HomeMy WebLinkAboutpc_07 13 2023
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
JULY 13, 2023
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Todd Hart
Michael Vickers
Jimmy Brown
Marlon D. Haynes
Paul Latture
Alicia McDonald
Steven Person
Diana M. Thomas
Robby Vogel
Members Absent: Pamela Whitaker
One Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the June 8, 2023 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
JULY 13, 2023
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-9772 Artis – Short-Term Rental – PD-C
48 Dartmouth Drive
B. Hillcrest Design Overlay District Amendment
C. S-1941 Little West Addition – Preliminary Plat
7404 Mabelvale Pike
D. Z-8629-D Storage Space, LLC – Conditional Use Permit
102 S. Rodney Parham Road
E. Z-9782 Dunnick Mixed Use – PCD
6024 Stagecoach Road
F. Z-2255-C J Hook Towing – Conditional Use Permit
5809 S. University Avenue
G. Z-9788 Lovelace Daycare – Conditional Use Permit
8704 Oman Road
H. Z-9787 Thomas Short-Term Rental – PD-C
300 Springwood Drive
I. Z-9790 Rezoning from R-3 to R-4
3924 Potter Street
J. Z-9792 Rezoning from R-3 to R-4
1619/1623 Johnson Street
Agenda, Page Two
NEW BUSINESS:
Item Number: File Number: Title:
1. Z-5859-E David O. Dodd School – Revised Conditional Use Permit
6423 Stagecoach Road
2. Z-7284-A College Station Elementary School – Revised Conditional
Use Permit
4710 Frazier Pike Road
3. Z-9803 Rezoning from R-2 to C-3
12006 Chicot Road
4. Z-5981-A Sampson Auto Service – PCD
8315 Colonel Glenn Road
5. Z-8546-A 4200 Hoerner, LLC – PID
4200 Hoerner Road
6. Z-9795 Queen Beans – PD-C
Northwest corner of Hermitage Road and Autumn Road
7. Z-9802 Williams – PD-I
4700 Mabelvale Pike
8. A-347 / Z-9806 Blue Stem Annexation and I-3, Heavy Industrial Zoning
Southside of Zeuber Road, at 7103 Zeuber Road
July 13, 2023
ITEM NO.: A FILE NO.: Z-9772
NAME: Artis – Short-Term Rental – PD-C
LOCATION: 48 Dartmouth Drive
DEVELOPER:
Terry Raynor (Owner)
48 Dartmouth Lane
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Myka Artis (Agent)
7500 Marsland Lane
Arlington, TX 76001
SURVEYOR/ENGINEER:
Smith & Goodson
7509 Cantrell Road
Little Rock, AR 72207
AREA: 0.57 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.08
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 0.57-acre property located at 48 Dartmouth
Drive from R-2 to PD-C to allow use of the property as a Short-Term Rental with a
maximum stay of fourteen (14) days. The owner will not reside in the residence.
The residence will be rented as one (1) unit.
July 13, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-9772
2
B. EXISTING CONDITIONS:
The property contains an existing 1-story wood-frame and brick structure. Access
is provided from a concrete driveway which extends from Dartmouth Drive. The
property is primarily surrounded by R-2 zoning in all directions.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT&T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
July 13, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-9772
3
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 Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
application is to rezone from R2 (Single Family District) to PDC (Planned
Development Commercial) District. The request to to allow the existing structure
to be used as a Short Term Rental (STR).
Surrounding the application area, the Future Land Use Map shows Residential
Low Density (RL) to the east northeast and southeast. This is a mostly developed
single-family subdivision with residences on mostly the lots. To the west is an area
of Park/Open Space (PK/OS) marking a transition to Residential High Density (RH)
further to the west. The Park/Open Space (PK/OS) category includes all public
parks, recreation facilities, greenbelts, flood plains, and other designated open
space and recreational land developed with a nursing and rehabilitation facility.
The Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre. This land is
developed with a rehabilitation facility and a retire community. The land is zoned
MF-12 (Multi-Family District, 12-units/acre) and MF18 (Multi-Family, 18
units/acre). The PK/OS area continues to the south which is the neighborhood
home-owners association park. To the southeast of the site beyond the RL is an
area of Public/Institutional (PI) with a public school and Faith based organization.
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:
To the east of the site is Dartmouth Drive, a Local Street on the Master Street Plan
Map. Local Streets are designed to provide access to adjacent property with the
movement of traffic being a secondary purpose. Right-of-Way (ROW) is 50’.
Sidewalks are required on one side. This street may need additional ROW or
paving width.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
July 13, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-9772
4
Historic Preservation Plan:
There are no Historical Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone a 0.57-acre property located at 48 Dartmouth
Drive from R-2 to PD-C to allow use of the property as Short-Term Rental with a
maximum stay of fourteen (14) days. The owner will not reside in the residence.
The entire residence will be rented as one (1) unit.
A paved circle drive along Dartmouth Drive provides access to the residence. The
residence contains a three (3) car garage and ample room for additional parking
outside the garage if needed. Staff feels the parking is sufficient to serve the use.
The property contains an existing 1-story wood-frame structure. The property is
surrounded by R-2 zoning in all directions. A covered patio, deck and gazebo are
located in the rear of the property. The applicant notes there will be no changes
to the existing building footprint and the residence will continue to be a single-
family residence. The applicant feels that allowing the residence to operate as a
short-term rental will have positive impact on the community by providing additional
lodging options for visitors to Little Rock who serve in the medical industry,
construction, and those displaced while their homes are being rebuilt from fires.
The applicant provided the following statement:
“We are committed to being good neighbors and will take all
necessary precautions to ensure that the property is well-maintained
and that our guests are respectful to the community.”
The applicant is not proposing any signage on the property at this time. Any
signage must comply with Section 36-551 of the City’s Zoning Ordinance (signs
permitted in residential one – and two-family zones).
All trash pick-up shall comply with requirements for residential one – and two-
family residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
Staff does not support the requested PD-C rezoning. Staff does not believe the
request is reasonable and that the proposed commercial use is not appropriate for
this location. The property is designated as “RL” Residential Low Density on the
City’s Future Land Use Plan and is bordered in all directions by single family
July 13, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-9772
5
homes. Staff feels that the introduction of a commercial short-term rental will be
out of character with the overall area. Staff believes that this type of short-term
rental would be more appropriately located on the outer edge of a single-family
subdivision, in a more transitional area, and not in the center of a single-family
neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C zoning request.
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: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
STAFF UPDATE:
On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term
rentals within the City of Little Rock. The new ordinance establishes “development
standards” for short-term rentals. If approved, the applicant must comply with the newly
established development standards as follows, in addition to all other requirements of the
new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-Term
Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
July 13, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-9772
6
4. Allowable signage is that as permitted by the Single-Family Residential
Standard.
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 (e) (1).
If on-street parking is proposed as an alternative to meet the above
requirements, parking must be available for guest use within 330 feet
of the STR and parking plan must address neighborhood impact. If the
STR is proposed within a Design Overlay District, any alternate
parking requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and smoke
detectors identified. Smoke detectors (certified) are required in all
sleeping areas, in every room in the path of the means of egress from
the sleeping area to the exit, and in each story with sleeping unit,
including basements.
7. All sleeping areas must have two (2) ways of egress, one of which can
be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term Rental
(Type I & 2) shall meet all applicable requirements of the City of Little
Rock's Municipal Code, Chapter 12, Fire Prevention and Protection,
Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and
Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of
Little Rock, Building Code and Fire Marshal inspection fee must be
paid and payment of annual Business License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local and
state standards ( current Fire Code). Smoke alarms shall be installed
in all sleeping areas and every room in the path of the means of egress
from the sleeping area to the door leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City Staff
if there are fuel-fired appliances in the unit or the unit has an attached
garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where readily
accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the street
or property in conjunction with the Bed and Breakfast House/Short-
Term Rental use.
July 13, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-9772
7
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or structure
as a whole shall be determined by the Arkansas Fire Prevention Code.
16. Simultaneous rental to more than one party under separate contracts
shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1 )-day
rental.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant failed to send the notifications to surrounding property owners as required.
The application has previously been deferred two (2) times, which is the maximum
allowed deferrals according to the Planning Commission bylaws. Therefore, staff
recommends that the application be withdrawn, without prejudice. The application
remained on consent agenda for withdrawal. There was a motion to withdraw the
application and seconded. The vote was 9 ayes, 0 nays, 1 absent and 1 open position.
The application was withdrawn.
July 13, 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
BACKGROUND:
The Hillcrest residential and commercial neighborhood area of Little Rock was nominated
to the National Register of Historic Places in 1990 as the Hillcrest Historic District. Since
1992, the historic district has not been reevaluated and the impact of alterations and
demolitions over the decades is largely undetermined. In 2020. A resurvey of the district
in phrases through a four-year process has been initiated. The full resurvey of the district
will not be complete until 2025.
In the mid-1990s there were efforts initiated by the neighborhood to create a Local
Ordinance District for the Hillcrest Historic District. A local ordinance district is an area in
which historic sites and their setting are protected by a public review process. The
grassroot efforts by the neighborhood did not result in an official submission to the Historic
District Commission and an LOD was never considered formally at a public hearing.
Concerns for the neighborhood retaining its historic fabric and built heritage in the face of
demolitions and incompatible development have remained a concern over the decades.
A primary concern is that Hillcrest will suffer the same development pattern as the Heights
neighborhood at the expense of historic structures and housing size diversity. The
Heights neighborhood, though historic, has never been able to achieve National Register
Historic District listing since too many historic structures have been replaced by modern
homes.
July 13, 2023
ITEM NO.: B (Cont.)
2
Without an established Local Ordinance District to manage change in Hillcrest, there was
a desire to develop additional zoning regulations to manage the new development of the
Hillcrest neighborhood. From 2005 through 2007, the Hillcrest Residents Association
(HRA) held meetings to discuss the formation of a Design Overlay District (DOD).
In 2008, the DOD was officially adopted to “help maintain the built environment in a
neighborhood that is rich in history and architectural character and consists of both a vital
residential area and a thriving commercial sector.” It contained no restrictions on
demolition and no regulations of architectural style or character. The president of the HRA
at the time described it as a compromise. It’s regulations focus on measurable lot and
building features, such as allowable building square footage, height, lot coverage, front
yard setbacks, etc.
In 2010, the HRA and the Hillcrest Merchants Association (HMA) worked together to
amend the DOD, to include unfinished spaces in the floor-to-area ratio calculations, while
crawlspaces, decks and other open areas were excluded. Front yard setbacks were
decreased by ten feet and language was added to require new residences to provide
parking.
In 2018, the HRA formed the Design Overlay District (DOD) Committee to study
demolitions and the impact of the DOD in Hillcrest since 2002. The DOD committee was
formed with both proponents and opponents of the 2008 DOD. The committee had
concerns that the existing DOD does not achieve what it was established to achieve for
the neighborhood. The committee has 7 members. In 2020, the DOD Committee
presented its first set of recommendations to amend the current DOD to better address
development concerns. Additional comments were received and a final package of
changes was approved by the HRA Board in late 2022 and presented to the city in early
2023.
A. PROPOSAL/REQUEST:
Recommended proposals from the Hillcrest Residents Association DOD
Committee include:
1. Modifying side yard setbacks to more resemble historic side yard setbacks,
promoting an appropriate historic width between houses found throughout the
neighborhood.
2. Including height and width restrictions for additions in order to keep buildings
as a contributing structure within the historic district.
3. Restricting the size on new construction homes to less than an existing
structure with an addition, to encourage the renovation of existing historic
buildings instead of teardowns.
July 13, 2023
ITEM NO.: B (Cont.)
3
4. Require walkable sidewalks to promote pedestrian traffic.
5. Limit construction on commercial buildings to not overwhelm our historic
commercial core and require a front entrance on the main street instead of
toward a parking lot, promoting foot traffic.
B. EXISTING CONDITIONS/ZONING:
Hillcrest is a developed historic neighborhood with its own commercial district,
originally developed as Pulaski Heights and now a neighborhood of Little Rock.
The bulk of the area is zoned R-3, Single Family District and R-2, Single Family
District with a scattering of R-2, Two-Family District zoning. Much of this land is
developed with single-family houses and duplexes. There are three concentrations
of Multifamily zoning. One is in the southwest corner of the neighborhood (A to C
Streets between Pierce and Polk Streets). The area is mostly zoned R-5, Urban
Residential District. The second is along the northside of the neighborhood
commercial district from Monroe Street to Rose Street. This area is also
predominantly zoned R-5. The third is along Cedar Street north of Kavanaugh
Boulevard to Valentine Street. Again, the area is mostly zoned R-5. The
neighborhood commercial district is generally along Kavanaugh Boulevard from
Monroe Street to Walnut Street. There is a large area of PR, Park zoning between
South Lookout Road and Cedar Hill Road from Kavanaugh Boulevard to Cantrell
Road. This is Allsopp Park. The zoning of the commercial District is a mix of C-3,
General Commercial District and Planned Commercial Development Districts
(PCDs).
C. NEIGHBORHOOD NOTIFICATIONS:
The Hillcrest Residents Association conducted a number of community meetings
and neighborhood outreach initiatives through their process. Upon the receipt of
HRA’s application in February, the Planning & Development Department created
a webpage in March to provide information and receive public comments. On
March 3rd, 2023, the department mailed a letter to property owners within the
Hillcrest Design Overlay notifying of a public information meeting to be held on
March 23rd, 2023 at the Pulaski Heights United Methodist Church. The information
meeting hosted by department staff was held on March 23, 2023 with seventy-
seven (77) property owners attending.
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The Land Use Plan Map shows the majority of the area as RL, Low Density
Residential. The Residential Low Density (RL) category provides for single family
homes at densities not to exceed 6 units per acre. Such residential development
July 13, 2023
ITEM NO.: B (Cont.)
4
is typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. This land is developed residential lots with single-family
homes and duplexes. There are eight areas of Public Institutional (PI) scattered
in the Residential Low Density area. 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.
Five of these areas are churches and three area schools (one of the churches
includes a school).
There are three areas of Residential High Density (RH) in the area. The
Residential High Density (RH) category accommodates residential development
of more than twelve (12) dwelling units per acre. One is in the southwest corner of
the neighborhood, between Polk Street and Pierce Street from B Street to
Markham Street. The second is along the north side of the Kavanaugh
commercial district from Monroe Street to Holly Street. The third is along Cedar
Street north of Kavanaugh Boulevard to Valentine Street.
There is a Commercial (C) area shown along Kavanaugh Boulevard from Monroe
Street to Walnut Street. 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. Finally, there is a large PK/OS area
on the Land Use Plan Map from Kavanaugh Boulevard to Cantrell and from South
Lookout Road to Cedar Hill Road. The Park/Open Space (PK/OS) category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land.
Master Street Plan:
Within the area of review there is one Minor Arterial, Van Buren-Kavanaugh
Boulevard. And seven Collectors: Evergreen, North Lookout Road-Allsopp Park
Road, Kavanaugh Boulevard, Lee Avenue and Pine/Cedar Street. A Minor Arterial
provides connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Van Buren-
Kavanaugh Boulevard since it is a Minor Arterial. This Arterial has an alternate
design standard of 70 Right-of-Way with a three-lane section. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials.
Bicycle Plan:
Within the area of review there are two Class I, bike Paths proposed. There are
four Class III, Bike Routes also shown in the area. A Bike Path is to be a paved
July 13, 2023
ITEM NO.: B (Cont.)
5
path physically separate for the use of bicycles. Additional right-of-way or an
easement is recommended. Nine-foot paths are recommended to allow for
pedestrian use as well (replacing the sidewalk). There is a Bike Path shown on
the Plan Map in Allsopp Park paralleling Cedar Hill Road. A second Bike Path is
proposed along Coleman Creek from Markham to Lee Avenue. Bike Routes
require no additional right-of-way, but either a sign or pavement marking to identify
and direct the route. There is a Class III Bike Route shown along Kavanaugh
Boulevard through the area. A second Bike Route is shown along Lee Avenue
from University Avenue then along Woodlawn Drive to Kavanaugh Boulevard. The
third Bike Route is along Monroe from Markham to ‘B’ Street then along ‘B’ Street,
then Cedar to Hill Street. The fourth is along Van Buren Street from Markham,
then ‘A’ Street then Jackson Street.
Historic Preservation Plan:
The Overlay includes all of the Hillcrest National Register Historic District except
for Knoop Park and all of the Downs Historic District. The Hillcrest Historic District
includes 1,381 resources with 1,010 Contributing structures and 9 Independently
Listed sites and a period of significance from 1890-1940. The Downs Historic
District includes 19 resources with 17 contributing structures and a period of
significance from 1965-1971.
H. ANALYSIS:
Due to concerns about the potential of changes to the character of the Hillcrest
neighborhood, the Hillcrest Residents Association (HRA) made efforts to develop
amended regulations. The original Design Overlay District proposed to the City in
2007 was a compromise reach within the HRA organization. In 2010, the HRA
and the Hillcrest Merchants Association (HMA) worked together to amend the
DOD, to include unfinished spaces in the floor-to-area ration calculations, while
crawlspaces, decks and other open areas were excluded. Front yard setbacks
were decreased by ten feet and language was added to require new residences to
provide built-in parking.
In 2018, the HRA formed the Design Overlay District (DOD) Committee to study
demolitions, alterations and additions in Hillcrest since 2002. The HRA invited
‘known’ opponents of the DOD to sit on the committee to balance the proponents.
The committee has 7 members. In 2020, the DOD Committee presented its first
set of recommendations to amend the current DOD.
During 2020 and 2021 HRA developed educational flyers and held virtual meetings
over the summer of 2020 (due to COVID). The DOD committee reviewed concerns
expressed about the proposals. The proposal was amended in the winter of 2022
and made public via the HRA website in March 2022. In January 2023, the HRA
July 13, 2023
ITEM NO.: B (Cont.)
6
Board approved the proposed changes, and a request was submitted to the city to
amend the Hillcrest DOD ordinance.
City Staff arranged a meeting at Pulaski Heights United Methodist Church
(Thursday March 23, 2023) and set up a webpage in early March 2023 to share
the proposals and receive comments from the community. Notices were sent to
over 2300 property owners on March 3, 2023.
The Arkansas Legislature passed the Private Property Rights Act, Act 1002 of
2015. This Act is designed in part to limit governmental regulatory programs that
might reduce the market value of private property in Arkansas. A regulatory
program is defined to include a Design Overlay District unless it specifically carries
out or protects the adopted plans of a government that are designed to protect the
health, safety or welfare of the citizens. This Act sets a 20 percent threshold on
the economic impact to a property.
The first proposed change is an amendment to the ‘Statement of Purpose and
Intent’ and further defines incompatible construction to include out-of-scale
construction and development and avoidable demolitions.
Proposal 1
Incorporate Side Yard Setbacks.
• Modify HDOD to include minimum combined side yard setback equal to
28% of the average lot width, with a minimum side yard setback of 10%
of lot width per side, the minimum requirement not to exceed a total of
17.5’.
This proposal increases the minimum side yard setbacks based on a percentage
of the lot and an additional minimum on one side. This amendment reduces the
buildable area through further restricting setbacks. The understood aim of this
provision is to adjust allowed setbacks to preserve the existing form and scale of
the neighborhood from being changed by out-of-scale construction built to the
currently allowed limits.
The base zoning currently requires a 5-to-8-foot setback on each side. This would
be a reduction of around 20 percent in the width of the ‘typical’ lots getting permits
within the neighborhood. Thus, Staff has concern about whether this might trigger
ACT1002 of 2015.
July 13, 2023
ITEM NO.: B (Cont.)
7
Proposal 2
Modify FAR for Reuse of Existing Structures.
• Add a definition for “reuse existing structure”. To qualify as a reuse of
the existing structure, the front three (3) sides and associated roof
framing, up to the back wall, must be retained as the exterior front
portion of the house.
• Modify HDOD to establish the FAR for Additions to Existing Structures,
as follows:
• Single story - 37% (currently 37%)
• Two-story – 45% (currently 50%)
• Basements and attics located within the reused portion of a structure are
not counted against the FAR.
This proposal adds a definition for ‘Reuse of Existing Structure’ to the ordinance.
If a project qualified as a ‘Reuse of Existing Structure’, the FAR would stay the
same for one-story structures at 37% and basements and attics would be exempt
from counting against the FAR. For two-story structures, the FAR would be 45%,
which is 5% less than the current regulations.
The proposal is to encourage the transformation of existing structures in ways that
will maintain contributing elevations and the existing streetscape. This appears to
reduce the allowable Floor-to-Area Ratio (FAR) no more than 10 percent and with
exceptions possibly even less for a lot the size of ‘typical’ lots within the
neighborhood which have been seeing permit activity.
Proposal 3
Create Floor to Area Ratio (FAR) for Sites Without Existing Structures, or for
Sites where there is not a “reuse of the existing structure” as defined in
• 37% for single-story, and 40% for multi-story structures, to include all
heated and cooled space other than basements, or the size of the
immediately preexisting structure, whichever is greater.
‘Proposal 3’ works with ‘Proposal 2’ and is for sites that would not qualify as a
‘Reuse of Existing Structure’ such as vacant lots, demolished structures, or
projects which do not retain the front three sides and associated roof framing of
the existing structure. These sites would have an FAR of 37% for one-story
structures, the same as the existing regulations, and a 40% FAR for multi-story
structures, which is a reduction from 50 and 55 percent, including all heated-cooled
space except basements. However, the new structure may have the same area
July 13, 2023
ITEM NO.: B (Cont.)
8
as the removed structure even if it exceeds the 40 percent FAR. The purpose is
to preserve the existing structures and/or scale of the neighborhood and
discourage tearing down existing structures that currently define the
neighborhood’s built identity. This proposal would result in a reduction of the FAR
by around 20 percent for lot sizes common in the district who do not utilize the
reuse of existing structure option. Thus, Staff has concern about whether this
might trigger ACT1002 of 2015.
Proposal 4
Establish Typical Sidewalk Width and Locations.
• Repair or replace any existing sidewalk as per municipal code 30-48.
• Install a sidewalk if half or more of the block, determined in linear feet,
has a sidewalk, the width to be 4' or to match existing walk, whichever
is greater.
This proposal adds a requirement of a four-foot-wide sidewalk (width of the existing
sidewalk if wider). This would only be in blocks where there is an existing sidewalk
for at least half the length of the block. The purpose of this proposal is to promote
the maintenance and improvement of the neighborhood’s sidewalk infrastructure.
The Little Rock standard for a sidewalk is five feet in width. This is codified in both
the Master Street Plan and the Boundary Street Ordinance of the City. In addition,
the city currently has an exception for a single house on a platted lot - not requiring
a sidewalk or street improvements. Thus, Staff is concerned about consistency
across regulating documents.
Proposal 5
With regard to any non-residential zoned property.
• The HDOD should require an entrance facing the street. When a
building is located with frontage on two streets, the entrance shall
face the street having the higher classification according to the city
Master Street Plan. In the instance that development occurs at the
intersection of two collectors and one being Kavanaugh
Boulevard, the entrance shall face Kavanaugh Boulevard.
This proposal is for entrances of non-residential structures to be on the Master
Street Plan higher classified street (more major). It also would favor Kavanaugh
Boulevard if both streets were the same classification. This proposal is intended to
avoid commercial buildings being constructed with the building’s back to the main
street. This should only have minor ‘design’ impacts for any future development
or redevelopment, with minimal to no cost impacts and support good urban design
in the commercial areas of the neighborhood.
July 13, 2023
ITEM NO.: B (Cont.)
9
Proposal 6
With regard to the existing DOD ordinance § 36-434.14 (A), it appears there is a
drafting error that would allow unlimited floor area for houses on lots larger than
10,000 sq. feet, which was never intended. The committee recommends deleting
the last sentence in that section to rectify the problem, which currently reads:
Any lot of record or any combination of lots creating a zoning lot of record
exceeding 10,000 sq. feet in existence at the time of the adoption of this section
shall have a FAR as described for lots exceeding 8,000 sq. feet.
This proposal is intended to correct what was believed to be a drafting error by
deleting the last sentence of section 36-434.14 (A) – “Any lot of record or any
combination of lots creating a zoning lot of record exceeding 10,000 square feet in
existence at the time of adoption of this section shall have a FAR as described for
lots exceeding 8,000 square feet.” This statement is somewhat redundant, and its
removal should not have an impact on any future development within the DOD
area.
Assessing the packet of proposals, Staff believes the proposals would be
ineffective in addressing the primary concerns of the neighborhood. The stated
purpose (existing and proposed) largely speaks to maintaining the rich history of
the built environment and architectural character of the neighborhood and
discouraging avoidable demolitions. The proposals do not attempt to regulate or
guide building form, detailing, or architectural character. The proposals are unable
to prevent unnecessary demolitions. Moreover, the further limitation and reduction
of the possible building area and footprint by Proposal 3 and Proposal 4, might
trigger ACT 1002 of 2015, without achieving the stated neighborhood goals of
preservation and compatibility. Staff cannot support the application as filed.
I. STAFF RECOMMENDATION: (JULY 13, 2023)
Staff recommends denial of the application as filed.
STAFF RECOMMENDATION: (APRIL 13, 2023)
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.
Staff recommends the item be deferred to the May 11, 2023, Planning Commission
Hearing.
July 13, 2023
ITEM NO.: B (Cont.)
10
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.
STAFF RECOMMENDATION: (MAY 11, 2023)
Staff recommends this item be deferred to the June 8, 2023 Planning Commission
Hearing.
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.
STAFF RECOMMENDATION: (JUNE 8, 2023)
Staff recommends this item be deferred to the July 13, 2023 Planning Commission
Hearing.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
The item was placed on the consent agenda for deferral to July 13, 2023. By a vote of
8 for, 0 against, 1 absent and 2 vacancies, the consent agenda was approved.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The item was deferred to the August 10, 2023. By a vote of 6 for, 2 against, 1 absent and
1 vacancy.
July 13, 2023
ITEM NO.: C 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)
July 13, 2023
ITEM NO.: C (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
July 13, 2023
ITEM NO.: C (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
July 13, 2023
ITEM NO.: C (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.
July 13, 2023
ITEM NO.: C (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.
July 13, 2023
ITEM NO.: C (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.
July 13, 2023
ITEM NO.: C (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.
July 13, 2023
ITEM NO.: C (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.
July 13, 2023
ITEM NO.: C (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.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
July 13, 2023
ITEM NO.: C (Cont.) FILE NO.: S-1941
10
PLANNING COMMISSION ACTION: (JULY 13, 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 analysis”
above. There was a motion to approve the application and seconded. The vote was
9 ayes, 0 nays 1 absent and 1 open position.
July 13, 2023
ITEM NO.: D 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
July 13, 2023
ITEM NO.: D (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.
July 13, 2023
ITEM NO.: D (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
July 13, 2023
ITEM NO.: D (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.
July 13, 2023
ITEM NO.: D (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
July 13, 2023
ITEM NO.: D (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.
July 13, 2023
ITEM NO.: D (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
July 13, 2023
ITEM NO.: D (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.
July 13, 2023
ITEM NO.: D (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.
July 13, 2023
ITEM NO.: D (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.
July 13, 2023
ITEM NO.: D (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.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
PLANNING COMMISSION ACTION: (JULY 13, 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 analysis”
above. There was a motion to approve the application and seconded. The vote was
9 ayes, 0 nays 1 absent and 1 open position.
July 13, 2023
ITEM NO.: E 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.
July 13, 2023
ITEM NO.: E (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,
July 13, 2023
ITEM NO.: E (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
July 13, 2023
ITEM NO.: E (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
July 13, 2023
ITEM NO.: E (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.
July 13, 2023
ITEM NO.: E (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.
July 13, 2023
ITEM NO.: E (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
July 13, 2023
ITEM NO.: E (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.
July 13, 2023
ITEM NO.: E (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.
July 13, 2023
ITEM NO.: E (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
July 13, 2023
ITEM NO.: E (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.
July 13, 2023
ITEM NO.: E (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.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
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. There was a motion to approve and seconded. The vote
was 9 ayes, 0 nays 1 absent and 1 open position.
July 13, 2023
ITEM NO.: F FILE NO.: Z-2255-C
NAME: J. Hook Towing – Conditional Use Permit
LOCATION: 5809 S. University Avenue
DEVELOPER:
J. Hook Towing and Recovery
7303 Hwy. 70
North Little Rock, AR 72117
OWNER/AUTHORIZED AGENT:
Big Tire Property – Owner
Charles Tankersley – Agent
SURVEYOR/ENGINEER:
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
AREA: 5.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01
CURRENT ZONING:
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow a vehicle storage
yard in conjunction with a vehicle towing and recovery business.
B. EXISTING CONDITIONS:
The front (west) portion of the property is occupied by a one-story commercial
building which previously housed an auto sales business. Paved parking is located
along all sides of the building. The rear (east) portion of the property is
undeveloped, with areas of asphalt and gravel. This portion of the property was
previously used for vehicle parking.
July 13, 2023
ITEM NO.: F (Cont.) FILE NO.: Z-2255-C
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.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 13, 2023
ITEM NO.: F (Cont.) FILE NO.: Z-2255-C
3
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 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
July 13, 2023
ITEM NO.: F (Cont.) FILE NO.: Z-2255-C
4
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.
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.
July 13, 2023
ITEM NO.: F (Cont.) FILE NO.: Z-2255-C
5
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow a vehicle storage yard
in conjunction with a vehicle towing and recovery business. The property is zoned
I-2 with S. University Avenue frontage to the west and Geyer Springs Road
frontage to the east.
The front (west) portion of the property is occupied by a one-story commercial
building which previously based an auto sales business. Paved parking is located
along all sides of the building. The rear (east) portion of the property is
undeveloped, with areas of asphalt and gravel. This portion of the property is
fenced with chain-link fencing and was previously used for vehicle parking. A
creek runs north/south through the rear portion of the property.
July 13, 2023
ITEM NO.: F (Cont.) FILE NO.: Z-2255-C
6
The applicant proposes to use the rear (east) portion of the property for the storage
of vehicles, in conjunction with a vehicle towing business.
No new paving is proposing for the rear area of the property. All asphalt and gravel
areas must be maintained.
All signage must comply with Section 36-554 of the City’s Zoning Ordinance (signs
permitted in industrial zones).
Any dumpsters on the site must be screened as per Section 36-523 of the City’s
Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
The rear portion of the property which will be devoted to the storage of vehicles
must be screened as per Section 36-321 of the City’s Zoning Ordinance. This
section is as follows:
“Section 36-321(b)(1) states: Every use devoted to the collection,
storage, salvage, or scrapping of automobiles, trucks, buses, or
other self-propelled vehicles shall provide on all sides of such
operations an eight (8) foot opaque wall or fence. The fence or wall
shall be constructed of wood or metal so as to preclude the passage
of light or air.”
Staff is supportive of the requested conditional use permit to allow a vehicle
storage yard in conjunction with a vehicle towing business. Staff believes the
property at 5809 S. University Avenue is an appropriate location for the proposed
use.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in paragraph F, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
July 13, 2023
ITEM NO.: F (Cont.) FILE NO.: Z-2255-C
7
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant failed to send the notifications to surrounding property owners as required.
Staff recommends this application be deferred to the August 10, 2023, Planning
Commission agenda. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The
application was deferred.
July 13, 2023
ITEM NO.: G FILE NO.: Z-9788
NAME: Lovelace Daycare – Conditional Use Permit
LOCATION: 8704 Oman Road
DEVELOPER:
Marquise Lovelace
Quise Properties
12814 Cantrell Road
Mabelvale, AR 72223
OWNER/AUTHORIZED AGENT:
Marquise Lovelace (Owner)
Quise Properties
12814 Cantrell Road
Mabelvale, AR 72223
SURVEYOR/ENGINEER:
N/A
AREA: 0.77 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 1 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow a day care facility to
be operated in the single-family residence on the R-2 zoned property located at
8704 Oman Road. The proposed day care family home will have a maximum of
sixty to sixty-seven (60-67) children, with seven to ten (7-10) staff members at the
location.
July 13, 2023
ITEM NO.: G (Cont.) FILE NO.: Z-9788
2
B. EXISTING CONDITIONS:
The site contains a 3,200 square foot, one-story, L-shaped building located south
of the intersection of Poppy Road and Oman Road. Access to the rear yard is
along Toombs Road. The residence contains a fence around the backyard of the
building. 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: 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: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
July 13, 2023
ITEM NO.: G (Cont.) FILE NO.: Z-9788
3
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.
If you have any additional questions, please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
July 13, 2023
ITEM NO.: G (Cont.) FILE NO.: Z-9788
4
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 a day care facility to
be operated in the single-family residence on the R-2 zoned property located at
8704 Oman Road. The proposed day care family home will have a maximum of
sixty to sixty-seven (60-67) children, with seven to ten (7-10) staff members at the
location.
The applicant proposes the hours of operation to be from 6:30 am to 6:30 pm,
Monday through Friday.
The site contains a 3,200 square foot, one-story, L-shaped building located south
of the intersection of Poppy Road and Oman Road. Access to the rear yard is
along Toombs Road. The residence contains a fence around the backyard of the
building. R-2 zoning and uses are contained in all directions.
The loading zone will be in front of the property adjacent to Oman Road. The
proposal calls for new paving in this area, and a proposed fence will be constructed
between the parking area and the building. A playground area will be added to the
property, which will be located behind the new fence, close to the building. Another
playground area is proposed behind the building in the rear of the property.
Signage will comply with all zoning requirements (Section 36-553 of the code) and
will be located near the Oman Road right-of-way. A new dumpster encloser will
be added at the north-east corner of the parking area. The application calls for
eleven (11) parking spaces at the location. Staff believes the parking will be
sufficient to serve the proposed daycare use.
Staff feels the proposed day care family home at this location will have no adverse
impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit, subject to compliance
with the comments and conditions outlined in paragraph E and the staff analysis
of the agenda staff report.
July 13, 2023
ITEM NO.: G (Cont.) FILE NO.: Z-9788
5
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant failed to send the notifications to surrounding property owners as required.
Staff recommends this application be deferred to the August 10, 2023, Planning
Commission agenda. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The
application was deferred.
July 13, 2023
ITEM NO.: H FILE NO.: Z-9787
NAME: Thomas – Short-Term Rental – PD-C
LOCATION: 300 Springwood Drive
DEVELOPER:
Diana Thomas (Owner)
3400 S. Bowman Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Diana Thomas
3400 S. Bowman Road
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.29 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.29-acre property located at 300
Springwood Drive from R-2 to PD-C to allow use of the property as Short-Term
Rental with a maximum stay of fourteen (14) days. The owner will not reside
in the residence. The entire residence will be rented as one (1) unit.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
2
B. EXISTING CONDITIONS:
The property contains an existing 2-story wood-frame and brick structure.
Access is provided from a concrete driveway which extends from Birchwood
Drive. The property is primarily surrounded by R-2 zoning in all directions.
However, PD-C and office zoning are located to the southwest and southeast
of the site respectively.
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.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
3
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.
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.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
4
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.
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 0104.3.
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 1-430 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
application is to rezone from R-2 (Single Family District) to PD-C (Planned
Development - Commercial) for a Short Term Rental (STR).
The application site is at the southwest corner of Birchwood and Springwood
Drives. Surrounding the application area is Residential Low Density (RL) with
developed single-family subdivision. The Residential Low Density (RL) category
provides for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. To the south
of the RL use area along Springwood Drive to the east and west are large Office
(O) areas with mini-storage and office buildings buffered by Open Space (PK/OS).
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 Office (0) category represents services provided directly
to consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities.
There have been no Future Land Use Map amendments in this area over the last
10 years.
Master Street Plan:
Birchwood and Springwood Drives are Local Streets on the Master Street Plan
Map. Local public streets are designed to provide access to adjacent property
with the movement of traffic being a secondary purpose. The standard right-of-
way is 50'. Sidewalks are required on one side. These streets may require
dedication of right-of-way and may require street improvements.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
6
Historic Preservation Plan:
There are no Historical Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone 0.29-acre property located at
300 Springwood Drive from R-2 to PD-C to allow use of the property as Short-
Term Rental with a maximum stay of fourteen (14) days. The owner will not
reside in the residence. The entire residence will be rented as one (1) unit.
The property is located on the southwest corner at the intersection of
Springwood Drive and Birchwood Drive and contains an existing 2-story wood-
frame and brick structure. The applicant notes ownership of the residence since
2012. Previously, the home has been utilized as a single-family home for
decades and sits approximately forty (40) feet back from the driveway/parking
area. The applicant anticipates no disturbance or noise to the neighbors for the
short-term rental use. There will be no changes to the existing building
footprint.
The property is primarily surrounded by R-2 zoning in all directions. However,
PD- C and office zoning is located to the southwest and southeast of the site
respectively.
There is an existing natural stone-masonry wall on the west side of the
property. The property also contains a swimming pool, several covered decks
and sunrooms which may serve as amenities to the proposed short-term rental.
Access is provided from a concrete driveway along Birchwood Drive which
leads to a parking pad able to accommodate approximately six (6) vehicles.
Staff feels the parking is sufficient to serve the use.
The applicant is no signage on the property at this time. Any signage must comply
with Section 36-551 of the City's Zoning Ordinance (signs permitted in residential
one - and two-family zones).
All trash pick-up shall comply with requirements for residential one - and two-
family residential zones.
The applicant provided responses and additional information to all issues raised
during staff's review of the application. The applicant is requesting no variances
with the PD-C zoning request.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
7
Staff does not support the requested PD-C rezoning. Staff does not believe the
request is reasonable and that the proposed commercial use is not appropriate for
this location. The property is designated as "RL" Residential Low Density on the
City's Future Land Use Plan and is bordered in all directions by single family
homes. Staff feels that the introduction of a commercial short-term rental will be
out of character with the overall area at this time. Staff believes that this type of
short-term rental would be more appropriately located on the outer edge of a
single-family subdivision, in a more transitional area, and not in the center of a
single-family neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C zoning request.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
Staff informed the Commission that the application needed to be deferred to the July 13,
2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13,
2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The
application was deferred.
STAFF UPDATE:
On June 20, 2023 the City Board of Directors passed an ordinance regulating short-term
rentals within the City of Little Rock. The new ordinance establishes “development
standards” for short-term rentals. If approved, the applicant must comply with the newly
established development standards as follows, in addition to all other requirements of the
new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-Term
Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single-Family Residential
Standard.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
8
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 (e) (1).
If on-street parking is proposed as an alternative to meet the above
requirements, parking must be available for guest use within 330 feet
of the STR and parking plan must address neighborhood impact. If the
STR is proposed within a Design Overlay District, any alternate
parking requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and smoke
detectors identified. Smoke detectors (certified) are required in all
sleeping areas, in every room in the path of the means of egress from
the sleeping area to the exit, and in each story with sleeping unit,
including basements.
7. All sleeping areas must have two (2) ways of egress, one of which can
be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term Rental
(Type I & 2) shall meet all applicable requirements of the City of Little
Rock's Municipal Code, Chapter 12, Fire Prevention and Protection,
Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and
Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of
Little Rock, Building Code and Fire Marshal inspection fee must be
paid and payment of annual Business License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local and
state standards ( current Fire Code). Smoke alarms shall be installed
in all sleeping areas and every room in the path of the means of egress
from the sleeping area to the door leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City Staff
if there are fuel-fired appliances in the unit or the unit has an attached
garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where readily
accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the street
or property in conjunction with the Bed and Breakfast House/Short-
Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
July 13, 2023
ITEM NO.: H (Cont.) FILE NO.: Z-9787
9
15. Maximum occupancy. Maximum occupancy of any room or structure
as a whole shall be determined by the Arkansas Fire Prevention Code.
16. Simultaneous rental to more than one party under separate contracts
shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1 )-day
rental.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant was present, representing the application. There were no persons
registered in opposition. Staff presented the item and a recommendation for denial as
outlined in the “staff recommendation” above. Ms. Thomas took questions from the
Commission in reference to parking and maximum occupancy. There was a motion to
approve the application. The motion was seconded. The vote was 8 ayes, 0 nays,
1 absent 1 recused and 1 open position. The application was approved.
July 13, 2023
ITEM NO.: I FILE NO.: Z-9790
NAME: Rezoning from R-3 to R-4
LOCATION: 3924 Potter Street
DEVELOPER:
Springer and Springer, LLC
43 Marcella Dr.
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Bonita Springer – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.30 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property owner requests to rezone the 0.30 acre property from R-3 to R-4 for
future duplex development. The property is located at the northwest corner of
Potter and West 40th Streets, and is comprised of two (2) platted lots (Lots 1 and
2, Block 37, John Barrow Addition).
B. EXISTING CONDITIONS:
The property is undeveloped and mostly grass covered. There are a few mature
trees along the perimeter of the site.
July 13, 2023
ITEM NO.: I (Cont.) FILE NO.: Z-9790
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.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 13, 2023
ITEM NO.: I (Cont.) FILE NO.: Z-9790
3
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
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.
July 13, 2023
ITEM NO.: I (Cont.) FILE NO.: Z-9790
4
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
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 Residential Developments.
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.
July 13, 2023
ITEM NO.: I (Cont.) FILE NO.: Z-9790
5
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
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 Boyle Park Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
application is to rezone from R-3 (Single Family District) to R-4 (Two Family
District).
The application site is located at the northwest corner of West 40th Street and
Potter Street in a large area of Residential Low Density (RL) use. 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
July 13, 2023
ITEM NO.: I (Cont.) FILE NO.: Z-9790
6
units per acre. Within this developed area of RL are well maintained single-family
homes.
There have been no Land Use amendments in this area over the last 10 years.
Master Street Plan:
Potter Street and West 40th Street are Local Streets on the Master Street Plan
Map. Local public streets are designed to provide access to adjacent property with
the movement of traffic being a secondary purpose. The standard right-of-way is
50’. Sidewalks are required on one side. These streets may require dedication of
right-of-way and may require street improvements.
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.
H. ANALYSIS:
The property owner requests to rezone the 0.30 acre property from R-3 to R-4 for
future duplex development. The property is located at the northwest corner of
Potter and West 40th Streets, and is comprised of two (2) platted lots (Lots 1 and
2, Block 37, John Barrow Addition).
The property is undeveloped and mostly grass covered. There are a few mature
trees along the perimeter of the site.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The requested R-4 zoning will not require an amendment to the future
plan.
Staff is supportive of the requested R-4 rezoning. Staff views the request as
reasonable. There is a scattering of properties within the John Barrow
neighborhood which have been previously approved for duplexes. The requested
R-4 zoning will be compatible with the area and will represent only a minor increase
in residential density.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
July 13, 2023
ITEM NO.: I (Cont.) FILE NO.: Z-9790
7
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
The applicant was not present representing the application. There were two (2) objectors
present. The application was deferred to the July 13, 2023 meeting.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant was present, representing the application. There were two (2) persons
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the “staff recommendation” above.
R.B. Rasheed addressed the Commission in opposition to the application. He expressed
his concerns about this project being a duplex and stated he felt this area was better
suited for single family dwellings.
Patricia Gantt addressed the Commission in opposition to the application. She expressed
her concerns about the increase in traffic issues this project would present.
The applicant took questions from the Commission in reference to other properties that
the owner has that was associated with the Land Bank. Commissioner Thomas choose
to recuse herself from the project due to the fact that she had been on a committee for
the Land Bank. There was a motion to approve the application. The motion was
seconded. The vote was 8 ayes, 0 nays, 1 recused, 1 absent and 1 open position. The
application was approved.
July 13, 2023
ITEM NO.: J FILE NO.: Z-9792
NAME: Rezoning from R-3 to R-4
LOCATION: 1619/1623 Johnson Street
DEVELOPER:
Springer and Springer, LLC
43 Marcella Drive
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Bonita Springer – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.29 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 0.29 acre property from R-3 to R-4 to allow
future duplex development. The property is located at the northeast corner of
Johnson and West 17th Streets, and is comprised of two (2) platted lots (Lots 9 and
10, Block 9, C & P Johnson’s Addition).
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered. There are a few
mature trees on the site. The site is located on the northeast corner of Johnson
and West 17th Streets.
July 13, 2023
ITEM NO.: J (Cont.) FILE NO.: Z-9792
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.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I 630 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
July 13, 2023
ITEM NO.: J (Cont.) FILE NO.: Z-9792
3
application is to rezone from R-3 (Single Family District) to R-4 (Two Family
District).
The application site is located at the northeast corner of West 17th Street and
Johnson Street within a Residential Low Density use area. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
Surrounding the application site in the RL use area is moderately maintained
neighborhood with single-family homes, interspersed vacant lots.
There have been no Land Use amendments in this area over the last 10 years.
Master Street Plan:
Johnson and West 17th Streets are Local Streets on the Master Street Plan. Local
public streets are designed to provide access to adjacent property with the
movement of traffic being a secondary purpose. The standard right-of-way is 50’.
Sidewalks are required on one side. These streets may require dedication of right-
of-way and may require street improvements.
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.
H. ANALYSIS:
The applicant requests to rezone the 0.29 acre property from R-3 to R-4 to allow
future duplex development. The property is located at the northeast corner of
Johnson and West 17th Streets, and is comprised of two (2) platted lots (Lots 9 and
10, Block 9, C & O Johnson’s Addition).
The property is currently undeveloped and mostly grass covered. There are a few
mature trees on the site. The site is located on the northeast corner of Johnson
and West 17th Streets.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The requested R-4 zoning will not require an amendment to the future
plan.
July 13, 2023
ITEM NO.: J (Cont.) FILE NO.: Z-9792
4
Staff is supportive of the requested R-4 rezoning. Staff views the request as
reasonable. The property is located in an area of mixed residential zoning. There
is a scattering of R-4, R-5 and PD-R zoned properties in the general area. The
requested R-4 zoning will represent a continuation of the zoning pattern in the
area, and will be only a minor increase in residential density.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (JUNE 8, 2023)
The applicant was not present representing the application. There were three (3)
objectors present. The application was deferred to the July 13, 2023 meeting.
PLANNING COMMISSION ACTION: (JULY 13, 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 analysis”
above. There was a motion to approve the application and seconded. The vote was
9 ayes, 0 nays 1 absent and 1 open position.
July 13, 2023
ITEM NO.: 1 FILE NO.: Z-5859-E
NAME: David O. Dodd School – Revised Conditional Use Permit
LOCATION: 6423 Stagecoach Road
DEVELOPER:
Josh Minton (Agent)
Minton Engineering
300 Northpoint Drive
Cabot, AR 72023
OWNER/AUTHORIZED AGENT:
Little Rock School District (Owner)
810 W. Markham
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Carhuff-Cueva
2930 N. Swan Road #210
Tucson, AZ 85712
AREA: 5.45 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: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow a charter school
(Academies of Math & Science) to operate in the former David O. Dodd Elementary
School site. The property is zoned R-2. The existing portable buildings will be
removed from the site. The previous elementary school was closed in 2021.
July 13, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-5859-E
2
B. EXISTING CONDITIONS:
The elementary school campus is located at the corner of Old Stagecoach Road
and E. David O Dodd Road. The current structure on the site is 31,245 square feet
and was built in 1980. This square footage does not include the four portable
buildings at the rear of the property. The area surrounding the campus is primarily
R-2, however the property to the south is zoned PD-C for the use as a single-family
residence and special events center.
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. Will the number of students attending be less or similar as the previous school
for the site? If the number of students attending is significantly higher than the
previous school’s student population, a traffic impact study will be required by
City staff to determine if any improvements are necessary on Stagecoach Rd.
and/or E. David O Dodd Road to accommodate the increased traffic demand.
2. Future building permits will be required through the Department of Planning
and Development for any building expansions of the school on site and be
required to meet all state building codes and land alteration codes and
ordinances adopted by the City of Little Rock.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
July 13, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-5859-E
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.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two means
of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all building
are equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
July 13, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-5859-E
4
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.
July 13, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-5859-E
5
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
July 13, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-5859-E
6
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 a charter school
(Academies of Math & Science) to operate in the former David O. Dodd Elementary
School site. The property is zoned R-2. The existing portable buildings will be
removed from the site. The previous elementary school was closed in 2021.
The area surrounding the campus is primarily R-2, however the property to the
south is zoned PD-C for the use as a single-family residence and special events
center.
The elementary school campus is located at the corner of Old Stagecoach Road
and E. David O Dodd Road. The current structure on the site is 31,245 square feet
was constructed in 1980. The applicant proposes to construct a new, one-story,
10,000 square foot gymnasium surrounded by an 8,530 square feet of classroom
space on the west and south side of the gymnasium. The existing 225 square foot
storage building will be retained as part of the overall scope bringing the total square
footage to 50,000 square feet for proposed charter school use. Two (2) existing
play field/play areas and a basketball court are located in the rear portion of the
property.
The entire site is currently fenced with a chain-link fence to secure the property.
Academies of Math & Science (AMS) is will service grades K-8. The proposed
school enrollment is 600 to start, increasing gradually to 700 students. The school
will be operated by thirty-five (35) employees.
Two (2) gated drives will provide access to the school. One along Stagecoach Road
and one along E. David O. Dodd Road approximately fifty (50) feet north of the
dumpster area in the rear portion of the property.
The site plan shows sixty-seven (67) parking spaces on the east of the school along
E. David O. Dodd Road. There is a significant amount of driveway space on the
site to allow for drop-off/pick-up queuing. Staff believes the parking is sufficient to
serve the use.
The applicant is proposing no new sight lighting at this time. Any new site lighting
must be low-level and directed away from adjacent properties.
July 13, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-5859-E
7
The site plan shows a dumpster area in the rear of the school adjacent to the
existing basketball court. The dumpster area must be screened as per Section
36-523 of the City’s Zoning Ordinance.
An existing monument sign is located near the front entrance along Stagecoach
Road. Any new signage must comply with Section 36-553 (signs allowed in office
and institutional zones.)
Staff is supportive of the requested CUP to allow the property’s continued use as a
charter school including all site improvements. The existing portable buildings on
the site will be removed as part of the new school project. The applicant is
requesting no variances with this application. Staff feels that the expansion of the
campus and proposed use of the property will have a positive impact on the general
area and have no adverse impact on the surrounding residential properties. The
site previously operated as an elementary school and was closed by the Little Rock
School District in 2021.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant failed to submit complete traffic study information to staff as requested. Staff
recommends this application be deferred to the August 10, 2023 Planning Commission
agenda. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The application was
deferred.
July 13, 2023
ITEM NO.: 2 FILE NO.: Z-7284-A
NAME: College Station Elementary School – Revised Conditional Use Permit
LOCATION: 4710 Frazier Pike Road
DEVELOPER:
Curtis Johnson (Owner)
Pulaski County Special School District
915 East Dixon Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Curtis Johnson (Owner)
Pulaski County Special School District
915 East Dixon Road
Little Rock, AR 72206
SURVEYOR/ENGINEER:
McClelland Consulting Engineers, Inc.
7302 Kanis Road
Little Rock, AR 72204
AREA: 5.60 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 24 CENSUS TRACT: 40.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a new 23,000 square foot elementary school at the former College Station
Elementary School site. The property is zoned R-2. The project calls for the
replacement of several old, outdated school buildings with a new structure with brick
veneer and architectural metal panels, complete with media center room to facilitate
students’ education in a modern facility.
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
2
B. EXISTING CONDITIONS:
The property sits directly outside the Little Rock city limits but is within our
Extraterritorial Jurisdiction. The area surrounding the campus is primarily has a mix
of zoning classifications but is primarily residential in nature.
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. Future building permits will be required through the Department of Planning and
Development for any building expansions of the school on site and be required
to meet all state building codes and land alteration codes and ordinances
adopted by the City of Little Rock.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Please submit wastewater plans to
LRWRA for review and approval.
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
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
3
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
4
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.
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
5
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
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
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
6
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.
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. O ne (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). T he 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. At least fifty (50) percent of landscape areas shall be covered by live plant
material at the time of plant maturity.
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
7
11. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
12. 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 new 23,000 square foot elementary school at the former College Station
Elementary School site. The property is zoned R-2. The project calls for the
replacement of several old, outdated school buildings with a new structure with brick
veneer and architectural metal panels, complete with media center room to facilitate
students’ education in a modern facility.
The property sits directly outside the Little Rock city limits but is within our
Extraterritorial Jurisdiction. The area surrounding the campus is primarily has a mix
of zoning classifications but is primarily residential in nature.
The new building will consist of 10 classrooms, which will support 180 students and
35 employees. The proposed building height will be 26 feet above finished ground
elevation.
The developer has agreed to comply with all zoning requirements including signage
and on-site dumpster placement.
Staff is supportive of the requested CUP to allow the property’s continued use as a
school including all site improvements. The applicant is requesting no variances
with this application. Staff feels the proposed use of the property will have a positive
impact on the general area and have no adverse impact on the surrounding
residential properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E, and F,
and the staff analysis, of the agenda staff report.
July 13, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-7284-A
8
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant was present, representing the application. There were no persons
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the “staff recommendation” above. Chairman Hart noted that this application
should have stayed on the regular consent agenda but was inadvertently pulled over to
the regular agenda due to a “mix-up” on the registration form to speak card.
There was a motion to approve the application. The motion was seconded. The vote was
9 ayes, 0 nays, 1 absent and 1 open position.
July 13, 2023
ITEM NO.: 3 FILE NO.: Z-9803
NAME: Rezoning from R-2 to C-3
LOCATION: 12006 Chicot Road
DEVELOPER:
Eric and Aleshia Washington
7822 Claybrook Road
Mabelvale, AR 72103
OWNER/AUTHORIZED AGENT:
Eric and Aleshia Washington - Owners
Jonathan Hope - Agent
SURVEYOR/ENGINEER:
Hope Consulting Engineers
129 N. Main Street
Benton, AR 72015
AREA: 2.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property owner requests to rezone the 2.27 acre property located at 12006
Chicot Road from “R-2” Single Family District to “C-3” General Commercial District
for future commercial development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially gravel covered.
July 13, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9803
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: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 13, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9803
3
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 building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
July 13, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9803
4
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
July 13, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9803
5
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 Geyer Springs West Planning District. The Land Use Plan
shows Commercial (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 rezone from R-2 to C-3 for future commercial development.
The site is in a Commercial (C) area with small areas of commercial zoning to both
the north and south. The area to the north appears to be unused and the area
south of the site has a building which is boarded up. Surrounding the Commercial
(C) area in all directions is Residential Low Density (RL) on the Future Land Use
Map. The Residential Low Density (RL) category provides for single family homes
at densities not to exceed 6 dwelling units per acre. Such residential development
is typically characterized by conventional single-family homes but may also include
patio or garden homes and cluster homes, provided that the density remains less
than 6 units per acre. This large RL area has single-family homes on large tracts
to the west. Developed and developing subdivisions are to the east (across Chicot
Road and further to the north.
There have been no Future Land Use Map amendments in this area over the last
10 years.
Master Street Plan:
Chicot Road is 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. Standard Right-of-Way
(ROW) of 110 feet is required. Sidewalks are required on both sides. This road
July 13, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9803
6
may need more ROW and/or paving width. Entrances and exits may need to be
limited to minimize negative effects on traffic and pedestrian safety.
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.
H. ANALYSIS:
The owner of the 2.27 acre property located at 12006 Chicot Road requests to
rezone the property from “R-2” Single Family District to “C-3” General Commercial
District. The rezoning is requested to allow future commercial development.
The property is currently undeveloped and partially gravel covered. Most of the
surrounding properties are zoned R-2, with the Deer Meadow single family
subdivision being located across Chicot Road to the east. Abutting properties to
the north and south are zoned C-3. There are also R-2 zoned abutting properties
to the north, with R-2 zoning to the west.
The City’s Future Land Use Plan designates this property as “C” Commercial. The
requested C-3 zoning does not require an amendment to the future land use plan.
Staff does not support the requested C-3 rezoning. Staff does not feel that this is
an appropriate location for C-3 zoning. According to Section 36-301(a) of the City’s
Zoning Ordinance:
“It is the intent of these regulations that the C-3 district be
concentrated at the intersection of arterial streets. Extension of this
district along major arterial streets in linear fashion shall be
discouraged.”
The nearest arterial intersection is to the north at the intersection of Chicot Road
and Mabelvale Cut-Off. Staff could support “C-1” Neighborhood Commercial
zoning for this property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
July 13, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9803
7
PLANNING COMMISSION ACTION: (JULY 13, 2023)
Johnathan Hope agent for Eric Washington (owner) was present, representing the
application. There was one (1) person registered in opposition. Staff presented the item
and a recommendation for denial as outlined in the “staff recommendation” above. Troy
Laha addressed the Commission in opposition to the application. He expressed concerns
regarding the C-3 use and requested the item be denied. Mr. Hope (agent) took questions
from the Commission in reference to what type of business and operations would be on
the site. There was a motion to approve the application. The motion was seconded. The
vote was 8 ayes, 1 nays, 1 absent and 1 open position. The application was approved.
July 13, 2023
ITEM NO.: 4 FILE NO.: Z-5981-A
NAME: Sampson Auto Service – PCD
LOCATION: 8315 Colonel Glenn Road
DEVELOPER:
Bernard & Glenda Sampson
8515 Westwood Avenue
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Bernard & Glenda Sampson (Owner)
8515 Westwood Avenue
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Brooks Surveying, Incorporated
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0.85 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 0.85 acre site from PCD to a new PCD to allow
for a mixed-use auto/truck service development. The applicant will construct a
50x30 steel frame building that will contain a trade school (Arkansas School for
Mechanics). Proposed uses will include an oil and lube service for commercial
vehicles, small used car lot and a small car wash. The applicant also proposes to
utilize the rear of the property for storing materials.
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially wooded. The site is
surrounded by a mixture of zoning and uses in all directions.
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. Future building permits will be required through the Department of Planning
and Development for any new buildings on site and be required to meet all
state building codes and land alteration codes and ordinances adopted by the
City of Little Rock.
2. 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.
3. Provide accessible route from the public right of way to the proposed building
entrance in accordance with 2021 Arkansas Fire Prevention Code Section
1104.1.
4. If a grading permit is not required for the proposed site work, 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.
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).
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. LRWRA has a sewer line that crosses the property near the proposed
workshop. The workshop cannot encroach into the easement. Please submit
wastewater plans to LRWRA for review and approval. A sand/oil separator
may be required.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
4
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 building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
5
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.
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
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
6
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.
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. At least fifty (50) percent of landscape areas shall be covered by live plant
material at the time of plant maturity.
11. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
12. 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.
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
7
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Boyle Park Planning District. The Land Use Plan shows
Commercial (C) & Residential Low Density (RL) 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 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 PCD
to PCD to allow for auto related uses.
Surrounding the application area, to either side of Colonel Glenn from John Barrow
Road to Walker Street are areas of Commercial (C) with small engine repair, liquor
store, used car sales, restaurant equipment sales, and retail store. About 650 feet
west of the application site to the north side of Colonel Glenn Road is an area of
Park/Open Space. The Park/Open Space (PK/OS) category is for all public parks,
recreation facilities, greenbelts, flood plains, other designated open space and
recreational land. This area is the West Central Community Center. To the south
is Residential Low Density (RL) with established single-family neighborhoods.
There have been no Future Land Use Map amendments in this area over the last
10 years.
Master Street Plan:
Colonel Glenn Road is 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. Standard Right-of-Way
(ROW) of 110 feet is required. Sidewalks are required on both sides. This road
may need more ROW and/or paving width. Access may need to be limited to
ensure traffic flow and pedestrian safety.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
8
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone a 0.85 acre site from PCD to a new PCD to allow
for a mixed-use auto/truck service development. The applicant will construct a
50x30 steel frame building that will contain a trade school (Arkansas School for
Mechanics). Proposed uses will include an oil and lube service for commercial
vehicles, small used car lot and a small car wash. The applicant also proposes to
utilize the rear of the property for storing materials.
The property is currently undeveloped and partially wooded. The site is
surrounded by a mixture of zoning and uses in all directions.
The applicant is proposing an office building, car lot and an outdoor carwash
located in the front portion of the property. An auto workshop will be located in the
center portion of the property. The applicant notes there are three (3) 8x40
containers in the rear of the property that will be utilized for storage. The applicant
proposes to pave northern half of the site and the southern half of the site will
contain SB2 ground cover.
The site will be accessed along Colonel Glenn Road via a paved circular driveway.
The site plan shows nine (9) parking spaces located along the east property line.
Additional parking may be provided by the paved area in the front portion of the
site. Parking also may be utilized in the rear, SB2 ground covered area, located
in the southern half of the site. Staff feels the parking is sufficient to serve the use.
The applicant’s initial site plan showed two (2) areas for the permanent use of
porta-potties. The applicant has since noted that restroom facilities will be located
within the two (2) proposed buildings.
The applicant is not proposing a dumpster on the site at this time and notes regular
trash pick-up will be used. Any dumpster installed on the site must screened and
comply with Section 36-523 of the City’s Zoning Ordinance.
The applicant is not proposing any sight lighting at this time. Any new sight lighting
must be low-level and directed away from adjacent properties.
No signage is proposed at this time. All signage must comply with Section 36-555
of the City’s Zoning Ordinance (signs permitted in commercial zones).
Adequate screening shall be provided along the rear property line due to abutting
R-2 zoned property located to the south.
July 13, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-5981-A
9
Staff is not supportive of the requested PCD application. Staff believes that the
proposed auto/truck repair use, including outdoor carwash and auto sales is too
intense for this area along Colonel Glenn Road. The repair/maintenance of large
trucks is a heavy commercial/light industrial use. The existing commercial uses
along this portion of Colonel Glenn Road are smaller in scale and intensity, and
located within enclosed buildings. Staff feels the proposed uses will have an
adverse impact on the surrounding properties including the residential uses
located to the south.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant was present, representing the application. There was one (1) person
registered in opposition. Staff presented the item and a recommendation for denial as
outline in the “staff recommendation” above.
Troy Laha representing the Southwest Little Rock for Progress” agency, addressed the
Commission in opposition to the application. He expressed his concerns with the location
of the site being adjacent to a neighborhood.
The applicant took question from the Commission in reference to the operations on site.
There was a motion to approve the application. The motion was seconded. The vote
was 3 ayes, 6 nays, 1 absent and 1 open position. The application was denied.
July 13, 2023
ITEM NO.: 5 FILE NO.: Z-8546-A
NAME: 4200 Hoerner, LLC – PID
LOCATION: 4200 Hoerner Road
DEVELOPER:
4200 Hoerner, LLC
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
4200 Hoerner, LLC – Owner
Davidson Engineering – Agent
SURVEYOR/ENGINEER:
Davidson Engineering
210 West Arch Avenue
Searcy, AR 72143
AREA: 7.54 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.02
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 7.54 acres from I-2 to PID to subdivide the
property into two (2) lots for a second light industrial business site.
B. EXISTING CONDITIONS:
The property is occupied by a one-story industrial building which previously housed
an office/warehouse use. Paved parking is located on the south and west sides of
the building. Access drives are located along Hoerner Road and Patterson Road.
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
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. Future building permits will be required through the Department of Planning
and Development for any new buildings on site and be required to meet all state
building codes and land alteration codes and ordinances adopted by the City
of Little Rock.
2. Per City Code 31-210 (e) (2) for collector streets, driveway spacing shall be two-
hundred fifty (250) feet. Driveway spacing shall be centerline to centerline or
centerline to right of way of an intersecting collector street or street of higher
classification. Revise driveway on site plan to meet above requirement
accordingly or request a variance from this City Code requirement from the
Planning Commission on the planned zoning development application.
3. Buildings and facilities shall be designed and constructed to be accessible in
accordance with 2012 Arkansas Fire Prevention Code Chapter 11 and ICC
A117.1. For the future building permit, a certificate of occupancy for the
buildings will not be given by Department staff until all accessibility code
requirements mentioned previously are met or exceeded.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
3
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 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
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
4
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.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
5
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
6
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.
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. At least fifty (50) percent of landscape areas shall be covered by live plant
material at the time of plant maturity.
11. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
12. 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.
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
7
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 65th Street East Planning District. The Land Use Plan shows
Industrial (I) for the requested area. The Industrial (I) category encompasses a
wide variety of manufacturing, warehousing research and development,
processing, and industry related office and service activities. Industrial
development typically occurs on an individual tract basis rather than according to
an overall development plan. The application is to rezone from I-2 to PID, to allow
existing development to be split into two tracts.
Surrounding the application area on the east side of Patterson Road is Industrial
(I). The Industrial (I) category encompasses a wide variety of manufacturing,
warehousing research and development, processing, and industry related office
and service activities. Industrial development typically occurs on an individual tract
basis rather than according to an overall development plan. This area has oil and
LP gas suppliers, distribution warehouses, and door manufacturing. To the west
of Patterson Road is an area of Service Trades District (STD). This 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 STD area has distribution warehouses and union halls.
There have been no Future Land Use Map amendments in this area over the last
10 years.
Master Street Plan:
Patterson Road is a Collector on the Master Street Plan Map. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials or
activity centers with the secondary function of providing access to adjoining
property. Standard Right-of-Way is 60 feet. Sidewalks are required on one side.
Hoerner Road is a local street. A Local Street which abuts non-residential or
residential use which is more intense than duplex or two-unit residential is a
Commercial Street. Commercial streets have the same design standard as a
Collector. Right-of-way is 60’. Sidewalks are required on both sides. These streets
may require dedication of additional right-of-way and may require street
improvements.
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
8
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.
H. ANALYSIS:
The applicant proposes to rezone 7.54 acres from I-2 to PID to subdivide the
property into two (2) lots for a second light industrial business site. The applicant
is requesting I-2 permitted uses for both lots. The two (2) lots are proposed as
follows:
Lot 1 – 6.73 acres
Lot 2 – 0.81 acre
The property is occupied by a one-story industrial building which previously
housed an office/warehouse use. Paved parking is located on the south and
west sides of the building. Access drives are located along Hoerner Road and
Patterson Road.
There is currently an enclosed connection between the portion of the existing
building on Lot 1 and the portion of the existing building on Lot 2. This portion of
the building will be removed, creating a separate building on each lot.
The applicant is proposing a new 25 foot wide driveway at the southeast corner
of Lot 2 (from Hoerner Road) to serve the newly created lot. The proposed
driveway will serve a new paved parking area at the southeast corner of the
building on Lot 2. There will be 13 new parking spaces provided on Lot 2. Staff
believes the parking will be sufficient for the existing building. Landscaping will
be provided with construction of the new parking area.
The applicant notes that there will be no dumpsters on the site.
Any new site lighting will be low-level and directed away from adjacent properties.
Any new signage will comply with Section 36-554 of the City’s Zoning Ordinance
(signs permitted in industrial zones).
The applicant is requesting a driveway spacing variance as follows:
July 13, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-8546-A
9
“We would like to request a variance of City Code
31-210(e)(2) of the minimum spacing of 250 feet between
driveways for collector streets. On the West side of the
proposed new drive we would like to request a variance to
allow the minimum driveway spacing to be 237 feet. On the
East side of the proposed new drive we would like to request
a variance to allow the minimum driveway spacing to be 118
feet. The driveways to both the East and West of the
proposed new drive are existing.”
Staff supports the requested variance.
Staff is supportive of the requested PID rezoning. Staff views the request as
reasonable. Staff believes the creation of a second lot within this existing
developed property will be compatible with the area and have no adverse impact
on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PID rezoning, 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: (JULY 13, 2023)
The applicant was present, representing the application. There was one (1) person
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the “staff recommendation” above. Troy Laha addressed the Commission in
opposition to the application. He expressed concern that the applicant had not contacted
the “Southwest Little Rock United for Progress” agency to explain what their plans were
for this site. Mr. Davidson took questions from the Commission in reference to the
notification process and if the agent had adhered to the requirements of the certified
notification. Staff confirmed notification were sent out to the surrounding community.
There was a motion to approve the application. The motion was seconded. The vote
was 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved.
July 13, 2023
ITEM NO.: 6 FILE NO.: Z-9795
NAME: Queen Beans – PD-C
LOCATION: Northwest corner of Hermitage Road and Autumn Road
DEVELOPER:
Katie Mac (Queen Beans)
5400 Chenonceau Blvd
Little Rock, AR 72225
OWNER/AUTHORIZED AGENT:
Katie Mac (Queen Beans) (Owner)
5400 Chenonceau Blvd
Little Rock, AR 72225
SURVEYOR/ENGINEER:
Koda Engineering
P.O. Box 26634
Bryant, AR 72022
AREA: 0.134 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 4 CENSUS TRACT: 24.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
The applicant is requesting two access variances from City Code 31-210 (e) (2) for this
development. First, they are requesting one ingress and one egress access points on this
property. The code requirement for distance between these two points is a minimum of 250
feet. The applicant is requesting a reduction to 61.45 feet.
Second, the code requirement for distance of access points from property lines calls for a
minimum of 125 feet. The applicant is requesting a reduction to 16.50 feet for the egress
access on the west side of the property, and a reduction to 61.40 feet for the ingress access
on the eastern portion of the property.
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from R-2 to PD-C in order to
construct a Queen Beans (drive-thru only) coffee shop on a 5,848 square foot parcel.
This tract of land is located adjacent to Chenal Parkway at the northwest corner of
Hermitage Road and Autumn Road.
B. EXISTING CONDITIONS:
The property is in a primarily commercial area. The parcel is a triangular lot at the
corner of Hermitage Road and Chenal approximately 5,848 square feet in area. The
surrounding property designations include C-3 Commercial as well as PUD and PCD
parcels.
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. Department engineering staff did not give approval for the traffic engineering
consultant who performed the traffic impact study submitted to use an existing
Queen Beans development in another city to estimate the volumes of vehicular
trips this proposed development will generate. Traffic engineering consultant
needs to use ITE Trip Gen. Category 938 (Coffee/Donut Shop with Drive-through
and No Indoor Seating) for trip generation calculations. This is the closest official
land use category that the consultant can use for this proposed development for
analysis per ITE Trip Generation Manual. When Department engineering staff
use ITE Code 938 for trip generation calculations (360 sq.ft.), staff outputs
124 trips for AM Peak hour (IN & OUT combined), instead of 26 trips combined
per the submitted traffic impact study. The expected queuing for this many trips
will block Hermitage Road & Autumn Road intersection as well as Chenal Pkwy.
& Autumn Road intersection. This anticipated queueing will shut down both
intersections creating adverse traffic operations for the traveling public and
business owners in the area. Traffic impact study shall be revised, re-evaluated,
and resubmitted for Department engineering staff’s review.
2. Future building permits will be required through the Department of Planning and
Development for any new buildings on site and be required to meet all state
building codes and land alteration codes and ordinances adopted by the City of
Little Rock.
3. 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
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
3
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.
4. 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.
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. 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.
8. Per City Code 31-210 (e) (2) for collector streets, driveway spacing shall be two-
hundred fifty (250) 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
twenty-five (125) feet. Revise driveway on site plan to meet above requirements
accordingly or request a variance from this City Code requirement from the
Planning Commission on the planned zoning development application.
9. If a grading permit is not required for the proposed site work, 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.
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. A sewer extension may be required. Please submit wastewater plans to LRWRA
for review and approval.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
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
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
5
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 building. Other obstructions shall be permitted to be places with the approval of the
fire code official.
Parks and Recreation: No comments received.
County Planning: No comments.
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
6
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. 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 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.
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
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
7
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. At least fifty (50) percent of landscape areas shall be covered by live plant
material at the time of plant maturity.
11. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
12. 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 I-430 Planning District. The Land Use Plan shows Commercial
(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 rezone from R-2 to PD-C for a drive-thru
coffee shop.
Surrounding the application area, west of Autumn Road on both sides of Chenal
Parkway is an area of Commercial (C). The Commercial (C) category includes a broad
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
8
range of retail and wholesale sales of products, personal and professional services,
and general business activities. Commercial activities vary in type and scale, depending
on the trade area that they serve. This area has restaurants, home furnishing retail,
electronics retail, mini-storage and strip commercial uses. East of Autumn Road on
both sides of Financial Center Parkway is an area of Mixed Office Commercial (MOC).
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 Zoning District is required if the use is mixed office and commercial. Within
this area are strip commercial centers, offices, banking, and medical offices and
institutions. The area of MOC was amended by Ordinance 20847 in 2014 from
Public/Institutional (PI) and Commercial areas. Public/Institutional (PI) uses are public
and quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals.
This site is in the Chenal Parkway Overlay District.
Master Street Plan:
Chenal Parkway is a Principal Arterial with alternate design 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. Right-of-Way (ROW) of
100 feet is required. Sidewalks are required on both sides. Access may need to be
limited to ensure traffic flow and pedestrian safety.
Autumn Road is a Collector on the Master Street Plan Map. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials or activity
centers with the secondary function of providing access to adjoining property. Standard
Right-of-Way is 60 feet. Sidewalks are required on one side.
Hermitage Road is a local street on the Master Street Plan. A Local Street which abuts
non-residential or residential use which is more intense than duplex or two-unit
residential is a Commercial Street. Commercial Streets have the same design standard
as a Collector. Right-of-way is 60’. Sidewalks are required on both sides. These streets
may require dedication of additional right-of-way and may require street improvements.
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.
July 13, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-9795
9
H. ANALYSIS:
The applicant is requesting to rezone the property from R-2 to PD-C in order to
construct a Queen Beans (drive-thru only) coffee shop on a 5,848 square foot parcel.
This tract of land is located adjacent to Chenal Parkway at the northwest corner of
Hermitage Road and Autumn Road.
The property is in a primarily commercial area. The parcel is a triangular lot at the corner
of Hermitage Road and Chenal approximately 5,848 square feet in area. The
surrounding property designations include C-3 Commercial as well as PUD and PCD
parcels.
The applicant is requesting two access variances from City Code 31-210 (e) (2) for this
development. First, they are requesting one ingress and one egress access points on
this property. The code requirement for distance between these two points is a
minimum of 250 feet. The applicant is requesting a reduction to 61.45 feet.
Second, the code requirement for distance of access points from property lines calls for
a minimum of 125 feet. The applicant is requesting a reduction to 16.50 feet for the
egress access on the west side of the property, and a reduction to 61.40 feet for the
ingress access on the eastern portion of the property.
It is staff’s opinion that though the entire area has developed as a major commercial
corridor for the City of Little Rock, this parcel is too small for the proposed development.
We feel this development could cause a traffic issue at an already highly traveled
intersection.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C zoning.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant submitted a letter to staff on July 6, 2023, requesting this application be
deferred to the August 10, 2023, Planning Commission agenda. Staff supports the deferred
request. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The application was
deferred.
July 13, 2023
ITEM NO.: 7 FILE NO.: Z-9802
NAME: Williams – PD-I
LOCATION: 4700 Mabelvale Pike
DEVELOPER:
Eugenia Williams (Owner)
510 McCright Street
Benton, AR 72015
OWNER/AUTHORIZED AGENT:
Eugenia Williams (Agent)
510 McCright Street
Benton, AR 72015
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.53 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone a 0.53 acre site from R-2 to PD-I to allow the
site to be used as a commercial fence company to fabricate fences and gates
(black iron fencing). The applicant is proposing no additional uses with this
application.
B. EXISTING CONDITIONS:
This site is fully in the Fourche Creek floodway. The abutting tract on the west is
zoned I-2 Light Industrial and is wooded but owned by the City. To the east, across
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
2
Mabelvale Pike, is a closed landfill. The site has operated as a non-conforming
use being annexed into the City of Little Rock in 2001.
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. Existing structures lying within the regulatory floodplain district shall adhere to
the restrictions as outlined City Code Sec. 36-341(h)(1)(a,b,c) requirements
therein. Any proposed, new structures shall adhere to City Codes Chapter 13
and City Codes 36- 341(h)(2)(a,b,c,d,e) and require permitting from the City’s
floodplain administrator via special flood hazard development permit.
2. For any future construction within the regulatory floodplain, a Special Flood
Hazard Development Permit is required to be obtained 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. For any future construction within the regulatory floodplain, per City Code
29-186 (c), a grading permit is required for land alteration on properties within
the designated floodplain without exception. Grading permits are issued by
the Planning and Development Dept. at 723 West Markham Street after
approval of sediment and erosion control plans, grading and drainage plans,
land survey, drainage study, and soil loss calculations per City’s stormwater
management and drainage manual. Contact Planning and Development
Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or
Permits@littlerock.gov to schedule an appointment for issuance or to answer
any questions. Permit cost is based on total project area at $100.00 for the
less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and
$100.00 for each additional acre for project greater than 1 acre.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
3
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
4
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.
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
5
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757 or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
6
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 65th Street East Planning District. The Land Use Plan shows
Park/Open Space (PK/OS) for the requested area. The Park/Open Space (PK/OS)
category includes all public parks, recreation facilities, greenbelts, flood plains, and
other designated open space and recreational land. The application is to rezone
from R-2 to PD-I for reuse of existing buiilding for fencing company.
Surrounding the application area on all sides the Future Land Use Map shows
PK/OS. This site is fully in the Fourche Creek floodway. The abutting tract on the
west is zoned I-2 Light Industrial and is wooded but owned by the City. To the
east, across Mabelvale Pike, is a closed landfill.
Master Street Plan:
Mabelvale Pike is shown as a Minor Arterial on the Master Street Plan Map. Minor
Arterials are high volume roads designed to provide 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. Deceleration Lanes are
required. The standard Right of way is 90 feet. Sidewalks are required on both
sides. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Mabelvale Pike has an existing Class I Bicycle Path. Class I Bike Paths are a route
designated for the sole use of bicycles that is physically separated from vehicular
lanes.
Historic Preservation Plan:
There are no Historic Sites or Districts in the vicinity.
H. ANALYSIS:
The applicant is proposes to rezone a 0.53 acre site from R-2 to PD-I to allow the
site to be used as a commercial fence company to fabricate fences and gates
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
7
(black iron fencing). The applicant is proposing no additional uses with this
application.
This site is fully in the Fourche Creek floodway. The abutting tract on the west is
zoned I-2 Light Industrial and is wooded but owned by the City. To the east, across
Mabelvale Pike, is a closed landfill. The site has operated as a non-conforming
use being annexed into the City of Little Rock in 2001.
The property contains an existing 4,912 square foot, sheet-metal-style framed
building, triangular in shape and sits back from Mabelvale Pike. The front entrance
and three (3) bay doors face south towards the main street. An existing storage
structure is located on the western portion and rear (south) portion of the property.
The remaining site is primarily clear and contains several trees throughout the
property. It is currently fenced with a chain link to secure the property.
The hours of operation will be from 9:00am to 5:30pm, Monday thru Friday with
half a day on Saturday. The actual making of the fencing will be contained inside
the building. There will be no outside storage of equipment or materials. All
materials will be stored inside the building.
The applicant notes this is a two (2) man operation with orders and estimates
taking place over the phone and at the customer’s location. Staff feels the existing
parking is sufficient to serve the use.
Access is provided via a concrete driveway extending from Mabelvale Pike leading
to a triangular-shaped asphalt paved area which may be used for parking and
delivery of materials.
The applicant notes the all signage will comply with Section 36-554 (signs
permitted in industrial zones).
There will not be a dumpster on-site. All trash would be limited to scrap metal
which will be resold to scrap metal shops.
The applicant is proposing no additional lighting at this time. Any future site lighting
must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PD-I rezoning for the proposed use (fence
fabrication business) only. Prior use of the property was an auto related use (Elrod
& Proper Import Services) as late as January 2023. The former landfill across
Mabelvale Pike is inactive. Staff believes that the proposed use will have no
adverse impact on the general area.
July 13, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-9802
8
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-I rezoning, subject to compliance
with the comments and conditions outlined in paragraphs D and E, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant was present in support of the application. There were no persons
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the “staff recommendation” above.
Ms. Williams spoke and explained the project to the commission.
Ms. Williams mistakenly had submitted a “registration card” to address the Commission
in support of the application. She was unaware applicants are not required to submit a
card to address the Commission. There was a motion to approve and seconded. The
vote was 8 ayes, 0 nays, 2 absent 1 open position. The application was approved.
July 13, 2023
ITEM NO.: 8 FILE NO.: A-347 and Z-9806
NAME: Blue Stem Annexation and I-3, Heavy Industrial Zoning
LOCATION: 7103 Zeuber Road, west of Fourche Dam Pike and Thibault Road.
OWNER/AUTHORIZED AGENT:
Stephen Giles, Esq
200 West Capitol Avenue, Suite 2300
Little Rock, AR 72201
AREA: 32.7
WARD: NA PLANNING DISTRICT: 26 CENSUS TRACT: 40.07
CURRENT ZONING: Not Zoned
BACKGROUND:
• This request is a voluntary ‘100-percent owner’ annexation.
• The site is contiguous on its west boundary.
• The Arkansas GIS Office confirmed the request meets all the requirements of Section
14-40-101 in a letter dated May 10, 2023.
• The County Judge’s Order was filed on May 16, 2023.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to annex 32.7 plus or minus acres into the City of Little Rock. The
applicant wishes to obtain city services to allow for the development of the land for
industrial uses.
B. EXISTING CONDITIONS:
The property is located on the south side of Zeuber Road, west of Fourche Dam
Pike and Thibault Road. The property is not currently zoned. An industrial
warehouse is under construction. The western boundary is 962 feet and is
adjacent to the current city limits.
July 13, 2023
ITEM NO.: 8 (Cont.) FILE NO.: A-347 and Z-9806
2
On the south side of Zeuber Road, the tract west of the property is the Amazon
distribution warehouse which is in the City and is zoned I-3, Heavy Industrial.
Adjacent to the requested annexation area on the east is agricultural land, beyond
which are several trucking warehouses, all outside of the City and not zoned. South
of the site is undeveloped agricultural uses, all not zoned and outside of the City.
North of the application area, across Zeuber Road is outside of the City and is
unzoned. Current uses are undeveloped agricultural to the west, to the east is a
trucking warehouse. The area to the east between the trucking warehouse and
Thibault Road was annexed to the City in 2022 (Ord. 22166) and is zoned I-3,
Heavy Industrial. This area is currently undeveloped agricultural land.
This site is in the Fourche Island Drainage District, a levee system protected area.
It is also within the Little Rock Port’s future planned Industrial Park.
C. NEIGHBORHOOD NOTIFICATIONS:
Neighborhood Association contacts are notified of all items on the Planning
Commission agenda via a single notice prior to the Commission’s hearing.
D. ENGINEERING COMMENTS:
Engineering Division, Planning & Development Department: No comment
received.
Public Works Department: No comment received.
F. BUILDING CODES/LANDSCAPE
Building Code: No comment received.
Landscape: No comment received.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment received.
Entergy: No comment received.
Summit Utilities: Summit Ut ilities indicated they provided service to the Blue Stem
property earlier this year. So long as there are no changes to existing right of way
on the property, they do not have any comments on or concerns with this
annexation.
AT & T: No comment received.
July 13, 2023
ITEM NO.: 8 (Cont.) FILE NO.: A-347 and Z-9806
3
Central Arkansas Water: CAW has no issues or concerns with this proposal.
Fire Department: No comment received.
Police Department: The Little Rock Police Department has no issues or concerns
with this proposal.
Parks and Recreation: No comment received.
County Planning: No comment received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division:
The Land Use Plan Map shows this site in a large area of Industrial (I). The
Industrial (I) category encompasses a wide variety of manufacturing, warehousing
research and development, processing, and industry related office and service
activities. Industrial development typically occurs on an individual tract basis rather
than according to an overall development plan. The Land Use Plan shows
Industrial (I) in all directions from the annexation area. The Little Rock Port intends
to develop an industrial Park on the land in this area.
There have been no Land Use Plan Map amendments in the vicinity over the last
decade.
Master Street Plan:
The Master Street Plan Map shows Zeuber Road as a Collector. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials or activity centers with the secondary function of providing access to
adjoining property. It has been constructed to ‘Industrial Street’ design standards
with shoulders and open ditches.
Bicycle Plan:
The Master Bike Plan Map shows a proposed Class III Bicycle Route along Zeuber
Road, Class III Bicycle Routes are designated with only signage for bicycle use.
The street is currently marked with bike lanes on the shoulders (a class II Bike
Route).
July 13, 2023
ITEM NO.: 8 (Cont.) FILE NO.: A-347 and Z-9806
4
Historic Preservation Plan:
There are no existing historic sites on, or in proximity to, this land.
H. ANALYSIS:
The area requesting annexation is contiguous with the City limits along its western
boundary. The land to the west was annexed by the City in 2021 with Ordinance
22034 (A-340 Amazon Zeuber Annexation). Approximately 1500 linear feet of
Zeuber Road on the north boundary are included in this annexation. The
annexation area has been farmland since at least the 1960’s. It currently has an
industrial warehouse under construction.
The entire region, in the City and outside the city, is within a levee protected area
(Fourche Island Protection District). The area has a general slope from north to
south. The land falls off about two feet in 1800 feet northwest to southeast. There
is a drainage to the east with about four feet of drop.
The Land Use Plan Map shows the annexation area as Industrial (I). The Industrial
(I) category encompasses a wide variety of manufacturing, warehousing research
and development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The Land Use Plan shows Industrial (I)
in all directions from the annexation area. Most of this land is either agricultural in
use or wooded.
The land to the north, east, and south is currently not zoned and outside of the
City. To the east along Zeuber Road at the intersection of Fourche Dam
Pike/Thibault Road are several trucking and warehouse developments outside the
City limits. The land to the west is the Amazon warehouse and is zoned I-3. The
I-3 zoning covers a large area north to beyond I-440, east to the Arkansas River,
then south along the river to the City limits. This area is developing with industrial,
manufacturing, and warehouse uses as part of the Port Industrial Park. The rural
land to the south of the requested annex area is shown on the Future Land Use
Map as Industrial (I) and is planned to be part of the Port Industrial Park. This area
is shown to encompass land west to Fourche Bayou, follow the Bayou south to
approximately Harper Road and then west to the David D Terry Park.
The applicant has requested the land be zoned I-3 Heavy Industrial District
(Z-9806) as part of their annexation request. The land immediately north and east,
and generally to the south is outside the City and is not currently zoned. The Little
Rock Port has also acquired land beyond this annexation to the south with the
intention of future industrial development of the surrounding area. The land to the
north is zoned I-3, Heavy Industrial District. It is partially developed with
July 13, 2023
ITEM NO.: 8 (Cont.) FILE NO.: A-347 and Z-9806
5
manufacturing and warehouse uses as part of the Port Industrial Park. The owners
of the annexation area land agree with the City that industrial development of their
land is the most appropriate use.
This will add approximately 1500 linear feet of Zeuber Road to the City to be
maintained by Public Works. Public Works has not commented at the time of this
writing. The industrial use will not require City Solid Waste services. Solid Waste
has not commented at the time of this writing.
The applicant has provided the City with a letter from the Arkansas GIS Office
(AGIO) confirming the request meets all the requirements of Section 14-40-101
(May 10, 2023). This confirms that the area requesting annexation is contiguous
to the City of Little Rock and all requirements of Arkansas Law have been fulfilled
to apply for annexation.
This request is following the ‘100% Owner’ annexation process. The Pulaski
County Judge’s Order was signed and filed on May 16, 2023. The Judge’s Order
sets the exact boundaries of the annexation which by custom includes all adjacent
rights-of-way.
The nearest Central Arkansas Water facility is a 16” line in the southern right-of-
way of Zeuber Road. The nearest Little Rock Water Reclamation facility is a 30”
force wastewater line in the southern right-of-way of Zeuber Road. Actual
connection to water and wastewater services will be at the cost of the developer.
The connection to these utilities will need to be coordinated with the respective
utility providers.
The closest fire station is Station #4, 7500 Lindsey Road which is approximately
1.8 miles from the annexation area via the current street system. The next closest
is Station #13, 1105 E Roosevelt Road which is approximately 4.6 miles from the
annexation area via the current street system. The fire department did not respond
to a request for comment on this annexation. The Little Rock Police Department
stated the current patrol district for this area is 6304 acres. An increase of 32 acres
would increase the patrol area by 0.51 percent. The Police Department did not
have any issues with this annexation.
I. STAFF RECOMMENDATION:
The Staff recommends approval of annexation and zoning to I-3 Heavy Industrial.
July 13, 2023
ITEM NO.: 8 (Cont.) FILE NO.: A-347 and Z-9806
6
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The item was placed on the consent agenda for approval. By a vote of 9 for, 0 against,
1 absent, and 1 vacancy the consent agenda was approved.
PLANNING COMMISSION VOTE RECORD
DATE: July 13, 2023 4:OOPM
Minutes
Consent Agenda
A,F,G,1,6,C,D,E,I,J,2,7,8
RegularAgenda
MEMBER
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HART, TODD
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VICKERS, MICHAEL
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BROWN, JIMMY
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HAYNES, MARLON D.
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LATTURE, PAUL
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McDONALD, ALICIA
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PERSON, STEVEN
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THOMAS, DIANA M.
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VOGEL, ROBBY
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WHITAKER, PAMELA
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OPEN POSITION
MEMBER
Meeting Adjourned 6:10 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
July 13, 2023
There being no further business before the Commission, the meeting was adjourned
at 6:10 p.m.
Date
Chairman Secretary