HomeMy WebLinkAbout040926 PC Minute RecordApril 9, 2026
ITEM NO.: 4 FILE NO.: Z-10245
NAME: Bates Group Home — Special Use Permit
LOCATION: 301 Dryad Lane
DEVELOPER:
James Kevin Bates
5616 Carlyle Drive
Little Rock, AR 72209
OWNER/AGENT:
Xiaowenjun Wang (Owner)
James Kevin Bates (Applicant)
SURVEYOR/ENGINEER:
N/A
AREA: 0.23 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6
CURRENT ZONING: R-2
VARIANCES:
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests a special use permit to allow a group home to be located
in the single-family residential structure at 301 Dryad Lane.
B. EXISTING CONDITIONS:
The property contains a one-story, bricked frame single-family residence. The
structure is approximately 1,399 square feet in area. A one -car wide driveway from
Dryad Lane provides parking for two (2) vehicles.
April 9, 2026
ITEM NO.: 4 Cont. FILE NO.: Z-10245
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.
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:
Must Comvly with Arkansas Fire Prevention Code 2021 edition
All projects submitted for zoning approval must comply with the Arkansas
Fire Prevention Code, 2021 Edition, including any comments or
requirements provided by the Little Rock Fire Marshal's Office, prior to
acceptance.
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.
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April 9, 2026
ITEM NO.: 4 Cont.) FILE NO.: Z-10245
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 asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replace or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
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April 9, 2026
ITEM NO.: 4 (Cont.
FILE NO.: Z-1
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two -Family Residential ❑evelopments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Contact Chief Davbram Flowers at (501) 918-3780, Capt. Tony Rhodes at (501)
918-3757, Fire Marshal Derek N Ingram (501) 918-3756, or Fire Marshal Evan
Johnson (501) 765-1646.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Buildina Codes: No comments received.
Landscape: No Comments.
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April 9, 2026
ITEM NO.: 4 (Cont.) FILE NO.: Z-10245
G. TRANSPORTATION/PLANNING:
Rock Re ion Metro: No comments received.
Planning 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 Group Home.
To the north, south, and west of the application area are areas designated for
Residential Low Density (RL) uses and are characterized by single-family
residences in developed subdivisions. East of the application area is area
designated for Residential Medium Density (RM) and is characterized by duplexes.
This site is not located in an Overlay District.
Master Street Plan:
Dryad Lane is a minor residential street on the Master Street Plan. Minor
Residential Streets are: (a) A cul-de-sac street not exceeding 40 lots, or (b) a loop
street not exceeding 80 lots, and in no case generating more than 400 vehicle trips
per day. The standard Right-of-way is 45'. This street may require dedication of
right-of-way and may require street improvements.
Bicycle Plan:
Dryad 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.
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April 9, 2026
ITEM NO.: 4 (Cont.) FILE NO.: Z-10245
H. ANALYSIS:
The applicant is requesting a special use permit to allow for a group home to
operate within an existing one-story 1,399 square foot, four (4) bedroom, single-
family residence. The home is located at 301 Dryad Lane will contain a maximum
of six (6) disabled persons at any given time.
The applicant notes that there will be one (1) live-in staff person. A second staff
person will visit the residence as needed.
The residential structure contains four (4) bedrooms as follows
Bedroom 1 — 100 sq. ft.
io Bedroom 2 — 105 sq. ft.
10 Bedroom 3 — 146 sq. ft.
Bedroom 4 — 190 sq. ft.
The property contains s one -car wide driveway from Dryad Lane. The driveway will
for the parking of two (2) vehicles. On -street parking is allowed along Dryad Lane.
The applicant notes that one (1) or two (2) of the residents will drive. Also, there
will typically be one (1) staff person at the site at any given time.
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
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April 9, 2026
ITEM NO.: 4 (Cont.
FILE NO.: Z-1
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.
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 staffs 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 seven (7) persons is 750 square feet. As noted, the
residence contains 1,399 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
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April 9, 2026
ITEM NO.: 4 Cont. FILE NO.: Z-1 0245
a statement demonstrating compliance with this section of the code as there are
four (4) bedrooms capable of housing a total of (7) persons.
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 proposed 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.
AFF UPDATE
Staff recommends the application be deferred to the April 9, 2026 agenda, as
the City Attorney's office is reviewing issues related to group homes. The
deferral will not be charged to the applicant.
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.
PLANNING COMMISSION ACTION: (April 9, 2026)
The applicant was not present. There were two (2) persons registered in
opposition. The item was taken off Consent Agenda, however without the
applicant present a motion was made to defer the item to the May 14, 2026
Planning Commission. There was a second. The motion passed by a vote of
8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred.
E