HomeMy WebLinkAboutpc_05 11 2023
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
MAY 11, 2023
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being seven (7) members present.
II. Members Present: Jimmy Brown
Todd Hart
Marlon D. Haynes
Paul Latture
Alicia McDonald
Diana M. Thomas
Michael Vickers
Members Absent: Kat Hodge
Robby Vogel
Pamela Whitaker
Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the April 13, 2023 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
MAY 11, 2023
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-3748-A Parham Place – Revised PCD
300 S. Rodney Parham Road
B. Hillcrest Design Overlay District Amendment
C. Z-5502-K West Kanis Storage 2 – PD-C
West of 17301 Kanis Road
D. Z-5817-L Cantrell West Retail Center – PCD
15122 Cantrell Road
NEW BUSINESS:
Item Number: File Number: Title:
1. G-23-488 North Polk Street – Right-of-Way Abandonment
Adjacent to 5423 Country Club Boulevard
2. S-1941 Little West Addition – Preliminary Plat
7404 Mabelvale Pike
3. Z-8629-D Storage Space, LLC – Conditional Use Permit
102 S. Rodney Parham Road
4. Z-9768 Hicks Accessory Dwelling – Conditional Use Permit
2600 N. Rodney Parham Road
5. Z-9774 Oganesian Duplex – Conditional Use Permit
2611 Johnson Street
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
6. Z-9776 Gray Accessory Dwelling – Conditional Use Permit
421 S. Maple Street
7. Z-9780 Kayishunge Accessory Dwelling – Conditional Use Permit
519 S. Valmar Street
8. Z-9777 Arkansas Quality Therapy – Group Care Facility – Special
Use Permit
3209 Ludwig Street
9. Z-9781 Williams Day Care Family Home – Special Use Permit
8401 Fairwood Road
10. Z-9775 Rezoning from R-3 to R-7A
3512 East 39th Street
11. Z-4213-K Brandon House Event Center – Revised POD
12120 Colonel Glenn Road
12. Z-9074-A Life Skills for Youth – PD-O
North side of West Baseline Road, approximately 200 feet
west of Stagecoach Road
13. Z-9778 Caliber Collision Auto Body Shop – PD-C
10302 Colonel Glenn Road
14. Z-9782 Dunnick Mixed Use – PCD
6024 Stagecoach Road
15. MSP2023-01 Master Street Plan Amendment – Add a portion of Shepard
Drive/Extension/Russ Street and remove a portion Old Oak
Drive/Black Road as a Collector.
16. Planning Commission Bylaws – Proposed Amendments
May 11, 2023
ITEM NO.: A FILE NO.: Z-3748-A
NAME: Parham Place – Revised PCD
LOCATION: 300 S Rodney Parham Road
DEVELOPER:
Marcie Jeter (Agent)
PO Box 7683
Little Rock, AR 72217
OWNER/AUTHORIZED AGENT:
Parham Place, LLC (Owner)
18406 Cantrell Road
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 3 CENSUS TRACT: 21.03
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On October 6, 1981, Ordinance No. 14,123 was and passed by the Board of Directors of
the City of Little Rock which rezoned the property from O-3 to PCD to allow a mixed-use
commercial development titled “Parham Place.” The PCD contained a use ratio of
50 percent office, medical and retail uses, 40 percent office/warehouse use and
associated parking.
May 11, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-3748-A
2
On July 28, 2003, the PCD was updated to include a use ratio of 45 percent retail and
55 percent office. All other uses under the previously approved PCD remained
unchanged.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to remove
all use percentages and allow the commercial development to have a use mix of
100 percent C-3 permitted uses.
B. EXISTING CONDITIONS:
The site is located on the west side of S Rodney Parham Road, north of W Capitol
Avenue and contains an existing forty-thousand (40,000) square foot commercial
building and associated parking. The properties surrounding the site contain a
mixture of commercial, planned developments and residential zoning. Higher
density residential zoning and uses are also located in the general area.
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 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. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
May 11, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-3748-A
3
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
Fire Department:
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the West Little Rock Planning District. The Land Use Plan shows
C for the requested area. 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 application is to revise a Planned
Commercial Development (PCD) to change the use mixed from office with
commercial to commercial.
Surrounding the application area, the Future Land Use Map shows Residential
High Density (RH) area to the south of the site. The Residential High Density (RH)
category accommodates residential development of more than twelve (12)
dwelling units per acre. The land is developed with apartments in a Planned
Residential Development (PRD) zoning. Beyond this is an area of
Public/Institutional (PI) with two Faith Based Institutions in R-2 (Single Family
District) zoning. The Public Institutional (PI) category includes public and quasi-
May 11, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-3748-A
4
public facilities that provide a variety of services to the community such as schools,
libraries, fire stations, churches, utility substations, and hospitals. Past the RH
area to the west of the site is an area of Residential Low Density (RL) with
developed single-family subdivisions. Residential Low Density (RL) category
provides for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. To the north,
on west side of Rodney Parham Road, is an area of Office (O). The Office (O)
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
This Office area is developed with a single family residence in R-2 zoning and
offices in O-3 (General Office District) zoning and a PCD (Planned Commercial
Development) District. Further to the west is a large area of Commercial (C) with
various retail uses zoned C-3 (General Commercial District).
North of the site, on the east side of Rodney Parham Road, is a PI area with a Post
Office and a Public School. South of which is a RL area with developed single-
family subdivisions zoned R-2. Further to the south is a RH area with apartments
zoned R-5 (Urban Residence District) and R-6 (High-Rise Apartment District).
Master Street Plan:
S Rodney Parham Road is shown as a Minor Arterial on the Master Street Plan
Map. Minor Arterials are high volume roads designed to provide the connections
to and through an urban area. Curb cuts should be minimized to allow for
continuous traffic flow while still allowing some access to adjoining property. Right-
of-Way (ROW) is 90 feet. Sidewalks are required on both sides. This street may
require additional ROW or street improvements.
Bicycle Plan:
S Rodney Parham Road is shown with proposed Class 2 bicycle lanes. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
There are no historic sites or districts in the vicinity.
H. ANALYSIS:
The applicant proposes to amend the existing PCD to remove the previously
approved use ratio of 45 percent retail and 55 percent office to allow 100 percent
May 11, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-3748-A
5
C-3 permitted uses. The associated parking allowed under the previously
approved PCD will remain unchanged.
The site is located on the west side of S Rodney Parham Road, north of W Capitol
Avenue and contains an existing forty-thousand (40,000) square foot commercial
building and associated parking. The properties surrounding the site contain a
mixture of commercial, planned developments and residential zoning. Higher
density residential zoning and uses are also located in the general area.
The applicant notes the hours of operation will be from 6:00 am to 6:00 pm,
Monday through Saturday.
The applicant is proposing no additional signage at this time. Any new signage
must comply with Section 36-555 of the City’s zoning Ordinance (signs permitted
in commercial zones).
The applicant is proposing no additional lighting at this time. Any additional lighting
must be low-level and directed away from adjacent properties.
The site plan does not show a dumpster on the site. Any dumpster installed on
the site must screened per Section 36-523 of the City’s Zoning Ordinance.
Any additional landscaping installed on the site must comply with Chapter 15 of
the City’s Landscape Ordinance.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested PCD revision to allow C-3 permitted uses for
the existing PCD commercial development. Staff views the proposed use mix for
the existing development appropriate. The property is designated as Commercial
(C) on the City’s Future Land Use Plan would allow a rezoning to C-3. The
associated parking approved under the existing PCD will remain unchanged. Staff
feels the parking will be sufficient to serve the use. Staff believes the proposed
change in the use mix will have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD revision, subject to compliance
with the comments and conditions noted in paragraph E, and the staff analysis, of
the agenda staff report.
May 11, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-3748-A
6
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
The applicant was not present. There were no persons registered in opposition. Staff
presented the item and a recommendation of deferral.
The item remained on the consent agenda for deferral as recommended by staff. The
vote was 7 ayes, 0 nays, 3 absent and (1) open position.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: B
NAME: Hillcrest Design Overlay District amendment
LOCATION: Hillcrest: generally, from Markham Street to L Street-North Lookout Road
-Allsopp Park Road and University Avenue to Woodrow Street
OWNER/AUTHORIZED AGENT:
Hillcrest Residents Association
Luke Kramer/Bruce McMath
AREA: Approximately 841 acres
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01,15.02
CURRENT ZONING: Various
Due to concerns raised about the requested amendments, Staff believes it is essential
for the applicant to meet with members of the opposition to see if a consensus package
can be developed. In order to allow time for this to happen Staff recommends a one
month deferral of the item.
I. STAFF RECOMMENDATION:
Staff recommends the item be deferred to the May 11, 2023, Planning Commission
Hearing.
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
The item was placed on the consent agenda for deferral to the May 11, 2023 Planning
Commission hearing. By a vote of 7 for, 0 against, 3 absent, and 1 vacancy the consent
agenda was approved.
I. STAFF RECOMMENDATION:
Staff recommends this item be deferred to the June 8, 2023 Planning Commission
Hearing.
May 11, 2023
ITEM NO.: B (Cont.)
2
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The item was placed on the consent agenda for deferral. By a vote of 6 for, 0 against,
4 absent and 1 vacancy, the consent agenda was approved.
May 11, 2023
ITEM NO.: C FILE NO.: Z-5502-K
NAME: West Kanis Storage 2 – PD-C
LOCATION: West of 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:
White-Daters Engineers
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.28 NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.25
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property located west of 17301 Kanis Road
from R-2 to PD-C to allow the development of 8.28 acre along west side of the Rock
Creek to include four (4) mini-warehouse structures with paved parking and an
access drive connecting to Kanis Road to the north.
B. EXISTING CONDITIONS:
The site is vacant and cleared of structures and trees. A single driveway along the
northeast edge of the property provides access from Kanis Road. The centrally
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
2
located creek covers a good portion of the eastern section of the site from north to
south and drains into a creek running southeast serving as a tributary to Rock Creek.
The creek runs North to south dividing the tract into two (2) eastern and western lots.
Properties to the north and east of the development includes commercial, and office
use zoned uses and properties to the south and west include residential uses. The
property to the north directly across Kanis Road owned by Entergy, zoned R-2 and
O-2 and includes electrical transmission lines traversing in a north/south direction.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Provide finished floor elevations (FFE) for all buildings on site plan and grading
and drainage plans.
2. Show all flood plain boundaries and flood zones on site plan and grading and
drainage plans.
3. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
4. A Special Flood Hazard Development Permit (SFHA) is required to be
obtained to prior to beginning construction. Contact Pulaski County Planning and
Development Department’s floodplain administrator at 501-340-8265
(3200 Brown Street Little Rock, AR 72204) to obtain a SFHA permit.
5. Due to the proposed structures being located within the 100-year floodplain, an
elevation certificate of the finished floor elevation for each structure must be
provided to the Pulaski County Planning & Development Department’s floodplain
administrator prior to the issuance of a certificate of occupancy. Contact Pulaski
County Planning and Development Department’s floodplain administrator at
501-340-8265 (3200 Brown Street Little Rock, AR 72204).
6. Development or fill within the floodway is prohibited. Contact Pulaski County
Planning and Development Department’s floodplain administrator at
501-340-8265 (3200 Brown Street Little Rock, AR 72204) to verify compliance
with Pulaski County’s flood hazard damage prevention and control ordinances
and codes.
7. Kanis Road is classified as a minor arterial per Little Rock’s master street plan.
Therefore, dedication of additional right of way per Little Rock’s master street plan
for a minor arterial will be required. Total right of way dedication required from
centerline of Kanis Road is 45 feet.
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
3
8. 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comment.
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. Provide 15-ft utility easement along road frontage, outside ROW dedication.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review.
4. Plan revisions may be required after additional review.
5. Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service.
6. Approval of plans by 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.
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
4
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 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
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
5
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.
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.
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
6
County Planning:
1. Obtain Driveway permit form Pulaski County Public Works for new driveway off
Kanis Road.
2. Provide AHD septic permit for wastewater system.
3. Obtain West Pulaski Volunteer Fire Department Approval.
4. Provide CAW approval for water service.
5. Submit a copy of the SWPPP for this project.
6. Obtain flood permit for buildings/fill inside the 100 year floodplain.
7. Verify development does not violate any existing covenants/restrictions listed in
the Independence Farms Subdivision Bill of Assurance.
8. Show State Plane Coordinates for two section or quarter section corners.
9. Verify Flood panel information Zone shows to be AE Zone not AH.
10. Show certificates of owner, surveying accuracy and engineering accuracy.
11. Include owner's name and address on certificate.
12. Any city required half street improvements to Kanis Road will need to be
reviewed and approved by the County Public Works Department prior to
construction.
13. Show property owners for abutting property.
14. Show existing property zoning.
15. Provide storm drainage plan.
16. Pay $33.00 review fee.
17. The revised plan appears to show a grading encroachment inside the regulatory
floodway.
18. A No-Rise certification provided by an Arkansas registered professional
engineer and a flood permit must be obtained from Pulaski County before any
of the shown improvements in the floodway are to be constructed.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
7
Planning Division:
The request is in the Ellis Mountain Planning District. The Future Land Use Map
shows Suburban Office (SO) and Park/Open Space (PK/OS) for the requested area.
The Suburban Office (SO) category shall provide for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. 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 application is to rezone from
R-2 (Single Family District) & PCD (Planned Commerical Development) District to
PDC (Planned Development Commercial) District. This is to allow for a mini-storage
facility to be constructed on the site either side of the Rock Creek floodway/floodplain.
South of Kanis Road is shown for Suburban Office (SO). To the west of the
application area are single family residences zoned R-2 (Single Family District) and
an auto repair shop zoned C-3 (General Commercial District). The is followed by and
area of undeveloped Commercial (C) at the Kanis Road/Rahling Road-Edswood
intersection. South of Kanis Road to the east of the application area is one
undeveloped tract of SO and zoned R-2. West of this land is shown for Mixed Office
and Commercial (MOC). The area is partially developed with a Costco in PCD
(Planned Commercial Development) zoning.
North of Kanis Road is an area of Office (O) and PK/OS with Rock Creek and a
kennel. North of Kanis Road, east of this area is a Commercial (C) area with a vacant
tract, a single-family residence zoned R-2, and an electrical substation zoned R-2.
North of Kanis Road, west of the site at the Kanis Road/Rahling Road intersection is
an area of undeveloped C.
Master Street Plan:
Kanis Road is shown as a Minor Arterial on the Master Street Plan Map. Minor
Arterials are high volume roads designed to provide the connections to and through
an urban area. Curb cuts should be minimized allow for continuous traffic flow while
still allowing some access to adjoining property. Right-of-Way (ROW) is 90 feet.
Sidewalks are required on both sides. This road may need more ROW or paving
width.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
Historic Preservation Plan:
There are no historic sites or districts in the vicinity.
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
8
H. ANALYSIS:
The applicant proposes to rezone the property located west of 17301 Kanis Road
from R-2 to PD-C to allow the development of 8.28 acre along west side of the Rock
Creek to include four (4) mini-warehouse structures with paved parking and an
access drive connecting to Kanis Road to the north.
The site is vacant and cleared of structures and trees. A single driveway along the
northeast edge of the property provides access from Kanis Road. The centrally
located creek covers a good portion of the eastern section of the site from north to
south and drains into a creek running southeast serving as a tributary to Rock Creek.
The creek runs North to south dividing the tract into an eastern and western lot.
Properties to the north and east of the development includes commercial, and office
use zoned uses and properties to the south and west include residential uses. The
property to the north directly across Kanis Road owned by Entergy, zoned R-2 and
O-2 and includes electrical transmission lines traversing in a north/south direction.
The applicant proposes to construct the new self-storage facility along the west
perimeter of Rock Creek located within 25 feet of the creek’s floodway perimeter. The
site plan shows four (4) mini-warehouse structures with a cumulative square footage
of 27,000 oriented from north to south along the western edge of the creek connected
by a paved access drive with parking. The proposed access drive extends south from
Kanis Road into the development connecting to the structures and terminating at the
south perimeter of the site. The plan show a proposed storm water detention pond at
the southeast portion of the site adjacent to the Rock Creek floodway.
The proposed mini-warehouse development will utilize the office within the future
mini-warehouse development to the east for leasing purposes.
There will be no dumpster located at the site. Any new dumpsters must be screened
as per Section 36-523 (d) of the City’s Zoning Ordinance.
The applicant notes all sight lighting will be low-level and directed away from adjacent
properties.
Any new signage located on the site in must conform to Section 36-555 of the City’s
Zoning Ordinance.
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. Steff believes the proposed mini-warehouse development will be an
appropriate continuation of the zoning pattern in the immediate area along Kanis
Road. The proposed development will be associated with the previously approved
PD-C mini-warehouse development to the east.
May 11, 2023
ITEM NO.: C (Cont.) FILE NO.: Z-5502-K
9
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning to allow a mini-warehouse
development subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
The applicant was not present. There were no persons registered in opposition. Staff
presented the item and a recommendation of deferral.
The item remained on the consent agenda for deferral as recommended by staff. The vote
was 7 ayes, 0 nays, 3 absent and (1) open position.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation” above.
The item remained on the consent agenda for approval as recommended by staff, including
all staff comments and conditions. The vote was 6 ayes, 0 nays, 4 absent and 1 open
position.
May 11, 2023
ITEM NO.: D FILE NO.: Z-5817-L
NAME: Cantrell West Retail Center – PCD
LOCATION: 15122 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Jesse Griffin
Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456
SURVEYOR/ENGINEER:
Jesse Griffin
Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456
AREA: 3.803 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PD-O/R-2
VARIANCE/WAIVERS:
1. Variance to allow two (2) ground-mounted, monument type signs.
2. Variance to allow more than 30% of land use buffers to be disturbed.
3. Variance to allow a retaining wall to be greater than 15’ feet in height without block
face and no terraces.
4. Variance to allow reduced driveway separation.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
2
BACKGROUND:
On July 16, 2020, the Planning Commission voted to approve a request to rezone this
property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3)
lots with a restaurant development on each lot. The rezoning request was denied by the
Board of Directors. On December 9, 2021 the applicant submitted a revised site plan with
a request to rezone the property from R-2 to PD-O. On February 10, 2022 the Planning
Commission voted to approve the request to rezone the property from R-2 to PD-O with
conditions. The rezoning request was referred back to the Planning Commission by the
Board of Directors on May 17, 2022.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 3.803-acre property from PD-O/R-2 to PCD
located at the Northeast corner of Cantrell Road and Rummel Road. The rezoning
is to allow for a future commercial retail development with a main retail structure,
and an auto service center structure.
B. EXISTING CONDITIONS:
The property is currently divided into three (3) tracts with a majority of the property
cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which
is mostly wooded and is located on the west border of the site adjacent to Rummel
Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally
located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is
located at the eastern edge of the overall site with a paved access connecting to
Cantrell Road to the south. The property is bordered to the east by commercially
zoned properties and mostly R-2 zoned properties to the north and west across
Rummel Road. To the south of the property across Cantrell Road is a mixture of
residential and commercial zoned properties.
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. 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.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
3
2. 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.
3. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
4. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
5. 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.
6. 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).
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. Provide grading and drainage plans showing the location of
stormwater detention, collection, and conveyance facilities and site discharge
location.
8. 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.
9. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred
twenty-five (625) feet of frontage for two (2) drives. If two driveways are still
desired for this site by the developer, a variance request will have to be filed
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
4
with the application for the planning commission’s consideration per City
Code 31-210 (j).
10. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly.
11. “If proposed retaining walls shown on plans are equal to or above four feet
tall measured from the bottom of the footing or leveling layer or if there is
surcharge loading for a retaining wall less than four feet tall measured from
the bottom of the footing or leveling layer, the Department requires retaining
wall design plans by an Arkansas licensed professional engineer showing
plan, profile, and cross sectional views of the wall with special details, design
loading calculations clearly showing all required factors of safety are met or
exceed per state building codes. A separate building permit-accessory
structure will be required for the retaining walls along with inspections by
Department engineering staff during their construction.”
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comment received.
Summit Utilities: No comment.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Provide a 15-ft utility easement along the Cantrell Rd and Rummel Rd road
frontages.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
5
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review.
5. Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
6. 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.
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.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
6
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 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.
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.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
7
Parks and Recreation: No comments received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division:
The request is in the River Mountain Planning District and the Highway 10 Design
Overlay District.
The Land Use Plan shows Suburban Office (SO) for the requested area. The
suburban office category shall provide for low intensity development of office or
office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The application is to rezone
from R-2, Single Family Residential to PCD, Planned Commercial Development.
Surrounding the application area north of Cantrell Rd, the Land Use Plan shows
developed and undeveloped Residential Low Density (RL) area to the north.
Mixed Use (MX) with restaurant, office, and banking; then Commercial (C) with
drive thru restaurant and strip commercial to the east. South of Cantrell Rd is
Park/Open Space PK/OS along Taylor Loop Creek, developed RL and Transition
(T) with offices and a school.
Master Street Plan:
To the south is Cantrell Rd and is a Principal Arterial on Master Street Plan. To the
west is Rummel Rd which is a Local Street.
Function of Principal Arterials is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Right of way of 110 feet is
required unless otherwise stated. Sidewalks are required on both sides. A Local
public street which is abutted by non-residential or residential use which is more
intense than duplex or two-unit residential is considered a Commercial Street.
These streets have the same design standard as a Collector. Right-of-way is 60’.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
8
Sidewalks are required on both sides. At the time of site development dedication
of additional ROW or improvements may be required.
Bicycle Plan:
The Master Bike Plan shows a proposed Class 1 Path along Cantrell Rd. 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 historic structures or districts in the area.
H. ANALYSIS:
The applicant proposes to rezone a 3.803-acre property from PD-O/R-2 to PCD
located at the Northeast corner of Cantrell Road and Rummel Road. The rezoning
is to allow for a future commercial retail development with a main retail structure,
and an auto service center structure.
The property is currently divided into three (3) tracts with a majority of the property
cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which
is mostly wooded and is located on the west border of the site adjacent to Rummel
Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally
located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is
located at the eastern edge of the overall site with a paved access connecting to
Cantrell Road to the south. The property is bordered to the east by commercially
zoned properties and mostly R-2 zoned properties to the north and west across
Rummel Road. To the south of the development across Cantrell Road is a mixture
of residential and commercial zoned properties.
The applicant is proposing a 28,026 square foot commercial retail structure to be
located within the northern portion of the property with a 6,620 square foot auto
service center structure in the east central portion of the development. Paved
parking and internal access drives will be located along the front and sides of each
building. The site plan indicates that internal drives will circle internal parking areas
in the south and east portions of the development and accommodate a drive-thru
window at the west end of the retail center building.
The applicant is requesting the following uses for the shopping center building:
• All O-1, O-2, and O-3 permitted uses and conditional uses.
• All C-1 permitted uses and conditional uses except the following:
ss. Secondhand store, used furniture or rummage shop.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
9
tt. Shoe repair.
yy. Tool and equipment rental (inside display only).
a. Amusement, commercial (inside).
c. Appliance repair.
e. Cabinet or woodwork shop.
j. Convenience food store with gas pumps.
o. Furniture repair store.
v. Service station.
w. Theater (not drive-in).
x. Upholstery shop, furniture.
• Other commercial uses to be included.
a. Beverage Shop
b. Swimming pool sales and supply
c. Bakery and Confectionary Shop
d. Savings and Loan
e. Dry cleaners
f. Pharmacy
g. Medical clinic
i. Cigar, Tobacco, and candy store
The applicant notes that the hours of operation for development will be 7:00 am to
10:00 pm Monday through Saturday and 10:00 am to 8:00 pm on Sunday.
The development includes a main parking area centrally located with 151 spaces
to serve the main building and 28 parking spaces to serve the auto service center
at the southeast corner. The applicant also proposes an additional parking space
along the northeast perimeter of the development for delivery truck parking. The
applicant is propsoing179 parking spaces for this development. Staff believes the
overall parking layout will be sufficient to support the proposed use.
The applicant is proposing two (2) access drives to the site; one (1) centrally
located at the south perimeter and one (1) located near the southeast corner of the
development connecting to Cantrell Road. Each of the access drives include one
(1) entry lane and two (2) exit turn lanes which connect Cantrell Road to the internal
drives. Each of the drives will have a width of 36 feet.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets
requires 625 feet of frontage for two (2) drives. The applicant has requested a
variance from the regulations to allow two (2) access drives from an arterial street
with a lot frontage of less than six hundred-twenty-five (625) feet in length. The
existing lot frontage is approximately 490 feet.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
10
Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets,
driveway spacing shall be three hundred (300) feet. Driveway spacing shall be
centerline to centerline or centerline to right of way of an intersecting collector
street or street of higher classification. Minimum spacing from the property line
shall be one hundred fifty (150) feet. The applicant has requested a variance from
the regulations to allow the two (2) access drives from Cantrell Road to be
separated by approximately 270 feet and the eastern most driveway to be located
approximately 65 feet from the east side property line.
The applicant is proposing three (3) dumpster areas located near the northeast
and northwest corners to the development with space for approximately eight (8)
dumpsters . The dumpster areas must be screened as per Section 36-523 of the
City’s Zoning Ordinance. The site plan additionally shows an enclosed tire storage
area adjacent to the dumpsters along the northeast perimeter of the site.
Section 36-346 of the City’s Zoning Ordinance (Highway 10 DOD) allows a ground-
mounted commercial development sign with a maximum height of 10 feet and a
maximum area of 100 square feet. All ground-mounted signs must be of a
monument type design. The applicant is requesting a variance to allow two (2)
ground -mounted signs of this development. The signs must comply with the
height and area standard of the DOD and be monument type signs.
All site lighting proposed must be low level and directed away from adjacent
properties.
Section 29-190(d) “Grading and drainage plan requirements“ is as follows: “Cut
or fills shall be limited to ten (10) feet in height or to fifteen (15) feet if architectural
stone is included to protect the vertical face. A series of smaller cuts or fills with
terraces, preserving portions of natural vegetation and providing areas for planting,
shall be used in situations where more than ten (10) feet of cut or fill is needed.”
The applicant is requesting to construct retaining walls along the north and east
property lines. The retaining walls will vary in height to a maximum height of
approximately 20 feet. The applicant is proposing to utilize no architectural stone
and no terraces with the proposed walls (cut and fill). The applicant is requesting
a variance from the provisions of Section 29-190.
The applicant notes that the land use buffers along the north and east perimeters
will be significantly reduced to accommodate site grading requirements. Section
36-521 requires that a minimum of 70 percent of land use buffers be undisturbed.
The applicant notes that more than 30 percent of the required buffers will be
disturbed and has requested a variance from the regulations to allow 100 % of the
land use buffer requirement along the north perimeter of the site to be disturbed.
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
11
Staff is not supportive of the overall proposed site development plan as submitted
due to the following issues.
• Staff believes an emergency access drive should be provided from Rummel
Road.
• No vehicular access is available along the north perimeter of the main retail
structure to allow for deliveries or emergency vehicle access.
• Staff cannot support the drive-thru area design/circulation at the west end
of the retail building, due to the fact that a specific use is not known for this
section of the building.
The C-4 auto related use is too intense for the development.
Staff does not support the intended retaining wall height along the north
property line as proposed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD zoning.
PLANNING COMMISSION ACTION: (FEBRUARY 9, 2023)
Jesse Griffin was present, representing the application. There was three (3) objectors
present. Staff presented the application with a recommendation of denial.
Jesse Griffin addressed the commission and requested that the item be deferred to the
March 9,2023 planning commission hearing agenda.
There was a motion to approve the applicants request for deferral. The motion passed
by a vote of 9 ayes, 0 nays, 1 recuse and 1 absent. The deferral was approved.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant not present. Staff informed the Commission that the applicant failed to
send notifications to surrounding property owners as required. Staff recommended the
application be deferred to the April 13, 2023 agenda. The application was placed on the
Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent, 1 abstain (Brown).
May 11, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5817-L
12
PLANNING COMMISSION ACTION: (APRIL 13, 2023)
Jesse Griffin was present representing the applicant. There were four (4) objectors
present. Staff presented the application with a recommendation of denial.
Jesse Griffin addressed the commission and requested that the item be deferred to the
May 11, 2023 planning commission hearing agenda.
There was a motion to approve the applicants request for deferral. The motion passed
by a vote of 6 ayes, 0 nays, 3 absent,1 abstain and 1 open position. The deferral was
approved.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The application was automatically deferred to the June 8, 2023 agenda based on the fact
that there were fewer than six (6) Planning Commissioners present who could vote on the
issue. It was noted that staff would handle the notifications to surrounding property
owners for the June 8, 2023 agenda.
May 11, 2023
ITEM NO.: 1 FILE NO.: G-23-488
NAME: North Polk Street – Right-of-Way Abandonment
LOCATION: Adjacent to 5423 County Club Blvd.
DEVELOPER:
Ross Clinton and Sarah Nutt Davis
5423 Country Club Blvd.
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Clint Davis – Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: N/A NUMBER OF LOTS: N/A FT. NEW STREET: N/A
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 16
CURRENT ZONING: R-2 (adjacent zoning)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon the east 15 feet of the Polk Street right-of-way
(15 feet by 140 feet) located adjacent to Lot 7, Block 20, Newton’s Addition to the
City of Little Rock (5423 Country Club Blvd.).
B. EXISTING CONDITIONS:
The area of abandonment is currently undeveloped and used as yard space for
the residence at 5423 Country Club Blvd.
May 11, 2023
ITEM NO.: 1 (Cont.) FILE NO.: G-23-488
2
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. Retain
south 10 feet of abandonment area for an easement.
Entergy: No objection to abandonment.
Summit Utilities: No objection to abandonment.
AT & T: No objection to abandonment.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
May 11, 2023
ITEM NO.: 1 (Cont.) FILE NO.: G-23-488
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
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 owner of the residence located at 5423 Country Club Blvd. requests to
abandon the east 15 feet of the Polk Street right-of-way (15 feet by 140 feet)
located adjacent to Lot 7, Block 20, Newton’s Addition to the City of Little Rock.
The abandonment is requested in order to incorporate the area of abandonment
into this single family residential lot for extra yard space.
The Polk Street right-of-way at this location is currently 80 feet wide. A 50 foot
wide right-of-way is typically required in single family residential areas. The 15 foot
wide portion of right-of-way proposed for abandonment is excess right-of-way.
May 11, 2023
ITEM NO.: 1 (Cont.) FILE NO.: G-23-488
4
The Polk Street right-of-way was dedicated with the original subdivision of
Newton’s Addition to the City of Little Rock. The reversionary rights will extend to
the owner of Lot 7, Block 20, Newton’s Addition for this portion of the east half of
the right-of-way.
There are no Master Street Plan issues, as the right-of-way is not classified as a
collector street or higher.
Abandoning this small portion of Polk Street right-of-way will have no adverse
impact on the public welfare and safety. The Little Rock Fire Department has
expressed no objection to the abandonment request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the abandonment of the 15-foot by 140-foot portion
of the Polk Street right-of-way located adjacent to Lot 7, Block 20, Newton’s
Addition, subject to retaining a 10 foot wide sewer easement running east/west
across the south end of the abandonment area.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 2 FILE NO.: S-1941
NAME: Little West Addition – Preliminary Plat
LOCATION: 7404 Mabelvale Pike
DEVELOPER:
W. Complex, LLC
P.O. Box 23670
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
W. Complex, LLC – Owner
Joe White - Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 1.35 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 1.35 acres of property into six (6) lots for
single family residential development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and grass covered and contains several
matures trees located along property lines. Properties to the north and east
contain R-2 zoning and uses. The abutting property to the west is R-2
non-conforming with three (3) detached multi-family buildings containing eight (8)
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
2
units each. Properties south of Mabelvale Pike contain R-2 and MF-18 zoning and
uses.
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. 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.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit 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.
4. 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.
5. If street lighting is being installed, per City Rev. Code 31-403 the Department
requires street lighting plans to be submitted to the Department for review
and approval before filing and recording of the final plat for the subdivision.
The street lighting plans required shall include conduit and pull/junction box
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
3
locations, street luminaire locations and mounting heights, wire sizes, current
photometric data for the proposed fixtures, and subdivision street
photometrics using the proposed fixtures that meet AASHTO Roadway
Lighting Design Guide standards.
6. Department engineering staff is required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to recording of the final plat.
7. 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
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.
8. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
9. 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 with submission of the street
construction plans for the subdivision. 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.
10. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
4
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
11. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
12. Street stormwater and detention infrastructure design standards shall comply
with the City’s Stormwater Management and Drainage Manual (2016)
including City Code Chapters 29, 30, and 31.
13. 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.
14. Will the proposed, shared access crescent driveway have an entry only and
an exit only access points? Please clarify.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: NO OBJECTIONS; All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
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.
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
5
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
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.
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
6
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.
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.
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
7
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.
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 proposes to subdivide 1.35 acres of property into six (6) lots for
single family residential development. The applicant provided the following
synopsis for the project:
“The property contains 1.35 acres located at 7404 Mabelvale
Pike which is on the north side of Mabelvale Pike just west of
Shetland Drive. The developer is proposing six lots that are 35 ft.
wide by approximately 270 ft. deep. The lots will be developed
using the "zero lot line" specifications. A shared driveway will be
constructed to provide access to all lots and service a mail kiosk
at the midpoint of the driveway. The driveway will limit the number
of curb cuts on Mabelvale Pike.
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
8
Mabelvale Pike is shown as a collector street on the Master Street
Plan. Currently, Mabelvale Pike is constructed to collector street
standards with three lanes and a sidewalk running along the north
side.
The property is served by Central Arkansas Water and Little Rock
Reclamation Authority with mains running along the north side of
the road. There is also 3 phase overhead power along the north
side of Mabelvale Pike. Stormwater detention will be provided
onsite.
The developer is not requesting any variances and believes that
all requirements of the R-2 zoning are met.”
Section 31-234 of the City’s Subdivision Ordinance provides the following
requirements for zero-lot-line developments:
“Submission of a plat creating a zero-lot-line development shall
be accompanied by a generalized site plan showing the proposed
locations and dimensions of all buildings, accessory uses and
other improvements. Platted building lines shall be shown on all
sides of each lot for purposes of delineating the maximum
buildable area of each lot and specify the zero-lot-line yard.”
Section 31-232 requires a minimum lot width of 35 feet and a minimum lot depth
of 100 feet for zero-lot-line developments.
The applicant is proposing the following minimum setbacks for the preliminary plat:
Front: 93.30 feet to 123.81 feet
Rear: 25 feet
Sides: 0 feet/10 feet
Lots 1 through 3 will have zero (0) side setbacks along the east property lines and
10 foot side setbacks along the west property lines. Lots 4 through 6 will have
zero (0) side setbacks along the west property lines and 10 foot side setbacks
along the east property lines. Tract A will run down the center of the development
and will contain the mail kiosk.
The proposed circular drive from Mabelvale Pike will be located within a 30 foot
wide shared access and utility easement. Individual 15 foot wide driveways will
extend from the shared drive to each residence. The shared drive from Mabelvale
Pike will be a one-way driveway.
April 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1941
9
The applicant submitted additional information and a received plat document
based on staff’s review. The following additional comments were made by the
Engineering Division on the revised plan:
“Preliminary drainage analysis as required per 31-89 & 31-90 for
the one-hundred year storm event onto, within, and leaving the
property was not provided. The applicant only shows the 25 year
storm event flow leaving the property only. The 25 year storm
flow arrow shown is pointing to the northwest which does not
match the existing contours of the property which shows the flow
should be flowing to the west and to the northwest via sheet flow.
Also, staff will need to see detention calculations for each design
storm (25 & 100 years) and the locations of the discharge points
where they will not cause detriment to property owners
downstream.”
Otherwise, to staff’s knowledge there are no outstanding issues associated with
the proposed plat. Staff will attempt to have the drainage issues resolved prior to
the public hearing. Staff is supportive of the requested preliminary plat.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, subject to compliance
with the comments and conditions outlined in paragraphs D and E, and the staff
analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant requested this application be deferred to the June 8, 2023 agenda, based
on the fact that less than eight (8) Planning Commissioners were present. The item was
included in the Consent Agenda for deferral to June 8, 2023. The vote was 6 ayes,
0 nays, 4 absent and 1 open position. The application was deferred.
May 11, 2023
ITEM NO.: 3 FILE NO. Z-8629-D
NAME: Storage Space, LLC – Conditional Use Permit
LOCATION: 102 S. Rodney Parham Road
DEVELOPER:
SS Rodney Parham, LLC (Owner)
PO Box 6863
Sherwood, AR 72120
OWNER/AUTHORIZED AGENT:
Bear Davidson (Agent)
Davidson Engineering
210 W Arch Street
Searcy, AR 72143
SURVEYOR/ENGINEER:
Bear Davidson (Agent)
Davidson Engineering
210 W Arch Street
Searcy, AR 72143
AREA: 1.86 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 3 CENSUS TRACT: 21.03
CURRENT ZONING: C-3
VARIANCE/WAIVERS:
1. A variance to allow a 15’ street buffer.
2. A variance to allow increase building height in the C-3 Zoning District.
3. A variance to allow grading within the northern 15’ of the southern land use buffer.
BACKGROUND:
On May 11, 2017, the Little Rock Planning Commission approved a conditional use permit
to allow for the construction of a three (3) story mini-warehouse facility containing a
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
2
750 unit mini-warehouse space. The project was never developed and the CUP expired
after three (3) years.
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to re-establish the previously approved conditional use
permit to allow for the construction of a three (3) story, enclosed, mini-warehouse
facility. The facility will contain a 750 unit mini-warehouse building on this C-3
zoned 1.87 acre tract.
B. EXISTING CONDITIONS:
The property is located within the commercial district at the West Markham/Rodney
Parham intersection. A Kroger store, Red Lobster and Burger King are adjacent
to the west. Additional commercial uses, including an older, more traditional mini-
warehouse development are located beyond Kroger. A mixture of office and
commercial uses are located to the east and north. A single-family neighborhood
is adjacent to the south. A restaurant previously occupied this site, with parking
extending to within a few fee of the southern boundary. In staff’s opinion, the
nature of this proposed development and the specifics of the site improvements
are such that there could be a negative impact on the adjacent single-family
neighborhood.
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. 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.
2. All construction work must include appropriate drainage and erosion control
measures (i.e., silt fencing, mulching hydro-seeding, etc.) to protect the
municipal storm water drainage system and neighboring properties from
sediment runoff. New development may be subject to inspections for
compliance.
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
3
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
5. 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 with submission of the street
construction plans for the subdivision. 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. 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.
7. 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).
8. Street stormwater and detention infrastructure design standards shall
comply with the City’s Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
9. 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.
10. Boundary street improvements are required per master street plan.
Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section of the abutting street if the existing street
is not up to city standards. Repair, replace, or extend existing damaged,
missing, and noncompliant curb and gutter, sidewalk, access ramps or
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
4
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.
11. Provide accessible route from the public right of way to the proposed building
entrance in accordance with 2012 Arkansas Fire Prevention Code Section
1104.1.
12. 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.
13. Accessible parking stall and aisle shall comply with standards as outlined in
ICC A117.1- 2017.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit wastewater plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No comments received.
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. Provide a 5-ft utility easement on the west side of the property.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
4. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by 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.
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
5
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
6
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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.
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
7
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter
15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot will be required when an adjacent property has a dissimilar use of a
more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet
in height shall be required upon the property line side of the buffer. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed.
In addition to the required screening, buffers are to be landscaped at the rate
of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
8
cannot count toward fulfilling this requirement. The required screening shall
extend the full length of a property where any outside activity is located for
ten (10) feet on either side of such activity. The activities to be screened
include, but are not limited to, parking lots, drives, sanitation areas,
commercial static display of merchandise, loading docks, utility service
facilities and heating and air conditioning equipment. Where development
which requires screening abuts land use of a more restrictive nature at least
eighty (80) percent of the view of the vehicular use area and parked vehicles
shall be screened to not be visible when viewed from the adjacent property.
A wooden fence may satisfy sixty-five (65) percent of the requirement and
evergreen trees may be used to satisfy the balance. Screening standards
are intended to apply during all seasons of the year. A minimum of fifty (50)
percent of the trees and a minimum of seventy-five (75) percent of the shrubs
to be used for screening purposes shall be evergreen varieties. Maximum
spacings of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
The southern boundary of the site will require this buffer.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces. Please indicate the square footage of the areas considered for the
interior landscape area.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one
(1) acre shall have a water source within seventy-five (75) feet of the plants
to be irrigated.
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
9
8. All lawn areas shall be sodded with a regionally appropriate turfgrass species.
There should be no hydroseeding.
9. Evergreen shrubs should be containerized. All shrubs are to be a minimum
of 18 inches in height at installation.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a three (3) story, enclosed, mini-warehouse facility. The facility will contain a 750
unit mini-warehouse building on this C-3 zoned 1.87 acre tract. The applicant is
requesting to re-establish the CUP which was approved in 2017 and has expired.
The property is located within the commercial district at the West Markham/Rodney
Parham intersection. A Kroger store, Red Lobster and Burger King are adjacent
to the west. Additional commercial uses, including an older, more traditional mini-
warehouse development are located beyond Kroger. A mixture of office and
commercial uses are located to the east and north. A single-family neighborhood
is adjacent to the south. A restaurant previously occupied this site, with parking
extending to within a few fee of the southern boundary. In staff’s opinion, the
nature of this proposed development and the specifics of the site improvements
are such that there could be a negative impact on the adjacent single-family
neighborhood.
The proposed building is to have a setbacks of 25.7 feet from the north property
line, 52.7 feet from the south property line, 25.2 from the east property line and a
range of 11.5 feet to 12.0 feet from the east property line.
Tenants will access the site via a thirty-six (36) foot wide driveway from S. Rodney
Parham Road. The site plan indicates twelve (12) parking spaces located in this
area. Additional parking is located behind the gate on the west side of the building
allowing tenants to park and unload. Tenants can exit the site onto Sunnymeade
Drive.
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
10
Office hours are proposed as 8:00am to 6:00pm Monday through Saturday and
tenant access is from 6:00am to 10:00pm daily. A gated, key pad entry is located
in the area near the office which provides tenant access to the storage units. A
second gate (exit only) located west of the mini-storage provides an exit from the
site. The applicant intends to make modifications to the Sunnymeade driveway to
encourage tenants to make a left turn towards Rodney Parham Road rather than
a right turn into the neighborhood east of the site.
The applicant requests three variances with this application. The same three
variances were approved under the previous application are also requested under
this new application. The first is a two (2) foot height variance to allow a building
height of thirty-seven (37) feet. C-3 has a height limit of thirty-five (35) feet. The
second variance is to allow a reduction in the Rodney Parham Road perimeter
street buffer from twenty-five (25) feet to fifteen (15) feet. The reduction is caused,
in part, by a requirement to dedicate additional right-of-way. The third variance is
to allow grading within the northern fifteen (15) feet of the southern land use
buffer. The code allows for an encroachment of up to 30 percent in a buffer. The
proposed fifteen (15) foot encroachment represents 60 percent of the buffer. That
area contains vestiges of a paved parking lot. Staff supports the requested
variances.
The site plan shows landscaping to be installed along the north, east and west
sides of the building. All landscaping must comply with Chapter 15 of the City’s
Landscaping Code.
The site plan shows an existing trash enclosure to be removed and replaced with
a new eight (8) foot high masonry trash enclosure. Any dumpster on the site must
comply with Section 36-523 of the City’s Zoning Ordinance.
A sign will be located along S. Rodney Parham Road just inside the driveway. All
signage must comply with Section 36-555 of the City’s Zoning Ordinance (signs
permitted in commercial zones).
Any site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested conditional use permit to allow a mini-storage
at the site. Staff feels the request is reasonable. Commercial zoning and uses
exist within the general area at the intersection of W. Markham Street and Rodney
Parham Road (a minor arterial/minor arterial intersection). The proposed
conditional use will represent a continuation of this development pattern in this
area. With the maintenance of screening along the east and north property lines,
the proposed use should have no adverse impact on the residential properties in
the area.
May 11, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-8629-D
11
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, and
variances, subject to compliance with the comments and conditions noted in
paragraphs D, E and F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant requested this application be deferred to the June 8, 2023 agenda, based
on the fact that less than eight (8) Planning Commissioners were present. The item was
included in the Consent Agenda for deferral to June 8, 2023. The vote was 6 ayes,
0 nays, 4 absent and 1 open position. The application was deferred.
May 11, 2023
ITEM NO.: 4 FILE NO.: Z-9768
NAME: Hicks Accessory Dwelling – Conditional Use Permit
LOCATION: 2600 N. Rodney Parham Road
DEVELOPER:
Harold Mark Hicks
2600 Rodney Parham
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Harold Mark Hicks (Owner)
2600 Rodney Parham
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Pinnacle Land Surveyors, Inc.
PO Box 329
Mayflower, AR 72106
AREA: 0.69 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.15
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow the use of a proposed
ancillary structure of 2600 Rodney Parham Road as an accessory dwelling unit.
The property is located within an R-2 Single-Family District, which allows for
accessory dwelling units with a conditional use permit.
B. EXISTING CONDITIONS:
The property is in a primarily residential area, with R-2 single-family residential
zoning encompassing the structures at 2600 Rodney Parham Road. To the west
May 11, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-9768
2
of this property the zoning is R-4 two-family district which makes up Pleasant
Valley Country Club.
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. All construction work must include appropriate drainage and erosion control
measures (i.e., silt fencing, mulching hydro-seeding, etc.) to protect the
municipal storm water drainage system and neighboring properties from
sediment runoff. New developments may be subject to inspections for
compliance.
2. An engineering report and analysis of the site grading and drainage may be
required with application of the building permit for the accessory structure for
Department engineering staff’s verification that the increase in stormwater
runoff from the accessory structure will not adversely affect nearby properties
to their detriment. This report will also show how the increase in stormwater
runoff will be handled, where the discharge location will be, and the quantity of
discharge for each design storm event at a minimum.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment.
Entergy: No comments received.
Summit Utilities: 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 Comment.
Parks and Recreation: No comments received.
County Planning: No comments.
May 11, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-9768
3
F. BUILDING CODES/LANDSCAPE:
Building Codes: 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 a proposed
ancillary structure of 2600 Rodney Parham Road as an accessory dwelling unit.
The property is located within an R-2 Single-Family District, which allows for
accessory dwelling units with a conditional use permit.
The property is in a primarily residential area, with R-2 single-family residential
zoning encompassing the structures at 2600 Rodney Parham Road. To the west
of this property the zoning is R-4 two-family district which makes up Pleasant
Valley Country Club
The proposed accessory structure will be a one-story 1,400 square foot structure.
It will be located in the rear yard area and will comply with all required minimum
setbacks from the property lines. The proposed accessory structure also complies
with the allowed building height and rear yard coverage requirements.
The primary structure will continue to be occupied by the property owner. The
ancillary structure will be used to accommodate a large family that visits frequently.
Staff finds that the request for a conditional use permit to use the proposed
ancillary structure at 2600 Rodney Parham Road as an accessory dwelling unit as
reasonable and compatible with the surrounding neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraph D, E, and the
staff analysis, of the agenda staff report.
May 11, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-9768
4
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 5 FILE NO.: Z-9774
NAME: Oganesian Duplex – Conditional Use Permit
LOCATION: 2611 Johnson Street
DEVELOPER:
Mikhael Oganesian
8225 Swan Lake Avenue
Las Vegas, NV 89128
OWNER/AUTHORIZED AGENT:
Mikhael Oganesian – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an existing single
family residence to be converted to a duplex.
B. EXISTING CONDITIONS:
The property is occupied by a one-story frame single family residence. A one-car
wide driveway from Johnson Street serves as access to the property. A paved
alley is located along the rear (east) property line.
May 11, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-9774
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:
1. Show proposed driveway improvements on site plan to handle the required
parking for the duplex per City Zoning Codes.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
May 11, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-9774
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
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
May 11, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-9774
4
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.
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
May 11, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-9774
5
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an existing single
family residence to be converted to a duplex. The property is located at 2611
Johnson Street and is zoned R-3.
The property is occupied by a one-story frame single family residence. A one-car
wide driveway from Johnson Street serves as access to the property. A paved
alley is located along the rear (east) property line.
The applicant proposes to construct a second floor addition to the existing
residence, and add 16 feet by 28 feet to the footprint of the structure. The structure
will have a building height of 26 feet. The proposed addition to the existing
structure will comply with all ordinance required minimum setbacks from property
lines. The proposed building height will also conform with ordinance requirements.
The applicant proposes to extend the parking pad in the front yard area to
accommodate two (2) vehicles. A parking space will also be added in the rear yard
area, off the alley. Section 36-502 of the City’s Zoning Ordinance requires a
minimum of three (3) parking spaces for a duplex. The proposal complies with this
requirement.
The applicant provided additional information to staff during staff’s review of the
application. To staff’s knowledge, there are no outstanding issues. The applicant
is requesting no variances with the application.
Staff is supportive of the application. Staff views the proposed duplex use as
reasonable. There are lots within this neighborhood which are zoned R-4 and R-
5. The proposed duplex use will represent only a minor increase in density, and
should have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
May 11, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-9774
6
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 6 FILE NO.: Z-9776
NAME: Gray Accessory Dwelling – Conditional Use Permit
LOCATION: 421 S. Maple Street
DEVELOPER:
Joseph Gray
5601 Tall Pine Blvd
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Joseph Gray (Owner)
5601 Tall Pine Blvd
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Hope Consulting
117 S. Market Street
Benton, AR 72015
AREA: 0.20 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
The applicant is requesting a variance for a reduced front yard setback of 38 feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow the use of the
proposed ancillary structure of 616 S. Oak Street as an accessory dwelling unit.
The property is located within an R-3 Single-Family District, which allows for
accessory dwelling units with a conditional use permit.
May 11, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9776
2
B. EXISTING CONDITIONS:
The property is in a primarily residential area, with R-3 single-family residential
zoning encompassing the structures at 421 Maple Street. Directly to the east of
this property, there are three properties that have PD-R zoning classifications.
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. All construction work must include appropriate drainage and erosion control
measures (i.e., silt fencing, mulching hydro-seeding, etc.) to protect the
municipal storm water drainage system and neighboring properties from
sediment runoff. New developments may be subject to inspections for
compliance.
2. An engineering report and analysis of the site grading and drainage may be
required with application of the building permit for the accessory structure
for Department engineering staff’s verification that the increase in
stormwater runoff from the accessory structure will not adversely affect
nearby properties to their detriment. This report will also show how the
increase in stormwater runoff will be handled, where the discharge location
will be, and the quantity of discharge for each design storm event at a
minimum.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
May 11, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9776
3
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.
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.
May 11, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9776
4
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 Codes: 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 a proposed
ancillary structure of 421 S. Maple Street as an accessory dwelling unit. The
property is located within an R-3 Single-Family District, which allows for accessory
dwelling units with a conditional use permit.
The property is in a primarily residential area, with R-3 single-family residential
zoning encompassing the structures at 421 Maple Street. Directly to the east of
this property, there are three properties that have PD-R zoning classifications.
The applicant is requesting to construct a 24 foot by 32-foot accessory dwelling
structure on the north side of the existing residence. The structure will be set back
approximately 38 feet from the front (west) property line. Section 36-156 (a)(2) c.
of the city’s zoning ordinance requires a minimum front setback of 60 feet for
accessory structures. Therefore, the applicant is requesting a variance to allow
the reduced front setback. Staff supports the requested variance. The proposed
structure will comply with all other setback requirements.
The proposed accessory structure will be two (2) stories in height, with a garage
below and a dwelling unit on the second floor. The structure will have exceeded a
building height of approximately 21 feet.
May 11, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9776
5
Staff finds that the request for a conditional use permit to use the ancillary structure
at 421 S. Maple Street as an accessory dwelling unit as reasonable and compatible
with the surrounding neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraph D, E, and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 7 FILE NO.: Z-9780
NAME: Kayishunge Accessory Dwelling – Conditional Use Permit
LOCATION: 519 S Valmar Street
DEVELOPER:
Device Kayishunge
519 S Valmar
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Device Kayishunge (Owner)
519 S Valmar
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Trotter Surveying
10 Cambay Court
Little Rock, AR 72211
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow the use of a proposed
ancillary structure of 519 S Valmar as an accessory dwelling unit. The property is
located within an R-3 Single-Family District, which allows for accessory dwelling
units with a conditional use permit.
May 11, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9780
2
B. EXISTING CONDITIONS:
The property is in a primarily residential area, with R-3 single-family residential
zoning encompassing the structures at 519 S Valmar. The University of Arkansas
for Medical Sciences is within walking distance from 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:
1. All construction work must include appropriate drainage and erosion control
measures (i.e., silt fencing, mulching hydro-seeding, etc.) to protect the
municipal storm water drainage system and neighboring properties from
sediment runoff. New development may be subject to inspections for
compliance.
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. The property or portion of the property lies within the 100-year floodplain. The
lowest finished floor (including basement) of the proposed structure must be
elevated to at least 1 foot above the base flood elevation. Attendant utility
and sanitary facilities must be elevated to above the base flood elevation. The
finished floor elevation of at least 1 foot above the base flood elevation must
be shown on the grading plan and all final plats.
May 11, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9780
3
5. An approved Special Flood Hazard Development Permit will be required to
be submitted with application of the building permit for the accessory structure
or Department staff will not be able to review and approve the building permit
in the future.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
May 11, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9780
4
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.
F. BUILDING CODES/LANDSCAPE:
Building Codes: 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 a proposed
ancillary structure of 519 S Valmar as an accessory dwelling unit. The property is
located within an R-3 Single-Family District, which allows for accessory dwelling
units with a conditional use permit.
The property is in a primarily residential area, with R-3 single-family residential
zoning encompassing the structures at 519 S Valmar. The University of Arkansas
for Medical Sciences is within walking distance from the property.
The applicant proposes to construct a 750 square foot accessory dwelling in the
rear yard area. The proposed accessory dwelling structure will comply with all
required minimum setbacks from all property lines. The proposed structure will not
exceed a building height of 35 feet/
May 11, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9780
5
The applicant is graduating from medical school soon, and her mother plans to
relocate to the area and reside on the property in the proposed 750 square
accessory dwelling unit.
Staff finds that the request for a conditional used permit to use the ancillary
structure at 519 S Valmar Street as an accessory dwelling unit as reasonable and
compatible with the surrounding neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraph D, E, and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 8 FILE NO.: Z-9777
NAME: Arkansas Quality Therapy - Group Care Facility – Special Use Permit
LOCATION: 3209 Ludwig Street
DEVELOPER:
Tolbert Investments, LLC (Owner)
3209 Ludwig Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Quality Therapy (Agent)
1410 W Daisy L. Gatson-Bates Drive
Little Rock, AR 72202
SURVEYOR/ENGINEER:
N/A
AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.08
CURRENT ZONING: R-3 (CUP)
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Special Use Permit to allow for a group care facility
to be operated in the existing duplex. The proposed group care facility will have a
maximum of nine (9) residents and three (3) full-time staff.
B. EXISTING CONDITIONS:
The site contains a 2,244 square foot, one-story, two-family residence. A shared
access drive extends from W 32nd Street which provides rear access to several
existing duplex structures with frontage along Ludwig Street. R-3 zoning and uses
are contained west of the site. A mixture of zoning and uses are contained to the
north, south and east of the site. The proposed group care facility is located within
the John Barrow Road Overlay District.
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
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: No comments.
Entergy: No comments
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. NO OBJECTIONS; All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Fire Department:
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
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
3
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30’, approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
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.
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
4
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.
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 for a group care facility
to be operated in the existing duplex. The proposed group care facility will have a
maximum of nine (9) residents and three (3) full-time staff.
The site contains a 2,244 square foot, one-story, two-family residence. A shared
access drive extends from W 32nd Street which provides rear access to several
existing duplex structures with frontage along Ludwig Street. R-3 zoning and uses
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
5
are contained west of the site. A mixture of zoning and uses are contained to the
north, south and east of the site. The proposed group care facility is located within
the John Barrow Road Overlay District.
No signage beyond that allowed in single-family and two-family zones will be
permitted.
The applicant notes three (3) full-time positions for the facility will be two (2)
Residential Administrators and one (1) Residential Manager. Part-time positions
will be one (1) Case Manager, one (1) Behavioral Therapist and one (1) AQT
director.
The following organizations are associated with the proposed group care facility:
1. Arkansas Quality Therapy
2. Arkansas Department of Human Services
3. Arkansas Rehabilitation Services
The applicant provided the following statement and description of on-site services
provided to residents:
“Arkansas Quality Therapy will be provided vocational-rehabilitation
services to individuals referred through Arkansas Rehabilitation Services
and Arkansas Department of Youth Services All of the program’s guidelines
will be governed by policies and procedures ascribed through the Arkansas
Department of Human Services for a Residential Transitional Facility. The
participants in the program will receive transitional housing supportive
services inclusive of but not limited to the following:
Adult work-based learning experience
Job search assistance
Job placement assistance
Behavioral health supportive services
Like skills development training
Independent living support
Educational support for adult basic education and/or continued high
school education”
Three (3) parking spaces are attached to the lot for staff. The applicant notes that
residents will not have vehicles.
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
6
The applicant submitted a bill assurance provided by the Pulaski County Clerk’s
office. The bill of assurance was recorded in 1907 and is not legible.
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Home Facilities, as adopted by the Board of Directors on
September 6, 2005:
1. family care facility, group care facility, group home, parolee or
probationer housing facility, rooming, lodging and boarding facility.
(a) Separation, spacing and procedural requirements for family
care facilities, group care facilities, group homes, parolee or probationer
housing facilities and rooming, lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood. Unless the commission
determines that a different area is more appropriate, a neighborhood shall
be defined as an area incorporating all properties lying within one thousand
five hundred (1,500) feet of the site for which the permit is requested.
(b) There shall be a presumption that a special use permit for a
group home of 5, 6, 7, or 8 handicapped persons will be granted if all
ordinance requirements are met, except that individuals whose tenancy
would constitute a direct threat to the health or safety of other individuals
of whose tenancy would result in substantial physical damage to the
property of others shall not be allowed in such a home.
(c) Issues that the planning commission will consider during its review
of a family care facility, group care facility, group home, parolee or
probationer housing facility, or rooming, lodging and boarding facility
include, but are not limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed to be served,
the number of employees proposed and the type of services
being proposed.
4. The need and provision for readily accessible public or quasi-
public transportation.
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
7
5. Access to needed support services such as social services
agencies, employment agencies and medical service
providers.
6. Availability of adequate on-site parking.
(d) The fire marshal must approve the use of any structure proposed as
a family care facility, group care facility, group home, parolee or probation
housing facility or rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes and parole
or probation housing facilities shall be operated within any and all applicable
licensing and procedural requirements established by the State of Arkansas.
According to an area survey, there are no other transitional residential
facilities within 1,500 feet of the property.
Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance
(minimum area per dwelling unit) requires 150 square feet for the first
occupant and 100 square feet for each additional occupant. Therefore, the
minimum area for a residence occupied by 9 persons is 950 square feet. As
noted earlier the residential structure contains 2,244 square feet.
Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for
the first occupant and 50 square feet for each additional occupant. The
applicant is proposing the following bedroom occupancy:
The duplex has a total of six (6) bedrooms with three (3) within each unit.
The square footage for the bedroom spaces are:
(a) (2) Bedroom #1: 170 square feet, total occupancy – 2
(b) (2) Bedroom #2: 110 square feet, total occupancy – 1
(c) (2) Bedroom #3: 135 square feet, total occupancy – 2
The occupancy as proposed conforms to Sections 8-406(a) and (b) of the Code.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
May 11, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-9777
8
Staff does not support the requested special use permit to allow a group care
facility at 3209 Ludwig Street. Although staff’s survey revealed no other residential
living facilities within 1,500 feet of the site, and the proposed occupancy will
conform with Section 8-406 of the Code, staff feels the proposed group care facility
is too institutional in nature for this existing two-family residential site. Staff
believes that a group home-type facility with up to nine (9) residents, three (3)
around the clock staff (including overlap in shift change times), and the potential
for visitors for the nine (9) residents is too intense for this single-family subdivision.
Staff believes the applicant should seek a residential location fronting a more major
roadway, possibly along the perimeter of a single-family subdivision.
STAFF RECOMMENDATION:
Staff recommends denial of the requested special use permit to allow a group care facility.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
Trooper Talbert was present representing the applicant. There were no objectors
present. Staff presented the application with a recommendation of denial.
Trooper Talbert addressed the commission representing the application. He stated that
the intent of the new use requested is to provide a transitional environment to youth for
development of life skills and that the number of occupants will be limited.
There was a discussion by the PC regarding how long the occupants would stay in the
facility, the number of occupants expected at any time, number of staff, parking
arrangements for the facility and if any opposition correspondence had been received
from neighboring property owners.
There was a motion to approve the application, including all staff comments and
conditions, except the recommendation of denial. The vote was 5 ayes, 2 nays, 3 absent,
and 1 open position. The motion failed.
May 11, 2023
ITEM NO.: 9 FILE NO.: Z-9781
NAME: Williams Day Care Facility Home – Special Use Permit
LOCATION: 8401 Fairwood Road
DEVELOPER:
Kesha Williams
8401 Fairwood Road
Mabelvale, AR 72103
OWNER/AUTHORIZED AGENT:
Kesha Williams
8401 Fairwood Road
Mabelvale, AR 72103
SURVEYOR/ENGINEER:
N/A
AREA: 0.46 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Special Use Permit to allow a day care family home
to be operated in the single-family residence on the R-2 zoned property located at
8401 Fairwood Road. The proposed day care family home will have a maximum
of ten (10) children.
B. EXISTING CONDITIONS:
The site contains a 1,672 square foot, one-story, single-family residence located
on the southwest corner of Fairwood Road and Toombs Road. Access to the rear
May 11, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9781
2
yard is along Toombs Road. The residence contains a fence around the backyard
of the house. R-2 zoning and uses are contained in all directions.
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. Driveways shall handle the required parking for the daycare facility per City
Zoning Codes.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. 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.
May 11, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9781
3
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Special Use Permit to allow a day care family home
to be operated in the single-family residence on the R-2 zoned property located at
8401 Fairwood Road. The proposed day care family home will have a maximum
of ten (10) children.
The applicant proposes the hours of operation to be from 7:00am to 6:00pm,
Monday through Sunday.
The site contains a 1,672 square foot, one-story, single-family residence located
on the southwest corner of Fairwood Road and Toombs Road. Two concrete
driveways extend from Toombs Road along the south property line. The northern
most driveway leads to a two-car garage. The applicant notes the second
driveway to the south, will be the designated pick-up/drop-off area for the day care
use. This driveway leads to a gate which provides access the rear entry to the
residence.
The principal use of the property will remain single-family residential. No signage
beyond that allowed in single-family zones will be permitted.
The applicant notes, no bill assurance was found by the Pulaski County Clerk’s
office.
According to Section 36-54(e)(3) of the City’s Zoning Ordinance, the site and
location criteria for Day Care Family Homes are as follows:
a. This use may be located only in a single-family home, occupied by the
caregiver and which is the full-time residence of the caregiver.
b. Must be operated within licensing procedures established by the State
of Arkansas. State regulations shall control the number of employees
residing off premises.
c. The use is limited to ten (10) children including the care givers.
d. The minimum to qualify for special use permit is six (6) children from
households other than the care givers.
e. This use must obtain a special use permit in all districts where day care
centers are not allowed by right.
f. After the effective date of this subsection, no special use permit will be
approved for a day care family home proposed to be located within three
May 11, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9781
4
hundred (300) feet of a licensed day care center or an operating day care
family home for which a special use permit has previously been
approved. For the purposes of this subsection, the distance between
properties shall be measured in a straight line without regard to
intervening structures or objects, from property line to property line.
g. All day care family homes located in the city are required to obtain a city
business license and to pay an annual business tax as specified in
chapter 17 of the Code.
h. A copy of the day care family home's current state license must be
submitted to the city collector's office each year at the time of payment
of the annual business tax.
i. All vehicles must be parked on an on-site paved surface.
j. All vehicles located on the site must be operational.
k. All pick-up and drop-off of children shall be on the property's driveway
and not on the public right-of-way unless otherwise approved by the
planning commission.
l. Special use permits for day care family homes shall be reviewed by staff
every three (3) years for compliance with the development criteria and
planning commission approval.
m. The fire marshal must approve use of the residence for the proposed
day care family home.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
A survey conducted by staff found one (1) other day care use located at
8001/8003 Mabelvale Cut-off, approximately 1,285 feet from this property. Staff
knows of no other day care uses within this area.
To staff’s knowledge, the only outstanding issue, which is noted in the applicant’s
cover letter, associated with this application, is the Fire Marshal’s approval pending
licensure for the daycare/family home. Staff feels the proposed day care family
home at this location will have no adverse impact on the general area. Based on
the survey, staff could find no permitted/licensed day care family homes or day
care centers within 300 feet of the site.
May 11, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-9781
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit to allow a day care family
home at 9781 Fairview Road, subject to the following conditions:
1. Compliance with the site and location criteria in Section 36-54(e)(3).
2. There is to be no signage beyond that permitted in single-family zones.
3. Outdoor activities, including playground use, are limited to day-light hours.
4. Written approval from the Fire Marshal must be obtained and submitted to staff
prior to operation of the day care family home.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
Kesha Williams was present representing the application. There was one (1) objector
present. Staff presented the application with a recommendation of approval.
Troy Laha addressed the Commission stating that he was opposed to the proposed use
of the property and that the applicant has not provided a parking plan, traffic study, details
about the use of the property, nor attended the Southwest Little Rock United for Progress
meeting to discuss the application.
Kesha Williams addressed the Commission representing the application. She stated that
did attend the meeting with Mr. Laha and discussed the item which has a goal of providing
quality service and has been approved by the Arkansas Department of Human Services
for operation. She stated that the size and use of the property should not have any impact
on traffic in the area.
There was a discussion by the PC regarding the location of the proposed daycare and
the condition of Fairwood Road.
There was a motion to approve the application, including all staff comments and
conditions. The motion passed by a vote of 7 ayes, 0 nays, 3 absent, and 1 open position.
The application was approved.
May 11, 2023
ITEM NO.: 10 FILE NO.: Z-9775
NAME: Rezoning from R-3 to R-7A
LOCATION: 3512 East 39th Street
DEVELOPER:
Ronnie Reed
P. O. Box 412
College Station, AR 72206
OWNER/AUTHORIZED AGENT:
Ronnie Reed – Owner/Applicant
SURVEYOR/ENGINEER:
Blew and Associates
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 0.156 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 24 CENSUS TRACT: 40.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.156 acre property from “R-2” Single Family
District to “R-7A” Manufactured Home District to allow the placement of one (1)
single-wide manufactured home. The property is located within the City’s
Extraterritorial Zoning Jurisdiction (ETJ).
B. EXISTING CONDITIONS:
The property is currently undeveloped. The surrounding properties are zoned R-
3. Most of the surrounding properties are undeveloped.
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
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: No comments.
Entergy: No comments received.
Summit Utilities: No comments received.
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.
Fire Department:
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.
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
3
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.
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.
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
4
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the College Station Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single-family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from R-3 (Single Family District) to R-7A
(Manufactured Home District).
Surrounding the application area in all directions is land shown as Residential Low
Density (RL). Much of the land is wooded and undeveloped but platted for
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
5
residential lots. Further to the north and west, is Park/Open Space (PK/OS)
buffering the residential area for a Mining (M). 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 Mining (M) category
provides for the extraction of various natural resources such as bauxite, sand,
gravel, limestone, granite or other. Mining uses will include assurances that these
resources be properly managed so as not to create a hazard, nuisance or the
disfigurement or pollution of the land.
To the east, over a city block, is Union Pacific railroad then Frazier Pike. Following
Frazier Pike to the east is the social and business center of College Station with
areas of (MX), (PK/OS), Commercial (C), (P/I), Residential High Density (RH), and
Residential Medium Density (RM) uses. The Mixed Use (MX) category provides
for a mixture of residential, office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or commercial or if the use is a mixture
of the three. 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.
Master Street Plan:
East 39th Street is a Local Street. The primary purpose of Local Streets is to
provide access to adjacent property. Right-of-Way is 50 feet and a sidewalk is
required on one side. This street may require dedication of additional right-of-way
and may require street improvements.
Bicycle Plan:
There are no bicycle facilities in the vicinity.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
Ronnie Reed, owner of the 0.156 acre lot located at 3512 East 39th Street (College
Station), is requesting to rezone to property from “R-3” Single Family District to
“R-7A” Manufactured Home District. The property is located on the north side of
East 39th Street, west of W. Line Street. The rezoning is proposed to allow
placement of a 14 foot by 60 foot single-wide manufactured home on the lot. The
property is located outside the Little Rock city limits, but within the City’s
extraterritorial jurisdiction.
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
6
The site plan submitted shows the manufactured home located 25 feet back from
the front (south) property line, over 40 feet from the rear (north) property line, over
ten (10) feet from the west and east side property lines. Small sets of steps will be
located at the front and back doors of the manufactured home.
A driveway from West 39th Street will serve as access to the property. A parking
pad will be located between the street and the proposed manufactured home. A
10 foot by 10 foot storage building will be located on the north side of the proposed
manufactured home in the rear yard area.
All surrounding properties are zoned R-3. There are a number of vacant lots in the
area. There are a number of other manufactured homes of various sizes and ages
in this general area.
The City’s Future Land Use Plan designates this property as Residential Low
Density. The requested R-7A zoning does not require a change to the Land Use
Plan.
The R-7A Zoning District is a site plan review district. The following are the siting
criteria for manufactured homes in the R-7A District as per Section 36-262 (d) (2)
of the City’s Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport features.
c. Permanent foundation.
d. Exterior wall finished in a manner compatible with the neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent structures.
g. Off-street parking per single-family dwelling standards.
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 associated with this
application.
Staff is supportive of the requested R-7A rezoning. Staff views the request as
reasonable. The property is located within the City’s Extra-Territorial Zoning
Jurisdiction (ETJ). The proposed rezoning is consistent with the land use pattern
within the area. There are existing single-wide manufactured homes in the general
area of the proposed site.
May 11, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-9775
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the R-7A zoning to allow for the placement of a
single-wide manufactured home subject to the following conditions:
1. Compliance with the comments and conditions noted in paragraph E, and the
staff analysis, of the agenda staff report.
2. Compliance with the manufactured home minimum siting standards as noted
in Section 36-262 (d) (2) of the City’s Zoning Ordinance.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 11 FILE NO.: Z-4213-K
NAME: Brandon House Event Center – Revised POD
LOCATION: 12120 Colonel Glenn Road
DEVELOPER:
Brandon House
Pamela Bax
12120 Colonel Glenn Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
MCC Self Storage, LLC/WOBB Lane, LLC - Owner
Pamela Bax – Agent
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 10.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 3, 2008 the Planning Commission approved the Bowman Plaza – Revised
POD. The Board of Directors passed Ordinance No. 19,912 on February 5, 2008
approving the POD. The approved POD allowed for 30 percent of the building area to be
occupied by commercial uses, and 70 percent of the building area to be occupied by a
combination of office, warehouse and showroom uses.
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revised the POD zoning for the property to allow an
event center use, within a portion of an existing building.
B. EXISTING CONDITIONS:
The existing developed property (Bowman Plaza II) contains a 112,915 square foot
building with a height of one (1) story. Paved parking and vehicular use area is
located on the building’s north, south and west sides. Access to the property is via
a shared driveway from Colonel Glenn Road, between this property and the lot to
the east (Bowman Plaza I).
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 Utilities: No comments received.
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.
Provide a 10-ft utility easement along the road frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
3
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
4
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:
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.
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
5
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Mixed Office Commercial (MOC) for the requested area. The Mixed Office and
Commercial (MOC) category provides for a mixture of office and commercial uses
to occur. Acceptable uses are office or mixed office and commercial. A Planned
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
6
Zoning District is required if the use is mixed office and commercial. The
application is to revise Planned Office Development (POD) to allow an Event
Center on the site.
Surrounding the application area to the west and east is Mixed Office Commercial
(MOC area. Beyond this to the west Residential Low Density (RL). The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single-family homes but may also include
patio or garden homes and cluster homes, provided that the density remains less
than 6 units per acre. This land is mostly undeveloped and partially wooded. To
the north is Residential High Density (RH) land. The Residential High Density (RH)
category accommodates residential development of more than twelve (12)
dwelling units per acre. Currently this is a mobile home park development.
East of South Bowman Road and David O Dodd Road is Commercial (C) to the
Colonel Glenn Road intersection with I-430. 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 Baptist
Nursing College is located on the land as well as several auto dealerships.
South of Colonel Glenn Road is an area of Commercial (C), Service Trades District
(STD), Office (O), and Public/Institutional (P/I). 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. There is a convenience store and several auto
related businesses on the land. The Office (O) category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities. This land has a rehabilitation
facility and a professional office. The Public/Institutional (PI) category includes
public and quasi-public facilities that provide a variety of services to the community
such as schools, libraries, fire stations, churches, utility substations, and hospitals.
Master Street Plan:
Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan
Map. Principal Arterials are roads designed to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. A right-of-Way
(ROW) of 110 feet is required. Sidewalks are required on both sides. This street
may require dedication of additional right-of-way and may require street
improvements.
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
7
Bicycle Plan:
Colonel Glenn Road is shown on the Master Bike Plan with proposed Class II bike
lanes. A Bike Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
On January 3, 2008 the Planning Commission approved The Bowman Plaza –
Revised POD. The Board of Directors passed Ordinance No. 19,912 on
February 5, 2008 approving the POD. The approved POD allowed for 30 percent
of the building area to be occupied by commercial uses, and 70 percent of the
building area to be occupied by a combination of office, warehouse and showroom
uses.
The applicant proposes to revise the previously approved POD Zoning for the
property to allow an event center use within a portion of the existing 112,915
square foot building which exists on the site. Brandon House Cultural and
Performing Arts Center occupies Suite 1000 of the existing building, which is at the
north end of the building toward the rear of the property.
The applicant has provided the following information for the proposed event center
use:
"The purpose and reason for changing the current zoning to
include event center is to allow Brandon House to operate as an
assembly that includes a state of the art theater to train some of
the most high-risk students in the state that haven't been given
adequate access to artistic, vocational or academic programming
using a state of the art theater; an art gallery funded in part by
Windgate Foundation for aspiring youth and young adults to
display and showcase their arts in a community gallery; and an
assembly space that is used for public performances, educational
retreats, educational classrooms, and cultural events, to include
but not limited to concerts, banquets, business meetings,
weddings, conferences, business expos, small community
conventions and other special events."
"Changing the zoning to include event center will support the
need for a community-based theater, art gallery and performance
spaces for use by communityꞏresidents, young adults, local
businesses, artists, creative professionals and students who do
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
8
not have to travel outside of their community to access arts-based
programming and cultural & performing arts."
"Brandon House's administrative hours are 9 a.m. to 5:00 p.m.
Monday through Friday. With bookings from businesses and
individuals who want to utilize the space, the hours may vary with
events being held anywhere from Friday evenings, Saturday, and
or Sunday. All events are required to end before 11:59 p.m."
"Patrons/Clients have the ability to serve beverages at their
events. However, if they wish to sell alcohol, beer or wine, it is
stated in their contract they are required to submit an application
for a temporary permit through ABC. Insurance is required for all
events and Brandon House determines whether armed or
unarmed security is required for an event. If security is needed or
requested, we utilize Little Rock Police Department (LRPD) or a
licensed bonded security company."
"Patrons have the ability to book our space and sell tickets to their
event."
Existing paved parking is located on the south, east and west sides of the existing
building. Staff believes the existing parking will be sufficient to serve the additional
proposed use.
Any new signage must comply with the previously approved POD zoning.
To staff’s knowledge, there are no outstanding issues associated with this
application. The applicant provided responses and additional information to staff,
as requested during staff’s review of this application. The applicant is requesting
no variances with this proposal.
Staff is supportive of the revised POD application. Staff views the request as
reasonable. The existing developed property should be an appropriate location
for the proposed event center use.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised POD zoning, subject to
compliance with the comments and conditions outlined in paragraph E, and the
staff analysis, of the agenda staff report.
May 11, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-4213-K
9
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 12 FILE NO.: Z-9074-A
NAME: Life Skills for Youth – PD-O
LOCATION: North side of W Baseline Road, approximately 200 feet
west of Stagecoach Road
DEVELOPER:
Jonathan K. Goode (Owner)
121 Capistrano Avenue
Pismo Beach, CA 93449
OWNER/AUTHORIZED AGENT:
Melanie Gibson (Agent)
Colliers International
One Allied Drive, Suite 1500
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Shettles Surveying & Consulting, PLLC
PO Box 25761
Little Rock, AR 72221
AREA: 6.82 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 6.82 acre tract from PCD to PD-O to construct
a new school academy for students grades K-12. The 6.82 acres is part of a larger
overall 13.90 acre tract. The academy will operate after-hours, weekends and
during the summer.
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
2
B. EXISTING CONDITIONS:
The site is undeveloped and wooded. A residential subdivision is contained to the
northern portion of the site, however there will be no development in this area.
Commercial zoning and uses are contained east and south of the site. The
majority of the property to the west is zoned multi-family which contains Eagle Hill
Golf Development. There are two residentially zoned lots in the immediate area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. 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.
2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas
NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES
branch at 501-682-0744 for applications and information about General Stormwater
Discharge Construction Permit #ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits are
issued by the Planning and Development Dept. at 723 West Markham Street after
approval of sediment and erosion control plans, grading and drainage plans, land
survey, drainage study, and soil loss calculations per City’s stormwater management
and drainage manual. Contact Planning and Development Dept., 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.
4. 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.
5. Baseline Road is classified as a principal arterial per City’s master street plan.
Therefore, a dedication of an additional total right of way of 55 feet will be required
from the centerline of the street or centerline of the right of way depending on the
location of each.
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
3
6. Boundary street widening improvements on Baseline Road are required per principal
arterial standards per City’s master street plan. Boundary street improvements shall
include, but not be limited to reconstruction of one-half section of the abutting street
if the existing street is not up to city standards. Repair, replace, or extend existing
damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or
concrete driveway aprons within the public right-of-way adjacent to the site. Remove
abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within
the public right-of-way shall conform to City of Little Rock Public Works Standard
Details and ADA standards and guidelines.
7. Department engineering staff is required to perform a final inspection of all street
and stormwater infrastructure construction within the public right of way. City
maintenance of the street and stormwater drainage infrastructure within the public
right of way cannot officially begin until final acceptance by Department engineering
staff.
8. Per City Rev. Code 29-99, stormwater detention for developments is required.
9. 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 with submission of the street
construction plans for the subdivision. 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.
10. The Department requires three (3) phase sediment and erosion control (SEC) plans
to be submitted for all construction projects showing best management practices
(BMPs) for mitigating sediment runoff and erosion along with vegetation
specifications for temporary and permanent soil stabilization. Phase 1 SEC plans
shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of
the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities,
buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans
shall show SEC BMPs for final grading, seeding, and landscaping of the site.
11. Sediment and Erosion Control plans shall also show the pertinent information as
outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section
A-4-I-2 (A-B).
12. Street stormwater and detention infrastructure design standards shall comply with
the City’s Stormwater Management and Drainage Manual (2016) including City
Code Chapters 29, 30, and 31.
13. 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.
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
4
14. Provide accessible route from the public right of way to the proposed building entrance
in accordance with 2012 Arkansas Fire Prevention Code Section 1104.1.
15. 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.
16. Accessible parking stalls and aisles shall comply with standards as outlined in ICC
A117.1-2017.
17. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred twenty-
five (625) feet of frontage for two (2) drives. If two driveways are still desired for this
site by the developer, a variance request will have to be filed with application for the
planning commission’s consideration per City Code 31-210 (j).
18. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be three
hundred (300) feet. Driveway spacing shall be centerline to centerline or centerline
to right of way of an intersecting collector street or street of higher classification.
Minimum spacing from the property line shall be one hundred fifty (150) feet.
Maximum driveway width is thirty-six (36) feet. Revise driveways to meet above
requirement accordingly or request a variance from these requirements on the
application filed with Department of Planning and Development staff for the planning
commission’s consideration.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit wastewater plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No comments received.
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. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
5
Department of Health Engineering Division and Little Rock Fire Department
is required.
4. 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.
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
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
6
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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.
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
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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.
Parks and Recreation: No comments received.
County Planning: No comments received.
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. Refer to the Code of Ordinances,
Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX –
Buffers and Screening.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot will be required when an adjacent property has a dissimilar use of a
more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet
in height shall be required upon the property line side of the buffer. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed.
In addition to the required screening, buffers are to be landscaped at the rate
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
8
of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements
cannot count toward fulfilling this requirement. The required screening shall
extend the full length of a property where any outside activity is located for
ten (10) feet on either side of such activity. The activities to be screened
include, but are not limited to, parking lots, drives, sanitation areas,
commercial static display of merchandise, loading docks, utility service
facilities and heating and air conditioning equipment. Where development
which requires screening abuts land use of a more restrictive nature at least
eighty (80) percent of the view of the vehicular use area and parked vehicles
shall be screened to not be visible when viewed from the adjacent property.
A wooden fence may satisfy sixty-five (65) percent of the requirement and
evergreen trees may be used to satisfy the balance. Screening standards
are intended to apply during all seasons of the year. A minimum of fifty (50)
percent of the trees and a minimum of seventy-five (75) percent of the shrubs
to be used for screening purposes shall be evergreen varieties. Maximum
spacings of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
A zoning review of the vicinity does not indicate this requirement.
However, it is recommended that undisturbed tree areas be maximized
to the greatest extent possible.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet. This is required along Stagecoach
Road.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip. This is
required along all drives throughout the site.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces. Please indicate the square footage of the areas considered for the
interior landscape area.
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
9
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one
(1) acre shall have a water source within seventy-five (75) feet of the plants
to be irrigated.
8. All lawn areas shall be sodded with a regionally appropriate turfgrass species.
There should be no hydroseeding.
9. Evergreen shrubs should be containerized. All shrubs are to be a minimum
of 18 inches in height at installation.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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 Crystal Valley Planning District. The Land Use Plan shows
Suburban Office (SO) for the requested area. The Suburban Office category shall
provide for low intensity development of office or office parks in close proximity to
lower density residential areas to assure compatibility. A Planned Zoning District
is required. The application is to rezone from PCD to PD-O to allow for an after-
hours school.
To the north and northeast is more Suburban Office (SO) land, currently
undeveloped. Beyond this to the north is an area of Park/Open Space (PK/OS)
along the Haw Branch floodway. The Park/Open Space (PK/OS) category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land.
West is an area of Public/Institutional (PI) with a faith-based institution. The
Public/Institutional (PI) category includes public and quasi-public facilities that
provide a variety of services to the community such as schools, libraries, fire
stations, churches, utility substations, and hospitals. Beyond the PI area is
Residential Medium Density (RM) with apartments. The Residential Medium
Density (RM) 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. On the east boundary of the site is Commercial (C) with a
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
10
convenience store with fuel pumps and a bank. 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. South of West
Baseline Road is more Commercial with strip commercial and a convenience store
with fuel pumps. West of the Commercial area is partially developed Residential
Low Density (RL). 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, garden or cluster homes, provided that the density remain
less than 6 units per acre.
Master Street Plan:
West Baseline Road is shown as a Principal Arterial on the Master Street Plan
Map. Principal Arterials are roads designed to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. A right-of-Way
(ROW) of 110 feet is required. Sidewalks are required on both sides. This
roadway may require dedication of additional right-of-way and may require street
improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone a 6.82 acre tract from PCD to PD-O to construct
a new school academy for students grades K-12. The 6.82 acres is part of a larger
overall 13.90 acre tract. The academy will operate after-hours, weekends and
during the summer.
The site is undeveloped and wooded. A residential subdivision is contained to the
northern portion of the site, however there will be no development in this area.
Commercial zoning and uses are contained east and south of the site. The
majority of the property to the west is zoned multi-family which contains Eagle Hill
Golf Development. There are two residentially zoned lots in the immediate area.
Life Skills for Youth (“LSY”) is an after-school academy, summer academy,
Saturday academy and out-of-school time academy that will cater to at risk
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
11
children, K-12, with plans to serve approximately 300-400 students at this location.
The applicant anticipates between 30-40 staffers.
The applicant provided the following information regarding facility uses and
operation:
a) 20 classrooms (K-12) – 20 students per classroom
b) 1 Art room
c) 2 Maker classes (K-6 and 7-12)
d) 2 Music rooms (K-6 and 7-12)
e) 1 seminar room/large conference room (20 people)
f) 1 Dance Studio
g) 1 Gymnasium with stage
h) 1 Dining Center with two (2) birthday rooms (K-6 and 7-12), a stage, full
kitchen and serving area
i) 1 Media Center with maker space and interior stairs
j) 1 Coffee Shop
k) 1 Video production studio
l) 1 Game room
m) 1 Teen center
n) 1 Admin area
o) 2 Peace rooms
p) 2 Learning steps
q) 1 Health room
r) Two security officers and one security desk (at all entrances covered)
s) 3 Stairs (plus 2 learning steps)
t) 1 Elevator
u) Receiving and storage area
v) Service yard
w) Restrooms, janitor closets, electrical rooms, mechanical rooms,
data/communication rooms, etc.
x) Large hallway area in the classroom wing for indoor play area (ground
floor K-6)
The 6.82 acre site will be located west of Baseline Road and contain a 2-story,
115,269 square foot school facility that will provide a long-term solution to continue
providing Central Arkansas youth necessary enrichment programs that will aid
them until adulthood.
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
12
The construction will consist of a steel-frame structure with brick veneer, single-ply
roofing, with asphalt paving and concrete sidewalks. The development will also
contain required landscaping and storm drainage, utility connections, fire hydrants
and other required appurtenances for the project. The applicant notes there are
no easements on the property and right-of-way along Baseline Road.
The applicant provided a statement attesting to the fact that the Pulaski County
Clerk’s office indicated there is no bill of assurance for the 6.82 acer site on West
Baseline Road.
Access to the site will be provided by a 37.7 foot driveway along Baseline Road.
This driveway will provide an entryway to the campus which will allow stacking for
pick-up/drop off of students. A second, 28.4 feet driveway along Baseline Road,
is located to the east and will allow exit for vehicles leaving the site. The developer
will install typical flush curb ramps and crosswalks at all pedestrian crossing points.
The site plan indicates a front setback of 273.5 feet, an 87.10 foot rear setback, a
62 foot side (east) setback and a 73.9 foot west side setback.
A service yard, playground and dining center loading area is located on the
northeastern portion of the site. There is a 2,000 x 1,000 square foot ballfield in
the northwestern portion of the site.
A service line and fire lane encompasses the entire campus to provide access for
service and emergency vehicles.
The site plan indicates fifty-eight (58) parking spaces between the front of the
school and Baseline Road, twelve (12) spaces on the south side of the school,
sixteen (16) spaces on the west side and twenty-one (21) spaces on the north side
of the ball field for a total of one-hundred-seven (107) parking spaces. Staff feels
the parking is sufficient to serve the use.
The applicant is proposing two (2) monument style signs along Baseline road, just
inside both driveways. All signage must comply with Section 36-553 of the City’s
Zoning Ordinance (signs allowed in office and institutional zones).
Two (2) dumpsters are shown to be located along the east property line just south
of the service yard. All dumpster(s) must comply with Section 36-523 of the City’s
Zoning Ordinance.
Any new sight lighting must be low-level and directed away from adjacent
properties.
Staff is supportive of the requested PD-O zoning. Staff feels that this is a good
location for school facility to serve the community at large. The applicant is
May 11, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9074-A
13
requesting no variances with this application. Staff believes that the proposed
school will be a quality addition to the overall area and should have no adverse
impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-O 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: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 13 FILE NO.: Z-9778
NAME: Caliber Collision Auto Body Shop – PD-C
LOCATION: 10302 Colonel Glenn Road
DEVELOPER:
Cross Development CC West Little Rock, LLC
4226 Marsh Ridge Road
Carrollton, TX 75010
OWNER/AUTHORIZED AGENT:
Michael J. Croy – Owner
Cross Development CC Little Rock, LLC – Agent
SURVEYOR/ENGINEER:
Foresite Group, LLC
2101 Magnolia Avenue S., Suite 100
Birmingham, AL 35205
AREA: 4.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced driveway spacing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from R-2 to PD-C to allow for
the development of an auto body shop facility.
B. EXISTING CONDITIONS:
The site is currently occupied by an older single family residence which is located
within the south one-quarter of the property. The north three-quarters of the
property is undeveloped. The property is located in an area of mixed commercial
and light industrial uses along Colonel Glenn Road.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associates registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. 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 state right-of-way shall conform to
ARDOT standards and specifications.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., 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.
4. Colonel Glenn Road is classified as a principal arterial per City’s master street
plan. Therefore, a dedication of an additional total right of way of 55 feet will
be required from the centerline of the street or centerline of the right of way
depending on the location of each.
5. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
6. 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 with submission of the street
construction plans for the subdivision. 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
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
3
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
7. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
8. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
9. Street stormwater and detention infrastructure design standards shall comply
with the City’s Stormwater Management and Drainage Manual (2016)
including City Code Chapters 29, 30, and 31.
10. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
11. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
12. 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.
13. Accessible parking stalls and aisles shall comply with standards as outlined
in ICC A117.1-2017.
14. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly or request a
variance from these requirements on the application filed with Department of
Planning and Development staff for the planning commission’s consideration.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments received.
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.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by 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.
Provide a 10-ft utility easement along the road frontage.
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.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
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.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
6
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.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
7
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 comments received.
County Planning: No comments received.
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. Refer to the Code of Ordinances, Chapter 15 Landscaping
and Tree Protection, and Chapter 36, Article IX – Buffers and Screening.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot will be required when an adjacent property has a dissimilar use of a
more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet
in height shall be required upon the property line side of the buffer. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed. In addition
to the required screening, buffers are to be landscaped at the rate of one (1)
tree and three (3) shrubs for every thirty (30) linear feet. Easements cannot
count toward fulfilling this requirement. The required screening shall extend
the full length of a property where any outside activity is located for ten (10)
feet on either side of such activity. The activities to be screened include, but
are not limited to, parking lots, drives, sanitation areas, commercial static
display of merchandise, loading docks, utility service facilities and heating
and air conditioning equipment. Where development which requires
screening abuts land use of a more restrictive nature at least eighty (80)
percent of the view of the vehicular use area and parked vehicles shall be
screened to not be visible when viewed from the adjacent property. A wooden
fence may satisfy sixty-five (65) percent of the requirement and evergreen
trees may be used to satisfy the balance. Screening standards are intended
to apply during all seasons of the year. A minimum of fifty (50) percent of the
trees and a minimum of seventy-five (75) percent of the shrubs to be used for
screening purposes shall be evergreen varieties. Maximum spacings of
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
8
fifteen (15) feet for trees and three (3) feet for shrubs should normally be
utilized in order to provide continuous full screening of the view. This will be
required along the west residential boundary. It is recommended that
undisturbed tree areas be maximized to the greatest extent possible.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet. This is required along Colonel
Glenn Road.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip. This is
required along all drives and parking areas throughout the site.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building. This is required.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces. Please
indicate the square footage of the areas considered for the interior landscape
area. This is required.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one (1)
acre shall have a water source within seventy-five (75) feet of the plants to
be irrigated. This is required.
8. All lawn areas shall be sodded with a regionally appropriate turfgrass species.
There should be no hydroseeding.
9. Evergreen shrubs should be containerized. All shrubs are to be a minimum
of 18 inches in height at installation.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
9
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
Trades District (STD) for the requested area. 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 application is to rezone from R-2 Single Family
Residential to PD-C (Planned Development - Commercial) to allow for the
development of a body shop.
Surrounding the application area on the north, east and west is STD. To the north
is an office-warehouse type of development while to the east and west there is
some residential development. Beyond the Service Trades District (STD) to the
east and north is an area of Park/Open Space (PK/OS) along the floodplain of
Brodie Creek.
To the south is Light Industrial (LI). The Light Industrial category provides for light
warehouse, distribution or storage uses, and/or other industrial uses that are
developed in a well-designed "park like" setting. There is a convenience store,
office-warehouse development and heavy commercial-light industrial uses in this
area.
West along Colonel Glenn Road to the intersection with I-430 is Commercial (C)
and Service Trades District (STD). The Commercial 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 Commercial area is mostly
undeveloped and the STD area is a developed office-warehouse development.
Master Street Plan:
Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan
Map. Principal Arterials are roads designed to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. A right-of-way
(ROW) of 110 feet is required. Sidewalks are required on both sides. This roadway
may need more ROW and/or paving width.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
10
Bicycle Plan:
Colonel Glenn Road is on the Master Bike Plan with proposed Class 2 bike lanes.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone the 4.95 acre property located at 10302 Colonel
Glenn Road from R-2 to PD-C to allow for the development of an auto body shop
facility. The applicant proposes to split the property into two (2) lots, with the west
2.26 acres remaining undeveloped at this time. The east 2.69 acres will contain
the auto body shop facility.
The property is currently occupied by an older single family residence which is
located within the south one-quarter of the property. The north three-quarters of
the property is currently undeveloped. The property is located in an area of mixed
commercial, light industrial and residential uses and zoning along Colonel Glenn
Road, near the intersection of Colonel Glenn Road and Shackleford Road.
The applicant’s description of the proposed auto body shop use is as follows:
“Caliber Collision is an autobody repair shop driven by insurance
providers. These stores take cars recommended by 3rd parties
and repair them as need in a quick and timely manner. The
average turnaround time between intake and repair to leave with
owner is 5 days. Cars that are brought to the shop are drivable
as to not add extra traffic from tow trucks, etc. The entirety of
Caliber Collision's auto body repairs happen in the interior of the
building. No work is performed outdoors except auto wash and
wax within fenced storage yard. All stores are equipped with
garage/bay doors that are closed during business hours except
for the transporting of cars returning to storage yard. The storage
area will be gated to hide the cars being stored for repair; no cars
will be parked out front overnight. Our centers contain paint
booths for car exterior painting that are located internally in the
shop and have proper discharge protocols as to not contribute
any odors, chemicals or waste to the surrounding outdoor or
indoor areas. Caliber Collision as a company takes pride in
maintaining a cleanly and well-organized store resulting in end of
day clean-up and close-up.”
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
11
The applicant proposes to construct a one-story 16,109 square foot building within
the south half of the property, as noted on the attached site plan. The building’s
height will be approximately 26 feet – 10 inches. The building will be located over
100 foot back from the front (south) property line, over 200 feet back from the rear
(north) property line, 20 feet from the east side property line and over 60 feet from
the west side property line.
The applicant is proposing 21 paved parking spaces on the south side of the
building to be utilized as customer spaces. An additional 84 parking spaces will
be located along the north and west sides of the building behind a gated driveway.
Staff believes the parking will be sufficient to serve the proposed use.
According to the Engineering comments in paragraph D,
“Per City Code 31-210 (e) (1) for arterial streets, driveway
spacing shall be three hundred (300) feet. Driveway spacing
shall be centerline to centerline or centerline to right of way of an
intersecting collector street or street of higher classification.
Minimum spacing from the property line shall be one hundred fifty
(150) feet. Maximum driveway width is thirty-six (36) feet.”
The applicant has requested a variance for the 300' spacing requirement due to
site constraints. The application has been updated to include a request for a
variance on the 150' spacing from property line based on the dimensions of the
proposed subdivided lot. Staff is supportive of the driveway spacing variance, as
the proposed development only has approximately 185 linear feet of street
frontage. The property driveway is located approximately 50 feet from the
proposed west side property line.
A dumpster area is located near the northeast corner of the proposed building.
The applicant has noted that the dumpster will be screened as per ordinance
requirements.
All site lighting will be low-level and directed away from adjacent properties.
All signage will comply with Section 36-555 of the City’s Zoning Ordinance (signs
allowed in commercial zoning).
The applicant has noted that the site will comply with all City of Little Rock
landscape requirements.
There are no outstanding issues associated with this application. The applicant
has done a good job in addressing issues raised during staff’s review of the
application.
May 11, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9778
12
Staff is supportive of the requested PD-C rezoning. Staff views the request as
reasonable. The City’s Future Land Use Plan designates this property as “STD”
Service Trades District. The proposed development is appropriate for this location.
A mixture of commercial and light industrial uses, including auto related uses, is
located along this section of Colonel Glenn Road, near Shackleford Road and
Interstate 430. Staff believes the proposed development will have no adverse
impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning subject to compliance
with the comments and conditions noted in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 6 ayes,
0 nays, 4 absent and 1 open position.
May 11, 2023
ITEM NO.: 14 FILE NO.: Z-9782
NAME: Dunnick Mixed Use – PCD
LOCATION: 6024 Stagecoach Road
DEVELOPER:
Ron Woods (Agent)
Woods Group Architects
1401 Bishop Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Amelia Huerta & Jose Quintanilla (Owner)
7 Jack Nicholas Cove
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Brooks Surveying, Incorporated
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 1.68 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. A variance to allow reduced driveway spacing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 1.68 acre site from R-2 to PCD to allow for
a mixed-use development. The development will include a restaurant,
Barber/Beauty Salon and car wash utilizing the existing buildings on the site. The
applicant is requesting all C-3 permitted uses be allowed as alternate uses.
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
2
B. EXISTING CONDITIONS:
The property is surrounded by R-2 zoning in all directions. The property is currently
vacant with three (3) vacant structures not in use. The site previously operated as
grocery store, coin laundry and a car wash. There are several commercial zoning
uses in the immediate area, east and west, along the Stagecoach corridor.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. 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 state right-of-way shall conform to
ARDOT standards and specifications.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. Stagecoach Road is classified as a principal arterial per City’s master street
plan. Therefore, a dedication of an additional total right of way of 55 feet will
be required from the centerline of the street or centerline of the right of way
depending on the location of each.
4. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. Exception to this requirement is described in City Code 29-100:
“If an existing site with an existing coefficient of runoff of
1.0 (totally impervious) is developed, no on-site detention
or in-lieu fee for detention is required. Also, if an existing
site is developed whereby the coefficient of runoff is
reduced to a lesser value, no on-site detention or in-lieu
fee is required.”
5. 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 with submission of the street
construction plans for the subdivision. For final drainage report, sign, date,
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
3
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. 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.
7. 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).
8. Street stormwater and detention infrastructure design standards shall comply
with the City’s Stormwater Management and Drainage Manual (2016)
including City Code Chapters 29, 30, and 31.
9. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
10. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
11. 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.
12. Accessible parking stalls and aisles shall comply with standards as outlined
in ICC A117.1-2017.
13. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred
twenty- five (625) feet of frontage for two (2) drives. If two driveways are still
desired for this site by the developer, a variance request will have to be filed
with application for the planning commission’s consideration per City Code
31-210 (j).
14. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
4
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly or request a
variance from these requirements on the application filed with Department of
Planning and Development staff for the planning commission’s consideration.
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 received.
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. Provide a 15-ft separation between water facilities and fueling facilities.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
4. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by 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.
6. Provide a 10-ft utility easement along the road frontage.
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
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
5
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
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.
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
6
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:
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.
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
7
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 comments received.
County Planning: No comments received.
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. Refer to the Code of Ordinances,
Chapter 15 Landscaping and Tree Protection, and Chapter 36, Article IX –
Buffers and Screening.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot will be required when an adjacent property has a dissimilar use of a
more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet
in height shall be required upon the property line side of the buffer. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed.
In addition to the required screening, buffers are to be landscaped at the rate
of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements
cannot count toward fulfilling this requirement. The required screening shall
extend the full length of a property where any outside activity is located for
ten (10) feet on either side of such activity. The activities to be screened
include, but are not limited to, parking lots, drives, sanitation areas,
commercial static display of merchandise, loading docks, utility service
facilities and heating and air conditioning equipment. Where development
which requires screening abuts land use of a more restrictive nature at least
eighty (80) percent of the view of the vehicular use area and parked vehicles
shall be screened to not be visible when viewed from the adjacent property.
A wooden fence may satisfy sixty-five (65) percent of the requirement and
evergreen trees may be used to satisfy the balance. Screening standards
are intended to apply during all seasons of the year. A minimum of fifty (50)
percent of the trees and a minimum of seventy-five (75) percent of the shrubs
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
8
to be used for screening purposes shall be evergreen varieties. Maximum
spacing of fifteen (15) feet for trees and three (3) feet for shrubs should
normally be utilized in order to provide continuous full screening of the view.
The northern and western boundaries of the site will require this buffer.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces. Please
indicate the square footage of the areas considered for the interior landscape
area.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one
(1) acre shall have a water source within seventy-five (75) feet of the plants
to be irrigated.
8. All lawn areas shall be sodded with a regionally appropriate turfgrass species.
There should be no hydroseeding.
9. Evergreen shrubs should be containerized. All shrubs are to be a minimum
of 18 inches in height at installation.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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.
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
9
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
Neighborhood Commercial (NC) for the requested area. The Neighborhood
Commercial category includes limited small-scale commercial development in
close proximity to a neighborhood, providing goods and services to that
neighborhood market area. The application is to rezone from R-2 (Single Family
District) to PCD (Planned Commercial Development) to recognize an existing
development for redevelopment as a restaurant and hair care facility.
Surrounding the application area tin all directions is Residential Low Density (RL)
land. The Residential Low Density (RL) category provides for single family homes
at densities not to exceed 6 dwelling units per acre. Such residential development
is typically characterized by conventional single-family homes but may also include
patio or garden homes and cluster homes, provided that the density remains less
than 6 units per acre. To the north, east and south are tracts with houses, while
to the west are large tracts partially developed. Beyond this to the north is a
Park/Open Space (PK/OS) buffer to an area of Service Trades District (STD). The
Park/Open Space category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
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. This area is partially
developed with office-warehouse and office uses. South is an area of
Public/Institutional (PI) with a school. The Public/Institutional (PI) category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals.
Master Street Plan:
Stagecoach Road (Hwy 5) is shown as a Principal Arterial on the Master Street
Plan Map. Principal Arterials are roads designed to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas. A right-
of-way (ROW) of 110 feet is required. Sidewalks are required on both sides. This
roadway may require dedication of additional right-of-way and may require street
improvements.
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
10
Bicycle Plan:
Stagecoach Road (Hwy 5) is shown with an existing Class II bike lane. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
There are no Historic Districts in the vicinity. The historic Stagecoach House at
9201 Stagecoach Road is just short of half a mile to the south.
H. ANALYSIS:
The applicant proposes to rezone a 1.68 acre site from R-2 to PCD to allow
for a mixed-use development. The development will include a restaurant,
Barber/Beauty Salon and car wash utilizing the existing buildings on the site. The
applicant is requesting all C-3 permitted uses be allowed as alternate uses.
The property is surrounded by R-2 zoning in all directions. The property is currently
vacant with three (3) vacant structures not in use. The site previously operated as
grocery store, coin laundry and a car wash. There are several commercial zoning
uses in the immediate area, east and west, along the Stagecoach corridor.
There will be no changes to the footprint of the existing buildings. All previous
setbacks for the existing structures will remain unchanged.
The applicant is seeking to renovate the existing structures as follows:
1. Grocery store – this 1,800 square foot building will be renovated and
converted into a quick-serve restaurant.
2. Coin laundry – this 1,390 square foot building will be renovated and converted
into a Barber/Beauty salon.
3. Carwash – the car wash use will remain unchanged. The facilities will be
repaired and made functional again.
The applicant notes operating hours for the quick-serve restaurant will be from
6:00am to 9:00pm (possibly earlier closing). The barber/beauty use will contain
three (3) barbers, three (3) beauticians and will operate from 9:00am to 8:00pm.
The carwash will operate from 8:00am to 7:00pm.
The applicant notes the gas pumps will remain, however, they will not be
operational.
Section 36-502(3)(c) requires eighteen (18) parking spaces for a restaurant use.
Section 36-502(3)(f) requires six (6) spaces for a barber/beauty use. The site plan
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
11
indicates a total of twenty-five (25) parking spaces for the development. Staff feels
the parking is sufficient to serve the use.
The site will be accessed along Stagecoach Road from a twenty-two (22) foot
driveway between the proposed quick-serve restaurant and former gas island. A
twenty-six (26) foot driveway, near the proposed carwash, provides additional
access on the western portion of the site. The applicant notes the existing asphalt
paving will not be disturbed and intends for it to remain in place. The applicant
notes this is necessary for the proper functioning of the different uses on the site
and the two (2) drives will be an improvement over the existing condition of one
continuous drive along the entire frontage.
Adequate screening shall be provided along the eastern property line due to
abutting R-2 zoned property to the east. An existing tree line provides adequate
screening on the western property line.
The site plan indicates one (1) dumpster located on the north side of the proposed
quick-serve restaurant. Any dumpster must comply with Section 36-523 of the
City’s Zoning Ordinance.
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.
All sight lighting must be low-level and directed away from adjacent properties.
The applicant is not proposing any signage at this time. All signage must comply
with Section 36-555 of the City’s Zoning Ordinance (signs permitted in commercial
zones).
Staff is supportive of the requested PCD rezoning. The applicant’s proposed use
will revitalize the former site to allow uses that will benefit the area. The proposed
uses are along a heavily traveled major state highway (Highway 5). Staff has
received several phone calls from residents in the area with no opposition
regarding development. Staff feels the proposed uses 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.
May 11, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9782
12
PLANNING COMMISSION ACTION: (MAY 11, 2023)
The applicant requested this application be deferred to the June 8, 2023 agenda, based
on the fact that less than eight (8) Planning Commissioners were present. The item was
included in the Consent Agenda for deferral to June 8, 2023. The vote was 6 ayes,
0 nays, 4 absent and 1 open position. The application was deferred.
April 13, 2023
ITEM NO.: 15 FILE NO.: MSP2023-01
NAME: Master Street Plan Amendment – Add a portion of Shepard
Drive/Extension/Russ Street and remove a portion Old Oak
Drive/Extension/Black Road as a Collector.
LOCATION: South of Cantrell Road between Sam Peck Road and Taylor Loop Road
in/near Pankey Addition.
OWNER/AUTHORIZED AGENT: City Staff
AREA: N/A
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14
CURRENT ZONING: R-2
BACKGROUND:
A. PROPOSAL/REQUEST:
The request is to remove Old Oak Drive/Extension/Black Road, north of Shepard
Drive and add Shepard Drive/Extension/Russ Road, east of Old Oak Drive as a
Collector on the Master Street Plan.
B. EXISTING CONDITIONS/ZONING:
The land surrounding the change areas is all zoned R-2, Single Family District.
There is a developed single-family subdivision along the constructed portions of
both Old Oak Drive and Shepard Drive. The proposed portion of Old Oak Drive is
currently undeveloped and zoned R-2. The land along Black Road is also zoned
R-2 and in currently undeveloped and partially wooded. The northwest corner of
Black Road-Cantrell Road is zoned with a Planned Development Commercial
(PDC) district and is developed with a Tobacco Store/Vape shop. The land
through which the extension of Shepard Drive would go is zoned R-2 and is vacant
wooded land. The last segment of the proposed new alignment uses Russ Road
to get to Cantrell Road. This land is zoned R-2 and PR, Park and Recreation
District. The land on both sides of Russ Street north of Piggee Street is zoned PR
with a developed park on the east and open recreation land on the west. There
are no structures on the R-2 zoned land south of Cantrell Road either side of Russ
Street.
May 11, 2023
ITEM NO.: 15 (Cont.) FILENO.: MSP2023-01
2
C. NEIGHBORHOOD NOTIFICATIONS:
A letter was mailed March 31, 2023, to all property owners in the two corridors
affected by the amendment. A second letter was sent to try and clarify the request,
April 10, 2023. Staff has received multiple informational calls on the amendment
as a result of the notification. As of the writing of this report, twenty-seven (27)
letters opposing any connection from the Secluded Hills subdivision to Pankey
Addition and Highway 10/Cantrell Road have been received.
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The Land Use Plan Map shows Residential Low Density (RL) for the existing
portions of Old Oak Drive and Shepard Drive. 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. There
is a single-family subdivision in the RL areas along the existing portions of Old Oak
and Shepard Drives. An area of Residential Medium Density (RM) is shown along
Black Road at Cantrell Road. The Residential Medium Density (RM)
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 is currently undeveloped. An area of Park/Open Space
(PK/OS) is shown either side of Russ Street, north of Piggee Street. The
Park/Open Space (PK/OS) category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
This is a partially developed city park.
Master Street Plan:
The application area is bounded on the north by Cantrell Road shown as a
Principal Arterial on the Master Street Plan. Taylor Loop Road is on the west and
Hinson Road is to the southwest, both are shown as Minor Arterial on the Master
Street Plan. To the south and east is Pleasant Forest Drive and Sam Peck Road,
both shown as a Collector on the Master Street Plan. A Principal Arterial serves
through traffic and connects major traffic generators or activity centers within an
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. A Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
May 11, 2023
ITEM NO.: 15 (Cont.) FILENO.: MSP2023-01
3
and exits should be limited to minimize negative effects of traffic and pedestrians
on Taylor Loop and Hinson Roads since they are both a Minor Arterial. The
Collector Street primary function is to provide connections between Local Streets
and Arterial Streets or activity centers. Access to adjoining properties is a
secondary function of Collector Streets.
Bicycle Plan:
The Master Bike Plan shows a proposed Class I Bike path along Cantrell Road.
Class I bike paths are completely separated from motor vehicle traffic and are for
the exclusive use of cyclists. Along Taylor Loop Road to the north of the
intersection with Shepard Drive a proposed Class II Bike Lane is shown to Cantrell
Road. Class II bike lanes consist of a painted bicycle lane on each side of the
paved roadway. Along Shepard Drive from Taylor Loop Road, then north along
Jerry Drive to Cantrell Road is a proposed Class III bike route. Class III bike routes
have sharrows and use the existing vehicular travel area.
Historic Preservation Plan:
No Historic Sites or District in the vicinity.
H. ANALYSIS:
The proposed Collector (Old Oak Drive-Black Road connection) on the Master
Street Plan is to connect the neighborhoods between Hinson Road and Cantrell
Road to Cantrell Road (State Highway 10). This provides a northern access point
to the residential area. The primary function of a Collector Street is to provide
connections for neighborhoods to Arterial Streets or activity centers. Collectors
tend to have a 60-foot Right-of-Way with road surfaces 36-feet back-of-curb to
back-of-curb. Both Hinson and Cantrell Roads are classified as Arterial. Arterials
function to move goods and people around and through the city. Arterials usually
have 90 or more feet of Right-of-Way and are often four or five lane roadways.
The proposal of a Collector connection between Hinson Road and Cantrell Road
which touches the Pankey Addition has been on the City’s Master Street Plan for
over 40 years (prior to the development of the Secluded Hills Subdivision). A
Collector to the east connecting from this proposed Collector to Sam Peck Road
has also been shown on the Plan in the past. (This was removed in the early
1990s re-adoption of the Master Street Plan).
Currently along Cantrell Road (State Highway 10) there is a signal light on Cantrell
Road for the ‘Kroger’ shopping center, between Candlewood and Black Roads.
The next signal light on Cantrell Road is at Sam Peck Road, a distance of
approximately 0.9 of a mile. A Collector serving the neighborhoods south of
May 11, 2023
ITEM NO.: 15 (Cont.) FILENO.: MSP2023-01
4
Cantrell Road would likely ‘warrant’ (justify) a signal in the future. The connection
at Russ Road rather than Black Road would make this connection closer to halfway
between the two existing signalized intersections on Cantrell Road.
The eastern portion of Shepard Drive is a replat of one of the original Blocks of the
Pankey Addition. The southern 7 by 4 ‘Block’ portion of the Pankey Addition has
not developed. The area remains a ‘paper’ plat east of the terminus of Shepard
Drive. This land is platted in a grid street system of proposed roads. It is currently
wooded and undeveloped. There is a ridge which traverses the area parallel with
Cantrell Road. Due to the topography the platted grid pattern of streets is not likely
to be the method of the future development of the land. A pattern of curvilinear
roads similar to that to the west and south is more likely.
The park on Russ Road is a public, City of Little Rock neighborhood park. By
providing a connection to the south and west, this neighborhood park can serve
more than just the immediate area within a Block or two around the park. The
Collector connection to the north, whether the extension of Old Oak Drive or
Shepard Drive are proposed general alignments. The exact alignment will be
determined when the land is proposed for development (through the Subdivision
process).
Currently Old Oak Drive serves as the Collector for the residential area. This
connection basically only serves the neighborhood between Old Oak Drive and
Taylor Loop Road. The proposed connection to Cantrell Road is via Black Road.
Black Road is the western boundary of the Pankey Addition and is very close to
the signal for the ‘Kroger’ shopping center on Cantrell Road. Shepard Drive is
currently a Collector on the Plan west of Old Oak Drive to Taylor Loop Road.
Having Shepard Drive serve as the Collector connection to the east and north
through Pankey Addition would increase the residential area that would be served
by the proposed Collector. In addition, it would help to integrate the land of Pankey
Addition with the rest of west Little Rock.
I. STAFF RECOMMENDATION:
Approval
PLANNING COMMISSION ACTION: (MAY 11, 2023)
Walter Malone, Planning Staff addressed the Commission. He started with the purpose
of the Master Street Plan. Then Mr. Malone reviewed the request to relocate the
Collector designation from Old Oak/Black to Shepard/Russ. He presented some of the
reasons/benefits to moving the Collector connection for the neighborhoods to the
southwest further to the east on Highway 10.
May 11, 2023
ITEM NO.: 15 (Cont.) FILENO.: MSP2023-01
5
Chairman Hart explained to those present that there was a 20-minute time limit per side
and that there were eleven cards requesting to speak.
Larry Crenshaw spoke to the Commission. He asked about the difference between an
Arterial and Collector. Mr. Malone was asked to return and explain. He gave a short
response on the function of each and examples in the area. Mr. Crenshaw continued
expressing concern about widening Shepard Drive. He explained about the narrowness
of the existing street and problems with passing/parking on street and trash containers.
He asked if Shepard would be widened. Chairman Hart indicated it would not be.
Chairman Hart stated staff was looking to getting feedback on concerns such as parking
and narrowness of existing roads.
Pamela Vess, stated she was not sure about the request but had lots of concerns. Her
family has owned Block 10 of Pankey Addition (Russ at Highway 10) immediately next to
Pankey Park for approximately 60 years. There are platted streets and alleys on her land.
Ms. Vess believes the best use of her land is for commercial. Currently she has about
one acre. The impacts of this request and the ArDOT requests for widening Highway 10
are all unknown. She has no details and has concerns that the impact to her property
might make it unusable. There is a need for more information. She closed noteing that
the land should be rezoned.
Gregg Mueller addressed the Commission. He has lived on Shepard Drive for 26 years.
The road is built as a Local Street which is 26 feet not the 31 feet of a Collector. It does
not make since to continue Shepard Drive at Collector standards which would have to
transition to the current Local Street. Old Oak is already 80 percent built as a Collector.
It should be completed. It would be better to just continue Old Oak Drive.
There was discussion about the time for each side of the issue and how speaker time
would be charge.
Billie Tursley indicated that she grew up on Russ Street. The road is not in the right-of-
way and her mother’s house had to be moved since it was built in the ‘street’. We all
need to know where the current street is. She finished with asking what is the benefit of
this for those in Pankey Addition.
Jonathan Kazami spoke next. He noted that he had faxed 48 letters yesterday in
opposition to the Shepard-Russ amendment (and was asked to speak for many). The
change would increase traffic and reduce the safety of the residents. He noted that Jerry
Street already experiences high cut-through traffic to Hinson Road. This connection will
create a heavy traffic flow. The streets are too narrow to increase the traffic they must
carry. Since the City is not doing a project now, why must this be done now? Mr. Kazami
stated that they would like the Secluded Hills neighborhood to be a one-way in and one-
way out like Westbury off Cantrell Road to the north. The neighborhood does not want
May 11, 2023
ITEM NO.: 15 (Cont.) FILENO.: MSP2023-01
6
Shepard Drive to be like St. Charles or Green Mountain. They have moved to this
neighborhood and want to maintain the neighborhood the way it was when they
purchased their homes.
Wally Hall was called. He stated he agreed with the previous speaker’s comments.
Nancy Lott addressed the Commission. She is in opposition to the Shepard-Russ
amendment. Ms. Lott noted the map does not show the streets in Pankey Addition south
of Pankey and Piggie. They have names and reviewed several. She agreed that Russ is
was not within its right-of-way. Also, the intersection of Russ and Highway 10 is
dangerous (blind). The proposed Collector would be more a problem for both Pankey
Addition and the Shepard Community.
Sky Brower spoke next. He is against the proposal and gave some of his history in the
Pankey Addition. We need to preserve one of west Little Rock’s few black neighborhoods.
He noted Pankey Park is used by the residents there. Mr. Brower is part of the ‘Pankey
Community group’ working on the park. There is no benefit to the Pankey Community to
make this change. There is no benefit to flow people through the Pankey Community.
Mr. Brower does understand some of the arguments for but has concerns of what
‘integrating’ into the area means losing the history of Pankey which we should be working
to preserve.
Madison Hudrick addressed the Commission. She lives in the Secluded Hills
neighborhood and is against the amendment. Ms. Hudrick has concerns about the streets
and traffic increases with recent new developments. She discussed crime and crime
rates and congestion in the area. If multifamily is built it will decrease her home values
at least 10 percent. Kids will not be able to play in the front yards. This is a quality-of-life
issue. It will impact her children, affecting where they play and will negatively impact the
area.
Brenda Henson spoke next. She seconded the concerns of several speakers. City and
Highway department have eliminated historically black communities. Pankey is a historic
black community and we should be helping and supporting it. She reminded the group
about the scenic corridor. This proposal does not benefit anyone.
Arnold Hill spoke against the application. Traffic is a concern. The street already is a
busy street. The change can not be justified. Mr. Hill supports the one-way in one-way
out suggestion for Secluded Hills. No reason to open up that would serve the community.
Chairman Hart called on Mr. Malone. He asked about deferring or addressing the item
tonight. Mr. Malone suggested addressing it tonight. Chairman Hart invited those with
hands up to come to the mic.
May 11, 2023
ITEM NO.: 15 (Cont.) FILENO.: MSP2023-01
7
Director BJ Wyrick spoke to the Commission. Ms. Wyrick indicated that she was the
liaison from the Board of Directors to the Planning Commission and would be attend more
meeting in the future. After hearing the comments on this item she felt that the community
has a lot of concerns and needed some answers. It is not enough to say that this would
be a Collector from now on. Not enough information to the community on this issue.
Maybe Director Capi Peck who represents this Ward should set up a meeting with the
neighbors to discuss the issues. Then there is the issue of ArDOT and what they might
be doing in the future with Highway 10. We need to hear from the community that will be
impacted by the traffic in the future.
Chairman Hart suggested that the Commissioners ask staff or anyone else questions
now. There was discussion about misinformation and needing to be more clear; why it
was proposed and the timing (Commissioner Thomas, Chairman Hart). In response to a
question from Commissioner Brown, Mr. Malone indicated he was not sure what the
reason to move now is but as noted by one of the speakers this could be to get a head of
the ArDOT re-design of Highway 10. Mr. McClardy stated he had seen an application that
needed the Old Oak alignment removed and that the item was to be on the June
Commission agenda. There was further discussion about deferral of the item. There was
a motion (Latture, second Thomas) to defer to allow more input from the neighbors. By
a vote of 6 for, 1 against, 3 absent and 1 vacancy the item was deferred to a later time.
Staff to communicate with the neighborhood.
PLANNING COMMISSION VOTE RECORD
DATE: May 11, 2023 4:OOPM
Minutes
Consent Agenda
RegularAgenda
MEMBER
8
9
15
BROWN, JIMMY
✓
✓
✓
✓
•
HART, TODD
✓
✓
•
✓
✓
HAYNES, MARLON D.
✓
✓
✓
✓
✓
HODGE, KAT
A
A
A
A
A
LATTURE, PAUL
✓
✓
•
✓
✓
McDONALD, ALICIA
✓
✓
✓
✓
✓
THOMAS, DIANA M.
✓
✓
✓
✓
✓
VICKERS, MICHAEL
✓
✓
✓
✓
✓
VOGEL, ROBBY
A
A
A
A
A
WHITAKER, PAMELA
A
A
A
A
A
OPEN POSITION
MEMBER
BROWN, JIMMY
HART, TODD
HAYNES, MARLON D.
HODGE, KAT
LATTURE, PAUL
McDONALD, ALICIA
THOMAS, DIANA M.
VICKERS, MICHAEL
VOGEL, ROBBY
WHITAKER, PAMELA
OPEN POSITION
Meeting Adjourned 6:06 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
May 11, 2023
There being no further business before the Commission, the meeting was adjourned
at 6:06 p.m.
Date
Chairman Secretary