pc_09 12 2024
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
SEPTEMBER 12, 2024
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Michael Vickers
Joshua Baxter
Jimmy Brown
Todd Hart
Norman Hodges, Jr.
Alicia McDonald
Steven Person
Ahmed Samad
Robby Vogel
Members Absent: Jeremiah Russell
Open Positions: One (1)
City Attorney: Cameron Bowden
III. Approval of the Minutes of the August 8, 2024 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
SEPTEMBER 12, 2024
I. OLD BUSINESS:
Item Number: File Number: Title:
1. S-1963 King’s Crossing Phase 1 – Preliminary Plat
Southeast of the south end of Copper Drive
2. S-1976 Lot 9 and a portion of Lot 8, Block 281, Original City of Little
Rock – Replat
1516 S. Ringo Street
3. Z-10019 1st Responders ECDC Daycare – Conditional Use Permit
5217 Mabelvale Pike
4. Z-10022 AYS Global Duplex – Conditional Use Permit
1912 Dennison Street
II. NEW BUSINESS:
Item Number: File Number: Title:
5. S-1978 Lots 11R & 12R, Block 58, Original City of Little Rock –
Replat
417 E. 10th Street
6 S-1979 Ali Addition – Preliminary Plat
7520 N. Chicot Road
7. Z-10037 Nunn Duplex – Conditional Use Permit
1001 Dennison Street
8. Z-10039 Phillips Duplexes – Conditional Use Permit
3222 Bishop Street
Agenda, Page Two
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
9. Z-10040 Phillips Duplex – Conditional Use Permit
2113 S. Martin Street
10. Z-10031 Rezoning from C-2 to C-3
South of 7 Office Park Drive
11. LU2024-19-01 Land Use Plan Amendment – Chenal Planning District
Southeast and Southwest Corners of Highway 10 &
Chalamont Drive
11.1 Z-10036 Rezoning from R-2 to C-1 & OS
Southeast & Southwest Corners of Highway 10 &
Chalamont Drive
12. Z-7595-A L & A Enterprise – PD-R
1801 Aldersgate Road
13. Z-8911-A De La Rosa – Revised PCD
9123 Chicot Road
14. Z-9407-C Village at Whispering Valley – Revised PRD
South side of Quartz Rock Drive at Slate Rock Drive
15. Z-9904-A CSA Logistics – Revised PD-C
8801 Dreher Lane
16. Z-10024 Vargas Body Shop – PD-C
8415 Scott Hamilton Drive
17. Z-10038 Gregory – PD-R
709-717 W. 32nd Street
18. MSP2024-01 Master Street Plan Amendment – Removal of a portion of
West 57th Street between Geyer Springs Road and
Mabelvale Pike
September 12, 2024
ITEM NO.: 1 FILE NO.: S-1963
NAME: King’s Crossing Phase 1 – Preliminary Plat
LOCATION: Southeast of the south end of Copper Drive
DEVELOPER:
Layman Lane 6, LLC
12521 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Copper Run 6, LLC – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 4.11 acres NUMBER OF LOTS: 18 FT. NEW STREET: 760 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 4.11 acres of property into 18 lots for single
family residential development. The property is zoned R-2 and will be accessed
via White Oak Circle/Copper Drive, through Copper Run Subdivision Phase 6.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or
to answer any questions. Permit cost is based on total project area at
$100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for
the first acre and $100.00 for each additional acre for project greater than
1 acre.
4. The Department requires three (3) phase sediment and erosion control
(SEC) plans to be submitted for all construction projects showing best
management practices (BMPs) for mitigating sediment runoff and erosion
along with vegetation specifications for temporary and permanent soil
stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping,
clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall
show SEC BMPs during construction of utilities, buildings, roadway
infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show
SEC BMPs for final grading, seeding, and landscaping of the site.
5. Sediment and Erosion Control plans shall also show the pertinent
information as outlined in ADEQ ARR150000 Permit Part II section A-4-H
(1-14) and Part II section A-4-I-2 (A-B).
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
3
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
8. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes and curb
inlets are located within the development also. Additionally, provide profile
and cross- sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. Delineation of the drainage areas pre and post
construction with respective discharges via rational method shall also be
shown. The preliminary plat shall also contain all information as outlined in
City Code Sec. 31-89 and 31-90.
9. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
11. Per City Rev. Code 31-403 the Department requires street lighting plans to
be submitted to the Department for review and approval before filing and
recording of the final plat for the subdivision. The street lighting plans
required shall include conduit and pull/junction box locations, street luminaire
locations and mounting heights, wire sizes, current photometric data for the
proposed fixtures, and subdivision street photometrics using the proposed
fixtures that meet AASHTO Roadway Lighting Design Guide standards.
12. Department engineering staff are required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to recording of the final plat.
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
4
13. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy
of the information within this report.
14. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets , City’s Master
Street Plan (2018), and City’s Standard Details for street and drainage
facilities improvements (2015).
15. Street stormwater and detention infrastructure design standards shall
comply with the City’s Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
16. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
17. Submit a clearer, legible preliminary plat for staff’s review.
18. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall
be repaired by the responsible party prior to the issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Submit the wastewater infrastructure
plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No objections to the preliminary plat.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
5
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
6
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
7
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Master Street Plan:
Copper Dr is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Copper Dr is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to subdivide 4.11 acres into 18 lots for single family
residential development. The property is zoned R-2 and is currently undeveloped
and wooded. The property will be accessed via White Oak Circle/Copper Drive,
through Copper Run Subdivision Phase 6. This proposed subdivision will be
developed in one (1) phase.
The proposed subdivision will have a minimum lot size of 6,000 square feet and
average lot sizes of 50 feet by 120 feet and 62.5 feet by 125 feet. The subdivision
will contain approximately 760 linear feet of new streets. Sidewalks will be located
along White Oak Circle and Ironwood Way. A temporary turn-around will be
located at the south end of White Oak Circle.
The applicant proposes the following minimum building setbacks for the
subdivision:
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
8
Front – 25 feet
Rear – 25 feet
Sides – 10-% of the average lot width
The applicant is requesting no variances with this preliminary plat application.
To staff’s knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The proposed
single family subdivision should have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions noted in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
The application was deferred to the June 13, 2024 Planning Commission Agenda at the
request of the City Attorney’s office. The deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 1. (S-1963) was deferred to the September 12, 2024, agenda due to further legal
issues. The deferral will not be charged to the applicant.
September 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
9
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
September 12, 2024
ITEM NO.: 2 FILE NO.: S-1976
NAME: Lot 9 and a portion of Lot 8, Block 281, Original City of Little Rock – Replat
LOCATION: 1516 S. Ringo Street
DEVELOPER:
E and Y Development, LLC
319 Valmar Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
E and Y Development, LLC – Owner
Holloway Engineering – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 0.258-acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. Variance to allow reduced lot width.
2. Variance to allow reduced lot area.
3. Variance to allow increased lot width-to-depth ratio.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat the north half of Lot 8 and all of Lot 9, Block 281,
Original City of Little Rock into three (3) lots for the construction of three (3) single
family residences.
September 12, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1976
2
B. EXISTING CONDITIONS:
The property is currently occupied by a single family residence which will be
removed from the site. An alley right-of-way is located along the rear (west)
property line.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. How and where will driveway access and off-street parking be accommodated
for each proposed lot?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
September 12, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1976
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to replat the north half of Lot 8 and all of Lot 9, Block 281,
Original City of Little Rock into three (3) lots for the construction of three (3) single
family residences. The property is currently occupied by a single family residence
which will be removed from the site. An alley right-of-way is located along the rear
(west) property line.
The proposed lot sizes are as follows:
Lot 8A – 24.99 feet by 149.8 feet
3,743 square feet (0.086 acre)
September 12, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1976
4
Lot 8B – 24.99 feet by 149.8 feet
3,743 square feet (0.086 acre)
Lot 8C – 24.99 feet by 149.8 feet
3,743 square feet (0.086 acre)
Section 36-256 (d) (4) of the City’s Zoning Ordinance requires a minimum lot width
of 70 feet and a minimum lot area of 7,000 square feet for lots in the R-4 zoning
district. The applicant is requesting variances from this ordinance requirement to
allow reduced lot width and area.
Section 31-232 (b) of the Subdivision Ordinance allows a residential lot to be no
more than three (3) times as deep as it is wide. The applicant is requesting a
variance from this requirement to allow increased lot width-to-depth ratio for each
lot.
Staff is supportive of the requested replat to allow for the construction of three (3)
single family homes. There are examples of other small lots, lot splits and lot
recombinations within this general area. Staff believes that the replat request is
reasonable.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed replat, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item and a recommendation of approval as outlined in the “staff analysis” above.
There were four persons registered in opposition. Lowell Dillard Jr, Anthomy Cimino, Mia
Foreman and Angel Burt spoke concerning issue of overcrowding on one lot
and concerns that the historic nature of the neighborhood would be altered. After
considerable discussion the applicant requested a deferral to the August 8, 2024 agenda
in order to discuss the plans with the surrounding neighborhood. There was a motion to
defer. There was a second. The vote was 6 ayes, 1 nay and 4 absent. The application
was deferred to the August 8, 2024 agenda.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 3. (S-1976) was deferred to the September 12, 2024, agenda as the applicant failed
to complete notifications to surrounding property owners.
September 12, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1976
5
STAFF UPDATE:
After further review of this application and ordinance criteria, it has been determined that
staff cannot support this application. Staff specifically cannot support the variances
involved with the application, as the applicant has not presented any overriding hardships
(irregular lot shape, topographic conditions, etc.) to support the variances requested.
Additionally, staff believes that the exterior design of the homes to be placed on the
proposed lots is important to this neighborhood. As such, staff believes that the applicant
should consider filing the proposed development of this property as a Planned Zoning
Development rezoning, so that other important issues can be considered.
REVISED STAFF RECOMMENDATION:
Staff recommends denial of the proposed replat.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was withdrawn, without prejudice at the request of the applicant.
September 12, 2024
ITEM NO.: 3 FILE NO.: Z-10019
NAME: 1st Responders ECDC Daycare – Conditional Use Permit
LOCATION: 5217 Mabelvale Pike
AUTHORIZED AGENT:
Brad Stewart (Agent)
1601 Shackleford Apt. 264
Little Rock, AR 72211
(501) 722-3127
OWNER:
Barbara Ireland
1601 N. Shackleford Apt. 264
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest
Little Rock, AR 72206
AREA: 0.38 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to operate a 24-hour daycare
on an R-2 zoned property.
B. EXISTING CONDITIONS:
The property consists of a three bedroom, two bath brick frame house. The
request is in the 65th Street East Planning District. The Land Use Plan shows
September 12, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10019
2
Residential Low Density (RL) for the requested area. The property owner currenly
lives at this location. There is a one-car wide concrete driveway with a two-car
carport.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review
Parks and Recreation: No comments received.
County Planning: No comments.
F. Building Codes/Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 65th Street East Planning District. The Land Use Plan shows
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
September 12, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10019
3
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from R-2 to CUP. Daycare
Surrounding the application area on all sides is RL. To the northeast of subject
site, across Mabelvale Pike is zoned C-1.
This site is not located in an Overlay District.
Master Street Plan:
This site is addressed as Mabelvale Pike, primary access is from Sunnydale Drive.
Mabelvale Pike is a Minor Arterial on the Master Street Plan. Minor Arterials are
high volume roads designed to provide the connections to and through an urban
area. Curb cuts should be minimized to allow for continuous traffic flow while still
allowing some access to adjoining property. Deceleration Lanes are required.
Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides.
This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Mabelvale Pike is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class
2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to operate a 24-hour daycare
on an R-2 zoned property. The property is located at the southwest corner of
Mabelvale Pike and Sunnydale Drive.
The property consists of a three bedroom, two bath brick frame house. The
request is in the 65th Street East Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The property owner currenly
lives at this location. There is a one-car concrete driveway with a two-car carport.
The 1st Responders Early Childhood Development Center (ECDC) is a 24-hour
daycare specializing in accommodating parents who have unconventional work
schedules. They will also offer a drop-in service, and inclement weather service.
September 12, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10019
4
The maximum number of children to be cared for will be 30. They plan on having
10 children per shift. There will be three separate shifts: 7am-3pm, 3pm-11pm and
11pm-7am. There will be two staff members per shift (One staff member for every
5 children). The proposed daycare will operate daily, and be closed from 6:00 pm
on Saturdays until 6:00 am on Mondays.
The applicant notes that drop-off and pick-up of children will be within the existing
carport and driveway. As noted previously there is a one-car wide driveway from
Sunnydale Drive. The driveway widens to a two-car carport. The applicant’s site
plan also notes that there will be parking on the grass on the south side of the
driveway. Staff is not supportive of the proposed parking plan. Staff does not
believe that the parking plan represents a safe plan for the drop-off and pick-up of
children and parking for employees.
Staff is not supportive of the requested conditional use permit to allow a 24 hour
daycare use. Staff does not believe that this is an appropriate location for a 24
hour non-residential use. Single family residences on R-2 zoned property are
located immediately south and west of the property, and across Mabelvale Pike to
the north and across Sunnydale Drive to the east. Staff also has concerns with
the proposed daycare using the side street (Sunnydale Drive) for access, and staff
believes that the proposed parking plan is insufficient.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested conditional use permit.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
The applicant was present. Staff presented the item and a recommendation of denial as
outlined in the “staff analysis” above. There was two persons in support and no persons
registered in opposition. Creronda Ireland and Barbara Ireland spoke in support of the
application. After much discussion, the applicant requested to defer the application to the
September agenda so that he could work on correcting his site plan to add proposed pick-
up and drop-off area and parking.
There was a motion to defer the item. There was a second. Voice call vote indicated all
were in favor, none were opposed. The motion to defer passed.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on August 27, 2024. The applicant
has added a proposed driveway and parking areas to the plan. A proposed new driveway
September 12, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10019
5
will be located north of the existing driveway from Sunnydale Drive. The new driveway
will tie into the north side of the existing driveway to provide an area for drop-off and pick-
up of children. The applicant is also proposing a parking area on the south side of the
existing driveway. This area will provide parking for day care employees. The proposed
driveway and parking expansion will have a gravel surface. The revised site plan also
designates a fenced playground area in the rear yard area.
With the revised site plan, staff is now in support of the application. The applicant is
providing area for drop-off and pick-up of children as well as parking for staff members.
Additionally, there were no objectors at the last Planning Commission meeting, and staff
has received no negative comments from surrounding property owners as of this staff
update.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to the
comments and conditions outlined in paragraph E, the staff analysis and the staff update,
of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 4 FILE NO.: Z-10022
NAME: AYS Global Duplex– Conditional Use Permit
LOCATION: 1912 Dennison Street
AGENT:
Nick Tucker (Agent)
P.O. Box 1021
Cabot, AR 72023
(501) 269-7138
OWNER:
AYS Global Logistics, LLC
21143 Hawthorne Blvd PMB 206
Torrance, CA 90503
ENGINEER/SURVEYOR:
Tucker Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: .16-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on an R-3 zoned property.
B. EXISTING CONDITIONS:
The site contains approximately 7,000 square feet. The lot is currently vacant.
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area.
September 12, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-10022
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: FULL PLAN REVIEW
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area.The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from R-3 to CUP to construct a duplex.
September 12, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-10022
3
Surrounding the application area are RL uses in R-3 zoning.
This site is not located in an Overlay District.
Master Street Plan:
Dennison Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
Dennison StreetThe Master Bike Plan Map does not show existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on an R-3 zoned property.
The site contains approximately 7,000 square feet. The lot is currently vacant.
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area.
The proposed duplex structure will be approximately 1,800 square feet in area and
one (1) story in height. The exterior of the structure will be brick and frame
construction. The proposed structure complies with all ordinance required
minimum setbacks from property lines.
An access drive from Dennison Street will serve the property. There will be three
(3) parking spaces in front of the proposed duplex structure. The proposed parking
complies with ordinance standards.
Any site lighting must be low-level and directed away from adjacent properties.
The applicant notes that Pulaski County Public Records shows a bill of assurance
that is dated in 1995, which does not prohibit duplexes.
September 12, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-10022
4
Staff is in support the requested Conditional Use Permit. Staff believes the request
is reasonable and that the proposed use is appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 16. (Z-10022) was deferred to the September 12, 2024 agenda at the request of the
applicant.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 5 FILE NO.: S-1978
NAME: Lots 11R & 12R, Block 58, Original City of Little Rock - Replat
LOCATION: 417 E. 10th Street
DEVELOPER:
Kadel Butler Preservation Fund
417 E. 10th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Jeremy Carroll (Agent)
417 E. 10th Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Harbor Engineering
Johnny Tweedle
5800 Evergreen Drive
Little Rock, AR 72205
AREA: .23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R-4A
VARIANCE/WAIVERS:
1. Variance to allow a pipestem lot (11R)
2. Variance to allow reduced lot area (11R)
3. Variance to allow reduced lot width and depth (11R & 12R)
4. Variance to allow increased lot width-to-depth ratio (11R)
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to split the existing lot into two separate lots.
September 12, 2024
ITEM NO.: 5 (Cont.) FILE NO.: S-1978
2
B. EXISTING CONDITIONS:
A historic home that was built in 1859 is at this address. The well-known
preservationist Richard Butler lived at this address for 50 years. In 2005 Mr. Butler
built a new carriage house at the back of the property. There has been concerns
that that carriage house might jeopardize the property from being able to keep its
historic certification, since the carriage house is new. The lot split would allow for
the two structures to stand alone, thusly allowing the original 1859 house to
continue to be recognized as the historic structure it is.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No Comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
September 12, 2024
ITEM NO.: 5 (Cont.) FILE NO.: S-1978
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water
(Jason Lowder 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony
Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
September 12, 2024
ITEM NO.: 5 (Cont.) FILE NO.: S-1978
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Downtown Planning District. The Land Use Plan shows
Residential Medium Density (RM) for the requested area. The Residential Medium
Density (RM) category accommodates a broad range of housing types including
single family attached, single family detached, duplex, town homes, multi-family
and patio or garden homes. Any combination of these and possibly other housing
types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre.
North of the subject site across E 10th Street is a four-unit apartment building, to
the west of which are undeveloped lots. To the east of the site are single-family
residences and across S Commerce Street is MacArthur Park. South and west of
the site are single and multi-family residential uses.
September 12, 2024
ITEM NO.: 5 (Cont.) FILE NO.: S-1978
5
The request for a replat will require a variance for minimum lot size. A variance
for street access and an easement for street access to 10th Steet will also be
required.
Also note, the CUP for the original accessory structure states utilities are being
provided from the primary structure. Utilities need to be provided independent from
other lots.
This site is not located in an Overlay District.
Master Street Plan:
E 10th Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
The alley along the western side of the site is not a public street. This could create
an issue with addressing the property. Further coordination with 911 addressing
may be required.
Bicycle Plan:
E 10th Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is located in the Macarthur Park Historic District.
H. ANALYSIS:
The applicant proposes to split the existing lot into two separate lots.
A historic home that was built in 1859 at this address. The well-known
preservationist Richard Butler lived at this address for 50 years. In 2005 Mr. Butler
built a new carriage house at the back of the property. There has been concerns
that that carriage house might jeopardize the property from being able to keep its
historic certification, since the carriage house is new. The lot split would allow for
the two structures to stand alone, thusly allowing the original 1859 house to
continue to be recognized as the historic structure it is.
September 12, 2024
ITEM NO.: 5 (Cont.) FILE NO.: S-1978
6
The applicant proposed to split the lot into two (2) lots as follows:
• Lot 11R – 4,836 square feet. This lot will contain the carriage house
structure.
• Lot 12R – 5,010 square feet. This lot will contain the main historic house.
The applicant is requesting four variances.
Section 31-232(f) of the City’s Subdivision Ordinance prohibits pipestem lots in
residential subdivisions. The applicant is requesting a variance to allow Lot 11R
to be a pipestem lot. Staff supports this variance request.
Section 32-232(b) requires that no residential lot be more than 3 times deep as it
is wide. The applicant is requesting a variance from this standard for Lot 11R.
Staff supports the variance request.
Section 36-342.2(d)(4) of the City’s Zoning Ordinance requires a minimum lot area
of 5,000 square feet. The applicant is requesting a variance to allow lot 11R with
a lot area of 4, 836 square feet. Staff supports the variance request.
Section 36-342.2(d)(4) requires a minimum lot width of 50 feet and a minimum lot
depth of 100 feet. The applicant is requesting a variance to allow Lot 11R with a
reduced lot width (because of the pipestem lot) and Lot 12R with a reduced lot
depth. Staff supports this variance request.
To staff’s knowledge there are no outstanding issues associated with the proposed
replat. Staff is supportive of the proposed replat.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, subject to compliance with the
comments and conditions outlined in paragraphs E, and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda as the applicant failed to complete
notifications to surrounding property owners.
September 12, 2024
ITEM NO.: 6 FILE NO.: S-1979
NAME: Ali Addition – Preliminary Plat
LOCATION: 7520 N. Chicot Road
DEVELOPER:
Syed Ali
1809 Martha Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Tim Daters (Agent)
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: .57 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced lot widths.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide .57 acres of property into 5 lots for single
family residential development.
B. EXISTING CONDITIONS:
The property is vacant except for a old house that will be demolished.
September 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: S-1979
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site, and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
2. A grading permit may be required prior to initiation of work. Grading permits are
issued by the Planning and Development Dept. at 723 West Markham Street
after approval of sediment and erosion control plans, grading and drainage
plans, land survey, drainage study, and soil loss calculations per City’s
stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348
or Permits@littlerock.gov to schedule an appointment for issuance or to answer
any questions. Permit cost is based on total project area at $100.00 for the less
than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00
for each additional acre for project greater than 1 acre.
3. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
4. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared in
sufficient detail to illustrate the proposed system’s capability of accommodating
storm events as required by the stormwater management and drainage
manual. The preliminary plat shall also show drainage arrows indicating how
drainage arrives at the site and drainage arrows how it leaves the site post
development. Indicate where the storm sewer pipes, and curb inlets are located
within the development also. Additionally, provide profile and cross- sectional
views of the detention structure outlet/spillway and detention calculations for
the 25- and 100-year storm for the proposed detention pond/structure.
Delineation of the drainage areas pre and post construction with respective
discharges via rational method shall also be shown. The preliminary plat shall
also contain all information as outlined in City Code Sec. 31-89 and 31-90.
5. A Special Flood Hazard Development Permit is required to be obtained to prior
to beginning land alteration and/or construction within the 100-year regulatory
floodplain. The Special Flood Hazard Development Permit application can be
found at https://www.littlerock.gov/city-administration/city-departments/public-
works/. Special Flood Hazard Development Permits are issued by the Public
Works Department at 701 West Markham Street and no fee collected for
September 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: S-1979
3
issuance. Contact Vince Floriani in Public Works at 501-371-4823 or
VFloriani@littlerock.gov to schedule an appointment for issuance or to answer
any questions.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
September 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: S-1979
4
Exceptions:
1. Where there are more than 30 dwelling units on a single public
or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler
system in accordance with Section 903.3.1.1, 903.3.1.2 or
903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access
road shall not be increased unless fire apparatus access roads
will connect with future development, as determined by the fire
code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Geyer Springs West Planning District. The Land Use Plan
shows residential Medium Density (RM) for the requested area. The Future Land
Use Plan was amended from Residential Low Density to Residential Medium
Density by Ordinance No. 22,008 in 2021. The Residential Medium Density (RM)
category accommodates a broad range of housing types including single family
attached, single family detached, duplex, town homes, multi-family and patio or
garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
dwelling units per acre.
September 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: S-1979
5
Surrounding the application area on the south and to the east across N Chicot
Road are areas of Residential High Density (RH) with undeveloped timber, an
apartment complex and a single-family residence. On the west side of the subject
site is an undeveloped tract of Residential Low Density (RL) use. North of the site
is Public/Institutional (PI) use with a faith-based organization.
This site is not located in an Overlay District.
Master Street Plan:
N Chicot Road is a Collector on the Master Street Plan. Collectors are designed
to connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60’. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
N Chicot Road is on the Master Bike Plan as a Proposed Class 3 Bike Route.
Class 3 Bike Routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Historic Preservation Plan:
This property is not located in a Historic District.
September 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: S-1979
6
H. ANALYSIS:
The applicant proposes to subdivide .57 acres of property into 5 lots for single
family residential development. The property is mostly undeveloped but contains
an old single-family structure which is in a state of disrepair.
The proposed five (5) lots will range in area from 6,332 square feet to 6,459 square
feet. Lots 1 through 4 will have a lot width of 48 feet, with lot 5 having a lot width
of 50.09 feet. The lot depths will range from 128 feet to 133 feet. A 25-foot front
building line is shown for all lots.
Section 36-342.2(d)(4) requires a minimum lot width of 50 feet. The applicant is
requesting a variance to allow 4 of the 5 lots to be 48 feet wide. Staff is in support
of the variance request.
To staff’s knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The single-
family subdivision should have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 7 FILE NO.: Z-10037
NAME: Nunn Duplex – Conditional Use Permit
LOCATION: 1001 Dennison Street
OWNER:
Johnathan Nunn (Owner)
14217 Westbury Dr.
Little Rock, AR 72223
ENGINEER/SURVEYOR:
Edward Lofton
15415 Oakcrest
Little Rock, AR 72206
AREA: .17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
B. EXISTING CONDITIONS:
The site contains a 7,000 square foot vacant lot. The request is in the Central City
Planning District. The Land Use Plan shows Residential Low Density (RL) for the
requested area.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
September 12, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-10037
2
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: No comments
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
September 12, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-10037
3
Surrounding the application area are single family residences and duplexes in
Residential Low Density use area.
This site is not located in an Overlay District.
Master Street Plan:
Dennison Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
Dennison Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
September 12, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-10037
4
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
The site contains a 7,000 square foot vacant lot. An alley right-of-way is located
along the east property line. The request is in the Central City Planning District.
The Land Use Plan shows Residential Low Density (RL) for the requested area.
The proposed duplex structure will be approximately 1,250 square feet in area
(625 square feet per unit) and one story in height. The exterior of the structure will
be vinal siding. The proposed structure complies with all ordinances required
minimum setbacks from property lines.
There will be three (3) concrete paved parking places at the rear of the property,
which will be accessed by the alley. The alley will be improved along this property
boundary.
Any site lighting must be low-level and directed away from adjacent properties.
There is no bill of assurance for this property.
Staff is in support the requested Conditional Use Permit. The applicant is
requesting no variances. Staff believes the request is reasonable and that the
proposed duplex is appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit request, subject to
compliance with the staff analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 8 FILE NO.: Z-10039
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: 3222 Bishop Street
OWNER:
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72209
ENGINEER/SURVEYOR:
Harbor
3800 Evergreen Drive
Little Rock, AR 72205
AREA: .32-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
two duplex structures on R-3 zoned property.
B. EXISTING CONDITIONS:
The site contains two (2) 7,000 square foot vacant lots. The request is in the
Central City Planning District. The Land Use Plan shows Residential Low Density
(RL) for the requested area.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
September 12, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-10039
2
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: FULL PLAN REVIEW
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
September 12, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-10039
3
Surrounding the application area are single family residences and duplexes in
Residential Low Density area and two faith based institutions in Public/Institutional
use areas.
This site is not located in an Overlay District.
Master Street Plan:
Bishop Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
Bishop Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
September 12, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-10039
4
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
two duplex structures on R-3 zoned property.
The site contains two (2) 7,000 square foot vacant lots. The request is in the
Central City Planning District. The Land Use Plan shows Residential Low Density
(RL) for the requested area.
The proposed duplex structures will be approximately 2,348 square feet in area
(1,174 square feet per unit) and two stories in height. The exterior of the structures
will be thermal insulated wood-framed structure, which will be clad with vinal siding.
The proposed structures comply with all ordinances required minimum setbacks
from property lines.
There will be eight (8) concrete paved off-street parking spaces (four (4) per lot),
with a shared access drive from Bishop Street.
Any site lighting must be low-level and directed away from adjacent properties.
The applicant notes that Pulaski County Public Records shows a bill of assurance
that is dated in the early 1900s, which does not prohibit duplexes.
Staff is in support the requested Conditional Use Permit. The applicant is
requesting no variances. Staff believes the request is reasonable and that the
proposed duplexes are appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 9 FILE NO.: Z-10040
NAME: Phillips Duplex – Conditional Use Permit
LOCATION: 2113 S. Martin Street
OWNER:
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72209
ENGINEER/SURVEYOR:
Harbor
3800 Evergreen Drive
Little Rock, AR 72205
AREA: .23-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
B. EXISTING CONDITIONS:
The site contains a 10,125 square foot vacant lot. The request is in the I-630
Planning District. The Land Use Plan shows Residential Low Density (RL) for the
requested area.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
September 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-10040
2
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: FULL PLAN REVIEW
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre.
September 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-10040
3
Surrounding the application area are single family residences and a few duplexes
in Residential Low-Density area.
This site is not located in an Overlay District.
Master Street Plan:
S Martin Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
S Martin Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
September 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: Z-10040
4
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
The site contains a 10,125 square foot vacant lot. The request is in the I-630
Planning District. The Land Use Plan shows Residential Low Density (RL) for the
requested area.
The proposed duplex structure will be approximately 2,348 square feet in area
(1,174 square feet per unit) and two stories in height. The exterior of the structure
will be vinal siding. The proposed structure complies with all ordinances required
minimum setbacks from property lines.
There will be four (4) concrete paved off-street parking spaces in the front yard
area, with an access drive from South Martin Street.
Any site lighting must be low-level and directed away from adjacent properties.
The applicant notes that Pulaski County Public Records shows a bill of assurance
that is dated in the early 1900s, which does not prohibit duplexes.
Staff is in support the requested Conditional Use Permit. The applicant is
requesting no variances. Staff believes the request is reasonable and that the
proposed duplex is appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was withdrawn at the request of the applicant.
September 12, 2024
ITEM NO.: 10 FILE NO.: Z-10031
NAME: Rezoning from C-2 to C-3
LOCATION: South of 7 Office Park Drive
OWNER/AUTHORIZED AGENT:
Dennis Cooper
Clear Point Properties, LLC
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Roy Andrews (Agent)
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 0.502 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: C-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposed to rezone 0.502 acre of property from C-2 to C-3 to be
incorporated into a large C-3 zoned development to the south. The property is
located immediately south of 7 Office Park Drive.
B. EXISTING CONDITIONS:
The property was previously rezoned C-2 with the larger tract property known as
“The Office Park West Subdivision” and this small parcel is now contracted for sale
to the applicant to be incorporated into the large C-3 zoned parcel to the south.
September 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-10031
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
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 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-10031
3
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
September 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-10031
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. and turnaround provisions in accordance with Table D103.4. Requirements
for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Landscape: No comments.
September 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-10031
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve.
Surrounding the application area are commercial and office uses.
This site is not located in an Overlay District.
Master Street Plan:
Office Park Drive is a Commercial Street on the Master Street Plan. Commercial
Streets are a Local public street which is abutted by non-residential or residential
use which is more intense than duplex or two-unit residential. These streets have
September 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: Z-10031
6
the same design standard as a Collector. The standard Right-of-way is 60 feet.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
Bicycle Plan:
Office Park Drive is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposed to rezone 0.502 acre of property from C-2 to C-3 to be
incorporated into a large C-3 zoned development to the south. The property is
located immediately south of 7 Office Park Drive.
The property was previously rezoned C-2 with the larger tract property known as
“The Office Park West Subdivision” and this small parcel is now contracted for sale
to the applicant to be incorporated into the large C-3 zoned parcel to the south.
The City’s Future Land Use Plan shows Commercial (C) for the requested area.
A land use plan amendment will not be required.
Staff is in support of the requested rezoning from C-2 to C-3 to allow for the small
parcel of C-2 zoned property to be incorporated into the large C-3 zoned property
to the south for a new development. Staff feels the proposal is in character with
the neighborhood and will have no adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 11 FILE NO.: LU2024-19-01
NAME: Land Use Plan Amendment – Amend map from RL to NC.
LOCATION: Southwest and Southeast of Highway 10 and Chalamont Drive.
OWNER/AUTHORIZED AGENT:
Ben Wells, Project Manager
White-Dater & Associates, Inc.
AREA: 9.87 acres +/-
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2 (Single Family Residential)
A. PROPOSAL/REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low Density
(RL) to Neighborhood Commercial (NC). The site is approximately 9.87 acres +/-.
The application is located along the southeast and southwest intersection of
Highway 10 and Chalamont Drive in the Chenal Planning District.
The Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single-family homes but may also include
patio or garden homes and cluster homes, provided that the density remains less
than 6 units per acre.
The proposed Neighborhood Commercial (NC) category includes limited small-
scale commercial development near a neighborhood, providing goods and
services to that neighborhood market area.
This land use amendment application accompanies a zoning map amendment
request. It is the applicant’s intent to rezone the site to Neighborhood Commercial
District, C-1 zoning (File No. Z-10036).
September 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: LU2024-19-01
2
B. EXISTING CONDITIONS/ZONING:
The subject site is 9.87 acres +/- of undeveloped wooded tract with no existing
structures on the property. The current zoning is Single Family District (R2). This
area is in the Chenal Planning District on the edge of the city’s boundary. The site
is at the entrance to the Chenal Valley Subdivision along Highway 10. The
property is also located in the Highway 10 Overlay District.
September 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: LU2024-19-01
3
To the north of the application area, across Highway 10 at the intersection of
Morgan Cemetery Road, is a Planned Office District (POD). Moving northwest
along the north side of Highway 10, is a Planned Development Office (PD-O)
consisting of an insurance business. Continuing northwest along Highway 10,
there is a parcel zoned Single Family (R-2) with a single-family residence followed
by a Planned Commercial District with a proposed storage facility and a fire station.
To the east of the property along the south side of Highway 10 is Joe T. Robinson
High School, a parcel zoned Planned Office District (POD). followed by a Planned
Development – Commercial parcel (PD-C). West of the property is a single-family
residence zoned Single Family (R-2). To the south of the property, is Chenal Vally
Subdivision, a single-family subdivision zoned Single Family (R-2)
C. NEIGHBORHOOD NOTIFICATIONS:
All Neighborhood Associations notified prior to planning commission meetings.
September 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: LU2024-19-01
4
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The City’s Land Use Plan Map shows Residential Low Density (RL) for the
requested site. Surrounding parcels to the east on both the north and south sides
of Highway 10 are two schools: Joe T. Robinson High School to the south and
Joe T. Robinson Elementary to the north, both with a land use of Public/Institutional
(PI). Moving west on the north side of Highway 10, is an area of Transition (T)
land use, followed by Residential Low (RL). To the south and east of the application
area is Residential Low (RL) land use.
September 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: LU2024-19-01
5
Master Street Plan:
Highway 10 is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements. Chalamont Drive is a
Collector on the Master Street Plan. Collectors are designed to connect traffic from
Local Streets to Arterials or to activity centers, with the secondary function of
September 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: LU2024-19-01
6
providing access to adjoining property. The standard Right of way is 60’.
Sidewalks are required on one side of Collectors. This street may require
dedication of right-of-way and may require street improvements. Improvements at
the intersection of Chalamont Drive may also be required.
Bicycle Plan:
Highway 10 is on the Master Bike Plan as a Proposed Class I Bike Path. Class I
Bike Paths are a route designated for the sole use of bicycles that is physically
separated from vehicular lanes. Side paths should be used in lieu of sidewalks.
Historic Preservation Plan:
There are no historic districts in the area.
H. ANALYSIS:
The application area is located on the south side of Highway 10 at the intersection
of Chalamont Drive in a partially developed portion on the outskirts of the city limits.
The Future Land Use Plan Map shows Residential Low Density (RL) for the site.
It is currently zoned R-2, Single-Family District.
The application area covers approximately 9.87 acres +/-. The property is located
on the northern boundary of the Chenal Planning District with the Barrett Planning
District directly to the north across Highway 10. The property has about 1700’ of
frontage along Highway 10. The property is not in a floodway. There has been
one Land Use Amendment in the area in the past 10 years to the southeast at the
intersection of Highway 10 and Highway 300 from Residential Medium (RM) &
Suburban Office (SO) to Neighborhood Commercial (NC) (LU2019-19-01, Ord.
No. 21826).
The Chenal Planning District is centered on the Chenal Valley and Shinall
Mountain area. Residential Low Density (RL) dominates the area. The major
commercial areas sit at Highway 10/Chenal Parkway and the Rahling
Road/Chenal Parkway intersections. There are several smaller commercial nodes
proposed at intersections of major roads and along Highway 10 and Chenal
Parkway. The Barrett Planning District also concentrates non-residential uses
along Highway 10.
The Highway 10-Chalamont intersection is a Collector-Arterial intersection.
Collectors provide connections to Arterials and the neighborhoods, while Arterials
primary function is to move traffic through the area. Most of the land south of
Highway 10 is being primarily developed with single family subdivisions and will
have direct access to the application site from Chalamont Drive. This allows the
September 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: LU2024-19-01
7
application site to function as a ‘traditional’ neighborhood commercial area. Staff
recognizes this intersection as a potential business area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the applicant’s request to amend the Land Use
designation from Residential Low Density (RL) to Neighborhood Commercial (NC).
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The application came off the consent agenda. Staff presented the item, and a
recommendation of approval as outlined in the “staff analysis” above. There were ten
(10) persons registered in opposition. Timothy Lewallen, Toni Woody, Mary Miskin, OD
& Tina Patton, Tony Smith, Asa Warmack, Eric Atchison, Bryan Angel and Sherry Simon
voiced concerns about noise, traffic, the impact on property value, natural resources
issues and residential quality of life. After much discussion. The applicant requested to
defer the application until the October 10, 2024, Planning Commission Agenda so that
the developer could meet and discuss the proposed action with the neighborhoods. There
was a motion to defer the application. There was a second. The vote was 9 ayes, 0 nays,
1 absent and 1 open position. The application was deferred to the October 10, 2024,
Planning Commission Agenda.
September 12, 2024
ITEM NO.: 11.1 FILE NO.: Z-10036
NAME: Rezoning from R-2 to C-1 and OS
LOCATION: Southeast & Southwest corners of Highway 10 & Chalamont Drive
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Tim Daters (Agent)
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 12.27 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone two tracts of land located at the southeast and
southwest corners of Highway 10 and Chalamont Drive. The applicant is
requesting a rezoning from R-2 to C-1 and OS for future commercial development.
September 12, 2023
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-10036
2
B. EXISTING CONDITIONS:
The site is currently undeveloped. The Land Use Plan shows Residential Low
Density (RL) for the requested area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No Comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
September 12, 2023
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-10036
3
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel
Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Chenal Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
September 12, 2023
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-10036
4
cluster homes, provided that the density remains less than 6 units per acre. The
application is to R-2 to C-1.
Surrounding the application area on the east is a school campus in PI, south is
developed single-family subdivisions in RL, and west are tracts with single-family
homes in RL. To the north across Highway 10 is an area of Transition zoned with
an office in a PD-O, single-family homes in RL, and a mini-storage facility and fire
station under development in a PCD.
The subject site is located in the Highway 10 Design Overlay District (Ord. 19041).
Master Street Plan:
Highway 10 is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements. Chalamont Drive is a
Collector on the Master Street Plan. Collectors are designed to connect traffic from
Local Streets to Arterials or to activity centers, with the secondary function of
providing access to adjoining property. The standard Right of way is 60’. Sidewalks
are required on one side of Collectors. This street may require dedication of right-
of-way and may require street improvements.
September 12, 2023
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-10036
5
Bicycle Plan:
Highway 10 is on the Master Bike Plan as a Proposed Class I Bike Path. Class I
Bike Paths are a route designated for the sole use of bicycles that is physically
separated from vehicular lanes. Chalamont Dr is on the Master Bike Plan as a
Proposed Class 2 Bike Lane. Class 2 Bike Lanes provides a portion of the
pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone two tracts of land located at the southeast and
southwest corners of Highway 10 and Chalamont Drive. The applicant is
requesting a rezoning from R-2 to C-1 and OS for future commercial development.
The site is currently undeveloped. The Land Use Plan shows Residential Low
Density (RL) for the requested area.
The applicant proposes to rezone 3.78 acres at the southeast corner of the
intersection to C-1 with 0.80 acre of OS zoning (50-foot-wide strip) between the
proposed C-1 zoning and the single family lots to the south.
The applicant proposes to rezone 6.09 acres at the southwest corner of the
intersection to C-1 with 1.60 acres of OS zoning (50-foot-wide strip) between the
proposed C-1 zoning and the single family lots to the south.
The City’s Future Land Use Plan designates the property at “RL” Residential Low
Density. A proposed land use plan amendment to “NC” Neighborhood Commercial
is a separate item on this agenda.
Staff is in support of the requested rezoning from R-2 to C-1 and OS to allow for
the development of neighborhood commercial. Staff feels the proposal is in
character with the neighborhood and will have no adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and OS rezoning.
September 12, 2023
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-10036
6
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The application came off the consent agenda. Staff presented the item, and a
recommendation of approval as outlined in the “staff analysis” above. There were ten
(10) persons registered in opposition. Timothy Lewallen, Toni Woody, Mary Miskin, OD
& Tina Patton, Tony Smith, Asa Warmack, Eric Atchison, Bryan Angel and Sherry Simon
voiced concerns about noise, traffic, the impact on property value, natural resources
issues and residential quality of life. After much discussion, the applicant requested to
defer the application until the October 10, 2024, Planning Commission Agenda so that
the developer could meet and discuss the proposed action with the neighborhoods.
There was a motion to defer the application. There was a second. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was deferred to the October 10,
2024, Planning Commission Agenda.
September 12, 2024
ITEM NO.: 12 FILE NO.: Z-7595-A
NAME: L & A Enterprise – PD-R
LOCATION: 1801 Aldersgate Road
DEVELOPER:
L & A Enterprises, LLC (Owner)
Gerald Little
84 Clervaux Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Nick Tucker (Agent)
Tucker Land Surveying
PO Box 1021
Cabot, AR
SURVEYOR/ENGINEER:
Nick Tucker (Agent)
Tucker Land Surveying
PO Box 1021
Cabot, AR
AREA: 0.81 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.08
CURRENT ZONING: POD/R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from POD/R-2 to PD-R to
construct an attached, single-family residential development. The overall site will
be re-platted into a total of six (6) lots. The property currently consists of five (5)
platted lots. The developer will construct three (3) sets of attached single-family
residences across the site. Each building will contain two (2) attached single-
family residences, each on its own lot.
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
2
B. EXISTING CONDITIONS:
The property is located on the southeast corner of Aldersgate Road and W. 18 th
Street. Properties in the general area contain a mixture of single-family, R-4, PD-
R and office zoning and uses. Properties north and west of the site contain office
zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area require a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and
$200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
4. The Department requires three (3) phase sediment and erosion control
(SEC) plans to be submitted for all construction projects showing best
management practices (BMPs) for mitigating sediment runoff and erosion
along with vegetation specifications for temporary and permanent soil
stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping,
clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall
show SEC BMPs during construction of utilities, buildings, roadway
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
3
infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show
SEC BMPs for final grading, seeding, and landscaping of the site.
5. Sediment and Erosion Control plans shall also show the pertinent
information as outlined in ADEQ ARR150000 Permit Part II section A-4-H
(1-14) and Part II section A-4-I-2 (A-B).
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes, and curb
inlets are located within the development also. Additionally, provide profile
and cross- sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. Delineation of the drainage areas pre and post
construction with respective discharges via rational method shall also be
shown. The preliminary plat shall also contain all information as outlined in
City Code Sec. 31-89 and 31-90.
8. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
9. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
10. Per City Rev. Code 31-403 the Department requires street lighting plans to
be submitted to the Department for review and approval before filing and
recording of the final plat for the subdivision. The street lighting plans
required shall include conduit and pull/junction box locations, street
luminaire locations and mounting heights, wire sizes, current photometric
data for the proposed fixtures, and subdivision street photometrics using the
proposed fixtures that meet AASHTO Roadway Lighting Design Guide standards.
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
4
11. Department engineering staff are required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to recording of the final plat.
12. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy
of the information within this report.
13. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets , City’s Master
Street Plan (2018), and City’s Standard Details for street and drainage
facilities improvements (2015).
14. Street stormwater and detention infrastructure design standards shall
comply with the City’s Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
15. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
16. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall
be repaired by the responsible party prior to the issuance of a certificate of
occupancy.
17. Boundary street improvements are required per master street plan for
Aldersgate Road and 18th Street. Boundary street improvements shall include,
but not be limited to, reconstruction of one-half section of the abutting street if
the existing street is not up to city standards. Repair, replace, or extend
existing damaged, missing, and noncompliant curb and gutter, sidewalk,
access ramps or concrete driveway aprons within the public right-of-way
adjacent to the site. Remove abandoned driveway cuts and replace with curb,
gutter, and sidewalk. All work within the public right-of-way shall conform to
City of Little Rock Public Works Standard Details and ADA guidelines.
18. Aldersgate Road is classified as a collector street per City’s master street
plan. Per collector street standard in master street plan, a total of sixty (60)
feet of right of way is required for a collector street. Therefore, the developer
will be required to dedicate a total thirty (30) feet of right of way from the
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
5
existing centerline of Aldersgate Road or the centerline of the existing right of
way to meet master street plan requirements.
19. 18th Street is classified as a local street per City’s master street plan. Per
local street standard in master street plan, a total of fifty (50) feet of right of
way is required for a local street. Therefore, the developer will be required to
dedicate a total twenty-five (25) feet of right of way from the existing centerline
of Aldersgate Road or the centerline of the existing right of way to meet master
street plan requirements.
20. Existing platted, public alley shall be required to be improved to City standards
and specifications from the 18th Street public right of way to the southern
property line of the planned residential development.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade.
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading.
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
6
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area . Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
7
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates.
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments.
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units . Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
8
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants.
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
9
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application for a PD-R.
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
10
Surrounding the application area to the north and west are office uses. To the
south and east of the site are low density residential uses.
This site is not located in an Overlay District.
Master Street Plan:
Aldersgate Road is a Collector on the Master Street Plan. Collectors are designed
to connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60’. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Aldersgate Rd is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
11
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting to rezone the property from POD/R-2 to PD-R to
construct an attached, single-family residential development. The overall site will
be re-platted into a total of six (6) lots. The property currently consists of five (5)
platted lots. The developer will construct three (3) sets of attached single-family
residences across the site. Each building will contain two (2) attached single-
family residences, each on its own lot.
The property is located on the southeast corner of Aldersgate Road and W. 18 th
Street. Properties in the general area contain a mixture of single-family, R-4,
PD-R and office zoning and uses. Properties north and west of the site contain
office zoning and uses.
The site plan shows front building setbacks of twenty-five (25) feet, rear setbacks
over twenty-five (25) feet and over five (5) foot side yard setbacks.
The width of each lot is shown to be 41.69 feet wide by an average of 139 feet
deep (5,795 square feet in area).
The development will contain a total of six (6) single-family residences. Total
square footage for each set will be 2,912 square feet in area (1,456 square feet
per residence). Construction materials will be a combination of brick and siding.
Building elevations shall not exceed thirty-five (35) feet in height.
The lots currently have public access along Aldersgate Road to the west and an
alley to the east. The development will front Aldersgate Road but will have rear
loading garages accessed from the alley along the east property line. The
proposed parking complies with the typical ordinance requirement. The alley will
be improved adjacent to the subject property.
The applicant did not provide a signage plan as part of this request. Any future
signage must comply with Section 36-551 of the City’s Zoning Ordinance (signs
permitted in residential one – and two – family zones).
To Staff’s knowledge, there are no outstanding issues associated with this
application. Staff feels the proposed development is an appropriate use for this
property and will not be out of character with the developments in the area. The
proposed use represents only a minor increase in density. Properties to the north,
south and east of the proposed site contain R-4 and PD-R zoning. Staff feels the
September 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: Z-7595-A
12
proposed development will have no adverse impact on the subdivision or
surrounding uses.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R, subject to compliance with the
comments and conditions outlined in paragraph D, E, F, and the staff analysis, of
the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda as the applicant failed to complete
notifications to surrounding property owners.
September 12, 2024
ITEM NO.: 13 FILE NO.: Z-8911-A
NAME: De La Rosa – Revised PCD
LOCATION: 9123 Chicot Road
DEVELOPER:
Lorena De La Rosa (Owner)
9123 Chicot Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Lorena De La Rosa
9123 Chicot Road
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Laha Engineers, Inc.
6602 Baseline Road, Ste. E
Little Rock, AR 72209
AREA: 0.53 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.06
CURRENT ZONING: PCD
BACKGROUND:
On March 18, 2014, the Little Rock Board of Directors approved Wallace Baseline Acres
preliminary plat (Ordinance No. 20,860), to be rezoned from R-2 to PCD to allow for the
rezoning of Lots 1 and 2, with conditions. Lots 3 and 4 of the overall tract remained zoned
as single-family residential. The approved PCD site plan for Lot 2 (this subject property)
showed an existing billboard and a small temporary office building, with no additional
improvements.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the existing PCD (Lot 2) to allow for the
continued use of the property for retail and mobile canteen unit (food truck) uses.
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
2
The applicant proposes to retain an existing food truck and place an additional
food truck on the site. Both food trucks will be permanently placed on the property
and will sell/serve prepared food items.
B. EXISTING CONDITIONS:
The property is located on the east side of Chicot Road, north of Vernon Estates
Drive. Properties in the general area primarily contain a mixture of zoning and
uses.
C. NEIGHBORHOOD NOTIFICTIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade.
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
3
Loading.
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
4
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates.
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants.
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
5
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application for a Revised
PCD.
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
6
Surrounding the application area to the north, south, and west are commercial,
and office uses along Chicot Road. To the east is vacant residential lots.
This site is not located in an Overlay District.
Master Street Plan:
Chicot Road is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
Bicycle Plan:
Chicot Rd is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
7
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is now proposing to revise the existing PCD (Lot 2) to allow for the
continued use of the property for retail and mobile canteen unit (food truck) uses.
The applicant proposes to retain an existing food truck and place an additional
food truck on the site. Both food trucks will be permanently placed on the property
and will sell/serve prepared food items.
The property is located on the east side of Chicot Road, north of Vernon Estates
Drive. Properties in the general area primarily contain a mixture of zoning and
uses.
Access to the site is provided from an asphalt driveway extending from Chicot
Road. The driveway opens up to a gravel parking lot that spans most of the
property.
The property is secured by chain-link fencing with an access gate along Chicot
Road. There is shared access with the properties to the north and south of the site.
The property contains the following existing uses:
An 8 foot x 40 foot metal container near the northwest corner of the of
property that contains a retail use.
An 8 foot x 26 foot single-wide manufactured home labeled “office” along
the south property line. The applicant notes the current use of this structure
is for storage and not an office use. A wood porch with a canopy extends
from the storage use.
A 30 foot x 13 foot concrete pad containing an existing food truck use is
located immediately north of the wood porch/canopy area.
As part of this request, the applicant is proposing to build a concrete pad and place
a second food truck on the property adjacent to the existing food truck.
Information regarding operating hours was requested by staff, however, the
applicant failed to provide that information.
The site plan shows a dumpster, and two (2) grease barrels located on the gravel
surface in the rear portion of the property. Any new dumpster placed on the site
must be screened and comply with Section 36-523(d) of the City’s Zoning
Ordinance.
September 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-8911-A
8
The applicant is not proposing additional signage at this time. Any new signage
shall conform to Section 36-555 of the City’s Zoning Ordinance (signs permitted in
commercial zones).
The applicant is not proposing additional lighting at this time. Any new site lighting
must be low-level and directed away from adjacent properties.
Staff is not supportive of the applicant’s request to revise the PCD. The property
is currently undeveloped and has remained undeveloped for the duration of the
existing uses on the property. The asphalt at the entry onto the property shows
wear and contains potholes. In addition, it appears gravel from the property is
washing out from the site and collecting on the sidewalk and further into Chicot
Road. Finally, staff feels plans for a more permanent development should be
proposed, and not the placement of several temporary structures on the site, would
be more appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested revised PCD.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda as the applicant failed to complete
notifications to surrounding property owners.
September 12, 2024
ITEM NO.: 14 FILE NO.: Z-9407-C
NAME: Village at Whispering Hills – Revised PRD
LOCATION: South side of Quartz Rock Drive at Slate Rock Drive
DEVELOPER:
VD2, LLC (Owner)
205 Progress Way, Ste. 207
Bryant, AR 72022
OWNER/AUTHORIZED AGENT:
Jess Griffin (Agent)
5 Kingston Drive
Little Rock, AR 72227
SURVEYOR/ENGINEER:
Smith & Goodson
7509 Cantrell Road, Ste. 227
Little Rock, AR 72207
AREA: 2.04 acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
BACKGROUND:
On August 17, 2021, the Little Rock Board of Directors approved Village at the Gateway,
Phase 9 – PRD (Ordinance No. 22,032), to be rezoned from R-2 to PRD to allow for a
117 Lot, 351 unit multi-family development on the 42.7 acre site. Each of the individual
lots is to contain a triplex structure. The property is part of an overall 100 acre ownership.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to revise the PRD to add 2.04 acres to the
previously approved PRD development to develop twelve (12) additional lots.
Each lot will contain a residential 4-plex with associated parking. The development
represents a continuation of an existing PRD to the north of the proposed site. All
remaining aspects of the previously approved PRD will remain unchanged.
September 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-9407-C
2
B. EXISTING CONDITIONS:
Properties to the south and west of the site contain undeveloped R-2 zoned
property. Properties to the north and east of the site contain a mixture of high
density residential zoning and uses. Two (2) properties further south of the site
contain office zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade.
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading.
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
September 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-9407-C
3
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates.
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments.
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units . Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
September 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-9407-C
4
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2.
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants.
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
September 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-9407-C
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division:
The request is in the Otter Creek Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is for a Revised PRD.
South and west of the application area is undeveloped woodland. North and east
of the application are leasable townhomes.
This site is not located in an Overlay District.
September 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-9407-C
6
Master Street Plan:
Quartz Rock Drive is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
Quartz Rock Dr is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is now proposing to revise the PRD to add 2.04 acres to the
previously approved PRD development to develop twelve (12) additional lots. Each
lot will contain a residential 4-plex with associated parking. The development
represents a continuation of an existing PRD to the north of the proposed site. All
remaining aspects of the previously approved PRD will remain unchanged.
Properties to the south and west of the site contain undeveloped R-2 zoned
property. Properties to the north and east of the site contain a mixture of high
density residential zoning and uses. Two (2) properties further south of the site
contain office zoning and uses.
The site plan shows lot dimensions of 60 feet wide by 115 feet in deep for all twelve
(12) lots.
Each building will have setbacks of twenty (20) feet from the front property line, ten
(10) feet from the rear property line and five (5) feet from the side property line.
The buildings will be accessed by a twenty (20) foot wide access easement
extending from Quartz Rock Drive. The access drive will run along the rear of the
buildings, with garages and parking pads in the rear yard area. The easement will
also provide service for drainage and utilities.
Each 4-plex will have a gross square footage of 2,979 square feet and contain the
following configuration:
• Unit (1) A – 1 BD/1 BA – 574 sf
• Unit (2) B – 1 BD/1 BA – 538 sf
September 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-9407-C
7
• Unit (3) C – 2 BD/2 BA – 915 sf
• Unit (4) D – 2 BD/2 BA – 952 sf
The parking plan shows six (6) total parking spaces, two (2) in the garage and two
(2) parking spaces located on both sides of the garage for a total of six (6) parking
spaces for each building on the property. Staff feels the parking is sufficient to
serve this development.
The applicant did not provide a signage plan at this time. Any signs placed on the
site musts comply with Section 36-552 (signs permitted in multi-family zones).
Any new sight lighting must be low-level and directed away from adjacent
properties.
Staff is supportive of the revised PRD application to allow the continuation of the
Village at Whispering Valley, south of Quartz Rock Drive. The proposed
development is located in an area of similar and denser residential properties. The
continued development represents a minor increase of density in the area.
Properties north of the proposed site contain a similar type of development.
Furthermore, over thirteen (13) additional acres located south of Alexander Road
(Z-9407-B), owned by the same entity, is also part of the existing PRD. Staff feels
the proposed development will have no adverse impact in the area. To staff’s
knowledge, there are no outstanding issues associated with this application.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PRD zoning subject to
compliance with the comments and conditions outlined in paragraph E, and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 15 FILE NO.: Z-9904-A
NAME: CSA Logistics – Revised PD-C
LOCATION: 8801 Dreher Lane
DEVELOPER:
CSA Logistics, LLC (Owner)
402 Charbett Drive
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
CSA Logistics, LLC (Owner)
402 Charbett Drive
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0.24 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
BACKGROUND:
On March 5, 2024, the Little Rock Board of Directors approved Pickens Auto Repair
Shop – PD-C (Ordinance No. 22,412), to be rezoned from R-2 to PD-C to allow for the
continued operation of an auto repair shop that historically operated on the property at
8805 Dreher Lane.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone a 0.24 acre tract from R-2 to revised
PD-C to incorporate the property into the existing auto repair shop (zoned PD-C)
currently operating on the abutting property to the south. The expansion will
September 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-9904-A
2
provide additional acreage to the overall development, and be utilized to provide
additional parking, customer drop-off/pick-up and storage to service the existing
auto repair shop. Auto salvage use is not requested as part of this application and
will not be permitted at any time on the property.
B. EXISTING CONDITIONS:
The property is located on the east side of Dreher Lane and north of Baseline
Road. The site is currently undeveloped. Properties in the general area contain a
mixture of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
1. Full plan review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
September 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-9904-A
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Geyer Springs East Planning District. The Land Use Plan
shows Residential Medium Density (RM) for the requested area. The Residential
Medium Density (RM) category accommodates a broad range of housing types
including single family attached, single family detached, duplex, town homes,
multi-family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. The application is for a Revised
PD-C.
Surrounding the application area, west of Dreher Lane are apartments. To the
east of the application area is wooded in a PCD, beyond which is a mobile home
September 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-9904-A
4
park. North of the application area is wooded residential with a single family
residence and south is a day care facility and a hairdresser salon.
This site is not located in an Overlay District.
Master Street Plan:
Dreher Lane is a Commercial Street on the Master Street Plan. Commercial
Streets are a Local public street which is abutted by non-residential or residential
use which is more intense than duplex or two-unit residential. These streets have
the same design standard as a Collector. The standard Right-of-way is 60 feet.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
Bicycle Plan:
Dreher Lane is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is now proposing to rezone a 0.24 acre tract from R-2 to revised
PD-C to incorporate the property into the existing auto repair shop (zoned PD-C)
currently operating on the abutting property to the south. The expansion will
provide additional acreage to the overall development, and be utilized to provide
additional parking, customer drop-off/pick-up and storage to service the existing
auto repair shop. Auto salvage use is not requested as part of this application and
will not be permitted at any time on the property.
The property is located on the east side of Dreher Lane and north of Baseline
Road. The site is currently undeveloped. Properties in the general area contain a
mixture of zoning and uses.
The proposed parking area will take access from Dreher Lane through a 20x7 foot
gate. Staff feels the acquisition of the additional property will increase the overall
parking for the auto repair business and is sufficient to serve the use.
The parking area will contain a gravel surface. The applicant is not proposing any
new construction or placing any buildings on the property at this time.
September 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-9904-A
5
The applicant proposes to secure the proposed parking area by erecting a six (6)
foot high fence along the north and west property lines that will tie onto the existing
fence along the south and east property lines.
The applicant is not proposing any signage at this time. Any future signage must
comply with Section 36-555 of the City’s Zoning Ordinance (signs allowed in
commercial zones).
Any new site lighting must be low-level and directed away from adjacent
properties.
The site plan does not show a dumpster on the property at this time. Any new
dumpster installed on the property must comply with Section 36-523 of the City’s
Zoning Ordinance.
Staff feels that the acquisition of the additional acreage to the north will benefit the
area and the auto repair use by increasing parking for customer drop-off/pick-up
and storage of vehicles post-service awaiting customer pick-up. Staff feels that
the proposed use and the minor increase in traffic should have no adverse impact
on surrounding properties. The property has a long history of being used as an
auto repair business.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PD-C, subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was approved.
September 12, 2024
ITEM NO.: 16 FILE NO.: Z-10024
NAME: Vargas Body Shop – PD-C
LOCATION: 8415 Scott Hamilton Drive
DEVELOPER:
W. H. Schmeckenbecher Trust (Owner)
8415 Scott Hamilton Drive
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
W. H. Schmeckenbecher Trust
8415 Scott Hamilton Drive
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Harbor Environmental & Safety
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 5.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
STAFF UPDATE:
On August 21, 2024, the applicant requested to defer the application to the October 10,
2024, Planning Commission meeting. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda at the request of the applicant.
September 12, 2024
ITEM NO.: 17 FILE NO.: Z-10038
NAME: Gregory – PD-R
LOCATION: 709-717 W. 32nd Street
DEVELOPER:
Gerald Gregory
Songbyrd Development Enterprise, LLC
PO Box 166687
Little Rock, AR 72216
OWNER/AUTHORIZED AGENT:
Gerald Gregory – Agent/Owner
SURVEYOR/ENGINEER:
South Point Surveying, PLLC
PO Box 400
Sheridan, AR 72150
AREA: 0.4 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone 0.4 acre from R-2 to PD-R to construct a
residential development. The property is comprised of six (6) lots. The lots will be
replatted into three (3) lots. Each replatted lot will contain three (3) living units – a
2-story duplex in the front portion of the lot and a 1-story accessory dwelling in the
rear portion of the lot. The overall development will contain nine (9) dwellings that
will be available to rent.
B. EXISTING CONDITIONS:
The property is undeveloped, grass-covered and contains a scattering of mature
trees and shrubs. Properties in the general are contain a mixture of zoning and
uses.
September 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10038
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Provide parking plan for staff’s review for compliance with the minimum
parking spaces required for the proposed structures per City’s zoning
ordinance.
2. Show widths on all proposed driveways on site plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
1. Full plan review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
September 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10038
3
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is for a PD-R. Duplexes and Accessory Dwellings for 9 dwellings
on 0.32 acres.
September 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10038
4
Surrounding the application area are single family homes and duplexes in Low
Density Residential use area. The area has a few faith-based institutions in
Public/Institutional use areas.
This site is not located in an Overlay District.
Master Street Plan:
W 32nd Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements. The east lot of the application has the drive located in the
non developed portion of Short 32nd St. ROW. Right-of-way improvements may
be necessary to South Gaines Street to create a legal drive.
Bicycle Plan:
W 32nd Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone 0.4 acre from R-2 to PD-R to construct a
residential development. The property is comprised of six (6) lots. The lots will be
replatted into three (3) lots. Each replatted lot will contain three (3) living units – a
2-story duplex in the front portion of the lot and a 1-story accessory dwelling in the
rear portion of the lot. The overall development will contain nine (9) dwellings that
will be available to rent.
The property is undeveloped, grass-covered and contains a scattering of mature
trees and shrubs. Properties in the general are contain a mixture of zoning and
uses.
Each duplex will be 2,400 square feet in area (1,200sf per unit), and contain three
(3) bedrooms and two (2) bathrooms. The proposed setbacks for the duplexes will
be twenty-five (25) feet from the back of the curb of W. 32nd Street, over twenty-
five (25) feet from the rear property line, and a minimum of five (5) feet from the
side property lines.
September 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10038
5
Section 36-502 requires 1.5 parking spaces per unit. Therefore, driveways
servicing the duplexes along W. 32nd Street shall be a minimum of eighteen (18)
feet wide to comply with the code.
The development will also contain three (3), 1-story accessory dwelling units
(ADU), one (1) per platted lot, fronting W. Short 32 nd Street. Each ADU will be 800
square feet in area and contain two (2) bedrooms and two (2) bathrooms.
Typically, one (1) parking space is required for an ADU. The site plan shows a
fifteen (15) foot wide driveway extending from W. Short 32 nd Street for each ADU.
The proposed parking for the ADUs comply with the code.
ADU building setbacks are shown to be over sixty (60) feet from the front property
line, twenty (20) feet from the rear property line (fronting W. Short 32 nd Street), and
a minimum of five (5) feet from the side property lines.
The applicant notes that exterior construction materials will include board and batt
siding, horizontal siding, vinyl windows, and a fiberglass exterior door. Roofing
materials will contain asphalt shingles.
The applicant is not requesting a sign at this time. All signs must comply with
Section 36-552 of the City’s Zoning Ordinance (signs permitted multi-family
zones).
All site lighting must be low-level and directed away from adjacent properties.
Staff feels that the proposed residential development will add both character and
provide diversity of much needed residential options within the general area. Many
of the properties in the area are undeveloped lots. Although the development will
create a minor increase in traffic staff feels that it will have no adverse impact on
the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval, with the condition noted above, of the requested
PD-R rezoning, subject to compliance with the comments and conditions outlined
in paragraphs D, E, and F, and the staff analysis, of the agenda staff report, and
the following condition:
1. Submit a replat for the proposed development to staff for review and approval
showing Lots 3-8 replatted into three (3) lots as depicted on the site plan, prior
to filing for a building permit.
September 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10038
6
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item, and a recommendation of approval as outlined in the “staff analysis” above.
There was one person in opposition. Wendel Jones voiced his concerns about the height
of the building. There were three persons in support of the application. Mondall Ellis,
Jerry Dotson and Amanda Wayne spoke in favor of the project. After some discussion
there was a motion to approve the application. There was a second. The vote was
9 ayes, 0 nay, 1 absent and 1 open position. The motion passed.
September 12, 2024
ITEM NO.: 18 FILE NO.: MSP2024-01
NAME: Master Street Plan Amendment – Removal of a portion of West 57 th Street
between Geyer Springs Road and Mabelvale Pike
LOCATION: West 57th Street between Geyer Springs and Mabelvale Pike
OWNER/AUTHORIZED AGENT:
City of Little Rock Staff
AREA: NA
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01
CURRENT ZONING: N/A
A. PROPOSAL/REQUEST:
Th amendment to the Master Street Plan (MSP) is to remove a proposed portion
of West 57th Street, a Collector on the Master Street Plan, extending west from
Geyer Springs Road and connecting to Mabelvale Pike before the intersection with
South University.
The primary function of 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.
September 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: MSP2024-01
2
B. EXISTING CONDITIONS/ZONING:
The land surrounding the change area to the east of Geyer Springs Road is all
zoned R-2, Single Family District. Between Geyer Springs and Mabelvale Pike to
the north of the proposed Collector is zoned General Commercial (C-3) and Quiet
Office (O-1). South of the proposed Collector is an area of Light Industrial (I-2)
followed by General Commercial (C-3). West of the change area across South
University is a mix of Commercial uses with Light Industrial to the South.
C. NEIGHBORHOOD NOTIFICATIONS:
A letter was mailed August 29, 2024, to all property owners in the corridor affected
by the amendment. Neighborhood Association contacts are notified of all items on
the Planning Commission agenda via a single notice prior to the Commission’s
hearing.
September 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: MSP2024-01
3
D. TRANSPORTATION/PLANNING:
Land Use:
The Land Use Plan Map shows this site to the east of Geyer Spring Road to be
mostly Residential Low (RL), with an area of Public/Institutional (PI) north of the
existing portion of West 57th 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 remains less than 6 units per acre.
Public/Institutional 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 Land Use between Geyer Springs Road and
South University around the site is mostly Commercial with a portion of Office and
Public/Institutional at the intersection of Geyer Springs Road and Mabelvale Pike.
Commercial 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.
Office Land Use represents services provided directly to consumers (e.g., legal,
September 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: MSP2024-01
4
financial, medical) as well as general offices which support more basic economic
activities. East of South University, the Land Use is Commercial followed by
Residential Low further east.
Master Street Plan:
The proposed portion of West 57th Street between Geyer Springs and Mabelvale
Pike to be removed in this MSP amendment is a Proposed Collector on the plan
and is currently not built. The Master Street Plan proposes 60’ Right of Way and
September 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: MSP2024-01
5
36’ minimum paving width for Collectors. The existing part of West 57 th Street
terminates at Geyer Springs and is a Local Street on the Master Street Plan.
Bicycle Plan:
The Master Bike Plan Map shows a no facilities for the proposed Collector.
However, standard Collectors on the Master Street Plan call for Class II Bike lanes.
Class II Bike Lanes consist of a paved area both sides of a roadway with a painted
stripe separating the bikeway from motor vehicle traffic.
Historic Preservation Plan:
There are no existing historic sites on, or in proximity to, this land.
H. ANALYSIS:
This amendment is for the removal of a proposed Collector that would continue
West 57th Street from Geyer Springs Road to Mabelvale Pike close to the
intersection with South University. This proposed Collector has an approximate
length of 600 ft. with a Right of Way of 60’. Currently there is not dedicated Right
of Way for this proposed road. This Collector has been proposed on the Master
Street Plan since at least 1988.
The extension of West 57th Street was proposed on the Master Street Plan to serve
as a connection between Geyer Springs and South University. At the time of the
proposed connection, Mabelvale Pike was not as developed and the connection
of West 57th appeared to serve as a better eventual connection. Since that time,
Mabelvale Pike has developed into an adequate connection between Geyer
Springs and South University thus eliminating the need for the West 57 th Steet
extension.
Additional considerations for the removal of the proposed extension from the
Master Street Plan would be the financial implications. Right of Way would have
to be purchased or dedicated to creating this extension, and continued
development in this area has made this unlikely or cost prohibitive. Furthermore,
West 57th would intersect with Mabelvale Pike too close to the intersection of South
University which could create traffic issues. Finally, a study of traffic volumes in
the area indicates that the extension is not warranted since all east/west traffic in
this area is either served through 53rd Street to the north or 65th Street to the South.
Any east/west traffic between these two roads is already served by Mabelvale
Pike.
September 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: MSP2024-01
6
I. STAFF RECOMMENDATION:
The Staff recommends approval of the removal of the West 57 th Street extension,
a Collector, from the Master Street Plan.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
Staff presented the item, and a recommendation of approval as outlined in the “staff
analysis” above. The item remained on the Consent Agenda for Approval. The vote was
9 ayes, 0 nays, 1 absent and 1 open position. The application was approved.
PLANNING COMMISSION VOTE RECORD
DATE: September 12, 2024 4:OOPM
Minutes
Consent Agenda
1,2,3,4,5,6,7,8,9,10,12,13
14.151618
RegularAgenda
MEMBER
11*
11.1**
17
BROWN, JIMMY
✓
✓
✓
✓
✓
HART, TODD
✓
✓
✓
✓
✓
HODGES, NORMAN
✓
✓
✓
I✓
✓
McDONALD, ALICIA
✓
✓
✓
✓
✓
PERSON, STEVEN
✓
✓
✓
✓
✓
SAMAD, AHMED
✓
✓
✓
✓
✓
VOGEL, ROBBY
✓
✓
✓
✓
✓
BAXTER, JOSHUA
✓
✓
✓
✓
✓
RUSSELL, JEREMIAH-VICE CHAIR
A
A
A
A
A
VICKERS, MICHAEL - CHAIR
✓
✓
✓
✓
✓
MEMBER
Item 11* deferred to the 10/10/24 meeting
Item 11.1** deferred to the 10/10/24 meeting
Meeting Adjourned 5:35 PM
✓AYE * NAYE A ABSENT Ab ABSTAIN R RECUSE
September 12, 2024
There being no further business before the Commission, the meeting was adjourned
at 5:35 p.m.
Date
Chairman Secretary