full time employees shall be permitted to work on the
premises during a 24-hour period, excluding part-time employees providing transportation
services for residents. A maximum of ten (10) employees shall be permitted on the
premises at one time for weeklystaff meetings. (P)
7.Trash Receptacle: Trash receptacles shall be limited to garbage and recycling cans only. No
dumpster shall be permitted on the property. (P)
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