pc_06 24 2021LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
JUNE 24, 2021
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present:Craig Berry
Harold Betton
Derick Brooks
Scott D. Hamilton
Todd Hart
Marlon D. Haynes
Robbin Rahman
Diana M. Thomas
Michael Vickers
Robby Vogel
Members Absent: Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the May 13, 2021 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
JUNE 24, 2021
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-9577 Dunnahoo Multi-Sectional Manufactured Home –
Conditional Use Permit
11305 Sardis Road
B. Z-9298-A Stephens Laundromat – Conditional Use Permit
8420 Scott Hamilton Drive
C. Z-5817-K Cantrell West Retail Center – PCD
15122 Cantrell Road
NEW BUSINESS:
Item Number: File Number: Title:
1. S-1897 Carter Lane Estates Subdivision – Preliminary Plat
4109 Carter Lane
2. S-1424-K Sienna Lake, Phase 3, Block 3 – Preliminary Plat
Southwestern Corner of Sienna Lake Drive and West Lake
Lane
3. Z-9578 The Anthony School – Conditional Use Permit
7711/7715/7717 Ohio Street
4. Z-9584 LE Holdings, LLC Duplex – Conditional Use Permit
3004 South Izard Street
5. Z-9586 Stephensville Park Duplexes – Conditional Use Permit
South side of West 15th Street, between Valmar Street and
Brown Street
Agenda Page, Two
NEW BUSINESS:
Item Number: File Number: Title:
6. Z-8181-A PDP Creations, LLC Accessory Dwelling – Conditional
Use Permit
5120 F Street
7. Z-9585 Rosemary Villas at Chenal – PRD
Northwest Corner of Rahling Road and Kanis Road
8. LA-0092 Cypress Bend Properties – Advanced Grading Variance
Northwest corner of Rahling Road and Kanis Road
9. A-339 Cypress Bend Kanis Annexation
Located along the north side of Kanis Road, between
Rahling Road and Denny Road
June 24, 2021
ITEM NO.: A FILE NO.: Z-9577
NAME: Dunnahoo Multi-Sectional Manufactured Home – Conditional Use Permit
LOCATION: 11305 Sardis Road
DEVELOPER:
Derrek Dunnahoo
P.O. Box 388
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Derrek Dunnahoo – Owner and Applicant
SURVEYOR/ENGINEER:
Blew and Associates, PA
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 0.432 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the placement of
a double-wide manufactured home on the 0.432 acre, R-2 zoned property.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly grass covered.
June 24, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-9577
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Sardis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Per City staff review, Dewitt Lane adjacent to the subject property is a private
street and not dedicated to the City of Little Rock. If Dewitt Lane is determined
to be a public street, right-of-way should be dedicated to 25 ft. from centerline
with a 20 ft. radial right-of-way dedication at the intersection of Sardis Road.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comment received.
Central Arkansas Water: 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.
June 24, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-9577
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.
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, Fire Marshal Derek N Ingram, or Capt. John
Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the placement of
a double-wide manufactured home on the R-2 zoned property located at 11305
Sardis Road. The property is compromised of 0.432 acre and is located at the
southeast corner of Sardis Road and Dewitt Lane. The property is currently
undeveloped.
The applicant proposes to locate a 28 foot by 60 foot double wide manufactured
home near the center of the lot. It will be located approximately 36 feet back from
the front (west) property line, after right-of-way dedication for Sardis Road. The
proposed home will be located 46 feet back from the north, street side, property
June 24, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-9577
4
line and eight (8) feet back from the south side property line. The proposed home
will be set back over 50 feet from the rear (east) property line. The proposed home
will comply with all ordinance required setbacks. The proposed setbacks leave
ample space for decks, porches, steps, etc.
Access to the property will be via a driveway from Dewitt Lane. A parking pad will
be located on the north side of the proposed residence.
The proposed manufactured home must comply with the following minimum siting
standards as per Section 36-254 (d) (5) 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.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
CUP.
Staff is supportive of the requested conditional use permit to allow a multi-sectional
manufactured home at 11305 Sardis Road. Staff views the request as reasonable.
The proposed manufactured home will not be out of character with other single
family residential structures in this general area. Most of the homes in the
immediate area are one-story structures which were constructed 50 years or more
ago. There is an existing single-wide manufactured home located at 11425 Sardis
Road, four (4) properties to the south of the subject property. Staff believes the
proposed manufactured home will have no adverse impact on the surrounding
properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow a multi-sectional
manufactured home at 11305 Sardis Road, subject to the following conditions:
1. Compliance with the comments and conditions noted in paragraphs D and E,
and the staff analysis, of the agenda staff report.
June 24, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-9577
5
2. Compliance with the manufactured home minimum siting standards as noted
in Section 36-254 (d) (5) of the code.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Staff informed the Commission that the applicant failed to respond to staff comments and
request for additional information and revised site plan. Staff recommended the
application be deferred to the June 10, 2021 agenda.
The item was placed on the Consent Agenda and deferred to the June 10, 2021 agenda.
The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
Staff informed the Commission that the applicant had contacted Staff and requested this
application be withdrawn. Staff supported the withdrawal request. There was no further
discussion. The item was placed on the Consent Agenda and withdrawn, as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
June 24, 2021
ITEM NO.: B FILE NO.: Z-9298-A
NAME: Stephens Laundromat – Conditional Use Permit
LOCATION: 8420 Scott Hamilton Drive
DEVELOPER:
U Wash It 3, LLC
P.O. Box 984
Pine Bluff, AR 71613
OWNER/AUTHORIZED AGENT:
U Wash It 3, LLC – Owner
Jeffrey P. Hough – Agent
SURVEYOR/ENGINEER:
Level Studio
27 Bugle Court
Little Rock, AR 72227
AREA: 1.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: I-2
VARIANCE/WAIVERS:
1. Variance to allow two (2) access driveways.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a laundromat facility on the I-2 zoned property at 8420 Scott Hamilton Drive.
B. EXISTING CONDITIONS:
The property is currently undeveloped. The east half of the property is mostly
grass covered. The west half of the property is mostly wooded.
June 24, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9298-A
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
2. Per Sec. 31-210, the property does not have the sufficient street frontage for
two (2) driveways. Driveway spacing on an arterial street is 300 ft between
driveways and 150 ft from the side property line. A variance from City code
is required to be obtained for 2 driveways. The width of the driveway must not
exceed 36 feet.
3. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
6. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner's association.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
10. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
June 24, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9298-A
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity Analysis
Required; Interceptor Analysis Required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
June 24, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9298-A
4
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. Easements cannot count
toward fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the city, section 15-81.
The north buffer is deficient.
Screening requirements will need to be met adjacent to the north, south,
and west residential zoned property.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
The north perimeter planting strip is deficient.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half (7
1/2) feet in width. Trees shall be included in the interior landscape areas at the
rate of one (1) tree for every twelve (12) parking spaces.
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These shall be provided at the rate
equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building.
Landscape areas will need to be added for the commercial building.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
June 24, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9298-A
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the development
of a laundromat facility on the I-2 zoned property located at 8420 Scott Hamilton
Drive. The property is located on the west side of Scott Hamilton Drive, between
I-30 and Baseline Road. The property is currently undeveloped, with an area of
1.55 acres.
The applicant proposes to construct 3,125 square foot building near the center of
the site. The building will be one (1) story with a height of approximately 16 feet.
The building will be constructed of a combination of CMU block, EIFS finish and
aluminum storefront glazing will glass panels.
The proposed building will be located over 70 feet back from the front (east)
property line and over 150 feet back from the rear (west) property line. The building
will be located over 70 feet back from the north and south property lines. The
proposed building setbacks and height will comply with Sections 36-320 (d) and
(e) of the City’s Zoning Ordinance.
Section 36-502 (b) (3) of the Code requires a minimum of seven (7) off-street
parking spaces for this proposed commercial use. A total of 21 parking spaces will
be constructed along the north, south and east sides of the proposed building. The
number of parking spaces complies with the zoning ordinance.
The applicant is proposing two (2) access driveways from Scott Hamilton Drive.
Each of the two (2) driveways will be approximately 26 feet wide. The northern
driveway will be located approximately 28 feet from the north side property line,
with the south driveway being approximately 35 feet back from the south side
property line. The driveways will be separated by approximately 120 feet. Section
31-210 (e) (1) of the City’s Subdivision Ordinance requires a minimum driveway
spacing of 300 feet between driveways and 150 feet from site property lines, with
a maximum driveway width of 36 feet. The applicant is requesting a variance to
allow the two (2) driveways with reduced spacing. Staff supports the requested
variance.
The applicant notes that the proposed development will comply with all screening,
landscaping and buffer code requirements.
June 24, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9298-A
6
All site signage will comply with Section 36-554, signs allowed in industrial zoning.
The applicant notes that there will be no dumpster on the site. Facility staff will
remove and dispose of trash on the property without the use of a dumpster.
All site lighting will be low-level and directed away from adjacent properties.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested conditional use permit to allow the development
of a laundromat facility at 8420 Scott Hamilton Drive. Staff views the request as
reasonable. The property is zoned “I-2” Light Industrial District, and the proposed
laundromat use will be a less intense use than many of the permitted I-2 uses. The
property is located in an area of mixed commercial and light industrial uses and
zoning along Scott Hamilton Drive, including nearby residential uses. The
proposed laundromat use should prove to be a compatible use for this area, and
Staff believes the proposed use will have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP and associated driveway
variance, subject to compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
June 10, 2021 agenda.
The item was placed on the Consent Agenda and deferred to the June 10, 2021 agenda.
The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present. Staff presented the application with a recommendation of
approval. Commissioner Brooks asked the applicant why a laundromat was proposed for
this location when there was an existing laundromat at the corner of Baseline Road and
Scott Hamilton Drive. Jeffrey Hough addressed the Commission in support of the
application. Mr. Hough explained that the property was zoned industrial and that a
June 24, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9298-A
7
laundromat was a less intense and desirable use of the property. There was a motion to
approve the application as recommended by staff, including all staff comments and
conditions. The vote was 8 ayes, 2 nays, 0 absent and 1 open position. The application
was approved.
June 24, 2021
ITEM NO.: C FILE NO.: Z-5817-K
NAME: Cantrell West Retail Center – PCD
LOCATION: 15122 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Two Rahling Centre, LLC – Owner
Holloway Engineering/Jess Griffin – Agent
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 3.803 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2 and PD-O
Variance/Waivers:
1. Variance to allow two (2) ground-mounted, monument type signs.
2. Variance to allow more than 30% of land use buffers to be disturbed.
BACKGROUND:
On July 16, 2020, the Planning Commission voted to approve a request to rezone this
property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3) lots
with a restaurant development on each lot. The rezoning request was denied by the Board
of Directors.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the property from PD-O and R-2 to PCD to allow a
one (1) lot development including a 3,600 square foot restaurant building and a 20,012
square foot shopping center building.
B. EXISTING CONDITIONS:
The property is currently undeveloped. Some site work has taken place on the site in
preparation of future site development.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required (measured
as a constant distance from the centerline).
2. Due to the proposed use of the property, the Master Street Plan specifies that
Rummel Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Rummel Road and Cantrell Road.
4. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged
and not in compliance with ADA recommendations in the public right-of-way prior
to occupancy.
5. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Rummel Road including 5-foot
sidewalks with planned development. The new back of curb should be placed 18
feet from the center of the street. Show on the plans the widening required on
Rummel Road adjacent to the subject property. If width is sufficient, Rummel
Road at Cantrell Road should be striped with a SB left turn lane.
6. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI. A request for comments has been submitted to ARDOT, District 6.
7. Sidewalks with appropriate handicap ramps are required to be constructed along
Cantrell Road in accordance with Sec. 31-175 of the Little Rock Code and the
Master Street Plan.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
3
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Section 30-43 and 31-210. The property does not have the
required frontage of 750 feet on Cantrell Road to provide for two (2) driveways
(per the Master Street Plan). The lots must share a single driveway access
centered on the property line. A variance must be requested for driveways located
closer than 300 feet to other driveways and intersections and 150 feet from side
property line.
9. The width of driveways must not exceed 36 feet. A variance must be requested
for driveways that exceed 36-feet in width.
10. A grading permit in accordance with section 29-186 (c) & (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction. To grade the entire property for construction on
part of the proposed site development such as the removal of trees adjacent to
Rummel Road, an Advance Grading Variance must be requested.
11. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
12. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or the property owner's.
13. All public drainage easements must contain drainage infrastructure approved by
the City of Little Rock Public Works Department.
14. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
15. Submit a Traffic Impact Study for the proposed project. Study should address trip
generation and trip distribution for the development and also should take into
account existing and projected traffic growth.
16. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book standards.
Particular consideration should be made to the Rummel Road driveway.
17. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired
by the responsible party prior to issuance of a certificate of occupancy.
18. Retaining walls designed to exceed 15 ft in height are required to seek a variance
for construction. Provide proposed wall elevations.
19. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to Public Works for approval. After construction, an as-
built certification is required for construction of the retaining wall.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
5
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.
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, Fire Marshal Derek N Ingram, or Capt. John Hogue 501-918-3754).
Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
6
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet
of landscaped area exclusive of right-of-way. The landscaped area shall contain
organic and/or combined man-made/organic features such as berms, brick walls
and dense plantings such that vehicular use areas are screened when viewed from
an elevation of forty-two (42) inches above the elevation of the adjacent street.
Trees shall be planted or be existing at least every twenty (20) feet and have a
minimum of two (2) inches in diameter when measured twelve (12) inches from the
ground at time of planting. Provide screening shrubs no less than thirty (30) inches
in height at installation with an average linear spacing of not less at three (3) feet
within the required landscape area.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R2. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum of
six (6) feet in height shall be required upon the property line side of the buffer.
A minimum of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The plantings, existing
and purposed, shall be provided within the landscape ordinance of the city,
section 15-81.
4. Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
Preliminary Site Plan indicates parking located in the north buffer.
5. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces.
8. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
7
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the River Mountain Planning District. The Land
Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office
(SO) category shall provide for low intensity development of office or office parks in
close proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The application is to change the property from PDO
(Planned Development Office) District and R-2 (Single-Family Residential District) to
PCD (Planned Commercial Development) District to allow for the future development
of commercial uses. The request is not consistent with the Land Use Plan. This site
is in the Highway 10 Design Overlay District and subject to those regulations as well.
The Land Use Plan shows Residential Low Density (RL) to the north. To the west, the
Plan shows Park/Open Space (PK/OS) then Transition (T), north of Cantrell Road. To
the south, across Cantrell Road is Residential Low Density (RL) and Transition (T).
To the east, the Plan shows Suburban Office (SO) then Mixed Use (MX) and
Commercial (C). The Residential Low Density (RL) category provides for single family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but may
also include patio or garden homes and cluster homes, provided that the density
remain less than 6 units per acre. The land to the north of the application area is
vacant and wooded, while the RL land south of Cantrell Road is part of a developed
single-family subdivision. The Park/Open Space (PK/OS) category includes all public
parks, recreation facilities, greenbelts, flood plains, and other designated open space
and recreational land. This area is the floodplain/floodway of Taylor Loop Creek.
Transition (T) is a Land Use Plan designation that provides for an orderly transition
between residential uses and other more intense uses. Transition was established to
deal with areas which contain zoned residential uses and nonconforming
nonresidential uses. A Planned Zoning District is required unless the application
conforms to the Design Overlay standards. Uses that may be considered are low-
density multi-family residential and office uses if the proposals are compatible with
quality of life in nearby residential areas. The uses in the Transition area north of
Cantrell Road are office. South of Cantrell Road there is a private school, office and
residential structure in the Transition area. The Suburban Office (SO) category shall
provide for low intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District is required.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
8
This area has offices as well as a drive-thru restaurant. The Mixed use (MX) category
provides for a mixture of residential, office and commercial uses to occur. A Planned
Zoning District is required if the use is entirely office or commercial or if the use is a
mixture of the three. Several retail commercial uses are located in the MX 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 Commercial area consists of a couple retail strip-centers and stand-alone
retail businesses.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Rummel Road, it is a Local Street
on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to allow for
pedestrian use as well (replacing the sidewalk).
H. ANALYSIS:
The applicant proposes to rezone the 3.803 acre property located at 15122 Cantrell
road from “PD-O” Planned District – Office and “R-2” Single Family Residential to
“PCD” Planned Commercial District. The property is located at the northeast corner of
Cantrell Road and Rummel Road. The rezoning is requested to allow a one (1) lot
development to include a 3,600 square foot restaurant building and a 20,012 square
foot shopping center structure.
The proposed 3,600 square foot restaurant building will be located within the east
quarter of the property. The restaurant use will include a drive-thru window on the
building’s west side, with a menu board on the east side. Paved parking and internal
drives will be located along all sides of the restaurant building.
The proposed 20,012 square foot shopping center structure will be located within the
west three-quarters of the property. Paved parking and internal access drives will also
be located along all sides of the shopping center building. It appears that the applicant
has designed the internal drives to accommodate a drive-thru window at the west end
of the shopping center building.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
9
The applicant is requesting the following uses for the shopping center building:
• C-2 permitted uses
• Food store under 5,000 square feet of gross floor
area, with sales of beer or wine
• Private club with dining or bar service
The applicant notes that the hours of operation will be as follows:
Restaurant building – 6:00 a.m. to 12:00 a.m., Daily
Shopping Center building – 6:30 a.m. to 11:00 p.m.,
Monday – Saturday
– 6:00 a.m. to 9:00 p.m., Sunday
“We believe the vast majority of the tenants will be opening later and
closing earlier than the times stated.”
“If there is an all night pharmacy or urgent care medical, they would
need to stay open all night.”
The applicant notes that the buildings will have maximum heights of 35 feet. The
applicant also notes that the buildings’ exterior façade construction will consist of a
combination of brick, stone, glass and metal.
The applicant is showing a 4,015 square foot area for outdoor storage along the west
property line. The site plan notes that this area will be screened. Staff does not support
the use of an outdoor storage area.
The proposed site plan shows two (2) driveways from Cantrell Road. Each driveway
will have a width of 36 feet. The applicant proposes to have one (1) driveway from
Rummel Road at the northwest corner of the site. This driveway will be a gated
emergency access driveway. The gated area will include a Knox box for emergency
access.
The proposed site plan shows a total of 109 off-street paved parking spaces. The
proposed uses would typically require 102 parking spaces. The proposed number of
parking spaces should be sufficient to serve the proposed buildings.
The proposed site plan shows two (2) dumpster locations for the proposed buildings.
The applicant notes that the dumpster areas will be screened as per ordinance
requirements.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
10
The applicant also notes that all site lighting will be low-level and will not reflect onto
adjacent properties.
The applicant is proposing two (2) ground-mounted, monument-type signs along the
Cantrell Road frontage, one (1) at each driveway location. The signs will have
maximum heights of 10 feet and maximum sign areas of 100 square feet. Sections
36-346 (f) (1) and (2) of the City’s Zoning Ordinance (Highway 10 DOD) allow one (1)
ground-mounted, monument-type sign per development or building site. Therefore,
the applicant is requesting a variance to allow a second ground-mounted sign. Staff
supports the variance request.
The applicant notes that the land use buffers along the north and east perimeters
average at least 25 feet wide. Section 36-521 requires that a minimum of 70 percent
of land use buffers be undisturbed. The applicant notes that more than 30 percent of
the required buffers will be disturbed and is requesting a variance. Staff does not
support this variance request. There are numerous parking spaces located within the
rear and east side 25 foot buffer areas. Staff does not believe that the proposed buffers
meet with the spirit and intent of the ordinance.
The proposed site plan shows a stormwater detention paved along the Cantrell Road
frontage at the southwest corner of the overall site. A detailed hydrology and hydraulic
analysis which complies with all codes and manuals must be submitted prior to release
of a building permit for any construction on this site.
The applicant submitted a traffic study for the proposed site development. The traffic
study concluded the following:
“The conclusion of traffic operational findings associated with this
study is that additional traffic expected to be generated by the
proposed Cantrell West development can be accommodated by the
existing adjacent roadway and the access drives as proposed
without discernable impact on traffic flow in the vicinity. Additionally,
the site is well designed with two well-spaced access drives along
Cantrell Road and very good accommodation for internal vehicular
circulation. Ingress, egress and internal vehicular circulation are
expected to operate well with minimal to no vehicle queuing issues
at the site access drives or on Cantrell Road.”
The proposed site plan indicates a 10 foot wide open cut along the north property line.
According to the Planning and Development Engineering Division:
“The hillside vertical cut should be placed at least 10 ft. from the north
property line to provide evergreen plantings and a swale to divert
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
11
stormwater per the following requirements found in CLR Code Sec.
29-190:
• Terraces shall be landscaped with dense evergreen
plantings sufficient to screen the cut or fill slope. The
terrace may be sloped to drain up to one (1) foot in ten
(10) feet of width.
• Development shall be planned to fit topography, soils,
geology, hydrology, and other existing site conditions.
• Provisions shall be made for safety against unstable
slopes or slopes subject to erosion and deterioration.
The city official may require certified geotechnical
analysis for sliding and global stability safety.
• The potential for soil loss shall be minimized by
retaining natural vegetation wherever possible.
• Appropriate provisions such as those in the stormwater
management and drainage manual shall be used to
accommodate stormwater runoff and soil loss
occasioned by changed soil and surface conditions
during and after development, including the use of
vegetation and limitations on soil exposure.”
Staff does not support the requested PCD rezoning. Staff does not believe the request
is reasonable. Staff believes the proposed development is too intense for this site. The
property is designated as “SO” Suburban Office by the City’s Future Land Use Plan
and is located at the intersection of Cantrell Road and Rummel Road, a
local/residential street which serves only single family residences and dead-ins
approximately 3,000 feet to the northern. Additionally, the property is located adjacent
to R-2 zoned property to the north and across Rummel Road to the west and
northwest. The property across Cantrell Road contains single family residences and
a small office zoned property. Staff believes that a less intense commercial or office
use will be most appropriate for this property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
June 24, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-5817-K
12
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Jess Griffin was present representing the application. Mr. Griffin addressed the Commission
and requested the application be deferred to the June 10, 2021 agenda. Mr. Griffin explained
that the developer was working with the neighborhood to resolve issues.
There was a motion and second to defer the application to the June 10, 2021 agenda. The
vote was 10 ayes, 0 nays, 0 absent and 1 open position. The application was deferred.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant submitted a letter to staff on June 1, 2021
requesting this application to be deferred to the August 12, 2021 Planning Commission
Agenda. Staff supported the deferral request. There was no further discussion. The item
was placed on the Consent Agenda and deferred as recommended by staff. The vote was 10
ayes, 0 nays, 0 absent and 1 open position.
June 24, 2021
ITEM NO.: 1 FILE NO.: S-1897
NAME: Carter Lane Estates Subdivision – Preliminary Plat
LOCATION: 4109 Carter Lane
DEVELOPER:
Lee Maris
504 Valley Club Circle
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Westrock Co., Inc. – Owner
Holloway Engineering – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 4.932 acres NUMBER OF LOTS: 16
FT. NEW STREET: approx. 520 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced front, side and rear building setbacks.
2. Variance to allow advanced grading of four (4) lots.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 4.932 acres into 16 lots and three (3) tracts
for single family residential development.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
2
B. EXISTING CONDITIONS:
The property is currently occupied by two (2) residential structures, one (1)
commercial structure and associated accessory structures.
C. NEIGHBORHOOD COMMENTS:
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. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. A Land Alteration advance grading variance must be requested to grade the
lots with construction of street and drainage improvements prior to final
platting.
4. Provide width and designated use information for the shown easement area.
5. Is the street proposed to be private. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
6. Documented flooding issues exist downstream of the subject property. Due
to an approved preliminary subdivision plat for the property to the south, the
project engineer should contact DelticPotlach to obtain the proposed
developed stormwater flow rates for the 25 year and 100 year storm events
for pipe sizing, detention, and finished floor elevations.
7. Per the International Fire Code, the minimum cul de sac diameter is 96 ft.
Revise the cul de sac design. If an island is provided within the cul de sac,
parking restrictions may apply. Contact Ilona Rossato at 501-399-3470 for
more information.
8. Place the drainage channel within tract land for private maintenance.
9. Provide a street name. Street names and street naming conventions must be
approved by Public Works. Contact Glenn Haley at (501) 371-4537.
10. 20 feet radial dedications of right-of-way are required at the intersection of
Carter Lane and the proposed street.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
3
11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
12. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
13. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engr 379-1813 for more info.
14. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
15. For preliminary plat approval, per Sec. 31-89(5), a storm drainage analysis
showing drainage data should be provided for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall show in
sufficient detail the proposed system's capability of accommodating storm
events as required by Chap 29. and the Stormwater Management and
Drainage Manual.
16. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
17. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to Carter Lane with
planned development. The new back of curb is to be located 13 ft from the
street centerline and 26 ft from the back of curb adjacent to the property to
the north on the west side of Carter Lane. A one (1) year maintenance bond
for newly installed improvements in the right-of-way must be provided to
Public Works, Civil Engineering prior to approval of the final plat.
18. Provide minimum finished floor elevation for Lots 16, 15, 14, 4, and 5.
19. Due to documented flooding downstream in Madison Valley provide a 20 ft.
public drainage easement along the east property line.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
4
Central Arkansas Water: No comments received.
Fire Department:
S-1897 Carter Lane Estates Subdivision – Preliminary Plat 4109 Carter Lane
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
5
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 Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 4.932 acres into 16 lots and three (3) tracts
for single family residential development. The property is zoned R-2 and is located
at the south end of Carter Lane, south of Taylor Loop Road. The property currently
contains two (2) single family residences, one (1) commercial building and
associated accessory structures. A narrow creek runs north/south through the
center of the property. All of the proposed lots will be final platted in one (1) phase.
The proposed lots will range in size from 0.157 acre to 0.326 acre. The applicant
is proposing the following minimum building setbacks for the proposed lots:
Front – 15 feet
Rear – 15 feet
Sides – 5 feet
Sections 36-254 (d) (1) through (3) of the City of Little Rock’s Zoning Ordinance
requires minimum front building setbacks of 25 feet, minimum rear setbacks of
25 feet and minimum side setbacks of eight (8) feet or 10 percent of the lot width,
for R-2 zoned properties. Therefore, the application is requesting a variance to
allow the reduced building setbacks as proposed.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
6
The proposed lots will be accessed by a cul-de-sac street from Carter Lane. The
proposed street will be approximately 520 feet long, with 26 feet of paved roadway
width within a 50 foot wide right-of-way.
Tracts A and B will contain the area of the creek and be located on the north and
south sides of the proposed roadway respectively. Tract A will contain 0.122 acre,
with Tract B containing 0.126 acre. Tract C which will be located in the center of
the cul-de-sac bulb, will contain 0.049 acre. A USPS kiosk for mail delivery will be
located within Tract C. All of the tracts will be maintained privately by a POA.
The applicant submitted a drainage analysis along with a preliminary drainage
study. The applicant proposes to improve the existing creek channel and install
drainage infrastructure on the main creek channel to pass the 100 year storm
event. The applicant proposes the minimum finished floor elevations on the
adjacent lots to be 1 ft. or more above the predicted 100 year flood elevation. The
preliminary drainage study complies with ordinance standards.
The applicant is requesting an advance grading variance, in order to grade the four
(4) lots adjacent to the creek with the grading for the street improvements. After
working through the sketch grading and drainage plan for Carter Lane Estates and
developing a 100 year base flood elevation; the applicant has determined the need
to request a variance to allow advance grading on those four (4) lots which need
fill to accommodate a finished floor elevation 1 foot above the 100 year base flood
through the site. Staff supports the variance request. Submittal of a final grading
and drainage plan along with an erosion control plan is required prior to issuance
of a grading permit. Alteration of the water course will require approval from the
Little Rock District of the U.S. Army Corps of Engineers prior to issuance of a
grading permit.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated setback
variances, subject to compliance with the conditions and comments outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present, representing the application. There were multiple persons
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the “staff recommendation” above. The applicant addressed opposition
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
7
concerns regarding drainage and flooding issues. The applicant deferred the remainder
of time to the registered opposition.
Michael Keck addressed the Commission in opposition to the application. Mr. Keck stated
expressed better effort regarding notification and discussed the following:
1. Drainage plan not in line with City’s plans.
2. Grading plan.
3. Preservation of natural areas including trees.
4. To defer the item to get a coordinated approach with Public Works & other City
Departments.
Karen D. Pippa addressed the Commission in opposition to the application. Ms. Pippa
expressed concerns regarding green space preservation, environmental issues, access
and traffic.
John Burnett addressed the Commission in opposition to the application. Mr. Burnett
expressed concerns regarding the following:
1. Lot size and density.
2. Traffic.
3. Access including maneuvering space for emergency vehicles.
4. Existing drainage issues in the area and flooding.
5. Sewer issues due to inadequate drainage.
Sylvia Delsa addressed the Commission in opposition to the application. Ms. Delsa
expressed concerns regarding the following:
1. Existing City’s drainage plans for the area flooding.
2. Preservation of trees and natural barriers.
3. Traffic.
4. Lot size.
Tyler Vawser addressed the Commission in opposition to the application. Mr. Vawser
expressed concerns regarding community harmony, density and the pace of the project
being considered.
Ramona Riva addressed the Commission in opposition to the application. Ms. Riva
expressed concerns regarding the investment residents have made to their property and
additional opposition to similar issues expressed by others.
Lee Maris, applicant, addressed the Commission in response to opposition concerns. Mr.
Maris expressed drainage, flooding and traffic issues have existed in the area for years,
factors his development has no control of. He expressed his plan complies with city code
regarding subdivision development.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
8
Commissioner Berry asked which city department controls drainage issues.
Mr. Collins, Planning & Development Director, addressed Commissioner Berry’s question
stating Planning & Development has control regarding city drainage issues.
Mike Hood, Civil Engineering Division, addressed the Commission and provided
discussion regarding the city’s previous, current and future drainage efforts in the area.
Mr. Hood stated projects are on track to provide additional relief to the area.
Commissioner Berry asked questions regarding the Master Street Plan.
Mr. Collins replied the Master Street Plan will be addressed with the improvements being
considered.
Commissioner Rahman asked questions regarding preliminary plats. Staff responded to
Commissioner Rahman regarding the review process staff takes when considering
preliminary plats.
Commissioner Hart had additional questions regarding hydraulics and water flow in the
area. Mr. Hood, Public Works, stated the proposed development would not make the
hydraulics issues any worse to most of the properties in the area but will in fact address
some of the issues regarding drainage and flooding.
Commissioner Hart suggested City improvements should precede any future
development in the area in an effort to resolve existing drainage and flooding concern.
Commissioner Vickers expressed concern for the City’s timeframe for improvements and
how proposed residences appear to be out of character with existing homes. Mr. Collins
replied height and area for proposed residences meet code. Mr. Hood also addressed
Commissioner Vickers’ concern regarding timeframe stating improvements in the area
will occur late this year into early next year.
Commissioner Haynes asked for clarity regarding drainage and how this development
may negatively affect existing drainage and flooding issues in the area. Mr. Hood replied
stating some drainage and flooding concerns are being addressed with this proposal that
will improve those issues but will not resolve all of the water problems in the area.
John Burnett addressed the Commission with additional opposition to the application.
A motion was made to approve the application as recommended by staff. The vote was
8 ayes, 2 nays, 0 absent and 1 open position. The application was approved.
June 24, 2021
ITEM NO.: 2 FILE NO.: S-1424-K
NAME: Sienna Lake, Phase 3, Block 3 – Preliminary Plat
LOCATION: Southwestern corner of Sienna Lake Drive and West Lake Lane
DEVELOPER:
Cooper Land Development
903 N. 47th Street, Suite 101
Rogers, AR 72756
OWNER/AUTHORIZED AGENT:
Cooper Land Development, Inc. – Owner
Cromwell Architects and Engineers – Agent
SURVEYOR/ENGINEER:
Cromwell Architects and Engineers
John Peterson
1300 E. 6th Street
Little Rock, AR 72202
AREA: 3.349 acres NUMBER OF LOTS: 7 FT. NEW STREET: 750 LF
WARD: 7 PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 3.749 acres into seven (7) lots and one (1)
tract for single family residential development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
June 24, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-K
2
C. NEIGHBORHOOD COMMENTS:
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. Provide information on the purpose of the area designated as Tract 1.
2. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
3. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
4. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owners’ association and detailed in the
bill of assurance.
5. Existing curb cuts can be used for future driveways.
6. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineer 379-1813 for more
info.
7. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A Land Alteration variance
must be requested to advance grade the lots prior to final platting.
8. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
9. Erosion controls must be installed to reduce discharge of polluted stormwater.
10. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
11. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. Capacity
Fee Analysis required.
June 24, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-K
3
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
June 24, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-K
4
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
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 Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
June 24, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-K
5
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 3.349 acres into seven (7) lots and one (1)
tract for single family residential development. The property is zoned R-2 and is
located at the southwestern corner of Sienna Lake Drive and West Lake Lane.
The lots will front on West Lake Lane and all lots will be final platted in one (1)
phase. The portion of West Lake Lane abutting the proposed lots has began fully
constructed. The proposed plat will be a continuation of the Sienna Lake
subdivision, which is accessed from Crystal Valley Road.
The proposed lots will range in size from 0.356 acre to 0.466 acre. The lots will
have 25 foot front platted building lines. The plat notes that minimum rear building
setbacks will be 25 feet and side setbacks will be at least eight (8) feet. All
proposed setbacks and lot sizes conform to ordinance standards.
The proposed plat contains one (1) open space tract, Tract 1. The majority of the
tract will be located at the southwestern corner of Sienna Lake Drive and West
Lake Lane, east of Lot 1. The open space tract will extend behind all of the
proposed lots.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties. The applicant is requesting no
variances with the proposed preliminary plat.
June 24, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1424-K
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, subject to compliance
with the conditions and comments outlined in paragraphs D and E, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
June 24, 2021
ITEM NO.: 3 FILE NO.: Z-9578
NAME: The Anthony School – Conditional Use Permit
LOCATION: 7711 – 7717 Ohio Street
DEVELOPER:
The Anthony School, Inc.
7700 Ohio Street
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
The Anthony School, Inc. – Owner
Blew and Associates – Agent
SURVEYOR/ENGINEER:
Blew and Associates, P.A.
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 1.098 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: Variance to allow reduced driveway spacing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction
of a parking lot on the R-2 zoned property located at 7711 – 7717 Ohio Street. The
parking lot is proposed to serve the existing Anthony School development.
B. EXISTING CONDITIONS:
The property is currently undeveloped. The north portion of the property contains
a nonconforming gravel parking lot which has been used by The Anthony School
for a number of years. The south-half of the property is wooded.
June 24, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9578
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Ohio Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
3. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of all
private drainage improvements is the responsibility of the developer and/or
local property owners’ association and detailed in the bill of assurance.
4. Close existing curb cuts with the construction of new driveway entries.
5. Trench grates create continuous maintenance issues and a reduction in
drainage capacity. Due to existing inlet located within the sag of the street, a
combination open throat inlet constructed in conformance with PW-1A or
PW-1B and trench grate with a junction box should be installed. No other inlets
exist on the southside of Ohio St west of Mississippi St.
6. All driveways shall be concrete aprons per City Ordinance.
7. Driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. A variance must be requested for the proposed
two driveway cuts and locations. Driveway spacing on a commercial street is
250 ft from other driveways and intersections and 125 ft from the side property
line. A variance must be requested for the proposed two driveways.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
June 24, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9578
3
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. As a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall be
required upon the property line side of the buffer. Easements cannot count
toward fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the city, section 15-81.
June 24, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9578
4
The width of the parcel is approximately 190 feet. The east buffer is
deficient. A minimum 11.4-foot buffer is required.
The depth of the parcel is approximately 300 feet. The street buffer is
deficient. A minimum 18-foot street buffer is required.
Screening requirements will need to be met adjacent to the east
residential zoned property.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
The north and east perimeter planting strip is deficient.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. If any of the landscape code requirements cannot be met a variance from
the City Beautiful Commission may be required before a building permit
is issued.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
9. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
June 24, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9578
5
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a new paved parking lot on the R-2 zoned property located at 7711 – 7717 Ohio
Street. The property is located on the south side of Ohio Street approximately
320 feet east of Watt Street. The proposed new parking lot will serve The Anthony
School facilities which are located across Ohio Street to the north (main campus)
and to the west (parking lot and sports field). The existing property is comprised
of three (3) lots of record.
The north portion of the property contains a nonconforming ground parking lot
which has been used by the school in years past. The south half of the property
is undeveloped and wooded, and will remain as such with the proposed
development. The property frontage currently contains three (3) curb cuts with
concrete aprons from Ohio Street.
The proposed parking lot will contain 60 total parking spaces, with 57 standard
90 degree spaces and three (3) accessible spaces. The proposed parking lot will
be paved with 20 foot wide interior drives/maneuvering areas and curb and gutter.
Street improvements, including sidewalk, and on-site stormwater detention will be
provided with the parking lot project.
Two (2) new 20 foot wide driveways from Ohio Street will serve as access to the
new parking lot. The proposed driveways will be located approximately 40 feet
from the east and west side property lines, and separated by approximately
106 feet (measurements made from centerlines of driveways). Section 31-210 of
the City’s Subdivision Ordinance requires minimum driveway spacing of 250 feet
and minimum driveway setback from property lines of 125 feet. Therefore, the
applicant is requesting a variance to allow the reduced driveway spacing and
setbacks. Staff in supportive of the variance request. One (1) of three (3) existing
driveways will be eliminated with the proposed development.
The applicant notes that the proposed project will comply with the City’s landscape
and buffer requirements. A six (6) foot high wood screening fence will be
constructed along the east property line where adjacent to a single family
residential property.
Any site lighting must be low-level and directed away from adjacent properties.
Any signage located on this site must conform to Section 36-553 of the City’s
Zoning Ordinance (signs allowed for office zoning, including schools and
churches).
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
June 24, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9578
6
Staff is supportive of the requested CUP to allow for a parking lot to serve The
Anthony School facilities. Staff views the request as reasonable. The property
has been owned and used by the school as a gravel parking lot for at least
12 years. The applicant now proposes to improve the parking lot to City ordinance
standards. The school has been a part of this neighborhood for a number of years,
and staff believes that improvement of this property for paved/landscaped parking
for continued use by the school will have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, and associated driveway
spacing variance, subject to compliance with the conditions and comments as
outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
June 24, 2021
ITEM NO.: 4 FILE NO.: Z-9584
NAME: L E Holdings, LLC Duplex – Conditional Use Permit
LOCATION: 3004 S. Izard Street
DEVELOPER:
L E Holdings, LLC
Mondrell Ellis
3815 Friendship Road
Conway, AR 72032
OWNER/AUTHORIZED AGENT:
L E Holdings, LLC – Owner
Latisha Ellis – Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.17 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
one (1) duplex structure on the R-3 zoned lot at 3004 S. Izard Street.
B. EXISTING CONDITIONS:
The property is currently undeveloped and grass covered. The lot has a slight
slope downward from north to south (side to side).
June 24, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9584
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Vehicles from proposed parking area cannot back into the public street. Modify
parking stalls to be parallel with Izard Street on the subject property. Parking
area may join existing or proposed driveway.
2. The maximum width of the driveway apron is 20 feet. This limitation does not
apply outside of the right-of-way.
3. If a new driveway is constructed, the existing driveway must be removed and
curb replaced.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. Retain 10'
easement for existing sewer main along rear lot line.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
June 24, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9584
3
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
one (1) duplex structure on the property at 3004 S. Izard Street. The property is
comprised of two (2) narrow platted lots; Lots 3 and 4, Block 1, Ebendale Addition.
The property is located on the west side of S. Izard Street, just south of West 30th
Street. The property is currently undeveloped and grass covered.
The applicant proposes to construct a 30 foot by 76.8 foot duplex structure on
the lots, near the center of the property. The structure will be located 39 feet back
from the front (east) property line and approximately 34 feet from the rear (west)
property line. The proposed structure will be located 10 feet back from the north
and south side property lines. The proposed duplex structure will be one (1) story
in height and will not exceed the maximum height allowance of 35 feet as per the
R-3 zoning district. All proposed setbacks and height will conform with Section
36-255 of the City’s Zoning Ordinance.
The applicant is proposing to construct a 15 foot wide driveway from S. Izard Street
to serve as access to the property. The applicant will construct a parking pad for
three (3) vehicles in the front yard area. Section 36-502 requires a minimum of
three (3) parking spaces for the proposed duplex structure. The parking as
proposed will be sufficient to serve the duplex use.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
CUP.
Staff is supportive of the requested CUP to allow a duplex structure at 3004 S.
Izard Street. Staff views the request as reasonable. The duplex structure will not
be an increase in the original platted density for this property, as it is comprised of
two (2) platted lots. The proposed duplex structure will not be out of character with
the general area. R-4 zoned property, which allows duplexes by right, is located
one (1) block to the north and 1 ½ blocks to the east. Staff believes the proposed
duplex will have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
June 24, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9584
4
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
June 24, 2021
ITEM NO.: 5 FILE NO.: Z-9586
NAME: Stephensville Park Duplexes – Conditional Use Permit
LOCATION: South side of West 15th Street – between Valmar and Brown Streets
DEVELOPER:
Kustom Made Properties
Robert Alexander
1317 S. Summit Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Kustom Made Properties and Arthur Hill – Owners
Robert Alexander – Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre/each lot - NUMBER OF LOTS: 9 FT. NEW STREET: 0 LF
Approx. 1.44 acres total
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow construction of nine
(9) duplex structures, one (1) duplex on each of nine (9) R-3 zoned lots located
along the south side of West 15th Street, between Valmar and Brown Streets.
June 24, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9586
2
B. EXISTING CONDITIONS:
All of the lots are currently undeveloped and vacant, with the exception of Lot 7,
Block 32, Jones and Worthen Addition (3317 West 15th Street) which contains a
one-story residence which will be removed as part of the proposed development.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Per Section 31-210 (e) (4) of City code, the driveway accessing Lot 1 Block 31
on Martin Street can be located no closer than 25 ft. from the West 15th Street
right-of-way. The driveway should be relocated.
2. 15th Street, Martin Street and Valmar Street are classified on the Master Street
Plan as residential streets. A dedication of right-of-way 25 feet from centerline
will be required. Surveys were provided that do not show existing right-of-way
widths. The dedication of right-of-way will shift building setback lines.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
15th Street and Martin Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
June 24, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9586
3
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 for the construction of
nine (9) duplex structures on nine (9) R-3 zoned lots located on the south side of
West 15th Street, between Valmar and Brown Streets. Six (6) of the lots front on
West 15th Street, two (2) on S. Martin Street and one (1) on S. Valmar Street. The
addresses for the lots are as follows:
• 1501 S. Valmar Street
• 1500 S. Martin Street
• 1502 S. Martin Street
• 3319 West 15th Street
• 3317 West 15th Street
• 3315 West 15th Street
• 3309 West 15th Street
• 3305 West 15th Street
• 3303 West 15th Street
All of the lots are currently vacant and undeveloped, with the exception of 3317
West 15th Street which contains a one-story residential structure to be removed
with the proposed development. Undeveloped, platted alley rights-of-way are
located along the rear property lines of all lots.
The applicant proposes to construct one (1) duplex structure on each of the nine
(9) lots. The description of the proposed duplexes as submitted by the applicant
is as follows:
“The homes will be a total of 2,500 square feet heated and cooled
with each side of the duplex having 1,200 square feet in a 2 story
June 24, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9586
4
townhome design. The townhomes will have 3 bedrooms,
2.5 half baths with granite finishes, stainless steel appliances,
large backyards and enclosed single car garages. The exterior
structure will be made up of a mix of brick and vinyl siding
providing a modern feel to the attracting homeowner. The
driveway in front of the home will span 35 feet long and 22 feet
11 3/16 inches wide. Each duplex will have enough space to park
3 cars (1 in the garage, 2 tandem in the driveway) for a total of
6 parking spaces. As a developer, I will be improving the current
area and the community as a whole while providing better
housing options, cleaner exterior areas and safe and affordable
living.”
Each of the duplex structures will be located approximately 35 feet back from the
respective front property line, five (5) feet back from each side property line and
over 60 feet back from the rear property line. The setbacks as proposed will
conform with ordinance requirements. Each of the lots will have a 23 foot wide
driveway, with parking for four (4) vehicles. Section 36-502 requires a minimum
of three (3) parking spaces for each duplex structure. The proposed parking
complies with the minimum number of spaces required. The building heights are
not to exceed 35 feet.
Staff is supportive of the concept of having nine (9) duplex structures constructed
in this neighborhood, as the project represents a minor increase in the original
platted density for the overall neighborhood and a good in-fill project. There are
other R-4 and R-5 zoned lots scattered throughout the neighborhood. The
applicant is in the process of constructing a duplex structure on the R-4 zoned lot
at 3307 West 15th Street.
However, staff does not support this development having one (1) two-car wide
driveway along the front property line of each of the nine (9) platted lots. Although
the duplexes represent only a minor increase in density for the overall
neighborhood, the duplex structure on each lot will generate twice the amount of
traffic (vehicle trips to and from each lot) for each of the single family lots, with nine
(9) separate driveways within a very short span. The applicant is proposing seven
(7) duplex driveways along the one-block West 15th Street frontage, between S.
Martin and S. Brown Streets, including the property at 3307 West 15th Street
currently under development. Staff believes that the concentration of nine (9)
duplex structures (plus the additional duplex at 3307 West 15th Street) in this area,
with a separate two-car wide driveway for each lot will create an unsafe situation,
with vehicles backing out into the streets and limited site-distance along the street
frontage.
Staff suggests that the applicant utilize the north/south alley between S. Valmar
and S. Martin Streets and the east/west alley between S. Martin and S. Brown
Streets, and provide rear access to each of the nine (9) duplex structures
June 24, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9586
5
proposed. Staff believes that this will create a much safer situation for this
proposed project.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested conditional use permit, as proposed.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
Staff informed the Commission that the applicant revised the application to provide shared
driveways for the duplex lots. Staff recommended approval of the revised application,
subject to compliance with the comments and conditions as outlined in paragraph D., and
the staff analysis, in the agenda staff report. The item was placed on the Consent Agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 10 ayes, 0 nays, 0 absent and 1 open position. The application was approved.
June 24, 2021
ITEM NO.: 6 FILE NO.: Z-8181-A
NAME: PDP Creations, LLC Accessory Dwelling – Conditional Use Permit
LOCATION: 5120 “F” Street
DEVELOPER:
PDP Creations, LLC
1801 Lavaca 11-G
Austin, TX 78701
OWNER/AUTHORIZED AGENT:
PDP Creations, LLC – Owner
Rose Law Firm/Michael Goswami – Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 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:
1. Variance to allow neither dwelling to be occupied by the landowner.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an existing accessory
building to be converted to an accessory dwelling.
B. EXISTING CONDITIONS:
The property is occupied by a one-story single family residence located within the
south half of the lot. A one-story accessory building is located in the rear yard area
June 24, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-8181-A
2
at the northeast corner of the lot. A parking pad for two (2) vehicles is located at
the northwest corner of the site.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. Separate
sewer services required if lot is to be split.
Entergy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an existing accessory
building located on the R-2 zoned property at 5120 “F” Street to be converted to
an accessory dwelling. The property is located on the north side of “F” Street,
June 24, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-8181-A
3
between Clarkson Street and N. Van Buren Street. A paved alley right-of-way is
located along the rear (north) property line. The property is comprised of one (1)
lot; Lot 7, Block 41, Pulaski Heights Addition.
The property is occupied by a one-story single family residence (approximately
1,065 square feet in area) located within the front (south) half of the property. An
accessory building (approximately 455 square feet in area) is located at the
northeast corner of the lot. A brick parking pad for two (2) vehicles is located at
the northwest corner of the lot and accessed from the alley right-of-way.
The applicant has been in the process of remodeling the principal structure. The
applicant wishes to convert the accessory structure into an accessory dwelling.
The applicant proposes to rent both dwellings, primarily to traveling medical
personnel, for stays of one (1) month or more, while working Little Rock. Neither
of the dwellings will be utilized as a short-term rental (Air B and B, VRBO, etc.).
Section 36-252 (a) (3) of the City’s Zoning Ordinance requires the following with
respect to accessory dwellings:
“(3) In the R-2 and R-3 districts, one (1) of the dwelling units
must be occupied by the landowner.”
The applicant is requesting a variance from this requirement as both dwellings one
proposed to be rental units. The landowner resides in Texas. Staff supports the
variance request.
As noted above, there is a brick parking pad for two (2) vehicles at the northwest
corner of the site. The parking pad is accessed from the alley right-of-way which
runs along the rear (north) property line. Section 36-502 requires a minimum of
two (2) parking spaces for the two (2) dwellings. The site conforms with this
requirement.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested CUP to allow an accessory dwelling on the
R-2 zoned property at 5120 “F” Street. Staff views the request as reasonable. The
accessory dwelling use will be compatible with the overall neighborhood, as there
are numerous accessory dwellings scattered throughout the Hillcrest area. Staff
believes the proposed accessory dwelling will have no adverse impact on the
general area.
June 24, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-8181-A
4
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, and associated variance,
subject to compliance with the comments and conditions as noted in paragraph E.,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
June 24, 2021
ITEM NO.: 7 FILE NO.: Z-9585
NAME: Rosemary Villas at Chenal – PRD
LOCATION: Northwest corner of Rahling Road and Kanis Road
DEVELOPER:
Cypress Bend Properties, LLC
11708 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Cypress Bend Properties, LLC – Owner
Randy Alberius – Applicant
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 6,450 LF
WARD: N/A PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow pedestrian paths in combination with sidewalks.
2. Variance to allow slopes to exceed 3:1 with no terracing.
3. Variance to allow grading of the entire site with Phase I development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 37 acre site from “R-2” Single Family District
to “PRD” Planned Residential District to allow a 219 unit multifamily development.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
2
The proposed project will be a gated community for independent living for persons
of age 55 and over.
B. EXISTING CONDITIONS:
The overall property is undeveloped and mostly wooded with varying degrees of
slope.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Provide a Sketch Grading and Drainage Plan prepared by a licensed
engineer per Sec. 29-186 (e).
2. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
3. Is grading proposed within the utility easements and right-of-way proposed?
If so, provide approval from the authorities for the grading occuring in the area
of those easements and right-of-ways, especially the area of the raw
waterline and Entergy transmission lines.
4. No residential waste collection service will be provided on private streets
unless the owner of property owners association provides a waiver of damage
claims for operations on private property. Is City of Little Rock trash collection
requested?
5. Provide proof of approval from the US Postal Service for the proposed cluster
mailbox locations on a private street behind a gate. The cluster box units
must be constructed in conformance with USPS and City of Little Rock design
standards. The box cannot open toward the street for public access and must
be ADA accessible.
6. Per International Fire Code, where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet, exclusive of shoulders.
7. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
3
8. Turn around must be provided with a significant radius for a SU-30 vehicle
attempting to enter development. The proposed turn lane on Rahling Road
must be at least 11 ft wide.
9. Per the International Fire Code requirements, minimum 96 ft diameter cul de
sacs are required to be provided.
10. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan or other means of
detention. Maintenance of the detention pond and all private drainage
improvements is the responsibility of the developer and/or property owners
association.
11. Show proposed call box location at the gate.
12. With site development, provide design of street conforming to the Master
Street Plan. Construct street improvement to Kanis Road including 5-foot
sidewalks with planned development. The new back of curb should be
located 29.5 ft from the existing striped centerline.
13. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
14. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Planning and Development. Street lights must be installed
prior to platting/certificate of occupancy. Contact Planning and Development
for more info.
15. In accordance with section 31-207, private streets must be designed to the
same standards as public streets.
16. The emergency access must meet the International Fire Code requirements
for the access to not exceed a 10% slope and pass at least 75,000 lbs. during
all weather conditions. A secondary emergency access should be provided
from the north cul de sac due to it exceeding 30 dwellings.
17. Retaining walls designed to exceed 15 ft in height are required to seek a
variance for construction. Provide proposed wall elevations.
18. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Planning and Development. After
construction, an as-built certification is required for construction of the
retaining wall.
19. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance is being requested
to advance grade future phases with the issuance of a grading permit for
Phase 1.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
5
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
6
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Maintain land use buffers a minimum of six (6) percent of the average
width/depth of the lot where adjacent property has a dissimilar use of a more
restrictive nature.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal Planning District. The Land Use
Plan shows Commercial (C), Residential Medium Density (RM) and Residential
Low Density (RL) for the requested area. The Commercial (C) category includes
a broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The Residential 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. 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
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
7
single-family homes but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. The application
is to change the property from R-2 (Single Family District) and C-3 (General
Commercial District) to PRD (Planned Residential Development) District to allow
for of a gated age restricted attached residential development at a density of just
over 6 units/acre on the site.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
east, northeast and southeast of the site. Residential Low Density (RL) is shown
to the north and south of the proposed change area. Suburban Office (SO) land
use is shown to the southwest and Neighborhood Commercial (NC) is shown to
the west and southwest of the site. 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 Commercial area is at the
Rahling/Edswood/Kanis Roads intersection to the east of the application area.
This land is undeveloped, except for a 1.5 acre parcel with a bakery and auto repair
shop operate in stand alone structures. The area is zoned either C-3 (General
Commercial District) or C-2 (Shopping Center 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 RL area to the south is large tracts of land with a single-family home, either
zoned R-2 (Single Family District) or AF (Agricultural and Forestry District). The
RL land to the north is a Property Owners Association park and subdivisions with
detached single-family homes. The Suburban Office (SO) category shall provide
for low intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District is
required. The Suburban Office land is mostly zoned with Planned Developments
with office uses on the south side of Kanis Road east of the Denny Road split. The
Neighborhood Commercial (NC) category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services
to that neighborhood market area. The land to the west is zoned C-1
(Neighborhood Commercial) and is vacant today. The other NC lands are at the
Stewart-Kanis Roads intersection, mostly zoned R-2 (Single Family District) and
single-family houses. But there is a C-1 (Neighborhood Commercial District)
parcel and a C-3 (General Commercial District) parcel in this area with businesses.
Master Street Plan: To the south is Kanis Road and it is shown as a Minor Arterial
on the Master Street Plan. To the east is Rahling Road and it is shown as a
Principal Arterial on the Master Street Plan. A Minor Arterial provides connections
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
8
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial.
A Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Rahling Road since it is
a Principal Arterial. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Rahling Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk). There is a Class II
Bike Route shown on Kanis Road. A Bike Lane provides a portion of the pavement
for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 37 acre property located near the northwest
corner of Kanis Road and Rahling Road from “R-2” Single Family District to “PRD”
Planned Residential District. The rezoning is proposed to allow a 219 unit
multifamily development, as a gated community and independent living facility for
persons age 55 and over. All of the proposed residential units will be rental.
The applicant proposes to construct the 219 units in four (4) phases as follows:
Phase 1 – 52 units and clubhouse facilities
and associated parking area.
Phase 2 – 66 units
Phase 3 – 57 units
Phase 4 – 44 units
The proposed residential units will consist of one-story and two-story structures
and will range in size from 1,600 to 2,000 square feet. There will be several sizes
of structures; one-story duplex, one-story triplex, one-story quadplex and two-story
duplex structures. The building heights will not exceed 35 feet.
The applicant provided the following description of the proposed structures:
“The exterior of the buildings will painted brick, natural stone, hardie
board, and plaster. The roofs will be architectural shingles and the
windows, facia and soffit will be vinyl.”
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
9
The applicant provided the following additional information:
The development includes a 16,500 sq. ft., club house, swimming
pool, hot tub, fitness center, putting green, fire pits, several gazebo’s,
a mile of sidewalks and alternative pedestrian paths.”
The site will be accessed via a driveway with a median from Rahling Road, across
commonly owned property. The driveway will be gated, with a guard house. There
will be ample area for turnaround prior to reaching the gated portion of the
driveway.
The applicant is proposing an emergency secondary access road from Kanis Road
at the southeast corner of the property. The secondary access will be gated and
will be constructed to International Fire Code requirements.
The applicant is proposing two (2) monument-type signs at the entry drive from
Rahling Road. The maximum height of the signs will be six (6) feet, with maximum
areas of 32 square feet. The signs must be located at least five (5) feet back from
any property line.
The proposed project will include a six (6) foot high perimeter fence around the
entire site. The fence will be wrought iron construction with rock columns. In
addition, there will be six (6) foot high wood fences behind the individual residential
units.
The applicant notes that the project will comply with the City’s minimum Landscape
and Buffer Ordinance requirements.
All site lighting must be low-level and directed away from adjacent properties.
City of Little Rock trash collection will be utilized for this project. The applicant has
indicated that a waiver of damage claims form for operations on private property
will be signed.
The applicant notes that they are working with the US Postal Service on the
proposed cluster mailbox locations within the gated project. The applicant notes
that the cluster mailbox units will be constructed in conformance with USPS and
City of Little Rock design standards and will be ADA accessible.
The applicant is requesting three (3) variances with the proposed application. The
first variance is a request to utilize pedestrian paths in combination with sidewalks
throughout the site. Staff supports this variance, subject to all pedestrian paths
being paved and ADA accessible, with paved access to the paths.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
10
The second variance is from Section 29-190 of the code. The section allows
slopes within developments steeper than 3:1 with required terracing. The applicant
is requesting to have slopes within certain areas of the site which will exceed 3:1
and have no terracing (along Kanis Road). Staff supports the requested variance,
subject to a “slope stability analysis” for all property slopes exceeding 3:1, prior to
the issuance of a grading permit for the project.
The last variance is to allow grading of the entire site with Phase I grading. Staff
supports this advance grading request based on the varying degrees of slope
throughout the site, to balance cut and fill quantities.
As of this writing, staff has identified several outstanding issues. These issues
need to be resolved prior to the application being heard by the Planning
Commission. Staff will attempt to have the issues resolved prior to the public
hearing. The outstanding issues are as follows:
• Secondary Emergency Access
The proposed secondary emergency access will exceed the required
10% maximum running slope. The proposed slope of the access
appears to be approximately 50% which exceeds the 10% maximum
as required by the International Fire Code. Staff cannot recommend
approval of exceeding the 10% maximum running slope without
approval from the Little Rock Fire Marshal.
• Retaining Wall Locations
The latest submitted grading and drainage plan shows a proposed
15 ft maximum retaining wall or terrace cut with an accompanying
favorable geotechnical engineering report. If a retaining wall is
constructed, the wall must be located so that no part of the wall
geogrid extends beyond the subject property line. If a terrace cut is
desired, Sec. 29-190(1)d states terrace cuts are limited to a
maximum 10 ft in height. A variance must be requested for the cut
terrace to exceed 10 ft in height.
• Stormwater Detention
The submitted grading and drainage plan does not show the location
of the on-site stormwater detention facility as required by City code
and the City of Little Rock Stormwater Management and Drainage
Manual. A request was initially submitted by the applicant requesting
the use of the stormwater storage volume from the Chenal Valley
Golf Course sub-regional detention facility in-lieu of providing an on-
site detention facility. Sec. 29-103(5) states the acquisition of
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
11
regional or sub-regional detention sites and construction of such
detention facilities used as alternatives to on-site detention facilities
will be financed by the City of Little Rock. With the existing Chenal
Valley Golf Course sub-regional detention facility privately owned
and not maintained and financed by the City of Little Rock, the off-
site sub-regional detention facility cannot be used as an alternative
to an on-site facility.
• Central Arkansas Water Raw Water Line
Excavation and use of the Central Arkansas Water Lake Winona raw
water line is proposed with this development. Written approval from
Central Arkansas Water has not been provided. Written approval has
been provided from Entergy for the excavation and use of the
Entergy power line easement.
• Off-Site Drainage
The grading and drainage plan does not address stormwater
drainage onto the Neal B. Gordon property located at 18100 and
18104 Kanis Road. From the grading and drainage plan, it appears
undetained stormwater will drain from the subject property onto the
Neal B. Gordon property and possibly cause adverse effects.
• Kanis Road Improvements
The applicant is required to construct boundary street improvements
to Kanis Road adjacent to the subject property. The applicant
originally requested acceptance of an in-lieu payment for the Kanis
Road improvements. The request was denied due to existing traffic
volumes exceed 6400 vpd and a round-a-bout and street
improvements are proposed to be constructed in the near future just
to the west at the Kanis Road and Denny Road split. The applicant
has agreed to make boundary street improvements but has not
provided the timing of the construction of those improvements. The
applicant has also not shown any street improvements on the
submitted grading and drainage plan. Staff is very concerned that
necessary drainage improvements that conform with the Little Rock
Stormwater Management and Drainage Manual cannot be
constructed adjacent to Kanis Road due to the applicant cannot
obtain right-of-way or permission to work on the Neal B. Gordon
property to install drainage infrastructure to the creek crossing
located to the east.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
12
Staff believes the proposed development will be compatible with other
surrounding uses in this general area. However, staff cannot forward an approval
recommendation to the Planning Commission until the outstanding issues
associated with this proposed development have been resolved. Therefore, staff
recommends denial of the application.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
Randy Alberius and Tim Daters were present, representing the application. There were
no objectors present. Staff presented the application, noting that all issues had been
resolved. Ilona Rossato, of the Engineering Division, made the following comments with
respect to resolution of the issues:
“At time of writing the agenda staff report, staff recommended denial of
the application due to several Civil Engineering items were outstanding
and not sufficiently addressed. Since the writing, those insufficiencies
have been addressed and no outstanding items remain.
The Little Rock Fire Marshal has approved a concrete or asphalt
secondary emergency access from Kanis Road to the site with up to a
11% running slope. The slope transition from Kanis Road to the
emergency access must be constructed to prevent dragging by
emergency vehicles.
The applicant has agreed that no portions of the retaining walls will
extend beyond the property and a geotechnical report, prepared by a
licensed Geotech engineer, will be provided for all slopes that exceed
3:1. Vertical cut terraces will not exceed 10 ft in height.
The applicant has agreed that on-site stormwater detention will be
provided under the clubhouse parking lot to detain stormwater in
conformance with the City of Little Rock Stormwater Drainage and
Management Manual.
A written letter in support has been provided by Central Arkansas Water
for excavation and construction to occur within the Central Arkansas
Water Lake Winona raw water line easement following approval of
submitted plans.
June 24, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9585
13
The applicant has provided a sketch grading and drainage plan showing
the delineation of stormwater runoff from the site improvements to be
installed to drain stormwater around the rear and within the existing
culvert in front of the Neil Gordon Property to the creek to the east.
Finally, the applicant has agreed to make Kanis Road improvements to
the Master Street Plan standards adjacent to the subject property at the
time of construction of Phases 2 and 3 of the development.”
Staff provided the following revised recommendation:
“Staff recommends approval of the requested PRD zoning, subject
to compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, of the agenda staff
report and the resolution of the outstanding issues as presented.”
There was brief additional discussion of the application. A motion was made to
approve the application as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position. The
application was approved.
June 24, 2021
ITEM NO.: 8 FILE NO.: LA-0092
NAME: Cypress Bend Properties Advance Grading Variance
LOCATION: NWC of Rahling Road and Kanis Road
APPLICANT: Cypress Bend Properties, LLC
APPLICANT’S REPRESENTATIVE: Randy Alberius
AREA: 5.62 acres
CURRENT ZONING: C3
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to advance grade by clearing and filling 5.62 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to advance
grade by clearing and filling the 5.62-acre property located at the northwest corner
of Rahling Road and Kanis Road with the issuance of a grading permit for
construction of phase 1 of the Rosemary Villas at Chenal PRD. Running thru the
property is a tributary of Rock Creek. The variance would allow staff to issue a
grading permit for advance grading activities without imminent construction with
the issuance of a grading permit for phase 1 of Rosemary Villas at Chenal PRD.
Fill material is proposed to be balanced between the subject property and
Rosemary Villas at Chenal PRD development located to the west. Earthen berms
are proposed to be installed to obstruct views parallel to the east, south, and west
property lines.
B. EXISTING CONDITIONS:
The 5.62-acre property zoned C3 is undeveloped and tree covered. The property
slopes to the south and east. The property is accessed from Rahling Road on the
east. Running through the property is an unnamed tributary of Rock Creek with
no 100 year floodplain.
East of the subject property is Rahling Road and east of Rahling Road is
undeveloped property zoned C3. North of the subject property is undeveloped
property zoned C2 and a Chenal Valley neighborhood pool and clubhouse. West
of the subject property is the proposed Rosemary Villas at Chenal PRD
development and west of the subject property is an active vehicle body shop and
the Cupcake Factory and Café zoned C3 . South of the subject property is Kanis
June 24, 2021
Cypress Bend Properties Advance Grading Variance
ITEM NO.: 8 (Cont.) FILE NO.: LA-0092
2
Road and south of Kanis Road is an undeveloped C3 zoned property and
agriculture and forestry zoned property with 1 residential structure.
C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being mailed
by the applicant to all adjacent property owners including those across streets and
alleys. Staff has received no inquiries into the application from the public.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and
approved prior to the start of construction.
2. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
3. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
4. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by
soil tests, pH adjustments and addition of fertilizer may be required.
5. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
6. At completion of land alteration activities, a minimum six (6) inches of suitable
top soil shall be placed over all disturbed areas and permanent vegetation
cover shall be established.
7. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
8. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the restoration.
9. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
10. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
June 24, 2021
Cypress Bend Properties Advance Grading Variance
ITEM NO.: 8 (Cont.) FILE NO.: LA-0092
3
11. Stormwater detention must be constructed on-site or provided in accordance
with chapter 29, article IV. Design criteria and performance standards and
maintained following the completion of grading activities.
12. Per 29-197(d), the proposed earthen berms must be constructed to a height
to provide a visual screening of the advance graded area. The berm should
be extended along the private street also to obstruct views of the graded area.
The proposed grading plan shows to fill the creek.
13. Provide a sketch grading and drainage plan prepared by a licensed engineer.
14. Per Sec. 29-190(15), a minimum strip twenty-five (25) feet wide, undisturbed
except for reasonable access, shall be provided along each side of streams
having a ten-year storm of greater than one hundred fifty (150) cubic feet per
second. The twenty-five-foot strip shall be measured from the top of the bank.
The undisturbed buffer maybe cleared and graded if a 404 Permit is issued
by the Corps of Engineers for relocation of the stream.
15. Show construction entrance into advanced graded area.
E. ANALYSIS:
The applicant responded to the comments found in paragraph D. No portions of
the property is within the 100-year floodplain. Construction access is proposed
from the new private street to the north. The applicant has hired an environmental
engineer to assist in obtain necessary USCOE permits for excavating around the
creek. Per Sec. 29-190(15), a minimum strip twenty-five (25) feet wide,
undisturbed except for reasonable access, shall be provided along each side of
this stream unless permitted to the contrary by the USCOE. The twenty-five-foot
strip shall be measured from the top of the bank.
The applicant has requested to be covered by the Chenal Valley regional detention
facility and not to provide additional temporary onsite detention. The use of the
Chenal Valley regional detention facility for this development is being considered
by staff. The applicant is willing to provide onsite temporary stormwater detention
if required.
Cut and fill is proposed to be balanced between the subject property and the
proposed Rosemary Villas at Chenal PRD property. 20 ft wide earthen berms
measured at the base are proposed to be installed in conformance with City code
and to obstruct views from adjacent streets and properties to the maximum extent
practicable. An advance grading permit is requested to be issued for the subject
property with the issuance of a grading permit for phase 1 of the proposed
Rosemary Villas at Chenal PRD. In addition, a variance is being requested to
advance grade future phases of the Rosemary Villas at Chenal PRD with the
issuance of a grading permit for phase 1.
June 24, 2021
Cypress Bend Properties Advance Grading Variance
ITEM NO.: 8 (Cont.) FILE NO.: LA-0092
4
The applicant has agreed that grading will occur expeditiously, and the fill activities
will be complete, and the subject property stabilized within 1 year of the issuance
of the grading permit. The applicant will be required to submit an erosion control
plan showing silt fence and other erosion control devices prior to issuance of a
grading permit.
Maintenance of erosion controls and construction entrances will occur as needed
during the grading period. Within 14 days of completion of the final grading, the
disturbed area will be graded with 6 inches of topsoil and seeded and vegetated
with native grasses. When vegetation is established, the erosion control devices
can be removed.
F. RECOMMENDATION:
Staff recommends approval of the advance grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to comments in paragraph D, the variance request is subject to
compliance with the following conditions:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
2. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
3. A minimum strip twenty-five (25) feet wide, undisturbed except for reasonable
access, shall be provided along each side of this stream unless permitted to
the contrary by the USCOE.
4. Erosion and sediment controls are required to be installed and maintained prior
to commencement and during the clearing and filling activities.
5. Onsite temporary stormwater detention is required to be provided if the use of
the Chenal Valley regional detention facility is not permitted.
G. PLANNING COMMISSION ACTION: (JUNE 24, 2021)
No opposition was present or virtual. A motion was made and seconded to
approve the advanced grading variance. The motion passed with a vote of
10 ayes, 0 no and 1 absent.
June 24, 2021
ITEM NO.: 9 FILE NO.: A-339
NAME: Cypress Bend Kanis Annexation
REQUEST: Accept 33.7 acres plus or minus to the City
LOCATION: Along and north of Kanis Road, Between Rahling and Denny Roads
(approximate 18000 - 18600 BLKs of Kanis Road)
SOURCE: Randy Alberius; Cypress Bend Properties, LLC
GENERAL INFORMATION:
• On April 14, 2021 the Pulaski County Judge signed the Judge’s Order verifying
that the applicant had meet all the requirements of the 100% annexation process
and approving the annexation.
• The Tract is mostly wooded. There are two houses on the western most
approximate 5.2 acres.
• There is one property owner. This is a ‘100-percent property’ Owner annexation.
• The site is contiguous to the City of Little Rock along the north and east sides.
• The annexation request is to obtain City services.
• The site is basically rectangular. East to west the site is just less than 1490 feet
along Kanis Road then north to the currently city limits. The depth is 507 feet on
the western boundary and 890 to 1164 feet, at the greatest, just west of 18104
Kanis Road.
• The site consists of approximately 32.3 acres zoned R-2, Single Family District
and approximately 1.4 acres zoned C-3, General Commercial District.
AGENCY COMMENTS:
Public Safety:
Fire: Little Rock Fire Department: no comment received.
Police: Little Rock Police Department indicated has indicated on issues or concerns with
the proposed annexation.
Infrastructure and Community Facilities:
Rock Region METRO Transit: no comment received.
June 24, 2021
ITEM NO.: 9 (Cont.) FILE NO. A-339
2
Parks and Recreation: no comment received.
Public Works: The Engineering Division has indicted no concerns or issues with the
proposed annexation.
Pulaski County Planning: no comment received.
Arkansas Geographic Information Office: AGIO expressed no concerns with the
annexation and noted the applicant had followed ARK CODE 14-40-101.
Utilities:
Central Arkansas Water: no comment received.
Entergy: no comment received.
Reliant-Energy: no comment received.
Little Rock Water Reclamation Authority: no comment received.
AT&T: no comment received.
Schools:
Little Rock: no comment received.
The annexation area is not within the Little Rock School District.
Pulaski County Special: no comment received.
The annexation area is within the Pulaski County Special School District.
ANALYSIS:
The Tract requesting annexation is contiguous on two sides, the north and east. The City
of Little Rock annexed the area to the east in 2003 with Ordinance 20043 (Independence
Farms/Rahling Annexation). The area to the north was added in 1989 with Ordinance
15631 (Chenal Mountain Parkway Annexation). Much of the annexation area is wooded
and undeveloped dating back to the 1940s. The two houses on the western most portion
of the annexation area have been there since at least 1960.
The site has two ridge lines running in a southeast to northwest direction. The rise in
these ridges is some 30 to 40 feet. The high point of the area is an elevation of
approximate 590 feet along the western boundary of the area. The lowest point is
an elevation of approximately 520 feet along the eastern boundary of the area. With
development of the area, the applicant intends to lower a portion of the western end of
the annexation area.
June 24, 2021
ITEM NO.: 9 (Cont.) FILE NO. A-339
3
The property is mostly zoned R-2, Single Family Residential District. Just less than one
and half acres is currently zoned C-3, General Commercial District. This land is wooded
and undeveloped. The western most approximately 5.2 acres had been two tracts with a
single-family house on each tract. The remaining approximately 27 acres of R-2 zoned
land is wooded and vacant. To the north and northwest the land is zoned R-2, Single
Family Residential District. There is a Property Owners Association Park and single-
family developed subdivisions of the Chenal Development on this land. To the south and
southwest the land is zoned R-2 and AF (Agriculture and Forestry District). This land is
developed as large-tract single-family. To the west, the adjacent tract is zoned C-1
(Neighborhood Commercial District). This land is located at the Kanis-Denny Roads split.
A business had been located on this site but was recently removed. Most of the C-1 site
is wooded. There are also two Planned Development zoned parcels to the southwest
alongthe southside of Kanis Road with office uses.
The Land Use Plan shows the site as Residential Medium Density (RM), Residential Low
Density (RL) and Commercial (C). approximately 27 of the 33 pulse acres in the
annexation request are shown for RM. This 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.
The Land Use Plan shows Commercial (C) to the east, northeast and southeast of the
site. The area is a commercial node at the Kanis/Rahling/Edswood intersection. Most
this land is not developed. Suburban Office (SO) land use is shown to the southwest
and Neighborhood Commercial (NC) is shown to the west and southwest of the site. The
Suburban Office (SO) land is developed with office uses and zoned using the Planned
Development process. The NC lands at the Stewart-Kanis Roads intersection are mostly
zoned R-2 (Single Family District) and single-family houses. But there is a C-1
(Neighborhood Commercial District) parcel and a C-3 (General Commercial District)
parcel in this area with businesses. Land to the south and north is shown for Residential
Low Density (RL) development. To the north is the Chenal Development of single-family
subdivisions and to the south is large-tract single-family development.
The applicant has applied for a Planned District development to construct a 228-unit age
restricted gated residential community on this site. The residential units are proposed
as duplexes, triplexes and quadplexes, both single- and two-story structures. The
development includes a common recreation area generally in the area currently shown
for commercial use on the Land Use Plan. There would be an emergency connection to
Kanis Road, but the proposal is to have all access to the development via Rahling Road.
The overall density of the residential portion of the development would be just over 6 units
per acre. The Land Use Plan would allow for a development up to twelve units per acre
on this site.
June 24, 2021
ITEM NO.: 9 (Cont.) FILE NO. A-339
4
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 (dated March 10,
2021). The applicant has also provided the Judge’s Order, signed on April 14, 2021. This
confirms that the area requesting annexation is contiguous to the City of Little Rock; will
be used for an urban purpose; the petitioner does own 100 percent of the land; and all
requirements of Arkansas Law have been fulfilled. The Judge’s Order does include all
adjacent and traversing roads and rights-of-way (Kanis Road).
Approximately 1488 linear feet of Kanis Road are included in this annexation. It should
be noted that 215 linear feet of Kanis Road to the east will remain a county road. Then
further to the east, Kanis Road is currently within the City of Little Rock. Meaning there
will be an ‘in-out-in’ situation which could cause confusion. Kanis Road is a two-lane road
without shoulders and with open ditches on both sides. It is shown on the Master Street
Plan as a Minor Arterial. The road does not meet Little Rock Master Street Plan
standards. The standard is a 90-foot right-of-way with 59-feet of pavement (back of curb)
with curb and gutter, underground storm drainage and sidewalks on both sides of the
roadway. The Public Works Department, Civil Engineering Division has indicated no
concerns or issues with the annexation request.
A 16-inch water service line exists along the south boundary of this annexation within the
right-of-way of Kanis Road. A 12-inch service line exists along Rahling Road which is to
the east of the annexation area (adjacent to the ownership area). A 24-inch wastewater
service line is along Rock Creek to the east of this property. The service line is across
Rahling Road from the ownership. As part of the development of the land, the developer
will have to extend these services from the existing service lines to any new development.
The closest fire station (Station 20) is located at 17000 Chenal Valley Drive. From this
station via existing streets is just over a mile and a half to the annexation area. Station
21, at 300 Oak Meadow Drive, is the next closest station with runs of approximately
2.25 miles to the annexation area with current roads. The Fire Department made no
comment on the proposed annexation. The Little Rock Police Department responded
they have no concerns or issues with this annexation. Both east and west of the
annexation area there are areas police patrols must serve. The patrols currently pass the
annexation site via Kanis Road to serve areas further west on Kanis and Denny Roads.
The annexation would increase the linear feet of road where the Department might have
to respond to traffic issues. Since most of the annexation area is wooded with no
businesses and the two existing houses are proposed for removal, neither public safety
agency expects much demand.
Staff Recommendation:
Approval of the annexation.
June 24, 2021
ITEM NO.: 9 (Cont.) FILE NO. A-339
5
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
After item 7 was discussed and approved. Monte Moore, Planning Staff noted that items
8 and 9 had been placed on regular agenda due to issues related to item 7. Now that
those issues have all been addressed and approved, Staff will just read the
recommendation for each item and answer questions if needed. The Chair noted
agreement and that there were no cards in opposition to either item. Mr. Moore indicated
that Staff recommends approval of the Annexation. Commissioner Rahman asked what
the Commission’s roll was as to the annexation request. Walter Malone, Planning Staff
indicated that the City has added the Commission to the City’s review to get its
recommendation. Whether the Commission votes to approve or deny the request, the
request for annexation will go to the Board of Directors (elected body) with that
recommendation from the Commission. The Board of Directors has the decision on
approval of any annexation based on State Law. There was a motion for approval. By a
vote of 10 for, 0 against, and 1 vacancy the motion was approved.
PLANNING COMMISSION VOTE RECORD
DATE: June 24, 2021
5/13/20211 Consent Agenda I RegularAgenda
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:
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nwomm-...BERRY,
CRAIG
BROOKS, DERICK
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROOKS, DERICK
HAMILTON, SCOTT -Chair
HART, TODD
HAYNES, MARLON D.
RAHMAN, ROBBIN - V. Chair
THOMAS, DIANA M.
VICKERS, MICHAEL
VOGEL, ROBBY
Meeting Adjourned 5:35 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
June 24, 2021
There being no further business before the Commission, the meeting was adjourned
at 5:35 p.m.
Date
Chairman Secretary