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HomeMy WebLinkAboutZ-9850-A Staff Report (APRIL) 033126April 9, 2026 ITEM NO.: 3 FILE NO.: Z-9850-A NAME: Bassett Parolee/Probationer Housing Facility – Special Use Permit LOCATION: 3118 S. Izard Street OWNER/AGENT: Phyllis & Harry Bassett, Jr. 16 Marchwood Cove Little Rock, AR 72210 AREA: .17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 CURRENT ZONING: R-3 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a special use permit to allow for a parolee/probationer housing facility to operate within an existing one-story 1,500 square-foot, three (3) bedroom, single-family residence. The home, located at 3118 S. Izard Street, will contain a maximum of four (4) elderly individuals, transitioning from the Department of Corrections (DOC), at any given time. B. EXISTING CONDITIONS: Subject property is the second house from the northwest corner of S. Izard Street and W. 32nd Street. Properties in the surrounding area contain a mixture of zoning and uses. Crump Park and the Boys Club of Central Arkansas (Thrasher), including several religious institutions are located withing the general area of the proposed site. The Future Land Use shows Residential Low Density, “RL”. The current zoning is R-3. 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. April 9, 2026 ITEM NO.: 3 (Cont.) FILE NO.: Z-9850-A 2 D. ENGINEERING COMMENTS (PLANNING DIVISION): 1. ADA Access shall be shown to the Right-of-Way. 2. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle. 3. Proposal of use will require a change for ADA to meet max feasibility, when you apply for a building permit this will be commented on. 4. May be subject to building permit for further review. 5. Gravel parking lots are not permitted. 6. Contact Planning and Development Dept., Engineering Division at 501-371- 4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 7. Hauling of cut and/or fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or for more information. 8. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. ENGINEERING COMMENTS (PUBLIC WORKS): No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. 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. April 9, 2026 ITEM NO.: 3 (Cont.) FILE NO.: Z-9850-A 3 Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in Planning District 8, the Central City Planning District. The Development principles of this district include strengthening the existing development and to better define single-family and non-residential use areas by neighborhood oriented commercial uses. The Land Use Plan shows Residential Low Density (RL) uses for the application area. The Residential Low Density (RL) April 9, 2026 ITEM NO.: 3 (Cont.) FILE NO.: Z-9850-A 4 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 Housing Facility Surrounding the application area is area designated for Residential Low Density (RL) uses and is characterized by single-family residences. Interspersed to the north, northeast, and southeast are areas designated for Public/Institutional (PI) uses and are characterized by faith-based institutions. To the west of the application area is area designated for Park/Open Space (PK/OS) use and is characterized by Crump Park. This site is not located in an Overlay District. Master Street Plan: S. Izard Street 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: S. Izard 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 parolee/probationer housing facility to operate within an existing one-story 1,500 square-foot, three (3) bedroom, single-family residence. The home, located at 3118 S. Izard Street, will contain a maximum of four (4) elderly individuals, transitioning from the Department of Corrections (DOC), at any given time. Subject property is the second house from the northwest corner of S. Izard Street and W. 32nd Street. Properties in the surrounding area contain a mixture of zoning and uses. Crump Park and the Boys Club of Central Arkansas (Thrasher), including several religious institutions are located withing the general area of the April 9, 2026 ITEM NO.: 3 (Cont.) FILE NO.: Z-9850-A 5 proposed site. The Future Land Use shows Residential Low Density, “RL”. The current zoning is R-3. 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. 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. April 9, 2026 ITEM NO.: 3 (Cont.) FILE NO.: Z-9850-A 6 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 four (4) persons is 450 square feet. As noted, the residence contains 1,500 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 three (3) bedrooms capable of housing a total of four (4) persons. The applicant notes that each bedroom measures 11’x12’, or 132 square feet in area. Generally, the occupants will not be disabled as defined by ADA. The home will have two (2) on-site staff members that will be present from 6am-6pm, seven (7) days a week. The applicant notes that additional staff will be provided to ensure resident care and safety, as needed. The applicant notes that a newly poured gravel driveway can accommodate up to five (5) vehicles that will provide ample parking for staff, visitors and services provided. On-street parking may provide additional parking in front of the property, if necessary. Residents are not permitted to operate or keep personal vehicles at the facility. The nearest public transportation is available via Rock Region Metro’s Bus Route #2 (S. Main) located near the northwest corner of W. 33rd Street and Gaines Street, immediately across the street from Grace Temple AME Zion Church. April 9, 2026 ITEM NO.: 3 (Cont.) FILE NO.: Z-9850-A 7 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 paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (February 12, 2026) The item was deferred to the March 12, 2026 agenda due to insufficient notification. PLANNING COMMISSION ACTION: (March 12, 2026) The application was placed on the Consent Agenda for deferral to the April 9, 2026 agenda. There was a motion to approve the Consent Agenda. The motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was deferred.