HomeMy WebLinkAboutpc_01 12 2023
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
JANUARY 12, 2023
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 December 8, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
JANUARY 12, 2023
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-5502-J West Kanis Storage – Revised PD-C
West of 17301 Kanis Road
B. Z-9739 Love Family Care Facility – Special Use Permit
5918 Drexel Avenue
C. Z-9731 Bernier Short-Term Rental – PD-C
208 Cherokee Circle
NEW BUSINESS:
Item Number:
File Number:
Title:
1. S-867-R (9) Lots 1-3, Tract 3, Chenal Valley – Preliminary Plat
East side of Chenal Pkwy. South of Chenal Valley Drive
2. G-23-486 Alley Right-of-Way Abandonment
Block 16, Gibralter Heights Addition
3. G-23-487 Alley Right-of-Way Abandonment
Block 176, Original City of Little Rock
4. Z-9747 York Accessory Dwelling – Conditional Use Permit
319 S. Valmar Street
5. Z-4243-D I-630 Business Park, LLC – Revised Conditional Use Permit
1200 John Barrow Road
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number:
File Number:
Title:
6. Z-9746 Rivera Event Center – Conditional Use Permit
7521 Geyer Springs Road
7. LU2023-12-01 Land Use Plan Amendment – 65th Street Planning District
Residential Low Density (RL) to Residential Medium
Density (RM), 7404 Mabelvale Pike
7.1. Z-9702-A Rezoning from R-2 to R-4
7404 Mabelvale Pike
8. LU2023-11-01 Land Use Plan Amendment – I-430 Planning District
Service Trades District (STD) to Commercial (C), Northwest
corner Shackleford and Colonel Glenn Roads
8.1. Z-9748 Rezoning from R-2 to C-4
10400-10414 Colonel Glenn Road
9. Z-9535-A Ranch Creek Townhomes – PD-R
West side of Tulley Cove, North of 16,100 Cantrell Road
10. Z-9749 Artspace – PCD
Southwest corner of E. 7th and College Streets
January 12, 2023
ITEM NO.: A FILE NO.: Z-5502-J
NAME: West Kanis Storage – Revised PD-C
LOCATION: 17301 Kanis Road
DEVELOPER:
Tisdale Properties & Development
43 Chenal Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Olan Asbury (Agent)
P.O. Box 241087
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
AREA: 13.54 NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2 (Single-Family District)
VARIANCE/WAIVERS:
Waiver of required boundary street improvements to Kanis Road.
STAFF UPDATE:
The applicant failed to provide responses to comments from staff as requested. Staff
recommends this application be deferred to the December 8, 2022 Planning Commission
agenda.
January 12, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5502-J
2
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in opposition.
Staff informed the Commission that the applicant failed to provide responses to comments
to staff as requested. Staff recommended the application be deferred to the December 8,
2022 Planning Commission agenda. There was no further discussion. The item remained
on the consent agenda and deferred as recommended by staff. The vote was 8 ayes,
0 nays and 2 absent and 1 open position.
PLANNING COMMISSION ACTION: (DECEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff
on November 22, 2022, requesting this application be deferred to the January 12, 2023
Planning Commission Agenda. Staff supported the deferral request. There was no
further discussion. The item remained on the consent agenda and was deferred as
recommended by staff. The vote was 7 ayes, 0 nays, 3 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a letter to staff on December 22, 2022 requesting this application
be deferred to the February 9, 2023 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff
on December 22, 2022, requesting this application be deferred to the February 9, 2023
Planning Commission Agenda. Staff supported the deferral request. There was no
further discussion. The item remained on the consent agenda and was deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
ITEM NO.: B FILE NO.: Z-9739
NAME: Love Family Care Facility – Special Use Permit
LOCATION: 5918 Drexel Avenue
DEVELOPER:
Veronica Love
5918 Drexel
Avenue Little Rock,
AR 72209
OWNER/AUTHORIZED AGENT:
Veronica Love – Owner
AREA: 0.28 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A Special Use Permit is requested to allow a home healthcare facility to be
operated in a single-family residence located at an R-2 zoned property.
B. EXISTING CONDITIONS:
The property contains a 1,416 square foot, one-story brick structure at the corner
of Drexel Avenue and Geyer Springs Road. The residence has a rear yard which
is fenced, and a drainage easement running along the backside of the property.
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.
January 12, 2023
ITEM NO.: B (Cont.) FILE NO.: Z-9739
2
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utility: No comments.
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: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Special Use Permit to allow a home healthcare facility
to be operated in a single-family residence located at an R-2 zoned property
located at 5918 Drexel Avenue.
The property contains a 1,416 square foot, one-story brick structure at the corner
of Drexel Avenue and Geyer Springs Road. The residence has a rear yard which
is fenced, and a drainage easement running along the backside of the property.
January 12, 2023
ITEM NO.: B (Cont.) FILE NO.: Z-9739
3
The proposed home healthcare facility will have a maximum of six (6) clients at
any given time. The applicant proposes to have a caregiver onsite 24 hours per
day, 7 days per week. The level of care needed per each resident will determine
how many schedules (units) or hours of care will take place at the residence. There
will also be an administrator and or registered nurse on call. Their staffing will be
administered by Home Health Care of Arkansas, who has over 35 caregivers
employed in the area. According to the applicant, there will always be a caregiver
onsite. Some employees will be responsible for cleaning, cooking, and laundry
duties, while other will be assigned to do direct personal care for the clients.
The residence has three bedrooms and two full bathrooms for use by the clients.
The applicant states that each room will house two people and is spacious enough
for two twin beds and all their belongings.
Including the garage, there are six available parking spaces. Additionally, the
applicant states the rear yard could be paved and used for parking if needed.
No signage beyond that allowed in single family zones will be permitted.
Section 36-3 of the City’s Zoning Ordinance defines a Family Care Facility as a
facility which provides resident services in a family-like environment to six (6) or
fewer individuals and not more than two (2) staff personnel. These individuals
require a minimal level of supervision and are provided service and supervision in
accordance with their individual needs. According to Section 36-54(e)(2), the site
and location criteria for Family Care Facility are as follows:
a. This use may be located only in a single-family dwelling.
b. Medical or counseling needs must be provided off-site.
c. No physical changes in the residence are permitted which would provide other
than sleeping accommodations.
d. Drives and parking shall not exceed that required by ordinance for a single-
family residence.
e. The number and spacing of existing similar facilities in the neighborhood.
f. Existing zoning and land use patterns.
g. Area-wide availability of facilities providing like services.
h. Provision for readily accessible public or quasi-public transportation.
i. The fire marshal must approve use of the residence for the proposed family
care facility.
January 12, 2023
ITEM NO.: B (Cont.) FILE NO.: Z-9739
4
Section 36-54 (e)(4) a. states the following:
Separation, spacing and procedural requirements for family care facilities, group
care facilities, group homes, parolee or probationer housing facilities and
rooming, lodging and boarding facilities will be determined by the planning
commission so as not to adversely impact the surrounding properties and
neighborhood. Unless the commission determines that a different area is more
appropriate, a neighborhood shall be defined as an area incorporating all
properties lying within one thousand five hundred (1,500) feet of the site for which
the permit is requested.
Staff feels that the proposed family care facility is too intense for the residential
setting and will have an adverse impact on the general area.
To staff’s knowledge, there are no similar types of family care facilities / living
facilities within 1,500 feet of the subject property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the Special Use Permit to allow a family care family
home at 5918 Drexel Avenue.
PLANNING COMMISSION ACTION: (DECEMBER 8, 2022)
The applicant was not present. There were no persons present registered in
opposition. Staff informed the Commission that the applicant failed to send the
required notices to surrounding property owners as required. Therefore, staff
recommended the application be deferred to the January 12, 2023 agenda. There
was no further discussion. The item remained on the consent agenda and was
deferred as recommended by staff. The vote was 7 ayes, 0 nays, 3 absent and
1 open position.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was not present. There were no persons present registered in
opposition. Staff informed the Commission that the applicant failed to send the
required notices to surrounding property owners as required. Therefore, staff
recommended the application be deferred to the February 9, 2023 agenda. There
was no further discussion. The item remained on the consent agenda and was
deferred as recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and
1 open position.
January 12, 2023
ITEM NO.: C FILE NO.: Z-9731
NAME: Bernier Short-Term Rental – PD-C
LOCATION: 208 Cherokee Circle
DEVELOPER:
Cindy Bernier (Owner)
5 Foursons Court
Norwalk, CT 06851
OWNER/AUTHORIZED AGENT:
Cindy Bernier (Owner)
5 Foursons Court
Norwalk, CT 06851
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.31 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 3 CENSUS TRACT: 21.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.31-acre property located at 28 Cherokee
Circle from R-2 to PD-C to allow use of the property as a Short-Term Rental with
a maximum stay of fourteen (14) days. The owner will not reside in the residence.
The entire residence will be rented as one (1) unit.
January 12, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-9731
2
B. EXISTING CONDITIONS:
The 0.31-acre property is located between S. Rodney Parham Road to the west
and Hiawatha Drive to the east. The property contains a one-story brick and wood
structure. A driveway is located on the east side of the property along Cherokee
Circle leading to a garage. Additional parking is available on the site. The property
is surrounded by R-2 zoning to the north, east and south. To the west, across S.
Rodney Parham Road, contains PCD and PRD zoning.
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.
Fire Department: No comments
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.
January 12, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-9731
3
Planning Division:
The request is in the West Little Rock Planning District. The Land Use Plan shows
The 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 (R-2) to Planned
Commercial Development (PCD) District to allow for short Term Rental on to this
site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) use 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. This
area is currently zoned Single Family District, R-2 and is an existing developed
single-family subdivision.
Master Street Plan: To the east and north is Cherokee Circle, it 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 rezone 0.31-acre property located at 28 Cherokee Circle
from R-2 to PD-C to allow use of the property as a Short-Term Rental with a
maximum stay of fourteen (14) days. The owner will not reside in the residence.
The entire residence will be rented as one (1) unit.
The 0.31-acre property is located between S. Rodney Parham Road to the west
and Hiawatha Drive to the east. The property contains a one-story brick and wood
structure. A driveway is located on the east side of the property along Cherokee
Circle leading to a garage. Additional parking is available on the site. The property
January 12, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-9731
4
is surrounded by R-2 zoning to the north, east and south. To the west, across
S. Rodney Parham Road, contains PCD and PRD zoning.
A paved driveway extends from Cherokee Circle which provides four (4) external
parking spaces. Staff feels the parking is sufficient to serve the proposed use.
The applicant notes that meals will not be provided to guests and standard trash
pick-up will be through the City of Little Rock trash collection.
The applicant is not proposing any signage at this time. Any signage must comply
with Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential
one – and two-family zones).
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning.
Staff does not support the requested PD-C rezoning. Staff does not believe the
request is reasonable and that the proposed commercial use is not appropriate for
this location. The property is designated as “RL” Residential Low Density on the
City’s Future Land Use Plan and is bordered in all directions by single family
homes. Staff feels that the introduction of a commercial short-term rental will be
out of character with the overall area at this time. Staff believes that this type of
short-term rental would be more appropriately located on the outer edge of a
single-family subdivision, in a more transitional area, and not in the center of a
single-family neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C zoning request.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
Nina Rodriguez was present representing the applicant. There were no objectors
present. Staff presented the application with a recommendation of denial.
Nina Rodriguez addressed the commission stating that she was representing her parents
who owns the property and lives in Connecticut. She stated that they visit the Little Rock
about three times a year and rent out the property to help supplement their income and
pay expenses for the property. She additionally stated that there was a caretaker who
maintained the property and that she lived in the area and was involved in the oversight
of the property as well.
January 12, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-9731
5
There was a discussion by the PC regarding the parking area, oversight, and
maintenance of the property, and who is responsible for issues such as disturbances due
to noise or parties.
There was a motion to approve the application, including all staff comments and
conditions. The motion passed by a vote of 6 ayes, 4 nay, and 1 open position. The
application was approved.
January 12, 2023
ITEM NO.: 1 FILE NO.: S-867-R (9)
NAME: Lots 1-3, Tract 3, Chenal Valley – Preliminary Plat
LOCATION: East side of Chenal Parkway, South of Chenal Valley Drive
DEVELOPER:
Potlatch Deltic Real Estate, LLC
7 Chenal Club Blvd.
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.5 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: C-1 and C-3
VARIANCE/WAIVERS:
1. Advance grading variance
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 8.5 acres of property located along the east
side of Chenal Parkway, south of Chenal Valley Drive, into three (3) lots. The lots
are proposed for future commercial development.
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The overall property
has varying degrees of slope.
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. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
2. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer’s
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb
and gutter, asphalt, sidewalk, accessible ramps, storm drainage
infrastructure, or concrete driveway aprons. All work within the public right-
of-way shall conform to City of Little Rock Public Works Standard Details and
ADA accessibility requirements.
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. 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.
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
3
5. Prior to obtaining approval from the Department to construct roadway and
stormwater infrastructure improvements on site and within public right of way,
a drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is required. 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). 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.
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
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. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure shall be submitted to Department engineering staff prior to
recording of the final plat. Before the 50% maintenance bond can be
accepted, a contract unit bid price for every street and stormwater
infrastructure construction item within the public right of way shall be
submitted to Department engineering staff for review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted to the Department of Planning and
Development Engineering Division prior to recording of the final plat. This
information shall include but not limited to pipe inverts, length of pipe, size of
pipe, type of pipe, and type of inlets.
11. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
4
the site post development. Indicate where the storm sewer pipes are located
within the development also. Additionally, provide profile and cross-sectional
views of the detention structure outlet/spillway. Delineation of the drainage
areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all
information as outlined in City Code 31-89.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer extension will be required to
serve lots 1 and possibly 2. Submit plans and specifications for proposed sewer
infrastructure to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: Please submit plans for water facilities to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact
Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
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.
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
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
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
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.
Parks and Recreation: No comments received.
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
7
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: No comments.
H. ANALYSIS:
The applicant requests a preliminary plat in order to subdivide 8.5 acres into three
(3) lots. The property is located along the east side of Chenal Parkway, south of
Chenal Valley Drive, and is zoned C-1 and C-3. The plat is requested for future
commercial development. The property is currently undeveloped and mostly tree
covered. The overall property has varying degrees of slope. The proposed lot
sizes are as follows:
Lot 1 – 2.920 acres
Lot 2 – 2.872 acres
Lot 3 – 2.708 acres
The applicant proposes a 50 foot front building setback line along the Chenal
Parkway frontage for all three (3) lots. A 25 foot building line is proposed along
the Chenal Valley Drive and LaMarche Road frontages. The proposed lots
conform with the ordinance required minimum lot area, width and depth standards.
The applicant is proposing a private driveway along the east side of the lots and
between Lots 1 and 2.
The applicant is requesting a variance to advance grade all of the lots during
construction of the street improvements. Staff is supportive of the requested
variance.
Staff is supportive of the requested preliminary plat for the continued development
of this overall commercial property located along Chenal Parkway. The continued
platting as proposed should have no adverse impact on the surrounding properties.
January 12, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-867-R (9)
8
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat and advanced
grading variance, subject to the comments and conditions outlined in paragraphs
D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation “above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
ITEM NO.: 2 FILE NO.: G-23-486
NAME: Alley-Right-of-Way Abandonment
LOCATION: Block 16, Gibralter Heights Addition
DEVELOPER:
Arkansas Real Estate Investment Partners
Randy James
P. O. Box 242720
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Randy James, Sergio Mendez,
Daniel and Josie Insurriaga abutting owners
Randy James – Agent
SURVEYOR/ENGINEER:
Crafton Tull
1000 Ledgelawn Drive
Conway, AR 72034
AREA: 0.92 acre NUMBER OF LOTS: N/A FT. NEW STREET: N/A
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon the ten (10) foot wide alley right-of-way located
within Block 16, Gibralter Heights Addition. The block is bounded by Atkins Road
on the east and three (3) undeveloped rights-of-way to the north, south and west.
January 12, 2023
ITEM NO.: 2 (Cont.) FILE NO.: G-23-486
2
B. EXISTING CONDITIONS:
The alley right-of-way proposed for abandonment is currently undeveloped and
mostly tree covered.
C. NEIGHBORHOOD NOTIFICATIONS:
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 objection to abandonment.
Entergy: No objection to abandonment.
Summit Utilities: No objection to abandonment.
AT & T: No objection to abandonment.
Central Arkansas Water: No objection to the alley ROW abandonment. A water
main extension will be needed to provide water service to this property.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.
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
January 12, 2023
ITEM NO.: 2 (Cont.) FILE NO.: G-23-486
3
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.
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 received.
January 12, 2023
ITEM NO.: 2 (Cont.) FILE NO.: G-23-486
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant requests to abandon the ten (10) foot wide alley right-of-way located
within Block 16, Gibralter Heights Addition. The block is bounded by Atkins Road
to the east and three (3) undeveloped rights-of-way to the north, south and west.
The alley right-of-way is approximately 400 feet in length and ten (10) feet wide
(0.092 acre). The alley right-of-way is currently undeveloped and mostly tree
covered.
All of the abutting properties are zoned R-2 and are comprised of 16 single family
lots. The alley right-of-way abandonment is requested in order to incorporate the
area of abandonment into the adjacent lots for single family residential
development.
Information from an abstract company notes that there are no reversionary rights
of record.
None of the public utility companies object to the abandonment request.
Additionally, none of the public utility companies request any portion of the right-
of-way to be retained as an easement.
There are no Master Street Plan issues, as the area of abandonment is not
classified as a collector street or higher.
Abandoning this right-of-way will have no adverse impact on the public welfare and
safety. The Little Rock Fire Department submitted no negative comments to the
proposed abandonment request. The Planning Staff supports the requested alley
right-of-way abandonment.
January 12, 2023
ITEM NO.: 2 (Cont.) FILE NO.: G-23-486
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested alley right-of-way abandonment,
subject to compliance with the comments and conditions outlined in paragraph E.,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation “above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
ITEM NO.: 3 FILE NO.: G-23-487
NAME: Alley-Right-of-Way Abandonment
LOCATION: Block 176, Original City of Little Rock
DEVELOPER:
Arkansas Virtual Academy
1400 W. Markham Street, Suite 206
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Arkansas Virtual Academy – Owner
Rainwater Properties, LLC – Owner
Code L. Cox – Agent
SURVEYOR/ENGINEER:
Shettles Surveying
P. O. Box 25761
Little Rock, AR 72211
AREA: approximately 0.073 acre NUMBER OF LOTS: N/A
FT. NEW STREET: N/A
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 45
CURRENT ZONING: UU
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon the north 160 feet of the 20 foot wide alley right-
of-way located within Block 176, Original City of Little Rock. The block is bounded
by West 7th Street to the north, West 8th to the south, S. State Street to the west
and S. Gaines Street to the east.
January 12, 2023
ITEM NO.: 3 (Cont.) FILE NO.: G-23-487
2
B. EXISTING CONDITIONS:
The portion of the alley right-of-way proposed for abandonment lies under an
existing two-story commercial building located at 711/717 West 7th Street. The
south portion of the alley right-of-way which is not being proposed for
abandonment serves as a service drive area for garbage pick-up, etc.
C. NEIGHBORHOOD NOTIFICATIONS:
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 objection to abandonment.
Entergy: No objection to abandonment.
Summit Utilities: No objection to abandonment.
AT & T: No objection to abandonment.
Central Arkansas Water: No objection to abandonment.
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
January 12, 2023
ITEM NO.: 3 (Cont.) FILE NO.: G-23-487
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant requests to abandon the north 160 feet of the 20 foot wide alley right-
of-way located within Block 176, Original City of Little Rock. The block is bounded
by West 7th Street to the north, West 8th Street to the south, S. State Street to the
west and S. Gaines Street to the east.
The portion of the alley right-of-way proposed for abandonment lies under an
existing two-story commercial building located at 711/717 West 8th Street. The
south portion of the alley right-of-way which is not being proposed for
abandonment serves as a service drive area for garbage pick-up, etc.
A letter from an abstract company makes the following comment with respect to
reversionary clause(s) for the right-of-way to be abandoned:
“Pulaski County Title has examined the title and abstract records
for the above-referenced property. The legal description for the
property in question references the Original City of Little Rock.
As such, there is no Bill of Assurance on record. The original Plat
for the City of Little Rock is a dedication of all lands, including
streets and alleys, to the City. As such, it is our opinion that the
Plat is the source of dedication for the alley sought to be
abandoned by the Petitioner. It is our opinion that the
reversionary rights vest in the City of Little Rock. The Petitioner
has asked for an abandonment of same.”
The alley right-of-way is located within the Original City of Little Rock. Based on
the fact that the alley right-of-way is within the Original City of Little Rock, the City
will retain ownership of the area after abandonment. The applicant must follow the
established procedure to purchase the property from the City after abandonment.
The applicant has been provided a copy of the procedure.
None of the public utility companies object to the abandonment request.
Additionally, none of the public utility companies request any portion of the right-
of-way to be retained as an easement.
There are no Master Street Plan issues, as the area of abandonment is not
classified as a collector street or higher.
January 12, 2023
ITEM NO.: 3 (Cont.) FILE NO.: G-23-487
4
Abandoning this right-of-way will have no adverse impact on the public welfare and
safety. The Little Rock Fire Department submitted no negative comments to the
proposed abandonment request. Staff supports the requested abandonment of
the north 160 feet of the alley right-of-way located within Block 176, Original City
of Little Rock.
I. STAFF RECOMMENDATION:
Staff recommends approval of the partial alley right-of-way abandonment, subject
to compliance with the comments and conditions as noted in paragraph E., and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation “above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
1
ITEM NO.: 4 FILE NO.: Z-9747
NAME: York Accessory Dwelling – Conditional Use Permit
LOCATION: 319 Valmar Street
DEVELOPER:
Erica York (Owner)
319 Valmar Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Erica York (Owner)
319 Valmar Street
Little Rock, AR 72205
AREA: 0.13 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow the accessory dwelling to exceed the maximum thirty (30) percent
rear yard coverage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an accessory dwelling
on the R-3 zoned property located at 319 Valmar Street.
B. EXISTING CONDITIONS:
The property is occupied by a one-story brick and frame residence. The
residence is approximately 1,336 square feet in area. A driveway provides
access from Valmar Street and extends the length of the residence along the
north property line. A one-story frame garage structure was recently removed
from the rear yard area.
January 12, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-9747
2
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:
1. We have a sewer line in the rear of the property and no easement is shown.
Entergy: No comments received.
Summit Utility: No comments.
AT & T: No comments received.
Central Arkansas Water: No Objections.
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.
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 received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
January 12, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-9747
3
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an accessory dwelling
on the R-3 zoned property located at 319 Valmar Street. The property is occupied
by a one-story brick and frame residence. The residence is approximately
1,336 square feet in area. A driveway provides access from Valmar Street and
extends the length of the residence along the north property line. A one-story
frame garage and shed structure no longer exists in the rear yard area. The
applicant notes the principal structure will be leased for a minimum of one (1) year,
most likely to a UAMS hospital resident/fellow in town for training. The property
owner will occupy the accessory dwelling as their main residence.
The applicant proposes to construct a two-story accessory dwelling in the within the
rear yard area. The accessory dwelling will be 26.33 feet by 28.33 feet (746 square
feet) in area with a 2-car garage on the lower level. The dwelling will also contain
two (2) bedrooms and one (1) bath on the second level. The proposed accessory
dwelling structure will be located from 6.00 feet to 7.12 feet from the side (north)
property line, 11 feet from the rear (east) property line and range from 8.14 feet to
9.20 feet from the south property line. The site plan indicates the accessory dwelling
will be 30.55 feet from the principal structure which provides ample maneuvering
room between the principal dwelling and the accessory dwelling utilizing the access
drive from Valmar Street.
The applicant is requesting one (1) variance with the proposed conditional use
permit. Section 36-156(2)(c) of the City’s Zoning Ordinance requires that accessory
dwellings in the R-1 through R4-A districts not occupy more than thirty (30) percent
of the required rear yard area (rear 25 feet of the lot). The proposed accessory
building will occupy thirty-five (35) percent of the required rear yard. Staff considers
this variance to be minor in nature. Staff supports the variance request.
Staff is supportive of the requested conditional use permit and minor variance
request to allow construction of an accessory dwelling on the site. Staff views the
request as reasonable. The general area contains a mixture of residential types
and zoning, including rental properties. R-4 and PRD zoned properties are located
in the general neighborhood area, which contain multi-unit rental properties. The
January 12, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-9747
4
proposed accessory dwelling will not be out of character with the surrounding
properties and should have no adverse impact on the neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit subject
to the comments and conditions noted in paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff
on December 29, 2022, requesting this application be deferred to the February 9, 2023
Planning Commission Agenda. Staff supported the deferral request. There was no
further discussion. The item remained on the consent agenda and was deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
ITEM NO.: 5 FILE NO.: Z-4243-D
NAME: I-630 Business Park – Revised Conditional Use Permit
LOCATION: 1200 John Barrow Road
DEVELOPER:
I-630 Business Park LLC
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Sowell Architects
Nathan Monan (Agent)
1315 North St, Suite 100
Conway, AR 72034
SURVEYOR/ENGINEER:
Sowell Architects
1315 North St, Suite 100
Conway, AR 72034
AREA: 5.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.09
CURRENT ZONING: C-3
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise a Conditional Use Permit to allow the use of
four (4) existing buildings within a C-3 zoned property at 1200 John Barrow Road to
be renovated for an Indoor Self Storage Facility.
January 12, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D
2
B. EXISTING CONDITIONS:
The site is currently developed with six (6) existing buildings containing commercial
retail structures on the east of the site and self-storage units to the west. The site
contains two (2) paved access drives connecting to John Barrow Road and paved
parking areas adjacent to the commercial retail spaces with drives between the
storage unit buildings.
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 comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
CenterPoint Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comment.
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.
January 12, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D
3
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 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.
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.
January 12, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D
4
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
The site development must comply with the City’s Landscape Ordinance (Chapter
15).
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comment.
H. ANALYSIS:
The applicant is requesting to revise a Conditional Use Permit to allow the
renovation of four (4) existing buildings within a C-3 zoned property at 1200 John
Barrow Road to be renovated for Indoor Self Storage Units.
The site is currently developed with six (6) existing buildings containing four (4)
commercial retail structures on the east of the site and two (2) existing self-storage
units to the west. The site contains two (2) paved access drives connecting to
John Barrow Road and paved parking areas adjacent to the commercial retail
spaces.
The applicant proposes to r enovate four (4) of the existing (49,440 square foot)
commercial retail structures on the east portion of the site to self-storage units.
The two (2) eastern most buildings adjacent to John Barrow Road will be
reconfigured with internal corridors connecting the internal storage units. The
existing glazed “storefronts” facing John Barrow Road on the east facade will
remain with a painted surface so as to maintain the buildings current appearance.
Any modifications to the front façade facing John Barrow Road must comply with
Section 36-434 of the John Barrow Design Overlay District regulations.
The remaining two (2) centrally located structures will have a combination of
internal corridors and exterior entryways for the storage units.
January 12, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D
5
The applicant proposes to renovate a 1,276 square foot area on the south end of the
east building to create a new office space for an on-site manager. The office will be
occupied during normal working hours and the manager will not live on the site.
The business will be open Monday – Friday: 8:00 am to 5:00 pm and Saturday
8:00 am to 4:00 pm. The tenants will have access to the units using an individual
code for their unit and the main gate.
The site plan shows the existing paved drives and parking areas which circle the
property and run between the structures to remain for customer parking. The
parking spaces provided include one-hundred-sixty-one (161) regular spaces, and
three (3) handicap spaces. Staff believes the proposed parking layout will be
sufficient to serve the proposed use.
The applicant notes that the existing access gates located on the drives connecting
to John Barrow Road will remain in their current location along with the existing
perimeter fence around the property.
The applicant notes that there are no modifications planed to the existing
landscaping or buffers on the site. Any modifications to the existing landscaping
for installation of new landscaping must comply with Chapter 15 of the City’s
Landscape Ordinance.
The site plan shows two (2) existing dumpsters located at the northwest corner of
the site to remain. The dumpsters must be screened as per Section 36-523 of the
City’s Zoning Ordinance.
All new site lighting must be low level and directed away from adjacent properties
per ordinance requirements.
The site plan shows an existing monument sign located in the east perimeter
landscape area of the site adjacent to John Barrow Road. The applicant proposes
to provide a new wall mounted sign near the entry to the new office space at the
southeast corner of the property facing John Barrow Road. All proposed signage
for the development must conform to Section 36-555 of the City’s Zoning
Ordinance (Signs allowed in commercial zones) and the John Barrow Overlay
District requirements.
The applicant provided responses and additional information to all issues raised
during the staff’s review of the application. To the staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested Conditional Use Permit to allow the renovation of
the existing structures for an expanded self-storage unit development. Staff views
the request as reasonable. The property is in an area surrounded by uses of similar
January 12, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-4243-D
6
intensity, with similar commercial developments adjacent to the property to the
northeast, and south along John Barrow Road. Staff believes the proposed
development will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraphs E and F, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation “above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
ITEM NO.: 6 FILE NO.: Z-9746
NAME: Rivera Event Center – Conditional Use Permit
LOCATION: 7521 Geyer Springs Road
DEVELOPER:
Jesus Rivera
7521 Geyer Springs Road
Little Rock, AR 72209
(501) 859-5264
OWNER/AUTHORIZED AGENT:
Jesus Rivera
7521 Geyer Springs Road
Little Rock, AR 72209
(501) 859-5264
SURVEYOR/ENGINEER:
Joe White / Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72203
(501) 214-9141
AREA: 1.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.02
CURRENT ZONING: C-3
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the use of an existing
single-story C-3 zoned commercial building for an event center.
January 12, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9746
2
B. EXISTING CONDITIONS:
The property is currently developed containing a 7,850 square foot commercial
building, paved parking lot for up to (91) vehicles, and two (2) access drives
connecting to Geyer Springs Road along the west perimeter of the property.
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:
Existing building and site shall comply with accessibility requirements per AR Fire
Prevention Code 3411.4.2 which includes: one accessible building entrance, one
accessible route from the accessible building entrance to the accessible parking
aisles and stalls and providing required number of accessible parking stalls and
aisles. These requirements are to be provided to the maximum extent technically
feasible on site.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit 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.
January 12, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9746
3
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.
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 received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow the use of an existing
single-story C-3 zoned commercial building for an event center.
January 12, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9746
4
The property is currently developed containing a 7,850 square foot commercial
building, paved parking lot for up to (91) vehicles, and two (2) access drives connecting
to Geyer Springs Road along the west perimeter of the property.
The site plan shows an existing parking configuration including ninety-one (91)
spaces which exceeds the required minimum. Staff believes the current number
of parking spaces will be sufficient to serve the proposed uses.
The applicant proposes to host events such as wedding receptions, baptisms,
birthday parties, Quincereas, and graduation parties with hours of operation
between 12:00 p.m. and 12:00 a.m. Fridays through Sundays. The applicant
notes that the building is currently finished out with an estimated maximum
occupancy of 500 which will be regulated by the fire code and that “booking
operations” will be held in the space Monday through Thursday.
The applicant notes that the renter (host) of the event will be responsible for service
of food or beverages served at the events and that no alcoholic beverages or food
service will be provided at the events by the owner of the building.
The proposed site plan shows a proposed screened dumpster located at the
southeast corner of the developed lot. The dumpster must be screened as per
Section 36-523 of the City’s Zoning Ordinance.
All new site lighting is low level and directed away from adjacent properties per
ordinance requirements.
The site plan shows existing signage between the existing Geyer Springs Road
access drives. All new signage on the property must comply with Section 36-555
of the zoning ordinance (signs permitted in Commercial zones).
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant requested no variances
with the proposed Conditional Use Permit.
Staff is supportive of the requested Conditional Use Permit to allow the
development of an event venue in the existing commercial building. Staff views
the request as reasonable. The property is in an area surrounded by similar uses
and zoning, with similar commercial developments adjacent to the property to the
north, west, and south long Geyer Springs Road. Staff believes the proposed use
will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit to allow the
proposed event center use, subject to compliance with the comments and
January 12, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9746
5
conditions outlined in paragraph E, and the staff analysis, of the agenda staff
report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was not present. There were no persons present registered in
opposition. Staff informed the Commission that the applicant failed to send the
required notices to surrounding property owners as required. Therefore, staff
recommended the application be deferred to the February 9, 2023 agenda. There
was no further discussion. The item remained on the consent agenda and was
deferred as recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and
1 open position.
January 12, 2023
ITEM NO.: 7 FILE NO.: LU2023-12-01
NAME: Land Use Plan Amendment – 65th Street Planning District
Residential Low (RL) to Residential Medium (RM)
LOCATION: 7404 Mabelvale Pike
OWNER/AUTHORIZED AGENT:
Joe White & Associates, Inc.
25 Rahling Cir, Ste. A-2
Little Rock, AR
AREA: 1.4 acres ±
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01
CURRENT ZONING: R-2, Single-Family District
BACKGROUND: The applicant filed a rezoning application for R-2, Single Family District
to R-4, Two Family District (File No. Z-9702-A). This is in conflict with the Land Use Plan
Map so a Land Use Plan Map amendment was filed to be consistent with the zoning
request.
A. PROPOSAL/REQUEST:
The applicant requests a Land Use Plan amendment from Residential Low Density
(RL) to Residential Medium Density (RM). The application is located at
7404 Mabelvale Pike, in the 65th Street West Planning District. The site is
approximately 1.4 acres.
The existing 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 proposed Residential Medium
Density (RM) category accommodates a broad range of housing types at a density
between six (6) and twelve (12) dwelling units per acre.
Date: January 12, 2023
ITEM NO.: 7 (Cont.) FILE NO.: LU2023-12-01
2
B. EXISTING CONDITIONS/ZONING:
The subject site is a large undeveloped tract. The current zoning is R-2, Single
Family District. The land in the vicinity of the site is primarily residential with R-2
zoning. There are developed single-family subdivisions and larger tracts with
single family houses. Two religious institutions are along Mabelvale Pike, one to
the east and the other to west of the site. Two apartment complexes are near the
site. One is at Forbing Road and Mabelvale Pike to the east. The other is adjacent
to the site on the west.
Figure 1. Zoning
C. NEIGHBORHOOD NOTIFICATIONS:
The South Brookwood Ponderosa Neighborhood Association was contacted
November 22,2022. At the time of writing, Staff had received no contact from
area residents or association. Notice of the agenda item was also sent to all
neighborhood contacts as part of the January Planning Commission notification.
G. TRANSPORTATION/PLANNING:
Land Use Plan: The subject site is a large undeveloped tract in Residential Low
Density (RL).
Date: January 12, 2023
ITEM NO.: 7 (Cont.) FILE NO.: LU2023-12-01
3
Land Use to the west, north and east of subject site is Residential Low Density
(RL), developed as subdivisions and single-family homes. To the south is an
undeveloped tract shown as Residential Medium Density (RM), bordered by
undeveloped tract shown as Residential High Density (RH).
Figure 2. Land Use Plan Map
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 Residential Medium Density (RM) category accommodates a broad range of
housing types at a density between six (6) and twelve (12) dwelling units per acre.
The Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre.
Master Street Plan:
To the south of the site is Mabelvale Pike, designated a Collector. The primary
function of a Collector is to provide a traffic connection from Local Streets to
Arterials or to activity centers, with the secondary function of providing access to
adjoining property. The Collector system should not be continuous but should
direct traffic to Arterials. This class of road is generally at a spacing of a quarter
Date: January 12, 2023
ITEM NO.: 7 (Cont.) FILE NO.: LU2023-12-01
4
to a half-mile. A 36-footwide section with a 60-foot right-of-way and one sidewalk
is the standard. Mabelvale Pike was recently improved in the area to a 36-foot-
wide road with a sidewalk along the north side. At the time of site development
additional improvements may be required.
Figure 3. Master Street Plan
Bicycle Plan:
The Master Street Plan shows a Class III Bike Route proposed on Mabelvale Pike.
Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route. There is no existing bicycle infrastructure
along Mabelvale Pike.
Historic Preservation Plan:
There are no existing historic sites on or in proximity to this land.
H. ANALYSIS:
The subject site is situated along the north side of Mabelvale Pike, between
Forbing and North Chicot Roads. Single-family houses bound the site on the east
and north. A 24-unit, 3-building apartment complex is adjacent to the site on the
west. It is basically three apartment buildings with an asphalt parking area. Most
of the single-family housing in this area was constructed prior to 1970. Three
apartment complexes (at Forbing Road; along North Chicot Road; and adjacent to
Date: January 12, 2023
ITEM NO.: 7 (Cont.) FILE NO.: LU2023-12-01
5
the west) were added in the 1980s. This portion of Little Rock was annexed in the
late 1960s through 1980. The subject property has been vacant for close to two
decades.
Mabelvale Pike is the ‘old highway’ to Little Rock (pre-dating University Avenue
and the freeway system). Mabelvale Pike and North Chicot Road were recently
reconstructed to Collector standard. These roads had been two-lane county roads
with open drainage and no pedestrian or bicycle infrastructure. Both are now
36-foot-wide roadways with curb/gutter and a sidewalk.
There are developed single-family subdivisions to the east, north and west of the
subject site. These subdivisions were developed in the 1950s and 1960s. Since
2010 there has been no new construction of either single-family or multifamily
structures in the vicinity. During this time seven permits for multifamily rehab or
additions were issued. Twenty-six permits for rehab or additions to single-family
structures have been issued since 2010. This shows some continued investment
in the residential structures located in the general area. Single-family structures
were permitted for demolition in 2006 and 2011 on this property.
Today the subject site is vacant and well maintained. The surrounding tracts are
all developed and are being maintained by their owners. All the lots within the
existing single-family subdivisions have been developed with houses. In the
vicinity, there are some larger tracts which are either vacant or could be subdivided
to allow for additional single-family housing (including this tract). This portion of
Mabelvale Pike is lined with single-family houses and single-family subdivisions.
The area has a residential ‘feel’ when driving through it.
Interstate 30 is approximate a third of a mile due south and approximately half a
mile via Mabelvale Pike and Chicot Roads. The development pattern is heavy
commercial and light industrial uses along the freeway with apartments north of
that. The Land Use Plan Map shows this pattern with Commercial (C) along the
freeway then Residential High Density (RH) then, Residential Medium Density
(RM) to Residential Low Density (RL). The Residential Medium Density (RM) is
all south of Mabelvale Pike at this location. There is a tract of land south of
Mabelvale Pike that is vacant and wooded that is shown as Residential High
Density (RH) for the southern half and Residential Medium Density (RM) for the
northern half. This tract is approximately 19 acres. The majority of the tract is
zoned MF-18. The land north of Mabelvale Pike in this area is zoned and shown
on the Land Use Plan as R-2, Single Family District or Residential Low Density
(RL) respectively. The Land Use Plan recommends a gradual reduction in
residential intensity from more than 12 or more units per acre near the
non-residential uses along the freeway to lesser intensity – not more than 12 units
per acres to Mabelvale Pike.
Date: January 12, 2023
ITEM NO.: 7 (Cont.) FILE NO.: LU2023-12-01
6
There has been no new residential activity in the vicinity at any density level in the
last few years. There is undeveloped land shown on the Land Use Plan Map at all
residential density levels. The site in question is bounded by both existing single
family and multi-family developments. The single-family units back to the property
and the multi-family’s parking lot is adjacent to the site. Future development will
not be able to connect to the existing single-family subdivision and is impacted by
the multi-family development. An increase in density from Low and Medium
Density should not adversely affect the existing single-family area. The change in
use does not eliminate the possibility of additional single-family in the area or on
the site.
I. STAFF RECOMMENDATION:
Approval
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
Walter Malone, Planning Staff reviewed the staff report on this item. He discussed the
surrounding residential developments and lack of any new residential units in the last
decade. Staff recommended approved based on the surrounding uses and lack of
connectivity of the site with the adjacent developed single-family. Monte Moore, Planning
Staff reviewed the accompanying zoning case – Z-9702-A (see the minute record for
Z-9702-A for a complete record).
Brian Dale, spoke for the application. He indicated he would wait and hear the issues
from the opposition. Troy Laha, Vice-President of Southwest United for Progress,
indicated the group was opposed to the application. He stated that this would be over
building the site. The people had moved into these neighborhoods for the views and a
large multi-story development would block the views. Brian Dale returned to the podium.
He indicated the applicant had initially requested MF-12 but had withdrawn this due to
concerns about density. The current application is for duplexes. The owner intends to
build 4 duplexes – 8 units.
In response to a question the applicant indicated, they had not spoken to any association
in the area but had talked to some of the adjacent owners. Commissioner Hart asked
about the structures being multi-story. The applicant indicated they would be one-story
buildings. Mr. Moore stated for the record that this was not a ‘multifamily’ application but
was a ‘Two-family Residential’ application.
There was a motion to approve the application as filed. By a vote of 10 for 0 against and
1 vacancy the motion was approved.
January 12, 2023
ITEM NO.: 7.1 FILE NO.: Z-9702-A
NAME: Rezoning from R-2 to R-4
LOCATION: 7404 Mabelvale Pike
DEVELOPER:
W. Complex, LLC (Owner)
PO Box 23670
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Joe White (Agent)
Joe White & Associates
25 Rahling Cirlcle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Cirlcle
Little Rock, AR 72223
AREA: 1.35 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 1.35 acre site located at 7204 Mabelvale
Pike from R-2 to R-4 to allow for future two-family residential (duplex)
development.
January 12, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-9702-A
2
B. EXISTING CONDITIONS:
The property is currently undeveloped, grass covered and contains several mature
trees located along property lines. Properties to the north and east contain R-2
zoning and uses. The abutting property to the west (Bandit Properties, LLC) is
zoned R-2 and is non-conforming, with three (3) detached multi-family buildings
containing eight (8) units each. Properties south of Mabelvale Pike contain R-2
zoning and MF-18 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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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.
January 12, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-9702-A
3
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.
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.
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:
January 12, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-9702-A
4
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.
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.
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.
January 12, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-9702-A
5
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: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the 65th Street West 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. The application is to rezone from
Single Family District (R-2) to Two Family District (R-4) for the development of
duplex dwellings with a minimum lot size of 7,000 square feet.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the north, east and west. Residential Medium Density (RM) is
shown on the Plan Map to the south of the site, across Mabelvale Pike. The
January 12, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-9702-A
6
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 shown as RL is zoned R-2, Single Family District.
To the north and east is a developed single-family subdivision. To the west are
three apartment buildings with a developed single-family subdivision beyond that.
The Residential Medium Density (RM) category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre. This land, to the south
across Mabelvale Pike, is currently zoned R-2, Single Family District and is
undeveloped wooded land.
Accompanying application to amend Land Use Plan Map to the Residential
Medium Density (RM) category.
Master Street Plan:
To the south is Mabelvale Pike, it is 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. Right of way is sixty feet with sidewalk on one side. 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 Mabelvale Pike. 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 proposes to rezone the 1.35 acre site located at 7204 Mabelvale
Pike from R-2 to R-4 to allow for future two-family residential (duplex)
development.
The property is currently undeveloped, grass covered and contains several mature
trees located along property lines. Properties to the north and east contain R-2
zoning and uses. The abutting property to the west (Bandit Properties, LLC) is
zoned R-2 and is non-conforming, with three (3) detached multi-family buildings
January 12, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-9702-A
7
containing eight (8) units each. Properties south of Mabelvale Pike contain R-2
zoning and MF-18 zoning and uses.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The requested R-4 zoning will require an amendment to the future
plan. The applicant has filed for a Land Use Amendment from “RL” to “RM”
Residential Medium Density and is a separate item on this agenda.
Staff is supportive of the requested rezoning from R-2 to R-4 to allow future
development of two-family residences. Staff views the request as a minor increase
in density which should create a minimal increase in traffic within the immediate
area. An existing, non-conforming multi-family use abuts the property to the west.
Surrounding properties are zoned MF-18 and PRD. There is an existing higher
density (R-6) zoning located to the southeast. Staff feels the R-4 zoning is
consistent with the development pattern within the neighborhood and will not have
an adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
Brian Dale was present, representing the application. There was one (1) objector present.
Staff presented the application with a recommendation of approval. The applicant
deferred their time to the opposition for comments.
Troy Laha addressed the Commission in opposition to the application. He stated that the
rezoning of the property and construction of multi-family units would increase the density
of the area and would impact the single-family development adjacent to the site.
Brian Dale addressed the Commission representing the application. He briefly described
the project, noting that the proposal was for duplexes and not multi-family units. He also
stated that their proposal was bordered by multi-family apartments to the west and that
their proposed unit per lot density is comparable to the adjacent single-family
developments.
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.
January 12, 2023
ITEM NO.: 8 FILE NO.: LU2023-11-01
NAME: Land Use Plan Amendment – I-430 Planning District
Service Trade District (STD) to Commercial (C)
LOCATION: Northwest corner Shackleford and Colonel Glenn Roads
OWNER/AUTHORIZED AGENT:
Brian Winstead, Agent
11621 Rainwood Rd, Suite 4
Little Rock, AR 72212
AREA: 3.9 acres
WARD: 7 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: R-2, Single Family District
BACKGROUND:
The applicant filed a R-2, Single Family to C-4, Open Display Commercial rezoning
(Z-9748) for the site. This request is in conflict with the Land Use Plan Map. A Land Use
change was filed to make the designation consistent with the zone change. The
application is to amend the Land Use Map in the I–430 Planning District. The Land Use
Plan narrative states that development in this district should consider and respond to
existing land uses and natural features. New developments should support and
complement existing land uses. The Plan makes provision for Commercial (C) on both
sides of Colonel Glenn Road east of I-430 and along the south side of Colonel Glenn
Road west of I-430. Recommended design guidelines include bringing all streets to city
standards, sidewalk replacement and expansion, streets designed for safe traffic flow with
adequate control devices and lighting, and identifying and correct drainage problems in
the area.
A. PROPOSAL/REQUEST:
Applicant requests a Land Use Plan amendment from Service Trades District
(STD) to Commercial (C) on an approximately 3.9 acre site of three tracts. The
location is at the northwest corner of Colonel Glenn Road and Shackleford Road
in the I-430 Planning District.
January 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2023-11-01
2
The Service Trades District (STD) category provides for a selection of office,
warehousing, and industrial park activities that primarily serve other office service
or industrial businesses. The district is intended to allow support services to these
businesses and to provide for uses with an office component. A Planned Zoning
District is required for any development not wholly office.
The proposed 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.
B. EXISTING CONDITIONS/ZONING:
Figure 1: Zoning Map
The application site is currently undeveloped and partially wooded. It is zoned R-
2, Single Family Residential. To the west of the application area are two office
warehouses zoned Industrial Park District (I-1). North is developed with
ministorage in a Planned Commercial Development (PCD). North beyond the PCD
is under development with apartments zoned Multifamily District (MF-18). This
district is for apartment development at a maximum of 18 units per acre. To the
north and east of South Shackleford Road is an Office/Warehouse development
zoned Industrial Park District (I-1). To the east across South Shackleford Road is
land zoned Single-Family District (R-2) with two residences. On the southeast
corner of Colonel Glenn and South Shackleford Roads is a convenience store with
January 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2023-11-01
3
fuel pumps, zoned PCD; a Commercial/warehouse strip and ministorage zoned
PCD; and an equipment rental zoned PD-C. The southwest corner of Colonel
Glenn and S Shackleford Roads has a lawn chemical and pest control
company zoned Light Industrial District (I-2). Further to the west is a vacant tract
zoned R-2.
C. NEIGHBORHOOD NOTIFICATIONS:
John Barrow Neighborhood Association was contacted November 22, 2022. At the
time of writing, staff had received no contacts from area residents or Association.
Notice of the agenda item was also sent to all neighborhood contacts as part of
the January Planning Commission notification.
G. TRANSPORTATION/PLANNING:
Land Use Plan:
Figure 1: Land Use Map
The application site is shown on the Land Use Map as Service Trade District
(STD). The Service Trades District (STD) category provides for a selection of
office, warehousing, and industrial park activities that primarily serve other office
service or industrial businesses. The district is intended to allow support services
to these businesses and to provide for uses with an office component. A Planned
Zoning District is required for any development not wholly office.
January 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2023-11-01
4
Westward beyond the STD is shown as Commercial (C) at the I-430 – Colonel
Glenn interchange. To the north of the subject site in STD area is a mini-storage
development, then a Park/Open Space (PK/OS) boundary. North of the
ministorage is Residential High Density (RH) where apartments are currently being
developed. Then a vacant STD tract. An area across South Shackleford Road, to
the east of the application site, is STD, with a Park/Open Space (PK/OS) area
along the north border to delineate the limit of industrial uses. It is developed with
five office warehouse buildings, two single family homes, a lawncare business, and
an auto repair/warehouse business.
At the southeast corner of Colonel Glenn and South Shackleford Roads the Land
Use Plan Map shows Light Industrial (LI). A number of structures were removed
in 2006 from the area and re-developed with: a convenience store with fuel pumps
zoned PCD, a Commercial strip and ministorage zoned PCD, and an equipment
rental business zoned PD-C. The southwest corner of the intersection is shown
on the Land Use Plan Map as Light Industrial (LI) and is a pest control and lawn
chemical business. Continuing west is shown as Commercial (C). This area
includes a 22+ acre undeveloped wooded tract. This tract was changed from Light
Industrial (LI) to Commercial (C) use in 2021(LU2021-11-02) and partially
developed as a commercial athletic facility.
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 Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre.
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 Light Industrial (LI) category provides for light warehouse, distribution or
storage uses, and/or other industrial uses that are developed in a well-designed
"park like" setting.
Master Street Plan:
To the south is Colonel Glenn Road, shown as a Principal Arterial on the Master
Street Plan. To the east is South Shackleford Road, shown as a Minor Arterial on
the Master Street Plan.
January 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2023-11-01
5
Principal Arterial Roads designed to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas. Right of way of 110
feet is required. Sidewalks on both sides are required.
Minor Arterials are designed to provide the connections to and through an urban
area. Right of way is 90 feet unless otherwise stated. Sidewalks on both sides
are required.
At this intersection, only South Shackleford Road, south has of the intersection is
more than two traffic lanes. Future development may require dedication of right-
of-way and may require street improvements.
Figure 2: Master Street Plan
Bicycle Plan:
The Master Bike Plan shows Proposed Class II Bike Lanes on both Colonel Glenn
and Shackleford Roads. Class II Bike Lanes are designated by painted strips
separating the bikeway from motor vehicle traffic and intended for the sole use by
bicycles. Additional pavement markings and signage is required.
Historic Preservation Plan:
There are no existing historic sites or districts in proximity to this land.
January 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2023-11-01
6
H. ANALYSIS:
The application is in a partially developed portion of Little Rock. The land in the
vicinity was annexed by general election in 1982. This site has been utilized for
residential purposes until the buildings were removed between 2010 and 2014.
The Land Use Plan Map shows Service Trade District (STD) for the site. It is zoned
R-2, Single-Family District.
To the west in the STD area are office warehouses. North of the subject site in the
STD is a ministorage. A Park/Open Space (PK/OS) area along the north border
of the ministorage development delineates the limit of industrial uses. Beyond the
PK/OS is a Residential High Density (RH) area where two apartment complexes
are currently under construction. All these developments are accessed from South
Shackleford Road. To the north of the apartments is a 10 acre undeveloped area
shown as STD. To the east across South Shackleford Road is a STD area with a
PK/OS area along the north border to delineate the limit of industrial uses. The
STD area is developed as office warehouse, a lawn maintenance company, an
auto repair, and residential properties.
South of Colonel Glenn Road, on both sides of South Shackleford Road is Light
Industrial (LI) use on the Land Use Plan Map. On the east side is a convenience
store with fuel pumps developed in 2019, a commercial/warehouse strip and
ministorage developed as Planned Commercial Developments in 2017. In 2013
an equipment rental and repair business in a Planned Development-Commercial
(PD-C) was developed. The ministorage is currently being expanded with
additional buildings. Beyond this to the east is an auto paint and repair shop and
wholesale warehouse. To the south of Colonel Glenn Road and west of South
Shackleford Road is a lawn chemical and pest control business in LI. Bordering
this to the west is an undeveloped wooded tract shown as Commercial (C) use.
Approaching Interstate-430 from the application site is a commercial warehouse,
fast food restaurants, strip centers, a hotel, an auto dealer, farm supply store, and
athletic center. These are all shown on the Land Use Map as part of a large
Commercial (C) area around the I-430 / Colonel Glenn Road interchange.
The Land Use Plan Narrative states development in this Planning District should
support and complement existing land uses. The Plan makes provision for
Commercial (C) on both sides of Colonel Glenn Road east of I-430. This land use
change follows the trend of commercial development eastward from the I-430 /
Colonel Glenn Road interchange.
Much of the Commercial Node at the I-430 / Colonel Glenn Road interchange is
developed. The most recent change to the Land Use Plan Map (LU2021-11-02)
extended the Commercial use area further east. The area has not developed in
January 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2023-11-01
7
the year since the amendment. There have been several new commercial uses
built in the last decade and a commercial warehouse during the last decade. Since
2012 building permits in the vicinity have been issued for 3 commercial uses in
Commercial (C) land use areas; 3 office warehouses, 1 mini-warehouse, and 1 ice
manufacturing facility in Industrial Park (LI) areas.
There are two areas of undeveloped Service Trade District (STD) which would
remain if this amendment were made. In addition, a large area of undeveloped
Light Industrial (LI) is shown to the south. There appears to be more demand for
Commercial (C) than Service Trades District (STD) at this time. With the change
there will be areas of undeveloped Commercial (C) and Service Trades District
(STD) on the Land Use Plan Map. This change would follow the trend of
Commercial (C) development spreading eastward from the large Commercial (C)
area around the I-430 / Colonel Glenn Road interchange as shown on the Land
Use Map.
I. STAFF RECOMMENDATION:
Approval
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
Walter Malone, Planning Staff reviewed the staff report on this item. He discussed the
land use pattern in the area and the recent permit activity. Staff recommended approved
based on the availability of both use types and the greater demand for commercial as well
as there being some commercial already at the intersection. Monte Moore, Planning Staff
reviewed the accompanying zoning case – Z-9748 (see the minute record for Z-9748 for
a complete record).
Brian Winstead spoke for the application. He indicated he would wait and hear the issues
from the opposition. Troy Laha, Vice-President of Southwest United for Progress,
indicated the group was opposed to the C-4, Open Display classification. They do not
have an issue with the Land Use change to Commercial. Mr. Winstead returned to the
podium. He stated that he had spoken to several of the adjacent owners, and they were
all fine with the C-4 zoning. Mr. Winstead went on to speak about the limits to
development on the west side of the freeway due to sewer service. He stated that this
was forcing more interest in the land on the east side of the freeway. He also reviewed
the areas of C-4 zoning in place today. Mr. Winstead closed reminding the Commission
that staff is supportive of the application.
There was a motion to approve the application as filed. By a vote of 10 for 0 against and
1 vacancy the motion was approved.
January 12, 2023
ITEM NO.: 8.1 FILE NO.: Z-9748
NAME: Rezoning from R-2 to C-4
LOCATION: 10400 – 10414 Colonel Glenn Road
DEVELOPER:
Toll Corporation
P. O. Box 21640
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Brian Winstead (Agent)
Winstead Properties
11621 Rainwood Road, Suite 4
Little Rock, AR 72212
Toll Corporation (Owner)
SURVEYOR/ENGINEER:
ASC Surveying
1926 Salem Road
Benton, AR, 72019
AREA: 4.92 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the 4.86 acres at 10400 – 10414 Colonel
Glenn Road from “R-2” Residential to “C-4” General Commercial District to allow
for future commercial development.
January 12, 2023
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9748
2
B. EXISTING CONDITIONS:
The property currently undeveloped. The property contains a varying degree of
slope, primarily sloping upward from south to north with a gravel access drive
connecting to Colonel Glenn along the south border of the property.
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 comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comment.
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.
January 12, 2023
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9748
3
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.
January 12, 2023
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9748
4
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.
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.
January 12, 2023
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9748
5
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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 comment 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 Service Trade District (STD) for the requested area.
The Service Trades District category provides for a selection of office,
warehousing, and industrial park activities that primarily serve other office, service,
or industrial businesses. The district is intended to allow support services to these
businesses and to provide for uses with an office component. A Planned Zoning
District is required for any development not wholly office. The application is to
rezone from Single Family Residential (R-2) to Open Display Commercial (C-4) to
allow for the future commercial development of the site. Accompanying application
to amend Land Use Plan Map to Commercial (C).
To the west of the application area the Land Use Plan Map shows STD. The land
is developed with two industrial warehouses zoned Industrial Park District (I-1).
North is STD use, developed with ministorage in a Planned Commercial District
(PCD). North beyond the PCD is shown as Residential High Density (RH) on the
Land Use Map which accommodates residential development of more than twelve
(12) dwelling units per acre, and is developed with apartments zoned Multifamily
District (MF-18). his district is for apartment development at a maximum of 18 units
January 12, 2023
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9748
6
per acre. To the north and east of South Shackleford Road is STD zoned Industrial
Park District (I-1) with a Conditional Use Permit (CUP). o the east is STD, zoned
R-2 with two residences. On the southeast corner of Colonel Glenn and South
Shackleford Roads, the Land Use Plan Map shows Light Industrial (LI). Current
uses include a convenience store with fuel pumps, zoned PCD;
office/warehouse/retail and ministorage development zoned PCD; and an
equipment rental business zoned PD-C. The southwest corner of Colonel Glenn
and South Shackleford Roads is shown on the Land Use Map as LI. There is a
pest control and lawn chemical company located on the land, zoned Light Industrial
District (I-2). South of Colonel Glenn Road is a vacant tract shown as Commercial,
zoned R-2.
Master Street Plan: To the south is Colonel Glenn Road shown as a Principal
Arterial on the Master Street Plan. To the east is South Shackleford Road shown
as a Minor Arterial on the Master Street Plan. Principal Arterial roads are designed
to serve through traffic and to connect major traffic generators or activity centers
within urbanized areas. Right of way is 110 feet with sidewalks on both sides.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Colonel Glenn Road since it is a Principal Arterial. Minor Arterials
are designed to provide the connections to and through an urban area. Right of
way is 90 feet with sidewalks on both sides. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Shackleford Road since
it is a Minor Arterial. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: The Master Bike Plan shows Proposed Class II Bike Lanes on
Colonel Glenn and Shackleford Roads. Class II Bike Lanes are designated by
painted strips separating the bikeway from motor vehicle traffic and intended for
the sole use by bicycles. Additional pavement markings and signage is required.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to rezone the 4.92 acres at 10400 – 10414 Colonel
Glenn Road from “R-2” Residential to “C-4” General Commercial District to allow
for future commercial development.
The property currently undeveloped with a portion of an existing access drive
connecting to Colonel Glenn Road to the south. The lot currently has an open area
to the south and a wooded area to the north with a perimeter wire fence bordering
the south perimeter.
January 12, 2023
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9748
7
The site is located within an area along Colonel Glenn Road which is becoming
more commercial in nature due to its proximity to Interstate 430. I-1, I-2, C-3 and
PCD zoned properties are located to the north, east, west, and south of the site.
Mostly R-2 zoned residential properties border the east side across Shackleford
Road and southwest across Colonel Glenn Road. The City’s Future Land Use
Plan designates this property as “STD” Service Trades District, with “C”
Commercial, and “LI” Light Industrial for the surrounding properties. A Land Use
Plan Amendment from “STD” to “C” is a separate item on this agenda.
Staff is supportive of the requested C-4 zoning. Staff views the request as
reasonable. The proposed C-4 zoning will be consistent with other commercial
zonings along Colonel Glenn Road and will represent a continuation of the existing
zoning pattern. The properties immediately adjacent to this site are currently
zoned I-1, I-2 and PCD. 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: (JANUARY 12, 2023)
Brian Winstead was present, representing the application. There was one (1) objector
present. Staff presented the application with a recommendation of approval. The
applicant deferred their time to the opposition for comments.
Troy Laha addressed the Commission in opposition to the application. He stated that the
rezoning of the property was undesirable to the local property owners and that they
opposed the “open display” use.
Brian Winstead addressed the Commission representing the application. He stated that
the corner location provides several development opportunities and that the adjacent area
between Interstate 430 and Shackelford Road was a heavily developed commercial
corridor with other comparable “C-4-open display” zoned properties.
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.
January 12, 2023
ITEM NO.: 9 FILE NO.: Z-9535-A
NAME: Ranch Creek Townhomes – PD-R
LOCATION: West side of Tulley Cove, North of 16100 Cantrell Road
DEVELOPER:
Newcap Land Holdings, LLC
PO Box 241667
Little Rock, AR 72223
OWNER / AUTHORIZED AGENT:
TLC, LLC – Owner
Joe White & Associates – Agent
SURVEYOR / ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 1.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
VARIANCE / WAIVERS: None requested.
A. PROPOSAL / REQUEST / APPLICANT’S STATEMENT:
The applicant proposes to rezone 1.9 acres from “R-2” Single Family District to
Planned Development – Residential (PD-R) to allow the construction of three (3)
multi-family buildings, with fifteen (15) units in the development.
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. The property contains varying
degrees of slope.
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
2
C. NEIGHBORHOOD COMMENTS:
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 finished floor elevations (FFE) for all buildings on plat, site plan, and
grading and drainage plans at least one foot above base flood elevation or
more per flood insurance study and FEMA FIRM panel.
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 Vince
Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov to
schedule an appointment for issuance or to answer any questions.
3. Due to the proposed structure being located within the 100 year floodplain,
an elevation certificate of the finished floor elevation must be provided to the
Public Works Department at 701 West Markham Street prior to the issuance
of a certificate of occupancy. Contact Vince Floriani in Public Works at
501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for
issuance or to answer any questions.
4. Per City Code, 13-57, variances for development in the regulatory floodway
are prohibited unless (1) All requirements of 44 CFR 65.12 are first met or (2)
(a) A no rise certificate signed and sealed by a professional engineer licensed
to practice in the State of Arkansas is submitted to document that no increase
in base flood elevation would result from granting a variance for the proposed
development (b) protective measures are employed to minimize damages
during flooding events and (c) the variance does not result in adverse impact
to other lands.
5. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot-wide
drainage and access easement is required adjacent to the floodway
boundary.
6. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
7. The proposed alteration of the floodway will require flood map revisions.
Obtain a conditional letter of map revision and no rise certification approval
from Little Rock Public Works Department’s floodplain administrator and the
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
3
Federal Emergency Management Agency prior to issuance of a grading
permit and/or a building permit. An approved letter of map revision must be
obtained prior to issuance of a certificate of occupancy.
8. Per City Code 29-186 (c), a grading permit is required for land alteration on
properties within the designated floodplain without exception. 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., Engineering Division 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. 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.
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. 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.
11. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is required. 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). 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.
12. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
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.
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
4
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.
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).
E. UTILITIES / FIRE DEPARMENT / PARKS / COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT&T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. Please submit plans for water facilities to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact
Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
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.
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
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.
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.
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.
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
6
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.
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
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
7
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.
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. 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.
Planning Division:
The request is in the River Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL) for the requested area.
The Residential Low-Density category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single-family homes but may also include
patio or garden homes and cluster homes, provided that the density remains less
than 6 units per acre. The application is to rezone from Single Family District
(R-2) to Planned Development - Residential (PD-R) for the development of
townhomes. This site is in the Highway 10 Design Overlay District.
Surrounding the application area, the Land Use Plan shows RL to the north and
east. North is the developed single-family Terra Bella subdivision, to the east is
the developed single-family Thomas Park subdivision, both zoned R-2. To the
south of the application area is Taylor Loop Creek shown as Park/Open Space on
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
8
the Plan Map. South of Taylor Loop Creek, the Land Use Plan shows Transition
(T). Transition is a land use plan designation that provides for an orderly transition
between residential uses and other more intense uses. The Park Open Space
category includes all public parks, recreation facilities, greenbelts, flood plains, and
other designated open space and recreational land. This land is the floodway of
Taylor Loop Creek. Transition was established to deal with areas which contain
zoned residential uses and nonconforming nonresidential uses. A Planned Zoning
District is required unless the application conforms to the Design Overlay
standards. Uses that may be considered are low-density multi-family residential
and office uses if the proposals are compatible with quality of life in nearby
residential areas. Southeast are two offices developed as Planned Development-
Office (PD-O), for single office use or building.
Master Street Plan:
To the south is Cantrell Road and is shown as a Principal Arterial on the Master
Street Plan. Principal Arterial roads are designed to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas. Since
these roads are designed for through traffic and are generally located three or
more miles apart, dedication of additional right-of-way is required to allow for future
expansion to six through lanes plus left and right turn lanes. Right-of-way of 110
feet is required but may vary due to topography, floodway or other constraints
eliminating or reducing future adjacent development. Sidewalks are required on
both sides. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: Cantrell Road is shown as a Class I Bike Path. Class I Bike Paths
are designated for the sole use of bicycles that is physically separated from
vehicular lanes.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to rezone the 1.9 acre property located at the west side
of Tulley Cove, north of 16100 Cantrell Road from "R-2" Single Family District
to "PD-R" Planned Development - Residential District. The property is part of
the Taylor Loop Creek Addition (Lot 2 – unrecorded), which is currently
undeveloped and wooded. Most of the property resides in the 100-year floodplain,
with the floodway running along the south end of the development.
The applicant proposes to construct three (3) three-story structures on the property
with a total of 15 single family residential units available for use. One of the
buildings will house five (5) of the units, while the other two will have four (4) and
January 12, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9535-A
9
six (6) units, respectively. Each of the units will be individually owned, and the
trash service for the property will be handled by waste and recycling containers at
each unit.
A development of this type calls for twenty-two (22) parking spaces; Ranch Creek
Townhomes will have thirty-seven (37) parking spaces, with thirty (30) spaces
shown in the fifteen (15) garages at each unit. Seven (7) spaces at the site will be
reserved for guests (two of these will be handicap spaces).
The proposed buildings will have a minimum front setback, per Highway 10 overlay
standards, at one hundred (100) feet. The rear setback, also per Highway 10
overlay standards, will be forty (40) feet. The side setbacks will be thirty-five (35)
feet.
In addition to the development, the developer will construct a bridge to cross Taylor
Loop Creek, similar to the bridge upstream serving Tulley Cove.
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 no variances
with the proposed PD-R rezoning.
Staff is supportive of the requested PD-R zoning to allow the 15-unit residential
development. Staff views the request as reasonable. The property is in an
area of mixed uses and zoning. The proposed development should prove to
be compatible with the surrounding uses and zoning. Staff believes the
proposed PD-R zoning will have no adverse impact on the general area and
should prove to be a good transition use between the more intense uses along
Cantrell Road and the single family uses to the north.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to
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: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff
on January 11, 2023, requesting this application be deferred to the February 9, 2023
Planning Commission Agenda. Staff supported the deferral request. There was no
further discussion. The item remained on the consent agenda and was deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
NAME: Artspace - PCD
LOCATION: Southwest corner of E 7th and College Streets
Little Rock, AR 72206
DEVELOPER:
Artspace Projects, Incorporated
250 Third Avenue North, #400
Minneapolis, MN 55401
OWNER/AUTHORIZED AGENT:
One Financial Centre Limited Partnership, LLLP (Owner)
Ed Hankins IV (Agent)
McClelland Consulting Engineers, Inc.
7302 Kanis Road
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Aaron W. Musick
McClelland Consulting Engineers, Inc.
7302 Kanis Road
Little Rock, AR 72204
AREA: 1.13 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 46
CURRENT ZONING: R-4/R-4A
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 1.13 acre site from R-4/R-4A to PCD to allow
for the construction of a 4-story, mixed-use building which will contain 72 living
spaces for residents, commercial tenant spaces, multi-use studio space, art
gallery, community room, outdoor public areas including a roof top terrace garden
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
2
and a public porch for gathering. The site is located at the southwest corner of E
7th and College Streets.
B. EXISTING CONDITIONS:
The property is currently divided into eight (8) undeveloped tracts located between
E 7th and E 8th Street (north/south) and College Street and McLean Street
(east/west). North of the site contain R-4A zoning and uses. South of the site
contain R-4 zoning and uses. To the east across E 8th Street contain primarily
I-2/PD-I zoning and uses. PRD and additional R-4 zoning and uses are located to
the west. The proposed development is located within the Presidential Park
Overlay District.
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. Boundary street improvements are required per master street plan for a
commercial/collector street standard along McLean Street, East 7th Street,
College Street, and East 8th Street. 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.
2. Additional right of way will be required to be dedicated to the City per master
street plan for a collector/commercial street standard along McLean Street,
East 7th Street, College Street, and East 8th Street.
3. On-site and parallel street accessible parking, accessible ramps, and
accessible route to the building entrance will be required to meet all
accessibility requirements per AR State Fire Prevention Code and ICC
a117.1 (2017).
4. Provide accessible route from the accessible parking stalls’ aisles to
proposed buildings’ entrances in accordance with Section 402 & 502 of ICC
A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections 1104.
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
3
5. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
6. 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., Engineering Division 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.
7. 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.
8. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
9. 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. Provide the as-built plans and data entry template
to Planning and Development Department, Engineering Division 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 Department Engineering Division at 501-371-
4817 or at 501-918-5348 or email Permits@littlerock.gov.
10. 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.
11. 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
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
4
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.
12. 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).
13. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
14. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. 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). 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit plans and specifications for proposed sewer infrastructure to LRWRA
for review and approval.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. There is an existing 20-inch water main on the west side of College St. Field
locate the water main and place on the plans. Provide a minimum of 10-ft
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
5
clearance between the water line and building footing. Special care shall be
taken to avoid disruption of the water line during construction.
3. Provide 20-ft water easement centered on the 20-inch water line.
4. Please submit plans for water facilities to Central Arkansas Water for review.
Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
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.
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
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
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:
1. All landscaping shall comply with Chapter 15 of the City of Little Rock
Landscaping Ordinance. Any variance from the landscape ordinance must be
approved by the Little Rock City Beautiful Commission.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-30 Planning District. The Land Use Plan shows Mixed Use
Urban (MXU) for the requested area. The Mixed Use Urban category provides for
a mix of residential, office and commercial uses not only in the same block but also
within the same structure. This category is intended for older "urban" areas to
allow dissimilar uses to exist, which support each other to create a vital area. Using
the Planned Zoning District or the Urban Use District, high and moderate density
developments that result in a vital (dense) pedestrian-oriented area are
appropriate. The application is to rezone from Low Density Residential District
(R-4A) to Planned Commercial Development (PCD) for a future mixed use
development with residential, office and commercial uses. This site is located
within the Presidential Park Overlay District.
Surrounding the application area, the Land Use Plan Map shows MXU in all
directions. North of E 7th Street are vacant tracts zoned Low Density Residential
District (R-4A). East of College Street is zoned Light Industrial District (I-2), with a
machine shop and metal recycler. To the south of E 8th Street is zoned Two Family
Residential District (R-4) with single family residences. West of McLean Street are
vacant tracts zoned R-4.
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
7
Master Street Plan:
E 7th Street, E 8th Street, and McLean Street are Local Street on the Master Street
Plan Map. To the east is College Street which is shown as a Collector on the
Master Street Plan Map. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as “Commercial
Streets”. These streets have the same design standard as a Collector. Collectors
are roads designed to connect traffic from Local Streets to Arterials or to activity
centers, with the secondary function of providing access to adjoining property.
Right of way is 60’ unless otherwise stated. These streets 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 rezone a 1.13 acre site from R-4/R-4A to PCD to allow
for the construction of a 4-story, mixed-use building which will contain 72 living
spaces for residents, commercial tenant spaces, multi-use studio space, art
gallery, community room, outdoor public areas including a roof top terrace garden
and a public porch for gathering. The site is located at the southwest corner of
E 7th and College Streets.
The property is currently divided into eight (8) undeveloped tracts located between
E 7th and E 8th Street (north/south) and College Street and McLean Street
(east/west). North of the site contains R-4A zoning and uses. South of the site
contains R-4 zoning and uses. To the east across E 8th Street contain primarily
I-2/PD-I zoning and uses. PRD and additional R-4 zoning and uses are contained
to the west. The proposed development is located within the Presidential Park
Overlay District.
The applicant notes a total building square footage of 108,395 square feet and will
contain four (4) stories with a building height of sixty (60) feet.
The site plan indicates setbacks for the north building to be from 5.69 feet to 6.5
feet along the north property line, 13.99 feet along the east property line and 5 feet
to 14 feet along the west property line. Setbacks for the south building, per the
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
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site plan indicates, a 5 foot setback along the east property line, 17.35 feet along
the south property line and 2 foot setback along the west property line. Section
36-418(1) requires a fifteen (15) foot building setback along the west and south
property lines. Staff supports the setbacks for the proposed development and
believes they meet the intent of the DOD.
Section 36-417 of the City’s Zoning Ordinance states buildings in the Presidential
Park Overlay Design District shall not exceed a building height of forty-five (45)
feet. Forty percent (40%) of the proposed buildings gross floor area is designated
for residential apartments, which allows an additional thirty (30) feet in in building
height. The proposed building height conforms with ordinance requirements.
The applicant provides the following uses for each level:
1. Level I will contain 8,176 square foot courtyard and spaces for professional
offices, studios, exercise room, gallery, music, classrooms, assembly rooms,
and residential apartments.
2. Level II will contain a 1,557 square foot terrace, community room, and
residential apartments.
3. Level III will contain only residential apartments.
4. Level IV will contain only residential apartments.
Access to the main building, north along E 7th Street, is provided via a concrete
drive apron leading to a parking garage located beneath the building. Parking
access for the building to the south, along E 8th Street, is accessed via stairs
leading to the parking deck beneath the building.
Section 36-419 of the City’s Zoning Ordinance does not require onsite parking for
uses within the Presidential Park Design Overlay District. However, the applicant
is providing 72 parking spaces with a 27,200 square foot ground-level parking
garage, four (4) accessible parking spaces are also provided and 32 parallel off-
site (street parking) is also provided for a total of 104 parking spaces.
The site plan notes an existing platted alley running east/west between 8th and
McLean Streets.
All landscaping shall comply with Chapter 15 of the City of Little Rock Landscaping
Ordinance. Any variance from the landscape ordinance must be approved by the
Little Rock City Beautiful Commission.
The applicant is proposing one (1) dumpster location inside the proposed building.
The dumpster area will be accessed from College Street, through a garage door.
January 12, 2023
ITEM NO.: 10 FILE NO.: Z-9749
9
The applicant notes exterior signage to be located on the exterior of the building’s
façades only. All signage must comply with Section 36-420 of the City’s Zoning
Ordinance.
Any sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PCD rezoning. The applicant’s proposed use
of the site is similar to the intensity of other developments in the general area and
feels the proposed use will have no adverse impact on the surrounding properties.
Staff is supportive of the overall concept and agrees that this type of development
will be beneficial to the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, of the agenda and staff report.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation “above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION VOTE RECORD
DATE: January 12, 2023 4:00PM
MEMBER Minutes
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BROOKS, DERICK
HART, TODD
HAYNES, MARLON D.
HODGE, KAT
LATTURE, PAUL
McDONALD, ALICIA
THOMAS, DIANA M.
VICKERS, MICHAEL
VOGEL, ROBBY
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Meeting Adjourned 4:45 PM
January 12, 2023
There being no further business before the Commission, the meeting was adjourned at 4:45 p.m.
2-/6-23
Date