pc_09 09 2021
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
SEPTEMBER 9, 2021
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: 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
Craig Berry
City Attorney: Shawn Overton
III. Approval of the Minutes of the August 12, 2021 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
SEPTEMBER 9, 2021
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1900 Pleasant Run Subdivision – Preliminary Plat
Northeast corner of Walnut Grove Road and Burlingame
Road
NEW BUSINESS:
Item Number: File Number: Title:
1. Z-7091 Presbyterian Village – Long-form PRD Revocation
810 Brookside Drive
1.1 S-1901 Wolfsbridge at Leawood – Preliminary Plat
810 Brookside Drive
2. S-1902 Whitehaven Subdivision – Preliminary Plat
West side of LaMarche Drive, approximately 1/3 mile south
of Taylor Loop Road
3. S-1903 Abbey Woods – Preliminary Plat
West side of Nix Road (600 Block)
4. Z-4167-E Metro Towing – Revised PD-C
9715 Colonel Glenn Road
5. Z-4524-H Lei Clinic – Revised POD
12904 Cantrell Road
6. LU2021-19-03 Land Use Amendment from SO to C
East side of Chenal Parkway at Northfield Drive
6.1 Z-7096-A Rezoning from O-2 to C-3
East side of Chenal Parkway at Northfield Drive
Agenda, Page Two
NEW BUSINESS:
Item Number: File Number: Title:
7. Z-7948-E Yates – Revised POD
Northwest corner of Highway 10 and Morgan Cemetery
Road
8. Z-8235-C Village at Hidden Creek – PID
12110 Stagecoach Road
9. Z-8728-A Rezoning from R-4 /C-3/PCD to UU
900 - 924 East 9th Street
10. Z-9602 Forward Properties – PRD
Northwest corner of West 6th Street and Oak Street
11. LU2021-08-01 Land Use Amendment from RL to NC
Northwest corner of West 26th Street and Arch Street
11.1 Z-9603 Rezoning from R-4 to C-1
Northwest corner of West 26th Street and Arch Street
12. Z-9604 Rezoning from O-3/C-3/I-2 to C-3
7500 S. University Avenue
13. Z-9605 Rezoning from R-2 to C-3
Northwestern corner of Kanis Road and Denny Road
14. LU2021-19-04 Land Use Amendment from O to C
Southeast corner of Chenal Parkway and Chenal Valley
Drive
14.1 Z-9606 Rezoning from MF-24 and O-2 to C-3
Southeast corner of Chenal Parkway and Chenal Valley
Drive
15. Z-9607 Rezoning from MF-18 to C-2
Northeast corner of Ranch Blvd. and Ranch Drive
16. Z-9609 Hooligan’s Indoor Shooting Range PD-C
19909 Cantrell Road
Agenda, Page Three
NEW BUSINESS:
Item Number: File Number: Title:
17. Z-9610 Kum and Go – PD-C
Southeast corner of Cantrell Road and Chenonceau Blvd.
18. Z-9611 Joyner – Conditional Use Permit
1016 Rock Street
19. LU19-01 Central Land Use Plan Amendment
I-630 to I-30; I-430 to Union Pacific Railroad
September 9, 2021
ITEM NO.: A FILE NO.: S-1900
NAME: Pleasant Run Subdivision – Preliminary Plat
LOCATION: Northeast corner of Walnut Grove Road and Burlingame Road
DEVELOPER:
Geoff Quo
P.O. Box 250927
Little Rock, AR 72225
OWNER/AUTHORIZED AGENT:
Geoff Quo – Owner
Richardson Engineering – Agent
SURVEYOR/ENGINEER:
Richardson Engineering
325 West South Street
Benton, AR 72015
AREA: 10.92 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Lot width to depth ratio variance.
2. Variance to allow residential driveways from arterial roadways.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 10.92 acres of property into four (4) lots for
single family residential development.
September 9, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1900
2
B. EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
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. Both Burlingame Road and Walnut Grove Road are classified on the Master
Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from
centerline will be required for both roadways.
2. An additional 10-feet Right-of-Way dedication is required for 250 feet from the
intersecting Right-of-Way for a future right-turn lane on Burlingame Road. The
revised plat does not reflect the right-of-way dedication for a length of 250 ft. A
variance from the Master Street Plan must be obtained for the reduction in right-
of-way dedication.
3. 75-foot radial dedication is required at the intersection of Burlingame Road and
Walnut Grove Road.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Burlingame Road and Walnut
Grove Road consisting of the construction of a 6 ft paved shoulder prior to
approval of the final plat.
5. 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 property owner's association and detailed in the bill of
assurance.
6. 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.
7. Per Sec. 31-210(e), residential lots shall take access from other streets within
the subdivision and not from the adjacent arterial street. A variance is required
to be obtained for the residential lots to access an arterial street.
8. If a variance is approved for the residential lots accessing an arterial street,
driveways shall be placed no closer than 300 ft from the intersecting right-of-
way at Burlingame Road and Walnut Grove Road which are both arterial streets
per Sec. 31-210e.
September 9, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1900
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
September 9, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1900
4
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
September 9, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1900
5
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning:
• Provide 25' setback line for property lines adjacent to Burlingame or Walnut
Grove Road.
• Provide perc tests/preliminary soils report for septic systems for any
undeveloped lots.
• Label the centerlines of Burlingame and Walnut Grove Roads.
• Add Pulaski County Certificate of Preliminary Plat Approval.
• Provide a bill of assurance.
• Pay $40.00 review fee at time of execution.
• Show state plane coordinates for two property corners and two section or
quarter section corners.
• Provide a full set of construction documents for County review. These
construction document and specification requirements should cover the utilities
and drainage, plus the construction design and specification requirements for
any city required half street improvements to Walnut Grove Road and
Burlingame Road.
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.
September 9, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1900
6
H. ANALYSIS:
The applicant proposes to subdivide 10.92 acres into four (4) lots for single family
residential development. The property is zoned R-2 and is located at the northeast
corner of Walnut Grove Road and Burlingame Road. The property is currently
undeveloped and partially tree covered. The property is located outside the Little
Rock city limit, but within the City’s Extraterritorial Zoning and Subdivision
jurisdiction.
The proposed lots will range in size from 2.07 acres to 3.48 acres. The lots will
be final platted in one (1) phase.
A detention pond area (0.43 acre) for the subdivision is located between Lots 3
and 4. An access easement from Walnut Grove Road to the detention pond area
is provided on the plat.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance requires that residential
lots take no direct access from arterial streets. Walnut Grove Road and
Burlingame Road are both classified as arterial streets. Therefore, the applicant
is requesting a variance from this requirement. Lots 1 and 3 will take access from
Walnut Grove Road and Lots 2 and 4 will take access from Burlingame Road. The
driveways will be located at least 300 feet from the intersecting rights-of-way.
A no access easement will be provided along the west and south boundaries of
the overall property, within 300 feet of the intersecting rights-of-way.
The applicant is also requesting a variance from Section 31-232 (b) which requires
that a residential lot be no more than 3 times deep as it is wide. Lot 4 has a lot
width of 149.91 feet along the Burlingame Road frontage and an average width of
201.25 feet, with a lot depth of 679.31 along its west boundary. Staff supports the
variance request, as it is relatively minor in nature.
Since the property is located outside the city limits, a construction permit for the
installation of septic systems on all lots must be obtained from the Arkansas
Department of Health prior to completion of a final plat for this subdivision.
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 variances,
subject to compliance with the comments and conditions outlined in paragraphs D
and E, and the staff analysis, of the agenda staff report.
September 9, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1900
7
PLANNING COMMISSION ACTION: (AUGUST 12, 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 July 9, 2021
requesting this application to be deferred to the September 9, 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.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant was not present. There was one (1) person registered in objection to the
application. Therefore, staff recommended the application be deferred to the October 14,
2021 Planning Commission agenda. There was no further discussion. The vote was
9 ayes, 0 nays, 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 1 FILE NO.: Z-7091
NAME: Presbyterian Village – Long Form PRD Revocation
LOCATION: 810 Brookside Drive
DEVELOPER:
Presbyterian Village, Inc.
500 Brookside Drive
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Presbyterian Village – Owner
Joe White and Associates – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 11.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: PRD
Variance/Waivers: None requested.
BACKGROUND/REQUEST:
On October 4, 2001 the Planning Commission approved a rezoning of this 11.67 acre
property from R-2 and O-3 to “PRD” Planned Residential District. The PRD zoning was
approved by the Board of Directors on November 20, 2001 (Ordinance No. 18,593). The
PRD was approved to allow an independent living apartment facility including a 210,000
square foot four (4) story building with 190 parking spaces. The building was to contain 126
apartment units. The plan also included 15 independent living villas along the east portion of
the overall property. This PRD project was never developed.
September 9, 2021
ITEM NO.: 1 (Cont.) FILE NO.: Z-7091
2
The property owner does not wish to pursue the previously approved PRD development, and
is requesting that the PRD zoning be revoked and the property be restored to its original
R-2 and O-3 zoning.
Approximately 10 acres of the property was previously zoned R-2 and approximately
1.67 acres was zoned O-3 (south portion). The applicant is proposing a single family
residential preliminary plat for the property, which is a separate item on this agenda.
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.
Staff is supportive of the requested PRD revocation. Staff views the request as reasonable.
The property is in an area containing a mixture of uses and zoning, with multifamily
developments to the north and west, office and multifamily zoned property to the south, and
a single family subdivision across Grassy Flat Creek to the east. Staff believes the proposed
PRD revocation and restoration of the property to its original R-2 and O-3 zoning will have no
adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the PRD revocation request.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 1.1 FILE NO.: S-1901
NAME: Wolfsbridge at Leawood – Preliminary Plat
LOCATION: 810 Brookside Drive
DEVELOPER:
Wiggins Family Real Estate Holdings, LLC
P.O. Box 8248
Searcy, AR 72145
OWNER/AUTHORIZED AGENT:
Presbyterian Village, Inc. – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 11.67 acres NUMBER OF LOTS: 58 FT. NEW STREET: 1,940 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08
CURRENT ZONING: PRD
Variance/Waivers:
1. Advance grading variance
BACKGROUND:
On December 3, 2020, the Planning Commission approved a rezoning from PRD to R-5 for
this property. The Board of Directors denied the rezoning request. On May 13, 2021 the
Planning Commission approved a rezoning from PRD to MF-24. The Board of Directors
denied this rezoning request. The applicant is now requesting approval of a preliminary plat
for single family residential development.
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 11.67 acres into 58 lots for a zero lot line single
family residential development.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.
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. With site development, provide design of street conforming to the Master Street
Plan. Construct street improvement to these streets including 5-foot sidewalks
constructed on Brookside Drive with planned development.
2. 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
the entire subdivision with the issuance of the grading permit for Phase 1.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
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 property owner's association.
5. 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.
6. A special Grading Permit for Flood Hazard Areas will be required per Sec. 13-55
prior to construction.
7. The minimum Finish Floor elevation of at least 1 ft or more above the base flood
elevation is required to be shown on plat and grading plans.
8. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25 foot wide drainage and
access easement is required adjacent to the floodway boundary.
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
3
9. 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.
10. Street Improvement plans shall include signage and striping. City must approve
completed plans prior to construction.
11. Street lights are required by Section 31-403 of the LR code. Provide plans for
approval to Planning and Development. Streetlights must be installed prior to
platting/certificate of occupancy.
12. If the structures will be for rental or lease, provide typical detail of the lots showing
the structure, setbacks and driveway locations and dimensions.
13. Is a gate proposed to be placed across the secondary emergency access? Show
gate with knox box on plans.
14. 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.
15. 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.
16. All public drainage easements must contain drainage infrastructure approved by
the City of Little Rock.
17. Show proposed location(s) of USPS cluster box units in conformance with USPS
and City of Little Rock policy design standards.
18. Submit a phasing plan overlayed on the site plan.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
4
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
There is an existing 8-inch and 54-inch water line along the east side of this property.
No structures, walls, or foundations are to be constructed within 10-ft of the pipelines.
Care must be taken to protect these water lines and any appurtenances, such as
access and air release vaults, or monumentation which may be in the area. No
structures, walls, foundations, signs, light poles, dumpster pads or other structures on
foundations will be allowed within the easement. Paved parking and driveways are
allowed. Field verification of the pipeline depth and location will need to be made by
Central Arkansas Water. Construction of the proposed improvements must be
performed with materials and techniques that will not harm or damage the pipelines
or interfere with their operation. If there are facilities that need to be adjusted and/or
relocated, contact Central Arkansas Water. That work would be done at the expense
of the developer.
Easements will be required for the existing and proposed water lines.
A Development Fee based on the size of meter connection(s) and/or water main
connection will apply to this project in addition to normal charges. Contact CAW,
Andrew Pownall, for the fee schedule.
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
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
5
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757 or 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.
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
6
H. ANALYSIS:
The applicant proposes to subdivide 11.67 acres of property into 58 lots and 4 tracts
for single family residential development. The property is currently zoned PRD
(expired) and is located at the north end of Brookside Drive.
The applicant proposes to develop the single family subdivision as per the zero lot line
criteria in the City’s Subdivision Ordinance. A zero lot line development is a residential
development concept eliminating the normal side yard requirement on one (1) side of
a lot and providing a more useable open space on the other side yard. The minimum
lot width for zero lot line lots is 35 feet, with a minimum depth of 100 feet. The
minimum lot area for a zero lot line lot is 4,000 square feet. All of the proposed lots
conform with those standards. The applicant is proposing the following minimum
building setbacks for the proposed lots:
Front: 25 feet; 35 feet for Lots 7 – 9 and 18 -20, Block 1
Rear: 25 feet
Sides: 10 feet (one side); 0 feet (one side)
The proposed plat shows a possible building footprint for each lot. The applicant
proposes to final plat the subdivision in three (3) phases as follows:
Phase 1 – Lots 1 – 13 and 35-43, Block 1
Lots 1 – 5, Block 2
Adjacent streets and Brookside Drive from its current terminus
Phase 2 – Lots 14 -34, Block 1
Lots 6 – 10, Block 2
Adjacent Streets
Phase 3 – Lots 44 – 48, Block 1
The property is currently zoned PRD. The applicant has filed a request to revoke the
expired PRD zoning, which is a separate application on this agenda. When the PRD
zoning is revoked, the larger north portion of the property will revert to R-2 zoning and
the smaller south portion will be zoned O-3. The south portion will be rezoned to R-2
prior to Phase 3 development.
The proposed subdivision will include 1,940 linear feet of new streets. A secondary
emergency access is located at the northeast corner of the subdivision, between the
end of the new proposed Brookside Drive section and the existing Brookside Drive
further north.
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
7
The applicant proposes to locate a mail kiosk within Tract C, with vehicular and
pedestrian access to the kiosk. The mailbox kiosk location must be constructed in
conformance with USPS and City of Little Rock design standards and be ADA
accessible.
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade future phases with construction of phase 1 and to grade the lots in
each phase with the grading for streets and drainage improvements. Staff supports
the advance grading plan.
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 applicant is requesting no variances from
subdivision ordinance requirements.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated advance grading
variance, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
Application was introduced and noted to be a “Richardson” case which must be allowed a
hearing prior to being approved.
Brian Dale was present, representing the application. There was two (2) objectors present.
Staff presented the application with a recommendation of approval.
Brian Dale addressed the Commission in support of the application. He briefly described the
project, noting that the site work will be balanced according to the topography.
M. J. Lowman addressed the Commission. He stated that he owned property adjacent to the
project and was concerned about the buffer design after meeting with the developer.
Lee Beverly addressed the Commission. He stated that he was a Leawood resident and that
he did not necessarily oppose the project but had concerns regarding the grading plans,
perimeter buffering, flooding issues along the east side of the site, and impacts of the plan on
the city owned green spaces.
Brian Dale addressed the commission. He stated that per the code residential property does
not require buffering, but it is being provided. He stated that minor disturbances will be
September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: S-1901
8
occurring along the east side of the development but, any installation of utilities will not impact
the city owned green space and a “work around” will be provided for the utilities.
There was a lengthy discussion regarding the previous approval by the PC and subsequent
denial by the Board of Directors, the projects compliance with a PRD submission, variances
requested, and restrictions associated with a PRD application. Staff noted revocation per
previous denial by BOD, the PRD associated variances, and that the development will go to
the BOD for revocation.
There was a motion to approve the application as recommended by staff, including all staff
comments and conditions. The motion passed by a vote of 8 ayes, 0 nays, 1 recuse,
1 absent, and 1 open position. The application was approved.
September 9, 2021
ITEM NO.: 2 FILE NO.: S-1902
NAME: Whitehaven Subdivision – Preliminary Plat
LOCATION: West side of LaMarche Drive, approximately 1/3 mile south
of Taylor Loop Road
DEVELOPER:
Matthew and Kelly White Family Trust
17318 LaMarche Blvd.
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Bullwinkle, LLC – Owner
Joe White – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 7.45 acres NUMBER OF LOTS: 5 FT. NEW STREET: 363 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2
Variance/Waivers:
1. Variance to allow advanced grading.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 7.45 acres of property into five (5) lots for single
family residential development.
September 9, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1902
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
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. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
A minimum access easement width of 45' is required and street width of 24' from
back of curb to back of curb.
2. Per the Fire Code, cul de sacs are required to be constructed with a diameter of
96 ft. Provide approval from the Little Rock Fire Marshall to vary from the code.
3. Show the proposed running street slope. A variance must be requested for minor
residential streets steeper than 16%.
4. Provide a proposed street name. A variation of "LaMarche" cannot be used.
5. A knox box should be located on the gate.
6. 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. Is a variance being requested to advance grade
the lots with the issuance of a grading permit for the street and infrastructure
construction.
7. 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 local property owners’ association and detailed in the Bill of
Assurance.
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. 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.
10. Street lights are required by Section 31-403 of the LR code. Provide plans for
approval to Planning and Development. Streetlights must be installed prior to
platting/certificate of occupancy.
September 9, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1902
3
11. 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.
12. No residential waste collection service will be provided on private streets unless
the property owners association provides a waiver of damage claims for
operations on private property.
13. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book standards.
14. 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.
15. The proposed private street must be constructed with a concrete aprons.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension may be needed to provide water service to this property.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Behind the gate the water main will be public, the fire-hydrants will be private.
Provide a 10-ft minimum utility easement along La Marche Dr frontage.
Fire Department:
Maintain Access:
September 9, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1902
4
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of
the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
September 9, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1902
5
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when
a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1902
6
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 7.45 acres of property into five (5) lots for single
family residential development. The property is zoned R-2 and is located on the west
side of LaMarche Drive, approximately 1/3 mile south of Taylor Loop Road. The
property is currently undeveloped and wooded.
The proposed lots range in size from 1.09 acres to 1.87 acres. The lots will be final
platted in one (1) phase.
The applicant proposes a 363.2 linear foot cul-de-sac (private street) to serve the lots.
The roadway from LaMarche Drive will be at the northeast corner of the development.
The cul-de-sac will be gated with a key pad entry.
A mail kiosk will be located outside the gated entrance. The mailbox kiosk location
must be constructed in conformance with USPS and City of Little Rock design
standards and be ADA accessible.
The street grade at the mail kiosk/entrance area and cul-de-sac must not exceed
5 percent. The street grade between these areas must not exceed 18 percent.
The proposed plat shows no name for the cul-de-sac street. A proposed street name
will be reviewed and approved with the final plat.
The applicant is requesting an advanced grading variance with the proposed
preliminary plat. The applicant is proposing to grade the area of the lots with the
grading of the infrastructure. Staff supports the advanced grading plan.
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 applicant is requesting no variances from
subdivision ordinance requirements.
September 9, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1902
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated advance grading
variance, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 8 ayes, 0 nays, 1 recusal (Vogel), 1 absent and 1 open
position.
September 9, 2021
ITEM NO.: 3 FILE NO.: S-1903
NAME: Abbey Woods – Preliminary Plat
LOCATION: West side of Nix Road (600 block)
DEVELOPER:
Rodney Chandler
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler Living Trust – Owner
Pat McGetrick – Agent
SURVEYOR/ENGINEER:
McGetrick and McGetrick
10402 B Stagecoach Road
Little Rock, AR 72210
AREA: 1 acre NUMBER OF LOTS: 5 FT. NEW STREET: 275 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: R-2
Variance/Waivers:
1. Variance to allow reduced rear building setbacks.
2. Variance to allow advanced grading.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide one (1) acre of property into five (5) lots for single
family residential development.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
2
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
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. All private streets shall have concrete aprons per City Ordinance.
2. Per the Fire Code, the minimum street width is 27 ft within 20 ft of a fire hydrant.
3. Per the Fire Code, the minimum cul de sac diameter is 96 ft. Label the diameter.
Provide written approval from the Fire Marshall for different diameter size.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Nix Road including 5-foot
sidewalks with planned development. The new back of curb should be placed
13 ft from center of the street.
5. 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. Is a variance requested to advance grade the
lots with construction of street and infrastructure.
6. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. The last 20 feet of brick fence should angle inward to provide
additional sight distance.
7. Are gates proposed to be installed? If so, a turnaround is required to be
provided between Nix Road gate. Show call box location. 30 feet stack should
be provided between the call box and the street curb.
8. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
9. 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 property owners association.
10. 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.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
3
11. Street lights are required by Section 31-403 of the LR code. Provide plans for
approval to Planning and Development. Streetlights must be installed prior to
platting/certificate of occupancy.
12. Provide the proposed street name. Street naming conventions must be approved
by the City. Contact Glenn Haley at (501) 371-4537.
13. 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.
14. No residential waste collection service will be provided on private streets unless
the property owners association provides a waiver of damage claims for
operations on private property.
15. Show proposed location(s) of USPS cluster box units in conformance with USPS
and City of Little Rock policy design standards.
16. 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 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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A water main extension may be needed to provide water service to this property.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Behind the gate the water main will be public, the fire-hydrants will be private.
Provide a 10-ft minimum utility easement along La Marche Dr. frontage.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
4
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.
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.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
5
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when
a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
6
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 one (1) acre of property into five (5) lots for single
family residential development. The property is zoned R-2 and is located on the west
side of Nix Road at Arthur Lane. The property is currently undeveloped and tree
covered. The proposed lots will be final platted in one (1) phase.
The applicant proposes to develop the subdivision as a zero lot line development. The
lots will range in size from 40 feet to 120 feet in width, with lot depths of 133 feet. The
lots will have building setbacks as follows:
Front setback – 50 feet
Rear setback – 15 feet
Side setbacks – 0 feet and 7 feet minimum (Lots 2 – 5)
– 7 feet and 20 feet (Lot 1)
Section 36-254 (d) (3) of the City’s Zoning Ordinance requires a minimum rear building
setback line of 25 feet. The applicant is requesting a variance from this ordinance
standard to allow 15 foot rear setbacks. Staff supports the variance request, as the
proposed lots back up to a larger tract with one (1) residence on it.
The proposed five-lot subdivision will be accessed by a 27 foot wide private road from
Nix Road. The private road will have a cul-de-sac at its west end. The roadway will
be located within a cross-access easement. The subdivision will not be gated.
The proposed plat shows the private road to be named “Abbey Lane”. The
Engineering Division notes that the proposed none is a duplicate name and cannot be
used. An alternate street name must be submitted and approved by staff prior to final
plat approval.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
7
The applicant is also requesting a variance to advance grade the lots with construction
of the street and drainage infrastructure prior to recording the final plat. Staff supports
the advance grading variance.
The Engineering Division requires a sight-distance certification for the location of the
private street from Nix Road, based on the elevation of Nix Road to the south. The
sight-distance certification must be submitted and approved prior to Planning
Commission action.
To staff’s knowledge, there are no other outstanding issues associated with the
proposed preliminary plat. The applicant has done a good job in addressing issues
raised during staff’s review of this plat.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated setback and advance
grading variances, subject to compliance with the comments and conditions outlined
in paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 4 FILE NO.: Z-4167-E
NAME: Metro Towing Revised PD-C
LOCATION: 9715 Colonel Glenn Road
DEVELOPER:
Bank of Little Rock
200 North State Street
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Bank of Little Rock – Owner
Joe White and Associates - Agent
SURVEYOR/ENGINEER:
Joe White
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 4.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: PD-C
Variance/Waivers: N/A
BACKGROUND:
The property was originally zoned R-2 until March 2, 1984 when it was rezoned to O-3 per
ordinance 14,623 by the Little Rock Board of Directors. In 1991, a conditional use permit was
approved for the site. Per the current PD-C zoning the property was occupied by Daniels
Utility Contractors as a material yard. The site has been unoccupied since 2017.
September 9, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-4167-E
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the existing PD-C (Planned Commercial
Development) for an automotive towing service with a short term impound yard.
B. EXISTING CONDITIONS:
Property is currently vacant and contains four (4) unoccupied structures at
9517 Colonel Glenn Road. The south portion of the property is vacant with some tree
coverage. To the east, west and north of the site lies a mix of commercial and
residential zoning.
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. Colonel Glenn 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.
2. With future development or expansion, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to these streets
including 5-foot sidewalks with planned development.
3. A special Grading Permit for Flood Hazard Areas will be required per Sec.
13-55 prior to construction on the south portion of the property.
4. Is fence with gate proposed around the project area? Gate must be located a
minimum of 40 feet from the edge of pavement.
5. 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).
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.
September 9, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-4167-E
3
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along Colonel Glenn Road frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-4167-E
4
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. The surrounding properties are zoned R-2. 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.
3. The City Beautiful Commission recommends preserving as many existing trees
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 65th Street West District. The Land Use Plan
shows Mixed Use (MX) for the requested area. The Mixed Use (MX) category provides
for a mixture of residential, office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or commercial or if the use is a mixture
of the three. The application is to revise an existing PDC (Planned Development
Commercial) District to allow for the site to be used by a towing company.
Surrounding the application area, the Land Use Plan shows Public Institutional (PI) to
the north (across Colonel Glenn Road) and to the south of the site. Residential Low
Density (RL) is shown to the northeast (across Colonel Glenn Road) of the proposed
change area. Mixed Use (MX) land use is shown to the west and east of the site. The
Public Institutional (PI) category includes public and quasi-public facilities that provide
a variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. The (PI) areas both to the north and south
are church sites. Both of these sites are zoned R-2 (Single Family 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
September 9, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-4167-E
5
garden homes and cluster homes, provided that the density remains less than 6 units
per acre. The (RL) area across Colonel Glenn to the northeast is large tracts of land
with a single-family homes, zoned R-2 (Single Family District). 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. To the east are single-family development parcels zoned
R-2. The Mixed Use (MX) area to the west is vacant land zoned R-2.
Master Street Plan: To the north is Colonel Glenn Road and it is shown as a Principal
Arterial 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 Colonel Glenn Road since it is a Principal Arterial. This street 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 II Bike Route shown on Colonel Glenn Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant is requesting to revise the previous PD-C zoning to allow for reuse of
an existing 4.16 acre lot as an automotive towing service with a short term impound
yard.
The applicant proposes to utilize the existing four (4) structures on the property as
office, garage and storage space. Building 'A' will serve as the metro Towing office
building with public access from the north. Building 'B' will serve on site maintenance
shop for repair and maintenance of vehicles associated with the business only.
Building 'C' and 'D' will be used for medium, heavy duty, and roll back tow truck
parking. No new buildings are proposed to be constructed.
The applicant provided the following with request to this request:
"Metro Towing and Recovery has been in operation since the late 1990's. I have been
involved since 2009. We are a consent towing operation that not only accepts "cash
calls" from the general public but has contracts with the Little Rock Police Dept,
Arkansas State Police and the Pulaski County Sheriffs Dept. We have relationships
with a majority of the car dealerships in Central Arkansas with a number of those
located around the Colonel Glenn/ I430 Interchange area. This adds greatly to the
desirability of this location for Metro's headquarters. We have 6 Flatbed/Rollback
trucks, one heavy duty truck and one medium duty truck. We are open 24 hours a
day, 7 days a week, 365 days a year. We operate a secure impound lot where
September 9, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-4167-E
6
customers and other wrecker companies come to retrieve vehicles. My plan is to erect
an 8 foot opaque fence around the property that will screen our operation from our
neighbors and cars driving on Colonel Glenn Road. I think this is important for the
security of the vehicles we are responsible for and for the aesthetics of the adjacent
neighbors. I would greatly appreciate your consideration, for I truly believe that this
property is currently an eye-sore and not safe. With some vision, sweat equity and of
course money, I think we can make this piece of property an asset to this area and
Little Rock."
The existing asphalt paving covers approximately 50% of the site an originate as the
access drive to Colonel Glenn Road. The portion nearest Building 'A' at the access
drive will be utilized as guest or visitor parking and will be separated from the impound
area by a gated fence. The remainder of the paved area fills in the area around
buildings 'B', 'C' and 'D'. Some new asphalt paving will be added along the northwest
section of the property to “square off” the paved area.
The applicant proposes to provide new opaque fencing around the impound area with
access controlled gates.
New lighting will be installed as needed to provide adequate site lighting with all
fixtures to be directed away from adjacent neighbors.
Signage is proposed that will comply with section 36-555 at the Little Rock standards.
A dumpster is proposed to be located within the fenced area near Building 'D' and will
comply with section 36-523 paragraph (d) which requires a screen enclosure that
exceeds the height of the dumpster.
The impound area will store approximately 60 vehicles for no more than 30 days. The
vehicles will be stored within the fence boundary for security. Employee parking will
also be inside the fenced area near Building 'A' and all visitor or nonemployee parking
will be limited to an area near the access drive from Colonel Glenn Road.
Staff is supportive of the requested Revised PD-C. The proposed reuse of the site
and buildings is similar in intensity to the previous use which was a contractor
maintenance yard-type use. Staff believes the proposed use will have no adverse
impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised PD-C, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, in the agenda staff report.
September 9, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-4167-E
7
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 5 FILE NO.: Z-4524-H
NAME: Lei Clinic – Revised POD
LOCATION: 12904 Cantrell Road
DEVELOPER:
Hong Yi and Qiaoli Lei
45 Talais Drive
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Hong Yi and Qiaoli Lei – Owners
Development Consultants, Inc. – Agent
SURVEYOR/ENGINEER:
Development Consultants, Inc.
2200 N. Rodney Parham Road, Suite 220
Little Roc, AR 72212
AREA: 1.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: POD
Variance/Waivers: None requested.
BACKGROUND:
On February 3, 2009, the Board of Directors approved Ordinance No. 20,068 which rezoned
this property from O-2 to POD as part of a two (2) lot development. The approval included
an 8,000 square foot building (1.5 stories in height) located near the center of the 1.57 acre
lot. A total of 29 parking spaces was provided along the north, south and east sides of the
building. A shared access drive from Cantrell Road was provided between this lot and the
second lot immediately to the east. O-2 permitted uses were approved for the development.
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 1.57 acre property from “POD” Planned Office
District to “Revised POD” Planned Office District to allow single building development
to include medical clinic, office and restaurant uses.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.
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. Sidewalks with appropriate handicap ramps are required to be constructed in
accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan
along Cantrell Road, if not constructed as part of the Highway 10 widening project.
2. Sidewalks with appropriate handicap ramps are required in accordance with Sec.
31-210 of the Little Rock Code and the Master Street Plan along the access
easement from the Right-of-Way to the proposed structure.
3. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
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. The transition area must be revegetated prior to the issuance of a certificate of
occupancy.
6. 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 property owner.
7. 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.
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
3
8. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to the City for approval. After construction, an as-built
certification is required for construction of the retaining wall.
9. Future eastbound left turns will not be permitted with construction of the
Highway 10 widening project.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
A Development Fee based on the size of meter connection(s) and/or water main will
apply to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. Contact CAW, Andrew
Pownall, for the fee schedule.
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
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
4
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
5
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.
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.
Any disturbance of more than 70% of the buffer area must be restored in
accordance with the zoning and landscape ordinances.
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 MF-12 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. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
6
6. 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 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.
7. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: Planning Division: The request is in the River Mountain District.
The Land Use Plan shows Office (O) for the requested area. Office (O) category
represents services provided directly to consumers (e.g., legal, financial, medical) as
well as general offices which support more basic economic activities. The application
is to revise an existing POD (Planned Office Development) District to allow for the
development of a restaurant and office/clinic on the site. The application is within the
Highway 10 Design Overlay District.
Surrounding the application area, the Land Use Plan shows Public Institutional (PI) to
the north of the site. Office (O) is shown to the east and south (across Cantrell Road)
from the proposed change area. Park/Open Space (PK/OS) land use is shown to the
west of the site. The Public Institutional (PI) category includes public and quasi-public
facilities that provide a variety of services to the community such as schools, libraries,
fire stations, churches, utility substations, and hospitals. The PI area is a church site,
zoned MF-12 (Multifamily District 12-units/acre). Office (O) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The Office area has
three professional office buildings to the east. Across Cantrell Road to the south is an
office building and a commercial strip center. Both of these office areas are zoned
with PODs (Planned Office Development) District. 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 Conner Park, zoned
PR (Park and Recreation District).
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
7
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial 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. This street 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 1.57 acre lot from “POD” Planned Office District
to “Revised POD” Planned Office District to allow a revised single building
development of the site. The property is currently undeveloped. The property is
located in the Highway 10 Design Overlay District.
The applicant proposes to construct an 8,800 square foot building near the center of
the site. A portion of the building will be one-story construction, with a portion having
a height of two (2) stories. The building footprint will be 5,600 square feet in area, with
a medical clinic within the north portion of the first floor (4,085 square feet) and a
restaurant (1,515 square feet) in the south portion of the structure. General Office use
will occupy the second floor area. The applicant is requesting O-3 permitted uses as
alternate uses for the site.
The building will be set back over 100 feet from the front (south) property line and over
80 feet from the rear (north) property line. The building will have a 31.89 foot setback
from the west side property line, and it will be located approximately 100 feet from the
east side property line. The building setbacks conform with the Highway 10 DOD
standards.
The one-story portion of the building will have a height of approximately 16 feet, with
the two-story section being approximately 28 feet in height. The maximum height
allowed in O-2 zoning (the property’s previous zoning) is 45 feet.
The proposed site plan provides 42 parking spaces on the south and east sides of the
building. A minimum of 39 spaces would typically be required to serve the proposed
uses. The proposed parking will be sufficient to serve the development. A shared
driveway at the southeast corner of the site will serve as access to the development.
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
8
A dumpster area is located on the south side of the building. The dumpster area must
be screened as per Section 36-523 (d) of the City’s Zoning Ordinance.
All site lighting will be low-level and directed away from adjacent properties.
The proposed site plan shows a monument sign along the west side of the driveway
from Cantrell Road. All building and ground-mounted signage must comply with the
Highway 10 DOD standards of Section 36-346 (f) (2).
The Highway 10 DOD also requires average 25 foot wide landscape buffers along the
side and rear property lines. The proposed plan conforms with this requirement. The
zoning ordinance would typically require that 70 percent of the land use buffer along
the north property line remain undisturbed based on the fact that the adjacent property
to the north is zoned residential (MF-12). More than 30 percent of this buffer area will
be disturbed given the topography and overhead power lines. The applicant notes
that approximately 65 percent of this buffer area will be undisturbed/restored. Staff
believes this buffer plan is acceptable, given the fact that the property to the north
contains a church development and not residential use. The zoning ordinance would
also typically require a six (6) foot high opaque screen along the north property line.
The applicant requests to install no fencing based on the use of the property to the
north. The applicant also notes that the development will comply with the City’s
Landscape Ordinance requirements.
The proposed site plan shows a six (6) foot wide sidewalk along the Cantrell Road
frontage and a five (5) foot wide sidewalk along the entry drive leading to the parking
area. ARDOT District 66 has been consulted regarding the permitting of the sidewalk
within the State right-of-way and no written response has been provided as of this
writing.
To staff’s knowledge, there are no outstanding issues related to this Revised POD
zoning request. The applicant provided responses and additional information to all
issues raised during staff’s review of the application. The applicant is requesting no
variances with this proposed development. Staff is supportive of the Revised POD
zoning request. The proposed development should prove to be a quality in-fill office
development along this section of Cantrell Road.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised POD 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.
September 9, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-4524-H
9
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 6 FILE NO.: LU2021-19-03
Name: Land Use Plan Amendment – Chenal Planning District
Location: Southeast Corner of Northfield Drive and Chenal Parkway
Request: Suburban Office (SO) to Commercial (C)
Source: White-Daters & Associates, Inc., 24 Rahling Circle
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Suburban Office (SO) to
Commercial (C) on an approximate 11-acre unplatted parcel located on the
southeast corner of Northfield Drive and Chenal Parkway in the Chenal Planning
District. The subject site is within the Chenal Overlay District about 0.25 miles from
the western limits of the City of Little Rock.
The existing Suburban Office land use designation provides for low intensity
development of office or office parks in close proximity to lower density residential
areas to assure compatibility. A Planned Zoning District is required.
The proposed Commercial land use designation allows for 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.
This land use amendment application is accompanied by a zoning map
amendment request. It is applicant’s intent to rezone the site to a General
Commercial District (C-3) zoning designation (File No. Z-7096-A).
EXISTING LAND USE AND ZONING:
The subject site is part of an urban node of commerce proliferating from the
intersect of Chenal Parkway and Cantrell Road. The majority of lands within the
northern part of this node are zoned Commercial (C-3, PCD/Planned Commercial
Development & PDC/Planned Development Commercial), Multi-Family (MF-12 &
18), and Office (O-2, O-3 & POD/Planned Office Development; the POD is a large
private school campus (LR Christian Academy). While several apartments have
been developed, there are additional lands to accommodate more multi-family
development in this area. There are also some large parcels of lands in this node
zoned for General Office (O-3), these sites are generally wooded and remain
vacant of development.
September 9, 2021
ITEM NO.: 6 (Cont.) FILE NO.: LU2021-19-03
2
To the south of Cantrell Road, Commercial Zoned lands fronting Cantrell Road are
bookended by a detached single family residential development to the west and a
religious institution to the east. Commercial projects have not yet materialized on
the west side of Chenal Parkway; however, it should be noted the majority of the
Commercial zoned lands (21 acres) on the west side of Chenal are held by Baptist
Health and were previously announced to be the site of an expansion of their
healthcare services.
The subject site is
located on the east
side of Chenal Parkway
immediately south of
a large Neighborhood
Commercial (C3)
development, where a
hypermarket (Wal-Mart
Supercenter), dominates
the landscape, three
smaller outparcels are
situated west of
the hypermarket along
Cantrell.
West of the site, just
across Chenal Parkway
is a smaller irregular
shaped undeveloped/wooded C-2 zoned parcel with frontage along Northfield
Drive, immediately adjacent to the single-family residential subdivision. Just south
of this site is a strip of open space that is a part of the Chenal Valley Addition
(residential), further southeast of here is a Planned Development - Residential
(PD-R), the site is wooded, having not yet been developed. Immediately to the
east of the site, across the 100-foot Entergy easement is a large mass of wooded
lands zoned Open Space (OS).
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
At the time the City’s Land use Plan was crafted, it envisioned Commercial Land
Uses in Chenal Planning District to be concentrated at the Cantrell Road/Chenal
Parkway and Rahling Road/Chenal Parkway intersections, with smaller
commercial areas proposed at intersections of major roads.
South of the site, across Chenal Parkway lands are designated Residential Low
(RL), some of the lands have been developed with detached single family
residential, however, there is a significant amount of land still available for
residential development. West of the site, across Chenal Parkway and north of
Figure 1. Zoning
September 9, 2021
ITEM NO.: 6 (Cont.) FILE NO.: LU2021-19-03
3
the afore mention (RL) designated lands is a vacant/wooded irregular shaped
parcel, with frontage along Northfield Drive and Chenal Parkway, designated
Commercial (C). North of the application site is the large parcel designated
Commercial (C), developed with a Wal-Mart Supercenter, with outparcels along
Chenal Parkway (bank and gas station).
While there have
been some Land
Use amendments
within the Chenal
Planning District,
they are generally
in the develop-
ment quadrant
near Chenal
Parkway and
Rahling Road.
In the last ten
years, there have
not been Land
Use Amendment
applications in the immediate vicinity of the subject site.
MASTER STREET PLAN:
The site is bound to the west by
Chenal Parkway, a Principal Arterial.
Immediately to the north of the site is
a shared access easement that
serves the hypermarket to the north.
This access easement begins west of
the site at the terminus of Northfield
Drive, which immediately west of the
site is identified as a Collector.
The primary function of a Principal
Arterial is to serve through traffic and
to connect major traffic generators or
activity centers within an urbanized
area. Lower design standards are required for Principal Arterials compared to
Expressways. Since these roads are designed for through traffic and are generally
located three or more miles apart, dedication of additional right-of-way is required
to allow for future expansion to six through lanes plus left and right turn lanes.
Figure 2. Comprehensive Plan
Figure 3. Master Street Plan
September 9, 2021
ITEM NO.: 6 (Cont.) FILE NO.: LU2021-19-03
4
Right-of-way of 110 feet is required but may vary due to topography, floodway or
other constraints eliminating or reducing future adjacent development. A Collector
street is the traffic connection from Local Streets to Arterials or to activity centers,
with the secondary function of providing access to adjoining property. The
Collector system should not be continuous but should direct traffic to Arterials. This
class of road is generally at a spacing of a quarter to a half-mile.
BICYCLE PLAN:
There is no existing bicycle infrastructure in the area. A Class III Bikeway is
proposed along Northfield Drive, terminating at Chenal Parkway, where a Class I
Bikeway is proposed. Class III Bicycle Routes have only sharrows. These routes
use the existing vehicular area with no physical separation. Generally, Class III
Bicycle Routes are local streets or higher class streets when speeds are less than
30 miles per hour and volumes less than half design volume. Since there is no
additional area, Class III Bicycle Routes have no additional maintenance
requirements (except for sharrows). Class I bikeways or "Bike Paths" are
constructed and designed for the exclusive use of bicyclists. These paths are
completely separated from motor vehicle traffic. Bike Paths are the safest for
prevention of accidents with motorized vehicles.
Future development at this site may require dedication of right-of-way and may
require street improvements.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The subject site is in a part of the Chenal Planning District that has seen some
significant developments but maintains lands for future growth. The site is the
western most area of commerce in the City, at the intersection of Cantrell Road
(AR-10) and Chenal Parkway, serving both the City of Little Rock and those living
in unincorporated Pulaski County. Except for the site of an electrical substation
(on lands zoned R2), lands at all four corners of the intersection of Chenal Parkway
and Cantrell are zoned for Commercial land uses.
September 9, 2021
ITEM NO.: 6 (Cont.) FILE NO.: LU2021-19-03
5
The northwest quadrant of this intersection has seen some smaller commercial
developments, but a large 25 acre Commercial parcel - immediately west of these
smaller Commercial developments - is still available for development. The
northeast quadrant of the intersection has been developed with a small commercial
use and a storage facility. This is the quadrant where the electrical substation is
situated on Residential zoned lands. Immediately east of this site, with frontage
along Cantrell Rd. are additional lands zoned for Commercial development (a
carwash and oil change businesses are currently under construction). The
southwest quadrant of the intersection is a large Commercial zoned tract (22
acres) owned by Baptist Health. This site was previously (2011) announced to be
the site of a health facility to serve west Little Rock, the site remains vacant. At
the southeast quadrant of the intersection is the hypermarket (Wal-Mart
Supercenter) with a few out parcels where small standalone Commercial uses
were developed. The subject site of this application is immediately south of the
hypermarket and shares an access easement.
The applicant is requesting a Commercial designation on lands now designated
Office. The request for a Commercial use would not preclude the site for use of
Office development. Additional Office designated lands are available in this
western most area of commerce, there are approximately 40 acres of undeveloped
lands north of Cantrell Road available for future Office uses and there is a small 4-
acre site designated for Office development on the south side of Cantrell Road.
There are approximately 68-acres of lands designated for Commercial
development in this quadrant that have not yet been absorbed by the market, 22
of which are assumed to be used for the development of a healthcare facility. Staff
does not believe the amendment would create a glut of Commercial designated
lands in the area.
The subject site is located immediately adjacent to a high intensity Commercial
land use (north), a 65-acre open space (east), and a Principal Arterial - Chenal
Parkway (west/south), direct impacts to residential land uses from future
commercial development would be limited. Given the shared access with a busy
retailer and the visibility of the site, the use of these lands for commercial
operations would seem advantageous to the applicant and does not appear to
have immediately negative impacts to the already established land uses.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court and
Duquesne Place. Staff has received no comments from area residents or from
Neighborhood Associations.
September 9, 2021
ITEM NO.: 6 (Cont.) FILE NO.: LU2021-19-03
6
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use
designation at the subject site from Suburban Office (SO) to Commercial (C).
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The Item was placed on consent agenda for approval. By a vote of 9 for, 0 against,
1 absent and 1 vacant position the consent agenda was approved.
September 9, 2021
ITEM NO.: 6.1 FILE NO.: Z-7096-A
NAME: Rezoning from O-2 to C-3
LOCATION: East side of Chenal Parkway at Northfield Drive
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 10.6 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: O-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 10.6 acre tract from O-2 to C-3, to allow future
commercial development.
B. EXISTING CONDITIONS:
The site is currently undeveloped and mostly tree covered. A large powerline runs
north/south along the east property boundary.
September 9, 2021
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-7096-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. Chenal Parkway is classified on the Master Street Plan as a principal arterial with
a special design standard. Dedication of right-of-way to the Master Street Plan
standard.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Indicate water line easement for the 16-inch water line along Chenal Parkway,
Doc #2000037888.
Provide a 10-foot utility easement along Chenal Parkway frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
September 9, 2021
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-7096-A
3
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
September 9, 2021
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-7096-A
4
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal 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 rezone from O-2 (Office and Institutional District) to C-
3 (General Commercial District) to allow for the future commercial development of the
site. There is an accompanying request on this agenda to amend the Land Use Plan
to Commercial (C) for this site. The application is within the Chenal Design Overlay
District.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
north and northwest (across Chenal Parkway) from the site. Park/Open Space
(PK/OS) land use is shown to the east of the site. The Residential Low Density (RL)
is shown to the south and west (across Chenal Parkway) from the application 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 to the north is a Walmart SuperCenter and outparcels,
zoned C-3 (General Commercial District). The Commercial area northeast (across
Chenal Parkway) is wooded, vacant and zoned C-3 and C-2 (Shopping Center
District). 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 zoned OS (Open Space District) and is undeveloped. The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. To the west is an open space feature with a fountain, zoned R-2 (Single
Family District), and to the south is wooded vacant land zoned with a PDR (Planned
Development Residential) District.
Master Street Plan: To the south and west is Chenal Parkway and it is shown as a
Principal Arterial 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 Chenal Parkway since it is a Principal Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
September 9, 2021
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-7096-A
5
Bicycle Plan: There is a Class I Bike Path is shown along Chenal Parkway. 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:
Deltic Real Estate, LLC, owner of the 10.6 acre property located on the east side of
Chenal Parkway at Northfield Drive, is requesting that the property be rezoned from
“O-2” Office and Institutional District to “C-3” General Commercial District. The
rezoning is proposed to allow future commercial development of the site.
The property is currently undeveloped and mostly tree covered. A large powerline
runs north/south along the property’s east property line.
The property is located in an area of mixed zoning and uses, near the intersection of
Chenal Parkway and Highway 10. A large Wal-Mart development with out parcels is
located immediately to the north, with mixed commercial uses further north.
Undeveloped O-2, C-2 and C-3 zoned properties are located across Chenal Parkway
to the west. The Duquesne single family subdivision is also located to the west. A
PD-R zoned property is located to the south across Chenal Parkway, with single family
residences further south. A large OS (Open Space) zoned area (approximately 15
acres) is located immediately to the east. The Aberdeen single family subdivision and
the Bible Church of Little Rock are located further east.
The City’s Future Lane Use Plan designates this property as “SO” Suburban Office. A
proposed land use plan amendment to “C” Commercial is a separate item on this
agenda.
Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable.
The property is located just south of the Chenal Parkway/Highway 10 intersection,
which contains a large area of commercial zoning and mixed commercial uses,
including a Wal-Mart development, mini-warehouses, a convenience store and auto
repair. The proposed C-3 zoning should prove to be compatible with the overall area
and should have no adverse impact on the surrounding properties. The property is
separated from the nearest single family properties by a large OS zoned area to the
east and undeveloped tract land to the west.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 zoning.
September 9, 2021
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-7096-A
6
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 7 FILE NO.: Z-7948-E
NAME: Yates – Revised POD
LOCATION: Northwest corner of Highway 10 and Morgan Cemetery Road
DEVELOPER:
Yates Maintenance Heating and Air
8909 Berry Patch Lane
Roland, AR 72135
OWNER/AUTHORIZED AGENT:
Matthew and Misty Yates – Owners/Applicants
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 2.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 29 CENSUS TRACT: 42.01
CURRENT ZONING: POD
Variance/Waivers: None requested.
BACKGROUND:
Ordinance No. 21,720 adopted by the Little Rock Board of Directors on April 16, 2019,
established a Planned Office District titled Morgan Addition Lot 2 Short-form POD.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to revise the previous POD to allow for enlargement of the
previously approved building from 3,600 square feet to 6,000 square feet along with
additional parking.
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
2
B. EXISTING CONDITIONS:
The property is currently undeveloped. Site is within the Highway 10 Design Overlay
District but is located outside the city limits in the extraterritorial zoning jurisdiction.
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. Morgan Cemetery Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required. An
additional 10 ft of right-of-way shall be dedicated for a right turn lane for a length
of 250 ft at principal arterial/collector intersections.
2. A variance was previously granted with the last application for Morgan Cemetery
Road to be improved to a total width of 20 feet of paved surface within the Right-
of-Way.
3. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Cantrell Road including 5-foot
sidewalks with planned development. ARDOT has routinely denied permitting
improvements to this portion of Cantrell Road.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Morgan Cemetery Road including
5-foot sidewalks with planned development. The new back of curb should be
located 18 ft from centerline.
5. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
6. 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 property owner.
7. 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.
8. Street Improvement plans shall include signage and striping. Planning and
Development must approve completed plans prior to construction.
9. All driveways shall be concrete aprons per City Ordinance.
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Indicate water line easement for the 8-inch water line along Cemetery Rd,
Doc #96 21844.
Provide a 10-foot utility easement along Cantrell Road frontage.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
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
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
4
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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
5
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 R-2 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. Where such yards abut a street right-
of-way, a fifteen-foot landscaped strip shall be required adjacent to land zoned
office and residential.
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).
The minimum size of an interior landscape area shall be one hundred fifty (150)
square feet for developments with one hundred fifty (150) or fewer parking spaces.
Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees
shall be included in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces.
8. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
6
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 Barrett District. The Land Use Plan shows
Transition (T) for the requested area. 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 application is to revise
an existing POD (Planned Office Development) District to allow for a larger footprint
building and parking area on the site. The application is within the Highway 10 Design
Overlay District.
Surrounding the application area, the Land Use Plan shows Residential Low Density
(RL) to the north, west and south (across Highway 10 (Cantrell Road)) from the site.
Public Institutional (PI) land use is shown to the east of the site. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. To the
north and west are larger tracts some development with houses others vacant. All are
zoned R-2 (Single-Family District). To the south (Across Cantrell (highway 10) is
vacant land zoned R-2. The Public Institutional (PI) category includes public and
quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals. The PI area
is the location of an elementary school within the Pulaski County Special School
District, zoned R-2.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. To the east is Morgan Cemetery Road and it is
shown as a Collector 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. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
7
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 requests to revise the previous POD to allow for enlargement of the
previously approved building from 3,600 square feet to 6,000 square feet along with
additional parking.
The property is located within the Highway 10 Design Overlay District and is located
outside the city limits in the Extraterritorial Zoning jurisdiction.
The proposed development will consist of a two-story 6,000 sf office building.
A 23 space parking lot is proposed to be located at the side of the building with access
to Morgan Cemetery Road. Morgan Cemetery Road will be improved to a 20 foot
paved width.
The new building will be constructed of steel framing exterior walls with metal siding
panels and drywall interior sheathing. The roof will be a single slope metal frame
structure with metal standing seam finish material. The exterior will include aluminum
storefront window systems and have two roll up overhead doors.
The proposed building will have a height of 20’2” to the roof edge. The building
setbacks exceed the minimum under the Highway 10 Design Overlay District. The
perimeter landscape areas also exceed the minimums of the DOD. Signage will
consist of wall signs on the east and south building facades and a single ground
mounted sign (monument type) not to exceed six feet in height and 64 square feet
in area.
A small dumpster is proposed to be located at the northwest corner of the parking lot
and have a screen to comply with code. Lighting will consist of a low level directional
pole lighting in the parking lot. No fencing is proposed.
Health department approval for a septic system will be provided.
Hours of operation will be from 8:00 a.m. to 5:00 p.m., Monday – Saturday.
The site is partially cleared and the applicant indicates provision of landscaping
adjacent to the building. A 50-foot open space buffer is being provided to the north
perimeter.
September 9, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7948-E
8
The site plan provides for the 40’ landscaping buffer along the south property line and
additional landscaped areas on the east and west sides. An open space area is
provided at the north perimeter of the property.
The site plan notes a concrete access drive connecting to Morgan Cemetery Road
leading to a 23-space paved parking lot. The typical minimum parking requirement
for this type of use would be twelve (12) spaces.
Staff is supportive of this requested Revised Planned Development. The applicant
simply requests to enlarge the previously approved building and parking area. The
applicant is maintaining the same site plan design as was previously approved. The
proposed plan complies with the Highway 10 Design Overlay District standards.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised POD, subject to compliance
with the comments and conditions outlined in Sections D, E and F, and the staff
analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 8 FILE NO.: Z-8235-C
NAME: Village at Hidden Creek – PID
LOCATION: 12110 Stagecoach Road
DEVELOPER:
DODA Construction, LLC
P.O. Box 13437
Maumelle, AR 72113
OWNER/AUTHORIZED AGENT:
DODA Construction, LLC – Owner
Joe White and Associates – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 50.92 acres NUMBER OF LOTS: 10 FT. NEW STREET: 820 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20
CURRENT ZONING: PID
VARIANCE/WAIVERS:
1. Advance grading variance
BACKGROUND/REQUEST:
On September 4, 2018 the City Board of Directors approved Ordinance No. 21,628 which
rezoned the south 11.22 acres of this property from PID (expired) to PCD (The Village at
Bella Tierra – Long-form PCD). The PCD was approved by the Planning Commission on
June 28, 2018. The PCD was approved for a multi-lot mixed office and commercial
development. The north 39 plus acres was left zoned PID (expired). This previously
approved PID included a mixture of C-3, I-2 and multifamily uses.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from PCD and expired PID to PID
to allow a multi-lot mixed commercial and light industrial development. The
applicant proposes to zone a portion of the site located in the floodway to OS.
B. EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
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. 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. Is a variance being requested to
advance grade future phases with construction of the first phase?
2. Storm water detention ordinance applies to this property. Show the proposed
detention location 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.
3. 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.
4. Some of the lots are located within the 100 year floodplain. The minimum
Finish Floor elevation of at least 1 ft above the base flood elevation is required
to be shown on plat and grading plans.
5. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary.
6. 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.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
3
repaired by the responsible party prior to issuance of a certificate of
occupancy.
8. A future principal arterial is shown on the Master Street Plan along the west
property line. Dedication of right-of-way to 55 feet from west property line will
be required.
9. Per the Fire Code, the minimum cul de sac diameter is 96 ft. Label width of
cul de sac.
10. A special Grading Permit for Flood Hazard Areas will be required per Sec.
13-55 prior to construction.
11. 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.
12. Street Improvement plans shall include signage and striping. The City must
approve completed plans prior to construction.
13. Street names and street naming conventions must be approved by the City.
"Drive" should be used in place of "Blvd". Contact Glenn Haley at
(501) 371-4537.
14. The portion of the property within the floodway should be zoned "Open
Space" (OS).
15. Future driveway access to Stagecoach Road will only be permitted if located
on the shared lot line between lots 1 and 2 and shared between the lots. The
driveway should be designed as right-in/right-out only.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
4
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
5
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Otter Creek District. The Land Use Plan
shows Mixed Use (MX) for the requested area. The Mixed Use (MX) category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The application is to revise an existing PID
(Planned Industrial Development) District to allow for conceptional developments
on each of the lots to be created on the site.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) to the
southwest and southeast of the site. Park/Open Space (PK/OS) land use is shown
to the east of the site. And Mobile Home (MH) is shown across Stagecoach Road
to the south of the application site. 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. To the southeast and southwest are retail and heavy commercial
uses. To the west is I-2 (Light Industrial District) and C-3 (General Commercial
District) zoned land. The Park/Open Space (PK/OS) category includes all public
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
6
parks, recreation facilities, greenbelts, flood plains, and other designated open
space and recreational land. This area is Otter Creek Park, zoned PR (Park and
Recreation District). The (MH) category accommodates an area specifically
developed to accommodate mobile homes. This site is a mobile home park across
Stagecoach Road from the application area, zoned R07 (Mobile Home Park
District).
Master Street Plan: To the south is Stagecoach Road and it is shown as a Minor
Arterial on the Master Street Plan. To the west is the proposed West Loop and it
is shown as a Principal Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Stagecoach 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 West Loop 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 the proposed West Loop.
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 Stagecoach Road. A Bike Lane provides a
portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 50.92 acre property located at 12110
Stagecoach Road from “PCD” Planned Commercial District and “PID” (expired)
Planned Industrial District to “PID” Planned Industrial District. The zoning is
proposed to allow a 10 lot mixed commercial and light industrial development. The
PID zoning is being proposed in a conceptual format. With the conceptual format,
the applicant is proposing to set the parameters for the future site development by
establishing development criteria (building setback, building height, etc.) and a list
of permitted uses for the site.
The applicant proposes to subdivide the 50.92 acres into ten (10) lots, as part of
the PID zoning request. The south 11 plus acres will be subdivided into eight (8)
lots (Lots 1 – 4 and 7 – 10) for commercial development. The north 38 plus acres
will be divided into two (2) lots for light industrial development. An 820 foot long
cul-de-sac street (public street) will serve as access to the lots. The eastern portion
of the north acreage which is located in the floodway will be zoned “OS” Open
Space District. The lots will be final platted one or two at a time as they are sold.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
7
The eight (8) lots within the south portion of the property will range in size from one
(1) acre to 2.18 acres. Those lots will be developed as per the C-3 zoning
development standards with C-3 permitted uses. The C-3 development standards
include the following:
• minimum front building setback: 25 feet
• minimum rear building setbacks: 0 feet; 25 feet (street side)
• minimum side building setbacks: 25 feet
• maximum building height: 35 feet
The two (2) lots within the north portion will be 10.81 acres and 28.11 acres in size
(Lots 5 and 6). A large portion of Lot 6 is in the floodway and will be zoned OS.
Those two lots will be developed as per the I-1 zoning development standards with
I-1 permitted uses. The I-1 development standards include the following:
• minimum front building setback: 70 feet
• minimum rear building setbacks: 30 feet
• minimum side building setbacks: 40 feet
• maximum building height: 75 feet
The applicant notes that on-site parking will comply with the minimum ordinance
standards as found in Section 36-502 of the code for each lot development.
The applicant also notes that the future development will comply with the minimum
buffer and landscape requirements as found in Chapters 36 and 15 of the code for
each lot.
All site lighting must be low-level, shielded and directed away from adjacent
properties.
Any dumpster or trash containment area on the lots must be oriented away from
the street(s) and screened as per Section 36-523 (d) of the code.
The applicant also notes that site signage will comply with the commercial sign
requirements as found in Section 36-555 of the code for Lots 1 – 4 and 7 – 10.
Lots 5 and 6 will comply with the industrial sign requirements as found in Section
36-554 of the code.
The applicant is requesting an advanced grading variance for the proposed
development. The applicant is requesting to advance grade the site with the
grading and construction of the subdivision infrastructure. Staff supports the
advance grading variance.
September 9, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-8235-C
8
To staff’s knowledge, there are no outstanding issues related to this conceptual
PID zoning/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 and conceptual PID development plan should have no
adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conceptual PID zoning and
associated advanced grading variance, subject to compliance with the comments
and conditions outlined in paragraphs D and E, and the staff analysis, of the
agenda staff report. The portion of the property located in the floodway shall be
zoned OS. Permitted uses for the PID development will be permitted C-3 uses for
Lots 1 – 4 and 7 – 10 and permitted I-1 uses for Lots 5 and 6.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open
position.
September 9, 2021
ITEM NO.: 9 FILE NO.: Z-8728-A
NAME: Rezoning from R-4/C-3/PCD to UU
LOCATION: 900 – 924 East 9th Street
DEVELOPER:
Southern Dog Holdings, LLC
2803 Kavanaugh Blvd., #250402
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Southern Dog Holdings, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 0.964 acre NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 46
CURRENT ZONING: R-4, C-3 and PCD
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 0.964 acre property located at 900 – 924 East
9th Street from R-4/C-3/PCD to UU for future redevelopment.
B. EXISTING CONDITIONS:
The property currently contains three (3) structures; 900, 910 and 924 East 9th Street.
The westernmost two (2) structures are commercial buildings, with the eastern
September 9, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-8728-A
2
structure being a residential building. Associated driveways and parking from East
9th Street serve the commercial structures.
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. A 20 feet radial dedication of right-of-way is required at the intersection of 9th Street
and Collins Street.
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. With future development or expansion, the driveway widths and locations will be
required to be modified.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. FOG Analysis
required if food prep on site.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-foot utility easement along E 9th St and Collins St. frontage.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Fire Department:
Maintain Access:
September 9, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-8728-A
3
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
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
September 9, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-8728-A
4
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The r equest is in the I-30 District. The Land Use Plan shows Mixed
Use- Urban (MXU) for the requested area. The Mixed Use-Urban (MXU) category
provides for a mix of residential, office and commercial uses not only in the same block
but also within the same structure. This category is intended for older "urban" areas to
allow dissimilar uses to exist, which support each other to create a vital area.
Development should reinforce the urban fabric cresting a 24-hour activity area. Using
the Planned Zoning District or the Urban Use District, high and moderate density
developments that result in a vital (dense) pedestrian oriented area are appropriate.
The application is to rezone from R-4 (Two-Family District), C-3 (General Commercial
District) and PCD (Planned Commercial Development) District to UU (Urban Use) to
allow for future development of the site. The application area is within the Presidential
Park Design Overlay District.
Surrounding the application area, the Land Use Plan shows Mixed Use-Urban (MXU)
in all directions from the site. The Mixed Use-Urban (MXU) category provides for a
mix of residential, office and commercial uses not only in the same block but also within
the same structure. This category is intended for older "urban" areas to allow dissimilar
uses to exist, which support each other to create a vital area. Development should
reinforce the urban fabric cresting a 24-hour activity area. Using the Planned Zoning
District or the Urban Use District, high and moderate density developments that result
in a vital (dense) pedestrian oriented area are appropriate. There are businesses
including a hotel to the north and west from the site. This land is currently zoned UU
(Urban Use District) and C-3 (General Commercial District). To the east and north
there are residential structures and vacant parcels. There parcels are zoned R-4 (Two
Family District), C-3, and R-5 (Urban Residential District). To the south there are
September 9, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-8728-A
5
businesses and residential structures as well as vacant parcels. This land is zoned
C-4 (Open Display Commercial District), C-3, and O-3 (General Office District).
Master Street Plan: To the south is East 9th Street Road and it is shown as a Collector
on the Master Street Plan. To the west is Collins Street and it is a Local Street on the
Master Street Plan. The primary function of a Collector Road is to provide a connection
from Local Streets to Arterials. The primary function of Local Streets is to provide
access to adjacent properties. 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 II Bike Route shown on East 9th Street. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
Southern Dog Holdings, LLC, owner of the 0.964 acre property located at 900 – 924
East 9th Street, is requesting that the property be rezoned from “R-4” Two-Family
District, “C-4” Open Display District and “PCD” Planned Commercial District to “UU”
Urban Use District. The rezoning is proposed for future commercial development.
The property is comprised of six (6) platted lots. There are two (2) commercial
buildings and associated drives/parking located within the west half of the overall
property. A residential structure is located at the southeast corner of the property.
The area between the commercial buildings and the residential structure is
undeveloped. An alley right-of-way is located along the north property boundary.
The property is located in an area of mixed zoning and uses. UU zoned property is
located across the alley right-of-way to the north. Single family and multi-unit
residences are located to the east, with a scrap metal business further east.
Commercial uses on C-3 and C-4 zoned property are located to the south across East
9th Street. A branch bank on C-3 zoned property is located across Collins Street to
the west, with I-30 right-of-way on the west side of the bank facility.
The City’s Future Land Use Plan designates this property as “MXU” Mixed Use. The
proposed rezoning of the property to UU does not require an amendment to the land
use plan.
Staff is supportive of the requested UU zoning. Staff views the request as reasonable.
The City’s Future Land Use Plan designation of MXU is the designation for the vast
majority of the UU zoned properties in the downtown area. Additionally, the properties
September 9, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-8728-A
6
to the north from the alley right-of-way to East 3rd Street are currently zoned UU. The
proposed UU zoning is an appropriate zoning designation for this property, and should
prove to be compatible with the overall area and have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested UU rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 10 FILE NO.: Z-9602
NAME: Forward Properties - PRD
LOCATION: Northwest corner of West 6th Street and Oak Street
DEVELOPER:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties, LLC – Owner/Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Road, Suite A-2
Little Rock, AR 72223
AREA: 0.15 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from R-3 to PRD to allow the existing
lot to be replatted into two (2) lots and a new single family residence to be constructed
on the second lot.
B. EXISTING CONDITIONS:
The property is comprised of one (1) platted lot (Lot 12, Block 2, Heiseman’s Addition)
which is approximately 0.15 acre in size. An existing one-story frame structure is
September 9, 2021
ITEM NO.: 10 (Cont.) FILE NO.: Z-9602
2
located within the west half of the property near the rear (west) property line. The
portion of the lot east of the existing house is undeveloped and grass covered.
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 providing sufficient parking space and the reduction of sight distance
conflicts as found in Sec. 32-8, the building setback should be 20 ft. from the
6th Street right-of-way and 20 ft. from the Oak St right-of-way.
2. A 20 feet radial dedication of right-of-way is required at the intersection of South
Oak Street and West 6th Street.
3. Both South Oak Street and West 6th Street are classified on the Master Street
Plan as residential streets. A 25-foot dedication of right-of-way from centerline will
be required.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-foot Private Service Line easement for the water service line to the
existing house on Lot 12A.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 10 (Cont.) FILE NO.: Z-9602
3
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the I-630 District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster homes,
provided that the density remain less than 6 units per acre. The application is to rezone
from R-3 (Single Family District) to PRD (Planned Residential Development) District
to allow for future development of a second single-family house on the site.
Surrounding the application area, the Land Use Plan shows Residential Low Density
(RL) to the east, west and south of the site. The Mixed Use (MX) classification is
shown to the west. 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. This is a developed single-family subdivision with a
scattering of duplexes. The parcels are zoned R-3 (Single Family District) with a few
R-4 (Two Family District) parcels. The Mixed Use (MX) category provides for a mixture
of residential, office and commercial uses to occur. A Planned Zoning District is
required if the use is entirely office or commercial or if the use is a mixture of the three.
The area is developed with single-family houses and duplexes, zoned R-4.
Master Street Plan: To the south of the application area is West 6th Street and to the
east is Oak Street. Both of these streets are a Local Street on the Master Street Plan.
The primary function of Local Streets is to provide access to adjacent properties. 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 are no bike routes shown in the immediate vicinity.
September 9, 2021
ITEM NO.: 10 (Cont.) FILE NO.: Z-9602
4
H. ANALYSIS:
The applicant proposes to rezone the 0.15 acre property located at the northwest
corner of West 6th Street and Oak Street from “R-3” Single Family District to “PRD”
Planned Residential District. The property is comprised of one (1) platted lot; Lot 12,
Block 2, Heiseman’s Addition. The rezoning is proposed in order to replat the lot
into two (2) smaller lots and to construct a single family residence on the newly
created lot.
An existing one-story frame single family residence is located within the west half of
the property. The portion of the lot east of the existing residence is undeveloped and
grass covered.
The proposed lot split will include the following two (2) lots:
• Lot 12A – 49.50 feet by 50 feet (2.,475 square feet)
• Lot 12B – 85.50 feet by 50 feet (4,275 square feet).
The existing house on the proposed Lot 12A is approximately 970 square feet in area.
A small gravel driveway from West 6th Street serves as access to this lot. The existing
driveway will need to be upgraded (bordered with hard-packed gravel) or paved.
The proposed residence on Lot 12B will be 694 square feet in area and one (1) story
in height. The height of the residence will not exceed 35 feet, which is typically the
maximum height allowed in single family zones. The proposed structure will be
located 10 feet back from the north and south property lines, 20 feet from the east
property line and seven (7) feet from the west property line. A concrete driveway from
West 6th Street will serve as access to this lot and lead to a carport on the west end
of the residence. The proposed residence will be constructed of materials which will
be compatible with the other homes in the area.
To staff’s knowledge, there are no outstanding issues associated with this application.
The applicant did a good job in addressing issues raised during staff’s review of the
application. The applicant is requesting no variances with the proposed PRD request.
Staff is supportive of the request PRD zoning to allow the lot to be split into two (2)
lots with the construction of a new single family residence on the second lot. Staff
views the request to be reasonable. There are several examples throughout this
neighborhood where a lot has been split into two (2) lots, or where two (2) lots have
been replatted into three (3) lots. The proposed lot split with construction of a new
single family residence will not be out of character with the area. Staff believes that
the proposed PRD zoning will have no adverse impact on the surrounding properties.
September 9, 2021
ITEM NO.: 10 (Cont.) FILE NO.: Z-9602
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD rezoning subject to compliance with
the comments and conditions paragraphs D and E, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 11 FILE NO.: LU2021-08-01
Name: Land Use Plan Amendment – Central City Planning District
Location: Northwest Corner of West 26th Street and Arch Street
Request: Residential Low (RL) to Neighborhood Commercial (NC)
Source: Deryan Coleman - 2510 Arch Street
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low (RL) to
Neighborhood Commercial (NC) on an approximately 0.60-acre site of platted
parcels, located on the northwest corner of W. 26th Street and S. Arch Street (just
south of W. Roosevelt) in the Central City Planning District.
The existing Residential Low designation 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 proposed Neighborhood Commercial land use designation allows for limited
small-scale commercial
development in close proximity
to a neighborhood, providing
goods and services to that
neighborhood market area.
This land use amendment
application is accompanied by
a zoning map amendment
request. It is the applicant’s
intent to rezone the site to a
Neighborhood Commercial
District (C1) zoning designation
(File No. Z-9603).
EXISTING LAND USE AND ZONING:
The subject site is located just south of Roosevelt Road, which serves as the
southernmost limits of the Capitol Zoning District (CZD) Commission’s jurisdiction,
properties with frontage on the north side of Roosevelt are within in the CZD, while
Figure 1. Zoning
September 9, 2021
ITEM NO.: 11 (Cont.) FILE NO.: LU2021-08-01
2
those on the south side are under the jurisdiction of the City’s land use controls.
The subject site is part of a concentration of R4 zoned lands located south of the
commercial and office uses scatter along Roosevelt. The R4 zoned lands extend
from Izard on the west to Main on the east, with Commercial, Office, and Multi-
Family zoning and land uses forming the landscape of the lots with frontage on the
south side of Roosevelt.
Immediately north of the subject site, with frontage on the south side of Roosevelt,
are Commercial zoned lands (C4). This Commercial zoned parcel hosts a
convenience store once used as a gas filling station. Immediately to the south of
the convenience store is a large detached single-family home on lands zoned
Neighborhood Commercial (C1). An approval of the amendment would extend
Commercial uses south from their current terminus.
Northeast of the subject site, along Roosevelt is a Commercial zoned parcel,
developed with a small strip center, currently occupied, and used for religious
institutional uses. East of the site, across Arch Street, on R4 zoned lands, are
three large detached single-family homes. South of the site, across W. 26th Street,
are lots zoned R4, this side of the block maintains three large single-family homes.
West of the site is also zoned R4, this side of the block is mostly vacant lots, where
only one single family home remains. North of the single-family home (northwest
of the subject site) is a vacant lot zoned Neighborhood Commercial (C1) - north of
this vacant parcel, with frontage on Roosevelt is the small package store on lands
zoned Open Display Commercial District (C4).
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The site is located in the
Central City Planning
District. Central City is an
area under pressures,
both positive and
negative. To maintain and
protect investments made
in this District, the Future
Land Use map/narrative
proposes strengthening
the existing development
and better defining single
family and nonresidential
use areas. To emphasize
residential stability,
commercial uses should be neighborhood oriented.
Figure 2. Comprehensive Plan
September 9, 2021
ITEM NO.: 11 (Cont.) FILE NO.: LU2021-08-01
3
In the Central City, there exists a higher intensity Commercial cluster at the
intersection of Broadway and Roosevelt, northeast of the subject site. Roosevelt
hosts a range of smaller commercial and office operations between State Street
and Spring Street, with a small number of detached single-family homes
remaining. Immediately north of the site are two Commercial designated parcels,
the parcel with frontage along Roosevelt is the site of the convenience store, while
the other Commercial designated parcel maintains the original single-family home.
West, south, and east of the site land are designated Residential Low (RL), the 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.
Only one single family home remains on the block immediately west of the subject
site, along Roosevelt, northwest of the site, on lands designated Mixed Use (MX)
is a package store. There are two vacant parcels on the block west of the site.
The RL designated block south of the site, maintains six (6) of the original single-
family homes, with five (5) vacant parcels. Across S. Arch Street, to the east are
three detached single-family homes and one vacant parcel on land designated RL.
As re-development in the Governor Mansion District and Pettaway continues to
absorb vacant lots, it seems logical to assume, in the future, developers will
recognize the value of some of these available RL sites.
The applicant is seeking a Neighborhood Commercial land use designation, the
Future Land Use Narrative states that to emphasize residential stability in Central
City, commercial uses should by neighborhood oriented. The applicant has stated
that it is their intent to use the existing single-family home on the site as part of the
development project.
MASTER STREET PLAN:
The site is located southwest of the
intersection of two major roads, AR 367
(aka: Arch Street) & US Route 70B (aka:
Roosevelt Road), both of which are
identified as Principal Arterials in the
City’s Master Street Plan.
The primary function of a Principal
Arterials is to serve through traffic and to
connect major traffic generators or
activity centers within an urbanized area.
Lower design standards are required for
Principal Arterials compared to
Figure 3. Master Street Plan
September 9, 2021
ITEM NO.: 11 (Cont.) FILE NO.: LU2021-08-01
4
Expressways. A future development at this site may require dedication of right-of-
way and may require street improvements.
BICYCLE PLAN:
There is no existing bicycle infrastructure along Arch Street or W. 26th Street.
Broadway and Arch Street are planned to be a major north/south bike route, the
City’s Master Street Plan shows a Type II Bike Lane along Arch Street adjacent to
the subject site. Type II Bike Lanes consist of a paved area both sides of a roadway
with a painted stripe separating the bikeway from motor vehicle traffic. A Class II
Bike Lane is used for safety reasons where mixing of bicycle and motorized
vehicles is unsafe for both. These routes may either be a smooth paved shoulder
or a section of the paved roadway. A future development at this site may require
dedication of right-of-way and may require street improvements.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
The site is situated just south of the Governor’s Mansion, National Historic District,
which extends from 12th and Center Street in the North, terminating at the north
side of Roosevelt Road, just north of the subject site.
ANALYSIS:
The subject site is located in a part of the Central Planning District designated
Residential Low (RL) but is situated adjacent to the Commercial (C) designated
lands. The applicant is seeking to obtain a Neighborhood Commercial (NC) zoning
designation. The Neighborhood Commercial category includes limited small-scale
commercial development in close proximity to a neighborhood, providing goods
and services to that neighborhood market area.
The Future Land Use Narrative states that within the Central City Planning District,
to emphasize residential stability, commercial uses should be neighborhood
oriented. Given the site is less than an acre, a development this scale has the
opportunity to serve the community as a commercial site in accordance with the
goals of the Future Land Use Plan.
Larger commercial developments are generally situated along south Broadway,
with some medium sized commercial developments scattered along the frontage
of Roosevelt where there is high visibility. With many of the detached single-family
homes in the area being considerably large, some have been converted to office
September 9, 2021
ITEM NO.: 11 (Cont.) FILE NO.: LU2021-08-01
5
uses, but this is a limited practice in the area. The single-family home immediately
north of the subject site is situated on Commercial zoned lands. Until recently, this
home was boarded up and not habitable, considerable investment has been made
and the structure now appears to be habitable.
The site has frontage along S. Arch Street (Arkansas Highway 367) and is situated
just south of Roosevelt Road (US Route 70B). If the site were granted a
Neighborhood Commercial, it will have adequate access to support operations.
Development of the site into a Neighborhood Commercial would absorb some of
the vacant Residential designated parcels within the Central Planning District in an
area that could support small commercial operations, other opportunities exist for
single family development in the vicinity of the site. Granting the applicant the
Neighborhood Commercial designation could allow the site to serve as a buffer
from the existing and future commercial land uses immediately to the north from
existing and future residential developments.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: South End, South
End Neighborhood Association Coalition, Meadowbrook, and Downtown. Staff
has received no comments from area residents or from Neighborhood
Associations.
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use
designation at the subject site from Residential Low (RL) to Neighborhood
Commercial (NC).
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The Item was placed on consent agenda for approval. By a vote of 9 for, 0 against,
1 absent and 1 vacant position the consent agenda was approved.
September 9, 2021
ITEM NO.: 11.1 FILE NO.: Z-9603
NAME: Rezoning from R-4 to C-1
LOCATION: Northwest corner of West 26th Street and Arch Street
DEVELOPER:
Deryan Coleman
2801 Arch Street
Little Rock, AR
OWNER/AUTHORIZED AGENT:
Deryan Coleman – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.603 acre NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-4
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.603 acre property from R-4 to C-1 for future
neighborhood commercial development.
B. EXISTING CONDITIONS:
The property is comprised of four (4) platted lots. The northernmost lot contains a two
(2) story frame residential structure. The three (3) lots to the south are undeveloped
and mostly grass covered. There are a few mature trees on the site.
September 9, 2021
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9603
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. Access to Arch Street at the time of development will be limited.
2. Arch Street is classified on the Master Street Plan as a principal arterial with a
special design standard. Dedication of right-of-way to 35 feet from centerline will be
required.
3. A 20 feet radial dedication of right-of-way is required at the intersection of Arch
Street and 26th Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. FOG Analysis
required if food prep on site.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: 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.
September 9, 2021
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9603
3
Planning Division: The request is in the Central City District. The Land Use Plan
shows Residential Low Density (RL) for the requested area. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
application is to rezone from R-4 (Two Family District) to C-1 (Neighborhood
Commercial District) to allow for future commercial development of the site. There is
an accompanying application to amend the Land Use Plan to Neighborhood
Commercial for this site.
Surrounding the application area, the Land Use Plan shows Residential Low Density
(RL) to the north, south and east of the site. The Mixed Use classification is shown to
the west along Pine Street. 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. This is a developed single-family subdivision
with a scattering of duplexes and vacant parcels. Most of these parcels are zoned R-
4 (Two Family District). There is a POD (Planned Office Development) District across
Arch Street at 26th Street which is the location of the Black Little Rock Police Officers
Association structure. 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 area is developed with single-family house, zoned C-
1 (Neighborhood Commercial District) and convenience store with gas pumps zoned
C-4 (Open Display Commercial District).
Master Street Plan: To the south of the application area is West 26th Street and is a
Local Street on the Master Street Plan. To the east is Arch Street and it is a Principal
Arterial 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 Arch Street since it is a Principal Arterial. The primary function of Local
Streets is to provide access to adjacent properties. 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 II Bike Route shown on Arch Street. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
September 9, 2021
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9603
4
H. ANALYSIS:
Deryan Coleman, owner of the 0.603 acre property located at the northwest corner of
West 26th Street and Arch Street, is requesting that the property be rezoned from
“R-4” Two-Family District to “C-1” Neighborhood Commercial District. The rezoning
is proposed to allow future neighborhood commercial development and use.
The property is comprised of four (4) platted lots; Lots 7 – 9 and a portion of Lot 10,
Block 1, Kimball South Park Addition. A 20 foot platted alley right-of-way is located
along the west property boundary. The northernmost lot contains a two-story frame
residential structure. The remainder of the property is undeveloped and mostly grass
covered. There are a few mature trees on the site.
The properties located to the east, west and south are primarily zoned R-4 and contain
a mixture of residential structures and vacant lots. A POD zoned property is located
across Arch Street to the east. Commercial zoned properties (C-1, C-3 and PCD) are
located further south at West 28th Street and Arch Street. The properties immediately
to the north along West Roosevelt Road contain a mixture of commercial zoning
(C-1, C-3 and C-4) and commercial uses.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. A proposed land use plan amendment to “NC” Neighborhood Commercial is
a separate item on this agenda.
Staff is supportive of the requested C-1 zoning. Staff views the request as reasonable.
The properties immediately to the north are zoned C-1 and C-4 and contain a vacant
residential structure and a convenience store use. Other mixed commercial uses are
located along West Roosevelt Road. Staff believes that the subject property is
appropriate for neighborhood commercial use and is not conducive to new residential
development with its close proximity to the busy commercial uses along West
Roosevelt Road. Staff believes that the proposed C-1 zoning will have no adverse
impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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
September 9, 2021
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-9603
5
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 12 FILE NO.: Z-9604
NAME: Rezoning from O-3/C-3/I-2 to C-3
LOCATION: 7500 S. University Avenue
DEVELOPER:
CKM Holdings, LLC
7500 S. University Avenue
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
CKM Holdings, LLC – Owner
Kasia Pabian – Agent
SURVEYOR/ENGINEER:
Hope Consulting Engineers – Surveyors
117 S. Market Street
Benton, AR 72015
AREA: 6.26 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 20.01
CURRENT ZONING: O-3/C-3/I-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 6.26-acre property from O-3/C-3/I-2 to C-3 in
order to give the overall property one (1) zoning classification, which allows an
extended stay motel.
September 9, 2021
ITEM NO.: 12 (Cont.) FILE NO.: Z-9604
2
B. EXISTING CONDITIONS:
The property contains three (3) one and two-story structures which are currently being
used as a motel. Paved parking is located between the buildings. Two (2) driveways
from the I-30 service road serve as access to the property.
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. At time of development obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 15-foot utility easement along Frontage Rd. frontage.
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.
September 9, 2021
ITEM NO.: 12 (Cont.) FILE NO.: Z-9604
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Geyer Springs West District. The Land Use
Plan shows Commercial (C) for the requested area. The Commercial (C) category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary in
type and scale, depending on the trade area that they serve. The application is to
rezone from O-3 (General Office District), C-3 (General Commercial District) and I-2
(Light Industrial District) to C-3 (General Commercial District) to recognize the
development of the site.
Surrounding the application area, the Land Use Plan shows Residential High Density
(RH) to the north of the site. Residential Low Density (RL) is shown on the Plan to the
west. Commercial (C) is shown to the east of the application area. To the south is a
freeway interchange with Industrial (I) shown beyond the interchange. The Residential
High Density (RH) category accommodates residential development of more than
twelve (12) dwelling units per acre. This area is a development apartment complex,
zoned R-6 (High-rise Apartment 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 remain less than 6 units per acre. This is a developed single-family
subdivision, zoned R-2 (Single Family District). 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 area is developed with commercial
businesses along University Avenue, zoned C-3 (General Commercial District). The
Industrial (I) category encompasses a wide variety of manufacturing, warehousing
research and development, processing, and industry related office and service
activities. Industrial development typically occurs on an individual tract basis rather
than according to an overall development plan. The area is part of an industrial area
of warehouses and heavy commercial uses. The zoning is I-2 (Light Industrial District).
Master Street Plan: To the south of the application area is the University Avenue-
Interstate 30 interchange. There is a frontage road along the property’s boundary.
The right-of-way varies due to the nature of the interchange. This street may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
September 9, 2021
ITEM NO.: 12 (Cont.) FILE NO.: Z-9604
4
H. ANALYSIS:
CKM Holdings, LLC, owner of the 6.26 acre property located at 7500 S. University
Avenue, is requesting that the property be rezoned from “O-3” General Office District,
“C-3” General Commercial District and “I-2” Light Industrial District to “C-3” General
Commercial District. The rezoning is proposed in order to have one (1) zoning
classification for the entire property.
The property currently contains three (3) one and two-story structures which are being
used as a motel. Paved parking is located between the buildings. Two (2) driveways
from the I-30 service road serve as access to the property.
The property is located in an area containing a mixture of zoning and uses. A
multifamily development (zoned MF-6) is located immediately to the north, with single
family residences further north. Single family residences are located to the west. The
properties to the east and west which front University Avenue and the I-30 frontage
road contain a mix of commercial uses and zoning, including C-3, C-4 and PCD zoned
properties. The properties across I-30 to the east and south contain industrial uses
and zoning (I-2 and PID).
The City’s Future Land Use Plan designates this property as “C” Commercial. The
requested C-3 zoning does not require an amendment to the future land use plan.
Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable.
The requested rezoning is basically a “clean-up” type issue, as the single tract of land
currently has split zoning, with three (3) zoning classifications (O-3, C-3 and I-2). The
proposed rezoning will give the entire property a single zoning classification of C-3,
which conforms with the City’s Future Land Use Plan. Additionally, the requested C-
3 zoning represents a continuation of the commercial zoning pattern along this side of
University Avenue/I-30 frontage road. Staff believes the proposed C-3 zoning will
have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 13 FILE NO.: Z-9605
NAME: Rezoning from R-2 to C-3
LOCATION: Northwestern corner of Kanis Road and Denny Road
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.70 acre property from R-2 to C-3 to allow for
future commercial development.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
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. In conformance with the Master Street Plan both Denny Road and Kanis Road are
minor arterial streets. A 45-foot dedication of Right-of-Way from centerline will be
required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Area Boundary. No
Comment.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
There is an existing 16-inch water line inside a 15-ft easement along Denny Rd.
Indicate the easement on the drawing (Possibly easement # 2003114362).
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.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with 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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Burlingame Valley District. The Land Use
Plan shows Neighborhood Commercial (NC) for the requested area. 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 application is to rezone from R-2 (Single Family
District) to C-3 (General Commercial District) to allow for the future commercial
development of the site.
Surrounding the application area, the Land Use Plan shows Neighborhood
Commercial (NC) to the west, south and northeast of the site. Residential Low Density
(RL) is shown on the Plan to the northwest. 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
parcels to the east have single-family houses on them with C-1 (Neighborhood
Commercial District) zoning. To the northeast across Denny Road is a C-1 parcel
where the former commercial structure was recently removed. To the south across
Kanis Road is a commercial development that has been an auto related use, zoned
C-3 (General Commercial District). The other parcels are vacant and zoned C-1. 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. This land is zoned R-2 (Single Family District) and vacant (north of Denny
Road) with a single-family house further northwest on Denny Road.
Master Street Plan: To the south of the application is Kanis Road and to the north is
Denny Road. Both of these roads are shown as Minor Arterials on the Master Street.
A Minor Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on Kanis
Road and Denny Road since they are a Minor Arterial. These streets may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
September 9, 2021
ITEM NO.: 13 (Cont.) FILE NO.: Z-9605
5
Bicycle Plan: There is a Class II Bike Route shown on both Kanis and Denny Roads.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
Deltic Real Estate, LLC, owner of the 2.70 acre property located at the northwestern
corner of Kanis Road and Denny Road, is requesting that the property be rezoned
from “R-2” Single Family District to “C-3” General Commercial District. The rezoning
is proposed to allow future commercial development of the site. The property is
currently undeveloped and wooded. The property is located outside the Little Rock
city limits, but within the City’s Extraterritorial Zoning and subdivision jurisdiction.
Single family residences on C-1 and R-2 zoned property are located to the west.
Undeveloped R-2 and C-1 zoned property is located across Denny Road to the north.
Mixed uses and zoning, including a landscape business, church and single family
residences are located to the south, across Kanis Road, and to the east.
The City’s Future Land Use Plan designates this property as “NC” Neighborhood
Commercial. The proposed rezoning of the property to C-3 does not require an
amendment to the land use plan.
Staff is not supportive of the requested C-3 zoning. Staff does not view the request
as reasonable. The majority of the properties in this immediate area contain single
family residences, or undeveloped R-2 zoned property. The C-1 zoned property
immediately to the west and north contains single family residences and an
undeveloped building. In staff’s opinion the requested C-3 zoning will not be
compatible with the general area, and is not representative of the zoning pattern along
these sections of Kanis and Denny Roads.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant submitted a letter to staff on September 3, 2021 requesting this application be
deferred to the October 14, 2021 Planning Commission agenda. There was no further
discussion. The item was placed on the Consent agenda. The vote was 9 ayes, 0 nays,
1 absent and 1 open position.
September 9, 2021
ITEM NO.: 14 FILE NO.: LU2021-19-04
Name: Land Use Plan Amendment – Chenal Planning District
Location: Southeast Corner of Chenal Parkway and Chenal Valley Drive
Request: Office (O) to Commercial (C)
Source: White – Daters & Associates, Inc., 24 Rahling Circle
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Office (O) to Commercial
(C) on an approximate 40-acre unplatted parcel located on the southeast Corner
of Chenal Parkway and Chenal Valley Drive in the Chenal Planning District. The
western most part of the subject site, where lands front Chenal Parkway, is within
the Chenal Overlay District.
The existing Office land use designation represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities.
The proposed Commercial land use designation allows for 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.
This land use amendment application is accompanied by a zoning map
amendment request. It is the applicant’s intent to rezone the site to a General
Commercial District (C3) zoning
designation (File No. Z-9606).
EXISTING LAND USE AND
ZONING:
The subject site is part of an urban
area of commerce where the City
anticipated higher intensity
development to occur. This area
is supporting the needs of the
western expansion of detached
single-family homes and multi-
family projects in Little Rock.
Lands in this area are primarily
zoned for Commercial and Office
Figure 1. Zoning
September 9, 2021
ITEM NO.: 14 (Cont.) FILE NO.: LU2021-19-04
2
Developments, with Multi-Family (PDR) and Single Family (R2) surrounding the
perimeter of the Rahling Road and Chenal Parkway corridor.
The subject site is part of a large swath of land in the Rahling/Chenal Parkway
corridor zoned Office (O2). North of the subject site, across Rahling Road are
additional O2 zoned lands. Approximately 24-acres, these O2 zoned lands would
remain for Office developments south of Chenal Valley Drive. East of the site is a
Planned Residential Development (PRD), the PRD is a multi-family development
(Vallor condominiums). In addition, there is a Multi Family (MF24) project (Pinnacle
Park at Chenal Valley) along the southeast boundary. South of the site, northeast
of the intersection of Chenal Parkway and Rahling Road are vacant wooded lands
zoned Neighborhood Commercial (C3). West of the site, across Chenal Parkway
on lands zoned Multi-Family (MF6) and Single-Family (R2) is a large detached
single family residential development built around a private golf course.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
At the time the City’s Land use Plan was crafted, it envisioned Commercial Land
Uses in Chenal Planning District to be concentrated at the Cantrell Road/Chenal
Parkway and Rahling Road/Chenal Parkway intersections, with smaller
commercial areas proposed at intersections of major roads.
The site is within a high intensity land use corridor, where Commercial and Office
uses dominate the landscape. The subject site is part of a larger swath of Office
designated lands in the northern most part of the Chenal/Rahling Road
development corridor. North of the subject site, on lands across Chenal Valley
Drive, are additional lands designated for Office. Only a small single parcel of these
lands has been developed - with a public institutional land use (Fire Station No.
21). To the northeast of the subject site, but south of Chenal Valley Drive, there is
a significant remanent of the subject parcel that would remain designated Office
and available for
development.
East of the site is
situated a significant
amount of Residential
High (RH) designated
lands where the
afore mentioned multi-
family projects were
developed. Figure 2.
illustrates that there
are additional lands
to accommodate the
potential for multi-
Figure 2. Comprehensive Plan
September 9, 2021
ITEM NO.: 14 (Cont.) FILE NO.: LU2021-19-04
3
family development. South of the site are about 15 acres of Commercial
designated lands - with frontage along Rahling Road and limited frontage along
Chenal Parkway, vacant and available for development. Approval of this
application would extend the Commercial frontage along Chenal Parkway from
about a tenth of a mile to about a fourth of a mile. The lands would be within the
Chenal Overlay District.
Lands west of the site have been developed with residential. Across Chenal
Parkway, to the northwest is a gated community of detached single-family homes
surrounding a golf course, designated Residential Low. South of these lands are
some PK/OS lands that were developed with elements of the golf course. Further
south are Residential High lands that have been developed with a multi-family
condominium development (Chenal Woods). Just south of this site at the
intersection of Rahling Road and Chenal Parkway is a small Office designated
parcel where the previous headquarters to Bank OZ was developed.
MASTER STREET PLAN:
The site is bound to the
north by Chenal Valley
Drive, designated a
Collector Street in the
Master Streets Plan.
The primary function of a
Collector is to provide a
traffic connection from
Local Streets to Arterials
or to activity centers, with
the secondary function of
providing access to
adjoining property. The
Collector system should
not be continuous but should direct traffic to Arterials. This class of road is
generally at a spacing of a quarter to a half-mile.
The site is immediately adjacent to Chenal Parkway, designated as a Principal
Arterial. The primary function of a Principal Arterial is to serve through traffic and
to connect major traffic generators or activity centers within an urbanized area.
Lower design standards are required for Principal Arterials compared to
Expressways. Since these roads are designed for through traffic and are generally
located three or more miles apart, dedication of additional right-of-way is required
to allow for future expansion to six through lanes plus left and right turn lanes.
Figure 3. Master Street Plan
September 9, 2021
ITEM NO.: 14 (Cont.) FILE NO.: LU2021-19-04
4
BICYCLE PLAN:
There is no existing bicycle infrastructure along Chenal Parkway. There is an
existing Class II Bikeway is along Chenal Valley Drive. The Class II Bike Lane on
Chenal Valley Drive consist of a paved area on both sides of the roadway with a
painted stripe separating the bikeway from motor vehicle traffic.
A Class I Bikeway is proposed along Chenal Parkway. A Class I bikeway or "Bike
Paths" are constructed and designed for the exclusive use of bicyclists. These
paths are completely separated from motor vehicle traffic. Future development at
this site may require dedication of right-of-way and may require street
improvements. These routes may either be a smooth paved shoulder or a section
of the paved roadway.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The subject site is in a part of the Chenal Planning District that has seen significant
development. The site is part of a land mass designated Office (O) on the Future
Land Use Map. This category represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more basic
economic activities. If this application is approved, nearly 1/3 of the total Office
designated lands in the immediate area would remain for office development. The
applicant is requesting a Commercial designation, which would not preclude Office
development.
The request to amend the Future Land Use Map to Commercial at the subject site
would expand the amount of Commercial lands to the northeast of the intersection
of Chenal-Rahling Road, increasing the capacity of Commercial development.
Lands within the other three corners of the Chenal Parkway and Rahling Road
have mostly been developed. This intersection serves as a major Commercial
corridor for the City of Little Rock. At the next major intersection south of the site,
Chenal Parkway and Rahling Road, Commercial and Office designated lands have
been developed over the last decade by range of commercial and office uses.
September 9, 2021
ITEM NO.: 14 (Cont.) FILE NO.: LU2021-19-04
5
The change in land use at the site would not eliminate in entirety the amount of
lands designated for Office in this area, nor would the extension of the Commercial
designation north onto these lands preclude Office developments. To the east of
the subject site is a large swath of multi-family and planned residential
developments, many targeted for seniors. Commercial at this site has the potential
to bring uses that may serve the new residents in this area, while leaving several
acres of lands still designated for Office development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Lamarche Place
POA. Staff has received no comments from area residents or from Neighborhood
Associations.
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use
designation at the subject site from Office (O) to Commercial (C).
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The Item was placed on consent agenda for deferral. By a vote of 9 for, 0 against,
1 absent and 1 vacant position the consent agenda was approved.
September 9, 2021
ITEM NO.: 14.1 FILE NO.: Z-9606
NAME: Rezoning from MF-24 and O-2 to C-3
LOCATION: Southeast corner of Chenal Parkway and Chenal Valley Drive
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 39.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: MF-24 and O-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 39.88 acre property from MF-24 and O-2 to C-3
for future commercial development.
September 9, 2021
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-9606
2
B. EXISTING CONDITIONS:
The property is currently 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. A 20 feet radial dedication of right-of-way is required at the intersection of Chenal
Valley Drive and Chenal Parkway.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along Chenal Parkway and Chenal Valley Drive
frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
September 9, 2021
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-9606
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with 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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-9606
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal District. The Land Use Plan shows
Office (O) for the requested area. Office (O) category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities. The application is to rezone from MF-24
(Multifamily District 24 units/acre) and O-2 (Office and Institutional District) to C-3
(General Commercial District) to allow for the future commercial development of the
site. There is an accompanying item to amend the Land Use Plan for this site to
Commercial (C). The site is within the Chenal Design Overlay District.
Surrounding the application area, the Land Use Plan shows Office (O) to the north of
the site. Residential Low Density (RL) is shown on the Plan to the west. Residential
High Density (RH) is shown to the east and southwest from the site. There is an area
of Commercial (C) land use shown on the Plan to the south of the application area.
Office (O) category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities. These tracts are either side of Chenal Valley Drive and are currently wooded
(except for a Fire Station) parcels, zoned O-2 (Office and Institutional 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 remain less than 6 units
per acre. This land is across Chenal Parkway and a developed single-family
subdivision zoned R-2 (Single Family District). The Residential High Density (RH)
category accommodates residential development of more than twelve (12) dwelling
units per acre. The area to the east is two apartment developments (one completed,
and one partially developed). The RH to the southwest across Chenal Parkway is a
Condo development, zoned PDR (Planned Development Residential) District. 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. This area has been recently cleared and one new structure has permitted for
a bank, zoned C-3 (General Commercial District).
September 9, 2021
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-9606
5
Master Street Plan: To the west of the application is Chenal Parkway and it is a
Principal Arterial on the Master Street Plan. To the north is Chenal Valley Drive and it
is shown as Collector on the Master Street. 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 Chenal Parkway since it is a Principal Arterial. The primary function of
a Collector Road is to provide a connection from Local Streets to Arterials. 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 Chenal Parkway. 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 III Bike Route
shown on Chenal Valley Drive. Bike Routes require no additional right-of-way, but
either a sign or pavement marking to identify and direct the route.
H. ANALYSIS:
Deltic Real Estate, LLC, owner of the 39.88 acre property located at the southeast
corner of Chenal Parkway and Chenal Valley Drive, is requesting that the property be
rezoned from “MF-24” Multifamily District and “O-2” Office and Institutional District to
“C-3” General Commercial District. The rezoning is proposed to allow future
commercial development of the site. The property is currently undeveloped and
mostly wooded, with varying degrees of slope. The majority of the property is currently
zoned O-2 (34.51 acres), with a small portion (5.37 acres) at the southeast corner of
the overall property being zoned MF-24.
The property is located in an area of mixed zoning and uses, along Chenal Parkway,
between Chenal Valley Drive and Rahling Road. A mixture of commercial zoning and
uses (C-2, C-3 and PCD) is located to the south along both sides of Chenal Parkway
and Rahling Road. Multifamily developments are located to the east, with single family
neighborhoods across Chenal Parkway to the west. Office zoned property and single
family residences are located across Chenal Valley Drive to the north.
The City’s Future Land Use Plan designates this property as “O” Office. A proposed
land use plan amendment to “C” Commercial is a separate item on this agenda.
Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable.
This O-2 zoned property has been sitting undeveloped for over 25 years. The
proposed C-3 zoning might help expedite the site’s development. The property
immediately south of this property is currently zoned C-3. The proposed C-3 zoning
September 9, 2021
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-9606
6
will represent a continuation of the current zoning pattern northward from the
intersection of Chenal Parkway and Rahling Road.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant submitted a letter to staff requesting the application be deferred to the
October 14, 2021 Planning Commission agenda in order to meet with the three (3) nearby
neighborhood associations on the rezoning request. There was no further discussion. The
vote was 9 ayes, 0 nays, 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 15 FILE NO.: Z-9607
NAME: Rezoning from MF-18 to C-2
LOCATION: Northeast corner of Ranch Blvd. and Ranch Drive
DEVELOPER:
Ranch Properties, Inc.
6020 Ranch Drive, Suite C-7
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Ranch Properties, Inc. – Owner
Bradley A. Peterson – Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 1.235 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: MF-18
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 1.235 acre property from MF-18 to C-2 to allow
future commercial development. The area proposed for rezoning is part of a larger
tract (2.9 acres), with the balance of the tract being zoned C-2.
September 9, 2021
ITEM NO.: 15 (Cont.) FILE NO.: Z-9607
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered. A few mature trees
exist along the east property line. The property slopes upward slightly from west to
east.
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. No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. FOG Analysis
required if food prep on site.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along Ranch Drive and Ranch Blvd. frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
September 9, 2021
ITEM NO.: 15 (Cont.) FILE NO.: Z-9607
3
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
September 9, 2021
ITEM NO.: 15 (Cont.) FILE NO.: Z-9607
4
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing trees
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.
September 9, 2021
ITEM NO.: 15 (Cont.) FILE NO.: Z-9607
5
Planning Division: The request is in the Chenal District. The Land Use Plan shows
Residential High Density (RH) for the requested area. The Residential High Density
(RH) category accommodates residential development of more than twelve (12)
dwelling units per acre. The application is to rezone from MF-18 (Multifamily District
18 units/acre) to C-2 (Shopping Center District) to allow for the future commercial
development of the site. Currently over half of the applicant’s tract is zoned C-2 and
the northern half to third is zoned MF-18. This application would zone the remainder
of the tract to C-2.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
south and southwest of the site. Office (O) is shown on the Plan to the southeast.
Residential High Density (RH) is shown to the north from the site. There is an area of
Mixed Office Commercial (MOC) land use shown on the Plan to the south of the
application 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 area across Ranch Drive is zoned C-2 (Shopping Center District)
and has retail structures on the land. To the west of applicant, across Ranch BLVD.
is C-3 (General Commercial District) land that is currently undeveloped. Office (O)
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities. This
site is a Planned Office Development (POD) with an elementary school on the tract.
The Residential High Density (RH) category accommodates residential development
of more than twelve (12) dwelling units per acre. This land is zoned MF-18 (Multifamily
District 18-units/acre) and developed as a rehabilitation center. The Mixed Office
Commercial (MOC) category provides for a mixture of office and commercial uses to
occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The land to the south is
vacant and zoned C-2. The MOC land to the west, across Ranch BLVD, is zoned
O-2 (Office and Institutional District) with an office building on the land.
Master Street Plan: To the west of the application is Ranch Boulevard and to the
south is Ranch Drive. Both of these streets are Local Streets on the Master Street.
The primary function of Local Streets is to provide access to adjacent properties. 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 III Bike Route shown on Ranch Drive. Bike Routes
require no additional right-of-way, but either a sign or pavement marking to identify
and direct the route.
September 9, 2021
ITEM NO.: 15 (Cont.) FILE NO.: Z-9607
6
H. ANALYSIS:
Ranch Properties, Inc., owner of the 1.235 acre property located at the northeast
corner of Ranch Blvd. and Ranch Drive, is requesting that the property be rezoned
from “MF-18” Multifamily District to “C-2” Shopping Center District. The area proposed
for rezoning is part of a larger tract (2.9 acres total), with the balance of the tract being
currently zoned C-2. The rezoning is proposed for future commercial development of
the tract.
The property is currently undeveloped and mostly grass covered. A few mature trees
exist along the east property boundary. The property slopes upward slightly from west
to east.
The property immediately south of the proposed area to be rezoned is currently zoned
C-2, as are the properties further south along Ranch Blvd. A large POD zoned
development is located to the east. A nursing home-type facility is located on the
MF-18 zoned property to the north. Single family residences are located further north
and northeast. The Baptist Preparatory school campus is located across Ranch Blvd.
to the west, with O-2 and C-3 zoned properties to the southwest.
The City’s Future Land Use Plan designates this property as “RH” Residential High
Density. The proposed C-2 zoning will not require an amendment to the future land
use plan, as the proposed rezoning is only for a small portion of an existing tract which
is currently zoned C-2.
Staff is supportive of the requested C-2 zoning. Staff views the request as reasonable.
The requested rezoning is basically a “clean-up” type issue, as the majority of this
single tract of land is currently zoned C-2. The proposed rezoning will give the entire
tract of land a zoning classification of C-2 and will allow the property to be developed
as such. Staff believes the proposed C-2 zoning will have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-2 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 16 FILE NO.: Z-9609
NAME: Hooligan’s Indoor Shooting Range – PD-C
LOCATION: 19909 Cantrell Road
DEVELOPER:
Shields and Associates
116 Challain Drive
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
James C. Mills – Owner
Brian Martin – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 1.90 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: C-3 and OS
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from C-3/OS to PD-C/OS to allow for
the development of an indoor shooting range.
B. EXISTING CONDITIONS:
A single family residential structure is located at the southeast corner of the property.
The remainder of the property is undeveloped and tree covered.
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
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. If the property will be annexed, a retaining wall can be placed no closer than
5 feet from the property line.
2. In case the property will be annexed, retaining walls designed to exceed 15 ft in
height are required to seek a variance for construction. Provide proposed wall
elevations.
3. Prior to construction of retaining walls, if the property will be annexed, an
engineer's certification of design and plans must be submitted to the City for
approval. After construction, an as-built certification is required for construction
of the retaining wall.
4. 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.
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
6. If the property is annexed, 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.
7. 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.
8. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
9. All driveways shall be constructed per ARDOT details.
10. 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.
11. The final plat should show the streets and drainage improvements to be private.
12. Show proposed driveways and label widths.
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
3
13. Sidewalk should be constructed on the south side of the driveway for pedestrian
access adjacent to the property.
14. Widen the existing driveway to a minimum width of 20 feet per Fire Code, if a fire
hydrant is required to be installed the minimum width should be 26 feet.
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along the road frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
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.
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
5
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.
Front yard is deficient.
3. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-
five (25) feet from the property line. Where such yards abut a street right-of-way, a
fifteen-foot landscaped strip shall be required adjacent to land zoned office and
residential.
Side yard is deficient
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. 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 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.
7. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
6
Planning Division: The request is in the Chenal District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a broad
range of retail and wholesale sales of products, personal and professional services,
and general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The application is to rezone from C-3
(General Commercial District) to PDC (Planned Development Commercial) District to
allow for the development of an indoor shooting range on the site. The application is
within the Highway Design Overlay District.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
north and east of the site. Residential Low Density (RL) is shown to the west and
south from 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. To the east the land is zoned C-3 (General Commercial District) and
is vacant and wooded. The land north, across Cantrell Road, is also zoned C-3 and
vacant/wooded land. There is a Planned Commercial Development (PCD) to the
northeast that is partially developed with a convenience store and drive-through
restaurant. To the immediate west is C-3 land with single-family houses on it. 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. This land to the west and south is a developed single-family subdivision of
the Chenal Valley development.
Master Street Plan: To the north of the application is Cantrell Road and it is show as
a Principal Arterial on the Master Street. 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. This street 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 1.90 acre property located at 19909 Cantrell
Road from “C-3” General Commercial District and “OS” Open Space District to
“PD-C” Planned District – Commercial and “OS” Open Space District. The rezoning
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
7
is requested to allow for the development of an indoor shooting range. The property
is located within the Highway 10 Design Overlay District.
The property is located on the south side of Cantrell Road, approximately 850 feet
west of Chenal Parkway. A driveway from Cantrell Road (within the Cantrell Road
right-of-way) serves as access to the property. A single family residential structure is
located at the southeast corner of the site. The remainder of the property is
undeveloped and wooded. The overall property is comprised of two (2) lots of record.
The south 50 feet of the overall property is zoned OS to serve as an undisturbed buffer
between this C-3 zoned property and the single family residences to the south. The
applicant proposes to maintain the OS zoning and buffer area with this application.
The applicant proposes to develop the site for an indoor shooting range. The applicant
proposes to construct a 15,480 square foot building within the south half of the
property. The proposed building will be located approximately 220 feet back from the
front (north) property line, 79.5 feet from the rear (south) property line and
approximately 30 feet from the east and west side property lines. The structure will
have a two (2) story height. The building should not exceed a height of 35 feet, which
is the maximum height typically allowed in C-3 zones.
The applicant notes that the proposed building will be used as follows:
“a. Updated site plan and building layout will consist of 15 shooting lanes, (10)
lanes at 15 yards, and 5 lanes at 25 yards). Distance of firing line to bullet
stop is 15 and 25 yards respectively.
b. Building will have approximately 6,000 s.f. of retail space for clothing,
firearm accessories, firearms, ammunition, firearm safes, optics, holsters,
eye/ear protection, etc.
c. Approximately 800 s.f. members only lounge, 600 s.f. of office space, 700
s.f. of training room, 800 s.f. of storage space, 500 s.f. of conference
room/break room.”
The applicant notes that the business will have 10 employees. The hours of operation
will be 10:00 a.m. – 7:00 p.m., Monday – Saturday and 11:00 a.m. – 6:00 p.m.,
Sunday.
The proposed site plan shows 58 paved parking spaces between the building and
front property line. A minimum of 37 parking spaces would typically be required to
serve the proposed use. The proposed parking will be sufficient for the development.
There will be a driveway near the northwest corner of the site which will serve as
access to the development.
September 9, 2021
ITEM NO.: 16 (Cont.) FILE NO.: Z-9609
8
The proposed site plan shows a dumpster location at the southeast corner of the
parking lot area. The dumpster area must be screened as per Section 36-523 (d) of
the City’s Zoning Ordinance.
The applicant notes that site lighting will be low-level and directed away from adjacent
properties.
All building setbacks, landscaped areas and buffers will comply with the Highway 10
Design Overlay District standards as found in Section 36-346 of the code. All building
and ground-mounted signage must also comply with the Highway 10 DOD standards
of Section 36-346 (f) (2).
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 PD-C zoning to allow an indoor shooting range at
19909 Cantrell Road. Staff views the request as reasonable. The adjacent properties
to the east, west and north (across Cantrell Road) are currently zoned
C-3. The C-3 zoned parcel immediately to the east is comprised of 21.56 acres and
the property to the north has a total acreage of 30.64. The proposed PD-C zoning
with enclosed commercial use will represent a continuation of the zoning pattern along
this section of Cantrell Road. The applicant notes that the sound created by gun fire
will be absorbed within the building and will not exit the building. The applicant also
notes .... “The community surrounding us will only know we are a shooting range if
they read our sign or enter the building.” As noted previously the existing OS zoned
buffer (50 feet) along the south property line will be maintained with this development.
Staff believes the proposed PD-C development will have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance with
the comments and conditions outlined in paragraphs D, E and F, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open position.
September 9, 2021
ITEM NO.: 17 FILE NO.: Z-9610
NAME: Kum and Go – PD-C
LOCATION: Southeast corner of Cantrell Road and Chenonceau Blvd.
DEVELOPER:
Kum and Go, LLC
1459 Grand Avenue
Des Moines, IA 50309-3005
OWNER/AUTHORIZED AGENT:
Flake Family Trust – Owner
Ozark Civil Engineering (Michael Clotfelter) – Agent
SURVEYOR/ENGINEER:
Ozark Civil Engineering
3214 NW Avignon Way, Suite 4
Bentonville, AR 72712
AREA: 1.51 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: C-3
Variance/Waivers:
1. Variance to allow a lot of less than two (2) acres within the Highway 10 DOD.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 1.51 acre property from C-3 to PD-C to allow for
development of a convenience store with gas pumps.
B. EXISTING CONDITIONS:
The site is currently undeveloped. Some site work has taken place in the past in
anticipation of the property’s development.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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. 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.
2. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
3. 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.
4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
5. 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.
6. Street Improvement plans shall include signage and striping. The City must
approve completed plans prior to construction.
7. On site striping and signage plans should be forwarded to Planning and
Development for approval with the site development package.
8. 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.
9. Per the Master Street Plan, 3 lanes shown should be designed on Chenonceau
Blvd. 1- left, 1-thru, and 1-right. Modifications maybe needed to the median to
provide for this design. If you have any questions, please contact Nat Banihatti,
Traffic Engineering, at 379-1818.
10. Include a left arrow on the pavement, around 30-40 feet from the end of the
median.
11. Coordinate design of traffic signal upgrade with proposed street improvements.
Plans to be forwarded to Traffic Engineering for approval.
12. The proposed Chenonceau Blvd SB left turn lane should be shortened to 75 ft.
stack and 50 ft. taper.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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13. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to the City for approval. After construction, an
as-built certification is required for construction of the retaining wall.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site. FOG Analysis
Required.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along the road frontages.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
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
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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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.
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. Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line. Where such yards abut a street right-
of-way, a fifteen-foot landscaped strip shall be required adjacent to land zoned
office and residential.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
6. 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 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.
7. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
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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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The application is to rezone from C-3
(General Commercial District) to PDC (Planned Development Commercial) District to
allow for the development of a convenience store with gas pumps on the site. The
application is within the Highway Design Overlay District.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
north south and west of the site. Office (O) is shown to the east from 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 land to the north, across Cantrell Road, is partially developed with a branch
bank and a bank headquarters building (Bank OZK). This land is zoned C-3 (General
Commercial District) and PCD (Planned Commercial Development) District. The land
to the south is zoned C-3 (General Commercial District) and developed with a retail
center. The land west of the application area, across Chenonceau BLVD., is also
zoned C-3 and undeveloped. Office (O) category represents services provided directly
to consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities. This land is mostly developed with office buildings
zoned POD (Planned Office Development) District.
Master Street Plan: To the north of the application is Cantrell Road and it is show as
a Principal Arterial on the Master Street. To the west is Chenonceau Boulevard and it
is shown as a Minor Arterial 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. A Minor Arterial
provides connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Chenonceau
Boulevard since it is a Minor Arterial. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
7
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). There is a Class II Bike Route
shown on Chenonceau BLVD. A Bike Lane provides a portion of the pavement for the
sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 1.51 acre property located at the southeast
corner of Cantrell Road and Chenonceau Blvd. from “C-3” General Commercial
District to “PD-C” Planned District – Commercial. The rezoning is requested to allow
for the development of a convenience store with gas pumps. The property is located
within the Highway 10 Design Overlay District. The property is undeveloped and
mostly grass covered. Some site work has taken place in the past in anticipation of
future development.
The property is part of a two (2) lot development, with this lot being 2.11 acres in area,
and the lot to the south being 1.08 acres. As part of the development plan, the
applicant proposes to move the dividing lot line to the north, thereby creating a new
lot of 1.51 acres which is being proposed for development. The dividing lot line is
being moved based on the fact that it runs through the existing building to the south.
Since moving the dividing lot line creates a lot less than two (2) acres in size within
the Highway 10 DOD, a planned zoning development is required for development of
the corner (north) lot.
The applicant proposes to construct a 3,968 square foot convenience store building
within the west half of the property. A gas pump canopy covering six (6) double-sided
gas pumps will be constructed on the east side of the convenience store building.
The proposed building will have an overall height of approximately 18 feet. The
current C-3 zoning allows a maximum building height of 35 feet. The building will be
constructed of fiber cement panels with cast stone panel wainscoting.
The proposed convenience store building will be located 100 feet back from the front
(north) property line, over 60 feet from the rear (south) property line and over 30 feet
from the west side property line. The proposed canopy structure will also be located
100 feet back from the front property line, 40 feet from the rear property line, and over
60 feet from the east and west side property lines.
The proposed site plan shows 26 paved parking spaces, which includes spaces at the
gas pumps. The ordinance would typically require a minimum of 17 spaces for this
proposed development. The proposed parking will be sufficient to serve the proposed
development. There are currently two (2) shared driveways (northeast and southwest
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
8
corners of the lot) which will serve as access to the project. Cross access will exist
between this property and the property immediately south.
The proposed site plan shows a dumpster location on the south side of the
convenience store building. The dumpster area must be screened as per Section
36-523 (d) of the City’s Zoning Ordinance.
The applicant notes that the proposed convenience store will be a 24-hour, seven (7)
days per week operation.
The applicant also notes that site lighting will be low-level and directed away from
adjacent properties.
The applicant is providing the 40 foot landscape area along the front property line as
per the Highway 10 DOD requirements. Planting of trees and shrubs will be required
within this area as per the DOD standards. No berms will be required within this area
based on the current upward slope of the property. The buffers along the east
and south property lines are sufficient. No variances are needed for these buffers
based on the fact that there are cross-access easements along the east and south
property lines.
Areas set aside within the proposed site plan for building, interior and perimeter
landscaping appears to comply with the minimum requirements of Chapter 15
(Landscape Ordinance). The minimum perimeter landscape width requirements
appear to be met with this plan.
All building setbacks, landscaped areas and buffers will comply with the Highway 10
Design Overlay District standards as found in Section 36-346 of the code. All building
and ground-mounted signage must also comply with The Highway 10 DOD standards
of Section 36-346 (f) (2).
The Department of Planning and Development Engineering Division has the following
additional comment:
“With development, the developer will be required to construct a northbound
left turn lane on Chenonceau Blvd. (onto Cantrell Road) as required by the
Master Street Plan. The southbound left turn lane on Chenonceau Blvd. (onto
this property) has been denied by Public Works. The southbound left turn
movement will be permitted to occur with the removal of the small island south
of the main median within Chenonceau Blvd.”
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.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
9
The applicant is requesting a variance from Section 36-346 (a), which requires a
minimum lot size of two (2) acres in the Highway 10 DOD. As noted previously, the
lot is currently 2.11 acres in size, with the dividing south property line running through
the existing building to the south. In order to correct this situation by moving the
dividing lot line, the subject property is reduced from 2.11 acres to
1.51 acres. Staff supports the variance request.
Staff is supportive of the requested PD-C zoning to allow for the development of a
convenience store with gas pumps. Staff views the request as reasonable. The
property is currently zoned C-3 which allows a convenience store with gas pumps as
a permitted use. The fact that the property owner is adjusting the dividing property
line between this property and the property to the south, resulting in the subject
property reducing to less than two (2) acres in area, is triggering the requirement for
the property to be rezoned to PD-C. Staff believes that the proposed development is
appropriate and meets the intent of the Highway 10 DOD.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning and associated lot area
variance, subject to compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
Michael Clotfelter was present, representing the application. There were three (3) objectors
present.
Staff presented the application with a recommendation of approval.
Michael Clotfelter addressed the Commission in support of the application. He briefly
described the project, noting that changes to the intersection of Highway 10 and additional
lanes were approved as part of another earlier submission several years ago. The current
project is also platted with fifty foot (50) buffers along both Highway 10 and Chenoceau
Drives.
Bill Spivey addressed the Commission. He stated that his client (Potlatch Deltic Timber)
opposed the developments impact and changes to the medians along Chenoceau Drive. He
stated that these areas were maintained by his client as an agreement between them and the
city of Little Rock. He noted concerns regarding that no attempt had been made to notify the
Chenal Association of the project, and that the setbacks noted per the submitted site plan do
not meet the requirements for this type of submission. He requested that the application be
deferred so as to permit a review by the Chenal Association and his client.
September 9, 2021
ITEM NO.: 17 (Cont.) FILE NO.: Z-9610
10
Carol Harford addressed the Commission. She stated that her POA was not notified of the
project and that they had concerns regarding the location of the fuel storage tanks and impact
on the neighborhood.
She asked why the surrounding properties were not notified by the City and given an
opportunity to review and approve the proposed project.
Michael Clotfelter addressed the commission. He stated that the project application met all
the city’s minimum requirements for submission and that the fuel tanks were located along
the north side of the property near Highway 10.
There was a discussion by the PC regarding the POA or neighborhood association contact
process, how the ordinance did not require the approvals, and that submission
recommendations by the staff are solely based on the submission meeting the requirements
of the governing ordinance. The PC members noted that the submission was overall
acceptable but there was a lack of clarity on who governed the medians as discussed.
Staff noted how the POA and NA contact process worked, how the city or state mandates the
use of medians per roadway ownership, and that the recommendation of the staff is based
on the compliance of the submission to the requirements in the current ordinance.
Michael Clotfelter addressed the commission. He stated that the modification of the medians
could be adjusted in the final site plan.
There was a motion to approve the application as recommended by staff, including all staff
comments and conditions. The motion passed by a vote of 6 ayes, 3 nays, 1 absent, and
1 open position. The application was approved.
September 9, 2021
ITEM NO.: 18 FILE NO.: Z-9611
NAME: Joyner – Conditional Use Permit
LOCATION: 1016 Rock Street
DEVELOPER:
Joe Joyner
1016 Rock Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Joe Joyner
1016 Rock Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R-4A
VARIANCE/WAIVERS: None requested.
BACKGROUND/REQUEST:
The main dwelling on the property is currently occupied by the owner who has a caretaker
for the property occupying the rear yard cottage. The property is within the MacArthur
Park Historic District and has an R-4A zoning.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a CUP (Conditional Use Permit) to allow the existing
primary dwelling to be utilized as office space, a photography studio, and music
September 9, 2021
ITEM NO.: 18 (Cont.) FILE NO.: Z-9611
2
studio for teaching. The application also requests the use of an existing building
on the property to be used as a low noise woodworking shop to support the violin
shop at 316 East 11th Street.
B. EXISTING CONDITIONS:
The property at 1016 Rock Street contains a single story wood frame structure with
two (2) wood frame accessory buildings behind the main dwelling. On-street
parking is only available and the property is adjoined by an alley to the east and a
landscape CUP zoned lot to the south.
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.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: 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.
September 9, 2021
ITEM NO.: 18 (Cont.) FILE NO.: Z-9611
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a (CUP) conditional use permit to allow for the existing
dwelling and accessory buildings to be used in conjunction and as an expansion
of the existing violin shop on the adjacent property immediately to the south at
316 East 11th Street.
The proposed conditional use permit for the dwelling will contain an office and
photography studio in one dedicated room. The proposed music studio and
teaching area will occupy up to two (2) additional rooms in the main dwelling. The
accessory building located to the east at the rear of the dwelling will be used as a
woodworking shop for the adjacent violin shop.
The woodworking in the shop will primarily be performed by hand tools and have
little or no noise impact on the surrounding dwellings. Also, the work will be limited
to the standard business working hours of 10:00 a.m. to 6:00 p.m. Tuesday through
Saturday with all activities to be completed by 8:00 p.m. Along with the wood shop
another 500 square foot cottage is also located on the property behind the
dwelling. The cottage is currently and will remain occupied by an employee of the
violin shop who serves as an overseer of the property.
No visible changes are proposed to the exterior of the dwelling or property, nor is
any new or additional signage proposed.
The existing dwelling and associated business building around the corner on 11th
Street currently have on-street parking only. The proposal does not include any
additional areas of parking for either location mentioned. The applicant indicates
that the current on-street parking will experience only minimum impact by the new
students attending music lessons at 1016 Rock Street.
Staff is supportive of the conditional use permit to allow the property to be used in
conjunction and as an expansion of the existing violin shop on the adjacent
property immediately to the south at 316 East 11th Street. Uses of the dwelling as
office, music studio and photography studio are permitted C-1 Neighborhood
Commercial uses. Staff believes that there will be no adverse impact on the
surrounding neighborhood from the minimal increase in both pedestrian and
vehicular traffic.
September 9, 2021
ITEM NO.: 18 (Cont.) FILE NO.: Z-9611
4
I. STAFF RECOMMENDATION:
Staff recommends the approval of the requested CUP, subject to compliance with
the comments and conditions outlined in paragraph E, and the staff analysis, of
the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 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 9 ayes, 0 nays and 1 absent and 1 open
position.
September 9, 2021
ITEM NO.: 19 FILE NO.: LU19-01
Name: Central Land Use Plan Amendment Package
Location: I-630 to I-30, I-430 to Union Pacific Railroad
Request: Various
Source: Staff
PROPOSAL / REQUEST:
The Planning and Development Staff began reviewing the area between I-630 and I-30
from I-430 to the Union Pacific Railway in the late spring of 2019. As part of the City’s
efforts to keep our Future Land Use Plan current, Staff reviewed land use designations
contained with the land mall between I-630 to I-30 and I-430 to the Union Pacific rail line
(extending from the Arkansas River to just west of the State Capitol complex).
The existing development pattern, as well as existing zoning and recent re-classification
actions were reviewed. Letters were sent to all neighborhood associations in the area
asking for suggested changes in the area in early April 2019. In June after receiving only
informational contacts, Staff began field reviews. Staff aggregated the study area into
eleven (11) unique areas that required discussion with the Planning Commission.
This package of amendments contains discussion on the eleven areas were Staff
recommends changes:
Area 1 is an area south of Kanis Road, between Leander Drive and Labelle Drive.
The change is from Residential Low Density and Mobile Home to Residential
Medium Density.
Medium Density Residential 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.
Area 2 is four areas between Fourche Creek and Mabelvale Pike from Herrick Lane
east to Loretto Lane.
• Change 2A is generally along the south floodway of Fourche Creek the entire
length of the amendment area. The change is from Residential Low Density and
Medium Density Residential to Park/Open Space.
Park/Open Space includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land.
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
2
• Change 2B is from the end of Winston Drive north to the Floodway of Fourche
Creek. The change is from Residential Low Density and Light Industrial to
Park/Open Space.
Park/Open Space includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land.
• Change 2C is an area generally north of Mabelvale Pike and west of Mabelvale
Drive. The change is from Residential Low Density to Light Industrial.
The Light Industrial category provides for light warehouse, distribution or storage
uses, and/or other industrial uses that are developed in a well-designed "park like"
setting.
• Change 2D is an area north of Mabelvale Circle and west of Mabelvale Pike. The
change is from Light Industrial to Park/Open Space.
Park/Open Space includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land.
Area 3 is two areas generally either side of the Union Pacific Railroad from 12th Street to
11th Street.
• Change 3A is east of the Union Pacific Railroad and north of 12th Street. The change is
from Light Industrial to Commercial.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
• Change 3B is south of West 11th Street between Appianway Street and the Union Pacific
Railroad. The change is from Light Industrial to Mixed Use.
The Mixed-Use 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.
Area 4 is either side of 12th Street and Woodrow Street. The change is from Mixed Use
to Commercial.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they serve.
Area 5 is located at the southwest corner of West 14th Street and South Woodrow Street.
The change is from Residential Low Density to Mixed Use.
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
3
The Mixed Use 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.
Area 6 is four areas generally between Woodrow Street and the Union Pacific Railroad,
from Asher Avenue north to 17th Street.
• Change 6A is located at the northeast corner of South Woodrow Street and West 16th
Street. The change is from Industrial to Mixed Use.
The Mixed-Use 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.
• Change 6B is between Woodrow Street and the Union Pacific Railroad, generally from
West 19th Street to north of West 17th Street. The change is from Industrial to Service
Trades District.
The Service Trades District category provides for a selection of office, warehousing, and
industrial park activities that primarily serve other office service or industrial businesses.
The district is intended to allow support services to these businesses and to provide for
uses with an office component. A Planned Zoning District is required for any development
not wholly office.
• Change 6C is between Woodrow Street and the Union Pacific Railroad, generally from
West 19th Street south to West Charles Bussey Avenue. The change is from Industrial
to Light Industrial.
The Light Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well-designed "park like" setting.
• Change 6D is between Woodrow Street and the Union Pacific Railroad, generally from
West Charles Bussey Avenue south to Asher Avenue. The change is from Industrial to
Commercial.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve.
Area 7 is west of South Woodrow Street, between West Charles Bussey Avenue and
West 16th Street. The change is from Residential Low Density to Residential Medium
Density.
Medium Density Residential 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.
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
4
Area 8 is northeast of Interstate 430 and David O’Dodd Road. The change is from
Residential Medium Density to Public Institutional.
The Public Institutional category includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations, churches,
utility substations, and hospitals.
Area 9 is west of Shackleford Road, south and west of Clearwater Drive and along and
west of Shackleford Ridge Road. The change is from Suburban Office and Service
Trades District to Light Industrial.
The Light Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well-designed "park like" setting.
Area 10 is along and east of Interstate 430 and south of Talley Road. The change is from
Suburban Office to Residential Medium Density.
Medium Density Residential 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.
Area 11 is south of Colonel Glenn Road and east of Talley Road. The change is from
Light Industrial to Commercial.
The Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they serve.
ANALYSIS:
The Planning and Development Staff began reviewing the area between I-630 and I-30
from I-430 to the Union Pacific Railway in the late spring of 2019. The existing
development pattern, as well as existing zoning and recent re-classification actions were
reviewed. Letters were sent to all neighborhood associations in the area asking for
suggested changes in the area in early April 2019. In June after receiving only
informational contacts, Staff began field reviews.
After field visits and discussions, Staff identified only a few ‘clean-up’ changes needed
within the area and identified affected property owners. All the affected property owners
were contacted about the possibility of changing the Land Use Plan designation of their
property in early September 2019.
In addition, the neighborhood based groups were also notified of the proposed changes
and invited to comment. Staff received little comment as a result of this notice letter.
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
5
Area 1 is an area south of Kanis Road,
between Leander Drive and Labelle
Drive. The change is from Residential
Low Density and Mobile Home to
Residential Medium Density.
To the west, south and north is generally
R-2 (Single Family District) zoning. The
land to the west and north are large
tracts either vacant or with a house. To
the southwest is a single-family
subdivision and to the south is vacant
wooded land. To the east is the Parham Point Apartments, zoned MF18 (Multifamily
District 18 units/acre). To the north across Kanis Road is Kanis Park zoned PR (Park
District).
The area proposed for the Land Use Plan change is zoned PRD (Planned Residential
Development) District. Popular Grove, a multifamily development including rehabilitation
service, was constructed in 2018 on this site. This use pattern is not likely to change,
thus Residential Medium Density more accurately represents the current and future use
of the land.
Area 2 is four areas between Fourche Creek and Mabelvale Pike from Herrick Lane east
to Loretto Lane.
• Change 2A is generally along the south floodway of Fourche Creek the entire length of
the amendment area. The change is from Residential Low Density and Medium Density
Residential to Park/Open Space.
To the north, east and west is R-2 (Single Family District) zoning and is largely the Fourche
Creek floodway/floodplain which is vacant and wooded. To the south is R-2 (Single Family
District) and I-2 (Light Industrial District) zoning mostly vacant and wooded.
The change area is zoned R-2 (Single Family District). Since this land is all Foodway land
it should remain open space and undeveloped.
• Change 2B is from the end of Winston Drive north to the floodway of Fourche Creek. The
change is from Residential Low Density and Light Industrial to Park/Open Space.
To the west, south, north and northeast is the R-2 (Single Family District). To the south
is a single-family subdivision. The land to the north, west and northeast is all vacant and
wooded. To the south is I-2 (Light Industrial District) zoning that is wooded and vacant.
The change area is zoned R-2 (Single Family District). The change is proposed to
delineate a line between a future industrial area and a future single-family area.
Figure 1: Area 1 zoning
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
6
Figure 2: Area 2 zoning
Change 2C is an area generally north of Mabelvale Pike and west of Mabelvale Drive.
The change is from Residential Low Density to Light Industrial.
To the north, east and south is I-2 (Light Industrial District). This land is all
undeveloped. The area to the south and north wooded and the land to the east
cleared. To the east a building was constructed in 2020 with an excavation
business on the parcel.
To the west is R-2 (Single Family District) land. This land is vacant and wooded.
The change area is zoned R-2 (Single Family District). It is vacant and wooded.
Since there is industrially zoned land surrounding this tract on three sides and
access is likely to be via this industrial land, it is more likely that an industrial
development rather than a single-family future development would occur on the
land.
• Change 2D is an area north of Mabelvale Circle and west of Mabelvale Pike. The
change is from Light Industrial to Park/Open Space.
The land to the north and east is zoned R-2 (Single Family District). It is generally
undeveloped. There is a homestead to the north of the proposed change. To the
south and west is I-2 (light Industrial District) zoned land. This land is mostly
vacant and wooded. The land to the west is also part of the floodway Plan change
in section ‘A’ of this amendment.
The ‘2D’ change is proposed to delineate a line between a future industrial area
and a future single-family area.
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
7
Staff identified two corridors for addition review and development of possible
amendments. The first was the Woodrow Corridor from Interstate 630 to Asher Avenue.
The second was the Shackleford Road Corridor from Colonel Glenn Road to Stagecoach
Road. Woodrow was chosen due to the high amount of Industrial Land Use and zoning
in the corridor with the large number of underutilized properties. Both vacant land and
buildings are found in the corridor. The questionable need for industrial and whether
higher than Residential Low Density use should be shown along Woodrow were some of
the reasons for review of the corridor. Shackleford Road Corridor has not seen
development in the last couple of decades and large areas of undeveloped land shown
for Suburban Office, Office, Service Trades District and Light Industrial are on the Plan.
Staff wished to review the area and determine if changes in Land Use might be
appropriate in order to encourage future development within the area. Development
patterns in several other sections of the City were used to help determine if there might
be an over supply of a particular Land Use classification. For both corridors, all the
affected property owners were contacted about the possibility of changing the Land Use
Plan designation of their property in early December 2019. In addition, the neighborhood
based groups were also notified of the proposed changes and invited to comment. Staff
received little comment as a result of this notice letter in the Woodrow corridor. Within
the Shackleford Road Corridor there was opposition from both property owners and
neighborhood groups for a change west of Shackleford Road just north of Stagecoach
Road from Service Trades District to Residential Medium Density. This proposed change
was removed from the package.
Within the Woodrow corridor five change areas were developed for consideration
(Areas 3 through 7).
Area 3 is two areas generally either side of the Union Pacific Railroad from 12th Street
to 11th Street.
• Change 3A is east of the Union Pacific Railroad and north of 12th Street. The change is
from Light Industrial to Commercial.
To the south across 12th Street is I-2 (Light Industrial District) zoning with a
childcare and mixed commercial use building. To the east is C-3 (General
Commercial District) zoned land (the same ownership) that is an open parking
area. To the northeast is a PDI (Planned Development Industrial) district (the same
ownership) with a warehouse/industrial building. Across the Union Pacific railroad
tracts to the west is more C-3 (General Commercial District) with a single-family
house and church building. The change area is I-2 (light Industrial District). The
building that occupies this land is an older commercial/warehouse type of building.
• Change 3B is south of West 11th Street between Appianway Street and the Union Pacific
Railroad. The change is from Light Industrial to Mixed Use.
To the north across 11th Street is I-2 (Light Industrial District) zoned land with a
sheet metal shop, bus company and both vacant lots and lots with single-family
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
8
houses on them. To the west is R-3 (Single Family District) and R-4 (Two Family
District) zoned land. There are duplexes and single-family houses on this land, as
well as vacant lots. To the south is C-3 (General Commercial District) zoned land
with a single-family house and church building. To the east across the Union
Pacific railroad tracts is PDI (Planned Development Industrial) district zoned land
with a fabric treatment business. The change area is zoned I-2 (Light Industrial
District).
The land is platted residential lots which are vacant or have a house on it. Due to
the size of the existing lots, industrial use is not a reasonable with considering the
large setbacks, parking, etc. requirements. If the lots are going to redevelopment
to a non-residential use office is a more reasonable use with the platted land.
Figure 3: Area 3 and 4 zoning
Area 4 is either side of 12th Street and Woodrow Street. The change is from Mixed Use
to Commercial.
To the northeast is I-2 (Light Industrial District). The land is platted residential lots which
are vacant or have a house on it. To the north is R-3 (Single Family District) and R-4
(Two Family District) zoned land. There are single-family houses, duplexes and vacant
lots in this area. To the south across 12th Street is C-3 (General Commercial District)
zoned land. There is a convenience store and commercial uses on these parcels. To the
west and northwest is R-2 (Single Family District) zoned land with single-family houses.
To the southwest is R-4 (Two Family District) and R-3 (Single Family District) zoned land.
To the east is C-3 (General Commercial District) zoned land. There are commercial
structures on this land.
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
9
The change area is zoned C-3 (General Commercial District). There is a liquor store,
beauty supply store, auto service business and other commercial uses on this land. This
pattern is not likely to change in the near future.
Area 5 is located at the southwest corner of West 14th Street and South Woodrow Street.
The change is from Residential Low Density to Mixed Use.
To the northwest, west, south and northeast is R-3 (Single Family District) and R-4 (Two
Family District) zoned land. Most of these lots have single-family houses on them, with
a few vacant lots and an occasional duplex. To the north is O-3 (General Office District)
zoned land with two single-family houses. To the southeast across Woodrow is a PCD
(Planned Commercial Development) district which has expired. This land is currently
vacant.
The change area is zoned O-3 (General
Office District) and C-1 (Neighborhood
Commercial District). There is a tax office
and a single-family house on these
properties. The Mixed Use category would
allow continued single-family use, but also
provides office and commercial options.
Since the property already has commercial
and office zoning and an office use, the
Mixed Use classification would appear to
provide the best option for this property.
Area 6 is four areas generally between Woodrow Street and the Union Pacific Railroad,
from Asher Avenue north to 17th Street.
• Change 6A is located at the northeast corner of South Woodrow Street and West 16th
Street. The change is from Industrial to Mixed Use.
To the north is O-3 (General Office District) zoned land with a church located on
the property. To the northeast, east and south is I-2 (Light Industrial District) zoned
land. The land to the northeast and east is former outdoor storage property that is
unused and overgrown. To the south are two single-family houses a vacant
residential lot and more unused and overgrown former outdoor storage property.
To the west is R-3 (Single Family District) and R-4 (Two Family District) land. Many
of these parcels are vacant. There are also single-family houses and a few
duplexes on the parcels.
The change area is zoned I-2 (Light Industrial District). This property has been
used as a contractor’s yard but currently is the home of a motorcycle club. With
the church next door and lower density residential uses to the west a less intensive
use would seem more appropriate. Mixed Use would provide both office and
commercial options for redevelopment of this site.
Figure 4: Area 5 zoning
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
10
• Change 6B is between Woodrow Street and the Union Pacific Railroad, generally from
West 19th Street to north of West 17th Street. The change is from Industrial to Service
Trades District.
To the north is R-3 (Single Family District) and PCD (Planned Commercial
Development) district zoned land. The R-3 zoned land is either single-family
houses or vacant parcels. The PCD is expired and vacant land. To the west is O-
3 (General Office District) and I-2 (Light Industrial District) zoned land east of
Woodrow and R-3 (Single-Family District) zoned land west of Woodrow. The O-3
land is a church. The I-2 land is a motorcycle club. With the R-3 land being a
single-family subdivision mostly houses with some vacant lots. To the south is I-3
(Heavy Industrial District) zoned land. The uses are an industrial linen cleaning
business, a printing company and a warehouse building. To the east across the
Union Pacific rail line is I-2 (Light Industrial District) and I-3 (Heavy Industrial
District) zoned land. Some of this land is vacant, there is an electric contractor’s
yard and a couple of small warehouse buildings on portions on the area.
The change area is zoned I-2 (Light Industrial District) and I-3 (Heavy Industrial
District). The I-2 portion is mostly overgrown and unused. There are two single-
family houses also on this land. The I-3 zoned land is a large vacant metal
warehouse building, a glass contractor, a used vehicle business, a convenience
store, and two brick warehouse buildings with multiple lease spaces. Much of the
property is vacant or vacant buildings. The buildings were built for an industrial or
heavy commercial use. There is no rail access to this land and there are single-
family houses in close proximately.
Some form of office/warehouse or other office and support uses would seem most
appropriate for redevelopment of the land, making Service Trades District most
appropriate.
• Change 6C is between Woodrow Street and the Union Pacific Railroad, generally from
West 19th Street south to West Charles Bussey Avenue. The change is from Industrial
to Light Industrial.
To the north is I-3 (Heavy Industrial District) zoned land. Two older
warehouse/commercial building and a convenience store are on the land. The
warehouse/commercial structures have been sectioned off for smaller commercial
and warehouse uses. These buildings appear to be underutilized. To the south
is I-2 (Light Industrial District) land. There are three single-family houses, a
commercial structure recently converted for an auto related use, and ruins of two
former businesses on this land. To the west is R-3 (Single Family District) and R-
4 (Two Family District) zoned land. This is an older single-family subdivision with
a few duplexes. To the southwest is a cemetery. Across the Union Pacific Rail
line to the east is I-2 (Light Industrial District) zoned land. There are three small
warehouse/commercial use buildings and several residentially platted lots (all but
one being vacant).
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
11
The change area is zoned I-3 (Heavy Commercial District). There is a commercial
cleaning company, printing company and vacant warehouse space on this land.
The cleaning company and printing company are not likely to relocate, and a Light
Industrial designation would be appropriate for these uses.
• Change 6D is between Woodrow Street and the Union Pacific Railroad, generally
from West Charles Bussey Avenue south to Asher Avenue. The change is from
Industrial to Commercial.
To the north is I-3 (Heavy Commercial District) zoned land. There is a commercial
cleaning company, printing company and vacant warehouse space on this land.
To the west and south is R-3 (Single Family District) zoned land. There are
cemeteries both to the west and south of the site. To the east across the Union
Pacific Railway is C-3 (General Commercial District) and I-2 (Light Industrial
District) zoned land. The C-3 land is vacant. The I-2 land has a commercial
structure on it which has been used for retail.
The change area is zoned I-2 (Light Industrial District). There are three single-
family houses on a portion of the area. An auto related used has recently opened
in the southeast corner of the area. Much of the area is vacant or the abandoned
remains of a janitorial business.
Since this is at the intersection of two Arterials in an under serviced portion of the
city, a change in use to Commercial might provide needed additional opportunities
for retail and service uses for the surrounding community.
Figure 5: Area 6 and 7 zoning
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
12
Area 7 is west of South Woodrow Street, between West Charles Bussey Avenue and
West 16th Street. The change is from Residential Low Density to Residential Medium
Density.
To the north, south and west is R-3 (Single Family District) with some R-4 (Two Family
District) zoning. This is a large single-family subdivision with single-family houses, a few
vacant lots and a few duplexes. To the south is a cemetery. To the east is I-2 (Light
Industrial District) and I-3 (Heavy Industrial District). On the I-2 land there are two single-
family houses and overgrown former open storage areas. The I-3 zoned land is a large
vacant metal warehouse building, a glass contractor, a used vehicle business, a
convenience store, and two brick warehouse buildings with multiple lease spaces.
The change area is zoned R-3 (Single Family District) with a couple of lots zoned R-4
(Two Family District). In the northern third of the area there were several vacant lots.
Single-family houses and duplexes can be found on the remaining lots. With the
increasing number of vacant lots and boarded houses along Woodrow and industrial and
heavy commercial uses on the east side of Woodrow; allowing more density as a way to
help with redevelopment would seem appropriate.
Within the Shackleford Road Corridor, four (4) change areas were identified
(Areas 8 through 11)
Area 8 is northeast of Interstate 430 and David O’Dodd Road. The change is from
Residential Medium Density to Public Institutional.
To the north, south, east and west is R-2 (Single Family District) zoned land. To the north
is vacant wooded land. East of the site is a partially development single-family subdivision
with some vacant wooded land. South, across David O Dodd Road is large tract single
family with a quadplex. West, across Interstate 430 is vacant land and a single-family
house. To the northeast is a POD (Planned Office Development) district. Some
preliminary work has been done but the construction of the proposed in- and out-patient
psychological facility has not begun.
The change area is zoned R-2 (Single Family District). In 2019 a church was constructed
on the site. The use of the site as a church is not likely to change in the near or mid-
range. This makes a change to Public Institutional a logical action.
Area 9 is west of Shackleford Road, south and west of Clearwater Drive and along and
west of Shackleford Ridge Road. The change is from Suburban Office and Service
Trades District to Light Industrial.
To the north and west is R-2 (Single Family District) zoned land. This property is mostly
wooded and vacant. There is a single-family house to the north as well. To the south is
a POD (Planned Office Development) district. Some preliminary work has been done but
the construction of the proposed in- and out-patient psychological facility has not begun.
To the east and northeast is I-1 (Industrial Park District) zoned land. The ‘clearwater’
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
13
service yard for Little Rock Water Reclamation is on this land. There are also several
office/warehouse buildings and the administrative office for Water Reclamation on this
land.
The change area is zoned R-2 (Single Family District), I-2 (Light Industrial District) and
PID (Planned Industrial Development) district. A portion of the R-2 land is owned by Little
Rock Water Reclamation for future expansion. The southern portion is an expired PID
(Planned Industrial Development) district that is wooded and vacant. The developed
portion is zoned I-2 (Light Industrial District) and has two businesses located on it. The
has been no demand for Office or Service Trades District uses in this area and based on
other portions of Little Rock there is an over supply of Office use in this area. There is
some industrial zoning within the area. Over half of the area shown for Light Industrial
has been developed. So some additional Light Industrial Use over Suburban Office and
Service Trades makes some since.
Figure 6: Areas 8 - 10 zoning
Area 10 is along and east of Interstate 430 and south of Talley Road. The change is from
Suburban Office to Residential Medium Density.
To the north is O-3 (General Office District) zoned land with a private college in an office
building. To the south, southwest, and east are areas zoned R-2 (Single Family District).
To the south is a church while across Interstate 430 to the southwest is vacant wood land.
Most of the land to the east is vacant and wooded. However, there is a house with several
acres of cleaned land around it in this location as well. To the northwest across Interstate
430 is land zoned C-3 (General Commercial District) and C-4 (Open Display Commercial
District). Much of this land has been development with auto dealerships. To the
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
14
southeast is land zoned POD (Planned Office Development) district and PID (Planned
Industrial Development) district (expired). Both are currently wooded and vacant.
The area of change is zoned R-2 (Single Family District). The land is primarily wooded
and vacant with a single-family house at the northern end of the area. As noted before
there has been not office development in the area. There is an over-supply of proposed
office based on the typical land use distributions from six developed area of the City. A
large area of Residential Medium Density is being lost with this amendment for a church
site. So, the addition of some Residential Medium Density in the area would be
appropriate.
Area 11 is south of Colonel Glenn Road and east of Talley Road. The change is from
Light Industrial to Commercial.
To the west is C-3 (General Commercial District) and C-4 (Open Display Commercial
District) zoned land. Most of this land is developed with retail uses, hotel and an auto
dealership. To the north, south and east is I-1 (Industrial Park District), PID (Planned
Industrial Development) district and I-2 (Light Industrial District) zoned land. The land to
the north is across Colonel Glenn Road and developed with office/warehouse structures.
The I-1 use land to the east is vacant and wooded. The I-1 and PID land to the south is
partially developed with contractor offices and a private school.
The area of change is zoned
R-2 (Single Family District).
This land is wooded and
vacant. Most of the area
shown for Commercial use on
the Plan is already developed
in this area. After the change
there will still be undeveloped
areas shown for Light
Industrial on the Plan. A
change to increase the supply
of commercial in this area
seems appropriate with the
current lack of supply and
availability of Light Industrial.
NEIGHBORHOOD COMMENTS:
Staff reviewed all the comments received in the winter of 2020. Then the COVID
shutdowns started, and the effort was put aside. In May 2021, it was decided to restart
the Plan review process. All property owners and neighborhood groups were noticed of
the proposed changes in late May 2021. A mid-June 2021 response was requested on
the proposed changes. Only one comment was received.
Figure 7: Area 11 zoning
September 9, 2021
ITEM NO.: 19 (Cont.) FILE NO.: LU19-01
15
Notices were sent to the following neighborhood associations: Barrow Action Group,
Capitol Hill NA, Central High NA, Coalition of Little Rock Neighborhoods, Goodwill NA,
Greenwood Acres HOA, John Barrow NA, Kanis Village POA, Leander NA, Love NA,
Pecan Lake POA, Pine to Woodrow NA, South Brookwood Ponderosa NA, South West
LR United for Progress, Stagecoach Dodd NA, Stephens Area Faith NA, Tall Timber
HOA, Town and Country NA, Water’s Edge NA and Woodridge Estates NA
Letters were sent to approximately 92 property owners in the area. Staff received several
informational calls from area residents as a result of the initial September mailing and
December 2019, as well as some comments of support for the proposed change.
The renotification mailing on May 26, 2021 was sent to approximately 87 property owners
and area neighborhood associations to remind them of the proposed package and ask
for comment.
Notice of the public hearing was sent August 13, 2021 to the same group of property
owners and neighborhood association for this meeting.
STAFF RECOMMENDATIONS:
This package of amendments is designed to make the Future Land Use Plan more
reflective of current and likely mid-term future uses for this area. Staff recommends
approval of the amendment package as presented.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The Item was placed on consent agenda for approval. By a vote of 9 for, 0 against,
1 absent, and 1 vacant position the consent agenda was approved.
PLANNING COMMISSION VOTE RECORD
DATE: September 9, 2021 4:0013M
Minutes
Consent Agenda
1, 2, 3, 4, 5, 6, 6.1, 7, 8,
9, 10, 11, 11.1, 12, 13,
14, 14.1, 15, 16, 18, 19
RegularAgenda
MEMBER
A
1.1
17
BERRY, CRAIG
A
A
A
A
A
BETTON, HAROLD MD
✓
✓
✓
✓
✓
BROOKS, DERICK
✓
✓
✓
✓
✓
HAMILTON, SCOTT - Chair
✓
✓
✓
✓
✓
HART, TODD
✓
✓
✓
✓
✓
HAYNES, MARLON D.
✓
✓
✓
✓
✓
RAHMAN, ROBBIN - V. Chair
✓
✓
✓
✓
•
THOMAS, DIANA M.
✓
✓
✓
✓
•
VICKERS, MICHAEL
✓
✓
✓
✓
✓
VOGEL, ROBBY
✓
✓
✓
R
•
* Open Position*
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
* Open Postion
Meeting Adjourned 5 : 32 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
September 9, 2021
There being no further business before the Commission, the meeting was adjourned
at 5:32 p.m.
Date
Chairman Secretary