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HomeMy WebLinkAboutZ-8244-2 Staff AnalysisAugust 30, 2007 ITEM NO.: 1 NAME: LOCATION: APPLICANT: OWNER: FILE NO.: Z-8244 Simone's Home - Group Home — Special Use Permit 3400 West 14th Street Stephanie Johnson Stephanie Johnson/Simone's Home PROPOSAL: A Special Use Permit is requested to allow a group home to be operated in the residential structure located on the R-3 zoned property at 3400 West 14th Street. A. Public Notification: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Stephens Area Faith, Pine to Woodrow, Hope and Forest Hills Neighborhood Associations were notified of the public hearing. B. Public Works Issues: 3400 West 14th Street is located at the northwest corner of West 14th Street and S. Martin Street. The property contains a two-story frame residential structure with basement level. There is an alley right-of-way along the rear (north) property line. The property contains no off-street parking. There is on -street parking along bath West 14th and S. Martin Streets. The residential structure appears to have been used as a multifamily structure in the past. Most of the surrounding properties contain single family residences and are zoned R-3. There is a church to the east, with some R-4 and R-5 zoning to the southeast and northwest. There are also some vacant lots in the area. The applicant, Stephanie Johnson, proposes to utilize the existing 3,000 square foot residential structure as a group home. The proposed group home will house up to six (6) girls, ages 12-18, who are in long-term foster care. The home will specialize in sibling groups. There will be one (1) full-time house parent. The applicant notes that the group home will "provide a safe; family -style environment to teach life skills, so the girls are prepared for independent living as they age out of the foster care system". August 30, 2007 ITEM NO.: 1 FILE NO.: Z-8244 The residents/clients and house parent will reside in three (3) downstairs bedrooms and one (1) upstairs bedroom. There will be two (2) girls in each of three (3) bedrooms. The house parent will reside in one (1) of the downstairs bedrooms. The site is not located on a CATA bus route. Bus Route #3 (Baptist Medical Center Route) runs along West 12th Street to the north. The applicant has noted that the home will provide any -transportation needs to the residents. The home will have a 10-passenger van. The applicant has noted that a small parking area will be constructed in the rear yard for the van and one (1) or two (2) additional vehicles. The parking area will be accessed from the alley. The applicant provided a copy of the Bill of Assurance for this neighborhood. The document was recorded in 1890 and is not legible. Section 36-54(e)(4) of the City's Zoning Ordinance provides the following provisions for Group Home Facilities, as adopted by the Board of Directors on September 6, 2005: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or 2 August 30, 2007 ITEM NO.: 1 (Cont. FILE NO.: Z-8244 probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi - public transportation. 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on -site parking. (d) The fire marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. According to an area survey, there are four (4) similar type transitional residential facilities within 1,500 feet of the property. The facilities are as follows: Florence Crittenden Home: 3600 West 11th Street The Florence Crittenden Home has the capacity to serve youth up to 17 years old of age. This home's maximum accommodation is nine (9) children. Will House: 1200 S. Valentine Street The Will House is rehabilitation for recovering substance abuse. This facility will accommodate sixteen (16) men. K3 August 30, 2007 ITEM NO.: 1 Cont. FILE NO.: Z-8244 Missiona of Charity House: 1002 Oak Street The Missionary of Charity House is a facility that is operated by the Catholic Diocese of Little Rock. This is a home for homeless women. The facility has a capacity to house eleven (11) women. 4017 and 4019 West 12th Street: Z-File No. 7725 On March 2, 2006, a special use permit was granted to the Black Community Developers, Inc. to allow use of a duplex on "R-4" zoned property as a residential facility that houses participants in a substance abuse program; up to twelve (12) women, six (6) per unit. Staff is supportive of the requested special use permit to allow a group home at 3400 West 141h Street. Although staff's survey of the area revealed four (4) other similar type transitional residential facilities, staff feels the group home as proposed will have a minimal impact on the neighborhood. A maximum of only seven (7) people will reside in the structure. As noted previously, the residential structure appears to have been used as a multifamily structure in the past, with four (4) or five (5) units. Staff believes the proposed group home for the care of up to only six (6) girls will have no adverse impact on the surrounding properties or the general area. C. SUBDIVISION COMMITTEE COMMENT, (AUGUST 9, 2007) Stephanie Johnson was present, representing the application. Staff briefly described the proposed group home use, noting that some additional information was needed. In response to a question from the Committee, Ms. Johnson noted that transportation will be provided to the residents. She noted that some off- street parking will be provided in the rear yard off the alley. She noted that additional information will be provided to staff. After the discussion, the Committee forwarded the issue to the full Commission for final action. D. Staff Recommendation: Staff recommends approval of the requested Special Use Permit to operate a group home at 3400 West 14Eh Street, subject to the following conditions: 51 August 30, 2007 ITEM NO.: 1 (Cont. FILE NO_: Z-8244 1. The Fire Marshall must approve use of the structure as a group home. 2. The group home must be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. 3: Paved/concrete parking must be provided in the rear yard area for at least two (2) vehicles, prior to operation of the group home. PLANNING COMMISSION ACTION: (AUGUST 30, 2007) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 5