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HomeMy WebLinkAboutZ-10236-A Staff Report 033026 (2)April 9, 2026 ITEM NO.: 20 FILE NO.: Z-10236-A NAME: Grulke – PCD LOCATION: 218 Kings Row Drive OWNER/AUTHORIZED AGENT: Myranda Grulke (Owner) 218 Kings Row Drive Little Rock, AR 72207 AREA: 0.71 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 3 CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to rezone the property from R-2 to PCD to allow for a mixture of uses on the site. The applicant proposes continued use of the main structure as a single-family residence, with two (2) accessory structures, one (1) being utilized as a short-term rental-1 and the other a small event space. B. EXISTING CONDITIONS: The property is currently developed, with a main residential structure and two (2) accessory structures. A one-car wide driveway from Kings Row Drive is located at the southeast corner of the site. The driveway extends along the east side of the house into the rear yard area. 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): 1. All documents shall be prepared based on the current Arkansas Fire Prevention Codes, City of Little Rock Municipal codes and ordinances, and current Stormwater Management and Drainage Manual. 2. All streets to meet the current City of Little Rock Master Street Plan. April 9, 2026 ITEM NO.: 20 (Cont.) FILE NO.: Z-10236-A 2 3. Any new development shall be reviewed to ensure all codes, specifications, and ordinances are met before issuing any related permits. ENGINEERING COMMENTS (PUBLIC WORKS): 1. The existing internal street, which is within public right-of-way, adjacent to the subject property measures 17 ft wide with a 5 ft gravel shoulder and no curb and gutter. King Row Drive, also within public right-of-way measures 27 ft wide with curb and gutter and no sidewalks. Vehicle parking is not prohibited on either street. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. 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 Comply 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 April 9, 2026 ITEM NO.: 20 (Cont.) FILE NO.: Z-10236-A 3 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 asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and Screening. 2. Site development plans, with landscape and screening, must be submitted for review, and approval, prior to site clearing and tree removal. 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 April 9, 2026 ITEM NO.: 20 (Cont.) FILE NO.: Z-10236-A 4 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 Planned Commercial District. To the north, east, and west of the application area are areas designated for Residential Low Density (RL) uses and are characterized by single-family homes in developed subdivisions. South of the application area is area designated for Residential High Density (RH) uses and is characterized by a condominium complex. This site is not located in an Overlay District. Master Street Plan: Kingsrow Drive 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: Kingsrow Drive 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 proposes to rezone the property from R-2 to PCD to allow for a mixture of uses on the site. The applicant proposes continued use of the main structure as a single-family residence, with two (2) accessory structures, one (1) being utilized as a short-term rental-1 and the other a small event space. The property is currently developed, with a main residential structure and two (2) accessory structures. A one-car wide driveway from Kings Row Drive is located at the southeast corner of the site. The driveway extends along the east side of the house into the rear yard area. April 9, 2026 ITEM NO.: 20 (Cont.) FILE NO.: Z-10236-A 5 In addition to the continued use of the principal structure as a single-family residence, the applicant proposes the following for the accessory structures: “The purpose of this request is to allow for two small-scale, low impact uses on the property: a short-term rental treehouse and a greenhouse event space.” “The treehouse is approximately 400 square feet and is designed to accommodate a maximum of two guests for short-term rental stays. Parking will be limited to one to two vehicles, with designated parking located at the rear of the property, as shown in the submitted exhibits.” “Additionally, the property includes a 400 square foot greenhouse that will be used for small gatherings and events. The greenhouse will have a maximum occupancy of eight people, and events will not exceed six hours in duration. This space will not be used for overnight accommodations. Parking for greenhouse events will also be limited to two vehicles and will be located at the rear of the property. The driveway can accommodate up to four vehicles in total.” “To ensure compatibility with the surrounding neighborhood, no loud noise will be permitted at either he treehouse or the greenhouse.” “These uses are intended to remain low in intensity, with minimal traffic and limited occupancy, while preserving the character of the neighborhood.” While staff has no issues with the single-family residence with an STR-1, staff cannot support the use of the second accessory structure as an event space. Staff believes that this use is too intense for a single-family lot. All the surrounding properties to the north, east, and west are zoned R-2, with single-family residences fronting on Kings Row Drive. I. STAFF RECOMMENDATION: Staff recommends denial of the proposed PCD rezoning.