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HomeMy WebLinkAboutZ-7789 Staff AnalysisFILE NO_: Z-7789 NAME: Serenity Park Short -form POD LOCATION: Located at 2801 West Roosevelt Road DEVELOPER: Serenity House Inc. 2801 West Roosevelt Road Little Rock, AR 72204 ENGINEER: Canino Peckham and Associates 10401 West Markham Street Little Rock, AR 72205 AREA: 4.581 acres CURRENT ZONING LLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-3, General Office District General office uses -•E Alcohol abuse recovery center VARIANCESIWAIVERS REQUESTED: A deferral of the required street improvements to Roosevelt Road and Woodrow Street. A. PROPOSAUREQUEST: Serenity Park is a well-established alcohol abuse recovery center located on five acres at the intersection of Roosevelt Road and Woodrow Street. The applicant has stated at present, Serenity Park only has facilities to offer its 30 -day treatment program to fourteen men. The applicant's cover letter states they acknowledge the lack of treatment programs for women and a lack of "post recovery" support. The applicant states Serenity Park is in the planning stages of an expansion of their current facilities that would accommodate both together on one "campus". FILE NO.: Z-7789 Cont. The applicant has indicated three new buildings will be added to the site. One will house a women's recovery facility and two post recovery living facilities are proposed in two future phases. The women's recovery center will house twenty clients for a 30 -day treatment program according to the applicant. The majority of each of the client's day is filled with classes and individual counseling. The applicant has indicated each client is there by their own decision and only has one chance to successfully complete the recovery program. According to the applicant Serenity Park does not allow repeat clients. The applicant's cover letter states Serenity Park does not allow cars and there is limited visitor -ship. The applicant has stated the post recovery facilities combine group living arrangements for ten clients in a support based structure that guides the individual back into mainstream life. Each client is required to pay a nominal rent and be employed. The applicant states this is a continuation of the initial thirty - day treatment for certain clients for whom it is deemed necessary. The applicant states once again the clients do not have access to their vehicles. The applicant is requesting a deferral of the required street improvements to Roosevelt Road and Woodrow Street. B. EXISTING CONDITIONS: The site is located on the southeast corner of Roosevelt Road and Woodrow Street. There is an existing building located on the site functioning as a rehabilitation center. To the west of the site is the Pulaski County Jail complex and to the south of the site is an industrial building once used as a manufacturing facility. North of the site is the Oak lawn Cemetery. To the northwest of the site are a variety of commercial uses and further northwest is a single-family neighborhood. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents who could be identified located within 300 feet of the site, the Southend, the Goodwill and the Wright Avenue Neighborhood Associations were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: 1. The proposed land use would classify Woodrow Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. A 20 -foot radial dedication of right-of-way is required at the intersection of Woodrow Street and Roosevelt Road. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan, on both Woodrow Street and Roosevelt Road. 2 FILE NO.: Z-7789 Cont. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Provide design of Roosevelt Road conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, provide information concerning number of beds, different uses, etc. to Little Rock Wastewater at 688-1414. Entergy: A 10 -foot under ground utility easement is required or a 30 -foot overhead facility easement is required. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 91873700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #14 -the Rosedale Bus Route. 3 FILE NO.: Z-7789 Cont. F. ISSU ESITECH N ICALIDESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a change from 0-3 (General Office District) to POD (Planned Office District) to add three additional buildings to the site. Currently the use on the land is of public - quasi -public nature and this application will expand this use. Typically this type of use does not require an amendment to the plan. In the event that an overall review is done for the area, large Public Institutional uses may be reflected at that time. In this case this application does not require an amendment to the plan. Master Street Plan: Roosevelt Road is shown as a Principal Arterial on the Master Street Plan. Roosevelt Road also has special design guidelines from Asher Avenue to the Interstate 30 Interchange that state it has a reduced right of way of 70 feet with a four lane section and a five lane section with an 80 foot right of way at major intersections. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians' on Roosevelt Road since it is a Principal Arterial. Woodrow Street is shown as a Local Road on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and street improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stevens Neighborhood Action Plan. The Economic Development Goal of "Providing jobs within walking distance to work" could- be strengthened by this business since additional employees may be needed at the expanded facility. The Infrastructure Goal states several objectives relative to this case: 1) Construct new sidewalks, 2) Repair existing sidewalks, 3) Resurface streets, and 4) Widen streets." Additional improvements to the adjacent road and intersection could also strengthen the area's infrastructure. Landscape: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 0 200WAIMMISWISM111 G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the proposal included the addition of three buildings on the site. Staff stated Serenity Park currently provided alcohol rehabilitation and was expanding services to include treatment of women and an extended treatment program. Staff requested the applicant provide additional information concerning the proposed site plan related to signage, fencing, building height and setbacks. Staff questioned if the development would be phased. The applicant stated the intent was to phase the construction a's funding became available. Public Works comments were addressed. Staff stated boundary street improvements were required. Staff stated the boundary street improvements included improvements to Woodrow Street. Staff stated Roosevelt would require the addition of five feet of pavement. Staff stated this would allow for eleven -foot lanes, which were currently eight and one-half feet. Staff stated a grading permit would be required prior to development. Landscaping comments were addressed. Staff stated the proposed development appeared to meet the minimum ordinance requirement with regard to buffers and indicated landscaped area. Staff stated an irrigation system to water landscaped areas would be required and landscape plans stamped with the seal of a registered landscape architect would be required prior to a building permit being issued. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated set back dimensions from property lines and no new fencing will be added to the site. The applicant has also included details of the proposed signage. The site plan includes the placement of a single sign adjacent to Roosevelt Road located near the entrance to the site. The applicant is proposing a maximum height of three feet and a maximum sign area of forty-two feet. The site is currently zoned 0-3, General Office District which would allow for a sign six feet in height and sixty-four square feet in area. The indicated signage is well within signage typically allowed in office zones. The applicant has also indicated a maximum building height of 30 -feet and the total square footage proposed for construction is 28,100 square feet. The site plan includes the placement of three additional buildings in three phases. The applicant has indicated a new building totaling 8,500 square feet will be 5 FILE NO.: Z-7789 (Cont. constructed to house a women's recovery center in the first phase. The applicant has indicated twenty beds will be added in this phase. The existing facility has fourteen beds. The second and third phases will add an additional twenty beds, ten in each phase as a post recovery facility. The site plan includes 32 existing parking spaces and 16 parking spaces are proposed with the new construction of Phase I. The applicant has indicated additional parking will be added in future phases totaling 16 spaces in Phase II and 4 spaces in Phase III. Based on the proposed use, the typical minimum parking required for the existing site in Phase I would be 17 parking spaces. The typical total parking required when Phases II and III are completed would be 27 paring spaces. Based on the typical parking required for the indicated use, the proposed parking is more than adequate. The applicant is requesting a five-year deferral of the required street improvements to Roosevelt Road and Woodrow Street. The applicant has indicated the cost of street construction would be a significant portion of the budget and would not allow the proposed buildings to be constructed. The applicant is requesting a five-year deferral of the required street construction to allow additional time to raise funds for the roadway construction. Staff is supportive of the deferral request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request for a five-year deferral of the required street improvements to Roosevelt Road and Woodrow Street. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 March 3, 2005 ITEM NO.: 20 NAME: Serenity Park Short -form POD LOCATION: Located at 2801 West Roosevelt Road DEVELOPER: Serenity House Inc. 2801 West Roosevelt Road Little Rock, AR 72204 ENGINEER: Canino Peckham and Associates 10401 West Markham Street Little Rock, AR 72205 AREA: 4.581 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 0-3, General Office District General office uses -ME FILE NO.: Z-7789 FT. NEW STREET: 0 LF Alcohol abuse recovery center VARIANCES/WAIVERS REQUESTED: A deferral of the required street improvements to Roosevelt Road and Woodrow Street. A. PROPOSAUREQUEST: Serenity Park is a well-established alcohol abuse recovery center located on five acres at the intersection of Roosevelt Road and Woodrow Street. The applicant has stated at present, Serenity Park only has facilities to offer its 30 -day treatment program to fourteen men. The applicant's cover letter states they acknowledge the lack of treatment programs for women and a lack of "post recovery" support. The applicant states Serenity Park is in the planning stages of an expansion of their current facilities that would accommodate both together on March 3, 2005 SUBDIVISION ITEM NO.: 20 ILE NO.: Z-778 The applicant has indicated three new buildings will be added to the site. One will house a women's recovery facility and two post recovery living facilities are proposed in two future phases. The women's recovery center will house twenty clients for a 30 -day treatment program according to the applicant. The majority of each of the client's day is filled with classes and individual counseling. The applicant has indicated each client is there by their own decision and only has one chance to successfully complete the recovery program. According to the applicant Serenity Park does not allow repeat clients. The applicant's cover letter states Serenity Park does not allow cars and there is limited visitor -ship. The applicant has stated the post recovery facilities combine group living arrangements for ten clients in a support based structure that guides the individual back into mainstream life. Each client is required to pay a nominal rent and be employed. The applicant states this is a continuation of the initial thirty - day treatment for certain clients for whom it is deemed necessary. The applicant states once again the clients do not have access to their vehicles. The applicant is 'requesting a deferral of the required street improvements to Roosevelt Road and Woodrow Street. B. EXISTING CONDITIONS: The site is located on the southeast corner of Roosevelt Road and Woodrow Street. There is an existing building located on the site functioning as a rehabilitation center. To the west of the site is the Pulaski County Jail complex and to the south of the site is an industrial building once used as a manufacturing facility. North of the site is the Oak lawn Cemetery. To the northwest of the site are a variety of commercial uses and further northwest is a single-family neighborhood. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents who could be identified located within 300 feet of the site, the Southend, the Goodwill and the Wright Avenue Neighborhood Associations were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: 1. The proposed land use would classify Woodrow Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. A 20 -foot radial dedication of right-of-way is required at the intersection of - _ -- - Wnndrnw Street and-Raosell� t d� 2 March 3, 2005 SUBDIVISION ITEM NO.: 20 ILE NO.: Z-7789 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan, on both Woodrow Street and Roosevelt Road. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 7. Provide design of Roosevelt Road conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, provide information concerning number of beds, different uses, etc. to Little Rock Wastewater at 688-1414. Entergy: A 10 -foot under ground utility easement is required or a 30 -foot overhead facility easement is required. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. March 3, 2005 SUBDIVISION ITEM NO.: 2Q Cont. FILE NO.: Z-7789 CATA: The site is located near CATA Bus Route #14 -the Rosedale Bus Route. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a change from 0-3 (General Office District) to POD (Planned Office District) to add three additional buildings to the site. Currently the use on the land is of public - quasi -public nature and this application will expand this use. Typically this type of use does not require an amendment to the plan. In the event that an overall review is done for the area, large Public Institutional uses may be reflected at that time. In this case this application does not require an amendment to the plan. Master Street Plan: Roosevelt Road is shown as a Principal Arterial on the Master Street Plan. Roosevelt Road also has special design guidelines from Asher Avenue to the Interstate 30 Interchange that state it has a reduced right of way of 70 feet with a four lane section and a five lane section with an 80 foot right of way at major intersections. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Roosevelt Road since it is a Principal Arterial. Woodrow Street is shown as a Local Road on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and street improvements. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stevens Neighborhood Action Plan. The Economic Development Goal of "Providing jobs within walking distance to work" could be strengthened by this business since additional employees may be needed at the expanded facility. The Infrastructure Goal states several objectives relative to this case: 1) Construct new sidewalks, 2) Repair existing sidewalks, 3) Resurface streets, and 4) Widen streets." Additional improvements to the adjacent road and intersection could also strengthen the area's infrastructure. Landscape: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. An irrigation system to water landscaped areas will be required. 4 March 3, 2005 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-7789 Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the proposal included the addition of three buildings on the site. Staff stated Serenity Park currently provided alcohol rehabilitation and was expanding services to include treatment of women and an extended treatment program. Staff requested the applicant provide additional information concerning the proposed site plan related to signage, fencing, building height and setbacks. Staff questioned if the development would be phased. The applicant stated the intent was to phase the construction as funding became available. Public Works comments were addressed. Staff stated boundary street improvements were required. Staff stated the boundary street improvements included improvements to Woodrow Street. Staff stated Roosevelt would require the addition of five feet of pavement. Staff stated this would allow for eleven -foot lanes, which were currently eight and one-half feet. Staff stated a grading permit would be required prior to development. Landscaping comments were addressed. Staff stated the proposed development appeared to meet the minimum ordinance requirement with regard to buffers and indicated landscaped area. Staff stated an irrigation system to water landscaped areas would be required and landscape plans stamped with the seal of a registered landscape architect would be required prior to a building permit being issued. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated set back dimensions from property lines and no new fencing will be added to the site. The applicant has also included details of the proposed signage. The site plan includes the placement of a single sign adjacent to Roosevelt Road located near the entrance to the site. The applicant is proposing a maximum height of three feet and a maximum sign area of forty-two feet. The March 3, 2005 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-7789 site is currently zoned 0-3, General Office District which would allow for a sign six feet in height and sixty-four square feet in area. The indicated signage is well within signage typically allowed in office zones. The applicant has also indicated a maximum building height of 30 -feet and the total square footage proposed for construction is 28,100 square feet. The site plan includes the placement of three additional buildings in three phases. The applicant has indicated a new building totaling 8,500 square feet will be constructed to house a women's recovery center in the first phase. The applicant has indicated twenty beds will be added in this phase. The existing facility has fourteen beds. The second and third phases will add an additional twenty beds, ten in each phase as a post recovery facility. The site plan includes 32 existing parking spaces and 16 parking spaces are proposed with the new construction of Phase I. The applicant has indicated additional parking will be added in future phases totaling 16 spaces in Phase II and 4 spaces in Phase III. Based on the proposed use, the typical minimum parking required for the existing site in Phase I would be 17 parking spaces. The typical total parking required when Phases II and III are completed would be 27 paring spaces. Based on the typical parking required for the indicated use, the proposed parking is more than adequate. The applicant is requesting a five-year deferral of the required street improvements to Roosevelt Road and Woodrow Street. The applicant has indicated the cost of street construction would be a significant portion of the budget and would not allow the proposed buildings to be constructed. The applicant is requesting a five-year deferral of the required street construction to allow additional time to raise funds for the roadway construction. Staff is supportive of the deferral request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the applicant's request for a five-year deferral of the required street improvements to Roosevelt Road and Woodrow Street. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. _ _ March 3, 2005 SUBDIVISION ITEM NO.: 20 Cont, FILE NO.: 2-7789 There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. rl