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Home My WebLink About2006.12.19_Board of Adjustment_MemorandumMEMORANDUM TO: BOARD OF ADJUSTMENT CITY OF OWASSO FROM: CHIP MCCULLEY CITY PLANNER SUBJECT: OBOA - 06-12, A REQUEST FOR A PERMANENT SPECIAL EXCEPTION TO ALLOW AN ADOLESCENT RESIDENTIAL TREATMENT FACILITY IN AN OL (OFFICE LIGHT) ZONING DISTRICT. DATE: December 27, 2006 BACKGROUND: Mr. Craig Beers of Palmer Continuum of Care has submitted an application to the Board of Adjustment for a permanent special exception to allow an adolescent residential treatment facility in an OL Low Intensity Office zoning district. The property is located at 425 East 2e Street North. The Zoning Code allows for special exceptions like this in chapter 5, Section 510 — "Principal Uses Permitted in Office Districts ". PROPERTY CHARACTERISTICS: The legal description of the property is The west 150 feet of Lot one (1), Block one (1), HERITAGE ADDITION. The tract is almost 2/3 -acre in size. The prior land use was an adolescent home (Brown Schools of Oklahoma). A church sits on property to the north, and land immediately east and south exhibits a mixture of commercial and office uses. Vacant land is immediately west and further east of the site. Further west of the subject tract is a single family residential subdivision. The subject tract (and the tract immediately to the east) is OL Low Intensity Office. AG Agricultural zoning lies to the north and further east. CG General Commercial is to the south, while property to the west is RS -3 Single Family Residential. ANALYSIS: Brown Schools of Oklahoma received a special exception to use the site for an adolescent home in April of 2002; the exception was made permanent in April of 2003. Brown Schools served non- adjudicated children between the ages of 14 and 17 with mild disabilities or mental challenges. The staff has researched the records of the property and only a few complaints about the property have been received by the Owasso Police Department or the Owasso Fire Department during the past four years. The reports included two "Welfare Checks" (a check for some safety issue, or 911 hang up call), one "Juvenile Call", one "Assault Report", one "Check to Own Satisfaction" (check location for something suspicious or unusual), and two medical calls. The applicant, Palmer Continuum Care is a nonprofit substance abuse treatment and recovery center focused on Adolescents, Women and Children. Most adolescence are between the age of 12 and 18 and are from Northeastern Oklahoma (Tulsa County). Palmer's goal is to assist clients in developing new methods of coping with life's stresses, getting past cravings, expanding support systems and friendships and finding new ways of experiencing fun activities without using mood - altering substances. Palmer's services are free to their clients, through the financial support of annual fundraisers, Tulsa United Way, Federal and State Funding and various Foundations and private donations. Special Exceptions, unlike variances, do not require that the property owner prove that a hardship exists. The Board of Adjustment is free to grant a special exception whenever it feels that the community will not be harmed by the application. The staff finds that the establishment is performing a necessary service to the community and that the location of the service is not detrimental to the surrounding properties. RECOMMENDATION: The staff recommends approval of the Special Exception, thereby approving the use for as long as it remains under the operation of the Palmer Continuum Care. ATTACHMENTS: 1. Case Map 2. Correspondence from Palmer Continuum Care 3. Application Palmer Continuum of Care, INC Special Exception Request Development of Adolescent Residential Treatment Facility Palmer: Palmer Continuum of Care is a nonprofit substance abuse treatment and recovery center focused on Adolescents, Women and Children. We help our clients reach their greatest potential and maximize their family and community relationships. Palmer's goal is to assist our clients in developing new methods of coping with life's stresses, getting past cravings, expanding support systems and friendships and finding new ways of experiencing fun activities without using mood - altering substances. Our services to the clients are FREE. Palmer is able to help clients recognize the importance of positive, healthy living through the financial support of our annual fundraisers, Tulsa Area United Way, Federal and State Funding and various Foundations and private donations. Most of our adolescence are between the age of 12 and 18 and are from Northeastern Oklahoma (Tulsa County). Palmer has a professional and culturally diverse Board of Directors and staff, who have one thing in common; a passion for providing evidence -based programming with the greatest potential for successful outcomes. Palmer has a continuum of care that provides information, education, outpatient counseling, intensive outpatient counseling, support groups, outreach services and residential treatment to substance abusing adolescents, women and children. Our Mission: "The mission of Palmer Continuum of Care is to develop and operate best practice gender responsive and culturally competent continuum of care for substance abusing and chemically dependent adolescents and women, and their children." Achievements: • Served nearly 200 adolescents at our three outpatient sites in 2005 • Provided drug education services for approximate 800 teens in the Tulsa area school districts/ • Recorded a client satisfaction rating that exceeds the 90% • Became accredited by the Commission for Accreditation of Rehabilitation Facilities (CARF) for the first time in our 24 years • Implemented our first clinical record software • Completed a aggressive three -year strategic plan • Enjoyed success rates approaching 65% for clients completing treatment Economics: The allowance of this Residential Treatment Facility to be developed in the Owasso area will have a positive economic ramification for the City of Owasso. Thirteen (13) jobs will be available due to the opening of this new facility with an estimated total Salary, Wages and Benefits of $581,238 per year. Other revenue will flow into the Owasso community such as food costs, supplies, utilities, purchased services and more, as we have an estimated first year budget of $856,558. The Owasso school district would receive funding for each child entering the school system, as well as taxation of the property we will occupy OBOA- CITY OF OWASSO P.O. BOX 180 OWASSO, OKLAHOMA 74055 (918) 272 -2251 FAX (918) 2724997 SPECIAL EXCEPTION BOARD OF ADJUSTMENT INTERPRETATION OR APPEAL THE FOLLOWFING INFORMATION TO BE SUPPLMD BY APPLICANT T10N REQUESTED Special Exception — Section ❑Interpretation of Zoning Text Use Unit N o ❑Interpretation of Zoning Map ❑Appeal from Building Inspector ❑Appeal under the Provisions of Chapter 12, Section Describe below the specifics of your request. Where applicable, indicate pertinent uses, distances, dimensions, etc. Please attach any plot plans, photographs and other factual information that will assist the Board in --rhe vw e nee ana vaaress or ecora vwnet \u,�Y�� loJ��l�tuVt $�-IQAe� IJG As applicant, what is your interest in this property? ❑Present Owner ❑Agent for OTr ❑ Purchaser 'WOther `CO.7 FlAttomev for Owner Name of person to be t 5%. su t k I00 M(-'7vDy �6 `g :)qa 5 _U IS R D V- I CERTIFY THAT THE SUBMITTED INFORMATION IS TRUE AND CORRECT 1 Stgnati r ' '7 H 15 ' Please submit the completed application form and application fee of $50 along with a Certified 300' Radius Report (available from an abstract company) and other supplemental documents to the City Planner on or before the first day of the month in which the request is to be heard by the Board. This is a quasi - judicial proceeding. The applicant or applicant's agent must be present at the hearing to receive approval. BOA MEETING DATE I PRESENT USE SUBMITTAL DATE ZONING DISTRICT FEE RECEIPT NUMBER APPROVED DENIED