Once again a citizen chorus of opposition goes head to head with a growing community service.
At the March 5 meeting of the Alexandria Planning Commission, more than 50 speakers rose to express their feelings about the proposed relocation of the Alexandria Community Service Board's (ACSB) Clubhouse from 115 Patrick St. to 1400 Duke St. The majority on hand at the meeting overwhelmingly opposed the move.
Primary opposition came from spokespersons representing the various civic associations whose residents live in the area immediately behind, and to the east of, the former TESST Vocational School. Their primary concerns were safety and parking.
The Clubhouse is an ACSB facility offering structured day programs to consumers who have a history of mental illness, substance abuse, or mental retardation and need support to reestablish an independent lifestyle, according to the Planning and Zoning Department staff report.
Operating at its present location since 1980, the Clubhouse has a staff of 24 and a membership of up to 142. However, according to the report, only 85 members are expected to attend the program on any given day.
In speaking to the Special Use Permit request, Barbara Ross, deputy director, Planning and Zoning, noted that in addition to the parking and security concerns of the nearby residents there was also the complaint that this area of the city was "saturated with social service facilities."
However, she noted, "There are many similar uses throughout the city. After all, this is our downtown. It is not a concern to staff."
OVER SATURATION CLAIMED
Gordon Bratz, president of the Old Town Village Owners Association, representing 155 home owners, said, "If the Clubhouse were to move to the Duke Street location there would be four social service organizations in a four block area. That is over saturation."
Speakers from the Old Town Village Condo Unit Association, Old Town Station Association, Upper King Street Association, and Old Town South Home Owners Association, joined Bratz in expressing concerns about the proposed site.
Located on a 3.8 acre lot, the building has 498 feet frontage on Duke Street and 335 feet frontage on South West Street, with access from both Duke and South West streets. The Clubhouse proposes to use the front portion of the building.
According to the staff report, the City's Department of Mental Health, Mental Retardation, and Substance Abuse (MHMRSA) will also relocate to the site. This will add 14 staff on a regular basis plus 20 others who work in the community and "will visit the site occasionally to use the offices."
William L. Claiborn, Director, MHMRSA, said, "The Clubhouse will lease two floors fronting on Duke Street for a total of 13,000 square feet." He explained, "the Clubhouse intends to use 11,000 square feet and will lease the remaining 2,000 square feet to someone else."
Claiborn further noted, "We have been trying very hard to get to the residents to explain that our customers won't be a problem." The Clubhouse has been seeking a new site for approximately 10 years. Two other locations, one on North Royal Street and another on Roth Street, were rejected for various reasons, according to Claiborn.
PARKING PROBLEM
Parking at the Duke Street site was a problem when it was the TESST location. Under the zoning ordinance, Clubhouse use requires 43 parking spaces with an additional eight spaces for the general office use, for a total of 51.
"In this case, the leased space is supported by only 32 spaces on site, and four of those will be used to park vans," the staff document indicated. It was for this reason ACSB was seeking the SUP and cited the following mitigating circumstances:
* Of its current customers only two drive;
* Of the 38 staff, 10 are part-time and f the 20 community workers spend most of their time in the field;
* A survey of parking use at the present site shows only 26 at peak hours.
Residents of the area also expressed concern over the security issue. Ross said, "Some are worried because of the kind of people who will use the facility. We have checked police records and found no cause for concern. We believe overall security is not an issue."
SECURITY A PRIME CONCERN
Philip Bradbury, chair of the Alexandria Community Services Board, said, "We are also concerned about safety because many of our staff are women. But applicants for the Clubhouse are well screened and don't pose a threat. We are also willing to set up a citizen advisory committee."
Upon further questioning, Ross's statement about police records was challenged. It was claimed there have been Clubhouse customers who have police records of various crimes of a violent nature such as rape, robbery and burglary. Bratz also cited an ongoing problem with drug and alcohol use in the general area.
Lynn Selander, President of the Old Town South Homeowners Association, and Henry Street resident, said, "Dr. Claiborn has not really been forthcoming with the community. I asked him several times about violent crimes and he denied it until it has now come out."
Several speakers pointed out that many of the residences in the area are occupied by single females and that the clientele of the Clubhouse would raise security concerns. In the staff report, Carol Layer, Clubhouse Director, noted, "neither she or any of the Clubhouse staff can recall any instance of harm to persons or property ... by any Clubhouse members..."
She also explained in the report, "the Clubhouse program has a vested interest in making sure that it does not accept members who are a security risk to themselves, other members, staff or the community... extensive evaluation of potential members takes place and members who present a security risk are rejected."
Regular operating hours for the Clubhouse are 8:30 a.m. to 5 p.m. Monday through Friday. There are also periodic activities until 9:30 p.m. one or two evenings a week and on some Saturdays, according to the staff report.
Following the public hearing, the Planning Commission voted to approve the application. But City Council must affirm or reject the Commission's vote.
Claiborn said, "If Council turns us down we are back to the starting line again. We hope we are able to convince them it is not adverse to the area."