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Home My WebLink AboutZ-9737 112322 ITEM NO.: 6 FILE NO.: Z-9737 NAME: Haven Health Management – Conditional Use Permit LOCATION: 5201 Stagecoach Road DEVELOPER: The Greenbriar on Stagecoach 5201 Stagecoach Road Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Greenbriar on Stagecoach (Owner) J. Cliff McKinney, II (Agent) Quattlebaum, Grooms & Tull, PLLC 111 Center Street Little Rock, AR 72201 SURVEYOR/ENGINEER: Crafton Tull 10825 Financial Centre Pkwy, Suite 300 Little Rock, AR 72211 AREA: 3.65 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: O-3 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a conditional use permit to allow for a mental and behavioral health treatment center to patients who will attend on a voluntary basis. The facility will not operate as a halfway house nor accept patients who are currently hallucinatory, a current physical threat to themselves or others, patients from prisons or jails, court-ordered patients or patients with convictions of violent crimes. The property is located at 5201 Stagecoach Road. B. EXISTING CONDITIONS: The site is located on the south side of Stagecoach Road and contains an existing one-story, 16,783 square foot building containing thirty-four (34) units. The building was previously occupied by The Greenbriar on Stagecoach, a senior residential care facility. Properties to the north contain O-3 zoning and uses. A planned development abuts the northwest corner of the site. Single-family residences are located to the east and south of the site. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments received. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for a mental and behavioral health treatment center to patients who will attend on a voluntary basis. The facility will not operate as a halfway house nor accept patients who are currently hallucinatory, a current physical threat to themselves or others, patients from prisons or jails, court-ordered patients or patients with convictions of violent crimes. The property is located at 5201 Stagecoach Road. The facility sits over 200-feet from the right-of-way and provides vehicular access from an extended paved driveway along Stagecoach Road. The existing structure is a one-story 16,783 square foot building and contains thirty-four (34) units. The building was previously occupied by The Greenbriar on Stagecoach, a senior residential care facility. The applicant notes thirty (30) of the units are proposed for patient occupancy. Approximately forty (40) residents will be present at any given time with a typical length of stay being thirty (30) days. The applicant notes the facility will operate twenty-four (24) hours a day, seven (7) days a week and will employ sixteen (16) staff members. Residents will not be allowed to park vehicles at the facility at any time during treatment. There is an existing parking lot containing approximately nineteen (19) parking spaces located on the north side of the facility. Staff feels the existing parking is sufficient to serve this use. The applicant is proposing no additional signage at this time. Any future signage must comply with Section 36-553 of the City’s Zoning Ordinance (Signs allowed in office and institutional zones). The site plan does not show a dumpster on the site at this time. The applicant does note a dumpster will be provided on the site in the future. Any dumpster must be screened to comply with Section 36-523 of the City’s Zoning Ordinance. Any new sight lighting must be low-level and directed away from adjacent properties. The applicant provided responses to additional information regarding all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. Staff is supportive of the requested CUP zoning. Staff feels that the proposed voluntary mental and behavioral treatment center is a good viable use for repurposing the former nursing home type facility. The proposed use should have no adverse impact on the surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP zoning, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis, of the agenda staff report.