pc_07 14 2022
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
JULY 14, 2022
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Harold Betton
Derick Brooks
Todd Hart
Marlon D. Haynes
Kat Hodge
Paul Latture
Alicia McDonald
Diana M. Thomas
Michael Vickers
Robby Vogel
Members Absent: Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the June 9, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
JULY 14, 2022
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-9681 Rezoning from I-2 to I-3
East side of Thayer Street (2000 Block)
B. Z-9689 Rezoning from R-2 to R-4
13506 Alexander Road
NEW BUSINESS:
Item Number: File Number: Title:
1. S-1930 Harley Lane Minor Subdivision – Final Plat
West side of Arch Street Pike, approximately 0.46 mile
south of W. 65th Street
2. Z-8142-C PDC Development Co. – Conditional Use Permit
4124 S. Shackleford Road
3. Z-9692 JRJ Building, LLC Duplex – Conditional Use Permit
1504 S. Valentine Street
4. Z-9698 Christ Community Church – Conditional Use Permit
Northeast corner of Chenal Pkwy. and Chenal Valley Drive
5. Z-9696 Rezoning from R-2 to C-4
12297 Interstate 30
6. Z-9536-A Woodlands Valley – Revised PRD
South side of Cooper Orbit Road at Kanis Road
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
7. Z-9695 The Villas at Autumn Road – PRD
400-412 Autumn Road
8. A-341/Z-9699 Thibault Zeuber Annexation and I- 3, Heavy Industrial
Zoning
Northwest corner Thibault and Zeuber Roads
9. Discussion Item: “Complete Streets: Bicycle Plan”
10. Zoning Ordinance Amendment to add Short-Term Rental.
11. Presentation on establishment of Central High Local
Ordinance Historic District
July 14, 2022
ITEM NO.: A FILE NO.: Z-9681
NAME: Rezoning from I-2 to I-3
LOCATION: East side of Thayer Street (2000 Block)
DEVELOPER:
Stedman Williams
3616 Stonehedge Drive
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Stedman Williams
3616 Stonehedge Drive
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.00 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the 1.00 acre located on the East side of
Thayer Street (2000 Block) from “I-2” Industrial to “I-3” Industrial to allow for
development of a contractor maintenance yard and ready-mix concrete plant.
B. EXISTING CONDITIONS:
The property is currently vacant and is heavily wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
July 14, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9681
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS: All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 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 2012 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 2012
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
July 14, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9681
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments Received.
July 14, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9681
4
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Industrial (I) for the requested area. The Industrial (I) category encompasses a
wide variety of manufacturing, warehousing research and development,
processing, and industry related office and service activities. Industrial
development typically occurs on an individual tract basis rather than according to
an overall development plan. The application is to rezone from Light Industrial
District (I-2) to Industrial District (I-3) to allow for the storage of raw materials and
the use of the property as a ready-mix plant.
Surrounding the application area, the Land Use Plan shows Industrial (I) to the
north, west and south. To the east is Parks/Open Space (PK/OS) and Residential
Low Density (RL). The Parks/Open Space category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. The Residential Low Density (RL) category provides for single-
family homes at densities not to exceed 6 units per acre. Such residential
development is typically characterized by conventional single-family homes but
may include patio or garden homes and cluster homes, provided that the density
remains less than 6 units per acre.
According to the Land Use Plan, the PK/OS area is a buffer between the Industrial
area and the Residential Low-Density area to the east. In the Plan, the PK/OS area
covers the rear half the of the single-family homes existing in the RL area. There
are no parks or open spaces that exists in this area today. The single-family homes
directly abut the applicant area.
West of the property, across Thayer Street, is the Arkansas Midland Railroad
tracks, a Class 1 Railroad. Across the tracks, further west, is Public/Institutional
(PI). This category includes public and quasi-public facilities that provide a variety
of services to the community such as schools, libraries, fire stations, churches,
utility substations, and hospitals. This property is the Roselawn Cemetery.
The land surrounding the applicant property is currently zoned Light Industrial
District (I-2) to the north, west, and south. I-2 is designed to accommodate a wide
range of industrial and related uses which conform to high development standards.
Industrial establishments of this type may either be located in extensive areas
devoted solely to these uses or may provide a buffer between commercial districts
and other industrial uses which involve more objectionable influences. Directly
east, the majority of land is zoned Single-family (R-3). R-3 p rovides an appropriate
district for existing developed areas occupied by smaller scale single-family
housing while at the same time maintaining reasonable standards of light, air and
similar amenities for living. The requested zoning, Industrial District (I-3), is a
heavy industrial district designed to accommodate industrial uses which involve
July 14, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9681
5
potentially objectionable uses and hazards, and which, therefore, cannot be
reasonably expected to conform to a high level of performance standards, but
which are essential to the economic viability of the city.
The applicant land is currently zoned Light Industrial District (I-2) and is a vacant
lot.
Master Street Plan: To the west of the site is Thayer Street, a Local Street on the
Master Street Plan. The primary function of Local Streets is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial Streets”.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a proposed Class I Bike Path shown to the west of the
property running parallel to the railroad tracks.
Historic Preservation Plan: There are no existing historic sites on this land.
However, the site is a quarter of a mile from the Central High Historic District to the
east. Equally, it is 150 feet from the Lamb-McSwain House (PU9974), an
Individually listed structure on the National Register of Historic Places (NRHP). It
is also a quarter of a mile east of the Roselawn Memorial Gatehouse (PU3166), a
NRHP Individually listed structure.
H. ANALYSIS:
The applicant is proposing to rezone the 1.00-acre property located on the East
side of Thayer Street (2000 Block) from “I-2” Light Industrial to “I-3” Industrial to
allow for development of a contractor maintenance yard and ready-mix concrete
plant.
The property is currently vacant and is heavily wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
The site is located within an area just south of Wright Avenue and is primarily
surrounded by I-2 Light Industrial zoned properties to the north, and south, with
Thayer Street along the west border. The property is bordered by a developed
R-3 zoned residential area to the east.
The City’s Future Land Use Plan designates this property as “I” “Industrial”.
The requested I-3 zoning does not require an amendment to the future land
use plan.
July 14, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9681
6
Staff does not support the proposed rezoning. Staff does not consider the
proposed I-3 zoning appropriate for the site. The surrounding properties to the
north, south, and west are zoned “I-2” Light Industrial. The site’s shallow lot depth
does not allow for appropriate natural buffer transition to occur between a heavy
industrial use and the residential zoned properties to the east. The proposed I-3
zoning is too intense for the size of the property and will have a negative impact
on the abutting residential zoned properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested I-3 rezoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
June 9, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
July 14, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on consent agenda for deferral. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent deferral was approved.
July 14, 2022
ITEM NO.: B FILE NO.: Z-9689
NAME: Rezoning from R-2 to R-4
LOCATION: 13506 Alexander Road
DEVELOPER:
Mariel Martinez Martinez
23 Whispering Drive
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
Mariel Martinez Martinez
23 Whispering Drive
Alexander, AR 72002
SURVEYOR/ENGINEER:
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.46 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.46 acre site located at 13506 Alexander Road
from R-2 to R-4 to allow for the development of a two-family residence (duplex).
B. EXISTING CONDITIONS:
The site is currently undeveloped. Trees are sparsely located throughout the
property. A circular driveway provides two access points along Alexander Road.
July 14, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9689
2
A house which previously existed on the site was recently removed. All
surrounding properties are zoned R-2 and contain single-family residences.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 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 2012 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 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
July 14, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9689
3
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 75,000 pounds.
One- or Two-Family Residential Developments
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 al 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov.
Landscape: No comments.
July 14, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9689
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Otter Creek Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested 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 remain less
than 6 units per acre. The application is to rezone from Single Family District (R2)
to Two Family District (R-4) to allow for the future development of a duplex on this
property.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from the site. 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 remain less than 6 units per acre. The
surrounding land is zoned Single Family District (R-2). There are single-family
houses on the land either side and across Alexander Road from the application
area.
Master Street Plan: To the east is Alexander Road, shown as a Minor Arterial on
the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Alexander Road since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Alexander Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to rezone 0.46 acre site located at 13506 Alexander Road
from R-2 to R-4 to allow for the development of a two-family residence (duplex).
July 14, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9689
5
The site is currently undeveloped. Trees are sparsely located throughout the
property. A circular driveway provides two access points along Alexander Road.
A house which previously existed on the site was recently removed. All
surrounding properties are zoned R-2 and contain single-family residences.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The requested R-4 zoning does not require a change to the future plans.
Staff is not supportive of the requested rezoning from R-2 to R-4 to allow for the
development of a duplex. Staff feels the request does not conform to the
development pattern in this area. There are no two-family or multi-family
developments within the general area. All surrounding properties are zoned R-2
and contain single-family residences. Staff feels the proposal is out of character
with the neighborhood and will have an adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends denial of the requested rezoning.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
July 14, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on consent agenda for deferral. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent deferral was approved.
July 14, 2022
ITEM NO.: 1 FILE NO.: S-1930
NAME: Harley Lane Minor Subdivision – Preliminary/Final Plat
LOCATION: West side of Arch Street Pike, approximately 0.46 miles south
of West 65th Street
DEVELOPER:
Brian Rodgers
2001 Harley Lane
Little Rock, AR 72206
(501) 722-7845
OWNER/AUTHORIZED AGENT:
Brian Rodgers - (Owner)
Megan Weckwerth – (Agent)
Tyler Group Engineers (Agent)
240 Skyline Drive, Suite 3000
Conway, AR 72032
(501) 329-1400 (A)
SURVEYOR/ENGINEER:
Tyler Group Engineers
240 Skyline Drive, Suite 3000
Conway, AR 72032
(501) 329-1400 (A)
AREA: 4.78 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 40.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. None requested.
July 14, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1930
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide 4.88 acres into 3 lots for single family
residential development with an existing internal street. The proposed subdivision
will take access from Arch Street.
B. EXISTING CONDITIONS:
The property currently has a residential dwelling centrally located on the site with
an open yard area to the northwest and wooded area to the southeast. The
property also contains a garage structure to the north of the dwelling and metal
frame barn to the west. The property contains varying degrees of slope, primarily
sloping downward from the northeast to southwest with a railway track along the
western perimeter of the property.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. The R-O-W for Harley Lane is shown per deed 9352913. How was the land
dedicated to? If it was to the city, It should not be included in the boundary for
this plat, since it was already dedicated. Please provide the 9352913
instruments.
2. Clearly state on the plat if Harley Lane is public or private.
3. Label state plane coordinates on all boundary corners.
4. The area indicated as floodplain appears to be floodway, please verify.
5. If the area is floodway, The city needs a permanent drainage easement for
the property that is included in the floodway, and a 25’ maintenance and
access easement along the floodway line that is not within the floodway.
6. The 2017 source deed does not match the legal on the proposed plat.
7. Does Lot 3 abut the adjoining parcels on the north side that is not in the
subdivision plat?
8. Verify/label R-O-W on Arch Street Pike.
9. Verify/label the Railroad R-O-W.
July 14, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1930
3
10. Provide finish floor elevation on Lot 1 which conforms to city codes (min of 1
foot above the BFE).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Summit Energy:
Final Plat, Summit Utilities has no conflict, please let this serve as our final plat
approval.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 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 2012 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 2012
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 75,000 pounds.
July 14, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1930
4
One- or Two-Family Residential Developments.
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 al 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
July 14, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1930
5
H. ANALYSIS:
The applicant is proposing to subdivide 4.78 acres into 3 lots for single family
residential development with an existing internal street. The proposed subdivision
will take access from Arch Street. The proposed lot areas are as follows:
Lot 1 – 1.58 Acres
Lot 2 - 1.08 Acres
Lot 3 – 2.12 Acres
The property currently has a residential dwelling centrally located on the site with
an open yard area to the northwest and wooded area to the southeast. The
property also contains a garage structure to the north of the dwelling and a metal
frame barn to the west. The property contains varying degrees of slope, primarily
sloping downward from the northeast to southwest with a railway track along the
western perimeter of the property.
The property is bordered on the east by an “M” (Mining) zoned property, an “I-3”
(Industrial) zoned property to the west, R-2 residential properties to the north, and
residential properties along the city border to the south. Additionally, there are two
(2) R-2 zoned properties containing metal structures with commercial business
uses along the north side of Harley Lane.
Lots 1 and 3 shall include setbacks of 25 feet from the street side building line
as measured from the Right-of-Way line of Harley Lane.
Lot 2 has an existing dwelling with a garage located at the northeast corner of
the lot near the new proposed property line adjacent to Harley Lane. An
access easement is proposed at the northwest corner of lot 2 extending from
Harley Lane west to Lot 1. The proposed access easement intersects a
proposed twenty-five (25) foot setback building line located at the northeast
corner of the lot 1.
If the property owner plans on using a septic system for each lot rather than
connect to the city sewer system, then a construction permit for the installation of
septic systems on all lots must be obtained from the Arkansas Department of
Health prior to city staff signing the final plat for this proposed subdivision.
To staff’s knowledge, there are no outstanding issues related to this final plat
request. The applicant has done a good job in addressing issues as raised by
staff during staffs review of this plat. The subdividing of this property should
have no adverse impact on the surrounding properties.
July 14, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1930
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary/final plat, 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: (JULY 14, 2022)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent approval was approved.
July 14, 2022
ITEM NO.: 2 FILE NO.: Z-8142-C
NAME: PDC Development Company – Conditional Use Permit
LOCATION: 4124 S Shackleford Road
DEVELOPER:
PDC Development Company
1501 N University, Suite 740
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Mark Redder (Agent)
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 10.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: O-2
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 21,249 adopted by the Little Rock Board of Directors on June 17, 2016
was approved to rezone a ten (10) acre site located on the west side of Shackleford Road,
north of Colonel Glenn Road from MF-18 to O-2. The site was never developed as
approved and is currently vacant.
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow for the development
of multi-family housing within the O-2 Zoning District. The residential units will be
developed on a ten (10) acre site and will contain 168 units.
B. EXISTING CONDITIONS:
The site is wooded and undeveloped. A pond is located in the southeastern portion
of the property. An existing private road, Rock Ridge Drive, is partially developed
and takes access from S. Shackleford Road at the south east corner of the
property. The property to the south is zoned MF-18 and contains a nine (9) building
multi-family development with additional undeveloped acreage for multi-family
residential buildings. Property to the east contains a mobile home park with over
one-hundred (100) existing units. West of the site contains additional O-2 zoned
property and uses. North of the site contains undeveloped R-2 zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. A grading permit might be required prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
2. Boundary street improvements are required on Shackleford Rd per master
street plan. Boundary street improvements shall include, but not be limited
to, reconstruction of one-half section of the abutting street if the existing street
is not up to city standards. Repair, replace, or extend existing damaged,
missing, and noncompliant curb and gutter, sidewalk, access ramps or
concrete driveway aprons within the public right-of-way adjacent to the site.
Remove abandoned driveway cuts and replace with curb, gutter, and
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
3
sidewalk. All work within the public right-of-way shall conform to City of Little
Rock Public Works Standard Details and ADA guidelines.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
5. For the required, final drainage report, sign, date, and seal the report per AR
State Board of Professional Engineers and Professional Surveyors rules
Article 12, Section B (1) (a).
6. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
7. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
8. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
9. 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.
10. Hauling of 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.
11. Is there an agreement or legal document allowing access to be taken from
Rock Ridge Dr.?
12. How is the exiting pond being handled? Plans seem to show a relocation of
the existing pond and then utilization of it as detention.
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 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 2012
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
replaces 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 tools or
when a key box containing the keys to the lock is installed at the gate location.
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
5
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
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2.
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
6
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to north is zoned R-2. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall
be undisturbed. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three
hundred (300) square feet. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for e very twelve (12) parking
spaces.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
7
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow for the development
of multi-family housing within the O-2 Zoning District. The residential units will be
developed on a ten (10) acre site and will contain nine (9) separate buildings which
will include 168 units (16.8 units per acre) that will provide a variety of 1-, 2-, and
3 – bedroom apartments along with a manager’s unit that will include an office,
maintenance and community room.
The applicant notes the maximum building height will be fifty-five (55) feet. Section
36-280 of the Code allows maximum building height of forty-five (45) feet at the
required front, rear and side setback lines, one (1) foot may be added to the height
of each building for each foot that the building is set back from the property lines,
to a maximum height of one-hundred twenty (120) feet. Building “E” needs to be
at least thirty-five (35) feet from the north property line for a fifty-five (55) foot
building height. All other buildings shown on the site plan are set back far enough
from all property lines to have fifty-five (55) foot building heights.
Access is provided from two (2) driveways along S. Shackleford Road. The first
access drive provides a twenty-eight (28) foot concrete drive in the northern portion
of the property. A second access drive exists along a private road, Rock Ridge
Drive, at the south east corner of the property.
The applicant is proposing 298 parking spaces, 20 spaces will be designated as
ADA accessible. Typically, the City’s Zoning Ordinance requires 252 parking
spaces. The number of parking spaces shown on the site plan complies with
Section 36-502 of the City’s Zoning Ordinance.
The applicant notes a mail kiosk area located on the property to the north of
Building “D.”
The applicant notes a dumpster located along the north property line of the overall
development. All dumpsters must be screened and comply with Section 36-523
of the City’s Zoning Ordinance.
July 14, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-8142-C
8
The applicant is proposing no signage at this time. Any future signage must
comply with Section 36-553 of the City’s Zoning Ordinance (signs permitted in
office zones).
All sight lighting must be low-level and directed away from adjacent properties.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested CUP to allow for the development of
multi-family housing within the O-2 Zoning District. The O-2 Zoning District allows
high-rise multi-family, at a density not greater than thirty (30) units per gross acre.
The property to south is zoned MF-18 and contains a nine (9) building multi-family
development with additional undeveloped acreage for additional multi-family
residential buildings. Property to the east contains a mobile home park with over
one-hundred residential (100) units. West of the site contains additional O-2
zoning and uses. North of the site contains undeveloped R-2 zoning and uses.
Staff feels the request conforms to the development pattern in this area and will
have no adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit to allow for
the development of a high-rise, multi-family development within the O-2 Zoning
District, subject to the compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent approval was approved.
July 14, 2022
ITEM NO.: 3 FILE NO.: Z-9692
NAME: JRJ Building, LLC Duplex – Conditional Use Permit
LOCATION: 1504 S. Valentine Street
DEVELOPER:
JRJ Building, LLC
1522 S. 2nd Street
Cabot, AR 72023
OWNER/AUTHORIZED AGENT:
JRJ Building, LLC
1522 S. 2nd Street
Cabot, AR 72023
SURVEYOR/ENGINEER:
Bond Consulting Engineers, Inc.
2601 T. P. White Drive
Jacksonville, AR 72076
AREA: 0.08 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3
VARIANCE/WAIVERS: Rear yard setback.
STAFF UPDATE:
The applicant submitted a letter to staff on June 22, 2022 requesting this application be
deferred to the August 11, 2022 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on consent agenda for deferral. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent deferral was approved.
July 14, 2022
ITEM NO.: 4 FILE NO.: Z-9698
NAME: Christ Community Church – Conditional Use Permit
LOCATION: Northeast corner of Chenal Parkway and Chenal Valley Drive
DEVELOPER:
Christ Community Church
16603 Cantrell Rd Suite 1
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Deltic Real Estate LLC (Owner)
Tim Daters (Agent)
White Daters Engineers (Agent)
24 Rahling Circle
Little Rock, AR 72223
501-821-1667
SURVEYOR/ENGINEER:
White Daters Engineers (Agent)
24 Rahling Circle
Little Rock, AR 72223
501-821-1667
AREA: 20.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: C-2 and R-2
VARIANCE/WAIVERS:
1. Building height variance to exceed 35’ in an R-2 district and 45’ in a C-2 district.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Christ Community Church is requesting a Conditional Use Permit (CUP) to allow
for the construction of a two (2) story 110,000 square foot church facility with
associated parking near the intersection of Chenal Parkway and Chenal Valley
Drive. The applicant also proposes to construct a future structure in the eastern
July 14, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9698
2
portion of the site to be determined at a later date. The applicant notes the church
will contain lobby, worship area, fellowship hall, classrooms, and administrative
areas.
B. EXISTING CONDITIONS:
The property is undeveloped and heavily wooded and slopes downward from the
southwest corner to the north and east. Residential uses and zoning lie to the
north, south and west of the proposed site with Open Space zoned property along
the east perimeter of the site.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. This shows to be zoned OS please provide evidence that it is zoned otherwise. If
not then the property will have to be rezoned before the CUP can be processed.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits are
issued by the Planning and Development Dept. at 723 West Markham Street after
approval of sediment and erosion control plans, grading and drainage plans, land
survey, drainage study, and soil loss calculations per City’s stormwater management
and drainage manual. Contact Planning and Development Dept., Civil Engineering
Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov
to schedule an appointment for issuance or to answer any questions. Permit cost is
based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1
acre, and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
4. For final drainage report, sign, date, and seal the report per AR State Board of
Professional Engineers and Professional Surveyors rules Article 12, Section B (1)
(a).
5. Hauling of 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.
6. 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.
July 14, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9698
3
7. Provide as-built plans and data entry template of newly installed or modified public
and private stormwater drainage system prior to issuance of the certificate of
occupancy. The as-built plans should contain information as found on the
City of Little Rock website at https://www.littlerock.gov/city-administration/city-
departments/public-works/applications-details-and-manuals/. Provide the as-built
plans and data entry template to Planning and Development Dept., Civil
Engineering Private Development by email to csmith@littlerock.gov and
cc dwarner@littlerock.gov. If you have any questions or desire additional
information, please do not hesitate to contact Planning and Development Dept., Civil
Engineering Private Development at 501-371-4817 or at 501-918-5348 or email
Permits@littlerock.gov.
8. Obtain Traffic Control permits prior to doing any street cuts or curb cuts. Obtain
Traffic Control permits prior to doing any work on city streets or in the right-of-way.
Contact Traffic Engineering at 501-379-1800 for more information.
9. A maintenance bond for 50% of total construction costs for all completed public
street and drainage improvements within City right of way and as-built storm
drainage infrastructure plans shall be provided to the Department of Planning and
Development before the issuance of a final certificate of occupancy.
10. The Department requires three (3) phase sediment and erosion control (SEC) plans
to be submitted for all construction projects showing best management practices
(BMPs) for mitigating sediment runoff and erosion along with vegetation
specifications for temporary and permanent soil stabilization. Phase 1 SEC plans
shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of
the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities,
buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans
shall show SEC BMPs for final grading, seeding, and landscaping of the site.
11. Sediment and Erosion Control plans shall also show the pertinent information as
outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section
A-4-I-2 (A-B).
12. Contact Planning and Development Dept., Civil Engineering Private Development 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.
13. Where is the detention?
14. Is the future a proposed building?
15. Provide finished floor elevations (FFE) for the proposed building on site plan.
16. When permit is pulled provide spot elevations and grades for all ADA stalls, aisles,
and access ways.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
July 14, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9698
4
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 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 2012 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 2012 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 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of fire
apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities
having a gross building area of more than 62,000 square feet shall be provide with two
separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that have
a single approved fire apparatus access road when all building are equipped throughout
with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
July 14, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9698
5
maximum overall diagonal dimension of the lot or area to be served, measured in a straight
line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
D105.1 Where Required. Where the vertical distance between the grade plane `and the
highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be
provided. For the purposes of this section the highest roof surfaces shall be determined
by measurement to the eave of a pitched roof, the intersection of a roof to the exterior
wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed
with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof.
D105.3 Proximity to building. At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned shall be approved by
the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over the
aerial fire apparatus access road or between the aerial fire apparatus road and the
building. Other obstructions shall be permitted to be places with the approval of the fire
code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas FirePrevention Code.
Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution
of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comment.
July 14, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9698
6
H. ANALYSIS:
Christ Community Church is requesting a Conditional Use Permit (CUP) to allow
for the construction of a two (2) story 110,000 square foot church facility with
associated parking near the intersection of Chenal Parkway and Chenal Valley
Drive. The applicant also proposes to construct a future structure in the eastern
portion of the site to be determined at a later date. The applicant notes the church
will contain lobby, worship area, fellowship hall, classrooms, and administrative
areas. The project may be developed in more than one (1) phase. The church will
have a seating capacity of 600.
The property is undeveloped and heavily wooded and slopes downward from the
southwest corner to the north and east. Residential uses and zoning lie to the
north, south and west of the proposed site with Open Space zoned property along
east perimeter of the site.
The applicant proposes two (2) paved access drives from Chenal Valley Drive
circling the building site accessing approximately 600 paved parking spaces. The
applicant proposes to locate a majority of the parking on the south and east sides
of the building, with a circular drop off drive and additional parking on the north
side of the building. The City’s Zoning Ordinance requires a minimum of
120 parking spaces for the proposed church use. The proposed plan meets this
requirement.
The applicant notes that the proposed building will not exceed a fifty (50) foot
maximum building height which exceeds the allowable heights in an R-2 and a
C-2 zoning uses. The applicant requests a building height variance to exceed the
allowable height of 35’ in an R-2 zoning per Section 36-254 and 45’ in a C-2 zoning
per Section 36-300 of the City’s Zoning Ordinance. Staff is supportive the
requested building height variance.
The applicant notes that all proposed building setbacks comply with ordinance
standards.
All sight lighting will be low-level and directed away from adjacent properties.
The proposed site plan shows a dumpster location near the northeast center of the
south parking lot area. The dumpster area must be screened as per Section
36-523 (d) of the City's Zoning Ordinance.
The applicant proposes a monument sign to be located at the west access drive
adjacent to Chenal Valley Drive and a larger monument sign with landscape
features at the southwest corner of the property along Chanal Parkway. All signage
July 14, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9698
7
must comply with Section 36-349 of the Code (signs allowed in the Chenal /
Financial Center Design Overlay District).
The site plan shows four (4) storm water detention areas located at the eastern
portions of the site and at the southwest portion of site adjacent to the parking area
and access drives. The plan also includes a playground area to the north of the
proposed building adjacent to the Classes/Fellowship section of the structure.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting a building height variance with the
proposed CUP.
Staff is supportive of the requested conditional use permit to allow for the
development of a church at the intersection of Chenal Parkway and Chenal Valley
Drive. Staff views the request is reasonable. Staff feels that the new church facility
will not be out of character with the overall area. Staff believes that the proposed
church facility development will have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit (CUP) to
allow for the development of a church facility at the northeast corner of Chenal
Parkway and Chenal Valley Drive, 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: (JULY 14, 2022)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent approval was approved.
July 14, 2022
ITEM NO.: 5 FILE NO.: Z-9696
NAME: Rezoning from R-2 and C-3 to C-4
LOCATION: 12297 Interstate 30
DEVELOPER:
Copart, Inc.
Steve Powers
c/o GarNat Engineering
OWNER/AUTHORIZED AGENT:
Clay Family, LLC – Owner
Vernon Williams - Agent
SURVEYOR/ENGINEER:
GarNat Engineering, LLC
3825 Mt. Carmel Road
Bryant, AR 72022
AREA: 66.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2 and C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 66.02 acres from R-2 and C-3 to C-4 for future
commercial development. The portion of the property located in the
floodplain/floodway will be zoned “FP” Floodplain District as per Section 36-341 of
the City’s Zoning Ordinance.
B. EXISTING CONDITIONS:
The I-30 Speedway facilities and parking are located within the north portion of the
property. A small restaurant building is located near the northeast corner of the
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
2
property along I-30. A billboard is located at the northwest corner of the property.
The south portion of the property is located within the floodplain and floodway.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Provide an updated survey that has been performed within the last 5 years.
2. A Special Flood Hazard Development Permit is required to be obtained to
prior to beginning construction. The Special Flood Hazard Development
Permit application can be found at https://www.littlerock.gov/city-
administration/city-departments/public-works/. Special Flood Hazard
Development Permits are issued by the Public Works Department at 701
West Markham Street and no fee collected for issuance. Contact Planning
and Development Dept. Civil Engineering Private Development at 501-399-
3470 or CEPermits@littlerock.gov to schedule an appointment for issuance
or to answer any questions.
3. The property or portion of the property lies within the 100 year floodplain. The
lowest finished floor (including basement) of the proposed structure must be
elevated to at least 1 foot above the base flood elevation. Attendant utility
and sanitary facilities must be elevated to above the base flood elevation.
The finished floor elevation of at least 1 foot above the base flood elevation
must be shown on the grading plan and all final plats.
4. Development or fill within the floodway is prohibited. In accordance with
Section 31-176, floodway areas must be shown as floodway easements or
be dedicated to the City of Little Rock. In addition, a 25 ft access and
maintenance easement is required adjacent to the floodway boundary.
5. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
6. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
3
or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
7. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).
8. Hauling of 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.
9. 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.
10. Provide as-built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as-built plans should contain information as
found on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as-built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
11. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
12. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as-built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
13. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
4
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
14. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
15. Contact Planning and Development Dept., Civil Engineering Private
Development 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.
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: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 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 2012 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.
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
5
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
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 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
6
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 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 2012
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
replaces 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 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
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
7
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
5. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
6. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
8
Planning Division: The request is in the Otter Creek Planning District. The Land
Use Plan shows Mixed Commercial Industrial (MCI) for the requested area. The
Mixed Commercial Industrial (MCI) category provides for a mixture of commercial
and industrial uses to occur. Acceptable uses are commercial or mixed
commercial and industrial. A Planned Zoning District is required if the use is mixed
commercial and industrial. The application is to rezone from Single Family District
(R-2) to Open Display Commercial District (C-4) to allow for the future use of
outdoor sales of undamaged and damaged vehicles, machinery and equipment on
this property.
Surrounding the application area, the Land Use Plan shows Mixed Commercial
Industrial (MCI) to the southwest and northeast from the site. Park/Open Space
(PK/OS) is shown on the Plan Map to the east. Across Interstate 30, to the north,
is land shown for Commercial (C) use. The Mixed Commercial Industrial (MCI)
category provides for a mixture of commercial and industrial uses to occur.
Acceptable uses are commercial or mixed commercial and industrial. A Planned
Zoning District is required if the use is mixed commercial and industrial. The land
both to the southwest and northeast of the application area is zoned Open Display
Commercial District (C-4). To the south are equipment sales and service
companies. To the north there are equipment, boat, and auto sales and service
businesses in this area. The Park/Open Space (PK/OS) category includes all
public parks, recreation facilities, greenbelts, flood plains, and other designated
open space and recreational land. The land with this designation is the floodway
and floodplain of Crooked Creek. The Commercial (C) category includes a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. This land, north of the freeway,
is zoned Open Display Commercial District (C-4), There are several outdoor retail
sales businesses, convenience store with gas pumps and flooring business.
Master Street Plan: To the north is Interstate 30, shown as a Freeway on the
Master Street Plan. This roadway is part of the Interstate freeway system and
ArDOT controls the design and right-of-way requirements of such roadways.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
Clay Family, LLC, owner of the 66.02 acre property located at 12297 Interstate
30, is requesting that the property be rezoned from “R-2” Single Family District
and “C-3” General Commercial District to “C-4” Open Display District. The
July 14, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9696
9
majority of the property is zoned R-2, with a relatively small area of C-3 zoning
at the northwest corner of the overall property. A large portion of the property
(south portion) is located in the floodplain and floodway. The rezoning is
proposed to allow the sales and storage of vehicles, machinery and equipment.
The I-30 Speedway facilities and parking are located within the north portion
of the property. A small restaurant building is located near the northeast corner
of the property along I-30. A billboard is located at the northwest corner of the
property.
A mixture of commercial and light industrial uses are located east and west of
the site on properties zoned C-4, PCD and I-2. Mixed commercial uses are
located to the north across I-30, with C-4 being the predominate zoning. A
creek and railroad right-of-way are located along the south property boundary.
R-2 zoned properties are located further south.
The City’s Future Land Use Plan designates this property as “MCI” Mixed
Commercial Industrial and “PK/OS” Park-Open Space for the floodway area.
The requested C-4 zoning will not require an amendment to the future land use
plan.
Staff is supportive of the requested C-4 zoning. Staff views the request as
reasonable. C-4 zoning is located immediately east, west and north of the
subject property. The proposed C-4 zoning will represent a continuation of the
zoning pattern along this section of I-30. The property is designated as “MCI”
Mixed Commercial – Industrial by the City’s Future Land Use Plan. As per
Section 36-341 of the City’s Zoning Ordinance, the south portion of the
property located in the floodplain and floodway will be zoned “FP” Floodplain
District. Staff believes the proposed C-4 zoning will have no adverse impact
on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent approval was approved.
July 14, 2022
ITEM NO.: 6 FILE NO.: Z-9536-A
NAME: Woodlands Valley – Revised PRD
LOCATION: South side of Cooper Orbit Road at Kanis Road
DEVELOPER:
Woodland Hills Valley, LLC
15100 Pride Valley Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Joe White – Agent
Joe White Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 41.5969 acres NUMBER OF LOTS: 215 FT. NEW STREET: 5,835 LF
WARD: 7 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PRD/R-2
VARIANCE/WAIVERS:
1. Advanced grading with infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the previously approved PRD rezoning of a R-2
residential development at the intersection of Cooper Orbit Road and Kanis Road for
a 215-lot development with single-family patio homes and attached residential
townhomes.
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
2
B. EXISTING CONDITIONS:
The site is currently undeveloped and heavily wooded The property contains varying
degrees of slope primarily sloping downward from south to north.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. When is Cooper Orbit Road being relocated?
2. Who is performing the work? Has a contract been awarded?
3. When is the R/W to be abandoned? What parties are involved?
4. Width of drive connecting to new proposed Cooper Orbit Relocation?
5. Comments based on layout are subject to change depending on the Cooper
Orbit Rd. relocation. This would affect the proposed lots on the north (101-118),
proposed retention area, the proposed ditch, and the proposed dog park area.
6. Is the drive between lots for access and parking?
7. What is the width of the drive between the lots?
8. This layout exceeds the number of lots allowed per loop street on a single
entrance. Where is the second access proposed to be?
9. How is the access, if any, from Woodland Trails being utilized? The ditch runs
directly to it.
10. A grading permit shall be required prior to initiation of work to include the
advance grading variance with infrastructure. Grading permits are issued by the
Planning and Development Dept. at 723 West Markham Street after approval of
sediment and erosion control plans, grading and drainage plans, land survey,
drainage study, and soil loss calculations per City’s stormwater management
and drainage manual. Contact Planning and Development Dept., Civil
Engineering Private Development at 501-371-4817 or at 501-918-5348 or
Permits@littlerock.gov to schedule an appointment for issuance or to answer
any questions. Permit cost is based on total project area at $100.00 for the less
than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00
for each additional acre for project greater than 1 acre.
11. Boundary street improvements are required on Cooper Orbit per master street
plan. Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section of the abutting street if the existing street is
not up to city standards. Repair, replace, or extend existing damaged, missing,
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
3
and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway
aprons within the public right-of-way adjacent to the site. Remove abandoned
driveway cuts and replace with curb, gutter, and sidewalk. All work within the
public right-of-way shall conform to City of Little Rock Public Works Standard
Details and ADA guidelines.
12. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information
about General Stormwater Discharge Construction Permit #ARR150000.
13. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
14. For the required, final drainage report, sign, date, and seal the report per AR
State Board of Professional Engineers and Professional Surveyors rules Article
12, Section B (1) (a).
15. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
16. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization. Phase
1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and
rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during
construction of utilities, buildings, roadway infrastructure and drainage
infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading,
seeding, and landscaping of the site.
17. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II
section A-4-I-2 (A-B).
18. 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.
19. Hauling of 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No Comments Received.
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
4
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 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 2012 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 2012 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 75,000 pounds.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
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.
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
5
4. Gate components shall be maintained in an operable condition at all times and
replaces 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 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 UL 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 Developments.
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 al 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
6
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Residential Low Density (RL) and Mixed Office Commercial (MOC) for the requested
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 remain less than
6 units per acre. Mixed Office Commercial (MOC) provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and commercial.
The application is to rezone from Planned Residential Development District (PRD)
and Single Family District (R-2) to Planned Residential Development District (PRD)
to allow for the future development of 215 lots with single-family and patio homes.
Surrounding the application area, the Land Use Plan shows Residential Low Density
(RL) to the west and south. Suburban Office (SO) is shown to the north and Mixed
Office Commercial (MOC) is shown to the east of 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 remain less than 6 units
per acre. To the south is the Woodlands Edge neighborhood of single-family homes,
zoned Single Family District (R-2). To the west is a legally non-conforming business
and then single-family homes on larger tracts. All this land is zoned R-2. The
Suburban Office (SO) category shall provide for low intensity development of office
or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. This land has been developed as
an apartment complex. The land is zoned Planned Development Residential (PDR)
District and Neighborhood Commercial District (C-1) Mixed Office Commercial (MOC)
provides for a mixture of office and commercial uses to occur. Acceptable uses are
office or mixed office and commercial. The land to the west and northwest is
undeveloped and either vacant or wooded. The property is zoned General
Commercial District (C-3) and Neighborhood Commercial District (C-1).
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
7
Master Street Plan: To the north is Cooper Orbit Road is a Local Street on the Master
Street Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity to,
this land.
H. ANALYSIS:
The applicant proposes to revise the previously approved PRD rezoning of a R-2
residential development at the intersection of Cooper Orbit Road and Kanis Road
for a 215-lot development with single-family patio homes and attached residential
townhomes (5.17 lots per acre). The previously approved PRD portion of the
property had 81 lots, with the R-2 zoned (preliminary plat) portion being approved
for 65 lots (146 lots total).
The site is currently undeveloped and heavily wooded The property contains varying
degrees of slope primarily sloping downward from south to north.
The applicant proposes the average perimeter lot size to be 50 feet by 110 feet
(5,500 square feet) and the average internal lot size to be 32 feet by 130 feet (4,160
square feet). The applicant proposes to develop the subdivision in four (4) phases
as follows:
Phase I – Lots 101-121, 201-224 and 166-169.
Phase II – Lots 225-249, 301-325, 122-125 and 160-165.
Phase III – Lots 154-159, 126-129, 326-350, and 401-425
Phase IV – Lots 426-447 and 130-153
The proposed plan will consist of garden patio homes on the perimeter lots around
the north, east, south, and west sides of the development and attached residential
townhomes on the internal lots. The perimeter lots will have a proposed twenty (20)
foot front building line and the internal lots will have a ten (10) foot setback at the
front and sides, with a fifteen (15) foot setback at the street sides and rear yards
adjacent to an access alley.
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade the entire subdivision with the issuance of the grading permit for
construction of the streets, drainage infrastructure, and utilities in Phase 1 the
development. The request is proposed in order eliminate the need to export and
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
8
import materials across the newly built city streets as each phase and lot is
developed. The Staff supports the requested variance.
The applicant also proposes to abandon the portion of Cooper Orbit Road adjacent
to this overall property as part of the development plan. The applicant proposes for
Cooper Orbit Road to re-align with Panther Branch Drive to the northwest for a new
intersection with Kanis Road. The City of Little Rock and Pulaski County are in a
joint effort to re-align Cooper Orbit Road with Panther Branch Drive. The
abandonment request for the portion of Cooper Orbit Road adjacent to this proposed
subdivision will not be submitted to the City Board of Directors for approval until the
re-alignment project is complete and accepted by the City of Little Rock.
The site plan shows an access drive at the northwest corner of the development
connecting to Cooper Orbit Road. The drive includes a turnaround area along the
south lane containing a mail kiosk. The 5,835-liner foot internal drive continues
around the perimeter of the property between the single-family homes along the
exterior and interior townhome lots. The site plan also includes two (2) internal
streets and three (3) internal alleys crossing the site from east to west between the
townhomes connecting the perimeter drive. An emergency access drive is
proposed at the northeast corner of the development connecting the internal drive
to Kanis Road. The interior lots will be accessed via the new alleys. A 10-foot wide
“no vehicular access” easement will be located along the front of all the interior lots.
The applicant proposes to provide a stormwater detention area at the east central
portion of the development adjacent to the east property line along with a proposed
recreation area at the northwest corner of the development and a dog park at the
northeast corner of the project.
The applicant is proposing a mail kiosk along the south edge of the main access
drive connecting to Cooper Orbit Road. The mailbox kiosk location must be
constructed in conformance with USPS and City of Little Rock design standards and
be ADA accessible.
Trash will be collected using standard City of Little Rock garbage collection.
The applicant is proposing a monument sign at the north edge of the access drive
connecting to Cooper Orbit Road. The proposed new signage will comply with
Section 36-551 (a) (4) of the City’s zoning ordinance.
The property is bordered to the north by PD-R and C1 zoned properties and primarily
by R-2 developments containing single family dwellings along the west, south, and
east perimeters of the property.
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
9
To staff's knowledge, there are no outstanding issues related to this preliminary plat
request. The applicant has done a good job in addressing issues as raised by staff
during staff's review of this plat. The subdividing of this property should have no
adverse impact on the surrounding properties.
Staff is supportive of the requested revised PRD zoning to allow the single family /
townhome development. Staff views the request as reasonable. The property is
located in an area with predominately R-2 zoned residential properties with a
scattering of commercial zoned properties to the north along Kanis Road. The
proposed development will represent a quality in-fill type development. Staff
believes the proposed increased density will have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PRD zoning, 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: (JULY 14, 2022)
Brian Dale was present, representing the application. There was one (3) objectors present.
Staff presented the application with a recommendation of approval.
Brian Dale addressed the Commission in support of the application. He briefly described
the project, noting that changes to the intersection of Kanis and Copper Orbit.
Ross Phillips addressed the Commission. He stated that he represented the Spring Hill
POA and that they were not necessarily opposing the project but needed information. He
stated that their primary concern was the Panther Road / Cooper Orbit Road work timeline
and how it would impact traffic in the area.
Steve Lucci addressed the Commission. He stated that he lived on Winthrop Point and had
not had an opportunity to review the proposed site plan. He stated that he was concerned
about what type of development it was and if it included high rise buildings which would
impact his privacy.
Rainey Ray addressed the commission. He stated that he was concerned about the buffers
and their depths adjacent to him and his subdivision. He asks if there were any new stop
lights included in the proposal for the relocation of the streets.
Brian Dale addressed the commission. He stated that the project would include only
single-family homes around the perimeter bordering the existing subdivisions and that they
July 14, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-9536-A
10
were including buffers larger than required. He also stated that the site and road work were
being monitored by the city and ADEQ for regulatory compliance and that any road work will
be scheduled to minimize the impact on the existing residence in the area.
Scott Hurley addressed the commission stating he was part of the development team and
that the property funding and layout had been signed off on by all the interested parties.
There was a discussion by the Planning Commission regarding the relationship of the
development to the surrounding properties and the buffers. The Planning Commission
members also noted that the development layout had changed since the original plat was
introduced and requested what factors caused the change.
Scott Hurley addressed the commission stating that the changed economic factors such as
site work cost, material cost, and mortgage rates increases impacted the cost of the lots
which required an enlarged project.
There was a motion to approve the application as recommended by staff, including all staff
comments and conditions. The motion passed by a vote of 10 ayes, 0 nays, and 1 open
position. The application was approved.
July 14, 2022
ITEM NO.: 7 FILE NO.: Z-9695
NAME: The Villas at Autumn Road – PRD
LOCATION: 400-412 Autumn Road
DEVELOPER:
Empire Development Group, LLC
P.O. Box 23713
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Larry Gamble, Jessie Gamble, Donald Gamble and Terry Holt (Owners)
Eugene Chandler (Agent)
SURVEYOR/ENGINEER:
Hope Consulting
117 S Market Street
Benton, AR 72015
AREA: 5.02 acres NUMBER OF LOTS: 51 FT. NEW STREET: 1540 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone 5.02 acres from R-2, single-family to Planned
Residential District (PRD) to allow for the development of fifty-one (51) attached
single-family residences.
B. EXISTING CONDITIONS:
A majority of the lots are developed to some degree and contain at least one single-
family residence. The Birchwood Subdivision is located to the north contains R-2
zoning. Properties to the west and south contain planned commercial
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
2
developments. Located to the east, 401 Autumn Road, is zoned O-2 (Lile Real
Estate, Inc). 601 Autumn Road (Modern Storage West Little Rock, LLC) is zoned
PD-C and contains a minimum forty (40) foot open-space buffer along the north
and east sides of the property which provides screening for R-2 zoned property to
the north and east which abuts single-family residences within the Birchwood
Subdivision.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Proposed R/W variance needed for requested street widths within
development.
2. Provide Design Vehicle Tracking Plan showing the maneuverability of a
ladder firetruck wheelbase within the development.
3. A grading permit shall be required prior to initiation of work to include the
advance grading variance with infrastructure. Grading permits are issued by
the Planning and Development Dept. at 723 West Markham Street after
approval of sediment and erosion control plans, grading and drainage plans,
land survey, drainage study, and soil loss calculations per City’s stormwater
management and drainage manual. Contact Planning and Development
Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or
to answer any questions. Permit cost is based on total project area at
$100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for
the first acre and $100.00 for each additional acre for project greater than
1 acre.
4. Boundary street improvements are required on Autumn Rd. per master street
plan. Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section of the abutting street if the existing street is
not up to city standards. Repair, replace, or extend existing damaged,
missing, and noncompliant curb and gutter, sidewalk, access ramps or
concrete driveway aprons within the public right-of-way adjacent to the site.
Remove abandoned driveway cuts and replace with curb, gutter, and
sidewalk. All work within the public right-of-way shall conform to City of Little
Rock Public Works Standard Details and ADA guidelines.
5. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
3
information about General Stormwater Discharge Construction Permit
#ARR150000.
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. For the required, final drainage report, sign, date, and seal the report per AR
State Board of Professional Engineers and Professional Surveyors rules
Article 12, Section B (1) (a).
8. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
9. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
10. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
11. 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.
12. Hauling of 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
4
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 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 2012 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 2012
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 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 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 2012
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.
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
5
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
replaces 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 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
UL 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 Developments.
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 al 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
6
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments Received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division: The request is in the I-430 Planning District. The Land Use
Plan shows Office (O) for the requested area. Office (O) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The application is
to rezone from Single Family District (R2) to Planned Residential Development
(PRD) District to allow for the future development of 32 patio homes in 14 buildings
on this property.
Surrounding the application area, the Land Use Plan shows Park/Open Space
(PK/OS) and Residential Low Density (RL) to the north. Commercial (C) is shown
on the Plan Map to the west and southwest of the site. Mixed Office Commercial
(MOC) is shown on the Plan Map to the south of the application area. To the east,
across Autumn Road is shown as Office (O) on the Plan Map. The Park/Open
Space (PK/OS) category includes all public parks, recreation facilities, greenbelts,
flood plains, and other designated open space and recreational land. This land is
shown as a buffer between dis-similar uses. 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 remain less than 6 units per acre. This
land is zoned R-2, Single Family District. The developed Birchwood neighborhood
of single-family houses is on this land. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The property to the west and
south is zoned with Planned Commercial Development (PCD) Districts. To the
west is Best Buy and Whole Foods and to the southwest is an athletic workout
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
7
facility. Mixed Office Commercial (MOC) provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. There is a Planned Commercial Development (PCD) District to the
south with a medical office on the land. Office (O) category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities. The land to the east, across
Autumn Road is zoned Office and Institutional District (O-2) and Planned
Development Commercial (PDC) District. The O-2 land has an office on it and
there is a multi-story mini-warehouse development on the PDC land.
Master Street Plan: To the east is Autumn Road, shown as a Collector on the
Master Street Plan. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There is a Class III Bike Route shown on Autumn Road. Bike
Routes require no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to develop 5.02 acres from R-2, single-family to
Planned Residential District (PRD) to allow for the development of fifty-one (51)
attached, zero lot line patio homes comprised of fourteen (14) residential buildings
with a density of two (2) to five (5) attached single-family units per building.
All of the homes will be of new construction and will be approximately 1,200 square
feet to 1,400 square feet in area with a height not exceeding thirty-five (35) feet.
The patio homes will take access from Autumn Road via a divided gated entry with
ample turnaround space. All gated access entry points must comply with the City
of Little Rock Fire Department standards.
All patio homes will consist of two bedrooms, two bathrooms, one or two car
attached garage(s) and two-car driveways to minimize on-street parking. Section
36-502 of the City’s Zoning Ordinance typically requires one off-street parking
space per single-family dwelling. Staff feels the provided off-street parking is
sufficient to serve this development.
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
8
The applicant proposes the following setbacks for all units within the development:
1. Front – 20 feet
2. Rear – 10 feet
3. Side – 7 feet/0 feet
Staff feels the proposed setbacks are sufficient for this development.
The applicant is proposing a six (6) foot wooden privacy fence where fences do
not currently exist. The applicant notes the decorative side of the fence will face
outward. Any new fencing must comply with Section 31-516 of the City’s Zoning
Ordinance.
The applicant notes all lawns and all common areas will be maintained by the
developer.
The applicant notes a sign will be located at the entrance to the subdivision. All
signs must comply with Section 36-551(a)(4) of the City’s Zoning Ordinance (signs
permitted in residential one – and two family zones).
The site plan indicates mail kiosks located within the north and south internal
common areas. The applicant has provided a statement from the Postmaster at
the Huron Lane Office approving the location of the kiosks.
The applicant notes the residences will have trash collection provided by standard
City of Little Rock garbage collection.
Staff is supportive of the requested application to allow the 5.02 acre site to be
rezoned from R-2 to Planned Residential District (PRD) to allow for new
construction of fifty-one (51), zero lot line single-family residences. Staff will
require that all streets be developed according to the City’s Master Street Plan
Standards. Staff feels the request is reasonable. Comparable developments
within the area include Taylor Park located off Kanis Road, Parkside off Denny
Road, Madison Park off LaMarche Blvd., Ranch West Villas and Valley View
Court on Katillus Road. Staff feels the proposed development will have no
adverse impact on the area. To staff’s knowledge, there are no outstanding
issues associated with this application.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD zoning, subject to compliance
with the comments and conditions outlined in paragraphs D and E, and the staff
analysis, of the agenda staff report.
July 14, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9695
9
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on consent agenda for deferral. By a vote of 10 for, 0 against,
0 absent, and 1 vacant position the consent deferral was approved.
July 14, 2022
ITEM NO.: 8 FILE NO.: A-341 / Z-9699
NAME: Thibault Zeuber Annexation and I-3, Heavy Industrial Zoning
REQUEST: Accept 23.3 acres plus or minus to the City
LOCATION: Northwest of the Thibault - Zeuber Roads intersection
SOURCE: Grant Cox, agent
GENERAL INFORMATION:
• The Pulaski County Judge was scheduled to have a hearing to sign the Judge’s
Order verifying that the applicant meets all the requirements of the voluntary
annexation process and approving the annexation on Tuesday July 12, 2022.
• The site is mostly cleared with no structures. The property owners indicated that
they plan to market the land for future industrial development.
• There are two property owners. Both owners have signed the petition of
annexation.
• The site is contiguous to the City of Little Rock along the north boundary.
• The annexation request is to obtain City services.
• The site is rectangular shaped. The northern and southern boundaries are
approximately 1314 and 1319 feet, respectively. The eastern and western
boundaries are approximately 767 and 771 feet, respectively. Zeuber Road is
along the southern boundary and Thibault Road is along the eastern boundary of
the annexation area.
• The site consists of approximately 23.26 acres, currently not zoned.
AGENCY COMMENTS:
Public Safety:
Fire: Little Rock Fire Department has indicated they have no issues or concerns with the
proposed annexation.
Police: No Comment received.
Infrastructure and Community Facilities:
Rock Region METRO Transit: No Comment received.
July 14, 2022
ITEM NO.: 8 (Cont.) FILE NO. A-341 / Z-9699
2
Parks and Recreation: No Comment received.
Public Works: No Comment received.
Pulaski County Planning: No Comment received.
Arkansas Geographic Information Office: AGIO expressed no concerns with the
annexation and noted the applicant had followed ARK CODE 14-40-101.
Utilities:
Central Arkansas Water: No Comment received.
Entergy: No Comment received.
Reliant-Energy: No Comment received.
Little Rock Water Reclamation Authority: No Comment received.
AT&T: No Comment received.
Schools:
Little Rock: No Comment received.
The annexation area is not within the Little Rock School District.
Pulaski County Special: No Comment received.
The annexation area is within the Pulaski County Special School District.
ANALYSIS:
The area requesting annexation is contiguous with the City limits along its northern
boundary. The City of Little Rock annexed the area to the north of the site in 1979 - via
Ordinance 13370 (Little Rock Port South Annexation). The annexation area has been
farm land since at least the 1960s. There are no structures in the area of annexation. The
area has a gentle slope from north to south. The land falls off approximately four feet in
the approximately 770 feet from north to south. The entire region in which the annexation
is located (both areas currently with in the City and outside) is protected by a levee
system. The southern half of the annexation area is within the 100-year floodplain.
The property currently is not zoned. There is no zoning outside the City in this area. The
land within the City to the north and northeast is zoned I-3, Heavy Industrial District. This
land is part of the Port Industrial Park. It is partially developed with manufacturing and
industrial structures. All the lands to the east, west and south are not zoned and are
outside the current City Limits. To the immediate west and south, across Zeuber Road,
July 14, 2022
ITEM NO.: 8 (Cont.) FILE NO. A-341 / Z-9699
3
from the annexation area there are warehouse distribution types of uses. The land to the
east, across Thibault Road, is vacant and mostly former farmland. This land was recently
acquired by a prospective industrial user (TREK) to manufacture their product. Much of
the land further to the south and east is either agricultural in use or wooded.
The Land Use Plan Map shows the annexation area as Industrial (I). The Industrial
category encompasses a wide variety of manufacturing, warehousing research and
development, processing, and industry related office and service activities. Industrial
development typically occurs on an individual tract basis rather than according to an
overall development plan. The Land Use Plan Map shows Industrial (I) in all directions
from the annexation area. Most of the land to the south, east and west of the annexation
area is either agricultural in use or wooded.
The applicant has requested the land be zoned I-3, Heavy Industrial District (Z-9699) as
part of their annexation request. The land to the south, east and west of the annexation
area is currently not zoned and outside of the City. The land to the north is zoned I-3,
Heavy Industrial District. The I-3 land is partially developed with manufacturing and
warehouse uses as part of the Port Industrial Park. The Little Rock Port has acquired
land beyond this annexation to the east, southeast and southwest and is marketing it for
industrial development. The owners of the annexation area agree with the City that
industrial development of their land is most appropriate future use.
The applicant has provided the City with a letter from the Arkansas GIS Office (AGIO)
confirming the request meets all the requirements of Section 14-40-101 (dated December
21, 2021). This confirms that the area requesting annexation is contiguous to the City of
Little Rock and all requirements of Arkansas Law have been fulfilled. This annexation is
following the property owner voluntary annexation process. The Pulaski County Judge
set a hearing for June 13 to consider the request. This Order will set the exact boundaries
of the annexation. The norm is to include all adjacent rights-of-way. Once staff has
received the Judge’s Order the annexation ordinance will be drafted with the legal proved
in the Judge’s Order. Once the Planning Commission has added, no further action on
this annexation will occur until receipt of the Judge’s Order.
Approximately 1315 linear feet of Zeuber Road and 770 linear feet of Thibault Road are
included in this annexation. Zeuber and Thibault Roads are two-lane roads with
shoulders. There are open ditches on both sides of the roads. Zeuber Road is shown on
the Master Street Plan as a Collector. Thibault Road is shown on the Master Street Plan
as a Minor Arterial. The primary function of a Collector Road is to provide a connection
from Local Streets to Arterials. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Zeuber and Thibault Roads has been constructed to ‘Industrial Street’
design standards with shoulders and open ditches.
The Master Bike Plan shows a Class III Bike Route along Zeuber Road and a Class II
Bike Route along Thibault Road. A Class III route shares the roadway with a sign or
July 14, 2022
ITEM NO.: 8 (Cont.) FILE NO. A-341 / Z-9699
4
street marketing. A Class II route dedicates a portion of the roadway for the sole use of
bicycles. The streets have been marked with bike lanes on the shoulders (a class II Bike
Route).
Upon annexation, the City will be responsible for the continuing maintenance of
approximately 2100 linear feet of roadway and related drainage structures. (This is
Thibault and Zeuber Roads.) The infrastructure was improved prior to the Amazon
Annexation in 2021. The County widened both roads and added shoulders with open
ditches for drainage. The roads are currently constructed to the City’s industrial design
approved for roads in the Port district.
Since there are not currently any structures on the land and the proposed use would be
non-residential, there will not be any solid waste services provided to this land by the City.
The Public Works Department did not respond to the request for comment on the
annexation.
A 16-inch water service line exists along Zeuber Road and Thibault Road to both the east
and south of the annexation area. A 30-inch force wastewater service line is along Zeuber
Road and Thibault Road to the south and east of the annexation area. As part of the
development of any land within the annexation area, the developer will have to extend
these services from the existing service lines to any new development. No comments
have been received from either Central Arkansas Water or Little Rock Water Reclamation
on the proposed annexation.
The closest fire station (Station 4) is located at 7500 Lindsey Road. From this station via
existing streets is just over a mile to the annexation area. Station 13, at 1105 East
Roosevelt Road, is the next closest station with runs of over 5.5 miles to the annexation
area over current roads. The Fire Department responded they have no concerns or
issues with this annexation. The Little Rock Police Department did not respond to a
request for comments on this annexation. The annexation would increase the linear feet
of road where the Department might have to respond to traffic issues. Currently portions
of both roads on within the Little Rock. It is likely to patrol the areas inside the City a
vehicle would pass over the roadway proposed to be annexed. The annexation area is
undeveloped. Neither public safety agency expects significant new demand.
Staff Recommendation:
Approval of the annexation and classification of the land as I-3, Heavy Industrial District.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
The item was placed on the consent agenda for approval. By a vote of 10 for, 0 against,
and 1 vacancy the consent agenda was approved.
July 14, 2022
ITEM NO.: 9 Complete Streets: Bicycle Plan
Discussion Item: Complete Streets: Bicycle Plan
PLANNING COMMISSION ACTION: (JULY 14, 2022)
Walter Malone, Planning Staff introduced John Landosky Bike/Ped Coordinator for the
City of Little Rock. Mr. Landosky with the Board of Directors adoption in 2013 of the
Complete Streets Ordinance. He discussed what ‘Complete Streets’ means and what the
resolution stated as the purposes. Within the Master Street Plan is the Master Bike Plan.
This was developed by bike commuters and had little input from planners and traffic
engineers. Some of the routes proposed just do not work. So as Bike/Ped Coordinator
he wrote a grant have planners and engineers develop a plan. The team of Alta Planning
& Design and McClelland Engineers was selected to do the report. As part of the study
community outreach resulted in over 1600 contacts. The draft before the Commission
was developed by the team. Mr. Landosky is here to answer any questions.
Mr. Collins, Director of Planning stated this report would be incorporated into the Master
Street Plan along with other changes. He talked about adding the ‘trails plan’ and a
section of Rock region routes. The purpose is to replace the Master Street Plan with a
Transportation Plan. He stated that this will come back before the Commission and Board
of Director hopefully this year.
Chairman Vogel and Commissioner Brook thanked Mr. Landosky for the hard work.
July 14, 2022
ITEM NO.: 10
Name: Short Term Rental Ordinance
Location: City of Little Rock Zoning Jurisdiction
Request: Establish Ordinance Providing Short Term Rental Land Use Controls
Source: City of Little Rock, Planning & Development
BACKGROUND:
Short Term Rental (STR) describes furnished self-contained apartments and/or homes
that are rented for short periods of times (less than 30-days), as opposed to long term
rentals in the furnished or unfurnished apartment rental market. STRs are often used as
an alternative to hotels and hostels. Popular uses include vacation rentals and relocation,
often advertised for lease through international company platforms such as Airbnb and
Vrbo.
In February 2020, there were approximately 300 short term rentals in operation within the
City’s boundary. However, the City’s zoning ordinance does not have specific land use
and life safety standards for STRs. For this reason, staff made an initial administrative
ruling for STRs. If the structure was owner occupied with a portion used as an STR, the
Special Use Permit process would be used. If the entire unit/structure was used as an
STR, then the Planned Zoning District process would be used. In late 2019/early 2020 it
was decided the administrative process should be added to the zoning code. For
comparison, other municipal regulations and best practices were investigated and
examined. To address the land use and life safety issues with STR operations, Staff
started the process of drafting an ordinance. A draft ordinance was published on the
City’s website early April of 2021 for public comment.
At the April 8, 2021 Planning Commission meeting, the City’s Planning Director asked for
volunteers from the Planning Commission to form a working group on a draft STR
ordinance. This committee provided feedback and guidance in the production of a draft
ordinance. The intent was to provide land use and life safety controls for short-term
rentals. Three Commissioners agreed to volunteer their time for the effort: Craig Berry,
Harold Betton, and Robbin Rahman.
This working group met with Staff via virtual meetings, asked questions on the draft
ordinance, and gave Staff some general directives. The city coordinated two public
meetings to receive comments and to publicize that there was a draft ordinance. Notice
was sent to neighborhood associations throughout the city, posted on social media, and
shared with the press. The notice included information on where the draft ordinance was
housed on the city’s website and gave information on where and when the two public
meetings would take place. The initial meeting was held June 2nd at the Josephine
July 14, 2022
ITEM NO.: 10
2
Pankey Community Center (13700 Cantrell Road). Twelve (12) individuals came to this
meeting to discuss the Ordinance.
The initial second public meeting had to be cancelled due to inclement weather. The
meeting was rescheduled to Hillcrest Hall (1501 Kavanaugh Boulevard), June 21st. In
total, forty-four (44) individuals signed in at the two public meetings. Comments received
at both public meetings, through the website, email and via US mail were compiled.
Summaries of the comments were provided to the working group. The Commission
working group met on June 29th and July 29th to discuss comments received and review
possible revisions of the draft ordinance.
Comments ranged from opposition to the legalization of Short Term Rentals to
questioning the need to enact any regulations on STRs. Several individuals questioned
the parking requirements and how the draft defined non-owner occupied STRs. Some
suggested if the owner resided in the ‘area’ or ’neighborhood’, the STR should be treated
as an owner-occupied STR. Concern was expressed about creating unattended impacts
and on using a zone change for STRs. It was expressed that STRs are encouraging
investment in some ‘marginal’ neighborhoods and the draft ordinance would be
burdensome to this investment.
An updated draft ordinance was passed out to the Planning Commission at their
August 13th meeting and posted on the City’s webpage on August 16th. At the
Commission’s March 2022 hearing, it was decided to have two more public input sessions
during April 2022. In addition, the draft would be placed on the May hearing for
discussion.
A second round of ‘drop-in’ meetings was scheduled for April 11 (Terry Library – 2015
Napa Valley Drive) and April 18 (Capitol View/Stifft Station Resource Center – 2715 West
7th Street). Notices were sent to neighborhood associations and people who had
previously contacted the city about the draft ordinance. Staff received a few written
comments from these meetings and verbal comments at the meetings.
ANALYSIS & DISCUSSION:
Several years ago, Staff in the Zoning and Subdivision section of the Planning &
Development Department were presented with the question of what do to with a request
for what is now called a ‘Short Term Rental’. At that time, the decision was made that if
no one continued to live in the dwelling as their primary residence then the use was
commercial. The interpretation was that these uses functioned more like a hotel/motel.
That is, they were short term housing for visits to the area whether for leisure or work-
related endeavors. And if the structure continued to also serve as a primary residence,
then the use was more like a ‘Bed and Breakfast’. Moving forward, that is how the city
July 14, 2022
ITEM NO.: 10
3
has dealt with STR cases. The first type (non-owner occupied) required the use of the
Planned Zoning District process and the later type (owner-occupied) used of the Special
Use Permit process.
The following is a review of the draft ordinance for STRs:
• Section 1: Assures that STRs are taxed the same as hotels and motels for rooms.
• Sections 2 and 3: Codifies the treatment of STRs whether the owner(s) lives on
site and defines Bed and Breakfast and STR as the same.
• Section 4: Adds a new Article to the Zoning Code (Chapter 36 of the Code of
Ordinances) for STRs. This Article has multiple sections. The ‘Purpose’ section
defines several terms including the two types of STRs—owner occupied, Type 1,
and non-owner occupied, Type 2. This section also defines the ‘Responsible
Party’ and ‘Administrative Approval’.
The ‘Entitlement’ Section gives the requirements for each type of STR and
delineates the process of review. It goes on to enumerate the documents need to
confirm the STR pre-dates the ordinance. An annual inspection fee is proposed
to verify life safety requirements are fulfilled. And the process for review and
approval of pre-existing STRs is presented. Section 4 requires certain life safety
measures and includes a fee to help defer some of the cost of providing safety
checks of the units. This section goes on to address the process of implementation
for pre-existing uses.
The ‘Responsible Party’ section enumerates the duties and availability (24/7 and
response within one hour) of the party. A requirement to post and sharing
‘Responsible Party’ contact information with the occupants, neighbors, and the
city.
The ‘Development Standards’ section lists activities not permitted as well as
signage and parking standards. There is a requirement for a floor plan with safety
devises and exit routes noted. This portion of the draft outlines life safety
requirements, and occupancy requirements. A requirement for insurance is
provided.
The ‘Compliance’ section lists tasks that must be completed with the sanctions for
non-compliance. The general process for review of complaints is outlined with an
appeal process.
The intent is to put the current administrative rules for STRs in the zoning code. The draft
assures that Bed and Breakfasts are treated the same as STRs. The second major thing
is to assure that STRs provide some of the same life safety protections that hotels and
motels are expected to provide for overnight visitors.
July 14, 2022
ITEM NO.: 10
4
NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to all neighborhood groups via email contact. The city also announced
that the draft was posted on the city’s website and that public meetings would be held to
obtain copies of the draft and/or leave comments. Staff received 40 to 50 comments via
email, US mail or drop-off at meetings in the initial round.
STAFF RECOMMENDATIONS:
Staff recommends approval of the draft Short Term Rental Ordinance.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Jamie Collins, Planning Director, reviewed a PowerPoint presentation on Short Term
Rentals (STR). This covered some of the issues related to STRs; other Arkansas City’s
regulations; comments received from citizens; and highpoints from the draft – PowerPoint
in case file). Mr. Collins mentioned issues about enforcement and costs to administer.
He indicated that today we want to hear issues and concerns. A draft with changes will
be completed for the June 9, Planning Commission meeting. It is hoped to have
something for the Board of Directors to look at in July, but no timeline has been set.
Chairman Vogel suggested allowing five minutes for each person who had requested to
speak. And then he would ask the Commissioners to make any comments on the draft.
Pamela Powell was called to speak. Ms. Powell indicated she was President of the
University Park Neighborhood. She stated the neighborhood was quiet, where everyone
knows everyone. There is a STR in their neighborhood. One day a larger unknown man
was seen walking in the neighborhood (turned out was someone staying in the STR).
This cause concern in some neighbors. She likes the draft. But suggested the
requirement to get approval by immediate neighbors.
Antoinette Johnson was called to speak. Ms. Johnson indicated her property was in
Hillcrest. They have had an accessory structure as a STR since 2018. In the
neighborhood many houses have an accessory dwelling. Must properties have a narrow
driveway in this part of town. People relay on street parking. STRs can be positive in
historic districts when the owner is close-by. Having a STR can bring in extra money that
people can put into their property. Local businesses are supported by tenants of STRs.
She is asking for a waiver of the parking pad requirement for owner occupied STRs
without alleys. Ms. Johnson suggested that the approval should be to the owner not the
property.
Mike Orndorff was called to speak. Mr. Orndorff indicated this was a tough issue and
affects people and areas differently. He stated he would present his path with STRs. He
constructed a ‘tiny’ home 52 feet from his residence as an STR. This is due to the lot
July 14, 2022
ITEM NO.: 10
5
limitations. In the neighborhood street parking can be ‘calming’ for traffic and provide a
‘steel barrier’ to protect pedestrians. This structure would be a STR-2 without off street
parking and would be closed down (as drafted). Mr. Orndorff noted how STRs allowed
for investment in housing units when other options would not work. The STR has allowed
others to experience the neighborhood and see its true nature. STR development has
help in the revitalization of the Pettaway Neighborhood. He did state that over saturation
of STR2 will be negative to neighborhoods. Some regulations may be needed. He
discussed some problem houses in the neighborhood and crime areas. The City does
have bigger problems than this to address.
Casey Huie was called to speak. Mr. Huie stated he is seeing the ‘sausage making’ of
our government. Property owners do have rights. He acknowledged the city does need
regulations related to doing business and collecting taxes. Everyone wants to ensure
health, safety and welfare, but there is also a need for some certainty about process. Mr.
Huie discussed issues related to his STR case on Cantrell Road. The STR meetings lead
by Mr. Malone were not embracing (did not give a feeling of wanting to work with citizens).
There is a need for an ordinance, but this is not ready. He discussed other cases on
today’s agenda and how motions are read – calling of votes should be changed. Why
not nurture and help the STR community? Mr. Huie questioned the lack of providing
answers to questions at the previous meetings. He closed by thanking the Commission
for hearing him.
Amy Huie was called to speak. Ms. Huie gave some background on herself to start
(discussed travels and always glad to be back, but does compare Little Rock to other
places, etc). Little Rock always seems to be little bit prejudge against progress. She
noted she is part of a group that are all involved with STRs. Ms. Huie stated the draft
seems too much a ‘cut and paste’ from other places. The draft does not encourage
entrepreneurship and growth in the community. Entrepreneurship feeds others, STRs
could help grow other parts of the economy. She discussed the move to ‘work from home’
and how STR can be part of that. The PZD process is too impacted by opinion rather
than facts. The draft would leave money on table. This will force STRs to other places
with the growth that it will bring. Ms. Huie outlined her experience with the foster child
system and that frustration. This process seems to be just as frustrating. The city needs
to relook at the ordinance and meet with those who have done STRs and pick their brains.
Anglea Mathews was called to speak. Ms. Mathews indicated that Mr. Orndorff did a
good presentation. She lives in the Central High Neighborhood and enjoys it. There has
been improvement but there is a long way to go. The neighborhoods south of I-630 have
issues and need help. Ms. Mathews gave the history of how they got into STRs. Did
renovations to the structure next door and used a portion as STR. This helped making
the long-term rental more affordable. They are now looking at several 500 to 600 square
foot dilapidated housing units nearby. These structures are too small for long-term
rentals. STRs do work at this size. We need certainty with the process. The PZD is
difficult and not predictable, which is not good to get development. The draft should make
July 14, 2022
ITEM NO.: 10
6
STR1 broader maybe up to living within a 5-mile radius. There should be an except to
allow STR1 status for condemned or long-term (5-plus years) vacant structures to be
developed into STRs. Everyone wants to work together to make Little Rock better.
Chairman Vogel asked how we are not drafting an ordinance that does not incentivize the
STR investments. Ms. Mathews stated a more certain process is needed. One neighbor
could throw a fit and stop the application. The PZD process is complicated, long and
expensive. She stated to broaden STR1 and simply that process. STRs should be safe
and secure, but a lot of that is self-regulated with the evolution process completed within
Airbnb. City is not doing a good job with inspections of long-term rents.
Frank Allison came to the podium. Mr. Allison stated that the regulations are appropriate.
There are better ways than others to do things. (He used two sites near his property as
examples). He indicated more people per room can mean more cars and there are
parking problems in the Hillcrest neighborhood.
Chairman Vogel called for Commissioner comments. Commissioner Brooks stated the
Commission does love the citizens and revenue, but we have to listen to the other side
as well. He does want to hear from both sides. Mr. Brooks thanked everyone for your
time and comments. Commissioner Haynes stated he supported STRs. He uses them
when he travels. There is a self-policies part with STRs. The occupant does want good
reviews also. We must look at the future, progress is going to be the key. STRs is where
the future is going. They offer options and do have self-policing. Commissioner Vickers
stated he was for STRs and uses them. He does consider both the pros and cons. There
can be fears but the system does have a self-policing component. STRs can help
neighborhoods and small business. Commissioner Hart said there is a part of him that
believes if you are living in a home then it is no one’s business who else is in the home.
Maybe get government out of it – use HOAs (Home Owner Association) in areas where
they exist. Shaun Overton, City Attorney, expressed some need for the City to be involved
when there is out of town folks renting living space. Commissioner Hart stated there have
been boarders for years and private contracts. A discussion about Property Owner
Associations (POA) and rental property requirements followed. Mr. Collins stated he
believed in strong private property rights but there is a life health and public safety issue
that must be accommodated. The self-policing is not regulating. We must also remember
the rights of the adjacent property owners. We must look at both sides and it can be hard.
Mr. Collins said he will make the comments received, the presentation and draft available
to everyone. Commissioner Hodge said that she heard tonight there was not opposition
to regulations. With POA or HOA there would not be uniformity or specificity. There
needs to be guidance that benefits both sides. She talked about the City enforcing on
homeowners as well (she got a notice to cut her grass).
Chairman Vogel thanked everyone for staying positive and staying so late. We can solve
any problem if we put our collective efforts together.
July 14, 2022
ITEM NO.: 10
7
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Chairman Vogel stated the rest of the meeting will be devoted to the discussion of the
Short Term Rental draft ordinance. Jamie Collins, Director of Planning and Development,
addressed the Commission. He reminded the Commission that Staff had conducted
meetings in the community. Staff has now taken the comments received from the
community meetings; via the city website; and from the May Planning Commission
meeting and developed some revisions. One is a change for STR1, where the owner
could live within 1500 feet rather than on the same property. Mr. Collins stated we want
to hear from citizens and Commissioners on the revised draft. Staff will try to address
any concerns and follow-up from that point.
Chairman Vogel said we would hear from those in the room (5-minutes each) then anyone
online who wished to make further comments on the draft. All those in the room indicated
they just wished to listen to the discussion. Antoinette Johnson stated she would address
the commission. Ms. Johnson is a long time Hillcrest resident and vice president of that
organization as well as a current STR host. In Hillcrest there is concerned about losing
historic status. The off-street parking requirement might cause loss of the front yard or
lead to removal of a structure which could affect character. There was discussion on the
parking section of the draft ordinance (page 7). She asked for clarification about the
parking requirement. It was agreed that the rooming house/boarding house requirements
would be used for STRs. The revised section 5 on parking was read. Ms. Johnson had
a question about taxes. Mr. Collins responded that if the provider is collecting the tax,
then the host would not pay the room tax. There would be the additional business license
and the fee to pay for inspections. Ms. Johnson raised the issue about inspections, how
would the city get the staff to do inspections. Mr. Collins stated that is why there is fee in
the draft, to help pay for added staff. (Discussion about alternative staffing to accomplish
ordinance tasks followed.)
Chairman Vogel asked about including in the ordinance the staffing to administer the
ordinance. Mr. Collins stated that a zoning ordinance does not include staffing. That is
a budgeting issue not a zoning issue. Staffing has already been noted as an issue.
(Discussion about staffing and making sure there will be staff to do the work followed.)
The Planning Commission could propose something about staffing. Sherri Latimer, City
Attorney Office, stated staffing should not be in the ordinance, but the issue should be
raised with the Board of Directors. Mr. Vogel stated the Commission needs to be the
advocate to get staffing to administer the ordinance, if it is passed. Discussion about
earmarking the money in the ordinance to fund the staffing needed to administer the
ordinance followed. Commissioner Betton suggested sending a letter from the
Commission about the staffing issue.
Chairman Vogel asked, do the applications really need to move beyond the Planning
Commission, i.e., use the Special Use Permit process for all STRs. There was discussion
about how other jurisdictions review STRs. Mr. Collins believes that there needs to be a
July 14, 2022
ITEM NO.: 10
8
public review, based on Arkansas Law, for any STR request. Some on the Board of
Directors have indicated a desire to see the applications. If the Commission wishes to
have all requests at the Commission level that is the way the draft could be worded.
Discussion about the difference between Planned Zoning Districts and Special Use
Permits followed (one stays with the land the other to the owner). Mr. Collins stated that
the Planned Development could have a section the revotes it. Mr. Monte Moore, planning
staff, stated there could also be a section that says the approval just goes to the owner.
Mr. Vogel stated Planned Zoning District process would add a month or so to the review
timeline. (Discussion about the time interval between the Commission and the Board of
Directors hearing an item followed.)
Commissioner Hodge asked about balancing Homeowners Association/Property Owners
Association (POA) rights versus the ordinance. Mr. Collins stated that the POA rules are
private. The City cannot enforce them. The POA would use the courts to enforced their
rules. The Planning Commission is not bound by the POA rules but may consider them.
Commissioner Hodge asked: If there is a rule that says no businesses, the Commission
could approve the business request, but the POA could still sue to stop the business
based on the POA rules. Mr. Collins stated that was correct.
Commissioner Brooks asked if a Short Term Rental had been approved on a property
could a future owner still do a residence on the land without coming in and getting a
reclassification. Mr. Collins said once the owner sold the land the new owner would have
to ask (go through zoning process) to have a STR.
Chairman Vogel asked about preventing ‘ten STRs on the same block’. Mr. Collins stated
that nothing in the draft would address that. Through the review process it could be
considered by Staff and/or the Commission. Mr. Vogel asked if the number of STRs
within a ‘radius’ of the application could be given as part of the review. Mr. Collins
indicated that could be done.
Commissioner Haynes stated he agreed that we should make this easier. The process
should be with the Commission. To go to the Board just adds steps to the process. We
should be more aggressive and help folks that want to do STRs. STRs are the future, we
should take out the red tape. Chairman Vogel stated he agreed.
Commissioner Brooks agreed with both Commissioners Vogel and Haynes. He stated
reducing the steps is positive. The draft has come a long way and thanked all who have
worked on this draft.
Commissioner Vickers agreed. We need to do right by the city and not have all the red
tape. We should make the process have less steps.
Commissioner Hodge agrees about removing red tape. But the purpose seems to be to
a line STRs with other businesses. We need to be consistent and treat them like we
July 14, 2022
ITEM NO.: 10
9
do other businesses. Ms. Hodge asked if timing has been a problem between the
Commission and Board? Mr. Collins stated that staff processes applications to the next
meeting with all require paperwork. Most cases are processed in approximately a month.
Typically, if it takes longer, it is at the request of the applicant not the city.
Chairman Vogel asked that the most current version of the draft ordinance be placed on
the website. All Commissioners need to review that draft and provide comments to staff.
The goal is to have a vote on the draft at the next meeting. A motion was made to differ
the item to the next meeting. By a vote of 10 for, 0 against and 1 vacancy the motion was
approved.
PLANNING COMMISSION ACTION: (JULY 14, 2022)
Walter Malone, Planning Staff presented the changes in the draft since the June meeting.
Ms. Pamela Powell, President of the University Park NA, addressed the Commission.
Ms. Powell indicated that STR1 and STR2 are differ and should be treated differently.
(The current version has the same review process for all STRs). She distributed a picture
of an ‘incident’ to the commissioners. (Women sunning in the front yard). Ms. Powell did
not think if the STR were an owner-occupied STR they would allow the sunbathing shown
in the picture. She discussed the action of a STR application at the
May Commission meeting. After seeing that action, she is not encouraged about future
actions. The people who live in the neighborhood purchased their homes thinking the
area was residential. A non-owner occupied STR is a business not a residence.
Ms. Powell talked about the notice methods and how this increases the burdens on
neighborhood presidents. The neighborhood should be able to say whether a STR should
be approved or not. University Park is a close-knit neighborhood. There is not a lot of
coming and going; residents walk in the streets; there are not parking issues or parking
of large vehicles. She closed by stating the draft does not have ‘teeth’ (no fines) to
address the neighborhoods issues.
Ms. Joanne McLendon, President University West NA spoke to the commission.
Ms. McLendon described the boundaries of her area. There are 400 homes with about
half being rentals. Most problems reported to her are with the renters. These folks do
not often follow the ‘norms’ of the neighborhood – parking, etc. She is skeptical about
STRs. What are the people living there going to do this weekend? Will they do the right
thing? She also spoke about the changes in the way the City notifies for meetings. The
City should always ask the Neighborhood Contact if it is appropriate in their area. STRs
will impact the homes even more than rentals. She does not want to live next to a STR
because you never know who will be there and what they will do. Ms. McLendon hopes
the neighborhood will have a strong voice in the process and the Commission will listen
to what the neighborhood wants and says. That the neighborhood does have a voice.
July 14, 2022
ITEM NO.: 10
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Chairman Vogel indicated this has been a long process and the commission has a duty
to address the issue. A good plan now is better than a perfect plan later. Mr. Vogel would
like to add one amendment to the draft in two places with the same language. On page
4, Article 14, section 36.601, sub-section (a) 1. (a) 2 add a (a) – “The annual inspection
fee would be waived if the structure is in a historic district and passes inspection adding
to the historic district’s contributing structures.”
It is important to incentives developers to add to contributing structures in the historic
districts. The same language would also be added to Article 14, section 35.601,
subsection b (3) – “The annual inspection fee would be waived if the structure is in a
historic district and passes inspection adding to the historic district’s contributing
structures.”
This is a good plan not a prefect plan. It would provide a smoother path for neighborhoods
to address the issue in the future. Mr. Vogel hoped the commission was ready to sent
the draft on and asked if any other Commissioners had any comments.
Commissioner Hart indicated he was ready to send this on to the Board of Directors. The
commission could debate the finer points and tweet the draft for the next ten years.
Ultimately it is the City Board who needs to decide how we are going to handle this.
Unless another commissioner has an issue, he would strongly recommend sending this
on to the Board tonight.
Mr. Vogel suggested a motion be made with the amendment proposed earlier.
Commissioner Betton moved the approval of the item with the proposed amendments.
The motion was seconded by two commissioners. By a vote of 10 for, 0 against, 1 vacant
the motion was approved.
July 14, 2022
ITEM NO.: 11
Presentation on establishment of Central High Local Ordinance Historic District
Discussion Item:
PLANNING COMMISSION ACTION: (JULY 14, 2022)
Commissioner Robby Vogel requested that item 11 would be heard before items 9 and
10. Hannah Ratzlaff, Urban Designer and staff to the Historic District Commission for the
City of Little Rock introduced herself to the Commission. Ms. Ratzlaff introduced the
initiative proposed by Planning and Development and Historic District Commission to
establish a Local Ordinance District (“LOD”) for the Central High Neighborhood Historic
District (“Central High District”). The proposal aims to provide a solution for the pervasive
loss of historical fabric in the district. Currently, the district is in jeopardy of losing its
National Register designation. The loss of national designation would remove the
honorary historic status from the area and make all properties within the district, unless
independently listed on the National Register of Historic Places, ineligible for state and
federal tax credits and grants. Ms. Ratzlaff discussed the significance of access to state
and federal historic rehabilitation tax credits and state rehabilitation/restoration grants for
owners of historic property in the district. Ms. Ratzlaff discussed what a “Local Ordinance
District” means and the role of the Planning Commission in the process to propose a new
LOD.
The proposed LOD would be consistent with the boundaries of the existing Central High
Neighborhood Historic District. The ordinance would provide property owners with a
public review process for exterior changes to all structures and any applications to alter,
move, demolish, or construct based on design guidelines tailored to the district through
the Little Rock Historic District Commission. Minor projects could be reviewed by City
staff. The review process would not include interior-only permits, zoning changes,
ordinary maintenance, and changes which a building inspector or other City agent
certifies as required for public safety.
Commissioner Betton asked how property owners were notified of these tax credit and
grant opportunites. Ms. Ratzlaff shared that Little Rock has two hardworking preservation
advocacy organizations that actively share this information with Little Rock and Arkansas
residents as well as provide technical assistance. These are the Quapaw Quarter
Association and Preserve Arkansas. Ms. Ratzlaff added that she makes a consistent
effort to discuss eligible funding opportunities with property owners in any historic district
in Little Rock. Commissioner Betton asked if both neighborhood associations within the
Central High District are aware of this proposal. Both the Wright Avenue and Central
High associations were notified. Staff anticipates public meetings taking place with both
associations to further discuss the proposed ordinance. The Historic District Commission
July 14, 2022
ITEM NO.: 11
2
now has a social media presence and intends to utilize this additional avenue to keep
residents updated on all preservation initiatives within the city.
Commissioner Vogel asked what additional regulations the residents will experience
within a Local Ordinance District versus a National Register Historic District. Ms. Ratzlaff
explained the applicable regulations and public review process that would be provided
with the LOD.
Commissioner Brooks asked how code enforcement would handle violations of the design
guidelines within the district. Mr. Collins, Director of Planning, stated that staff would
notify through code enforcement and the violation would be handled at the staff level or
be reviewed at the Historic District Commission level. Violations are both driven by
neighborhood complaint and staff identification. Commissioner Brooks asked, if the
proposal is adopted, how property owners in the district will be notified of the ordinance.
Property owners would be notified by the City through mail, public engagement initiatives,
and the HDC’s social media. Commissioner Brooks asked if the code officers within LODs
would be trained in the design guidelines for MacArthur Park and the proposed district.
Mr. Collins confirmed that City review staff, such as Ms. Ratzlaff, are trained in historic
preservation and would be the enforcers.
Commissioner Brooks asked if staff mentioned historic districts in the southwest of Little
Rock. Ms. Ratzlaff confirmed that Boyle Park and Broadmoor were both National
Register Historic Districts and property owners in these districts were eligible for state and
federal tax credits and grants.
Commissioner Betton made a motion to support the proposal. Commissioner Vickers
seconded. The motion passed by a vote of 10 ayes, 0 against, and 1 open position.
PLANNING COMMISSION VOTE RECORD
DATE: July 14, 2022 4:0013M
Minutes
Consent Agenda
A,B,1,2,3,4,5,6,7,8
RegularAgenda
MEMBER
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BETTON, HAROLD, MD
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BROOKS, DERICK
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HART, TODD
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HAYNES, MARLON D.
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HODGE, KAT
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LATTURE, PAUL
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McDONALD, ALICIA
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THOMAS, DIANA M.
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VICKERS, MICHAEL
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VOGEL, ROBBY
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Open Position
MEMBER
Note: Item 9 - No vote required
Meeting Adjourned 6:15 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
July 14, 2022
There being no further business before the Commission, the meeting was adjourned
at 6:15 p.m.
Date
Chairman Secretary