Planning commission recommends adult day-care centers be allowed by-right in B-3 zoning, denies conditional-use option

The Christiansburg Planning Commission on May 18 recommended that "daycare center, adult" be added as a by-right use in the town's General Business B-3 zoning district and voted to deny a separate request to add the use as conditionally permitted.

Staff told the commission the town's zoning ordinance currently allows adult day-care centers by right only in the limited Business B-1 district; the amendment requests (filed under items 4b and 4c) would either (4b) make adult day-care centers a by-right use in B-3 or (4c) allow them only with a conditional-use permit in B-3. Staff read the code definition of "daycare center, adult," describing it as daytime supplementary care for four or more aged, infirm or disabled adults who reside elsewhere and are not in licensed residential facilities.

Meredith Kapalka, who introduced herself with a Pulaski address as the applicant's representative, said her organization runs center-based daytime programs for adults with intellectual and developmental disabilities, has outgrown a leased space at the former Riverlawn Elementary School, and is seeking a larger facility to provide structured daytime programs, vocational training and community participation supports. "There are so many adults in our area who are not able to access services once they get out of high school," Kapalka said, describing the group's need for a permanent larger center.

A leasing agent who has worked with the group, Carmen Mercoupero, told commissioners the model has been successful in other localities and could partner with nearby vocational programs; she urged support for the amendment.

Commissioners discussed pros and cons: some favored making the use by-right because operations resemble other daytime businesses and would not necessarily cause greater impacts than existing permitted uses; another commissioner preferred the conditional-use route to retain the commission's ability to review site-specific compatibility. The commission ultimately voted 7–0 to recommend amendment 4b (by-right in B-3) and 7–0 to deny 4c (conditional-use in B-3). Staff said both recommendations will be forwarded to Town Council for a public hearing on June 9; Council action is expected June 23.

The staff packet includes the zoning definition and the three recommendation options discussed by the commission. If Council approves the by-right amendment, adult day-care centers would be treated like other permitted daytime uses in B-3 rather than requiring a separate conditional-use review.

Next steps: the Planning Commission's recommendations go to Town Council for a June 9 public hearing and likely action on June 23.