HomeMy WebLinkAboutpc_07 11 2024LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
JULY 11, 2024
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:Michael Vickers
Jeremiah Russell
Jimmy Brown
Joshua Baxter
Todd Hart
Norman Hodges, Jr.
Charlotte Lunday
Alicia McDonald
Ahmed Samad
Members Absent: Steven Person
Robby Vogel
City Attorney: Cameron T. Bowden
III. Approval of the Minutes of the June 13, 2024 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
JULY 11, 2024
I. OLD BUSINESS:
Item Number: File Number: Title:
1. S-1963 King’s Crossing Phase I – Preliminary Plat
Southeast of the south end of Copper Drive
2. Z-9972 Beyond Boundaries (1) Group Home – Special Use Permit
9319 Tanya Drive
3. Z-9974 Beyond Boundaries (3) Group Home – Special Use Permit
3212 Holt Street
4. Z-9975 Beyond Boundaries (4) Group Home – Special Use Permit
1012 S. Park Street
5. Z-6237-C Woobank Hair Salon – Revised PD-C
14104 Taylor Loop Road
6. Z-9999 Midark Houses, LLC – Conditional Use Permit
206/212 S. Park Street
7. Z-9987 Rezoning from R-2 to C-4
9425 Interstate 30
8. Z-9988 Rezoning from R-2 to C-3
Northwest corner of Chicot Road and Mabelvale Pike
9. Z-5258-G Rowan Development – Revised PCD
12210 W. Markham Street
10. Z-5817-N Cantrell West – PCD
15122 Cantrell Road
11. Z-7667-B Central Acquisitions, LLC – Revised PCD
14410 Cantrell Road
Agenda, Page Two
I. OLD BUSINESS: (Continued)
Item Number: File Number: Title:
12. Z-10,002 Total Land Corporation – PCD
9020 Chicot Road
II. NEW BUSINESS:
Item Number: File Number: Title:
13. S-1953-A Romero Addition – Preliminary Plat
Northwest corner of Chicot Road & Bunch Road
14. S-1965-A Tract 1A, Razorback Square Shopping Center – Revised
Replat
2500 Cantrell Road
15. S-1975 Mountain Brook Subdivision – Preliminary Plat
Northeast corner of Valley Ranch Drive & Patrick Country
Road
16. S-1976 Lot 9 and a portion of Lot 8, Block 281, Original City of Little
Rock – Replat
1516 S. Ringo Street
17. S-1977 Lots 2R & 3R, Block 12, Kimball South Park Addition –
Replat
2909 S. State Street
18. Z-10005 Patterson STR-1 – Special Use Permit
1617 S. Battery Street
19. Z-10008 Beyond Boundaries (5) Group Home – Special Use Permit
13006 Lemoncrest Lane
20. Z-10009 Xcited Riverdale Mini-Warehouses – Conditional Use
Permit
2510 Cantrell Road
Agenda, Page Three
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
21. Z-10010 Rezoning from R-2 to I-1, MF-12 and OS
West of 5224 Stagecoach Road
22. Z-10011 Rezoning from R-2 to C-3
3 Pine Mountain Road
23. Z-3612-B Sherman Holdings – PCD
10120 N. Rodney Parham Road
24. Z-5239-J Our House – Revised POD
302 E. Roosevelt Road
25. Z-9955-A Okpala Auto Sales – PD-C
1417 W. Roosevelt Road
26. Z-10004 Kaufman Development, LLC Hotel – PD-C
1222-1226 Kaufman Road
27. Z-10007 ALRM Little Rock – PD-R
3301 W. Capitol Avenue
28. Z-10012 Taylor Loop Luxury Townhomes – PD-R
14215 Taylor Loop Road
29. Z-10001-A Devine – PD-C
9814 Davmar Drive
30. Stormwater Management and Drainage Manual - Revisions
July 11, 2024
ITEM NO.: 1 FILE NO.: S-1963
NAME: King’s Crossing Phase 1 – Preliminary Plat
LOCATION: Southeast of the south end of Copper Drive
DEVELOPER:
Layman Lane 6, LLC
12521 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Copper Run 6, LLC – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 4.11 acres NUMBER OF LOTS: 18 FT. NEW STREET: 760 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 4.11 acres of property into 18 lots for single
family residential development. The property is zoned R-2 and will be accessed
via White Oak Circle/Copper Drive, through Copper Run Subdivision Phase 6.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
July 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or
to answer any questions. Permit cost is based on total project area at
$100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for
the first acre and $100.00 for each additional acre for project greater than
1 acre.
4. 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.
5. 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 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
3
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
8. 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 and curb
inlets are located within the development also. Additionally, provide profile
and cross- sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. 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 Sec. 31-89 and 31-90.
9. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
11. Per City 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 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.
12. Department engineering staff are 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.
July 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
4
13. 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.
14. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets, City’s Master
Street Plan (2018), and City’s Standard Details for street and drainage
facilities improvements (2015).
15. 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.
16. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
17. Submit a clearer, legible preliminary plat for staff’s review.
18. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall
be repaired by the responsible party prior to the issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Submit the wastewater infrastructure
plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No objections to the preliminary plat.
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.
July 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
5
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.
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 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
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.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
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 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
7
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Master Street Plan:
Copper Dr is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Copper Dr is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to subdivide 4.11 acres into 18 lots for single family
residential development. The property is zoned R-2 and is currently undeveloped
and wooded. The property will be accessed via White Oak Circle/Copper Drive,
through Copper Run Subdivision Phase 6. This proposed subdivision will be
developed in one (1) phase.
The proposed subdivision will have a minimum lot size of 6,000 square feet and
average lot sizes of 50 feet by 120 feet and 62.5 feet by 125 feet. The subdivision
will contain approximately 760 linear feet of new streets. Sidewalks will be located
along White Oak Circle and Ironwood Way. A temporary turn-around will be
located at the south end of White Oak Circle.
The applicant proposes the following minimum building setbacks for the
subdivision:
July 11, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
8
Front – 25 feet
Rear – 25 feet
Sides – 10-% of the average lot width
The applicant is requesting no variances with this preliminary plat application.
To staff’s knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The proposed
single family subdivision should have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions noted in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
The application was deferred to the June 13, 2024 Planning Commission Agenda at the
request of the City Attorney’s office. The deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
July 11, 2024
ITEM NO.: 2 FILE NO.: Z-9972
NAME: Beyond Boundaries (1) Group Home – Special Use Permit
LOCATION: 9319 Tanya Drive
AGENT:
Beyond Boundaries Supportive Living LLC
Carey Smith
(501) 744-2817
OWNER:
Michael McGhee
9319 Tanya Drive
Little Rock, AR 72205
(479) 236-5385
AREA: 0.20-acre NUMBER OF LOTS: 1 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 is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-2. The proposed
group home will have a maximum of three (3) disabled residents at any given time.
B. EXISTING CONDITIONS:
The site is located in the Twin Lakes Subdivision and contains a 2,110 square foot,
two-story, four bedrooms, three bath single-family residence. The request is in the
I-430 Planning District. The Land Use Plan shows Residential Low Density (RL)
for the requested area. Surrounding the application area is fully developed single-
family subdivision.
July 11, 2024
ITEM NO.: 2 (Cont.) FILE NO.: Z-9972
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: 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.
Fire Department: Need Life Safety Inspection.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 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 remains less than 6 units per acre. The
application is to rezone from R-2 to SUP Group Home.
July 11, 2024
ITEM NO.: 2 (Cont.) FILE NO.: Z-9972
3
Surrounding the application area is fully developed single-family subdivision.
This site is not located in an Overlay District.
Master Street Plan:
Tanya Dr is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
Tanya Dr is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-2. The proposed
group home will have a maximum of three (3) residents at any given time.
The site is located in the Twin Lakes Subdivision and contains a 2,110 square foot,
two-story, four bedrooms, three bath single-family residence. The request is in the
I-430 Planning District. The Land Use Plan shows Residential Low Density (RL)
for the requested area. Surrounding the application area is fully developed single-
family subdivision. Clients do not have their own vehicles, but transportation is
being provided for them. The total square footage for each bedroom is
approximately 150 feet with one resident per bedroom. There are three staff
members at this location. One lives at the location and the other two do shift work.
Transportation is provided to the residents by the live-in caregiver. There are two
parking spaces on this property.
No signage beyond that allowed in single-family and two-family zones will be
permitted.
The applicant notes that Pulaski County Public Records yielded no bill of
assurance for this property.
July 11, 2024
ITEM NO.: 2 (Cont.) FILE NO.: Z-9972
4
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Home Facilities, as adopted by the Board of Directors on
September 6, 2005:
1. Family care facility, group care facility, group home, parolee or
probationer housing facility, rooming, lodging and boarding facility.
(a) Separation, spacing and procedural requirements for family
care facilities, group care facilities, group homes, parolee or probationer
housing facilities and rooming, lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood. Unless the commission
determines that a different area is more appropriate, a neighborhood shall
be defined as an area incorporating all properties lying within one thousand
five hundred (1,500) feet of the site for which the permit is requested.
(b) There shall be a presumption that a special use permit for a
group home of 5, 6, 7, or 8 handicapped persons will be granted if all
ordinance requirements are met, except that individuals whose tenancy
would constitute a direct threat to the health or safety of other individuals of
whose tenancy would result in substantial physical damage to the property
of others shall not be allowed in such a home.
(c) Issues that the planning commission will consider during its
review of a family care facility, group care facility, group home, parolee or
probationer housing facility, or rooming, lodging and boarding facility include,
but are not limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed to be served,
the number of employees proposed and the type of services
being proposed.
4. The need and provision for readily accessible public or
quasi-public transportation.
5. Access to needed support services such as social services
agencies, employment agencies and medical service
providers.
6. Availability of adequate on-site parking.
July 11, 2024
ITEM NO.: 2 (Cont.) FILE NO.: Z-9972
5
(d) The fire marshal must approve the use of any structure proposed as
a family care facility, group care facility, group home, parolee or probation
housing facility or rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes and parole
or probation housing facilities shall be operated within any and all applicable
licensing and procedural requirements established by the State of Arkansas.
Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance
(minimum area per dwelling unit) requires 150 square feet for the first occupant
and 100 square feet for each additional occupant. Therefore, the minimum area
for this residence occupied by four (4) persons is 450 square feet. As noted
earlier the residence is 1,440 square feet in total area.
Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the
first occupant and 50 square feet for each additional occupant. The applicant
provided a statement demonstrating compliance with this section of the code
as only one (1) person will occupy each bedroom.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
Staff supports approval of the special use permit as requested.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
This item was deferred to the June 13, 2024 agenda as the applicant failed to complete
the required notifications to surround property owners.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, as the applicant failed to complete
notifications as required.
July 11, 2024
ITEM NO.: 2 (Cont.) FILE NO.: Z-9972
6
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application was pulled off the Consent Agenda. Staff
presented the item and a recommendation of approval as outlined in the “staff analysis”
above. There were six persons registered in opposition. Fred McRae, Shirley Thomas,
Donna Prullos, Ida Turner, Brenda Tenner and DeArthur Jordan spoke about concerns
of traffic and overcrowding. After extensive discussion, there was a motion to approve
the application. There was a second. The vote was 6 ayes, 1 nay and 4 absent. The
motion was approved.
July 11, 2024
ITEM NO.: 3 FILE NO.: Z-9974
NAME: Beyond Boundaries (3) Group Home – Special Use Permit
LOCATION: 3212 Holt Street
AGENT:
Beyond Boundaries Supportive Living LLC
Carey Smith
(501) 744-2817
OWNER:
Michael Booker
3212 Holt Street
Little Rock, AR 72205
(501) 351-3164
AREA: 0.21-acre NUMBER OF LOTS: 1 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 is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-2. The proposed
group home will have a maximum of two (2) disabled residents at any given time.
B. EXISTING CONDITIONS:
The site is located in the Campus Place Subdivision and contains a 1,040 square
foot, one-story, two bedrooms, two bath single-family residence. Surrounding the
application area are partially developed single-family subdivisions.
July 11, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-9974
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: 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.
Fire Department: Need Life Safety Inspection
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 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 remains less than 6 units per acre.
The application is to rezone from R-2 to SUP. Group Home
July 11, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-9974
3
Surrounding the application area are partially developed single-family
subdivisions.
This site is not located in an Overlay District.
Master Street Plan:
Holt St is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
Holt St is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-2. The proposed
group home will have a maximum of two (2) disabled residents at any given time.
The site is located in the Campus Place Subdivision and contains a 1,040 square
foot, one-story, two bedrooms, two bath single-family residence. Surrounding the
application area are partially developed single-family subdivisions. Clients do not
have their own vehicles, but transportation is being provided for them. The total
square footage for each bedroom is approximately 150 feet with one resident per
bedroom. There are three staff members at this location. One lives at the location
and the other two do shift work. Transportation is provided to the residents by the
live-in caregiver. There are two parking spaces on this property.
No signage beyond that allowed in single-family and two-family zones will be
permitted.
The applicant notes that Pulaski County Public Records yielded no bill of
assurance for this property.
July 11, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-9974
4
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Home Facilities, as adopted by the Board of Directors on
September 6, 2005:
1. Family care facility, group care facility, group home, parolee or
probationer housing facility, rooming, lodging and boarding facility.
(a) Separation, spacing and procedural requirements for family care
facilities, group care facilities, group homes, parolee or probationer
housing facilities and rooming, lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood. Unless the commission
determines that a different area is more appropriate, a neighborhood shall
be defined as an area incorporating all properties lying within one thousand
five hundred (1,500) feet of the site for which the permit is requested.
(b) There shall be a presumption that a special use permit for a group
home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance
requirements are met, except that individuals whose tenancy would
constitute a direct threat to the health or safety of other individuals of whose
tenancy would result in substantial physical damage to the property of
others shall not be allowed in such a home.
(c) Issues that the planning commission will consider during its review
of a family care facility, group care facility, group home, parolee or probationer
housing facility, or rooming, lodging and boarding facility include, but are not
limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed to be served, the
number of employees proposed and the type of services being
proposed.
4. The need and provision for readily accessible public or
quasi-public transportation.
5. Access to needed support services such as social services
agencies, employment agencies and medical service providers.
6. Availability of adequate on-site parking.
July 11, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-9974
5
(d) The fire marshal must approve the use of any structure proposed as
a family care facility, group care facility, group home, parolee or probation
housing facility or rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes and parole
or probation housing facilities shall be operated within any and all applicable
licensing and procedural requirements established by the State of Arkansas.
Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance
(minimum area per dwelling unit) requires 150 square feet for the first occupant
and 100 square feet for each additional occupant. Therefore, the minimum
area for this residence occupied by 3 persons is 350 square feet. As noted
earlier the residence is 1,040 square feet in total area.
Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the
first occupant and 50 square feet for each additional occupant. The applicant
provided a statement demonstrating compliance with this section of the code
as only one (1) person will occupy each bedroom.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
Staff supports approval of the special use permit as requested.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
This item was deferred to the June 13, 2024 agenda as the applicant failed to complete
the required notifications to surround property owners.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, as the applicant failed to complete
notifications as required.
July 11, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-9974
6
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 4 FILE NO.: Z-9975
NAME: Beyond Boundaries (4) Group Home – Special Use Permit
LOCATION: 1012 S. Park Street
AGENT:
Beyond Boundaries Supportive Living LLC
Carey Smith
(501) 744-2817
OWNER:
Michael Booker
3212 Holt Street
Little Rock, AR 72205
(501) 351-3164
AREA: 0.17-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-3. The proposed
group home will have a maximum of two (2) disabled residents at any given time.
B. EXISTING CONDITIONS:
The site is located in the Central Hill EXT Subdivision and contains a 1,180 square
foot, one-story, three bedrooms, two bath single-family residence. Surrounding
the application area are partially developed single-family subdivisions. The
property is in the Central City Planning District.
July 11, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-9975
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: 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.
Fire Department: Need Life Safety Inspection.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The ResidentiaDensity (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-3 to SUP. Group Home
July 11, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-9975
3
Surrounding the application area are partially developed single-family
subdivisions.
This site is not located in an Overlay District.
Master Street Plan:
S Park St is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
S Park St is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-3. The proposed
group home will have a maximum of two (2) disabled residents at any given time.
The site is located in the Central Hill EXT Subdivision and contains a 1,180 square
foot, one-story, four bedrooms, two bath single-family residence. Surrounding the
application area are partially developed single-family subdivisions. The property
is in the Central City Planning District. Clients do not have their own vehicles, but
transportation is being provided for them. The total square footage for each
bedroom is approximately 150 feet with one resident per bedroom. There are three
staff members at this location. One lives at the location and the other two do shift
work. Transportation is provided to the residents by the live-in caregiver. There
are two parking spaces on this property.
No signage beyond that allowed in single-family and two-family zones will be
permitted.
The applicant notes that Pulaski County Public Records yielded no bill of
assurance for this property.
July 11, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-9975
4
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Home Facilities, as adopted by the Board of Directors on
September 6, 2005:
1. Family care facility, group care facility, group home, parolee or probationer
housing facility, rooming, lodging and boarding facility.
(a) Separation, spacing and procedural requirements for family
care facilities, group care facilities, group homes, parolee or probationer
housing facilities and rooming, lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood. Unless the commission
determines that a different area is more appropriate, a neighborhood shall
be defined as an area incorporating all properties lying within one thousand
five hundred (1,500) feet of the site for which the permit is requested.
(b) There shall be a presumption that a special use permit for a
group home of 5, 6, 7, or 8 handicapped persons will be granted if all
ordinance requirements are met, except that individuals whose tenancy
would constitute a direct threat to the health or safety of other individuals of
whose tenancy would result in substantial physical damage to the property
of others shall not be allowed in such a home.
(c) Issues that the planning commission will consider during its review
of a family care facility, group care facility, group home, parolee or
probationer housing facility, or rooming, lodging and boarding facility include,
but are not limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed to be served, the
number of employees proposed and the type of services being
proposed.
4. The need and provision for readily accessible public or
quasi-public transportation.
5. Access to needed support services such as social services
agencies, employment agencies and medical service providers.
6. Availability of adequate on-site parking.
July 11, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-9975
5
(d) The fire marshal must approve the use of any structure proposed as
a family care facility, group care facility, group home, parolee or probation
housing facility or rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes and parole
or probation housing facilities shall be operated within any and all applicable
licensing and procedural requirements established by the State of Arkansas.
Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance
(minimum area per dwelling unit) requires 150 square feet for the first occupant
and 100 square feet for each additional occupant. Therefore, the minimum area
for this residence occupied by 3 persons is 350 square feet. As noted earlier
the residence is 1,180 square feet in total area.
Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the
first occupant and 50 square feet for each additional occupant. The applicant
provided a statement demonstrating compliance with this section of the code
as only one (1) person will occupy each bedroom.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
Staff does not support approval of the special use permit as requested.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
This item was deferred to the June 13, 2024 agenda as the applicant failed to complete
the required notifications to surround property owners.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, as the applicant failed to complete
notifications as required.
July 11, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-9975
6
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 5 FILE NO.: Z-6237-C
NAME: Woobank Hair Salon – Revised PD-C
LOCATION: 14104 Taylor Loop Road
DEVELOPER:
Roby Woobank
14104 Taylor Loop Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Woobank, LLC – Owner
Roby Woobank – Applicant
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
2220820 Arch Street Pike
Hensley, AR 72065
AREA: 0.46-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.12
CURRENT ZONING: PD-C
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 9, 1997, the Little Rock Planning Commission approved to rezone subject
property from R-2 to PD-O (Z-6237) with conditions. On February 18, 1997, Ordinance
No. 17404 was passed by the Board of Directors which rezoned the property from R-2 to
PD-O to allow a veterinary clinic use in the existing single-family residence and allow the
existing garage to be used as an indoor boarding facility.
On January 6, 2004, Ordinance No. 19025 was passed by the Little Rock Board of
Directors, which approved the revision of the previously approved planned development
to allow a two-story addition to the single-story building to be utilized as additional storage
July 11, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-6237-C
2
space and providing additional space for boarding felines. The future expansion allowed
the addition of twenty (20) animals on site for a total of forty-two (42) animals. All
remaining aspects of the previously approved planned development remained
unchanged.
On February 20, 2024 the Board of Directors passed Ordinance No. 22,388, which
rezoned the property from PD-O to PD-C to allow use of the property as a barber/hair
salon use. The PD-C zoning was approved by the Planning Commission on January 11,
2024.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from PD-C to C-2 to allow the
barber/beauty shop in addition to other expanded commercial uses to include a
massage therapist, aesthetician and other allowable businesses.
B. EXISTING CONDITIONS:
The property contains an existing two-story, 1,232 square foot principal structure
and a one-story, 402 square foot utility building. An existing driveway provides
access from Taylor Loop Road. A majority of the property contains paving to
accommodate client parking. The properties surrounding the site contain a mixture
of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: 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 OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
July 11, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-6237-C
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
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
July 11, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-6237-C
4
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
July 11, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-6237-C
5
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.
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 River Mountain Planning District. The Land Use Plan shows
Suburban Office (SO) for the requested area. The Suburban Office (SO) category
provides for low intensity development of office or office parks in close proximity to
lower density residential areas. To assure compatibility, a Planned Zoning District
is required. The application is to rezone from PCD to C-2.
To the north, east, and west of the application area are commercial and institutional
uses. On the south is a developed large lot subdivision.
This site is not located in an Overlay District.
Master Street Plan:
Taylor Loop Rd is a Minor Arterial on the Master Street Plan. Minor Arterials are
high volume roads designed to provide the connections to and through an urban
area. Curb cuts should be minimized to allow for continuous traffic flow while still
allowing some access to adjoining property. Deceleration Lanes are required.
July 11, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-6237-C
6
Standard Right-of-way (ROW) 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:
Taylor Loop Rd is on the Master Bike Plan as a Proposed Class 2 Bike Lane.
Class 2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone the property from PD-C to C-2 to allow the
barber/beauty shop in addition to other expanded commercial uses to include a
massage therapist, aesthetician and other allowable businesses.
The property contains an existing two-story, 1,232 square foot principal structure
and a one-story, 402 square foot utility building. An existing driveway provides
access from Taylor Loop Road. A majority of the property contains paving to
accommodate client parking. The properties surrounding the site contain a mixture
of zoning and uses.
The City’s Future Land Use Plan designates this property as “SO” Suburban
Office. The requested C-2 zoning will not require a land use plan amendment at
this time. The property immediately north and west of this site is designated as
“C” Commercial.
Staff does not support the C-2 rezoning request. Staff feels that this 0.46 acre
property is not appropriate for C-2 zoning. The C-2 zoning district requires a
minimum lot size of five (5) acres. In addition, staff feels that a planned
development zoning is most appropriate for this location, given the surrounding
zonings. The applicant can seek approval for additional uses for the
property/existing Planned Development, by revising the existing PD-C zoning.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-2 rezoning.
July 11, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-6237-C
7
PLANNING COMMISSION ACTION: (MAY 9, 2024)
This item was deferred to the June 13, 2024 agenda as the applicant failed to complete
the required notifications to surround property owners.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
The applicant was present. Staff presented the item and a recommendation of denial as
outlined in the “staff analysis” above. There was one person registered in opposition.
Jibao Tucker spoke about concerns about parking on the site. After further discussion,
the applicant requested a deferral to the July 11, 2024, Planning Commission Agenda.
The vote was 9 ayes, 0 nays, 1 recused (Baxter) and 1 absent. The application was
deferred to the July 11, 2024, Planning Commission Agenda.
STAFF UPDATE:
The applicant submitted a letter to staff on June 19, 2024 revising the application to be a
revised PD-C zoning, instead of a rezoning to C-2. The revised PD-C zoning includes
the following:
• Maintain the previously approved barber/hair salon use.
• Add massage therapy as a permitted use.
• Add C-1 (Neighborhood Commercial) permitted uses as permitted alternate uses.
Staff supports the Revised PD-C zoning request and feels that the proposal is appropriate
for the property.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the Revised PD-C zoning, subject to compliance with the
comments and conditions outlined in paragraph E, and the staff analysis, of the agenda
staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application came off the consent agenda. Staff
presented the item with a recommendation of approval as outlined in the “staff analysis”
above. There was one person registered in support. The application was inadvertently
taken off Consent. There was a motion for approval. There was a second. The vote was
7 ayes, 0 nays and 4 absent. The motion passed.
July 11, 2024
ITEM NO.: 6 FILE NO.: Z-9999
NAME: Midark Houses, LLC – Conditional Use Permit
LOCATION: 206/212 S. Park Street
DEVELOPER:
Midark Houses, LLC
1522 S. 2nd Street
Cabot, AR 72023
OWNER/AUTHORIZED AGENT:
Midark Houses, LLC – Owner
Nick Tucker – Agent
SURVEYOR/ENGINEER:
Midark Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: 0.44 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow two (2) duplexes on
two (2) lots, located at 206 and 212 S. Park Street.
B. EXISTING CONDITIONS:
The two (2) lots are currently undeveloped and mostly grass covered.
July 11, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-9999
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site clarification
of requirements prior to commencing work. Failure to do so can result in
removal of any improperly placed concrete or asphalt at the expense of the
owner or contractor.
2. Per City standards and City Code Sec. 30-43 (a)(2)(a), “No driveway shall be
constructed within five (5) feet of a line drawn from the point of intersection of
a property line with the right-of-way line of a street and perpendicular to the
centerline of the street, except where property abuts an alley the minimum
distance shall be ten (10) feet. The width of residential driveway is to be forty
(40) percent of the lot’s street frontage, but shall not exceed thirty-two (32)
feet in width.”. Therefore, any proposed residential driveway for a building
permit for this lot that does not meet City Code requirements will require a
variance request from City Code requirements submitted for review and
approval to the Director of Planning and Development at the application of the
building permit for the residential structure.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
July 11, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-9999
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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
two (2) duplex structures on two (2) replatted lots (one (1) per lot) at 206 and
212 S. Park Street. The property is currently undeveloped and mostly grass
covered.
The property is comprised of two (2) platted lots (Lots 3 and 4, Block 8, Capitol
View Addition) and pieces of two (2) other platted lots (south ½ of Lot 2 and north
10 feet of Lot 5, Block 8, Capitol View Addition). The applicant proposes to replat
the overall property into two (2) equally sized lots of approximately 67 feet by
140 feet (0.22 acre each).
The applicant proposes to construct one (1) duplex structure on each of the
replatted lots. Each duplex structure will be 2,080 square feet in area (1,040 s.f.
per unit) and two (2) stories in height. The exterior of the structures will include
horizontal siding with hip roof construction. A small covered porch will be located
over the front entry doors.
The duplex structures will be located between 29 and 35 feet back from the front
(south) property line. All proposed setbacks will conform with Section 36-255
(R-3 zoning standards) of the City’s Zoning Ordinance. The building heights are
not to exceed 35 feet.
The applicant is proposing eight (8) paved parking spaces (four (4) per duplex) to
be located within the front yard area, between the duplex structures and the S.
Park Street property line. Section 36-502 requires a minimum of six (6) parking
July 11, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-9999
4
spaces for the two (2) duplexes. The parking as proposed will be sufficient to serve
the development.
To staff’s knowledge, there are no outstanding issues associated with this
application. Staff believes the proposed duplex structures located at 206/212 S.
Park Street are appropriate uses for this property. The duplex structures will only
be a minor increase in the original platted density for this property. The proposed
duplex structures will not be out of character with the general area. Staff believes
the proposed duplexes will have no adverse impact on the subdivision or
surrounding uses. The applicant is requesting no variances with the proposed
development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined on paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, as the applicant failed to complete
notifications as required.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application came off the consent agenda. Staff
presented the item and a recommendation of approval as outlined in the “staff analysis”
above. There was one person in opposition. Mason Ellis voiced concerns that parking.
After general discussion, there was a motion to approve the application. There was a
second. The vote was 6 ayes, 1 nay and 4 absent. The motion passed.
July 11, 2024
ITEM NO.: 7 FILE NO.: Z-9987
NAME: Rezoning from R-2 to C-4
LOCATION: 9425 Interstate 30
DEVELOPER:
STT, Inc.
P. O. Box 999
Newport, AR 72112
OWNER/AUTHORIZED AGENT:
Jim Heatherly/STT, Inc. – Applicant
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 0.5756-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property owner requests to rezone the 0.5756 acre property from “R-2” to “C-
4”. The rezoning is requested to allow future commercial development. The
property is located on the south side of I-30, approximately 300 feet west of
Distribution Drive.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered. There are mixed
commercial and industrial uses surrounding the property along I-30 and
Distribution Drive.
June 13, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9987
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
June 13, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9987
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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 2021 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.
June 13, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9987
4
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 2021 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 2021
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
June 13, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9987
5
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
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-4.
Surrounding the application area is Commercial (C) which has commercial and
light industrial usages.
This site is not located in an Overlay District.
Master Street Plan:
Interstate 30 Frontage Road is an Expressway Access Road on the Master Street
Plan. Access roads shall be considered commercial streets; however, sidewalk
construction is not required with development unless specifically required and
approved by the Planning Commission.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
June 13, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9987
6
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The property owner requests to rezone the 0.5756 acre property from “R-2” to
“C-4”. The rezoning is requested to allow future commercial development. The
property is located on the south side of I-30, approximately 300 feet west of
Distribution Drive.
The property is currently undeveloped and mostly grassed covered. There are
mixed commercial and industrial uses surrounding the property along I-30 and
Distribution Drive.
The City’s Future Land Use Plan designates this property as “C” Commercial. The
proposed C-4 zoning does not require an amendment to the future plan.
Staff is supportive of the requested C-4 rezoning. Staff views the request as
reasonable. The requested C-4 zoning will represent a continuation of the existing
commercial/light industrial zoning pattern in this area along Interstate 30.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda at the request of the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item and a recommendation of approval as outlined in the “staff analysis” above.
There was one person in opposition Troy Laha stated that he was upset that the applicant
did not come to speak to the “Southwest Little Rock United for Progress”. After some
discussion there was a motion to approve the application. There was a second. The vote
was 7 ayes, 0 nay and 4 absent. The motion passed.
July 11, 2024
ITEM NO.: 8 FILE NO.: Z-9988
NAME: Rezoning from R-2 to C-3
LOCATION: Northwest corner of Chicot Road and Mabelvale Pike
DEVELOPER:
Hason A. Alwan
7616 N. Chicot Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Hasan Alwan – Owner/Applicant
SURVEYOR/ENGINEER:
Rasbury Surveying
308 W. South Street
Benton, AR 72015
AREA: 0.31-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property owner requests to rezone the 0.31 acre property from R-2 to C-3 for
future commercial development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered.
July 11, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-9988
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 11, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-9988
3
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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 2021 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 11, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-9988
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 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 2021
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
July 11, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-9988
5
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.
West of the application area are two parcels zoned C-3 in 1985 with a single-family
residence and a faith-based institution. East and south are apartments in
Residential High Density (RH) use area. Southeast is Building materials sales in
an area of Commercial (C) use.
This site is not located in an Overlay District.
Master Street Plan:
To the south, Mabelvale Pike is shown as 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. This street may require additional right-of-way and may
require street improvements.
To the east, North Chicot Road is shown as 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. This street may require additional right-of-way and may
require street improvements.
July 11, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-9988
6
Bicycle Plan:
Mabelvale Pike is on the Master Bike Plan as a Proposed Class 3 Bike Route.
Class 3 Bike Routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The property owner requests to rezone the 0.31 acre property located at the
northwest corner of Chicot Road and Mabelvale Pike from R-2 to C-3. The
rezoning is proposed to allow future commercial development to include
commercial vehicle parking and equipment storage. The property is currently
undeveloped and mostly grass covered.
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 plan.
Staff does not support the requested C-3 rezoning. The subject property is
approximately 0.31 acre in size. Staff feels that the property is too small to allow
a potentially intense commercial development at this intersection. Staff also
questions whether the applicant’s intent for the property (“commercial vehicle
parking and equipment storage”) would even be permitted in C-3 zoning.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
The applicant was not present. There was a motion to defer the application to the
July 11, 2024, agenda. The motion was seconded. The vote was 10 ayes, 0 nays, and
1 absent. The application was deferred to the July 11 agenda.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. Staff presented the item and a recommendation of denial as
outlined in the “staff analysis” above. There were no persons registered in opposition.
After further discussion there was a motion to approve the application. There was a
second. The vote was 9 ayes, 0 nays and 2 absent. The motion passed.
July 11, 2024
ITEM NO.: 9 FILE NO.: Z-5258-G
NAME: Rowan Development – Revised PCD
LOCATION: 12210 W. Markham Street
DEVELOPER:
Rowan Development, LLC (Owner)
12206 W. Markham Street, STE 110
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Vernon J. Williams (Agent)
Garnat Engineering, LLC
PO Box 116
Benton, AR 72018
SURVEYOR/ENGINEER:
Vernon J. Williams
PO Box 116
Benton, AR 72018
AREA: 0.024 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On December 4, 2003, the Little Rock Planning Commission approved the expansion of
the automobile dealership (Parkway Mazda). On January 6, 2004, the Little Rock Board
of Directors adopted Ordinance No. 19,022 to allow the automobile dealership to expand
the proposed area. On March 27, 2012, The Board of Directors passed Ordinance No.
20,557, which revised the previously approved PCD to allow C-3 and O-2 uses for the
site.
July 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to revise the existing PCD to allow for the construction
of a billboard sign adjacent to the existing building and to create a billboard
easement. All remaining aspects of the previously approved PCD will remain
unchanged.
B. EXISTING CONDITIONS:
The property contains an existing 5,270 square foot, one-story brick-frame
structure, which was constructed in 2016. Properties in the general area contain
commercial zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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
provided 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
buildings 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 2021 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 exceeds 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.
July 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
4
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 placed 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 2021 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 2021
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 allows manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaced 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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
July 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
5
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any required landscaping must comply with Chapter 15 of the City’s
Landscaping Code.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Chenal 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 revise
the existing PCD to allow for a billboard sign to be located on the east façade,
adjacent to the existing building.
Surrounding the application area are commercial uses in a Commercial (C) area.
East of the application site is an area of Park and Open Space (PK/OS) which
buffers the floodway of Rock Creek.
This site is not located in an Overlay District.
Master Street Plan:
West Markham Street 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. Standard right-
of-way of 110 feet is required. Sidewalks are required on both sides. This street
may require dedication of additional right-of-way and additional street
improvements.
July 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
6
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
On December 4, 2003, the Little Rock Planning Commission approved the
expansion of the automobile dealership (Parkway Mazda). On January 6, 2004,
the Little Rock Board of Directors adopted Ordinance No. 19,022 to allow the
automobile dealership to expand the proposed area. On March 27, 2012, The
Board of Directors passed Ordinance No. 20,557, which revised the previously
approved PCD to allow C-3 and O-2 uses for the site.
The applicant is proposing to revise the existing PCD to allow for the construction
of a billboard sign adjacent to the existing building and to create a billboard
easement. All remaining aspects of the previously approved PCD will remain
unchanged.
The property contains an existing 5,270 square foot, one-story brick-frame
structure, which was constructed in 2016. Properties in the general area contain
commercial zoning and uses in all directions.
The site plan shows the proposed sign pole to be located near the southeast corner
of the building. The applicant notes the billboard easement will be thirty-five (35)
feet from the front (south) property line. The applicant also proposes to create a
billboard easement along the east façade of the building. However, the proposed
billboard easement encroaches into a shared ingress-egress easement which
serves the properties to the east and north.
Staff requested the applicant to provide sign graphics with dimensions (height,
area, setback from the property line) and was provided the following statement:
“We are unable to provide graphics at this time, as this billboard will
be rented, and graphics will be dependent on lease.”
Although the proposed billboard sign complies with the distance requirement from
an existing billboard, staff does not support the proposed revision to place a
billboard pole and sign adjacent to the existing building, nor does staff support the
proposed billboard easement as it encroaches into the ingress-egress easement
July 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
7
which is shared with the properties to the east and north. Staff feels the proposed
billboard location and easement creates safety concerns for the building’s
occupancy and the proposed billboard easement encroachment could have an
adverse impact on traffic flow entering and exiting the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the proposed revised PCD zoning.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
The applicant was present. Staff presented the item and a recommendation of denial as
outlined in the “staff analysis” above. There were no persons present in opposition. After
some discussion, the applicant requested a deferral. There was a motion to defer the
application to the July 11, 2024 Planning Commission Agenda. The motion was
seconded. The vote was 10 ayes, 0 nays and 1 absent. The application was deferred to
the July 11, 2024 agenda.
STAFF UPDATE:
The applicant submitted revisions to the Revised PCD application to staff on June 21,
2024. The applicant has revised the application as follows:
• The proposed billboard has been moved from the east side of the existing building to
a landscaped area in front of the building.
• The proposed billboard will cantilever over the existing building, at the southwest
corner of the building.
• The proposed billboard has been removed from any ingress/egress easement.
• The revised billboard placement will not impact the existing building’s
footings/foundation, nor will the existing sidewalk or driveway in front of the building
be disturbed during billboard construction.
• The applicant has submitted graphics for the proposed billboard. The billboard will
have an overall height of 35 feet and a sign area of 12 feet by 24 feet (288 square
feet).
Staff is supportive of the revised application. Staff views the request as reasonable. The
applicant has made the necessary revisions to satisfy staff’s initial concerns. The
proposed billboard complies with the typical standards of the City’s Zoning Ordinance
regarding billboard placement. The proposed billboard will be located over 1,000 feet
from the nearest billboard, which is located to the east along W. Markham Street.
July 11, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-5258-G
8
REVISED STAFF RECOMMENDATION:
Staff recommend approval of the Revised PCD zoning, subject to the comments and
conditions outlined in paragraphs E and F, and the staff analysis/update, of the agenda
staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 10 FILE NO.: Z-5817-N
NAME: Cantrell West Retail Center – PCD
LOCATION: 15122 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Jesse Griffin
Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456
SURVEYOR/ENGINEER:
Jesse Griffin
Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456
AREA: 3.80 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PD-O
VARIANCE/WAIVERS: None
BACKGROUND:
On July 16, 2020, the Planning Commission voted to approve a request to rezone this
property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3)
lots with a restaurant development on each lot. The rezoning request was denied by the
Board of Directors. On December 9, 2021, the applicant submitted a revised site plan
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
2
with a request to rezone the property from R-2 to PD-O. On February 10, 2022, the
Planning Commission voted to approve the request to rezone the property from R-2 to
PD-O with conditions. The rezoning request was referred back to the Planning
Commission by the Board of Directors on May 17, 2022.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 3.803-acre property from PD-O to PCD. The
property is located at the Northeast corner of Cantrell Road and Rummel Road.
The rezoning is to allow for a future commercial retail development with a main
retail structure, and restaurant with drive-thru service. The subject property is
located in the Highway 10 Design Overlay District (Ord. 15965).
B. EXISTING CONDITIONS:
The property is currently divided into three (3) tracts with a majority of the property
cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which
is mostly wooded and is located on the west border of the site adjacent to Rummel
Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally
located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is
located at the eastern edge of the overall site with a paved access connecting to
Cantrell Road to the south. The property is bordered to the east by commercially
zoned properties and mostly R-2 zoned properties to the north and west across
Rummel Road. To the south of the property across Cantrell Road is a mixture of
residential and commercial zoned properties.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Any work involving one (1) or more acres of disturbed area require 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.
2. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
3
3. A grading permit must be obtained prior to initiation of work. Grading
permits are issued by the Planning and Development Dept. at 723 West
Markham Street after approval of sediment and erosion control plans,
grading and drainage plans, land survey, drainage study, and soil loss
calculations per City’s stormwater management and drainage manual.
Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an
appointment for issuance or to answer any questions. Permit cost is based
on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to
1 acre, and $200.00 for the first acre and $100.00 for each additional acre
for project greater than 1 acre.
4. 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.
5. 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.
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. 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. 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
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
4
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
10. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly or a variance
request will have to be filed with the application for the planning commission’s
consideration per City Code 31-210 (j).
11. Submit a clearer, more legible site plan for staff’s review.
12. If proposed retaining walls shown on plans are equal to or above four feet tall
measured from the bottom of the footing or leveling layer or if there is
surcharge loading for a retaining wall less than four feet tall measured from
the bottom of the footing or leveling layer, the Department requires retaining
wall design plans by an Arkansas licensed professional engineer showing
plan, profile, and cross sectional views of the wall with special details, design
loading calculations clearly showing all required factors of safety are met or
exceed per state building codes. A separate building permit-accessory
structure will be required for the retaining walls along with inspections by
Department engineering staff during their construction.
13. Per City Code Sec. 29-190, cuts or fills shall be limited to ten (10) feet before
terraces are required unless 3:1 slopes can be constructed. With the
proposed retaining wall along the north and east property lines, the proposed
grading in these areas does not meet the City Code requirements as outlined
in Sec. 29-190. The future grading and land alteration on the site in these
areas with the proposed retaining wall shall comply with City Code Sec.
29-190 or a variance request will have to be filed with the application for the
planning commission’s consideration per City Code Sec. 29-187.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
5
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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
provided 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
buildings 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.
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
6
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 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 exceeds 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 placed 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 2021 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 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allows manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaced or repaired when defective.
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
7
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division:
The request is in the River Mountain Planning District. The Land Use Plan shows
Suburban Office (SO) for the requested area. The Suburban Office (SO) category
provides for low intensity development of office or office parks in close proximity to
lower density residential areas. To assure compatibility, a Planned Zoning District
is required. The application is to rezone from PD-O to PCD future commercial
retail development with a main retail structure, and restaurant with drive-thru
service.
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
8
Surrounding the application area west across Rummel Road is Park and Open
Space (PK/OS) which is a buffer to the floodway of a tributary to the Little Maumelle
River. North is a large tract of undeveloped Residential Low-Density (RL). To the
east are two undeveloped tracts in Suburban Office (SO) use area. South of the
site, across Cantrell Road is a fully developed subdivision in Residential Low-
Density (RL), and a continuation of the (PK/OS) buffer area.
The subject site is located in the Highway 10 Design Overlay District (Ord. 15965).
Master Street Plan:
To the south, Cantrell Road is shown as a Principal Arterial on the Master Street
Plan Map. Principal Arterials are roads designed to serve through traffic and to
connect major traffic generators or activity centers within urbanized areas.
Standard right-of-way of 110 feet is required. Sidewalks are required on both
sides. This street may require dedication of additional right-of-way and additional
street improvements.
To the west, Rummel Road is Commercial Street. Commercial Streets are a Local
public street which is abutted by non-residential or residential use which is more
intense than duplex or two-unit residential. These streets have the same design
standard as a Collector. The standard Right-of-way is 60 feet. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike 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:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone a 3.803-acre property from PD-O to PCD. The
property is located at the Northeast corner of Cantrell Road and Rummel Road.
The rezoning is to allow for a future commercial retail development with a main
retail structure, and restaurant with drive-thru service. The subject property is
located in the Highway 10 Design Overlay District (Ord. 15965).
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
9
The property is currently divided into three (3) tracts with a majority of the property
cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which
is mostly wooded and is located on the west border of the site adjacent to Rummel
Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally
located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is
located at the eastern edge of the overall site with a paved access connecting to
Cantrell Road to the south. The property is bordered to the east by commercially
zoned properties and mostly R-2 zoned properties to the north and west across
Rummel Road. To the south of the property across Cantrell Road is a mixture of
residential and commercial zoned properties.
The applicant is proposing a 15,600 square foot commercial restaurant/retail
structure to be located within the northern portion of the property and a 3,200
square foot restaurant in the eastern portion of the development. Paved parking
and internal access drives will be located along the front and sides of each building.
The site plan indicates that internal drives will circle internal parking areas in the
south and east portions of the development and accommodate a restaurant that
will include a drive-thru window at the east end of the retail center building.
The site plan shows the existing property line will be adjusted 57.7 feet to the north.
The applicant is also proposing a forty (40) foot grading easement north of the
proposed new north property line.
The site plan shows building setbacks being over one hundred (100) feet from the
front property line, more than fifteen (15) feet from the proposed rear property line,
and more than fifty (50) feet from the east and west property lines.
The applicant notes the western portion of the property will be sold to the Arkansas
State Highway Department (ARDOT); however, the applicant will include this
portion of the site in the rezoning of the property but are aware a separate
application will be required to develop this portion of the property in the future.
The applicant is requesting the following uses for the proposed development:
• All O-1, O-2, and O-3 & C-1 permitted uses and conditional uses.
• Other commercial uses to be included.
a) Beverage Shop
b) Swimming pool sales and supply
c) Bakery and Confectionary Shop
d) Savings and Loan
e) Dry cleaners
f) Pharmacy
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
10
g) Medical clinic
h) Cigar, Tobacco, and candy store
i) Eating place with drive-thru service
The applicant did not provide the hours of operation with this application. However,
the applicant’s previously submitted hours of operation for the development were
from 7:00 am to 10:00 pm Monday through Saturday and from 10:00 am to 8:00
pm on Sunday.
The site plan shows the main parking area is centrally located and contains one-
hundred-four (104) parking spaces to serve the main building and forty-one (41)
parking spaces to serve the drive-thru restaurant located at the southeast corner
of the property for a total of one-hundred-forty-five (145) total parking spaces. Staff
feels the overall parking plan will be sufficient to support the proposed use.
The applicant is proposing two (2) access drives to the site; one (1) centrally
located at the south perimeter and one (1) located near the southeast corner of the
development connecting to Cantrell Road. Each of the access drives includes a
single, bi-directional, entry/exit lane which connects Cantrell Road to the internal
drives. The site plan does not show the width of either ingress/egress driveways.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets
requires 625 feet of frontage for two (2) drives. The applicant has requested a
variance from the regulations to allow two (2) access drives from an arterial street
with a lot frontage of less than six hundred-twenty-five (625) feet in length. The
existing lot frontage is approximately 490 feet.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets,
driveway spacing shall be three hundred (300) feet. Driveway spacing shall be
centerline to centerline or centerline to right of way of an intersecting collector
street or street of higher classification. Minimum spacing from the property line
shall be one hundred fifty (150) feet. The applicant has requested a variance from
the regulations to allow the two (2) access drives from Cantrell Road to be
separated by approximately 270 feet and the eastern most driveway to be located
approximately 65 feet from the east side property line.
The applicant is proposing two (2) dumpster areas located near the northeast
corner of the development. The dumpster areas must be screened as per Section
36-523 of the City’s Zoning Ordinance.
Section 36-346 (f) (2) of the City’s Zoning Ordinance (Highway 10 DOD) allows the
following: Commercial building signage. Each commercial building will be allowed
a single monument ground-mounted sign located on the building site or in the
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
11
landscaped front yard of the commercial development. The sign shall be a
maximum of six (6) feet in height and seventy-two feet in area.
The applicant notes that the development will have two (2) freestanding signs not
to exceed sixty-four (64) feet and not to exceed a height of six (6) feet. Also, either
a wall sign or mansard signs not to exceed ten (10) percent in aggregate sign area
for that occupancy’s façade area or one (1) under-canopy or projecting sign
occupancy, not to exceed twelve (12) square feet in sign area.
All site lighting must be low-level and directed away from adjacent properties.
The applicant is requesting to construct retaining walls along the north and east
property lines greater than fifteen (15) feet in height, and without block face. The
applicant notes the developer is coordinating with a geotechnical engineer
regarding the proposed final wall design. All retaining wall construction must
comply with City Code standards.
The applicant notes that the land use buffers along the north and east perimeters
will be significantly reduced to accommodate site grading requirements. Section
36-521 requires that a minimum of 70 percent of land use buffers be undisturbed.
The applicant notes that more than 30 percent of the required buffers will be
disturbed and has requested a variance from the regulations to allow 100 % of the
land use buffer requirement along the north perimeter of the site to be disturbed.
Staff is not supportive of the overall proposed site development plan as submitted
due to the following issue:
• Staff has requested that the applicant rezone the west portion of the
property for which no development plan is shown to OS (Open Space) or
remove it from the PZD zoning request. The most recent site plan shows
the west portion to be included in the PZD zoning.
The applicant has noted the following: “Our plan currently for this portion of
the property is to sell it to the State of Arkansas.”
Staff objects to the west portion of the property being included in the PCD
zoning request.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD zoning.
July 11, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-5817-N
12
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, as the applicant failed to post the
notice of public hearing sign as required.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. Staff presented the item and a recommendation of denial as
outlined in the “staff analysis” above. There was one person registered in opposition.
Richard Stoker spoke about concerns pertaining to the drive-thru restaurant and traffic
issues. After further discussion, there was a motion to approve the application. There
was a second. The vote was 5 ayes, 1 nays, 3 recused (Brown, McDonald and Hodges)
and 2 absent.
Due to the fact that Commissioner McDonald recused herself due to the fact that her
webex wasn’t working properly and she could not hear the item, Commissioner Russell
made a motion to expunge the previous vote and rehear the item so that Commissioner
McDonald could hear the item. The motion was seconded. The vote was 8 ayes, 0 nays
and 2 absent. The vote was expunged. Staff then re-presented the item and a
recommendation of denial as outlined in the “staff analysis” above. After much discussion
there was a motion to approve the item. There was a second. The vote was 6 ayes,
1 nay 2 recused (Brown and Hodges) and 2 absent. The motion passed.
July 11, 2024
ITEM NO.: 11 FILE NO.: Z-7667-B
NAME: Central Acquisitions, LLC – Revised PCD
LOCATION: 14410 Cantrell Road
DEVELOPER:
Central Acquisitions, LLC (Agent)
12610 Lawson Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
The 14410, LLC (Owner)
PO Box 17326
Little Rock, AR 72222
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 3.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On June 3, 2004, the Little Rock Planning Commission approved HWY 10 Business Park
rezoning of the property from R-2 to PCD to allow selected C-3 uses, with conditions. On
July 20, 2004, the Little Rock Board of Directors approved the rezoning with Ordinance
No. 19,172.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the existing PCD to allow previously
approved uses, plus C-3 permitted uses. All remaining aspects of the previously
approved PCD will remain unchanged. The front portion, approximately 11,000
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
2
square feet of the site fronting Cantrel Road, is located withing the Highway 10
Design Overlay District (Ordinance No. 15,965).
B. EXISTING CONDITIONS:
The property contains an existing 2,300 square foot, one-story, wood-frame
residential building in the front portion of the property utilized as office space for
Central Termite. The rear portion of the property contains a 3,200 square foot,
one-story, metal-style warehouse building. Properties in the general area contain
a mixture of zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
3
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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
buildings 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 2021 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 exceeds 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
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
4
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 placed 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 2021 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 2021
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 allows manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed, and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
5
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 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
6
Landscape:
1. Any required landscaping must comply with Chapter 15 of the City’s
Landscaping Code.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the River Mountain Planning District. The Land Use Plan shows
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 PCD to PCD.
Surrounding the application area to the west and north are developed Single-
Family subdivisions in a Residential Low-Density (RL) area. To the east and south
of the site is a partially developed Planned Commercial District with mini-storage
and strip commercial uses in an area of Commercial (C).
A portion of this site is located in the Highway 10 Overlay District (Ord. 15965).
Master Street Plan:
Cantrell Road is shown as a Principal Arterial on the Master Street Plan Map.
Principal Arterials are roads designed to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas. Standard right-of-way
of 110 feet is required. Sidewalks are required on both sides. This street may
require dedication of additional right-of-way and additional street improvements.
Bicycle Plan:
Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike 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:
This property is not located in a Historic District.
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
7
H. ANALYSIS:
On June 3, 2004, the Little Rock Planning Commission approved HWY 10 Business Park
rezoning of the property from R-2 to PCD to allow selected C-3 uses, with conditions. On
July 20, 2004, the Little Rock Board of Directors approved the rezoning with Ordinance
No. 19,172.
The applicant is now proposing to revise the existing PCD to allow previously
approved uses, plus C-3 permitted uses. All remaining aspects of the previously
approved PCD will remain unchanged. The front portion, approximately 11,000
square feet of the site fronting Cantrel Road, is located withing the Highway 10
Design Overlay District (Ordinance No. 15,965).
The property contains an existing 2,300 square foot, one-story, wood-frame
residential building in the front portion of the property utilized as office space for
Central Termite. The rear portion of the property contains a 3,200 square foot,
one-story, metal-style warehouse building. Properties in the general area contain
a mixture of zoning and uses in all directions.
Access to the property is from the north side of Cantrell Road from a paved,
extended driveway leading to the existing office in the front portion of the site. The
driveway continues further to the rear portion of the site that contains a warehouse
building.
The applicant notes there will be no outside storage of equipment, materials and
vehicles and all storage will be contained within the existing warehouse building
located at the rear of the property.
The applicant notes the primary request for revising the existing PCD to allow C-3
permitted uses is to provide more potential businesses that may inquire about the
purchase of the property.
The applicant submitted a parking plan designating three (3) additional parking
spaces to supplement existing parking spaces on the site. Parking must be
present on the site to comply with minimum ordinance standards for any future
use(s) of the property.
The applicant is not requesting additional signage at this time. Any future signage
must comply with Section 36-346 of the City’s Zoning Ordinance.
The applicant notes a dumpster will not be located on the site at this time. Any
dumpster added in the future must be screened and comply with Section 36-523
of the City’s Zoning Ordinance.
Any new site lighting must be low-level and directed away from adjacent
properties.
July 11, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-7667-B
8
Staff supports the applicant’s request to revise the PCD to allow C-3 permitted
uses. The property has operated as Central Termite office and warehouse for
many years. To staff’s knowledge, there have been no concerns regarding the
existing use of the property, including traffic, noise, or lighting. Staff feels the
request to include C-3 permitted uses to the existing PCD is reasonable and should
have no adverse impact on surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the revised PCD, subject to compliance with the
comments and conditions outlined in paragraphs E and F, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, as the applicant failed to complete
notifications as required.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 12 FILE NO.: Z-10,002
NAME: Total Land Corporation – PCD
LOCATION: 9020 Chicot Road
DEVELOPER:
Total Land Co., Inc.
9020 Chicot Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Total Land Co., Inc. – Owner
Kelly Tucker – Applicant
SURVEYOR/ENGINEER:
Laha Engineers, Inc.
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 0.76 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: C-3 and R-2
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The east half of the property located at 9020 Chicot Road is zoned C-3 and occupied by
a one-story commercial building which has primarily been used as an office. The west
half of the property is zoned R-2 and contains a small storage/warehouse building and
two (2) portable storage containers. The east portion of the property is nonconforming as
the storage building and containers have traditionally been used for storage for a
contractors business.
July 11, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10,002
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the property from R-2 and C-3 to PCD to allow
the continued use of the west portion of the property for enclosed storage and the
east portion for C-3 permitted uses. The applicant also proposes to split the
property into two (2) lots.
B. EXISTING CONDITIONS:
The C-3 zoned portion of the property contains a one-story office building and
paved parking area. The R-2 zoned portion contains a 1,500 square foot
warehouse building and two (2) storage containers, with gravel parking. Access
drives from Chicot Road and Mann Road serve the property.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 11, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10,002
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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 2021 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 11, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10,002
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 2021 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 2021
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 11, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10,002
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 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 PCD to PCD for office and contractor storage.
To the north of the application site across Mann Road is a faith-based institution in
an area of Public/Institutional (POI) use. West of the site is an undeveloped tract
in Residential Low-Density (RL). A mostly developed residential subdivision is
located to the south of the site, with an area of Mixed Office/Commercial (MOC)
and Commercial (C) use with offices. To the east across Chicot Road is a utility
substation and a package store in Commercial (C).
This site is not located in an Overlay District.
July 11, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10,002
6
Master Street Plan:
To the east, Chicot Road is shown as a Principal Arterial on the Master Street Plan
Map. Principal Arterials are roads designed to serve through traffic and to connect
major traffic generators or activity centers within urbanized areas. Standard right-
of-way of 110 feet is required. Sidewalks are required on both sides. This street
may require dedication of additional right-of-way and additional street
improvements.
To the north, Mann Road is shown as a Collector on the Master Street Plan Map.
Collectors are designed to connect traffic from Local Streets to Arterials or to
activity centers, with the secondary function of providing access to adjoining
property. The standard Right of way is 60’. Sidewalks are required on one side of
Collectors. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
Mann Road is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class 2
Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The east half of the property located at 9020 Chicot Road is zoned C-3 and
occupied by a one-story commercial building which has primarily been used as an
office. The west half of the property is zoned R-2 and contains a small
storage/warehouse building and two (2) portable storage containers. The east
portion of the property is nonconforming as the storage building and containers
have traditionally been used for storage for a contractors business. The property
is located at the southwest corner of Chicot Road and Mann Road.
The applicant requests to rezone the property from R-2 and C-3 to PCD to allow
the continued use of the west portion of the property for enclosed storage and the
east portion for C-3 permitted uses. The applicant also proposes to split the
property into two (2) lots.
The C-3 zoned portion of the property contains a one-story office building and
paved parking area. The R-2 zoned portion contains a 1,500 square foot
warehouse building and two (2) storage containers, with gravel parking. One (1)
of the storage containers will be relocated to the proposed Lot 2, and screened
July 11, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10,002
7
with an eight (8) foot high opaque wood fence, as noted on the applicant’s site
plan. Access drives from Chicot Road and Mann Road serve the property.
As part of the project, the applicant proposes to split the property into two (2) lots,
as noted on the attached site plan. A 20 foot wide access easement will be located
from the Mann Road entry drive to serve as access for proposed Lot 1.
The site plan for the property shows existing paved parking to serve the existing
commercial building on Lot 2, and existing gravel parking on Lot 1 to serve the
existing storage/warehouse building.
Staff is supportive of the requested PCD zoning. Staff views the request as
reasonable. The PCD zoning will recognize the historic use of the property. The
property will continue to function as it has for over 50 years. The rezoning should
have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda, at the request of the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda as the applicant failed to complete
notifications as required.
July 11, 2024
ITEM NO.: 13 FILE NO.: S-1953-A
NAME: Romero Addition – Preliminary Plat
LOCATION: Northwest corner of Chicot Road and Bunch Road
DEVELOPER:
Alvero Romero
15436 Acme Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Romero’s Enterprises, LLC – Owner
Phillip Lewis Engineering – Agent
SURVEYOR/ENGINEER:
Phillip Lewis Engineering
23620 I-30
Bryant, AR 72022
AREA: 1.12-acres NUMBER OF LOTS: 7 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 applicant is requesting preliminary plat approval to allow 1.12 acres of property
located at the northwest corner of Chicot Road and Bunch Road to be subdivided
into seven (7) lots for single family residential development.
B. EXISTING CONDITIONS:
A one-story single family residence is located at the southeast corner of the overall
property (within the proposed Lot 5). The remainder of the property is undeveloped
and covered in grass and brush.
July 11, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1953-A
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
2. Any 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. Bunch Road is classified as a local street for City’s master street plan.
Dedication of additional right of way per master street plan to the City of Little
Rock is required. Total right of way dedication required is forty-five (25) feet
from street centerline. Additional right of way dedicated from the centerline
of right of way more than forty-five (25) feet may be required by Department
staff depending on the location of the centerline of the street in relation to
the centerline of the right of way if both centerlines do not coincide currently
for Bunch Road.
4. Who’s responsible for maintaining the proposed detention pond north of the
subdivision on the other private property? If it’s a future property owner’s
association or similar entity, will an access easement be granted by the
adjacent property owner to access the detention pond for maintenance?
5. Letter for required preliminary drainage analysis needs to explain to staff the
where and how much the 100 year flow is flowing onto the property and
within the property including how the 100 year flow is being conveyed to the
proposed detention pond and existing creek to the north. Provide pre and
post development drainage basin maps as showing the 100 year flows and
time of concentration calculations for each drainage basin referenced in the
submitted letter.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
July 11, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1953-A
3
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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 2021
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:
July 11, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1953-A
4
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 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 2021 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.
July 11, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1953-A
5
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting preliminary plat approval to allow 1.12 acres of property
located at the northwest corner of Chicot Road and Bunch Road to be subdivided
into seven (7) lots for single family residential development.
A one-story single family residence is located at the southeast corner of the overall
property (within the proposed Lot 5). The remainder of the property is undeveloped
and covered in grass and brush.
July 11, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1953-A
6
The proposed lot sizes will be as follows:
Lot 1 – 6,071 sq. ft. (0.14 acre)
Lot 2 – 5,998 sq. ft. (0.14 acre)
Lot 3 – 6,001 sq. ft. (0.14 acre)
Lot 4 – 6,007 sq. ft. (0.14 acre)
Lot 5 – 12,216 sq. ft. (0.28 acre)
Lot 6 – 6,021 sq. ft. (0.14 acre)
Lot 7 – 6,022 sq. ft. (0.14 acre)
All of the proposed lots conform with the minimum standards (width, depth, area,
etc.) of City code. A 25 foot front platted building line is shown for all lots. Utility
easements are also shown for all lots. With the proposed plat additional right-of-
way will be dedicated for Bunch Road.
Staff is supportive of the proposed preliminary plat. Staff views the request as
reasonable. The applicant is requesting no variances with the proposal.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, subject to compliance
with the comments and conditions in paragraphs D and E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item and a recommendation of approval as outlined in the “staff analysis” above.
There was one person in opposition. Troy Laha stated that he was upset that the
applicant had not come to speak to “Southwest Little Rock United for Progress”. After
some discussion there was a motion to approve the application. There was a second.
The vote was 7 ayes, 0 nay and 4 absent. The motion passed.
July 11, 2024
ITEM NO.: 14 FILE NO.: S-1965-A
NAME: Tract 1A, Razorback Square Shopping Center – Revised Replat
LOCATION: 2500 Cantrell Road
DEVELOPER:
Xcited Riverdale, LLC
5100 J B Hunt Drive, Suite 800
Rogers, AR 72758
OWNER/AUTHORIZED AGENT:
Xcited Riverdale, LLC – Owner
White-Daters and Associates – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.93-acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes a replat to re-combine Tract 1A, Tract 2 and Tract 3,
Razorback Square Shopping Center into three (3) lots to allow the existing building
at the east end of Tract 1A to be on a separate lot.
B. EXISTING CONDITIONS:
Tract 1A contains a large shopping center building within the north half of the lot,
with a large single use building at the east end of the lot.
July 11, 2024
ITEM NO.: 14 (Cont.) FILE NO.: S-1965-A
2
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 11, 2024
ITEM NO.: 14 (Cont.) FILE NO.: S-1965-A
3
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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 2021 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 11, 2024
ITEM NO.: 14 (Cont.) FILE NO.: S-1965-A
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 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 2021
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
July 11, 2024
ITEM NO.: 14 (Cont.) FILE NO.: S-1965-A
5
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 a replat to re-combine Tract 1A, Tract 2 and Tract 3,
Razorback Square Shopping Center into three (3) lots to allow the existing building
at the east end of Tract 1A to be on a separate lot.
Tract 1A contains a large shopping center building within the north half of the lot,
with a large single use building at the east end of the lot.
Tracts 2 and 3 are located along the north property line of Tract 1A and contain
utility and access easements. The existing tract sizes are as follows:
Tract 1A – 20.04 acres
Tract 2 – 0.06 acre
Tract 3 – 1.02 acres
The applicant proposes to add 2.87 acres of Tract 1A to Tract 2 and create Tract
2R which will contain the large commercial building at the east end of a Tract 1A.
Tract 3 will remain unchanged. The proposed lot sizes are as follows:
Tract 1AR – 17.53 acres
Tract 2R – 2.93 acres
Tract 3R – 1.02 acres
Cross access easements will exist between the tracts. There will also be a cross
parking easement between Tracts 1AR and 2R.
Staff is supportive of the proposed replat/lot recombination. Staff views the request
as reasonable. The applicant is requesting no variances with the replat request.
July 11, 2024
ITEM NO.: 14 (Cont.) FILE NO.: S-1965-A
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 15 FILE NO.: S-1975
NAME: Mountain Brook Subdivision – Preliminary Plat
LOCATION: Northeast corner of Valley Ranch Drive and Patrick Country Road
DEVELOPER:
Mountain Brook, LLC
P.O. Box 242142
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
SJS Family, LLC and Pinewood Land Co., LLC – Owners
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 37.25-acres NUMBER OF LOTS: 164 FT. NEW STREET: 5,400 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variances to allow reduced building setbacks.
2. Variance to allow 65 foot wide corner lots.
3. Variance to allow a 10 foot high wood fence at the rear of Lots 101-137.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow 37.25 acres of
property located at the northeast corner of Valley Ranch Drive and Patrick Country
Road to be subdivided into 164 lots for single family residential development.
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded, with varying degrees of slope.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on-site clarification of
requirements prior to commencing work. Failure to do so can result in
removal of any improperly placed concrete or asphalt at the expense of the
owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or to
answer any questions. Permit cost is based on total project area at $100.00
for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first
acre and $100.00 for each additional acre for project greater than 1 acre.
4. 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.
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
3
5. 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).
6. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
7. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure constructed within the public right of way shall be submitted to
Department engineering staff prior to recording the final plat. Before the 50%
maintenance bond can be accepted, a contract unit bid price for every street
and stormwater infrastructure construction item within the public right of way
shall be submitted to Department engineering staff for review and approval.
8. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted 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.
9. 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 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.
10. Department engineering staff are 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.
11. 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.
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
4
12. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets, City’s Master Street
Plan (2018), and City’s Standard Details for street and drainage facilities
improvements (2015).
13. 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.
14. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
15. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
16. Valley Ranch Drive is considered a collector per City’s current master street
plan. Therefore, per City’s boundary street ordinance, construction of
boundary street improvements along property’s frontage for collector street
standard and dedication of additional right of way per master street plan is
required. Total right of way dedication required is thirty (30) feet from street
centerline. Additional right of way dedicated from the centerline of right of
way more than thirty (30) feet may be required by Department staff depending
on the location of the centerline of the street in relation to the centerline of the
right of way if both centerlines do not coincide currently for Valley Ranch
Drive.
17. 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 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.
18. Proposed midblock pedestrian crossing within horizontal curve C2 on
Mountain Brook Circle is not allowed. Pedestrian midblock crossing will be
required to be relocated and redesigned to cross at a tangent location before
or after the horizontal curve.
19. Mountain Brook Lane is required to have sidewalk on one side of the street
per master street plan for local street. Provide the sidewalk as required for
the master street plan.
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
5
20. The “existing secondary emergency access” road as shown on the
preliminary plat does not appear to staff to meet the 2021 AR Fire Prevention
Code Appendix D 102.1 and D103.4 fire apparatus access road
requirements. Therefore, a new fire apparatus road constructed to these
standards will be required or other approved driving surface as determined
by the City Fire Marshal. This secondary emergency access road shall be
contained within a new access easement from the other subdivision’s
property through proposed Tract B.
21. What is Tract B’s proposed use and who is responsible for maintaining this
tract?
22. Remove Tracts C, D, E, F, and G from the proposed corner lots’ street
frontages. This is not allowed for corner lots.
23. Since part of the street construction is within the 100 year regulatory
floodplain, a Special Flood Hazard Development Permit is required
to be obtained to prior to beginning construction. The Special Flood
Hazard Development Permit application can be found at
https://www.littlerock.gov/city-administration/city-departments/public-works/.
Special Flood Hazard Development Permits are issued by the Public Works
Department at 701 West Markham Street and no fee collected for issuance.
Contact Vince Floriani in Public Works at 501-371-4823 or
VFloriani@littlerock.gov to schedule an appointment for issuance or to
answer any questions.
24. Will the existing gate on Valley Ranch Drive past Valley Ranch Cove blocking
through traffic approaching this subdivision be removed as part of this
development?
25. One hundred (100) year flows shown on sheet “Preliminary Drainage
Analysis” submitted to staff shows the same flow for each drainage area of
“207.2 CFS” which is incorrect. These flows shall be corrected and revised
that agree with “Table 1 Existing Drainage Areas” on shown in the
“Preliminary Plat Drainage Letter” and resubmitted to staff for review.
26. How will the existing drainage be collected and conveyed coming off site from
the northwest flowing through proposed lots 209-227 as shown on sheet
“Preliminary Drainage Analysis”?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
6
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension will be needed to provide water service to this property.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or
portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with 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 2021 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 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
7
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021 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.
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.
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
8
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting preliminary plat approval to allow 37.25 acres of
property located at the northeast corner of Valley Ranch Drive and Patrick Country
Road to be subdivided into 164 lots for single family residential development. The
property is currently undeveloped and wooded, with varying degrees of slope.
The proposed preliminary plat will include 5,400 linear feet of new streets. The
proposed subdivision will be accessed via an extension of Valley Ranch Drive. A
temporary turn around will be located at the north end of Mountain Brook Road.
There will be a secondary/ emergency access at the west end of Mountain Brook
Drive, within Tract A.
The proposed subdivision will be developed in four (4) phases as follows:
Phase I – Lots 101 -137, Lots 201-202 and Lots 301-323
Phase II – Lots 226-232, Lots 324-332 and Lots 416-433
Phase III – Lots 219-225, Lots 333-340, Lots 408-415 and Lots 434-441
Phase IV – Lots 203-218, Lots 341-347, Lots 401-407 and Lots 442-448
July 11, 2024
ITEM NO.: 15 (Cont.) FILE NO.: S-1975
9
The applicant is requesting a variance from Sections 36-254 (d) (1-3) to allow
reduced building setbacks as follows:
• Minimum front setback – 20 feet
• Minimum rear setback – 20 feet
• Minimum side setbacks – 5 feet (for lots wider than 50 feet)
The ordinance requires minimum front and rear setbacks of 25 feet and minimum
side setbacks of 10 percent of the lot widths. Staff supports the variance request.
Section 31-232 (e) of the City’s Subdivision Ordinance requires minimum lot widths
of 75 feet for corner lots. The applicant is requesting a variance to allow 65 foot
wide corner lots. Staff supports the variance request.
Section 36-516 allows a maximum fence height of eight (8) feet for lots zoned
residential. The applicant is requesting a variance to allow 10 foot high wood
fences along the rear property lines of Lots 101-137. Staff also recommends
approval of this variance.
To staff’s knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The proposed
single family subdivision should have no adverse impact on the surrounding
properties.
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, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application was pulled off Consent Agenda. Staff
presented the item and a recommendation of approval as outlined in the “staff analysis”
above. Staff informed the Commission that the applicant is proposing to do an in-lieu
contribution for the future construction of Valley Ranch Drive as part of the preliminary
plat request. Staff supported the in-lieu contribution request. There were three persons
registered in opposition. Wanda Merritt, Randy Hoos and BJ Wyrick spoke about
concerns pertaining to a buffer between the two subdivisions, and improvements to
Patrick Country Road. After much discussion, there was a motion to approve the
application. There was a second. The vote was 9 ayes, 0 nays, and 2 absent.
July 11, 2024
ITEM NO.: 16 FILE NO.: S-1976
NAME: Lot 9 and a portion of Lot 8, Block 281, Original City of Little Rock – Replat
LOCATION: 1516 S. Ringo Street
DEVELOPER:
E and Y Development, LLC
319 Valmar Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
E and Y Development, LLC – Owner
Holloway Engineering – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 0.258-acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. Variance to allow reduced lot width.
2. Variance to allow reduced lot area.
3. Variance to allow increased lot width-to-depth ratio.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat the north half of Lot 8 and all of Lot 9, Block 281,
Original City of Little Rock into three (3) lots for the construction of three (3) single
family residences.
July 11, 2024
ITEM NO.: 16 (Cont.) FILE NO.: S-1976
2
B. EXISTING CONDITIONS:
The property is currently occupied by a single family residence which will be
removed from the site. An alley right-of-way is located along the rear (west)
property line.
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. How and where will driveway access and off-street parking be accommodated
for each proposed lot?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
July 11, 2024
ITEM NO.: 16 (Cont.) FILE NO.: S-1976
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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 replat the north half of Lot 8 and all of Lot 9, Block 281,
Original City of Little Rock into three (3) lots for the construction of three (3) single
family residences. The property is currently occupied by a single family residence
which will be removed from the site. An alley right-of-way is located along the rear
(west) property line.
The proposed lot sizes are as follows:
Lot 8A – 24.99 feet by 149.8 feet
3,743 square feet (0.086 acre)
July 11, 2024
ITEM NO.: 16 (Cont.) FILE NO.: S-1976
4
Lot 8B – 24.99 feet by 149.8 feet
3,743 square feet (0.086 acre)
Lot 8C – 24.99 feet by 149.8 feet
3,743 square feet (0.086 acre)
Section 36-256 (d) (4) of the City’s Zoning Ordinance requires a minimum lot width
of 70 feet and a minimum lot area of 7,000 square feet for lots in the R-4 zoning
district. The applicant is requesting variances from this ordinance requirement to
allow reduced lot width and area.
Section 31-232 (b) of the Subdivision Ordinance allows a residential lot to be no
more than three (3) times as deep as it is wide. The applicant is requesting a
variance from this requirement to allow increased lot width-to-depth ratio for each
lot.
Staff is supportive of the requested replat to allow for the construction of three (3)
single family homes. There are examples of other small lots, lot splits and lot
recombinations within this general area. Staff believes that the replat request is
reasonable.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed replat, 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 11, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item and a recommendation of approval as outlined in the “staff analysis” above.
There were four persons registered in opposition. Lowell Dillard Jr, Anthomy Cimino, Mia
Foreman and Angel Burt spoke concerning issue of overcrowding on one lot
and concerns that the historic nature of the neighborhood would be altered. After
considerable discussion the applicant requested a deferral to the August 8, 2024 agenda
in order to discuss the plans with the surrounding neighborhood. There was a motion to
defer. There was a second. The vote was 6 ayes, 1 nay and 4 absent. The application
was deferred to the August 8, 2024 agenda.
July 11, 2024
ITEM NO.: 17 FILE NO.: S-1977
NAME: Lots 2R & 3R, Block 12, Kimball South Park Addition – Replat
LOCATION: 2909 S. State Street
DEVELOPER:
Buchanan Real Estate Ventures, LLC – Owner
7107 Lovia Lane
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Buchanan Real Estate Ventures, LLC – Owner
White-Daters and Associates – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.24-acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow reduced lot width.
2. Variance to allow increased lot width-to-depth ratio.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat the south half of Lot 2 and all of Lot 3, Block 12,
Kimball South Park Addition into two (2) lots for the construction of two (2) single
family residences.
July 11, 2024
ITEM NO.: 17 (Cont.) FILE NO.: S-1977
2
B. EXISTING CONDITIONS:
The property is currently occupied by a single family residences which will be
removed from the site. An alley right-of-way is located along the rear (east)
property line.
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
July 11, 2024
ITEM NO.: 17 (Cont.) FILE NO.: S-1977
3
H. ANALYSIS:
The applicant proposes to replat the south half of Lot 2 and all of Lot 3, Block 12,
Kimball South Park Addition into two (2) lots for the construction of two (2) single
family residences. The property is currently occupied by a single family residence
which will be removed from the site. An alley right-of-way is located along the rear
(east) property line.
The proposed lot sizes are as follows:
Lot 2R – 37.5 feet by 140 feet
5,250 square feet (0.12 acre)
Lot 3R – 37.5 feet by 140 feet
5,250 square feet (0.12 acre)
Section 36-255 (d) (4) of the City’s Zoning Ordinance requires a minimum lot width
of 50 feet for lots in the R-3 zoning district. The applicant is requesting a variance
from this ordinance requirement to allow reduced lot width.
Section 31-232 (b) of the Subdivision Ordinance allows a residential lot to be no
more than three (3) times as deep as it is wide. The applicant is requesting a
variance from this requirement to allow increased lot width-to-depth ratio for both
lots.
Staff is supportive of the requested replat/lot split to allow for the construction of
two (2) single family homes. There are examples of other small lots, lot splits and
lot recombinations within this general area. Staff believes that the replat request
is reasonable.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed replat subject to compliance with the
comments and conditions as outlined in the staff analysis, of the agenda staff
report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 18 FILE NO.: Z-10005
NAME: Patterson STR-1 – Special Use Permit
LOCATION: 1617 South Battery Street
OWNER/AGENT:
Whitney Patterson
1617 S. Battery Street
Little Rock, AR 72202
(501) 612-6232
SUVEYOR/ENGINEER:
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: 0.16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Special Use Permit for the 0.16-acre property located
at 1617 S. Battery Street to allow the use of part of the existing dwelling as Short-
Term Rental-1 with a maximum stay of twenty-nine (29) days. The property owner
will occupy the bottom level of the unit, with the upper floor being the short-term
rental. The entire upper floor will be rented as one (1) unit.
B. EXISTING CONDITIONS:
The structure is an existing 2,392 square feet, two-story home. The homeowner
is requesting to be able to rent out the second floor of the unit as a short-term
rental. The request is in the Central City Planning District. The Future Land Use
Plan shows Residential Low Density (RL) for the requested area. This property is
in the Capital View – Stifft Station Neighborhood Association as well as being in
July 11, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10005
2
the Central High Neighborhood Overlay District. This property is in the Central
High Historic District and is a contributing structure.
Parking is “on-street” parking for the owner as well as the guests.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: 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.
Fire Department: Need Life Safety Inspection.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
July 11, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10005
3
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single-family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is for a Special Use Permit – STR-1.
The Land Use surrounding the application area is Residential Low Density (RL).
The application site is zoned Single Family (R-3). Surrounding properties to the
north and south are also Single Family (R-3). To the west across South Battery
Street along the same block is property zoned Urban Residence (R-5), a Single-
Family property (R-3), and a Planned Development Residential property (PD-R).
Behind the application site to the east, is both Single Family (R-3) and Planned
Office Development (POD).
This property is in the Capital View – Stifft Station Neighborhood Association.
This site is located in the Central High Neighborhood Overlay District.
Master Street Plan:
South Battery Street, south of Daisy Bates Drive, is a Local Street on the Master
Street Plan. Local Streets are roads designed to provide access to adjacent
property with the movement of traffic being a secondary purpose. The standard
Right-of-way is 50’. Sidewalks are required on one side. This street may require
dedication of right-of-way and may require street improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
This property is in the Central High Historic District and is a contributing structure.
July 11, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10005
4
H. ANALYSIS:
The applicant is requesting a Special Use Permit for the 0.16-acre property located
at 1617 S. Battery Street to allow the use of part of the existing dwelling as Short-
Term Rental-1 with a maximum stay of twenty-nine (29) days. The property owner
will occupy the bottom level of the unit, with the upper floor being the short-term
rental. The entire upper floor will be rented as one (1) unit.
July 11, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10005
5
The STR-1 is not currently in operation. The property is not currently under
enforcement by the City of Little Rock Planning and Development. As of this date
there have been no police reports associated with the STR-1 property.
The structure is an existing 2,392 square feet, two-story home. The homeowner
is requesting to be able to rent out the second floor of the unit as a short-term
rental. The request is in the Central City Planning District. The Future Land Use
Plan shows Residential Low Density (RL) for the requested area. This property is
in the Capital View – Stifft Station Neighborhood Association as well as being in
the Central High Neighborhood Overlay District. This property is in the Central
High Historic District and is a contributing structure.
Parking is “on-street” parking for the owner as well as the guests.
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.
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
July 11, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10005
6
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.
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.
July 11, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10005
7
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The applicant provided a Bill of Assurance for this property dated May 1877. There
have been no Department of Planning & Development enforcement cases nor any
police reports for this property. This property has not previously been in operation
as a Short-Term Rental.
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 Special Use Permit request.
Staff is in support the requested Special Use Permit. Staff believes the request is
reasonable and that the proposed STR-1 use is appropriate for this location. All
requirements of the City’s short-term rental ordinance must be complied with when
the unit is being used as a short-term rental.
Currently the City of Little Rock Department of Planning and Development has
ninety-eight (98) short-term rentals (STR-1 and STR-2) listed within the database
for approved short-term rentals in the City of Little Rock. The City’s new short-
term rental ordinance allows a maximum of 500 short-term rentals within the
corporate boundary of the City of Little Rock. There are currently no short-term
rentals within a one-quarter mile radius of this property.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 19 FILE NO.: Z-10008
NAME: Beyond Boundaries (5) Group Home – Special Use Permit
LOCATION: 13006 Lemoncrest Lane
AGENT:
Beyond Boundaries Supportive Living LLC
Carey Smith
(501) 744-2817
OWNER:
Keith Daniels
3212 Holt Street
Little Rock, AR 72205
(501) 351-3164
AREA: 0.17-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-3. The proposed
group home will have a maximum of two (2) disabled residents at any given time.
B. EXISTING CONDITIONS:
The site is located in the Otter Creek Community and contains a 2,428 square foot,
two story, four bedrooms, three bath single-family residence. Surrounding the
application area are developed single-family subdivisions. The property is in the
Central City Planning District.
July 11, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10008
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: 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.
Fire Department: Need Life Safety Inspection.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Otter Creek Subdivision. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-2 to SUP. Group Home
July 11, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10008
3
Surrounding the application area are developed single-family subdivisions.
Master Street Plan:
Lemoncrest Lane is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
Lemoncrest Lane is not shown on the Master Bike Plan Map with existing or
proposed facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-3. The proposed
group home will have a maximum of two (2) disabled residents at any given time.
The site is located in the Otter Creek Community and contains a 2,428 square foot,
two story, four bedrooms, three bath single-family residence. Surrounding the
application area are developed single-family subdivisions.
Clients do not have their own vehicles, but transportation is being provided for
them. The total square footage for each bedroom is approximately 150 feet with
one resident per bedroom. There will be two (2) staff members at this location.
One lives at the location and the other will do shift work. Transportation is provided
to the residents by the live-in caregiver. There is a two car garage that is used by
staff and a large enough driveway to accommodate an additional four vehicles.
No signage beyond that allowed in single-family and two-family zones will be
permitted.
The applicant notes that Pulaski County Public Records yielded no bill of
assurance for this property.
July 11, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10008
4
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Home Facilities, as adopted by the Board of Directors on
September 6, 2005:
1. Family care facility, group care facility, group home, parolee or
probationer housing facility, rooming, lodging and boarding facility.
(a) Separation, spacing and procedural requirements for family
care facilities, group care facilities, group homes, parolee or probationer
housing facilities and rooming, lodging and boarding facilities will be
determined by the planning commission so as not to adversely impact the
surrounding properties and neighborhood. Unless the commission
determines that a different area is more appropriate, a neighborhood shall
be defined as an area incorporating all properties lying within one thousand
five hundred (1,500) feet of the site for which the permit is requested.
(b) There shall be a presumption that a special use permit for a
group home of 5, 6, 7, or 8 handicapped persons will be granted if all
ordinance requirements are met, except that individuals whose tenancy
would constitute a direct threat to the health or safety of other individuals of
whose tenancy would result in substantial physical damage to the property
of others shall not be allowed in such a home.
(c) Issues that the planning commission will consider during its review
of a family care facility, group care facility, group home, parolee or probationer
housing facility, or rooming, lodging and boarding facility include, but are not
limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed to be served, the
number of employees proposed and the type of services being
proposed.
4. The need and provision for readily accessible public or quasi-public
transportation.
5. Access to needed support services such as social services
agencies, employment agencies and medical service providers.
6. Availability of adequate on-site parking.
July 11, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10008
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(d) The fire marshal must approve the use of any structure proposed as
a family care facility, group care facility, group home, parolee or probation
housing facility or rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes and parole
or probation housing facilities shall be operated within any and all applicable
licensing and procedural requirements established by the State of Arkansas.
Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance
(minimum area per dwelling unit) requires 150 square feet for the first occupant
and 100 square feet for each additional occupant. Therefore, the minimum
area for this residence occupied by 3 persons is 350 square feet. As noted
earlier the residence is 2,428 square feet in total area.
Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the
first occupant and 50 square feet for each additional occupant. The applicant
provided a statement demonstrating compliance with this section of the code
as only one (1) person will occupy each bedroom.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
Staff supports approval of the special use permit as requested. Staff knows of no
other similar facilities within 1,500 feet of this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application came off the consent agenda. Staff
presented the item and a recommendation of approval as outlined in the “staff analysis”
above. There were two persons in opposition, Anthony Reed spoke of concerns of traffic
and speeding. Troy Laha stated that he was concerned that the applicant did not speak
to “Southwest Little Rock United for Progress”. There was a motion to approve the
application and a second. The vote was 7 ayes, 0 nays and 4 absent. The motion passed.
July 11, 2024
ITEM NO.: 20 FILE NO.: Z-10009
NAME: Xcited Riverdale Mini-Warehouses – Conditional Use Permit
LOCATION: 2510 Cantrell Road
AGENT:
White-Daters & Associates
Timothy E. Daters
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667
OWNER:
Xcited Riverdale LLC
5100 JB Hunt Drive, Ste. 800
Rogers, AR 72758
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc
24 Rahling Circle
Little Rock, AR 72223
AREA: 14.35-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: C-3
VARIANCE/WAIVERS: Variance to allow wall sign without street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an existing
commercial building to be converted to a mini-warehouse use. There will be no
modification to the exterior footprint of the building. A second floor will be
constructed inside of the existing structure.
July 11, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10009
2
B. EXISTING CONDITIONS:
The existing structure contains 18,789 square feet. The request is in the
Heights/Hillcrest Planning District. The Land Use Plan shows Commercial (C) for
the requested area. Surrounding the application area are all commercial uses. The
property is to be used as mini storage.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: 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.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021Arkansas 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant
must submit request to be reviewed by Fire Chief for Approval.
July 11, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10009
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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
provided 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 2021 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.
July 11, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10009
4
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 placed with the
approval of the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Heights/Hillcrest 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.
Surrounding the application area are all commercial uses.
This site is not located in an Overlay District.
Master Street Plan:
Cantrell Rd is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
July 11, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10009
5
Bicycle Plan:
Cantrell Rd is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an existing
commercial building to be converted to a mini-warehouse use. There will be no
modification to the exterior footprint of the building. A second floor will be
constructed inside of the existing structure.
The existing property contains an 18,789 square foot structure. The request is in
the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial (C)
for the requested area. Surrounding the application area are all commercial uses.
The property is to be used as mini storage.
Section 36-557(a) requires all on-premises wall signs must face required street
frontage. Applicant is requesting a variance to allow the sign to be on the west
side of the building facing the parking lot.
Any dumpsters on site must be screened and comply with Section 36-523 of the
City’s Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
Ample parking exists on the site to serve the proposed facility. Easements will be
provided to allow cross access and parking with the lot immediately to the West.
The applicant notes that Pulaski County Public Records yielded no bill of
assurance for this property.
Staff does not support the proposed CUP to allow conversion of the existing
building to a mini-warehouse use. Staff believes another mini-warehouse
development in this general area will represent a proliferation of this type of use
within a relatively small area. There are currently three (3) other mini-warehouse
uses within approximately ½ mile of this location as follows:
• 1320 Brookwood Drive
• 1020 Jessie Road
• 2000 Cantrell Road
July 11, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10009
6
I. STAFF RECOMMENDATION:
Staff recommends denial of the Conditional Use Permit application.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda at the request of the applicant.
July 11, 2024
ITEM NO.: 21 FILE NO.: Z-10010
NAME: Rezoning from R-2 to I-1, MF 12 and OS
LOCATION: West of 5224 Stagecoach Road
AUTHORIZED AGENT:
Joe White & Associates, Inc.
Joe White
25 Rahling Circle
Little Rock, AR 72223
OWNER:
Antioch Baptist Church
5224 Stagecoach Road
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Joe White & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 55.80 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 28.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 47.11 acres of property located west of
5224 Stagecoach Road from R-2 to I-1, MF-12 and OS.
July 11, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10010
2
B. EXISTING CONDITIONS:
The Missionary Baptist Seminary has existed at this location for decades. The
Seminary intends to relocate and wishes to rezone this property in order to
facilitate the sale of the property. The request is in the 65th Street West Planning
District. The Land Use Plan shows Light Industrial (LI), Office (O) Public Industrial
(PI) for the requested area. This property is not located in a Historic District.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No Comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
July 11, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10010
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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 2021 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.
July 11, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10010
4
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 2021 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 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 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 dwe lling units may have a single approved
July 11, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10010
5
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 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
Landscape: No comments
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division:
The request is in the 65th Street West Planning District. The Land Use Plan shows
Office (O) for the requested area. The Office (O) category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities. The MF-12 (Multifamily
District) is for apartment development at a maximum of 12 units per acre. This
July 11, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10010
6
district is used predominantly in the west and southwest portions of the City as a
transition zone between lower and higher density residential developments. OS
(Open Space District) is for use as a buffer zone between uses, a protection zone
for difficult topography, and to preserve natural conditions. This district is most
often utilized to buffer one land use from another such as apartments, office, or
commercial development from single family. The application is to rezone from R-
2 to I-2.
Surrounding the application area to the east of the requested I-1 and PK/OS areas
is an area of Residential Low Density (RL) was approved as a single family with
special events PD-C in 2013 (Ord. 20729), north of which is wooded land. East
of the requested MF-12 is a faith-based institution in an area of Public/Institutional
use (PI). North of the subject site is wooded land in area of Light Industrial (LI)
use. To the west, across Shackleford Road is an ice manufacturing facility and a
public utility facility in an area of Light Industrial (LI) use. To the south of site across
Rockwood Road is an Engineering Firm in Public/Institutional use (PI) area and a
large wooded tract in an Office (O) use area.
Master Street Plan:
South Shackleford Road is a Minor Arterial on the Master Street Plan. Minor
Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be minimized to allow for continuous
traffic flow while still allowing some access to adjoining property. Deceleration
Lanes are required. Standard Right-of-way (ROW) 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:
South Shackleford Road is on the Master Bike Plan as a Proposed Class 2 Bike
Lane. Class 2 Bike Lanes provides a portion of the pavement for the sole use of
bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone 47.11 acres of property located west of 5224
Stagecoach Road from R-2 to I-1, MF-12 and OS. The north 36 acres is proposed
to be rezoned from R-2 to I-1, with 2.31 acres along the east boundary being
rezoned from R-2 to OS. This will serve as a 100-foot-wide green space buffer
between the proposed I-1 zoning and the property to the east.
July 11, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10010
7
The south 8.80 acres is proposed to be rezoned from R-2 to MF-12. This portion
of the site contains multifamily housing which has served the past seminary use.
The Missionary Baptist Seminary has existed at this location for decades. The
Seminary intends to relocate and wishes to rezone this property in order to
facilitate the sale of the property. The request is in the 65th Street West Planning
District. The Land Use Plan shows Light Industrial (LI), Office (O) Public Industrial
(PI) for the requested area. The requested zoning will not require an amendment
to the future plan.
Staff is in support of the requested rezoning from R-2 to I-1, MF-12 and OS to allow
for future development/redevelopment use of the site. Staff feels the proposal is
in character with the neighborhood and will have no adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested I-1, MF-12 and OS rezoning.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 22 FILE NO.: Z-10011
NAME: Rezoning from R-2 to C-3
LOCATION: 3 Pine Mountain Road
AUTHORIZED AGENT:
Joe White & Associates, Inc.
Brian Dale
25 Rahling Circle
Little Rock, AR 72223
OWNER:
Lusk Family LLLP
22 Vigne Blvd.
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.33 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
Application is being deferred to the August 8, 2024, Planning Commission Agenda at the
request of the applicant.
July 11, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10011
9
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda at the request of the applicant.
July 11, 2024
ITEM NO.: 23 FILE NO.: Z-3612-B
NAME: Sherman Holdings – PCD
LOCATION: 10120 North Rodney Parham Road
DEVELOPER:
Sherman Holdings, Incorporated
421 Boundary Lane
Carbondale, CO 81623
OWNER/AUTHORIZED AGENT:
Jeff Yates (Agent)
415 N. McKinley Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 0.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.04
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On February 18, 2024, the Little Rock Planning Commission approved rezoning from
C-1 to C-3 to allow future commercial uses of the property. On March 19, 2024, the
rezoning of the property was approved by the Little Rock Board of Directors with
Ordinance No. 22,415.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the property from C-3 to PCD to allow a
digital pylon sign (billboard) at the northeast corner of N. Rodney Parham Road
July 11, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-3612-B
2
and Breckinridge Drive. The applicant is requesting C-3 permitted uses as
alternate uses for the property.
B. EXISTING CONDITIONS:
The property is located at the northeast corner of N. Rodney Parham and
Breckinridge Drive. The site contains an existing bank branch. Properties in the
general area contain a mixture of zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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.
July 11, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-3612-B
3
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
provided 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
buildings 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 2021 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 exceeds 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 placed 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 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
July 11, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-3612-B
4
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 2021
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 allows manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaced 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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
July 11, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-3612-B
5
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Rodney Parham 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 C-1 to PCD.
Surrounding the application area is a large area of Commercial (C) uses. This site
is located within the Highway 10 Overlay (Ord. 15965).
Master Street Plan:
North Rodney Parham Road is a Minor Arterial on the Master Street Plan. 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. Standard Right-of-way (ROW) 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:
North Rodney Parham Road is on the Master Bike Plan as a Proposed Class 2
Bike Lane. Class 2 Bike Lanes provides a portion of the pavement for the sole use
of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
July 11, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-3612-B
6
H. ANALYSIS:
The applicant is now proposing to rezone the property from C-3 to PCD to allow a
digital pylon sign (billboard) at the northeast corner of N. Rodney Parham Road
and Breckinridge Drive. The applicant is requesting C-3 permitted uses as
alternate uses for the property.
The property is located at the northeast corner of N. Rodney Parham and
Breckinridge Drive. The site contains an existing bank branch. Properties in the
general area contain a mixture of zoning and uses in all directions.
The site plan shows an existing bank branch (Regions Bank) with drive-thru
service. Ingress/Egress to the property is located at the southwest corner of the
property at N. Rodney Parham Road.
The proposed billboard sign will have an overall height not to exceed thirty-five
(35 feet. The sign face will be twelve (12) feet by thirty (36) feet in area. The
billboard sign will be the only change to the property. The applicant is requesting
C-3 permitted uses as alternate uses for the property.
The site plan shows the proposed billboard sign to be located at the intersection
of N. Rodney Parham Road and Breckinridge Drive and between the front (north)
property line and the twenty-five (25) foot setback. Typically, the ordinance
requires off-premises signs to be setback twenty-five (25) feet from the front
property line in C-3 zoning.
Typical ordinance requirements allow billboard signs to be located no less than
one thousand (1000) feet from another billboard sign. The proposed billboard sign
is approximately 730 feet (as measured) from an existing billboard sign to the east.
Section 36-556(a)(4), Off-premises signs states “No billboard site shall be located
less than one thousand (1000) feet from another billboard site. The separation
requirement shall be measured along the nearest edge of pavement between
points directly opposite the signs, provided that only on streets separated by a
median, each side of the street shall be considered separately for distance
purposes.”
The applicant provided the following statement in support of the requested
reduction from an existing billboard sign:
“The intersection and the area around it are seeing many changes and
reinvestment since the devastating tornado on March 13, 2023. This sign would
be a part of that reinvestment and provide another opportunity for businesses in
the area to be seen. There are in fact well over 25 current and future businesses
in the Colony West shopping center & Breckinridge Village who will be able to
benefit from the additional exposure of being on this sign.”
July 11, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-3612-B
7
The applicant further notes the selection of this location is influenced by the
Arkansas Department of Transportation (ARDOT) rules and scenic corridor
regulations governing Interstate 430, requirements of distance from the I-430
interchange limit this sign being further west and this location best meets those
requirements, and the spacing requirements of the City.
Staff is not supportive of the requested location of the billboard sign. The proposed
billboard sign does not comply with the typical setback or typical separation
requirements for off-premises signs. Staff also feels the billboard sign may create
traffic concerns regarding sight distance at the intersection.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. Staff presented the item and a recommendation of denial as
outlined in the “staff analysis” above. There were no persons registered in opposition.
After further discussion there was a motion to approve the application. There was a
second. The vote was 9 ayes, 0 nays and 2 absent. The motion passed.
July 11, 2024
ITEM NO.: 24 FILE NO.: Z-5239-J
NAME: Our House – POD
LOCATION: 302 E. Roosevelt Road
DEVELOPER:
Our House, Incorporated (Owner)
302 E. Roosevelt Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Herron Horton Architects, Incorporated
1216 S. Spring Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Anderson Surveying, Incorporated
PO Box 129
Van Buren, AR 72957
AREA: 6.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 9, 2020, Our House Revised POD was approved by the Little Rock Planning
Commission to allow a homeless shelter and supportive and administrative services. On
February 18, 2020, Ordinance No. 21,840 was approved by the Little Rock Board of
Directors to allow additional uses to the previously approved POD (Z-5239-I).
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the previously approved POD to expand the
campus’ existing facilities. The phase three expansion will include the construction
of a new Family Housing facility, an Operations Center and additional aesthetic
aspects of the campus. All remaining aspects of the previously approved POD will
remain unchanged.
B. EXISTING CONDITIONS:
The site is located north of E. Roosevelt Road (300 Block) and west of I-30. The
property is currently utilized by Our House and contains several buildings utilized
for administrative offices, residential and storage uses. Properties surrounding the
site contain a mixture of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. If necessary, submit the wastewater infrastructure plans to LRWRA for review.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Please include all existing water utilities that are currently in service.
Fire Department:
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1.
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
3
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
provided 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
buildings 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 2021 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 exceeds 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 placed with the
approval of the fire code official.
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 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 2021
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 allows manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaced 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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
5
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Mixed Use (MX) for the requested area. This category provides for a mixture of
residential, office and commercial uses to occur. A Planned Zoning District is
required if the use is entirely office or commercial or if the use is a mixture of the
three. The application is to rezone from POD to POD.
Surrounding the application area is a large area of Mixed Use (MX).
Master Street Plan:
East Roosevelt Road is a Principal Arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic, and to connect major traffic
generators or activity centers within urbanized areas. The standard Right of way
of 110 feet is required. Sidewalks are required on both sides. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
East Roosevelt Road is not shown on the Master Bike Plan Map with existing or
proposed facilities in this area.
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
6
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting to revise the previously approved POD to expand the
campus’ existing facilities. The phase three expansion will include the construction
of a new Family Housing facility, an Operations Center and additional aesthetic
aspects of the campus. All remaining aspects of the previously approved POD will
remain unchanged.
The site is located north of E. Roosevelt Road (300 Block) and west of I-30. The
property is currently utilized by Our House and contains several buildings utilized
for administrative offices, residential and storage uses. Properties surrounding the
site contain a mixture of zoning and uses.
The applicant proposes to demolish an existing 2,444 square foot, two story, brick
veneer administration/housing structure located at the southwest portion of the
campus. The new construction will include a one-story, 7,200 square foot, Family
Housing building that will contain eleven (11) units. One of these units will be ADA
accessible. The Family Housing facility will contain a common kitchen/dining/living
area for the residents, two offices, a laundry room and storage area. The
expansion will also include the construction a new, two-story, 4,800 square foot
Operations Center that will contain security and administrative offices, meeting
spaces, restrooms, and a staff break room.
The applicant provided elevations for newly proposed new construction. As per
Section 36-281 of the City’s zoning Ordinance, structures shall not exceed forty-
five (45) feet in height.
The applicant proposes to construct an outdoor walkway/plaza between the
proposed Family House and the proposed Operation Center which will allow
circulation, a place for egress from the Family House and proposed
landscape/hardscape areas. An accessible ramp and stairs will be provided to
access this area from the south. There will be a covered drop off area at the north
of the Operations Center to provide an area to drop off donations which will be
temporarily stored in the proposed storage room of the Family House.
The existing temporary portable office unit will be relocated to the east of the
existing Career Center to create room for the demolition and construction of the
new buildings. The three existing portable storage units will also be relocated to
the east of the existing Career Center.
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
7
The applicant is proposing one (1) new ADA accessible parking space for the new
Family House located to the west of the new Family House. The existing parking
lot along Roosevelt Road contains approximately 112 parking spaces. Staff feels
the number of proposed parking spaces will be sufficient to serve the existing and
proposed uses.
The access from Old Spanish Trail and the guard house to the south of the
proposed Operations center will remain unchanged.
The applicant provided additional information regarding the campus expansion:
Our House, Inc. proposes a new covered bus stop that is approximately one
hundred (100) square feet to be located to the south of the main campus
entry.
A new exterior covered porch that is approximately seven hundred (700)
square feet will be an addition to the existing shelter building.
The applicant is proposing a new ground-mounted sign north of the existing access
drive and is still in a conceptual phase. Any new signage must comply with Section
36-553 of the City’s Zoning Ordinance (signs allowed in institutional and office
zones).
The applicant is proposing one (1) new dumpster area as part of the expansion to
be located north of the maintenance building along E. 24th Street. Any new
dumpsters installed on the site must be screened as per Section 36-523 of the
City's Zoning Ordinance.
Any new site lighting must be low-level and directed away from adjacent
properties.
Staff is supportive of the requested revised POD. The proposed expansion and
improvements to the existing campus facilities will provide a pathway out of
homelessness are important to the mission of Our House, Inc. Staff feels that the
campus improvements will be a benefit to the area and the City as it provides vital
resources to address homelessness throughout the city. Staff feels the proposed
expansion will continue to have a positive impact on the general area and should
not have an adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the revised POD, subject to compliance with the
comments and conditions outlined in paragraphs E and F, and the staff analysis,
of the agenda staff report.
July 11, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-5239-J
8
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 25 FILE NO.: Z-9955-A
NAME: Okpala Auto Sales – PD-C
LOCATION: 1417 W. Roosevelt Road
DEVELOPER:
Ike Okpala (Owner)
Okpala Auto Sales
15 Bentley Circle
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Ike Okpala
15 Bentley Circle
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Watson Land survey
10700 Hwy 35 North
Sheridan, AR 72510
AREA: 0.78-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 8
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone a 0.18-acre site from C-3 to PD-C to operate
an auto sales business. The proposed development will contain an auto display
area in the front portion of the site and an office in the rear portion of the site.
B. EXISTING CONDITIONS:
The site is located on the south side of W. Roosevelt Road. There are no
structures on the property. The existing concrete slab appears to be mostly intact.
July 11, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-9955-A
2
The property contains chain-link fencing along the east and west property lines. A
developed alley way runs north-south along the east property line. Properties in
the general area contain mostly residential zoning and uses with a mixture of
zoning and uses located throughout the area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments 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.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
July 11, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-9955-A
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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
provided 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
buildings 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 2021 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 exceeds 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
July 11, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-9955-A
4
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 placed 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 2021 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 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allows manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaced 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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
July 11, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-9955-A
5
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City 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 C-3 to PD-C.
Surrounding the application area to the north and west at the intersection of West
Roosevelt Road and Dr Martin Luther King Drive is Commercial (C) with
convenience, discount retail, and a package store. Directly north across West
Roosevelt Road is an auto repair business.
Master Street Plan:
West Roosevelt Rd is a Principal Arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic, and to connect major traffic
generators or activity centers within urbanized areas. The standard Right of way
of 110 feet is required. Sidewalks are required on both sides. This street may
require dedication of right-of-way and may require street improvements.
July 11, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-9955-A
6
Bicycle Plan:
West Roosevelt Rd is not shown on the Master Bike Plan Map with existing or
proposed facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone a 0.18-acre site from C-3 to PD-C to operate
an auto sales business. The proposed development will contain an auto display
area in the front portion of the site and an office in the rear portion of the site.
The site is located on the south side of W. Roosevelt Road. There are no
structures on the property. The existing concrete slab appears to be mostly intact.
The property contains chain-link fencing along the east and west property lines. A
developed alley way runs north-south along the east property line. Properties in
the general area contain mostly residential zoning and uses with a mixture of
zoning and uses located throughout the area.
The applicant proposes to display vehicles for sale located in the front portion of
the property fronting W. Roosevelt Road. A 14x32 square foot sales office will be
located in the southeast corner of the property. Staff feels the required setbacks
for the auto sales office comply with the code as it will be sited inside the building
line as indicated on the site plan.
Access to the property will be from W. Roosevelt Road, through the twenty (20)
foot platted alley way, running from north to south along the east property line,
near the northwest corner of the property.
The applicant proposes to secure the site with perimeter fencing. The height and
fence type were not provided at this time. The applicant notes that the entrance
to the property will be gated. Any fences erected on the site must comply with
Section 36-516(2)(e)(2) of the City’s Zoning Ordinance.
The applicant did not provide a signage at this time. Any signage placed on the
site must comply with Section 36-555 of the City’s Zoning Ordinance (signs
allowed in commercial zones).
The site plan does not show a dumpster area on the property. Any dumpster
installed on the site must be screened as per Section 36-523 of the City’s Zoning
Ordinance.
July 11, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-9955-A
7
All sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the proposed PD-C zoning. There are commercial uses
located to the east and west of the proposed auto sales use. There are additional
commercial uses and zoning, including an auto repair use, extending north along
Marting Luther King Drive. The proposed site is along a heavily travelled major
traffic arterial. Staff feels the proposed use will not have an adverse impact on
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraphs E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda as the applicant failed to complete
notifications as required.
July 11, 2024
ITEM NO.: 26 FILE NO.: Z-10004
NAME: Kaufman Development, LLC – PD-C
LOCATION: 1222-1226 Kaufman Road
DEVELOPER:
KNB Hospitality, LLC
176 Blackburn Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Jonathan Hope (Agent)
Hope Consulting
129 North Main Street
Benton, AR 72015
SURVEYOR/ENGINEER:
Hope Consulting
129 Main Street
Benton, AR 72015
AREA: 2.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: O-3 & POD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone a total of 2.2 acres from O-3 & POD to PD-C
to allow for the construction of a 4-story, 50,220 square foot hotel containing
ninety-seven (97) guestrooms located between 1222-1226 Kaufman Road.
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
2
B. EXISTING CONDITIONS:
The proposed site is currently undeveloped and located to the west of I-430, south
of Kanis Road. Properties in the general area contain commercial and office uses
in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area require a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at 501-
918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and
$200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
4. 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
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
3
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.
5. 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).
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
8. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted 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.
9. Department engineering staff are 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.
10. 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.
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
4
11. Street design standards shall comply with the latest version of the
AASHTO A Policy on Geometric Design of Highways and Streets, City’s
Master Street Plan (2018), and City’s Standard Details for street and
drainage facilities improvements (2015).
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. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
14. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall
be repaired by the responsible party prior to the issuance of a certificate of
occupancy.
15. Kaufman Road is considered a commercial street which has a collector
street standard per City’s current master street plan. Therefore, per City’s
boundary street ordinance, construction of boundary street improvements
along property’s frontage per collector street standard and dedication of
additional right of way per master street plan is required. Total right of way
dedication required is thirty (30) feet from street centerline. Additional right
of way dedicated from the centerline of right of way more than thirty (30) feet
may be required by Department staff depending on the location of the
centerline of the street in relation to the centerline of the right of way if both
centerlines do not coincide currently for Kaufman Road.
16. 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
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.
17. Submit a clearer, more legible site plan and survey for staff review.
18. Provide an accessible route from the public right of way to the proposed
building entrance in accordance with 2021 Arkansas Fire Prevention Code
Section 1104.1.
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
5
19. Per AR State Fire Prevention Code Chapter 11, Section 1101.2 Design,
"Building and facilities shall be designed and constructed to be accessible in
accordance with this code and ICC A117.1." Per ICC A117.1 Chapter 5
Section 502.2 Vehicle space size "Car parking spaces shall be 96 inches
(2440 mm) minimum in width. Van parking spaces shall be 132 inches (3355
mm) minimum in width." Exception: Where the adjacent aisle is 96 inches
(2440 mm) in width, van parking spaces shall be 96 inches (2440 mm) in
width." The 96 inches width is an exception, not the standard width for a van
accessible parking stall which is 132 inches or 11 feet. Department staff
would have to approve the exception to allow the 96 inches width for the van
accessible stall. In this case, Department staff denies the exception. Revise
the van accessible stall to show it's 11 feet minimum wide.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: 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.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
6
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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 2021 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
provided 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
buildings 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 2021 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 exceeds 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 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
7
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 placed 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 2021 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 2021
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 allows manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaced 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 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
8
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows Office (O)
for the requested area. The Office (O) category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. The application is to rezone from
O-3 to PD-C.
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
9
Surrounding the application area in a large area of Office (O) use are banking,
hotels, and restaurants. To the east across Kaufman Road are undeveloped
wooded parcels.
Master Street Plan:
Kaufman Road is a Commercial Street on the Master Street Plan. Commercial
Streets are a Local public street which is abutted by non-residential or residential
use which is more intense than duplex or two-unit residential. These streets have
the same design standard as a Collector. The standard Right-of-way is 60 feet.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
Bicycle Plan:
Kauman Road is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone a total of 2.2 acres from O-3 & POD to PD-C
to allow for the construction of a 4-story, 50,220 square foot hotel containing
ninety-seven (97) guestrooms located between 1222-1226 Kaufman Road.
The proposed site is currently undeveloped and located to the west of I-430, South
of Kanis Road. Properties in the general area contain commercial and office uses
in all directions.
The proposed hotel building will be located well over forty (40) feet from all property
lines. The proposed building will have a height of fifty-five (55) feet. All proposed
building setbacks and building height conform with ordinance standards.
The site plan shows thirty (30) foot wide access drives located at the north and
south ends of the property extending from Kaufman Road. The applicant must
provide cross access easements to adjacent properties for the proposed driveways
along the west property line.
Parking spaces are shown on all sides of the building with most of the parking
spaces located behind the building. The applicant is proposing one hundred
twenty-two (122) total parking spaces located on the site. Section 36-502(b(1)(f)
July 11, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10004
10
of the City’s Zoning Ordinance requires a minimum of one hundred-six (106)
parking spaces. Staff feels the parking provided is sufficient to serve the use.
The applicant did not provide a signage plan at this time. Any future signage must
comply with Section 36-555 of the City’s Zoning Ordinance (signs permitted in
commercial zones).
The site plan shows the dumpster area located along the south property line. The
dumpster area must be screened and comply with Section 36-523 of the City’s
Zoning Ordinance.
All sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PD-C zoning. Staff views the request as
reasonable. The general area surrounding the site contains several existing hotels
and a mixture of commercial and office uses. Although there will be an increased
traffic presence along Kaufman Road, staff feels the increase in traffic will be
similar to the existing traffic patterns surrounding the site. Staff believes the
proposed development is consistent with the use pattern in this area and the
development should have no adverse impact on surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 27 FILE NO.: Z-10007
NAME: ALRM Little Rock – PD-R
LOCATION: 3301 W. Capitol Avenue
DEVELOPER:
Ryan Marcus (Owner)
195 Hicks Street, Apt. 3B
Brooklyn, NY 11201
OWNER/AUTHORIZED AGENT:
Brian Dale (Agent)
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 0.1357-acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3 (CUP)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide and rezone a 0.1357 site from R-3 (CUP)
to PD-R to create two (2) separate lots. The northern parcel (Parcel 1) will take
access from W. Capitol Avenue. The southern parcel (Parcel 2) will take access
from Brown Street.
July 11, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10007
2
B. EXISTING CONDITIONS:
The property is zoned R-3 (CUP). The site plan shows an existing one-story,
single-family residence fronting W. Capitol Avenue, located in the northern portion
of the lot, and an existing one-story, single-family residence fronting Brown Street,
in the southern portion of the lot. Properties in the general area contain a mixture
of residential zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
July 11, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10007
3
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 style
homes. The application is to rezone from R-3 (CUP) to PD-R.
Surrounding the application area to the west and south are single-family homes in
Residential Low Density (RL) area. North across West Capitol Avenue are
apartments in RL. To the east cross Brown Street are athletic facilities in a
Public/Institutional (PI) use area.
Master Street Plan:
West Capitol Avene is a Collector on the Master Street Plan. Collectors are
designed to connect traffic from Local Streets to Arterials or to activity centers, with
the secondary function of providing access to adjoining property. The standard
Right of way is 60’. Sidewalks are required on one side of Collectors.
Bicycle Plan:
West Capitol Avenue is on the Master Bike Plan as a Proposed Class 3 Bike Route.
Class 3 Bike Routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Historic Preservation Plan:
This property is located in the Stifft Station Historic District.
The applicant is proposing to subdivide and rezone a 0.1357 site from R-3 (CUP)
to PD-R to create two (2) separate lots. The northern parcel (Parcel 1) will take
access from W. Capitol Avenue. The southern parcel (Parcel 2) will take access
from Brown Street.
The property is zoned R-3 (CUP). The site plan shows an existing one-story,
single-family residence fronting W. Capitol Avenue, located in the northern portion
of the lot, and an existing one-story, single-family residence fronting Brown Street,
in the southern portion of the lot. Properties in the general area contain a mixture
of residential zoning and uses.
July 11, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10007
4
The property will be subdivided to create the following two (2) parcels:
1. Parcel 1 (3301 W. Capitol Avenue) will take access from an existing concrete
driveway extending from W. Capitol Avenue located to the north of the
residence. The site plan shows building setbacks of 26.1 feet from the front
property line, just over one (1) foot from the rear property line, 9.2 feet from the
west property line and a range of 4.2 from to 4.5 from the east property line.
2. Parcel 2 (510 Brown Street) will take access from an existing concrete driveway
extending from Brown Street located to the east of the residence. The site plan
shows building setbacks of 11.1 feet from the north property line, over eight (8)
feet from the south property line, a range of 5.3 to 5.6 from the west property
line and a range of 11.6 to 16.9 from the east property line.
Staff is supportive of the proposed PD-R rezoning. To the staff’s knowledge, there
are no outstanding issues related to this request. The applicant has addressed
issues raised by staff during staff’s review of the re-plat. Surrounding properties
contain a mixture of single-family, two-family (duplex) and higher density
residential zoning in the general area. There should be no increase existing traffic
typical in the area. Staff feels the subdividing of this property should have no
adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed PD-R zoning, as filed.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 28 FILE NO.: Z-10012
NAME: Taylor Loop Luxury Townhomes – PD-R
LOCATION: 14215 Taylor Loop Road
DEVELOPER:
CCI, Incorporated
2024 Arkansas Valley, S-504
Little Rock, AR 72216
OWNER/AUTHORIZED AGENT:
Rickett Moriconi Engineering, Incorporated (Agent)
P.O. Box 7383
Little Rock, AR 72217
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 1.00-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone a 1.00-acre site from R-2 to PD-R to construct
a fourteen (14) unit, zero (0) lot-line, luxury townhome development. Each unit will
be for sale and a horizontal property regime will be utilized to convey ownership.
B. EXISTING CONDITIONS:
The site is located on the east side of Taylor Loop Road. The site is undeveloped,
and the perimeter is lined with mature trees to the north, south and east. Most of
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
2
the properties in the general area contain R-2 zoning and uses. Properties north,
along Cantrell Road, contain a mixture of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on-site clarification of
requirements prior to commencing work. Failure to do so can result in
removal of any improperly placed concrete or asphalt at the expense of the
owner or contractor.
2. Private street access is proposed for this property. In accordance with Little
Rock Code Section 31-207, private streets must be designed and constructed
to public street standards per City Code Chapters 29, 30, 31 and Little Rock’s
Master Street Plan.
3. The proposed private street shall be designed and constructed to meet the
local street standards per Little Rock’s Master Street Plan. This standard
requires a sidewalk on one side of the street and a total width of twenty-six
(26) feet from back of curb to back of curb. What is being proposed is a minor
residential street standard. If this is true, then clarification for Department
staff and the Planning Commission is required to be provided showing what
residential street standard is being proposed for this subdivision for
consideration. Is it a minor residential or local street standard being proposed
for the private street?
4. Any work involving one (1) or more acre of disturbed area require 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.
5. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
3
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.
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. Where is the proposed stormwater detention infrastructure? Per City Rev.
Code 29-99, stormwater detention for developments is required. Provide
stormwater detention infrastructure to satisfy this requirement.
9. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure constructed within the public right of way shall be submitted to
Department engineering staff prior to recording the final plat. Before the 50%
maintenance bond can be accepted, a contract unit bid price for every street
and stormwater infrastructure construction item within the public right of way
shall be submitted to Department engineering staff for review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size of
pipe, type of pipe, and type of inlets.
11. Per City 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 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.
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
4
12. Department engineering staff are 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
13. 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.
14. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State
Board of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a). Provide engineer's certification statement saying this
drainage report was conducted by yourself or directly under your supervision
and attesting to the accuracy of the information within this report.
15. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets, City’s Master Street
Plan (2018), and City’s Standard Details for street and drainage facilities
improvements (2015).
16. 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.
17. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
18. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
19. Per City Code Sec. 31-234 for zero-lot-line residential lots, submission of a
preliminary plat in addition to a site plan to Department staff for review is
required. Submit a preliminary plat per City Code Sec. 31-89 and 31-90
requirements for review.
20. 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
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
5
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how
21. 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.
22. Show proposed driveway locations and dimensions on site plans.
23. Per Appendix D in the 2021 AR Fire Prevention Code, 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. Accepted
turnaround provisions per the code are a ninety-six (96) foot diameter cul-de-
sac, a sixty (60) foot “Y” or a one hundred twenty (120) foot hammerhead.
Proposed alternatives to the accepted turnaround provisions will be required
to be approved by the Fire Chief.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
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.
Contact Central Arkansas Water regarding the size and location of the water
meter. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's material and
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
6
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
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 2021 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 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied, and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
7
Dead Ends
Maintain fire apparatus access roads at dead end locations as per Appendix D of
the 2021 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 2021 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 allows manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 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
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
8
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 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
9
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the River Mountain Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(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.
The application is to rezone from R-2 to PD-R.
Surrounding the application area in Residential Low Density (RL) area are
developed single-family residences.
Master Street Plan:
Taylor Loop Road is a Minor Arterial on the Master Street Plan. 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.
Standard Right-of-way (ROW) 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:
Taylor Loop Road is on the Master Bike Plan as a Proposed Class 2 Bike Lane.
Class 2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
10
H. ANALYSIS:
The applicant is proposing to rezone a 1.00-acre site from R-2 to PD-R to construct
a fourteen (14) unit, zero (0) lot-line, luxury townhome development. Each unit will
be for sale and a horizontal property regime will be utilized to convey ownership.
The site is located on the east side of Taylor Loop Road. The site is undeveloped,
and the perimeter is lined with mature trees to the north, south and east. Most of
the properties in the general area contain R-2 zoning and uses. Properties north,
along Cantrell Road, contain a mixture of zoning and uses.
Access to the development will be provided by a twenty-four (24) foot wide private
drive extending from Taylor Loop Road. The private drive will be developed to
provide ample maneuvering room for emergency vehicles at the rear of the
development.
The applicant is proposing a twenty-five (25) foot front building setback, over sixty-
four (64) feet of setback from the rear property line and an eight (8) foot building
setback from the north and south property lines.
Each townhouse unit will be 1,854 square feet in area and will contain a 2-car
garage and parallel parking along the private drive when available. The applicant
notes the development will not be gated.
Section 36-502 requires 1.5 parking spaces per unit for this type of development.
Staff feels the parking is sufficient to serve the proposed use.
The overall building height will not exceed thirty (30) feet. The applicant notes the
proposed development will comply with AR-II Townhomes.
The site plan shows a mail kiosk to be located just south of the entrance from
Taylor Loop Road.
The development will include a six (6) foot tall opaque fence around the proposed
site. Screening and land use buffers will be required for the north/south and east
perimeters of the site.
All landscaped areas must comply with Chapter 15 of the City’s Landscape
Ordinance.
The site plan does not show a dumpster area. The applicant notes that a trash
receptacle will be stored at each residence and rolled out to the street on trash
pick-up day. Any future dumpster installed on the site must be screened and
comply with Section 36-523 of the City’s Zoning Ordinance.
July 11, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10012
11
The applicant did not provide a signage plan at this time. All signs must comply
with Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential
one- and two-family zones).
All sight lighting must be low-level and directed away from adjacent properties.
Staff is not supportive of the requested PD-R zoning. Most properties in the general
area are developed and contain one (1) single-family residence on each lot. All
the surrounding properties are zoned R-2 and contain single-family residences.
Additionally, the City’s Future Land Use Plan designates this property as
Residential-Low Density (RL). Staff feels the proposed density and the potential
traffic increase into the development from Taylor Loop Road will be of concern.
Staff feels the development as proposed would have an adverse impact on
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-R zoning.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda at the request of the
applicant.
July 11, 2024
ITEM NO.: 29 FILE NO.: Z-10001-A
NAME: Devine – PD-C
LOCATION: 9814 Davmar Drive
DEVELOPER:
Thomas Devine III (Owner)
P O Box 3124
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Nick Tucker (Agent)
P O Box 1021
Cabot, AR 72023
SURVEYOR/ENGINEER:
Tucker Land Surveying
P O Box 1021
Cabot, AR 72023
AREA: 0.69 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: PD-C
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone a nonconforming property, as required by
code, to a PD-C to recognize the current and historic use of the property, with C-4
permitted uses as alternate/future uses. The applicant is not requesting any
changes to the property. All buildings, parking lots, and driveways will remain the
same.
July 11, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10001-A
2
B. EXISTING CONDITIONS:
The property is currently zoned R-2 but has been used as automative repair and
storage business. The property contains an existing 5,250 square foot one-story
Office Building/Storage Warehouse, which was constructed in 1978. This general
area south of I-30 contains a mixture of uses and zoning, including C-3, C-4, I-2
and R-2. Davmar Drive is a dead-end road off of Mabelvale Pike.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
July 11, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10001-A
3
H. ANALYSIS:
The applicant is requesting to rezone a nonconforming property, as required by
code, to a PD-C to recognize the current and historic use of the property, with C-4
permitted uses as alternate/future uses. The applicant is not requesting any
changes to the property. All buildings, parking lots, and driveways will remain the
same.
The property is currently zoned R-2 but has been used as automative repair and
storage business. The property contains an existing 5,250 square foot one-story
Office Building/Storage Warehouse, which was constructed in 1978. This general
area south of I-30 contains a mixture of uses and zoning, including C-3, C-4, I-2
and R-2. Davmar Drive is a dead-end road off of Mabelvale Pike.
Any dumpster installed at the site must be screened and comply with Section
36-523 of the City’s Zoning Ordinance.
Any new sight lighting must be low-level and directed away from adjacent
properties and must comply with Section 36-55 of the City’s Zoning Ordinance.
Staff supports the proposed PD-C rezoning. Staff feels the request is reasonable.
The property will be used and operated in the same manner as it has for several
decades.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested rezoning to PD-C, subject to
compliance with the comments and conditions outlined in the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
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. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays and 3 absent. The application was approved.
July 11, 2024
ITEM NO.: 30
NAME: Stormwater Management and Drainage Manual - Revisions
LOCATION: City of Little Rock
SOURCE:
Planning and Development Department
City of Little Rock
CONSULTANT:
Halff Engineering
10800 Financial Centre Parkway
Little Rock, AR 72211
BACKGROUND:
The City of Little Rock (City) has begun the process of updating their Stormwater
Management and Drainage Design manual to improve the effectiveness of their
stormwater management program. Stormwater is precipitation that runs off the land and
into storm drains, which eventually flow into local waterways. Stormwater can pick up
pollutants along the way, such as oil, chemicals, and debris, which can harm aquatic life
and contaminate water sources.
Effective stormwater management, which is required by state and federal regulations, is
critical for protecting public health and the environment. To comply with these
regulations, the City of Little Rock has developed a stormwater management program
that includes a set of criteria for the design and construction of stormwater infrastructure,
such as storm drains, detention ponds, and rain gardens.
The criteria in the stormwater drainage manual are used by engineers, developers, and
contractors to ensure that stormwater infrastructure is designed and built to the highest
standards. The manual also provides guidance on best management practices for
controlling stormwater pollution and reducing flood risk for future and existing
development.
Stormwater management practices, methodologies, and technology are constantly
evolving, and the City of Little Rock recognizes the need to update their stormwater
drainage criteria manual which has not been significantly updated since 1985. By
updating the manual, the City can ensure that the manual remains effective and
July 11, 2024
ITEM NO.: 30 (Cont.) Stormwater Management & Drainage Manual - Revisions
2
adequately addresses new practices including low impact development (LID) and water
quality best management practices (BMPs).
ANALYSIS:
In updating the Stormwater Management and Drainage Manual, the City of Little Rock
hired Halff Engineering as consultants with the following goals:
- Make sure that the manual remains effective and adequately addresses future flood
risk, new stormwater practices, and state & federal regulations.
- To reduce flood risk: require the use of the latest technology, methodologies, and
data.
- To improve water quality: Encourage use of low impact development (LID) and green
infrastructure.
- To protect streams: Provide additional resources on use of stormwater best
management practices (BMPs)
The City of Little Rock, in conjunction with Halff Engineering, used a process in evaluating
the current Stormwater Management and Drainage Manual:
1. Review the current manual and ordinances, compare the manual against peer
cities and identify gaps in the current manual.
2. Gather stakeholder input, through public meetings and an online survey, to
determine community priorities.
3. Draft an updated manual and recommend ordinance revisions. Present updated
manual and ordinances to stakeholders for additional feedback.
4. Present revised Manual and Ordinances to the Planning Commission and then to
the Mayor and Board of Directors for adoption.
After review of the manual and input from stakeholders, the manual needed to be
streamlined to improve readability and usability. The manual must address water quality
to include measures to remove pollutants and incentivize green infrastructure and update
methods by utilizing the latest methods and expand analysis of storm events and offsite
impacts.
Finally, the manual needs to incorporate the following Federal, State and Local
regulations:
1. Federal: Clean Water Act – Sec. 402(p)(3)(b)
July 11, 2024
ITEM NO.: 30 (Cont.) Stormwater Management & Drainage Manual - Revisions
3
Permits for discharges from municipal storm sewers - (iii) shall require controls to
reduce the discharge of pollutants to the maximum extent practicable, including
management practices, control techniques and system, design and engineering
methods, and such other provisions as the Administrator or the State determines
appropriate for the control of such pollutants.
2. State: ADEQ General Permit ARR150000 Part II Section A.4.L
Post-Construction Stormwater Management
A goal of at least 80% removal of total suspended solids from these flows which
exceed predevelopment levels should be used in designing and installing
stormwater management controls (where practicable). Where this goal is not met,
the operator shall provide justification for rejecting each practice listed above.
3. Local: ADEQ MS4 Permit ARS000002 Part 6.2.2
Areas of New Development: Each co-permittee shall utilize a comprehensive
master planning process to develop, implement, and enforce controls that will
reduce, to the maximum extent practicable, the discharge of pollutants from areas
of new development and significant redevelopment after construction is
completed.
The following is a summary of the major changes to the Stormwater Management and
Drainage Manual:
Rainfall:
The new manual will use Atlas 14 as the bases to measure rainfall instead of Hydro 35
and TP 40.
Detention:
The old manual required detention for the 25-year storm event, the new manual will
require detention for the 2-, 5-, 10-, 25-, 50-, and 100-year storm events.
Water Quality:
The new manual will require treating 1.5 inches of rainfall runoff (or 1.3” for
redevelopment) while the old manual did not have any water quality requirements.
Design Storm:
The old manual had design storm range from 10 to 100-year based on roadway category.
The new manual will have minimum design storm of 25-year and all will require dedicated
100-year overland flow path.
Adoption of the new manual will require implementation for all projects in January 2025.
July 11, 2024
ITEM NO.: 30 (Cont.) Stormwater Management & Drainage Manual - Revisions
4
STAFF RECOMMENDATION:
Staff recommends approval of the Stormwater Management and Drainage Manual and
Ordinance Changes. These updates are needed to streamline the manual for readability,
address water quality, as well as address Federal, State and Local regulations.
PLANNING COMMISSION ACTION:
Staff presented the item and a recommendation of approval as outlined in the “staff
analysis” above. Half Engineering presented a slideshow with an explanation of the
changes to the Stormwater Management and Drainage Manual and Ordinance changes.
After discussion, a motion and second was made to defer the item. This motion failed by
a vote of 5 for, 2 against, and 4 absent. A second motion was made for approval.
Approval was denied by a vote of 5 for, 2 against, and 4 absent. After discussion, a
motion and second was made to expunge the previous denied vote for approval. This
motion passed by a vote of 6 for, 1 against, and 4 absent.
The item was deferred to the August 8th Planning Commission meeting by a vote of 7 for,
0 against, and 4 absent.
DATE: July 11, 2024 4;00PM
PLANNING COMMISSION VOTE RECORD
rnncantAPPndn I ReeularARenda
MEMBER
Minutes 1,12,20,22,25,2,3,4,91
I11,14,17,28,21,24, 26,27,28,
9
8
10-approve
10-expunge
10-approve
15
23
2
6
7
13
16
19
5
_T7
BROWN, JIMMY
✓
✓
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AB
AB
AB
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HART, TODD
✓
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HODGES, NORMAN
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AB
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AB
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LUNDAY, CHARLOTTE
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A
A
A
A
A
A
A
McDONALD, ALICIA
A
A
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AB
✓
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✓
A
A
A
A
A
A
A
PERSON, STEVEN
A
A
A
A
A
A
A
A
A
A
A
A
A
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A
SAMAD, AHMED
✓
✓
✓
✓
✓
✓
✓
•
✓
✓
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VOGEL, ROBBY
A
A
A
A
A
A
A
A
A
A
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A
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A
BAXTER, JOSHUA
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RUSSELL, JEREMIAH-VICE CHAIR
✓
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✓
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•
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`
✓
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VICKERS, MICHAEL - CHAIR
✓
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•
✓
✓
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30-defer
30-approve
30-expunge
30-defer
BROWN, JIMMY
✓
✓
✓
✓
HART, TODD
✓
✓
✓
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HODGES, NORMAN
✓
•
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LUNDAY, CHARLOTTE
A
A
A
A
McDONALD, ALICIA
A
A
A
A
PERSON, STEVEN
A
A
A
A
SAMAD, AHMED
✓
✓
✓
✓
VOGEL, ROBBY
A
A
A
A
BAXTER, JOSHUA
•
✓
✓
✓
RUSSELL, JEREMIAH- VICE CHAIR
✓
•
•
✓
VICKERS, MICHAEL - CHAIR
■
✓
✓
✓
Meeting Adjourned 8:32 PM
✓AYE NAYE A ABSENT Ab ABSTAIN R RECUSE
July 11, 2024
There being no further business before the Commission, the meeting was adjourned
at 8:32 p.m.
Date
Chairman Secretary