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HomeMy WebLinkAboutZ-10272 Staff Report 032826April 9, 2026 ITEM NO.: 10 FILE NO.: Z-10272 NAME: Graves Group Home – Special Use Permit LOCATION: 6900 W. Markham Street OWNER/AUTHORIZED AGENT: Desi Desha, LLC 11777 Oak Glenn Loop Bryant, AR 72022 AREA: 0.46 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a special use permit to allow for a group home to operate within the existing one-story, 1,878 square foot single-family residence. The house will be located at 6900 W. Markham Street and contain a maximum of six (6) disabled residents. B. EXISTING CONDITIONS: The site is located on the north side of W. Markam Street, approximately 310 feet west of N. Hughes Street. The City’s Future Land Use Plan shows “RL” Residential Low Density for the area. The property is zoned R-2. C. NEIGHBORHOOD 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.: 10 (Cont.) FILE NO.: Z-10272 2 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. Planning Division: Land Use Plan: The request is in Planning District 3, the West Little Rock Planning District. The development principles of this district include developing facilities for all modes of transportation, the preservation of greenways, open spaces, and maintaining residential neighborhood integrity. 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 in developed subdivisions. Southeast of the application area, at the southeast corner of W. Markham Street April 9, 2026 ITEM NO.: 10 (Cont.) FILE NO.: Z-10272 3 and Hughes Street, is area designated for Public/Institutional (PI) use and is characterized by LISA Academy West High School. This site is not located in an Overlay District. Master Street Plan: West Markham Street is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Deceleration Lanes are required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: West Markham Street 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, 1,878 square foot single-family residence. The house will be located at 6900 W. Markham Street and contain a maximum of six (6) disabled residents. The site is located on the north side of W. Markam Street, approximately 310 feet west of N. Hughes Street. The City’s Future Land Use Plan shows “RL” Residential Low Density for the area. The property is zoned R-2. The applicant provided the following information with respect to bedroom accommodations: Bedroom 1 – 143 square feet; 2 occupants Bedroom 2 – 124 square feet; 1 occupant Bedroom 3 – 114 square feet; 1 occupant Bedroom 4 – 143 square feet; 2 occupants April 9, 2026 ITEM NO.: 10 (Cont.) FILE NO.: Z-10272 4 The applicant provided the following additional information with respect to staff, transportation and parking: “The property will operate with 24-hour care provided by rotating staff. There will be no live in caregivers that will reside onsite. Staff will work scheduled shifts to ensure continued coverage.” “Residents are not expected to operate vehicles. Transportation needs will be coordinated through staff, family members, or in-house transportation services.” “Parking is available via an exiting driveway and gravel parking lot located on the east side of the property, with plans for paving. Resident parking is limited to 2-3 vehicles per shift. Visitor parking will be occasional and short-term.” 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. April 9, 2026 ITEM NO.: 10 (Cont.) FILE NO.: Z-10272 5 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 1,878 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 four (4) bedrooms capable of housing a total of six (6) persons. April 9, 2026 ITEM NO.: 10 (Cont.) FILE NO.: Z-10272 6 Special Use Permits are not transferable in any manner. Permits cannot be transferred from owner to owner, location to location or use to use. I. 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.