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HomeMy WebLinkAbout040926 PC Minute RecordApril 9, 2026 ITEM NO.: 11 NAME: Sevita Health Group Home — Special Use Permit LOCATION: 110 Shady Thickett Lane OWNER/AUTHORIZED AGENT: Scioto Properties 6600 France Avenue South, Ste. 350 Edina, MN 55435 AREA: 12 acres NUMBER OF LOTS: 1 1G:O CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FILE NO.: Z-10275 FT. NEW STREET: 0 LF The applicant is requesting a special use permit to allow for a group home to operate within the existing one-story, 2,910 square foot single-family residence. The house will be located at 110 Shady Thickett Lane and contain a maximum of six (6) disabled residents with brain injuries. B. EXISTING CONDITIONS: The site is located at the west end of Shady Thickett Lane, a short street which runs west from Villa Vista Loop. The City's Future Land Use Plan shows "RL" Residential Low Density for the area. The property is zoned R-2. C. NEIGHBORHOO❑ NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS PLANNING DIVISION): No comments. ENGINEERING COMMENTS PUBLIC WORKS)_.- No Comments- E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING. Little Rock Water Reclamation Authority: No comments received. April 9, 2026 ITEM NO.: 11 (Cont.) FILE NO.: Z_10275 Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 1. Full Plan Review & Life Safety Inspection. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Plannina Division: Land Use Plan: The request is in Planning District 11, the 1-430 Planning District. The development principles for the 1-430 Corridor advocate for careful consideration and response to the various existing land uses and natural features of the area. New developments should support and compliment desirable existing land uses. The Land Use Plan shows Residential Low Density (RL) for the application area. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is for a Special Use Permit. Surrounding the application area are areas designated for Residential Low Density (RL) uses and are characterized by single-family homes interspersed with duplexes and apartment complexes in developed subdivisions to the north, east, and west and undeveloped woodlands to the south. Oj April 9, 2026 ITEM NO.: 11 (Cont.) FILE NO.: Z-10275 This site is not located in an Overlay District. Master Street Plan: Shady Thickett Lane is a Local Street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan. Shady Thickett Lane is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS: The applicant is requesting a special use permit to allow for a group home to operate within the existing one-story, 2,910 square foot single-family residence. The house will be located at 110 Shady Thickett Lane and contain a maximum of six (6) disabled residents with brain injuries. The site is located at the west end of Shady Thickett Lane, a short street which runs west from Villa Vista Loop. The City's Future Land Use Plan shows "RL" Residential Low Density for the area. The property is zoned R-2. The following information was submitted by the applicant with respect to the proposed group home: "Our intention is to modify a home at the address listed above to serve six adult residents. The home will be renovated to increase accessibility for individuals with physical challenges, including interior modifications consistent with universal design and Americans with Disabilities Act (ADA) principles, and, as needed, the addition of bedrooms and bathrooms to support the program model. We strive to maintain a normalized, home -like environment while creating practical accessibility features that enhance daily living tasks for individuals who may have mobility or functional limitations." "We are committed to being good neighbors and maintaining positive relationships in the community. The residence will blend with the ambiance of the neighborhood. There will be no signage on the property. Vehicles 3 April 9, 2026 ITEM NO.: 11 Cont. FILE NO.: Z-10275 used in connection with the home will not display signage and will be typical passenger minivans or transit vans used for transporting participants. Vehicles parked at the home will not be larger than those required to safely transport up to six individuals. Our homes in other communities are d are designed to integrate seamlessly into residential neighborhoods and operate with minimal external impact." The applicant provided the following additional information with respect to parking: "The 6 home residents will not drive. Care staff will be a max of 4 (cars) during a given shift; 3 avg. during the day and 1 overnight. A 5th vehicle may stop by and drop off or visit occasionally. There is ample parking in the garage apron and carport for 4 cars, and up to 7 cars including the gravel, all away from the main road, Villa Vista Loop and Shady Thickett Lane." Section 36-54(e)(4) of the City's Zoning Ordinance provides the following provisions for Family Care 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. rd April 9, 2026 ITEM NO.: 11(Cont,)FILE NO.: Z-10275 c. Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or 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. To staff's knowledge, there are no other transitional residential facilities located within 1,500 feet of the property. Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by six (6) persons is 650 square feet. As noted, the residence contains 2,910 square feet in area. Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. The applicant provided a statement demonstrating compliance with this section of the code as there are six (6) bedrooms capable of housing a total of six (6) persons. ,:I April 9, 2026 ITEM NO.: 11 Cont. FILE NO.: Z-10275 Special Use Permits are not transferable in any manner. Permits cannot be transferred from owner to owner, location to location or use to use. STAFF RECOMMENDATION: Staff recommends approval of the requested special use permit, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (April 9, 2026) The applicant was present. There were no objectors present. The application was placed on the Consent Agenda for approval as recommended by staff. There was a motion to approve the Consent Agenda. The motion passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved.