HomeMy WebLinkAboutpc_10 10 2024
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
OCTOBER 10, 2024
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Jeremiah Russell
Joshua Baxter
Jimmy Brown
Todd Hart
Norman Hodges, Jr.
Alicia McDonald
Steven Person
Ahmed Samad
Members Absent: Michael Vickers
Robby Vogel
Open Positions: One (1)
City Attorney: Shawn Overton
III. Approval of the Minutes of the September 12, 2024 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
OCTOBER 10, 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. S-1978 Lot 9 and a portion of Lot 8, Block 281, Original City of Little
Rock – Replat
417 East 10th Street
3. Z-7595-A L & A Enterprise – PD-R
1801 Aldersgate Road
4. Z-8911-A De La Rosa – Revised PCD
9123 Chicot Road
5. Z-10024 Vargas Body Shop – PD-C
8415 Scott Hamilton Drive
6. Z-10011 Rezoning from R-2 to C-3
3 Pine Mountain Road
7. LU2024-19-01 Land Use Plan Amendment – Chenal Planning District
Southeast and Southwest Corners of Highway 10 &
Chalamont Drive
7.1 Z-10036 Rezoning from R-2 to C-1
Southeast and Southwest Corners of Highway 10 &
Chalamont Drive
Agenda, Page Two
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
8. S-1980 Zion Square – Replat of Block 82, John Barrow’s
Addition 6L
South side of W. 29th Street, between Zion Street and
Cobb Streets
9. Z-9891-B Tinnin Group Home 1 – Special Use Permit
205 N. Woodrow Street
10. Z-9892-B Tinnin Group Home 2 – Special Use Permit
822 N. Monroe Street
11. Z-10032 Francis Duplex – Conditional Use Permit
320 N. Monroe Street
12. Z-10045 Williams Duplexes – Conditional Use Permit
4224 Cobb Street
13. Z-10049 Wyatt Accessory Dwelling – Conditional Use Permit
1015 Calhoun Street
14. Z-10050 Perkins Multi-Sectional Manufactured Home – Conditional
Use Permit
17824 Corinthian Drive
15. Z-6886-D The Church at Rock Creek – Telecommunications Tower –
Revised POD
11500 W. 36th Street
16. Z-9121-A Honeysuckle Place – Phase 2 – PD-R
East side of Honeysuckle Lane (6800 Block)
17. Z-9500-C Goodwin – PCD
3708 Garrison Road
18. Z-10053 Larkowski – PD-R
4306 W. 11th Street
19. Z-10055 Bennett Davis Group – PCD
14611 Colonel Glenn Road
Agenda, Page Three
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
20. A-348 and
Z-10065
Trex Annexation and I-3, Heavy Industrial Zoning
6401 Thibault Road
21. 2025 Planning Commission Calendar
III. SHORT TERM RENTALS:
Item Number: File Number: Title:
22. Z-10034 Houk – STR-2 – PD-C
2014 N. Cleveland Street
23. Z-10041 Hillcrest Group – STR-2 – PCD
2923 Kavanaugh Blvd. (Suite G)
24. Z-10046 King (1) – STR-2 – PD-C
6415 “R” Street
25. Z-10047 King (2) – STR-2 – PD-C
1200 N. Bryan Street
26. Z-10048 Providence Properties – STR-2 – PD-C
719 N. Spruce Street
October 10, 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.
October 10, 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).
October 10, 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.
October 10, 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.
October 10, 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.
October 10, 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.
October 10, 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:
October 10, 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.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 1. (S-1963) was deferred to the September 12, 2024, agenda due to further legal
issues. The deferral will not be charged to the applicant.
October 10, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
9
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the December 12, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
October 10, 2024
ITEM NO.: 2 FILE NO.: S-1978
NAME: Lots 11R & 12R, Block 58, Original City of Little Rock - Replat
LOCATION: 417 E. 10th Street
DEVELOPER:
Kadel Butler Preservation Fund
417 E. 10th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Jeremy Carroll (Agent)
417 E. 10th Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Harbor Engineering
Johnny Tweedle
5800 Evergreen Drive
Little Rock, AR 72205
AREA: .23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R-4A
VARIANCE/WAIVERS:
1. Variance to allow a pipestem lot (11R)
2. Variance to allow reduced lot area (11R)
3. Variance to allow reduced lot width and depth (11R & 12R)
4. Variance to allow increased lot width-to-depth ratio (11R)
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to split the existing lot into two separate lots.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
2
B. EXISTING CONDITIONS:
A historic home that was built in 1859 is at this address. The well-known
preservationist Richard Butler lived at this address for 50 years. In 2005 Mr. Butler
built a new carriage house at the back of the property. There has been concerns
that that carriage house might jeopardize the property from being able to keep its
historic certification, since the carriage house is new. The lot split would allow for
the two structures to stand alone, thusly allowing the original 1859 house to
continue to be recognized as the historic structure it is.
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 comment.
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 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.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
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.
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 Marshals 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 Codes: No comments received.
Landscape: No comments.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Downtown Planning District. The Land Use Plan shows
Residential Medium Density (RM) for the requested area. The Residential Medium
Density (RM) category accommodates a broad range of housing types including
single family attached, single family detached, duplex, town homes, multi-family
and patio or garden homes. Any combination of these and possibly other housing
types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre.
North of the subject site across E 10th Street is a four-unit apartment building, to
the west of which are undeveloped lots. To the east of the site are single-family
residences and across S Commerce Street is MacArthur Park. South and west of
the site are single and multi-family residential uses.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
5
The request for a replat will require a variance for minimum lot size. A variance
for street access and an easement for street access to 10th Steet will also be
required.
Also note, the CUP for the original accessory structure states utilities are being
provided from the primary structure. Utilities need to be provided independent from
other lots.
This site is not located in an Overlay District.
Master Street Plan:
E 10th Street 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.
The alley along the western side of the site is not a public street. This could create
an issue with addressing the property. Further coordination with 911 addressing
may be required.
Bicycle Plan:
E 10th Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is located in the Macarthur Park Historic District.
H. ANALYSIS:
The applicant proposes to split the existing lot into two separate lots.
A historic home that was built in 1859 at this address. The well-known
preservationist Richard Butler lived at this address for 50 years. In 2005 Mr. Butler
built a new carriage house at the back of the property. There has been concerns
that that carriage house might jeopardize the property from being able to keep its
historic certification, since the carriage house is new. The lot split would allow for
the two structures to stand alone, thusly allowing the original 1859 house to
continue to be recognized as the historic structure it is.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
6
The applicant proposed to split the lot into two (2) lots as follows:
• Lot 11R – 4,836 square feet. This lot will contain the carriage house
structure.
• Lot 12R – 5,010 square feet. This lot will contain the main historic house.
The applicant is requesting four variances.
Section 31-232(f) of the City’s Subdivision Ordinance prohibits pipestem lots in
residential subdivisions. The applicant is requesting a variance to allow Lot 11R
to be a pipestem lot. Staff supports this variance request.
Section 32-232(b) requires that no residential lot be more than 3 times deep as it
is wide. The applicant is requesting a variance from this standard for Lot 11R.
Staff supports the variance request.
Section 36-342.2(d)(4) of the City’s Zoning Ordinance requires a minimum lot area
of 5,000 square feet. The applicant is requesting a variance to allow lot 11R with
a lot area of 4, 836 square feet. Staff supports the variance request.
Section 36-342.2(d)(4) requires a minimum lot width of 50 feet and a minimum lot
depth of 100 feet. The applicant is requesting a variance to allow Lot 11R with a
reduced lot width (because of the pipestem lot) and Lot 12R with a reduced lot
depth. Staff supports this variance request.
To staff’s knowledge there are no outstanding issues associated with the proposed
replat. Staff is supportive of the proposed replat.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, subject to compliance with the
comments and conditions outlined in paragraphs E, and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda as the applicant failed to complete
notifications to surrounding property owners.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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”
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
7
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 3 FILE NO.: Z-7595-A
NAME: L & A Enterprise – PD-R
LOCATION: 1801 Aldersgate Road
DEVELOPER:
L & A Enterprises, LLC (Owner)
Gerald Little
84 Clervaux Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Nick Tucker (Agent)
Tucker Land Surveying
PO Box 1021
Cabot, AR
SURVEYOR/ENGINEER:
Nick Tucker (Agent)
Tucker Land Surveying
PO Box 1021
Cabot, AR
AREA: 0.81 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.08
CURRENT ZONING: POD/R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from POD/R-2 to PD-R to
construct an attached, single-family residential development. The overall site will
be re-platted into a total of six (6) lots. The property currently consists of five (5)
platted lots. The developer will construct three (3) sets of attached single-family
residences across the site. Each building will contain two (2) attached single-
family residences, each on its own lot.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
2
B. EXISTING CONDITIONS:
The property is located on the southeast corner of Aldersgate Road and W. 18 th
Street. Properties in the general area contain a mixture of single-family, R-4, PD-
R and office zoning and uses. Properties north and west of the site contain office
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. 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 plans shall
show SEC BMPs during construction of utilities, buildings, roadway
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
3
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 31-89 (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.
8. 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.
9. 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.
10. 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.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
4
11. 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.
12. 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.
13. 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).
14. 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.
15. 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.
16. 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.
17. Boundary street improvements are required per master street plan for
Aldersgate Road and 18th Street. Boundary street improvements shall
include, but not be limited to, reconstruction of one-half section of the abutting
street if the existing street is not up to city standards. Repair, replace, or
extend existing damaged, missing, and noncompliant curb and gutter,
sidewalk, access ramps or concrete driveway aprons within the public right-
of-way adjacent to the site. Remove abandoned driveway cuts and replace
with curb, gutter, and sidewalk. All work within the public right-of-way shall
conform to City of Little Rock Public Works Standard Details and ADA
guidelines.
18. Aldersgate Road is classified as a collector street per City’s master street
plan. Per collector street standard in master street plan, a total of sixty (60)
feet of right of way is required for a collector street. Therefore, the developer
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
5
will be required to dedicate a total thirty (30) feet of right of way from the
existing centerline of Aldersgate Road or the centerline of the existing right of
way to meet master street plan requirements.
19. 18th Street is classified as a local street per City’s master street plan. Per
local street standard in master street plan, a total of fifty (50) feet of right of
way is required for a local street. Therefore, the developer will be required to
dedicate a total twenty-five (25) feet of right of way from the existing centerline
of Aldersgate Road or the centerline of the existing right of way to meet
master street plan requirements.
20. Existing platted, public alley shall be required to be improved to City
standards and specifications from the 18th Street public right of way to the
southern property line of the planned residential development.
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.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
6
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 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.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
7
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.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
8
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 Codes: No comments received.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
9
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 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 for a PD-R.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
10
Surrounding the application area to the north and west are office uses. To the
south and east of the site are low density residential uses.
This site is not located in an Overlay District.
Master Street Plan:
Aldersgate Road 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. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Aldersgate Rd is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
11
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting to rezone the property from POD/R-2 to PD-R to
construct an attached, single-family residential development. The overall site will
be re-platted into a total of six (6) lots. The property currently consists of five (5)
platted lots. The developer will construct three (3) sets of attached single-family
residences across the site. Each building will contain two (2) attached single-
family residences, each on its own lot.
The property is located on the southeast corner of Aldersgate Road and W. 18 th
Street. Properties in the general area contain a mixture of single-family, R-4,
PD-R and office zoning and uses. Properties north and west of the site contain
office zoning and uses.
The site plan shows front building setbacks of twenty-five (25) feet, rear setbacks
over twenty-five (25) feet and over five (5) foot side yard setbacks.
The width of each lot is shown to be 41.69 feet wide by an average of 139 feet
deep (5,795 square feet in area).
The development will contain a total of six (6) single-family residences. Total
square footage for each set will be 2,912 square feet in area (1,456 square feet
per residence). Construction materials will be a combination of brick and siding.
Building elevations shall not exceed thirty-five (35) feet in height.
The lots currently have public access along Aldersgate Road to the west and an
alley to the east. The development will front Aldersgate Road but will have rear
loading garages accessed from the alley along the east property line. The
proposed parking complies with the typical ordinance requirement. The alley will
be improved adjacent to the subject property.
The applicant did not provide a signage plan as part of this request. Any future
signage must comply with Section 36-551 of the City’s Zoning Ordinance (signs
permitted in residential one – and two – family zones).
To Staff’s knowledge, there are no outstanding issues associated with this
application. Staff feels the proposed development is an appropriate use for this
property and will not be out of character with the developments in the area. The
proposed use represents only a minor increase in density. Properties to the north,
south and east of the proposed site contain R-4 and PD-R zoning. Staff feels the
October 10, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-7595-A
12
proposed development will have no adverse impact on the subdivision or
surrounding uses.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R, subject to compliance with the
comments and conditions outlined in paragraph D, E, F, and the staff analysis, of
the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda as the applicant failed to complete
notifications to surrounding property owners.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 4 FILE NO.: Z-8911-A
NAME: De La Rosa – Revised PCD
LOCATION: 9123 Chicot Road
DEVELOPER:
Lorena De La Rosa (Owner)
9123 Chicot Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Lorena De La Rosa
9123 Chicot Road
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Laha Engineers, Inc.
6602 Baseline Road, Ste. E
Little Rock, AR 72209
AREA: 0.53 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.06
CURRENT ZONING: PCD
BACKGROUND:
On March 18, 2014, the Little Rock Board of Directors approved Wallace Baseline Acres
preliminary plat (Ordinance No. 20,860), to be rezoned from R-2 to PCD to allow for the
rezoning of Lots 1 and 2, with conditions. Lots 3 and 4 of the overall tract remained zoned
as single-family residential. The approved PCD site plan for Lot 2 (this subject property)
showed an existing billboard and a small temporary office building, with no additional
improvements.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the existing PCD (Lot 2) to allow for the
continued use of the property for retail and mobile canteen unit (food truck) uses.
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-A
2
The applicant proposes to retain an existing food truck and place an additional
food truck on the site. Both food trucks will be permanently placed on the property
and will sell/serve prepared food items.
B. EXISTING CONDITIONS:
The property is located on the east side of Chicot Road, north of Vernon Estates
Drive. Properties in the general area primarily contain a mixture of zoning and
uses.
C. NEIGHBORHOOD NOTIFICTIONS:
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.
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-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
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 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
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-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 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
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-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: 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
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 for a Revised
PCD.
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-A
6
Surrounding the application area to the north, south, and west are commercial,
and office uses along Chicot Road. To the east is vacant residential lots.
This site is not located in an Overlay District.
Master Street Plan:
Chicot 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:
Chicot Rd is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-A
7
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is now proposing to revise the existing PCD (Lot 2) to allow for the
continued use of the property for retail and mobile canteen unit (food truck) uses.
The applicant proposes to retain an existing food truck and place an additional
food truck on the site. Both food trucks will be permanently placed on the property
and will sell/serve prepared food items.
The property is located on the east side of Chicot Road, north of Vernon Estates
Drive. Properties in the general area primarily contain a mixture of zoning and
uses.
Access to the site is provided from an asphalt driveway extending from Chicot
Road. The driveway opens up to a gravel parking lot that spans most of the
property.
The property is secured by chain-link fencing with an access gate along Chicot
Road. There is shared access with the properties to the north and south of the site.
The property contains the following existing uses:
• An 8 foot x 40 foot metal container near the northwest corner of the of
property that contains a retail use.
• An 8 foot x 26 foot single-wide manufactured home labeled “office” along
the south property line. The applicant notes the current use of this structure
is for storage and not an office use. A wood porch with a canopy extends
from the storage use.
• A 30 foot x 13 foot concrete pad containing an existing food truck use is
located immediately north of the wood porch/canopy area.
As part of this request, the applicant is proposing to build a concrete pad and place
a second food truck on the property adjacent to the existing food truck.
Information regarding operating hours was requested by staff, however, the
applicant failed to provide that information.
The site plan shows a dumpster, and two (2) grease barrels located on the gravel
surface in the rear portion of the property. Any new dumpster placed on the site
must be screened and comply with Section 36-523(d) of the City’s Zoning
Ordinance.
October 10, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-8911-A
8
The applicant is not proposing additional signage at this time. Any new signage
shall conform to Section 36-555 of the City’s Zoning Ordinance (signs permitted in
commercial zones).
The applicant is not proposing additional lighting at this time. Any new site lighting
must be low-level and directed away from adjacent properties.
Staff is not supportive of the applicant’s request to revise the PCD. The property
is currently undeveloped and has remained undeveloped for the duration of the
existing uses on the property. The asphalt at the entry onto the property shows
wear and contains potholes. In addition, it appears gravel from the property is
washing out from the site and collecting on the sidewalk and further into Chicot
Road. Finally, staff feels plans for a more permanent development should be
proposed, and not the placement of several temporary structures on the site, would
be more appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested revised PCD.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda as the applicant failed to complete
notifications to surrounding property owners.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. Staff presented the item, and a recommendation of denial as
outlined in the “staff analysis” above. There was no person in opposition. After some
discussion there was a motion to approve the application. There was a second. The vote
was 8 ayes, 0 nay, 2 absent and 1 open position. The motion passed.
October 10, 2024
ITEM NO.: 5 FILE NO.: Z-10024
NAME: Vargas Body Shop – PD-C
LOCATION: 8415 Scott Hamilton Drive
DEVELOPER:
W. H. Schmeckenbecher Trust (Owner)
8415 Scott Hamilton Drive
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
W. H. Schmeckenbecher Trust
8415 Scott Hamilton Drive
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Harbor Environmental & Safety
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 5.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone a 5.50 acre tract from R-2 to PD-C as
required by code, to recognize the current and existing use of the of the property
operating as an auto body repair shop and additional commercial uses that have
been operating on the property since 1965. The applicant is not requesting any
changes to the property. All buildings, parking and driveways will remain the same.
B. EXISTING CONDITIONS:
The property is located on the east side of Scott Hamilton Drive and west of
Jamison Road. The existing one-story, 8,610 square foot building is located in the
October 10, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10024
2
western portion of the property approximately sixty (60) feet from the Scott
Hamilton Road ROW. The site contains asphalt paving that wraps around most of
the building. The remaining western portion of the property behind the building is
undeveloped. Properties in the general area 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 received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
1. Full plan review.
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.
October 10, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10024
3
Planning Division:
The request is in the Geyer Springs East 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 the property from R-2 to PD-C.
To the north of the subject site are several single family residences in Office and
Residential Low Density areas, beyond which is an apartment complex in an area
of High Density Residential use. East of the site is vacant and wooded residential
use. To the south of the site is Commercial uses. West of Scott Hamilton Drive is
a laundromat and mobile home park in a Light Industrial use area.
This site is not located in an Overlay District.
October 10, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10024
4
Master Street Plan:
Scott Hamilton Drive 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:
Scott Hamilton Drive 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 is requesting to rezone a 5.50 acre tract from R-2 to PD-C as
required by code, to recognize the current and existing use of the of the property
operating as an auto body repair shop and additional commercial uses that have
been operating since 1965. The applicant is not requesting any changes to the
property. All buildings, parking and driveways will remain the same.
The property is located on the east side of Scott Hamilton Drive and west of
Jamison Road. The existing one-story, 8,610 square foot building is located in the
western portion of the property approximately sixty (60) feet from the Scott
Hamilton Road ROW. The site contains asphalt paving that wraps around most of
the building. The remaining western portion of the property behind the building is
undeveloped. Properties in the general area contain a mixture of zoning and uses.
Access is provided by a concrete driveway along Scott Hamilton Road near the
southwest corner of the property.
The site contains asphalt paving that wraps around most of the building that may
be utilized for employee and customer parking. There is an additional parking area
located in the rear of the building. Staff feels the existing parking is sufficient to
serve the current and existing uses.
October 10, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10024
5
The applicant is not proposing any new signage at this time. Any future signage
must comply with Section 36-555 of the City’s Zoning Ordinance (Signs allowed in
commercial zones).
The applicant is not proposing additional lighting with this application. Any new
site lighting must be low-level and directed away from adjacent properties.
The site plan does not show a dumpster on the property at this time. Any dumpster
installed at the site must comply with Section 36-523 of the City’s Zoning
Ordinance.
Staff supports the requested 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. Staff supports allowing C-4 permitted uses as alternate/future uses for
this existing developed property.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C, subject to compliance with the
comments and conditions outlined in paragraph E, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
October 10, 2024
ITEM NO.: 6 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.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda at the request of the applicant.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 5. (Z-10011) was deferred to the October 10, 2024, agenda at the request of the
applicant.
October 10, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10011
2
STAFF UPDATE:
The applicant submitted a letter to staff on September 23, 2024 requesting this application
be withdrawn, without prejudice. Staff supports the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was withdrawn, without prejudice at the request of the applicant.
October 10, 2024
ITEM NO.: 7 FILE NO.: LU2024-19-01
NAME: Land Use Plan Amendment – Amend map from RL to NC.
LOCATION: Southwest and Southeast of Highway 10 and Chalamont Drive.
OWNER/AUTHORIZED AGENT:
Ben Wells, Project Manager
White-Dater & Associates, Inc.
AREA: 9.87 acres +/-
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2 (Single Family Residential)
A. PROPOSAL/REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low Density
(RL) to Neighborhood Commercial (NC). The site is approximately 9.87 acres +/-.
The application is located along the southeast and southwest intersection of
Highway 10 and Chalamont Drive in the Chenal Planning District.
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 proposed Neighborhood Commercial (NC) category includes limited small-
scale commercial development near a neighborhood, providing goods and
services to that neighborhood market area.
This land use amendment application accompanies a zoning map amendment
request. It is the applicant’s intent to rezone the site to Neighborhood Commercial
District, C-1 zoning (File No. Z-10036).
October 10, 2024
ITEM NO.: 7 (Cont.) FILE NO.: LU2024-19-01
2
B. EXISTING CONDITIONS/ZONING:
The subject site is 9.87 acres +/- of undeveloped wooded tract with no existing
structures on the property. The current zoning is Single Family District (R2). This
area is in the Chenal Planning District on the edge of the city’s boundary. The site
is at the entrance to the Chenal Valley Subdivision along Highway 10. The
property is also located in the Highway 10 Overlay District.
October 10, 2024
ITEM NO.: 7 (Cont.) FILE NO.: LU2024-19-01
3
To the north of the application area, across Highway 10 at the intersection of
Morgan Cemetery Road, is a Planned Office District (POD). Moving northwest
along the north side of Highway 10, is a Planned Development Office (PD-O)
consisting of an insurance business. Continuing northwest along Highway 10,
there is a parcel zoned Single Family (R-2) with a single-family residence followed
by a Planned Commercial District with a proposed storage facility and a fire station.
To the east of the property along the south side of Highway 10 is Joe T. Robinson
High School, a parcel zoned Planned Office District (POD). followed by a Planned
Development – Commercial parcel (PD-C). West of the property is a single-family
residence zoned Single Family (R-2). To the south of the property, is Chenal Vally
Subdivision, a single-family subdivision zoned Single Family (R-2)
C. NEIGHBORHOOD NOTIFICATIONS:
All Neighborhood Associations notified prior to planning commission meetings.
October 10, 2024
ITEM NO.: 7 (Cont.) FILE NO.: LU2024-19-01
4
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The City’s Land Use Plan Map shows Residential Low Density (RL) for the
requested site. Surrounding parcels to the east on both the north and south sides
of Highway 10 are two schools: Joe T. Robinson High School to the south and
Joe T. Robinson Elementary to the north, both with a land use of Public/Institutional
(PI). Moving west on the north side of Highway 10, is an area of Transition (T)
land use, followed by Residential Low (RL). To the south and east of the application
area is Residential Low (RL) land use.
October 10, 2024
ITEM NO.: 7 (Cont.) FILE NO.: LU2024-19-01
5
Master Street Plan:
Highway 10 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. Chalamont Drive 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
October 10, 2024
ITEM NO.: 7 (Cont.) FILE NO.: LU2024-19-01
6
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. Improvements at
the intersection of Chalamont Drive may also be required.
Bicycle Plan:
Highway 10 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. Side paths should be used in lieu of sidewalks.
Historic Preservation Plan:
There are no historic districts in the area.
H. ANALYSIS:
The application area is located on the south side of Highway 10 at the intersection
of Chalamont Drive in a partially developed portion on the outskirts of the city limits.
The Future Land Use Plan Map shows Residential Low Density (RL) for the site.
It is currently zoned R-2, Single-Family District.
The application area covers approximately 9.87 acres +/-. The property is located
on the northern boundary of the Chenal Planning District with the Barrett Planning
District directly to the north across Highway 10. The property has about 1700’ of
frontage along Highway 10. The property is not in a floodway. There has been
one Land Use Amendment in the area in the past 10 years to the southeast at the
intersection of Highway 10 and Highway 300 from Residential Medium (RM) &
Suburban Office (SO) to Neighborhood Commercial (NC) (LU2019-19-01, Ord.
No. 21826).
The Chenal Planning District is centered on the Chenal Valley and Shinall
Mountain area. Residential Low Density (RL) dominates the area. The major
commercial areas sit at Highway 10/Chenal Parkway and the Rahling
Road/Chenal Parkway intersections. There are several smaller commercial nodes
proposed at intersections of major roads and along Highway 10 and Chenal
Parkway. The Barrett Planning District also concentrates non-residential uses
along Highway 10.
The Highway 10-Chalamont intersection is a Collector-Arterial intersection.
Collectors provide connections to Arterials and the neighborhoods, while Arterials
primary function is to move traffic through the area. Most of the land south of
Highway 10 is being primarily developed with single family subdivisions and will
have direct access to the application site from Chalamont Drive. This allows the
October 10, 2024
ITEM NO.: 7 (Cont.) FILE NO.: LU2024-19-01
7
application site to function as a ‘traditional’ neighborhood commercial area. Staff
recognizes this intersection as a potential business area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the applicant’s request to amend the Land Use
designation from Residential Low Density (RL) to Neighborhood Commercial (NC).
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
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 ten
(10) persons registered in opposition. Timothy Lewallen, Toni Woody, Mary Miskin, OD
& Tina Patton, Tony Smith, Asa Warmack, Eric Atchison, Bryan Angel and Sherry Simon
voiced concerns about noise, traffic, the impact on property value, natural resources
issues and residential quality of life. After much discussion. The applicant requested to
defer the application until the October 10, 2024, Planning Commission Agenda so that
the developer could meet and discuss the proposed action with the neighborhoods. There
was a motion to defer the application. There was a second. The vote was 9 ayes, 0 nays,
1 absent and 1 open position. The application was deferred to the October 10, 2024,
Planning Commission Agenda.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 Planning Commission Agenda.
October 10, 2024
ITEM NO.: 7.1 FILE NO.: Z-10036
NAME: Rezoning from R-2 to C-1 and OS
LOCATION: Southeast & Southwest corners of Highway 10 & Chalamont Drive
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Tim Daters (Agent)
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 12.27 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone two tracts of land located at the southeast and
southwest corners of Highway 10 and Chalamont Drive. The applicant is
requesting a rezoning from R-2 to C-1 and OS for future commercial development.
October 10, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-10036
2
B. EXISTING CONDITIONS:
The site is currently undeveloped. The Land Use Plan shows Residential Low
Density (RL) for the requested 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.
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.
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.
October 10, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-10036
3
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
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 (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.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Chenal 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
October 10, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-10036
4
cluster homes, provided that the density remains less than 6 units per acre. The
application is to R-2 to C-1.
Surrounding the application area on the east is a school campus in PI, south is
developed single-family subdivisions in RL, and west are tracts with single-family
homes in RL. To the north across Highway 10 is an area of Transition zoned with
an office in a PD-O, single-family homes in RL, and a mini-storage facility and fire
station under development in a PCD.
The subject site is located in the Highway 10 Design Overlay District (Ord. 19041).
Master Street Plan:
Highway 10 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. Chalamont Drive 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. This street may require dedication of right-
of-way and may require street improvements.
October 10, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-10036
5
Bicycle Plan:
Highway 10 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. Chalamont Dr 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 two tracts of land located at the southeast and
southwest corners of Highway 10 and Chalamont Drive. The applicant is
requesting a rezoning from R-2 to C-1 and OS for future commercial development.
The site is currently undeveloped. The Land Use Plan shows Residential Low
Density (RL) for the requested area.
The applicant proposes to rezone 3.78 acres at the southeast corner of the
intersection to C-1 with 0.80 acre of OS zoning (50-foot-wide strip) between the
proposed C-1 zoning and the single family lots to the south.
The applicant proposes to rezone 6.09 acres at the southwest corner of the
intersection to C-1 with 1.60 acres of OS zoning (50-foot-wide strip) between the
proposed C-1 zoning and the single family lots to the south.
The City’s Future Land Use Plan designates the property at “RL” Residential Low
Density. A proposed land use plan amendment to “NC” Neighborhood Commercial
is a separate item on this agenda.
Staff is in support of the requested rezoning from R-2 to C-1 and OS to allow for
the development of neighborhood commercial. 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 C-1 and OS rezoning.
October 10, 2023
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-10036
6
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
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 ten
(10) persons registered in opposition. Timothy Lewallen, Toni Woody, Mary Miskin, OD
& Tina Patton, Tony Smith, Asa Warmack, Eric Atchison, Bryan Angel and Sherry Simon
voiced concerns about noise, traffic, the impact on property value, natural resources
issues and residential quality of life. After much discussion, the applicant requested to
defer the application until the October 10, 2024, Planning Commission Agenda so that
the developer could meet and discuss the proposed action with the neighborhoods.
There was a motion to defer the application. There was a second. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was deferred to the October 10,
2024, Planning Commission Agenda.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. Due to the fact that there were only eight (8) Commissioners
present, the applicant requested to defer the application until the November 14, 2024,
Planning Commission Agenda. There was a motion to defer the application. There was
a second. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. The application
was deferred to the November 14, 2024, Planning Commission Agenda.
October 10, 2024
ITEM NO.: 8 FILE NO.: S-1980
NAME: Zion Square – Replat of Block 82, John Barrow’s Addition 6L
LOCATION: South side of W. 29th Street, between Zion Street and Cobb Street
DEVELOPER:
City of Little Rock
500 W. Markham Street
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
City of Little Rock – Owner
GarNat Engineering – Applicant
SURVEYOR/ENGINEER:
GarNat Engineering, LLC
P.O Box 116
Benton, AR 72018
AREA: 1.88 acres NUMBER OF LOTS: 14 FT. NEW STREET: 266 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.03
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow reduced lot width and depth.
2. Variance to allow increased lot width-to-depth ratio.
3. Variance to allow reduced side building setbacks.
4. Variance to allow reduced lot area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to replat Block 82 of John Barrow’s Addition 6L into 14 lots
for single family development. The development will include a new cul-de-sac street
from W. 29th Street, which will run through the center of the overall property.
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
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. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared in
sufficient detail to illustrate the proposed system’s capability of accommodating
storm events as required by the stormwater management and drainage manual.
The preliminary plat shall also show drainage arrows indicating how drainage
arrives at the site and drainage arrows how it leaves the site post development.
Indicate where the storm sewer pipes are located within the development also.
Additionally, provide profile and cross-sectional views of the detention structure
outlet/spillway. Delineation of the drainage areas pre and post construction with
respective discharges via rational method shall also be shown. The preliminary
plat shall also contain all information as outlined in City Code 31-89.
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.
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
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. A grading permit is not required for the proposed site work due to the property
being exempt per City Code. Sec. 29-186 (d)(3)(iii). However, all construction
work must include appropriate drainage and erosion control measures (i.e.
hydroseeding, silt fencing, mulching, inlet protection, etc.) to protect the
municipal storm water drainage system and neighboring properties from
sediment runoff. New development may be subject to inspections for
compliance.
7. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
8. 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. Show on preliminary plat that the proposed cul-de-sac meets the
minimum ninety-six (96) foot diameter cul-de-sac requirement.
9. Per Appendix D in the 2021 AR Fire Prevention Code, fire apparatus access
roads shall not exceed ten (10) percent in grade unless approved by the Fire
Chief.
10. Per Appendix D in the 2021 AR Fire Prevention Code, the pavement width shall
be 26 feet minimum where a fire hydrant is located.
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,
culverts, 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.
12. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer’s
expense before a final certificate of occupancy can be released for the building.
This includes but not limited to the following: noncompliant curb and gutter,
asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete
driveway aprons. All work within the public right-of-way shall conform to City of
Little Rock Public Works Standard Details and ADA accessibility requirements.
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
4
13. 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.
14. Department engineering staff is required to perform a final inspection of all street
and stormwater infrastructure construction within the public right of way. City
maintenance of the street and stormwater drainage infrastructure within the
public right of way cannot officially begin until final acceptance by Department
engineering staff. This needs to be completed and accepted by Department
engineering staff prior to recording of the final plat.
15. 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.
16. 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.
17. 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).
18. 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.
19. 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.
20. Per stormwater management and drainage manual for open channels, the
maximum hydraulic grade line (i.e., ponding) elevation allowed are not closer
than thirty (30) feet horizontally from any buildings, and not less than one (1)
foot below the lowest sill or flood elevation of any building. This requirement is
for both the 25 and 100 year storm flows within the proposed channel. Proposed
cut-off ditch shall be analyzed along its length for lots 922-910 to confirm this
requirement is met. Minimum freeboard is six (6) inches from the hydraulic
grade line elevation to the top of the ditch for the 100 year storm flow.
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
5
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: 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.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 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
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
6
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:
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.
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
7
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.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant requests to replat Block 82 of John Barrow’s Addition 6L into 14 lots
for single family development. The development will include a new cul-de-sac street
from W. 29th Street, which will run through the center of the overall property. The
property is currently undeveloped and wooded.
The applicant is proposing 14 lots ranging in size from 3,234 square feet to 5,843
square feet. The lot widths will range from 38 feet to 48 feet, with the average lot
depths ranging from 87 .5 feet to 117 feet. A new cul-de-sac street will be constructed
from W. 29th Street and will run southward through the center of the overall property.
October 10, 2024
ITEM NO.: 8 (Cont.) FILE NO.: S-1980
8
The new street will have a length of approximately 266 linear feet, with 50 feet of
right-of-way and a 60 foot cul-de-sac radius.
The applicant is requesting the following variances with the replat request:
1. Section 36-255 (d) (4) of the City’s Zoning Ordinance requires a minimum lot width
of 50 feet and a minimum lot depth of 100 feet. The proposed lots range from 38
feet to 48 feet, with average lot depth from 87.5 feet to 117 feet.
2. Section 36-255 (d) (4) requires a minimum lot area of 5,000 square feet. Lots 2R
through 13R have lot areas ranging from 3,234 square feet to 4,950 square feet.
3. Section 36-255 (d) (2) requires minimum side building setback of 10 percent of a
lot’s width. The applicant is proposing side building setbacks of four (4) feet. A
minor side setbacks variance will be needed for Lots 1R, 7R, 8R and 14R. The
front and rear building setbacks will comply with ordinance standards.
4. Section 31-232 (b) of the City’s Subdivision Ordinance states that no residential
lot shall be more than three (3) times as deep as it is wide. A minor variance from
this standard is needed for Lots 5R, 9R and 10R.
5. Section 31-232 (e) requires a minimum lot width of 75 feet for corner lots. Lots
7R and 8R have lot widths of approximately 43 feet.
Staff is supportive of the requested replat of Block 82, John Barrow’s Addition 6L.
Staff views the request as reasonable. The City of Little Rock will build the houses
within the Zion Square replat as affordable housing to be sold to low and moderate
income individuals and families.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested 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: (OCTOBER 10, 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, 2 absent
and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 9 FILE NO.: Z-9891-B
NAME: Tinnen Group Home 1 – Special Use Permit
LOCATION: 205 N. Woodrow Street
AUTHORIZED AGENT:
Steve Giles (Agent)
200 West Capitol Avenue, Suite 1800
Little Rock, AR 72201
OWNER:
Hillcrest Homes, LLC (Owner)
401 W. 18th Street
Little Rock, AR 72206
SURVEYOR/ENGINEER:
N/A
AREA: 0.30 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
Application is being deferred to the January 9, 2025, Planning Commission Agenda at the
request of the applicant.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the January 9, 2025 agenda at the request of the applicant.
October 10, 2024
ITEM NO.: 10 FILE NO.: Z-9892-B
NAME: Tinnen Group Home 2 – Special Use Permit
LOCATION: 822 N. Monroe Street
AUTHORIZED AGENT:
Steve Giles (Agent)
200 West Capitol Avenue, Suite 1800
Little Rock, AR 72201
OWNER:
Hillcrest Homes, LLC (Owner)
401 W. 18th Street
Little Rock, AR 72206
SURVEYOR/ENGINEER:
N/A
AREA: 0.30 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
Application is being deferred to the January 9, 2025, Planning Commission Agenda at the
request of the applicant.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the January 9, 2025 agenda at the request of the applicant.
October 10, 2024
ITEM NO.: 11 FILE NO.: Z-10032
NAME: Francis Duplex – Conditional Use Permit
LOCATION: 320 N. Monroe Street
DEVELOPER:
Robert B. Francis
320 N. Monroe Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Robert B. Francis – Owner/Applicant
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: .15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests a conditional use permit to an existing residence to be
converted to a duplex by adding a second dwelling unit on the second floor of a
proposed attached garage addition.
B. EXISTING CONDITIONS:
The property is occupied by a one-story frame single family residence, located at
the southwest corner of N. Monroe Street and “C” Street. A one-story metal carport
structure located in the rear yard area will be removed with the proposed
construction.
October 10, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-10032
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 OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant requests a conditional use permit to allow an existing residence to
be converted to a duplex by adding a second dwelling unit on the second floor of
a proposed attached garage addition. The property is occupied by a one-story
frame single family residence, located at the southwest corner of N. Monroe Street
October 10, 2024
ITEM NO.: 11 (Cont.) FILE NO.: Z-10032
3
and “C” Street. A one-story metal carport structure located in the rear yard area
will be removed with the proposed construction.
The applicant proposes to construct a one-story addition (approximately 800
square feet) on the south side of the residence, as noted on the attached site plan.
The proposed addition will be located 8.95 feet back from the south side property
line.
The applicant also proposes to construct a two-story garage addition
(approximately 840 square feet) on the west side of the house, within the rear yard
area. The proposed addition will contain approximately 420 square feet per floor.
A new concrete driveway from “C” Street will serve the garage addition. A one-
story screened deck addition will be located between the one-story and two-story
additions. The proposed garage addition will be located 10 feet from the south
side property line and 27 feet from the rear (west) property line.
The applicant proposes the second floor of the garage addition to be a separate
apartment dwelling. The applicant notes that the apartment will be rented to UAMS
medical students. With the creation of the second dwelling unit within the principal
structure, the applicant is required to obtain a conditional use permit for a duplex
use.
The applicant is requesting no variances with the conditional use permit
application. The proposed additions comply with the required building setbacks,
building height and parking.
Staff is supportive of the requested conditional use permit. Staff believes the
proposed duplex use is appropriate for the area, as there are other multi-unit
residential properties in the immediate neighborhood area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
October 10, 2024
ITEM NO.: 12 FILE NO.: Z-10045
NAME: Williams Duplexes – Conditional Use Permit
LOCATION: 4224 Cobb Street
DEVELOPER:
Antoinette Williams
108 Brighton Court
North Little Rock, AR 72216
OWNER/AUTHORIZED AGENT:
Antoinette Williams – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: .25 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow reduced rear building setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests a conditional use permit to allow for the construction of two
(2) duplexes on two (2) R-3 zoned lots. The property is located at the northwest
corner of Cobb Street and W. 43rd Street.
B. EXISTING CONDITIONS:
The property is occupied by a one-story single family residence which will be
removed as part of the proposed construction. A one-car wide driveway from W.
43rd Street serves as access to the property.
October 10, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10045
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: 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.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
October 10, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10045
3
H. ANALYSIS:
The applicant requests a conditional use permit to allow for the construction of two
(2) duplexes on two (2) R-3 zoned lots. The property is located at the northwest
corner of Cobb Street and W. 43rd Street.
The property is occupied by a one-story single family residence which will be
removed as part of the proposed construction. A one-car wide driveway from W.
43rd Street serves as access to the property.
Each proposed duplex structure will be approximately 2,646 square feet in area,
with a building height of one (1) story. The proposed buildings will have a brick
exterior.
Each duplex unit will have 1,285 square feet of heated and cooled area. The
individual units will have three (3) bedrooms and two (2) bathrooms.
The duplex structures will be set back 25.7 feet from the front (south) property
lines, 7.5 to 8.1 feet from the side property lines and eight (8) feet from the rear
(north) property lines. Section 36-255 (d) (3) of the City’s Zoning Ordinance
requires a minimum rear setback of 25 feet. The applicant is requesting a variance
to allow the duplex structures with reduced rear setbacks, as the lots are only
approximately 86 feet deep. Staff supports the deferral request.
Parking for the proposed duplex structures will be in the front yard areas, with
access from W. 43rd Street. There will be three (3) parking spaces on each lot.
Section 36-502 (b) (1) c. requires a minimum of three (3) parking spaces for a
duplex structure. The proposed parking conforms with ordinance standards.
Staff is in support of the requested conditional use permit. The applicant is
requesting one (1) relatively minor variance with the proposal. The proposed
reduced rear building setbacks should have no adverse impact on the adjacent
properties, as the rear setbacks have a side yard relation with the property
immediately to the north. Staff believes that the request is reasonable, and that
the proposed duplexes are appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, in the agenda staff report.
October 10, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-10045
4
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda at the request of the applicant.
October 10, 2024
ITEM NO.: 13 FILE NO.: Z-10049
NAME: Wyatt Accessory Dwelling – Conditional Use Permit
LOCATION: 1015 Calhoun Street
DEVELOPER:
MW Enterprises, LLC
3734 W. Slavson Avenue
Los Angeles, CA 90043
OWNER/AUTHORIZED AGENT:
Disla Development Group – Owner
Mel Wyatt - Agent
SURVEYOR/ENGINEER:
Tucker Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: .16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 6 CENSUS TRACT: 2
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow a reduced front building setback.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an accessory dwelling
to be constructed in conjunction with the construction of a new single family
residence.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered.
October 10, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10049
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
October 10, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10049
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an accessory dwelling
to be constructed in conjunction with the construction of a new single family
residence. The property is located on the east side of Calhoun Street, between E.
10th and E. 11th Streets. The property is currently undeveloped and mostly grass
covered.
The proposed principal structure will be a one-story 1,200 square foot single family
residence with two (2) bedrooms and two (2) bathrooms. The structure will have
a height of approximately 19 feet – 4 inches. The proposed principal residence
will comply with all building setbacks, except the front setback of 20 feet. Section
36-255 (d) (1) of the City’s Zoning Ordinance requires a minimum front setback of
25 feet. Therefore, the applicant is requesting a variance to allow a reduced front
setback. Staff supports the variance request. The proposed front setback will be
similar to other front building setbacks in the area.
The proposed accessory dwelling will also be one-story in height (19 feet – 4
inches), and be 600 square feet in area. The accessory dwelling will have one (1)
bedroom and one (1) bath. The accessory structure will comply with all building
setbacks, separation and rear yard coverage.
October 10, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10049
4
A one-car wide driveway from Calhoun Street will be constructed at the northwest
cover of the lot. The proposed driveway will run along the north side of the principal
structure, into the rear yard area. There will be four (4) parking spaces in the rear
yard area to serve both structures. The parking complies with ordinance
standards.
To staff’s knowledge, there are no outstanding issues associated with the
conditional use permit request. Staff is in support of the requested Conditional
Use Permit. Staff believes the request is reasonable and that the proposed use is
appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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 2 people in opposition. Jeanine Cloird and Mac Wet voiced their concerns.
There were two persons in support of the application. Gregory Simmons and Joyce
Thompson spoke in favor of the project. The opposition raised the concern that the Notice
of Public Hearing they received had the wrong address on it. The notice they received
showed 6401 West 12th Street as the meeting location when in fact the meeting was
taking place at 500 West Markham (City Hall). After some discussion the Commission
thought it best if the item was deferred to the November Agenda due to the wrong address
being on the notices. The applicant agreed and requested a deferral to the
November 14, 2024, Planning Commission Agenda. There was a motion to defer the
application. There was a second. The vote was 8 ayes, 0 nays, 2 absent and 1 open
position. The application was deferred to the November 14, 2024, Planning Commission
Agenda.
October 10, 2024
ITEM NO.: 14 FILE NO.: Z-10050
NAME: Perkins Multi-Sectional Manufactured Home – Conditional Use Permit
LOCATION: 17824 Corinthian Drive
DEVELOPER:
Bridgette Williams
2822 Barbara Court
Bryant, AR 72022
OWNER/AUTHORIZED AGENT:
Robert and Jeanette Perkins – Owner
Bridgette Williams – Agent
SURVEYOR/ENGINEER:
Hope Consulting Engineers
129 N. Main Street
Benton, AR 72015
AREA: .88 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow placement of a multi-
sectional manufactured home on R-2 zoned property. The property is located
outside the city limits, but within the City’s Extraterritorial Zoning Jurisdiction.
B. EXISTING CONDITIONS:
The property is occupied by a one-story single family residence which will be
removed from the property prior to placement of the manufactured home. The
property is located at the northeast corner of Corinthian Drive and Carol Drive.
October 10, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10050
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: 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.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Fire Department: No comments – outside city limits.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
October 10, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10050
3
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow placement of a multi-
sectional manufactured home on R-2 zoned property. The property is located
outside the city limits, but within the City’s Extraterritorial Zoning Jurisdiction.
The property is occupied by a one-story single family residence which will be
removed from the property prior to placement of the manufactured home. The
property is located at the northeast corner of Corinthian Drive and Carol Drive.
The applicant proposes to place a 32 foot by 84 foot double-wide manufactured
home at the same location as the existing residence. The proposed manufactured
home will have 2,395 square feet of heated and cooled space, with four (4)
bedrooms and three (3) bathrooms. The placement of the manufactured home will
comply with all minimum setback requirements.
The applicant proposes to utilize the existing gravel driveways from Carol Drive.
The applicant will also use the existing gravel parking area on the west side of the
residence.
The proposed manufactured home placement must comply with the following
minimum siting standards as per Section 36-254 (d) 95) of the City’s Zoning
Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling standard.
To staff’s knowledge, there are no outstanding issues associated with this
application. The applicant is requesting no variance. Staff is supportive of the
application. The proposed manufactured home should have no adverse impact on
the surrounding properties. The property is located in the City’s extraterritorial
jurisdiction. There are other manufactured homes scattered throughout this
general area along Colonel Glenn Road.
October 10, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10050
4
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 15 FILE NO.: Z-6886-D
NAME: The Church at Rock Creek – Telecommunications Tower – Revised POD
LOCATION: 11500 W. 36th Street
DEVELOPER:
Baker Donaldson (Agent)
The Towers, LLC
1901 Sixth Avenue North, Suite 2600
Birmingham, AL 35203
OWNER/AUTHORIZED AGENT:
Church at Rock Creek (Owner)
11500 W. 36th Street
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Heritage Engineering
PO Box 505
Benton, AR 72018
AREA: 40 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the existing POD to allow for the installation
of a 160 foot in height monopole tower (150-foot-tall monopole and ten (10) foot in
height lighting rod), to be installed in the far northwest corner of the property for
use by one (1) principal user (The Towers, LLC) with co-location to accommodate
additional wireless service providers as requested. All remaining aspects of the
previously approved POD will remain unchanged.
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
2
B. EXISTING CONDITIONS:
The site contains the Church at Rock Creek and several associated buildings for
ancillary uses. There is 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:
19. Proposed one-hundred sixty (160) feet monopole is located within the
airspace of the Billy and Hillary Clinton National Airport. Therefore, airport
and Federal Aviation Administration (FAA) approval and/or permits are
required to be submitted before the Department of Planning and
Development can issue a building permit to construct the monopole.
Building permit applicant for the proposed monopole shall provide FAA and
airport approval documentation and/or permits with submission of the
construction plans with the building permit application to the Department of
Planning and Development staff for review. Airport contact to start the airport
and FAA review process is Carlos De La Torre, Director of Operations, 501-
537-1721, cdelatorre@clintonairport.com.
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.
Fire Department:
Maintain Access:
Fire Hydrants.
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
3
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area . Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
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 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 places with the
approval of 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 Marshals Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions, please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N Ingram (501)
918-3756.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
5
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. Wireless Communications Facilities must also comply with Chapter 36, Article
XII Development Standards and Landscaping.
3. 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 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 revise the existing Planned Office District (POD) to include a
telecommunication tower.
The application site is at the northwest corner of the Church at Rock Creek
campus. To the west of the application area is a large apartment complex in a
Planned Development – Residential district and to the north is a developed single
family subdivision in an R-2 Single Family Residential district.
This site is not located in an Overlay District.
Master Street Plan:
W 36th Street 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.
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
6
Bicycle Plan:
W 36th St is not shown on the Master Bike Plan 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 to revise the existing POD to allow for the installation
of a 160 foot in height monopole tower (150-foot-tall monopole and ten (10) foot in
height lighting rod), to be installed in the far northwest corner of the property for
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
7
use by one (1) principal user (The Towers, LLC) with co-location to accommodate
additional wireless service providers as requested. All remaining aspects of the
previously approved POD will remain unchanged.
The site contains the Church at Rock Creek and several associated buildings for
ancillary uses. There is a mixture of zoning and uses in all directions.
The applicant plans to utilize the existing thirty (30) foot wide ingress/egress
extending from W. 36th Street. The section of the access easement near the
proposed tower will contain a twelve (12) foot wide road with crushed gravel
surfacing.
Section 36-593(b)(3) of the City’s Zoning Ordinance requires a WCF abutting
residential property on either side, to be set back a distance at least the height of
the WCF tower. The setback will be measured from the face of the base of the
support structure to the property line of the abutting residential property. The
equipment facility shall meet as a minimum the setback requirements for the
underlying zone.
The site plan indicates a setback of at least 150 feet in all directions from
residentially zoned properties. The proposed tower setbacks comply with the
Code.
The lessee’s proposed area will be located in the far northwest corner of the
property and will contain only 0.11 acre (4,900sf) of the overall forty (40) acre tract.
The site will be secured by an eight (8) foot tall chain-link fence with a double six
(6) foot wide access gate. The gate will resemble the existing metal fence on the
property.
The applicant did not provide a signage plan with this application. Any signs
installed at the site must comply with Section 36-553 of the City’s Zoning
Ordinance (signs permitted in institutional and office zones).
The applicant submitted a landscaping plan as part of the application. All
landscaping must comply with Section 36-593(c) of the City’s Landscape
Ordinance.
All sight lighting must comply with Section 36-593(e) of the City’s Zoning
Ordinance.
The applicant must submit FAA approval for the WCF to the Planning Engineering
Division, as noted in paragraph D, prior to obtaining a building permit.
October 10, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-6886-D
8
Staff is supportive of the requested revised POD to allow a wireless communication
facility (WCF) at this site. The proposed WCF complies with the code with respect
to the required setbacks from abutting residential properties. The proposed
setback radius is over 150 feet in all directions from residentially zoned properties.
The proposed WCF will provide new wireless service coverage and increased
capacity for all users in the general area, while enhancing the local E-911
emergency call system. Staff feels the proposed WCF will not have an adverse
impact on the surrounding properties.
The only reason this application is before this body is that the WCF is not an
allowed use as approved by Ordinance No. 19,197 for the existing POD.
Otherwise, the WCF application would be approved at staff level.
I. STAFF RECOMMENDATION:
Staff recommends approval of the revised POD, 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: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
October 10, 2024
ITEM NO.: 16 FILE NO.: Z-9121-A
NAME: Honeysuckle Place – Phase 2 – PD-R
LOCATION: East side of Honeysuckle Lane (6800 Block)
DEVELOPER:
Ashley Rodriguez (Owner)
6827 Honeysuckle Lane
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Nick Tucker (Agent)
PO Box 1021
Cabot, AR 72023
SURVEYOR/ENGINEER:
Nick Tucker (Agent)
PO Box 1021
Cabot, AR 72023
AREA: 2.5 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: R-2
BACKGROUND:
On April 7, 2024, the Planning Commission approved SCK Place, LLC, Short-form PD-R
to construct Phase I that contained five (5) lots as a residential development. On May 3,
2016, the Board of Directors passed Ordinance 21,233 that allowed the development
Phase 1, 6819-6823 Honeysuckle Lane was developed to contain multi-family uses, while
6825-6827 Honeysuckle Lane was developed to contain single-family residences.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to begin Phase 2 of the residential development
by subdividing 2.5 acres into six (6) lots for single-family residences. Lot 9, located
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
2
in the western portion of the property, will be one (1) acre in area, Lots 10-14 will
be 0.30 acre in area. The development represents a continuation of the existing
PD-R to the south of the proposed site. Lot 9 will be reserved while the remaining
lots will be for sale. All remaining aspects of the previously approved development
will remain unchanged.
B. EXISTING CONDITIONS:
Subject property is surrounded by residential zoning and uses in all directions.
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:
1. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes are located
within the development also. Additionally, provide profile and cross-sectional
views of the detention structure outlet/spillway. Delineation of the drainage
areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all
information as outlined in City Code 31-89.
2. The property or portion of the property lies within the 100-year floodplain. The
lowest finished floor (including basement) of the proposed structure must be
elevated to at least 1 foot above the base flood elevation. Attendant utility and
sanitary facilities must be elevated to above the base flood elevation. The
finished floor elevation of at least 1 foot above the base flood elevation must
be shown on the grading plan and all preliminary and final plats.
3. A Special Flood Hazard Development Permit is required to be obtained prior to
beginning construction. The Special Flood Hazard Development Permit
application can be found at https://www.littlerock.gov/city-administration/city-
departments/public-works/. Special Flood Hazard Development Permits are
issued by the Public Works Department at 701 West Markham Street and no
fee collected for issuance. Contact Vince Floriani in Public Works at
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
3
501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for
issuance or to answer any questions.
4. Per City Code 29-186 (c), a grading permit is required for land alteration on
properties within the designated floodplain without exception. Grading
permits are issued by the Planning and Development Dept. at 723 West
Markham Street after approval of sediment and erosion control plans, grading
and drainage plans, land survey, drainage study, and soil loss calculations
per City’s stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or to
answer any questions. Permit cost is based on total project area at $100.00
for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre
and $100.00 for each additional acre for project greater than 1 acre.
5. If any future structure will be located within the 100 year floodplain, an elevation
certificate of the finished floor elevation must be provided to the Public Works
Department at 701 West Markham Street prior to the issuance of a certificate
of occupancy. Contact Vince Floriani in Public Works at 501-371-4823 or
VFloriani@littlerock.gov to schedule an appointment for issuance or to answer
any questions.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
4
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 asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all 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
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
5
office. Contact Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal
Derek N. Ingram (501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 65th Street West Planning District. The Land Use Plan shows
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 revise the
existing Planned Development-Residential (PD-R) for Phase 2.
Surrounding the application area on the north are single family homes on large
tracts. To the east of the subject site is a large partially wooded tract. South of the
site are single family homes, duplexes, and a four-plex in a Planned Development
– Residential district. Across Honeysuckle Lane on the west is a large undeveloped
wooded tract.
This site is not located in an Overlay District.
Master Street Plan:
Honeysuckle 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.
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
6
Bicycle Plan:
Honeysuckle Lane is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
7
H. ANALYSIS:
The applicant is proposing to begin Phase 2 of the residential development by
subdividing 2.5 acres into six (6) lots for single-family residences. Lot 9, located
in the western portion of the property, will be one (1) acre in area, Lots 10-14 will
be 0.30 acre in area. The development represents a continuation of the existing
PD-R to the south of the proposed site. Lot 9 will be reserved while the remaining
lots will be for sale. All remaining aspects of the previously approved development
will remain unchanged.
Subject property is surrounded by residential zoning and uses in all directions.
The proposed lot dimensions for Lot 9 are shown to be approximately 164 feet
wide by 235 feet deep. The dimensions for Lots 10-14 are shown to be
approximately 80 feet wide by165 feet deep.
Building heights for the homes will not exceed the maximum height for R-2 zoning,
thirty-five (35) feet or 2.5 stories. The proposed development will feature single-
family homes that will have exterior facades matching homes in the area and
immediately adjacent to the property – brick, siding, or a combination of both.
The plan shows twenty-five (25) foot, front and rear yard building setbacks and
eight (8) foot side yard building setbacks for all lots.
The development will be accessed from the east along Honeysuckle Lane from an
existing easement that runs east-west between the development to the south and
the proposed Phase 2 development to the north.
The plan does not show parking for the residential development. All parking must
comply with Section 36-502 of the City’s zoning ordinance which requires one (1)
parking space per dwelling unit.
The applicant did not provide a signage plan at this time. Any signs must comply
with Section 36-551of 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 supportive of the application. The proposed development is located in
an area of similar and more dense residential properties. Phase 2 represents
only a minor increase in density within the area. Most properties south of the
proposed site contain more dense residential use. Although there will be a
minor increase in traffic, staff feels the proposed Phase 2 development will
have no adverse impact within the area. Most of the properties to the north
October 10, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-9121-A
8
and east of the site remain undeveloped. Properties to the south and west of
the site contain PD-R zoning and uses. The applicant is not requesting any
variances with this application. To staff’s knowledge, there are no outstanding
issues associated with this application.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning subject to compliance
with the comments and conditions outlined in paragraphs D and E, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 17 FILE NO.: Z-9500-C
NAME: Goodwin – PCD
LOCATION: 3708 Garrison Road
DEVELOPER:
Andrea Goodwin (Owner)
3708 Garrison Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Andrea Goodwin
3708 Garrison Road
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Johnston Surveying, Inc.
37027 Hwy 300
Roland, AR 72135
AREA: 83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone five (5) acres R-2 to PCD. The primary use
of the property will remain as a single-family residence. As part of this application,
the applicant is requesting non-residential uses, as described in the “Staff
Analysis.” The property is located within the City’s Extra-Territorial Zoning
Jurisdiction (ETJ).
B. EXISTING CONDITIONS:
The existing three-story, 14,102 square foot single-family residence is located near
the western edge of Pulaski County, between Garrison Road (east) and the Pulaski
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
2
County Line/Saline County boundary (west). Properties in the general area
contain residential, agricultural and farming zoning and uses in all directions.
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:
1. Since this property is located within Pulaski County and outside the current city
limits, all required permits for clearing, grading, building, etc. for this property
will be required by the Pulaski County Department of Planning and
Development. Contact Pulaski County Department of Planning and
Development at 501-340-8260, and they are located at 3200 Brown St. Little
Rock, AR 72204.
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. A water main extension will be needed to provide water service to this property.
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.
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with 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.
Buildings 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 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 exceeds 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
4
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 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. The 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.
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
5
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 the requirements of ASTM F 2200.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Buzzard Mountain Planning District and beyond the City
Limits in the extraterritorial planning area. The Land Use Plan shows 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 mixed use
Planned Commercial District (PCD).
Surrounding the application area are single family homes on large tracts and a few
wooded, undeveloped tracts.
This site is not located in an Overlay District.
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
6
Master Street Plan:
Garrison 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. 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:
Garrison Road is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
7
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone five (5) acres R-2 to PCD. The primary use
of the property will remain as a single-family residence. As part of this application,
the applicant is requesting non-residential uses, as described in the “Staff
Analysis.” The property is located within the City’s Extra-Territorial Zoning
Jurisdiction (ETJ).
The existing three-story, 14,102 square foot single-family residence is located near
the western edge of Pulaski County, between Garrison Road (east) and the Pulaski
County Line/Saline County boundary (west). Properties in the general area
contain residential, agricultural and farming zoning and uses in all directions.
Access to the property is via a private fifty (50) foot wide access easement from
Garrison Road.
The applicant notes the property will remain as a single-family residence. The
proposed uses will include a regenerative farm, vegetable garden, ornamental
flower garden, green house, raising livestock, a studio kitchen, product
development and retail use component. In addition, the applicant notes the desire
is to utilize the property for educational/agricultural field trips for public school
students, community, charity and culinary-themed events, along with educational
garden and farm tours. Some of the proposed non-residential uses will be ticketed
events.
Additional description of events as per the applicant are as follows:
1. The property is first a primary residence for a family of eight (8), with planned
events offered throughout the year including:
a) Lunch and garden tours (held during the day).
b) Seasonal daytime events such as story time with Santa, Easter Brunch,
Mother’s Day Tea and Harvest event for families.
c) Outdoor intimate wedding and dinner events (limited to 12-15 events
per year).
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
8
The applicant notes that a restaurant will not be built on the property, but any chef
or catering company providing food on the property will have ServSafe Food
Handler certification and will be preparing food in a retail establishment certified by
the AR Department of Health.
The hours of operation will be from 9:00am to 10:00pm, with limited evening events
and in compliance with the Pulaski County Noise Ordinance.
There will be a grass-covered parking area, southeast of the residence, that
contains seventy-seven (77) parking spaces, four (4) ADA parking spaces located
near the garage, for a total of eighty-one (81) parking spaces for the proposed
uses.
The applicant notes that the property meets ADA standards for access and
restrooms, and that no more than two hundred (200) guests will be permitted, for
any occasion, at any given time. Staff feels the existing parking is sufficient to
serve the proposed uses.
The applicant is not proposing any new signage at this time. Any future signage
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 on the property at this time. Any dumpster
installed at the site must be screened and comply with Section 36-523 of the City’s
Zoning Ordinance.
The applicant is not proposing additional lighting with this application. Any new
site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PCD rezoning. Staff feels the request is
reasonable. There are no outstanding issues with this application. The applicant
provided a response to all concerns raised by staff. The property is located at the
western edge of Pulaski County. Properties in the area contain developed and
non-developed residential zoning and uses and are on large tracts. Staff feels that
with adequate noise mitigation, and operating hours, the proposed use will not
have an adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
October 10, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-9500-C
9
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present, representing the application. The application came off the
consent agenda. Staff presented the item and a recommendation for approval. There
were 5 persons in opposition. Whitney Bower, Kathlyn McCondell, Mariede Priest, Julie
Favonte, and Deborah Reynolds raised concerns about traffic, noise and there being a
commercial business within a residential zoned area. Whitney Bower submitted a copy
of a lawsuit that the citizens had filed the previous day attempting to stop the rezoning.
There were 9 persons in support; John McInnis, Caristiana Hoey, Jessica Boswell, Sharon
Sue Maune, Brian Maune, Sarah Sharp, Julie Pruet, Bennett Pruet, and Phillip Porter
spoke in support of the application. After considerable discussion about the project, the
applicant requested a deferral to the November 14, 2014, Planning Commission Agenda.
There was a motion to defer the application. The motion was seconded. The vote was
8 ayes, 0 nays, 2 absent and 1 open position. Application was deferred to the
November 14, 2024, Agenda.
October 10, 2024
ITEM NO.: 18 FILE NO.: Z-10053
NAME: Larkowski – PD-R
LOCATION: 4306 West 11th Street
AGENT:
Vernon J. Williams (Agent)
GarNat Engineering, LLC
P O Box 116
Benton, AR 72022
OWNER:
Jerry Larkowski
P O Box 7348
Little Rock, AR 72217
ENGINEER/SURVEYOR:
GarNat Engineering, LLC
P O Box 116
Benton, AR 72022
AREA: .15-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 18
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Planned Development-Residential to allow for the
construction of two (2) attached single family residences, with the existing lot being
split into two (2) lots.
October 10, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10053
2
B. EXISTING CONDITIONS:
The site contains a 6,750 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows Residential Low Density (RL)
for the requested 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: Provide parking plan for staff’s review for
compliance with the minimum parking spaces required for the proposed structure
per City’s zoning ordinance.
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: 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.
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
October 10, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10053
3
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit request
to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be
provided with two separate and approved fire apparatus access roads and shall
meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or
903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access
road shall not be increased unless fire apparatus access roads
will connect with future development, as determined by the fire
code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel
Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
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.
October 10, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10053
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows 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 Planned
Development- Residential (PD-R) for Two Townhomes.
Surrounding the application area are single family homes interspersed with vacant
lots in R-3 Single Family Residential zoning.
This site is not located in an Overlay District.
R-3 Single Family lots are 5,000 s.f. with a minimum width of 50’ and a depth of
100’. Lots in this application are size from 3,450 s.f. with a minimum lot width of
25’ and min depth of 138’.
Master Street Plan:
W 11th Street 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.
October 10, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10053
5
Bicycle Plan:
W 11th Street is not shown on the Master Bike Plan 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 Planned Development-Residential to allow for the
construction of two (2) attached single family residences, with the existing lot being
split into two (2) lots.
October 10, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10053
6
The site contains a 6,750 square foot vacant lot. The request is in the I-630
Planning District. The Land Use Plan shows Residential Low Density (RL) for the
requested area.
The proposed structure will contain two (2) attached single family residences. The
lot will be divided into two (2) lots with the property line separating the two (2) family
residences. Each residence will be sold separately.
The proposed structure will be approximately 3,248 square feet in area (1,624
square feet per residence) and two stories in height. Each residence will have two
bedrooms and one and a half bathrooms. The exterior of the structure will be vinyl
siding. The proposed overall structure will be set back approximately 20 feet from
the front (south) property line, 4.8 to 4.9 feet from the side property lines and over
25 feet from the rear property line.
There will be a shared driveway in the front of the unit with two (2) off-street parking
spaces (one per residence).
Any site lighting must be low-level and directed away from adjacent properties.
Staff is in support the requested PD-R rezoning. The applicant is requesting no
variances. Staff believes the request is reasonable and that the proposed attached
single-family residence, with a total of two (2) residences is appropriate for this
location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Planned Development-Residential request,
subject to compliance with comments and conditions noted in paragraph E and the
staff analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 19 FILE NO.: Z-10055
NAME: Bennett Davis Group – PCD
LOCATION: 14611 Colonel Glenn Road
DEVELOPER:
Bennett Davis Group (Owner)
PO Box 26415
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Bennett Davis Group, LLC
1300 N. Shackleford Road
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Johnston Surveying, Incorporated
37027 HWY 300
Roland, AR 72211
AREA: 35.8 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCES/WAIVERS: None requested.
STAFF UPDATE:
On September 27, 2024, the applicant requested to defer the application to the
November 14, 2024, Planning Commission agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
October 10, 2024
ITEM NO.: 20 FILE NO.: A-348 and Z-10065
NAME: Trex Land Annexation and 1-3, Heavy Industrial Zoning
LOCATION: West of Thibault Road
OWNER/AUTHORIZED AGENT:
James Saxton
Friday, Eldredge & Clark, LLP
400 W. Capitol Ave, Suite 2000
(501) 370-1586
AREA: 292 acres more or less
WARD: NA PLANNING DISTRICT: 26 CENSUS TRACT: 40.07
CURRENT ZONING: Not currently zoned
BACKGROUND:
• This request is a voluntary ‘100-percent owner’ annexation.
• The site is contiguous on its northern boundary.
• The Arkansas GIS Office confirmed the request meets all the requirements of Section
14-40-101 in a letter dated July 25, 2024.
• The County Judge’s Order was filed on September 16, 2024.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to annex 292 acres, more or less, into the City of Little Rock. The
applicant wishes to obtain city services to allow for the development of the land as
I-3 Heavy Industrial Use.
B. EXISTING CONDITIONS:
The property is located on the east side of Thibault Road, west of Frazier Pike.
The property is not currently zoned. An industrial warehouse is under construction.
The western boundary is adjacent to the current city limit for approximately 870
feet. The northern boundary is adjacent to the current city limit for approximately
2,496 feet.
October 10, 2024
ITEM NO.: 20 (Cont.) FILE NO.: A-343 and Z-10065
2
This site is in the Fourche Island Drainage District, a levee system protected area.
It is also within the Little Rock Port's future planned Industrial Park.
C. NEIGHBORHOOD NOTIFICATIONS:
Neighborhood Association contacts are notified of all items on the Planning
Commission agenda via a single notice prior the Commission’s hearing.
D. ENGINEERING COMMENTS:
Engineering Division, Planning & Development Department: No comments at this
time.
Public Works Department: No Public Works Dept. issues with the annexation of
the subject property. The Solid Waste Division reports no trash collection is
provided to commercial or industrial properties in the City. Private dumpster or
collection services are required to be obtained by the facility owner.
F. BUILDING CODES/LANDSCAPE
Building Code: No comment received.
Landscape: No comment received.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: LRWRA has no issue or concern
regarding the proposed annexation. Costs associated with service are being
discussed between the developer and LRWRA.
Entergy: No comment received.
Summit Utilities: No comment received.
AT & T: No comment received.
Central Arkansas Water: CAW has service in this area with no objections.
Fire Department: No comment received.
Police Department: No comment received.
Parks and Recreation: No comment received.
October 10, 2024
ITEM NO.: 20 (Cont.) FILE NO.: A-343 and Z-10065
3
County Planning: No comment received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division:
The Land Use Plan Map shows this site in a large area for Industrial (I) uses. The
Industrial (I) category encompasses a wide variety of manufacturing, warehousing
research and development, processing, and industry related office and service
activities. Industrial development typically occurs on an individual tract basis rather
than according to an overall development plan. The Land Use Plan Map shows
Industrial (I) in all directions from the annexation area. The Little Rock Port intends
to develop an Industrial Park on the land in this area.
There have been four Land Use Plan Map amendments in the vicinity over the last
decade.
Master Street Plan:
The Master Street Plan Map shows Zeuber Road as a Collector. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials or activity centers with the secondary function of providing access to
adjoining property. It has been constructed to 'Industrial Street' design standards
with shoulders and open ditches. The Master Street Plan Map shows Thibault
Road as a Minor Arterial. 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. Standard Right-of-Way (ROW) is 90 feet.
The exact alignments of each of these proposed roads will be decided in the
subdivision review process when a subdivision plat is submitted for the area.
Bicycle Plan:
Thibault Rd is on the Master Bike Plan as an existing 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:
There are no existing historic sites on this land.
October 10, 2024
ITEM NO.: 20 (Cont.) FILE NO.: A-343 and Z-10065
4
H. ANALYSIS:
The area requesting annexation is contiguous with the City limits along portions of
its northern and western boundaries. The land to the east was annexed by the
City in 2021 with Ordinance 22034 (A-340 Amazon Zeuber Annexation).
The annexation area has been farmland since at least the 1960's. It currently has
an industrial warehouse under construction.
The entire region is within a levee protected area (Fourche Island Protection
District). The area has a general slope from east to west. The land falls off about
two feet in 1800 feet northwest to southeast. There is a drainage to the west with
about twelve feet of drop.
The Land Use Plan Map shows the annexation area as Industrial (I). The Industrial
(I) category encompasses a wide variety of manufacturing, warehousing research
and development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The Land Use Plan shows Industrial (I)
in all directions from the annexation area. Most of this land is either agricultural in
use or wooded.
The land to the west and south is currently not zoned and outside of the City. To
the east is the Welspun plant. The land to the west is the trucking warehouse and
is zoned I-3. The I-3 zoning covers a large area north to beyond I-440, east to the
Arkansas River, then south along the river to the City limits. This area is
developing with industrial, manufacturing, and warehouse uses as part of the Port
Industrial Park. The rural land to the south of the requested annex area is shown
on the Future Land Use Map as Industrial (I) and is planned to be part of the Port
Industrial Park. This area is shown to encompass land west to Fourche Bayou,
follow the Bayou south to approximately Harper Road and then west to the David
D Terry Park.
The applicant has requested the land be zoned I-3 Heavy Industrial District
(Z-10065) as part of their annexation request. The land immediately south and
east, and generally to the west is outside the City and is not currently zoned. The
Little Rock Port has also acquired land beyond this annexation to the south with
the intention of future industrial development of the surrounding area. The land to
the north is zoned I-3, Heavy Industrial District. It is partially developed with
manufacturing and warehouse uses as part of the Port Industrial Park. The owners
of the annexation area land agree with the City that industrial development of their
land is the most appropriate use.
October 10, 2024
ITEM NO.: 20 (Cont.) FILE NO.: A-343 and Z-10065
5
This will add approximately 7100 linear feet of Thibault Road to the City to be
maintained by Public Works. Public Works has not commented at the time of this
writing. The industrial use will not require City Solid Waste services. Solid Waste
has not commented at the time of this writing.
The applicant has provided the City with a letter from the Arkansas GIS Office
(AGIO) confirming the request meets all the requirements of Section 14-40-101
(July 25, 2024). This confirms that the area requesting annexation is contiguous
to the City of Little Rock and all requirements of Arkansas Law have been fulfilled
to apply for annexation.
This request is following the ‘100% Owner’ annexation process. The Pulaski
County Judge’s Order was signed and filed on September 16, 2024. The Judge’s
Order sets the exact boundaries of the annexation which by custom includes all
adjacent rights-of-way.
The nearest Central Arkansas Water facility is a 16” line in the southern right-of-
way of Zeuber Road. The nearest Little Rock Water Reclamation facility is a 30”
force wastewater line in the southern right-of-way of Zeuber Road. Actual
connection to water and wastewater services will be at the cost of the developer.
The connection to these utilities will need to be coordinated with the respective
utility providers.
The closest fire station is Station #4, 7500 Lindsey Road which is approximately
1.1 miles from the annexation area via the current street system. The next closest
is Station #13, 1105 E Roosevelt Road which is approximately 4.6 miles from the
annexation area via the current street system. The fire department did not respond
to a request for comment on this annexation. The Little Rock Police Department
stated the current patrol district for this area is 6336 acres. An increase of 292
acres would increase the patrol area by 4.6 percent. The Police Department did
not have any issues with this annexation.
I. STAFF RECOMMENDATION:
The Staff recommends approval of annexation and zoning to I-3 Heavy Industrial.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was placed on the consent agenda for approval. By a vote of 8 for, 0 against,
2 absent, and 1 vacancy the consent agenda was approved.
October 10, 2024
ITEM NO.: 21 2025 Planning Commission Draft Calendar
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
NAME: Houk STR-2 – PD-C
LOCATION: 2014 North Cleveland Street
OWNER:
David/Tabitha Houk
2500 Fair Park Boulevard
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
(501) 414-5496
AREA: .15-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .15-acre property located at 2014 Cleveland
Street from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
B. EXISTING CONDITIONS:
The property is occupied by a 1,120 square foot, one story, three (3) bedroom, and
two (2) bath house. The request is in the West Little Rock Planning District and is
located within the Heights Neighborhood Association. The subject site is also
located in the Heights Landscape Design Overlay District (Ord. 21787).
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
2
The Land Use Plan shows Residential Low Density (RL) for the requested area.
There is a concrete driveway from North Cleveland Street at the northeast corner
of the property. The driveway extends along the north side of the house with
parking for at least three (3) vehicles.
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 Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Life Safety Inspection required.
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.
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
3
Planning Division:
The request is in the West Little Rock 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 Planned Development-Commercial (PD-C) to allow use as
a Short Term Rental (STR-2).
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family
(R-2). This property is located within the Heights Neighborhood Association.
The subject site is located in the Heights Landscape Design Overlay District (Ord.
21787).
Master Street Plan:
N Cleveland Street 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.
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
4
Bicycle Plan:
N Cleveland Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
5
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
6
H. ANALYSIS:
The applicant proposes to rezone a .15-acre property located at 2014 Cleveland
Street from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
The property is occupied by a 1,120 square foot, one story, three (3) bedroom, and
two (2) bath house. The request is in the West Little Rock Planning District and is
located within the Heights Neighborhood Association. The subject site is also
located in the Heights Landscape Design Overlay District (Ord. 21787).
The Land Use Plan shows Residential Low Density (RL) for the requested area.
There is a concrete driveway from North Cleveland Street at the northeast corner
of the property. The driveway extends along the north side of the house with
parking for at least three (3) vehicles.
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 I (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,
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
7
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner’s fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock’s Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
8
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.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The bill of assurance for this property does not prohibit short-term rentals. There
have been no Department of Planning & Development enforcement cases nor any
police reports for this property. This property has been in operation as a Short-
Term Rental since August 2021.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
Staff is in support the requested PD-C rezoning. Staff believes the request is
reasonable and that the proposed STR-2 use is appropriate for this location.
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) 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 two (2) approved STR
applications within ¼ mile of the application site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. The application came off consent agenda. There was one
person in opposition of the application. Daryl Newcomb raised the concern that the Notice
of Public Hearing he received had the wrong address on it. The Notice had the 6401
West 12th street location when in fact the meeting was taking place at 500 West Markham
(City Hall). After some discussion the Commission thought it best if the item was deferred
to the November Agenda due to the wrong address being on the notices. There was a
motion to defer the application. There was a second. The vote was 8 ayes, 0 nays,
October 10, 2024
ITEM NO.: 22 FILE NO.: Z-10034
9
2 absent and 1 open position. The application was deferred to the November 14, 2024,
Planning Commission Agenda
October 10, 2024
ITEM NO.: 23 FILE NO. Z-10041
NAME: Hillcrest Group STR-2 – PD-C
LOCATION: 2923 Kavanaugh Blvd – Suite G
AUTHORIZED AGENT:
Tara Masiello (Agent)
612 Tweed Drive
Fort Worth, TX 76131
OWNER:
Daniel Bryant
319 President Clinton Ave
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: .31-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.31-acre site located at 2923 Kavanaugh
Boulevard – Suite G from C-3 to PD-C to allow one (1) unit of a strip mall to be
utilized as Short-Term Rental-2 with a maximum stay of twenty-nine (29) days.
The proposed STR-2 will be rented as one unit. The owner will not reside at this
location. C-3 permitted uses will be retained as a use mix for the remainder of the
strip center.
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
2
B. EXISTING CONDITIONS:
The property consists of a 5,103 square foot strip mall with suites “A” through “G”;
with the “G” suite being in the lower portion of the building. The proposed STR is
a two bedroom, two bath 1,075 square foot unit. The request is in the
Heights/Hillcrest Planning District. Future land use map shows the application
area along both sides Kavanaugh Boulevard is Commercial I. South of the
application area the land use is Residential Low Density (RL). There will be ample
parking since the parking lot for the strip mall will be used.
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 Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Life Safety Inspection required.
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.
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
3
Planning Division:
The request is in the Heights Hillcrest Planning District. The Land Use Plan shows
Commercial Density I for the requested area. The commercial category includes
a broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is for a
Planned Commercial District (PCD) to allow use as a Short Term Rental (STR-2).
The Land Use surrounding the application area along both sides Kavanaugh
Boulevard is Commercial I. South of the application area the land use is
Residential Low Density (RL).
The application site and all surrounding properties along both sides of Kavanaugh
Boulevard is General Commercial (C-3). To the south, all properties are zoned
Single Family (R-2).
This property is located within the Hillcrest Residents Association and the Save
Hillcrest Neighborhood Association.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
South and adjacent to the site is a pending application for a PD-C STR-2
(Z-10048). Furthermore, this STR will be part of an existing strip commercial
building. Parking may need to be evaluated.
Master Street Plan:
Kavanaugh Blvd 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. This street may
require dedication of Right-of-Way and may require street improvements.
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
4
Bicycle Plan:
N Spruce Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is located in the Hillcrest National Register Historic District.
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
5
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
6
H. ANALYSIS:
The applicant proposes to rezone 0.31-acre site located at 2923 Kavanaugh
Boulevard – Suite G from C-3 to PD-C to allow one (1) unit of a strip mall to be
utilized as Short-Term Rental-2 with a maximum stay of twenty-nine (29) days.
The proposed STR-2 will be rented as one unit. The owner will not reside at this
location. C-3 permitted uses will be retained as a use mix for the remainder of the
strip center.
The property consists of a 5,103 square foot strip mall with suites “A” through “G”;
with the “G” suite being in the lower portion of the building. The proposed STR is
a two bedroom, two bath 1,075 square foot unit. The request is in the
Heights/Hillcrest Planning District. Future land use map shows the application
area along both sides Kavanaugh Boulevard is Commercial I. South of the
application area the land use is Residential Low Density (RL). There will be ample
parking since the parking lot for the strip mall will be used.
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 I (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.
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
7
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner’s fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock’s Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
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.
October 10, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10041
8
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.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
The applicant stated there was no bill of assurance for this property. 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.
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) 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 eleven (11) approved STR
applications within ¼ mile of the application site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 24 FILE NO.: Z-10046
NAME: King (1) STR-2 – PD-C
LOCATION: 6415 “R” Street
AGENT:
Tara Masiello (Agent)
612 Tweed Drive
Fort Worth, TX 76131
(817) 602-0113
OWNER:
Sarah King
5921 Ampersand St
Little Rock, AR 72207
(479) 445-4767
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: .13-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: R-4
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .13-acre property located at 6415 “R” Street
from R-4 to PD-C to allow use of the property as Short-Term Rental-2 with a
maximum stay of twenty-nine (29) days. The owner will not reside in the residence.
The entire structure will be rented as one unit.
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
2
B. EXISTING CONDITIONS:
The property is occupied by an 824 square foot, one story, two bedroom, and one
bath house. The request is in the West Little Rock Planning District and is located
within the Kingwood Neighborhood Association.
The Land Use Plan shows Residential Medium Density (RM) for the requested
area. There are two parking pads at the front of the residence, located within the
right-of-way.
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 Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Life Safety Inspection required.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the West Little Rock Planning District. The Land Use Plan shows
RM for the requested area. The Residential Medium Density (RM) accommodates
a broad range of housing types including single family attached, single family
detached, duplex, town homes, multi-family and patio or garden homes. Any
combination of these and possibly other housing types may fall in this category
provided that the density is between six (6) and twelve (12) dwelling units per acre.
The application is for a Planned Development-Commercial (PD-C) to allow use as
a Short Term Rental (STR-2).
The Land Use surrounding the application area to the North, South and West is
Residential Medium Density (RM). East of the application area the land use is
Residential Low Density (RL).
The application site and all surrounding properties to the South and West are Two-
Family (R-4) with a Planned Residential District to the North across R Street. To
the east, all properties are zoned Single Family (R-2).
This property is located within the Kingwood Neighborhood Association.
This site is not located in an Overlay District.
An existing approved STR is located adjacent to the property to the west. (Z-9965)
Master Street Plan:
R Street 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.
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
4
Bicycle Plan:
R Street is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
5
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
6
H. ANALYSIS:
The applicant proposes to rezone a .13-acre property located at 6415 “R” Street
from R-4 to PD-C to allow use of the property as Short-Term Rental-2 with a
maximum stay of twenty-nine (29) days. The owner will not reside in the residence.
The entire structure will be rented as one unit.
The property is occupied by an 824 square foot, one story, two bedroom, and one
bath house. The request is in the West Little Rock Planning District. The Land Use
Plan shows Residential Medium Density (RM) for the requested area. There are
two parking pads at the front of the residence, located within the right-of-way.
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 I (1). If on-street parking is
proposed as an alternative to meet the above requirements,
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
7
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.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
October 10, 2024
ITEM NO.: 24 (Cont.) FILE NO.: Z-10046
8
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
The applicant stated there was no bill of assurance for this property. 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.
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) 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. An existing approved STR is located
adjacent to the property to the west. (Z-9965) and a new application (Z-10034) is
located within ¼ mile of this site.
Staff is not supportive of the requested rezoning from R-2 to PD-C. Staff does not
believe the request is reasonable and that the proposed PD-C use is not
appropriate for this location. Staff feels that parking is not sufficient, and traffic
issues are a concern. “R” Street at this location is a very narrow street. The block
across “R” Street at the North has been redeveloped with new residences and
driveways. The applicant’s plan is to utilize parking which is located almost entirely
within the right-of-way.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C zoning request.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. Staff presented the item, and a recommendation of denial as
outlined in the “staff analysis” above. There was no person in opposition. After some
discussion there was a motion to approve the application. There was a second. The vote
was 8 ayes, 0 nay, 2 absent and 1 open position. The motion passed.
October 10, 2024
ITEM NO.: 25 FILE NO.: Z-10047
NAME: King (2) STR-2 – PD-C
LOCATION: 1200 North Bryan Street
AGENT:
Tara Masiello (Agent)
612 Tweed Drive
Fort Worth, TX 76131
(817) 602-0113
OWNER:
Sarah King
5921 Ampersand St
Little Rock, AR 72207
(479) 445-4767
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .16-acre property located at 1200 North Bryan
Street from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit. The property is located
at the northwest corner of North Bryan Street and Evergreen Street.
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
2
B. EXISTING CONDITIONS:
The property is occupied by a 1,372 square foot, one story, three (3) bedroom, and
two (2) bath house. The request is in the West Little Rock Planning District and is
located within the Meriwether Neighborhood Association.
The Land Use surrounding the application area to the North, East and West is
Residential Low Density (RL). There is a one-car wide driveway from North Bryan
Street located at the southeast corner of the lot, leading to a carport at the
Southeast corner of the house. There is also a two-car wide driveway from
Evergreen Street. There is parking for at least five (5) vehicles.
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: Life Safety Inspection required.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the West Little Rock Planning District. The Land Use Plan shows
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 Planned
Development-Commercial (PD-C) to allow use as a Short Term Rental (STR-2).
The Land Use surrounding the application area to the North, East and West is
Residential Low Density (RL). South of the application area across Evergreen
Drive, the land use is Public/Institutional (PI).
The application site and all surrounding properties is Single Family (R-2).
This property is located within the Meriwether Neighborhood Association.
This site is not located in an Overlay District.
Master Street Plan:
N Bryan Street 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.
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
4
Bicycle Plan:
N Bryan St is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
5
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
6
H. ANALYSIS:
The applicant proposes to rezone a .16-acre property located at 1200 North Bryan
Street from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit. The entire structure will
be rented as one unit. The property is located at the northwest corner of North
Bryan Street and Evergreen Street.
The property is occupied by a 1,372 square foot, one story, three (3) bedroom, and
two (2) bath house. The request is in the West Little Rock Planning District and is
located within the Meriwether Neighborhood Association.
The Land Use surrounding the application area to the North, East and West is
Residential Low Density (RL). There is a one-car wide driveway from North Bryan
Street located at the southeast corner of the lot, leading to a carport at the
Southeast corner of the house. There is also a two-car wide driveway from
Evergreen Street. There is parking for at least five (5) vehicles.
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,
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
7
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock's Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed; all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
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.
October 10, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10047
8
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.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
Staff is in support the requested PD-C rezoning. Staff believes the request is
reasonable and that the proposed STR-2 use is appropriate for this location.
The applicant stated there was no bill of assurance for this property. There have
been no Department of Planning & Development enforcement cases nor any police
reports for this property. This property has previously been in operation as a Short-
Term Rental for the past two years.
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) 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 no approved STR
applications within 1/4 mile of the application site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 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, 2 absent and 1 open position. The application was approved.
October 10, 2024
ITEM NO.: 26 FILE NO. Z-10048
NAME: Providence Properties STR-2 – PD-C
LOCATION: 719 N. Spruce Street
AUTHORIZED AGENT:
Tara Masiello (Agent)
612 Tweed Drive
Fort Worth, TX 76131
OWNER:
Daniel Bryant
319 President Clinton Ave
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.61 acre site located at 719 Spruce Street from
R-2 to PD-C to allow use of the property as Short-Term Rental-2 with a maximum
stay of twenty-nine (29) days. The structure will be rented as one unit. The owner
will not reside at the residence.
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
2
B. EXISTING CONDITIONS:
The property consists of a 1,302 square foot wood frame residential structure with
two bedrooms and one bath. A concrete driveway provides parking for one car.
The request is in the Heights/Hillcrest Planning District. Future land use map
shows the North and East of the application site along Kavanaugh Boulevard is
Commercial Density (C). South and West of the application site is Residential Low
Density (RL).
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 Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Life Safety Inspection required.
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.
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
3
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
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 Planned
Development-Commercial (PD-C) to allow use as a Short-Term Rental (STR-2).
The Land Use to the North and East of the application site along Kavanaugh
Boulevard is Commercial Density (C). South and West of the application site is
Residential Low Density (RL).
Zoning to the north and east along both sides of Kavanaugh Boulevard is General
Commercial (C-3). The application site and all properties to the south and west
are zoned Single Family (R-2).
This property is located within the Hillcrest Residents Association and the Save
Hillcrest Neighborhood Association.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
North and adjacent to the site is a pending application for a PD-C STR-2 (Z-10041).
Parking may be a concern. Site plan states parking additional parking on the
adjacent property owned by Hillcrest Group is available. The Hillcrest Group
property has a pending STR-2 application that may already require parking
analysis. Furthermore, a parking agreement may be needed between Hillcrest
Group and Providence Properties.
Master Street Plan:
N Spruce Street 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.
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
4
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
5
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
6
Bicycle Plan:
N Spruce Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is located in the Hillcrest National Register Historic District.
H. ANALYSIS:
The applicant proposes to rezone 0.61-acre site located at 719 Spruce Street from
R-2 to PD-C to allow use of the property as Short-Term Rental-2 with a maximum
stay of twenty-nine (29) days. The structure will be rented as one unit. The owner
will not reside at the residence.
The property consists of a 1,302 square foot wood frame residential structure with
two bedrooms and one bath. A concrete driveway provides parking for one car.
The request is in the Heights/Hillcrest Planning District. Future land use map
shows the North and East of the application site along Kavanaugh Boulevard is
Commercial Density (C). South and West of the application site is Residential Low
Density (RL).
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,
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
7
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock's Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
8
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.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
The applicant stated there was no bill of assurance for this property. 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.
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) 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 eleven (11) approved STR
applications within 1/4 mile of the application site.
Staff is not supportive of the requested rezoning from R-2 to PD-C. Staff does not
believe the request is reasonable and that the proposed PD-C use is not
appropriate for this location. Staff feels that parking is not sufficient, and traffic
issues are a concern. There have been objections from the surrounding neighbors
with concerns about unsustainable increased traffic and congestion on a
residential street, increased noise, and reduced marketability and home valuations
of current homes on N. Spruce Street.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C zoning request.
October 10, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10048
9
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. Staff presented the item, and a recommendation of denial as
outlined in the “staff analysis” above. There was no person in opposition. After some
discussion there was a motion to approve the application. There was a second. The vote
was 8 ayes, 0 nay, 2 absent and 1 open position. The motion passed.
PLANNING COMMISSION VOTE RECORD
DATE: October 10, 2024 4:OOPM
Minutes
Consent Agenda
1,2,3,5,6,8,9,10,11,12,14,15
1618 19 20 21 23 25
RegularAgenda
MEMBER
4
7
7.1
13
17
22
24
26
BROWN, JIMMY
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HART, TODD
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HODGES, NORMAN
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McDONALD, ALICIA
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PERSON, STEVEN
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SAMAD, AHMED
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VOGEL, ROBBY
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BAXTER, JOSHUA
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RUSSELL, JEREMIAH-VICE CHAIR
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VICKERS, MICHAEL - CHAIR
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OPEN POSITION
MEMBER
Items 7 & 7.1 deferred to the November 14, 2024
meeting
Item 13 deferred to the November 14, 2024 meeting
Item 17 deferred to the November 14, 2024 meeting
Item 22 deferred to the November 14, 2024 meeting
Meeting Adjourned 6:29 PM
✓AYE o NAYE A ABSENT Ab ABSTAIN R RECUSE
October 10, 2024
There being no further business before the Commission, the meeting was adjourned
at 6:29 p.m.
Date
Chairman Secretary