pc_11 14 2024
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
NOVEMBER 14, 2024
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II. Members Present: Michael Vickers
Jeremiah Russell
Joshua Baxter
Jimmy Brown
Norman Hodges, Jr.
Alicia McDonald
Steven Person
Ahmed Samad
Robby Vogel
Members Absent: Todd Hart
Open Positions: One (1)
City Attorney: Cameron T. Bowden
III. Approval of the Minutes of the October 10, 2024 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
NOVEMBER 14, 2024
I. OLD BUSINESS:
Item Number: File Number: Title:
1. Z-10024 Vargas Body Shop – PD-C
8415 Scott Hamilton Drive
2. LU2024-19-01 Land Use Plan Amendment – Chenal Planning District
Southeast and Southwest Corners of Highway 10 &
Chalamont Drive
2.1. Z-10036 Rezoning from R-2 to C-1
Southeast and Southwest Corners of Highway 10 &
Chalamont Drive
3. Z-10032 Francis Duplex – Conditional Use Permit
320 N. Monroe Street
4. Z-10045 Williams Duplexes – Conditional Use Permit
4224 Cobb Street
5. Z-10049 Wyatt Accessory Dwelling – Conditional Use Permit
1015 Calhoun Street
6. Z-6886-D The Church at Rock Creek – Telecommunications Tower –
Revised POD
11500 W. 36th Street
7. Z-9500-C Goodwin – PCD
3708 Garrison Road
8. Z-10055 Bennett Davis Group – PCD
14611 Colonel Glenn Road
9. Z-10034 Houk – STR-2 – PD-C
2014 N. Cleveland Street
Agenda, Page Two
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
10. G-23-491 Partial Alley Right-of-Way Abandonment
Block 10, Woodruff’s Addition
11. S-1883-B Shiloh Grove Phases 2 & 3 – Revised Preliminary Plat
South of the Oxford Valley Drive/Appomattox Drive
Intersection
12. S-1981 Rodriguez – Replat
11112 W. Baseline Road
13. S-1982 Farmer – Lot Split
9512 Johnson Road
14. Z-10060 FRT Group Home – Special Use Permit
40 Lakeside Drive
15. Z-10066 Bruce Family Care Facility – Special Use Permit
4405 W. 11th Street
16. Z-10076 UDDC #1 Duplexes – Conditional Use Permit
4220 W. 26th Street
17. Z-10077 UDDC #2 Duplexes – Conditional Use Permit
2615/2617 Abigail Street
18. Z-10078 UDDC #3 Duplex – Conditional Use Permit
4700 W. 28th Street
19. Z-10079 UDDC #4 Duplexes – Conditional Use Permit
4400/4408 W. 24th Street
20. Z-10080 UDDC #5 Duplex – Conditional Use Permit
2301 S. Elm Street
21. Z-10081 UDDC #6 Duplex – Conditional Use Permit
2001 Abigail Street
22. Z-10082 UDDC #7 Duplex – Conditional Use Permit
2024 Lewis Street
Agenda, Page Three
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
23. Z-10075 Mandani Holdings Event Centers – Conditional Use Permit
2900-3100 S. University Avenue
24. Z-10061 Flores Office-Warehouse – PD-O
7524 Fairfield Drive
25. Z-10072 Glover – PD-I
3611 Mabelvale Pike
26. Z-10073 ICON Homes, LLC – PD-R
414 N. Spruce Street
27. Z-10083 Access Village – POD
7814 “T” Street
28. Z-10084 E&Y Development, LLC – PD-R
1516 S. Ringo
29. Z-10085 Brown – PD-R
1705/1709 Boyce Street
30. A-349 and
Z-10089
Elopak Annexation and I-3, Heavy Industrial Zoning
6101 Zeuber Road
III. SHORT TERM RENTALS:
Item Number: File Number: Title:
31. Z-10059 King – STR-2 – PD-C
5147 Cantrell Road
32. Z-10067 Tran – STR-2 – PD-C
30 Summerland Court
33. Z-10074 Laben Properties – STR-2 – PD-C
13212 Coleen Drive
November 14, 2024
ITEM NO.: 1 FILE NO.: Z-10024
NAME: Vargas Body Shop – PD-C
LOCATION: 8415 Scott Hamilton Drive
DEVELOPER:
W. H. Schmeckenbecher Trust (Owner)
8415 Scott Hamilton Drive
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
W. H. Schmeckenbecher Trust
8415 Scott Hamilton Drive
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Harbor Environmental & Safety
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 5.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone a 5.50 acre tract from R-2 to PD-C as
required by code, to recognize the current and existing use of the of the property
operating as an auto body repair shop and additional commercial uses that have
been operating on the property since 1965. The applicant is not requesting any
changes to the property. All buildings, parking and driveways will remain the same.
B. EXISTING CONDITIONS:
The property is located on the east side of Scott Hamilton Drive and west of
Jamison Road. The existing one-story, 8,610 square foot building is located in the
November 14, 2024
ITEM NO.: 1 (Cont.) FILE NO.: Z-10024
2
western portion of the property approximately sixty (60) feet from the Scott
Hamilton Road ROW. The site contains asphalt paving that wraps around most of
the building. The remaining western portion of the property behind the building is
undeveloped. Properties in the general area contain a mixture of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
1. Full plan review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
November 14, 2024
ITEM NO.: 1 (Cont.) FILE NO.: Z-10024
3
Planning Division:
The request is in the Geyer Springs East Planning District. The Land Use Plan
shows Commercial (C) for the requested area. The Commercial (C) category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The application is
to rezone the property from R-2 to PD-C.
To the north of the subject site are several single family residences in Office and
Residential Low Density areas, beyond which is an apartment complex in an area
of High Density Residential use. East of the site is vacant and wooded residential
use. To the south of the site is Commercial uses. West of Scott Hamilton Drive is
a laundromat and mobile home park in a Light Industrial use area.
This site is not located in an Overlay District.
November 14, 2024
ITEM NO.: 1 (Cont.) FILE NO.: Z-10024
4
Master Street Plan:
Scott Hamilton Drive is a Minor Arterial on the Master Street Plan. Minor Arterials
are high volume roads designed to provide the connections to and through an
urban area. Curb cuts should be minimized to allow for continuous traffic flow
while still allowing some access to adjoining property. Deceleration Lanes are
required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on
both sides. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
Scott Hamilton Drive is on the Master Bike Plan as a Proposed Class 2 Bike Lane.
Class 2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting to rezone a 5.50 acre tract from R-2 to PD-C as
required by code, to recognize the current and existing use of the of the property
operating as an auto body repair shop and additional commercial uses that have
been operating since 1965. The applicant is not requesting any changes to the
property. All buildings, parking and driveways will remain the same.
The property is located on the east side of Scott Hamilton Drive and west of
Jamison Road. The existing one-story, 8,610 square foot building is located in the
western portion of the property approximately sixty (60) feet from the Scott
Hamilton Road ROW. The site contains asphalt paving that wraps around most of
the building. The remaining western portion of the property behind the building is
undeveloped. Properties in the general area contain a mixture of zoning and uses.
Access is provided by a concrete driveway along Scott Hamilton Road near the
southwest corner of the property.
The site contains asphalt paving that wraps around most of the building that may
be utilized for employee and customer parking. There is an additional parking area
located in the rear of the building. Staff feels the existing parking is sufficient to
serve the current and existing uses.
November 14, 2024
ITEM NO.: 1 (Cont.) FILE NO.: Z-10024
5
The applicant is not proposing any new signage at this time. Any future signage
must comply with Section 36-555 of the City’s Zoning Ordinance (Signs allowed in
commercial zones).
The applicant is not proposing additional lighting with this application. Any new
site lighting must be low-level and directed away from adjacent properties.
The site plan does not show a dumpster on the property at this time. Any dumpster
installed at the site must comply with Section 36-523 of the City’s Zoning
Ordinance.
Staff supports the requested PD-C rezoning. Staff feels the request is reasonable.
The property will be used and operated in the same manner as it has for several
decades. Staff supports allowing C-4 permitted uses as alternate/future uses for
this existing developed property.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C, subject to compliance with the
comments and conditions outlined in paragraph E, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. The application came off consent agenda. Opposition had
left the meeting. There was some discussion, and a motion was made to approve the
application. There was a second. The vote was 9 ayes, 0 nays, 1 absent and 1 open
position. The application was approved.
November 14, 2024
ITEM NO.: 2 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).
November 14, 2024
ITEM NO.: 2 (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.
November 14, 2024
ITEM NO.: 2 (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.
November 14, 2024
ITEM NO.: 2 (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.
November 14, 2024
ITEM NO.: 2 (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
November 14, 2024
ITEM NO.: 2 (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
November 14, 2024
ITEM NO.: 2 (Cont.) FILE NO.: LU2024-19-01
7
application site to function as a ‘traditional’ neighborhood commercial area. Staff
recognizes this intersection as a potential business area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the applicant’s request to amend the Land Use
designation from Residential Low Density (RL) to Neighborhood Commercial (NC).
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The application came off the consent agenda. Staff presented the item, and a
recommendation of approval as outlined in the “staff analysis” above. There were ten
(10) persons registered in opposition. Timothy Lewallen, Toni Woody, Mary Miskin, OD
& Tina Patton, Tony Smith, Asa Warmack, Eric Atchison, Bryan Angel and Sherry Simon
voiced concerns about noise, traffic, the impact on property value, natural resources
issues and residential quality of life. After much discussion. The applicant requested to
defer the application until the October 10, 2024, Planning Commission Agenda so that
the developer could meet and discuss the proposed action with the neighborhoods. There
was a motion to defer the application. There was a second. The vote was 9 ayes, 0 nays,
1 absent and 1 open position. The application was deferred to the October 10, 2024,
Planning Commission Agenda.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 Planning Commission Agenda.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. There were thirty-two (32) persons in opposition of the
application. Eric Atchison, John Williamson, Richard Petit, Lorien Trapani, Dr. Lyan
Thomas, Sheri Simon and Timothy Lewallen raised concerns about noise, traffic, safety,
quality of roads, loss of green space, the impact on property value, natural resources
issues and residential quality of life. After much discussion there was a motion to approve
the application. There was a second. The vote was 6 ayes, 3 nays, 1 absent and 1 open
position. The application was approved.
November 14, 2024
ITEM NO.: 2.1 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.
November 14, 2024
ITEM NO.: 2.1 (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.
November 14, 2024
ITEM NO.: 2.1 (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
November 14, 2024
ITEM NO.: 2.1 (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.
November 14, 2024
ITEM NO.: 2.1 (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.
November 14, 2024
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-10036
6
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The application came off the consent agenda. Staff presented the item, and a
recommendation of approval as outlined in the “staff analysis” above. There were ten
(10) persons registered in opposition. Timothy Lewallen, Toni Woody, Mary Miskin, OD
& Tina Patton, Tony Smith, Asa Warmack, Eric Atchison, Bryan Angel and Sherry Simon
voiced concerns about noise, traffic, the impact on property value, natural resources
issues and residential quality of life. After much discussion, the applicant requested to
defer the application until the October 10, 2024, Planning Commission Agenda so that
the developer could meet and discuss the proposed action with the neighborhoods.
There was a motion to defer the application. There was a second. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The application was deferred to the October 10,
2024, Planning Commission Agenda.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. Due to the fact that there were only eight (8) Commissioners
present, the applicant requested to defer the application until the November 14, 2024,
Planning Commission Agenda. There was a motion to defer the application. There was
a second. The vote was 8 ayes, 0 nays, 2 absent and 1 open position. The application
was deferred to the November 14, 2024, Planning Commission Agenda.
STAFF UPDATE:
On October 10, 2024 the applicant submitted a letter to staff, revising the application as
follows:
After meeting with the residents of the Tournay and Chemin neighborhoods,
PotlatchDeltic has agreed to amend their application to prohibit the following uses.
(1) The following typically permitted uses will not be allowed:
i. Cigar, tobacco and candy store.
t. Fire station.
dd. Laundromat (pickup station will be allowed)
ff. Lodge or fraternal organization.
hh. Medical marijuana cultivation facility.
ii. Medical marijuana dispensary.
jj. Mobile canteen units when operated in compliance with current planning
department regulations for such vehicles.
November 14, 2024
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-10036
7
kk. Multifamily dwellings (as per the R-5 district).
ss. Secondhand store, used furniture or rummage shop.
aaa. Two-family residences.
(2) The following Conditional uses will not be allowed:
a. Amusement, commercial (inside).
d. Brewery.
e. Cabinet or woodwork shop.
g. Cemetery or mausoleum.
h. College dormitory.
j. Convenience food store with gas pumps.
k. College fraternity or sorority.
I. Convent or monastery.
m. Establishment for the care of alcoholic, narcotic, or psychiatric patients.
s. Parking, commercial lot or garage.
v. Service station.
w. Theater (not drive-in).
PotlatchDeltic would also like to add the following conditions to this application.
3. A wood fence, 8 feet tall if allowed by ordinance or variance, will be constructed
on the north side of the 50’ Open Space buffer adjacent to each site as it is
developed.
4. During initial landscaping on the tracts, any open spaces within the 50’ Open
Space buffer will be filled in with native tree species saplings and seedlings.
5. The tract will not be cleared until a lot is sold (and proposed construction is
imminent). The use dd. Pickup Station, would be permitted only for drop off and
pick up, no onsite cleaning.
Staff continues to support the application as revised.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. There were thirty-two (32) persons in opposition of the
application. Eric Atchison, John Williamson, Richard Petit, Lorien Trapani, Dr. Lyan
November 14, 2024
ITEM NO.: 2.1 (Cont.) FILE NO.: Z-10036
8
Thomas, Sheri Simon and Timothy Lewallen raised concerns about noise, traffic, safety,
quality of roads, loss of green space, the impact on property value, natural resources
issues and residential quality of life. After much discussion there was a motion to approve
the application. There was a second. The vote was 6 ayes, 3 nays, 1 absent and 1 open
position. The application was approved.
November 14, 2024
ITEM NO.: 3 FILE NO.: Z-10032
NAME: Francis Duplex – Conditional Use Permit
LOCATION: 320 N. Monroe Street
DEVELOPER:
Robert B. Francis
320 N. Monroe Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Robert B. Francis – Owner/Applicant
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: .15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests a conditional use permit to an existing residence to be
converted to a duplex by adding a second dwelling unit on the second floor of a
proposed attached garage addition.
B. EXISTING CONDITIONS:
The property is occupied by a one-story frame single family residence, located at
the southwest corner of N. Monroe Street and “C” Street. A one-story metal carport
structure located in the rear yard area will be removed with the proposed
construction.
November 14, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10032
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant requests a conditional use permit to allow an existing residence to
be converted to a duplex by adding a second dwelling unit on the second floor of
a proposed attached garage addition. The property is occupied by a one-story
frame single family residence, located at the southwest corner of N. Monroe Street
November 14, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10032
3
and “C” Street. A one-story metal carport structure located in the rear yard area
will be removed with the proposed construction.
The applicant proposes to construct a one-story addition (approximately 800
square feet) on the south side of the residence, as noted on the attached site plan.
The proposed addition will be located 8.95 feet back from the south side property
line.
The applicant also proposes to construct a two-story garage addition
(approximately 840 square feet) on the west side of the house, within the rear yard
area. The proposed addition will contain approximately 420 square feet per floor.
A new concrete driveway from “C” Street will serve the garage addition. A one-
story screened deck addition will be located between the one-story and two-story
additions. The proposed garage addition will be located 10 feet from the south
side property line and 27 feet from the rear (west) property line.
The applicant proposes the second floor of the garage addition to be a separate
apartment dwelling. The applicant notes that the apartment will be rented to UAMS
medical students. With the creation of the second dwelling unit within the principal
structure, the applicant is required to obtain a conditional use permit for a duplex
use.
The applicant is requesting no variances with the conditional use permit
application. The proposed additions comply with the required building setbacks,
building height and parking.
Staff is supportive of the requested conditional use permit. Staff believes the
proposed duplex use is appropriate for the area, as there are other multi-unit
residential properties in the immediate neighborhood area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
November 14, 2024
ITEM NO.: 3 (Cont.) FILE NO.: Z-10032
4
STAFF UPDATE:
The applicant submitted a letter to staff on October 30, 2024, noting that after meetings
with his architect and engineer, it was determined that the foundation of the existing house
is not sufficient for the structure to be added on to. Therefore, the applicant proposes to
remove the house from the property and re-construct it on the exact same footprint as the
existing structure, with the additions as described in the staff analysis above. In staff’s
opinion, this does not change the scope of the project and staff continues to support the
application.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the December 12, 2024 agenda as the required notifications to
surrounding property owners were not completed.
November 14, 2024
ITEM NO.: 4 FILE NO.: Z-10045
NAME: Williams Duplexes – Conditional Use Permit
LOCATION: 4224 Cobb Street
DEVELOPER:
Antoinette Williams
108 Brighton Court
North Little Rock, AR 72216
OWNER/AUTHORIZED AGENT:
Antoinette Williams – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: .25 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow reduced rear building setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests a conditional use permit to allow for the construction of two
(2) duplexes on two (2) R-3 zoned lots. The property is located at the northwest
corner of Cobb Street and W. 43rd Street.
B. EXISTING CONDITIONS:
The property is occupied by a one-story single family residence which will be
removed as part of the proposed construction. A one-car wide driveway from W.
43rd Street serves as access to the property.
November 14, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-10045
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
November 14, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-10045
3
H. ANALYSIS:
The applicant requests a conditional use permit to allow for the construction of two
(2) duplexes on two (2) R-3 zoned lots. The property is located at the northwest
corner of Cobb Street and W. 43rd Street.
The property is occupied by a one-story single family residence which will be
removed as part of the proposed construction. A one-car wide driveway from W.
43rd Street serves as access to the property.
Each proposed duplex structure will be approximately 2,646 square feet in area,
with a building height of one (1) story. The proposed buildings will have a brick
exterior.
Each duplex unit will have 1,285 square feet of heated and cooled area. The
individual units will have three (3) bedrooms and two (2) bathrooms.
The duplex structures will be set back 25.7 feet from the front (south) property
lines, 7.5 to 8.1 feet from the side property lines and eight (8) feet from the rear
(north) property lines. Section 36-255 (d) (3) of the City’s Zoning Ordinance
requires a minimum rear setback of 25 feet. The applicant is requesting a variance
to allow the duplex structures with reduced rear setbacks, as the lots are only
approximately 86 feet deep. Staff supports the deferral request.
Parking for the proposed duplex structures will be in the front yard areas, with
access from W. 43rd Street. There will be three (3) parking spaces on each lot.
Section 36-502 (b) (1) c. requires a minimum of three (3) parking spaces for a
duplex structure. The proposed parking conforms with ordinance standards.
Staff is in support of the requested conditional use permit. The applicant is
requesting one (1) relatively minor variance with the proposal. The proposed
reduced rear building setbacks should have no adverse impact on the adjacent
properties, as the rear setbacks have a side yard relation with the property
immediately to the north. Staff believes that the request is reasonable, and that
the proposed duplexes are appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, in the agenda staff report.
November 14, 2024
ITEM NO.: 4 (Cont.) FILE NO.: Z-10045
4
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda at the request of the applicant.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 5 FILE NO.: Z-10049
NAME: Wyatt Accessory Dwelling – Conditional Use Permit
LOCATION: 1015 Calhoun Street
DEVELOPER:
MW Enterprises, LLC
3734 W. Slavson Avenue
Los Angeles, CA 90043
OWNER/AUTHORIZED AGENT:
Disla Development Group – Owner
Mel Wyatt - Agent
SURVEYOR/ENGINEER:
Tucker Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: .16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 6 CENSUS TRACT: 2
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow a reduced front building setback.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an accessory dwelling
to be constructed in conjunction with the construction of a new single family
residence.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered.
November 14, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10049
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
November 14, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10049
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an accessory dwelling
to be constructed in conjunction with the construction of a new single family
residence. The property is located on the east side of Calhoun Street, between E.
10th and E. 11th Streets. The property is currently undeveloped and mostly grass
covered.
The proposed principal structure will be a one-story 1,200 square foot single family
residence with two (2) bedrooms and two (2) bathrooms. The structure will have
a height of approximately 19 feet – 4 inches. The proposed principal residence
will comply with all building setbacks, except the front setback of 20 feet. Section
36-255 (d) (1) of the City’s Zoning Ordinance requires a minimum front setback of
25 feet. Therefore, the applicant is requesting a variance to allow a reduced front
setback. Staff supports the variance request. The proposed front setback will be
similar to other front building setbacks in the area.
The proposed accessory dwelling will also be one-story in height (19 feet – 4
inches), and be 600 square feet in area. The accessory dwelling will have one (1)
bedroom and one (1) bath. The accessory structure will comply with all building
setbacks, separation and rear yard coverage.
November 14, 2024
ITEM NO.: 5 (Cont.) FILE NO.: Z-10049
4
A one-car wide driveway from Calhoun Street will be constructed at the northwest
cover of the lot. The proposed driveway will run along the north side of the principal
structure, into the rear yard area. There will be four (4) parking spaces in the rear
yard area to serve both structures. The parking complies with ordinance
standards.
To staff’s knowledge, there are no outstanding issues associated with the
conditional use permit request. Staff is in support of the requested Conditional
Use Permit. Staff believes the request is reasonable and that the proposed use is
appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraph E., and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. The application came off consent agenda. Staff presented
the item, and a recommendation of approval as outlined in the “staff analysis” above.
There were 2 people in opposition. Jeanine Cloird and Mac Wet voiced their concerns.
There were two persons in support of the application. Gregory Simmons and Joyce
Thompson spoke in favor of the project. The opposition raised the concern that the Notice
of Public Hearing they received had the wrong address on it. The notice they received
showed 6401 West 12th Street as the meeting location when in fact the meeting was
taking place at 500 West Markham (City Hall). After some discussion the Commission
thought it best if the item was deferred to the November Agenda due to the wrong address
being on the notices. The applicant agreed and requested a deferral to the
November 14, 2024, Planning Commission Agenda. There was a motion to defer the
application. There was a second. The vote was 8 ayes, 0 nays, 2 absent and 1 open
position. The application was deferred to the November 14, 2024, Planning Commission
Agenda.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 6 FILE NO.: Z-6886-D
NAME: The Church at Rock Creek – Telecommunications Tower – Revised POD
LOCATION: 11500 W. 36th Street
DEVELOPER:
Baker Donaldson (Agent)
The Towers, LLC
1901 Sixth Avenue North, Suite 2600
Birmingham, AL 35203
OWNER/AUTHORIZED AGENT:
Church at Rock Creek (Owner)
11500 W. 36th Street
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Heritage Engineering
PO Box 505
Benton, AR 72018
AREA: 40 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the existing POD to allow for the installation
of a 160 foot in height monopole tower (150-foot-tall monopole and ten (10) foot in
height lighting rod), to be installed in the far northwest corner of the property for
use by one (1) principal user (The Towers, LLC) with co-location to accommodate
additional wireless service providers as requested. All remaining aspects of the
previously approved POD will remain unchanged.
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
2
B. EXISTING CONDITIONS:
The site contains the Church at Rock Creek and several associated buildings for
ancillary uses. There is a mixture of zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Proposed one-hundred sixty (160) feet monopole is located within the
airspace of the Billy and Hillary Clinton National Airport. Therefore, airport
and Federal Aviation Administration (FAA) approval and/or permits are
required to be submitted before the Department of Planning and
Development can issue a building permit to construct the monopole.
Building permit applicant for the proposed monopole shall provide FAA and
airport approval documentation and/or permits with submission of the
construction plans with the building permit application to the Department of
Planning and Development staff for review. Airport contact to start the airport
and FAA review process is Carlos De La Torre, Director of Operations, 501-
537-1721, cdelatorre@clintonairport.com.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
3
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area . Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
4
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel
Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions, please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N Ingram (501)
918-3756.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
5
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Wireless Communications Facilities must also comply with Chapter 36, Article
XII Development Standards and Landscaping.
3. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows MX for the
requested area. This category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of the three. The application
is to revise the existing Planned Office District (POD) to include a
telecommunication tower.
The application site is at the northwest corner of the Church at Rock Creek
campus. To the west of the application area is a large apartment complex in a
Planned Development – Residential district and to the north is a developed single
family subdivision in an R-2 Single Family Residential district.
This site is not located in an Overlay District.
Master Street Plan:
W 36th Street is a Minor Arterial on the Master Street Plan. Minor Arterials are
high volume roads designed to provide the connections to and through an urban
area. Curb cuts should be minimized to allow for continuous traffic flow while still
allowing some access to adjoining property. Deceleration Lanes are required.
Standard Right-of-Way (ROW) is 90 feet. Sidewalks are required on both sides.
This street may require dedication of Right-of-Way and may require street
improvements.
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
6
Bicycle Plan:
W 36th St is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting to revise the existing POD to allow for the installation
of a 160 foot in height monopole tower (150-foot-tall monopole and ten (10) foot in
height lighting rod), to be installed in the far northwest corner of the property for
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
7
use by one (1) principal user (The Towers, LLC) with co-location to accommodate
additional wireless service providers as requested. All remaining aspects of the
previously approved POD will remain unchanged.
The site contains the Church at Rock Creek and several associated buildings for
ancillary uses. There is a mixture of zoning and uses in all directions.
The applicant plans to utilize the existing thirty (30) foot wide ingress/egress
extending from W. 36th Street. The section of the access easement near the
proposed tower will contain a twelve (12) foot wide road with crushed gravel
surfacing.
Section 36-593(b)(3) of the City’s Zoning Ordinance requires a WCF abutting
residential property on either side, to be set back a distance at least the height of
the WCF tower. The setback will be measured from the face of the base of the
support structure to the property line of the abutting residential property. The
equipment facility shall meet as a minimum the setback requirements for the
underlying zone.
The site plan indicates a setback of at least 150 feet in all directions from
residentially zoned properties. The proposed tower setbacks comply with the
Code.
The lessee’s proposed area will be located in the far northwest corner of the
property and will contain only 0.11 acre (4,900sf) of the overall forty (40) acre tract.
The site will be secured by an eight (8) foot tall chain-link fence with a double six
(6) foot wide access gate. The gate will resemble the existing metal fence on the
property.
The applicant did not provide a signage plan with this application. Any signs
installed at the site must comply with Section 36-553 of the City’s Zoning
Ordinance (signs permitted in institutional and office zones).
The applicant submitted a landscaping plan as part of the application. All
landscaping must comply with Section 36-593(c) of the City’s Landscape
Ordinance.
All sight lighting must comply with Section 36-593(e) of the City’s Zoning
Ordinance.
The applicant must submit FAA approval for the WCF to the Planning Engineering
Division, as noted in paragraph D, prior to obtaining a building permit.
November 14, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-6886-D
8
Staff is supportive of the requested revised POD to allow a wireless communication
facility (WCF) at this site. The proposed WCF complies with the code with respect
to the required setbacks from abutting residential properties. The proposed
setback radius is over 150 feet in all directions from residentially zoned properties.
The proposed WCF will provide new wireless service coverage and increased
capacity for all users in the general area, while enhancing the local E-911
emergency call system. Staff feels the proposed WCF will not have an adverse
impact on the surrounding properties.
The only reason this application is before this body is that the WCF is not an
allowed use as approved by Ordinance No. 19,197 for the existing POD.
Otherwise, the WCF application would be approved at staff level.
I. STAFF RECOMMENDATION:
Staff recommends approval of the revised POD, subject to compliance with the
comments and conditions outlined in paragraphs D, E and F, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the November 14, 2024 agenda as the applicant failed to
complete notifications to surrounding property owners.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was withdrawn at the request of the property owner.
November 14, 2024
ITEM NO.: 7 FILE NO.: Z-9500-C
NAME: Goodwin – PCD
LOCATION: 3708 Garrison Road
DEVELOPER:
Andrea Goodwin (Owner)
3708 Garrison Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Andrea Goodwin
3708 Garrison Road
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Johnston Surveying, Inc.
37027 Hwy 300
Roland, AR 72135
AREA: 83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone five (5) acres R-2 to PCD. The primary use
of the property will remain as a single-family residence. As part of this application,
the applicant is requesting non-residential uses, as described in the “Staff
Analysis.” The property is located within the City’s Extra-Territorial Zoning
Jurisdiction (ETJ).
B. EXISTING CONDITIONS:
The existing three-story, 14,102 square foot single-family residence is located near
the western edge of Pulaski County, between Garrison Road (east) and the Pulaski
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
2
County Line/Saline County boundary (west). Properties in the general area
contain residential, agricultural and farming zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Since this property is located within Pulaski County and outside the current city
limits, all required permits for clearing, grading, building, etc. for this property
will be required by the Pulaski County Department of Planning and
Development. Contact Pulaski County Department of Planning and
Development at 501-340-8260, and they are located at 3200 Brown St. Little
Rock, AR 72204.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. A water main extension will be needed to provide water service to this property.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Buildings or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area . Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provided with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
buildings are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
4
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be placed with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. The construction of gates shall be of material that allows manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
5
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Buzzard Mountain Planning District and beyond the City
Limits in the extraterritorial planning area. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a mixed use
Planned Commercial District (PCD).
Surrounding the application area are single family homes on large tracts and a few
wooded, undeveloped tracts.
This site is not located in an Overlay District.
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
6
Master Street Plan:
Garrison Rd is a Minor Arterial on the Master Street Plan. Minor Arterials are high
volume roads designed to provide the connections to and through an urban area.
Curb cuts should be minimized to allow for continuous traffic flow while still allowing
some access to adjoining property. Deceleration Lanes are required. Standard
Right-of-Way (ROW) is 90 feet. Sidewalks are required on both sides. This street
may require dedication of Right-of-Way and may require street improvements.
Bicycle Plan:
Garrison Road is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
7
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is proposing to rezone five (5) acres R-2 to PCD. The primary use
of the property will remain as a single-family residence. As part of this application,
the applicant is requesting non-residential uses, as described in the “Staff
Analysis.” The property is located within the City’s Extra-Territorial Zoning
Jurisdiction (ETJ).
The existing three-story, 14,102 square foot single-family residence is located near
the western edge of Pulaski County, between Garrison Road (east) and the Pulaski
County Line/Saline County boundary (west). Properties in the general area
contain residential, agricultural and farming zoning and uses in all directions.
Access to the property is via a private fifty (50) foot wide access easement from
Garrison Road.
The applicant notes the property will remain as a single-family residence. The
proposed uses will include a regenerative farm, vegetable garden, ornamental
flower garden, green house, raising livestock, a studio kitchen, product
development and retail use component. In addition, the applicant notes the desire
is to utilize the property for educational/agricultural field trips for public school
students, community, charity and culinary-themed events, along with educational
garden and farm tours. Some of the proposed non-residential uses will be ticketed
events.
Additional description of events as per the applicant are as follows:
1. The property is first a primary residence for a family of eight (8), with planned
events offered throughout the year including:
a) Lunch and garden tours (held during the day).
b) Seasonal daytime events such as story time with Santa, Easter Brunch,
Mother’s Day Tea and Harvest event for families.
c) Outdoor intimate wedding and dinner events (limited to 12-15 events
per year).
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
8
The applicant notes that a restaurant will not be built on the property, but any chef
or catering company providing food on the property will have ServSafe Food
Handler certification and will be preparing food in a retail establishment certified by
the AR Department of Health.
The hours of operation will be from 9:00am to 10:00pm, with limited evening events
and in compliance with the Pulaski County Noise Ordinance.
There will be a grass-covered parking area, southeast of the residence, that
contains seventy-seven (77) parking spaces, four (4) ADA parking spaces located
near the garage, for a total of eighty-one (81) parking spaces for the proposed
uses.
The applicant notes that the property meets ADA standards for access and
restrooms, and that no more than two hundred (200) guests will be permitted, for
any occasion, at any given time. Staff feels the existing parking is sufficient to
serve the proposed uses.
The applicant is not proposing any new signage at this time. Any future signage
must comply with Section 36-555 of the City’s Zoning Ordinance (Signs allowed in
commercial zones).
The site plan does not show a dumpster on the property at this time. Any dumpster
installed at the site must be screened and comply with Section 36-523 of the City’s
Zoning Ordinance.
The applicant is not proposing additional lighting with this application. Any new
site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PCD rezoning. Staff feels the request is
reasonable. There are no outstanding issues with this application. The applicant
provided a response to all concerns raised by staff. The property is located at the
western edge of Pulaski County. Properties in the area contain developed and
non-developed residential zoning and uses and are on large tracts. Staff feels that
with adequate noise mitigation, and operating hours, the proposed use will not
have an adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
November 14, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-9500-C
9
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present, representing the application. The application came off the
consent agenda. Staff presented the item and a recommendation for approval. There
were 5 persons in opposition. Whitney Bower, Kathlyn McCondell, Mariede Priest, Julie
Favonte, and Deborah Reynolds raised concerns about traffic, noise and there being a
commercial business within a residential zoned area. Whitney Bower submitted a copy
of a lawsuit that the citizens had filed the previous day attempting to stop the rezoning.
There were 9 persons in support; John McInnis, Caristiana Hoey, Jessica Boswell, Sharon
Sue Maune, Brian Maune, Sarah Sharp, Julie Pruet, Bennett Pruet, and Phillip Porter
spoke in support of the application. After considerable discussion about the project, the
applicant requested a deferral to the November 14, 2014, Planning Commission Agenda.
There was a motion to defer the application. The motion was seconded. The vote was
8 ayes, 0 nays, 2 absent and 1 open position. Application was deferred to the
November 14, 2024, Agenda.
STAFF UPDATE:
On October 24, 2024 the applicant submitted a letter to staff, revising the application as
follows:
• Operating hours will be 10:00 AM to 9:00 PM
• Maximum event attendance – 150 persons
• Maximum parking spaces – 60 spaces
• Event guests will not be permitted to use the padlocked/gated easement road to Kanis
Road.
• The PCD zoning will be for Brian and Jennifer Maune only, as owners of the property.
If the property is sold by the Maune’s, the PCD zoning will become null and void.
Staff continues to support the application as revised.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the December 12, 2024 agenda as the required notifications to
surrounding property owners were not completed.
November 14, 2024
ITEM NO.: 8 FILE NO.: Z-10055
NAME: Bennett Davis Group – PCD
LOCATION: 14611 Colonel Glenn Road
DEVELOPER:
Bennett Davis Group (Owner)
PO Box 26415
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Bennett Davis Group, LLC
1300 N. Shackleford Road
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Johnston Surveying, Incorporated
37027 HWY 300
Roland, AR 72211
AREA: 35.8 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCES/WAIVERS: None requested.
PLANNING COMMISSION ACTION: (October 10, 2024)
The item was deferred to the November 14, 2024, agenda as the applicant failed to
complete notifications to surrounding property owners.
STAFF UPDATE:
On October 31, 2024, the applicant requested to defer the application to the February 13,
2025, Planning Commission agenda. Staff supports the deferral request. This will be the
applicant’s second and final deferral request.
November 14, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-10055
2
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the February 13, 2025 agenda at the request of the applicant.
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
NAME: Houk STR-2 – PD-C
LOCATION: 2014 North Cleveland Street
OWNER:
David/Tabitha Houk
2500 Fair Park Boulevard
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
(501) 414-5496
AREA: .15-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .15-acre property located at 2014 Cleveland
Street from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
B. EXISTING CONDITIONS:
The property is occupied by a 1,120 square foot, one story, three (3) bedroom, and
two (2) bath house. The request is in the West Little Rock Planning District and is
located within the Heights Neighborhood Association. The subject site is also
located in the Heights Landscape Design Overlay District (Ord. 21787).
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
2
The Land Use Plan shows Residential Low Density (RL) for the requested area.
There is a concrete driveway from North Cleveland Street at the northeast corner
of the property. The driveway extends along the north side of the house with
parking for at least three (3) vehicles.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Life Safety Inspection required.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
3
Planning Division:
The request is in the West Little Rock Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is for a Planned Development-Commercial (PD-C) to allow use as
a Short Term Rental (STR-2).
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family
(R-2). This property is located within the Heights Neighborhood Association.
The subject site is located in the Heights Landscape Design Overlay District (Ord.
21787).
Master Street Plan:
N Cleveland Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-Way is 50’. Sidewalks are
required on one side. This street may require dedication of Right-of-Way and may
require street improvements.
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
4
Bicycle Plan:
N Cleveland Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
5
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
6
H. ANALYSIS:
The applicant proposes to rezone a .15-acre property located at 2014 Cleveland
Street from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
The property is occupied by a 1,120 square foot, one story, three (3) bedroom, and
two (2) bath house. The request is in the West Little Rock Planning District and is
located within the Heights Neighborhood Association. The subject site is also
located in the Heights Landscape Design Overlay District (Ord. 21787).
The Land Use Plan shows Residential Low Density (RL) for the requested area.
There is a concrete driveway from North Cleveland Street at the northeast corner
of the property. The driveway extends along the north side of the house with
parking for at least three (3) vehicles.
On June 20, 2023, the City Board of Directors passed an ordinance regulating
short-term rentals within the City of Little Rock. The new ordinance establishes
“development standards” for short-term rentals. If approved, the applicant must
comply with the newly established development standards as follows, in addition
to all other requirements of the new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-
Term Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single-Family
Residential Standard.
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 I (1). If on-street parking is
proposed as an alternative to meet the above requirements,
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
7
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner’s fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock’s Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
8
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1)-day
rental.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The bill of assurance for this property does not prohibit short-term rentals. There
have been no Department of Planning & Development enforcement cases nor any
police reports for this property. This property has been in operation as a Short-
Term Rental since August 2021.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
Staff is in support the requested PD-C rezoning. Staff believes the request is
reasonable and that the proposed STR-2 use is appropriate for this location.
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) short-term rentals (STR-1 and STR-2) listed within the database
for approved short-term rentals in the City of Little Rock. The City’s new short-
term rental ordinance allows a maximum of 500 short-term rentals within the
corporate boundary of the City of Little Rock. There are two (2) approved STR
applications within ¼ mile of the application site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. The application came off consent agenda. There was one
person in opposition of the application. Daryl Newcomb raised the concern that the Notice
of Public Hearing he received had the wrong address on it. The Notice had the 6401
West 12th street location when in fact the meeting was taking place at 500 West Markham
(City Hall). After some discussion the Commission thought it best if the item was deferred
to the November Agenda due to the wrong address being on the notices. There was a
motion to defer the application. There was a second. The vote was 8 ayes, 0 nays,
November 14, 2024
ITEM NO.: 9 FILE NO.: Z-10034
9
2 absent and 1 open position. The application was deferred to the November 14, 2024,
Planning Commission Agenda
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 10 FILE NO.: G-23-491
NAME: Partial Alley Right-of-Way Abandonment
LOCATION: Block 10, Woodruff’s Addition
DEVELOPER:
Woodruff OZ Investments, LLC
Gabriel Holmstrom
2102 Louisiana Street
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Woodruff OZ Investments, LLC, Haybar Properties, LLC, and
Rainwater Properties, LLC – Applicants
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: N/A NUMBER OF LOTS: N/A FT. NEW STREET: 150 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 46
CURRENT ZONING: R-4 and R-5
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon approximately 150 linear feet of the alley right-
of-way located within Block 10, Woodruff’s Addition.
B. EXISTING CONDITIONS:
The portion of the alley right-of-way proposed for abandonment is currently
undeveloped.
November 14, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-491
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: A 10-foot easement (5 feet on each side
of the existing main) will be required.
Entergy: Entergy would need a minimum 10' easement to maintain the existing
facilities on the south side of the property. Entergy is not opposed to the closing
of the alley, but requests an easement be provided.
Summit Utilities: No objection to abandonment.
AT & T: No comments received.
Central Arkansas Water: Central Arkansas Water does not have and does not
plan to have any public water facilities in the east-west 20 foot alley adjacent to
and south of Lots 1, 2, and 3, Block 10, of Woodruff’s Addition to the City of Little
Rock, Pulaski County, Arkansas, also known as 1017 East 8 th Street.
Central Arkansas Water does not oppose the closing of this alley and does not
require any future consideration for the closure.
Fire Department: No objection to abandonment.
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: No comments.
November 14, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-491
3
H. ANALYSIS:
The applicant requests to abandon approximately 150 linear feet of the alley right-
of-way located within Block 10, Woodruff’s Addition. Block 10, Woodruff’s Addition
is bounded by E. 8th Street, E. 9th Street, Byrd Street and College Street. The
portion of the alley to be abandoned is located mid-block and adjacent to Lots 1, 2
and 3, and Lots 10, 11 and the west 39.5 feet of Lot 12, Block 10, Woodruff’s
Addition.
The portion of the alley proposed for abandonment is currently undeveloped. The
abandonment is proposed to allow additional yard space, so a fence can be
constructed behind 1017 E. 8th Street (the old Woodruff House).
None of the public utility companies object to the abandonment request. The alley
right-of-way will be retained as an easement, as requested by the utility
companies.
According to Pulaski County Title Company there are no reversionary rights for the
alley right-of-way. Therefore, the area of the alley will be split equally between
the property owners to the north and south after abandonment.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested partial alley right-of-way
abandonment, subject to the alley being retained as a utility easement, as
requested by the utility companies noted in paragraph E. of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 11 FILE NO.: S-1883-B
NAME: Shiloh Grove Phases 2 & 3 – Revised Preliminary Plat
LOCATION: South of the Oxford Valley Drive/Appomattox Drive Intersection
DEVELOPER:
E-Steps Investors, LLC
1518 Brookshire Drive
Benton, AR 72019
OWNER/AUTHORIZED AGENT:
E-Steps Investors, LLC – Owner
Holloway Engineering – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 15.178 acres NUMBER OF LOTS: 85 FT. NEW STREET: 3,005 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2
1. Variance to allow reduced lot width for corner lots.
2. Variance to allow reduced lot area.
3. Variances to allow reduced side and rear building setbacks.
BACKGROUND:
On January 14, 2021 the Planning Commission approved a preliminary plat for the Shiloh
Grove subdivision. The subdivision included 21.556 acres and 103 single family
residential lots, to be developed in three (3) phases. On July 30, 2024 the final plat for
Phase 1 was signed and recorded. The final plat for Phase 1 included 34 lots.
November 14, 2024
ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to revise the preliminary plat for Phases 2 and 3 by
adding 16 lots to the overall subdivision, and reducing the lot area for some of the
lots throughout the subdivision.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. The ADA ramp at Lot 56 at the SW corner of the intersection of Antero Dr. and
Elbert Dr. shall be redesigned to meet City of Little Rock Standard Detail
PW-50 Type 2 Ramp.
2. How will you serve Fire Access to Bierstadt Dr. with it terminating at lots
107 and 108? You need a fire apparatus in place.
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 comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required.
November 14, 2024
ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B
3
This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges.
A connection to the existing 8” Ductile Iron main on Legion Hut Rd. will need to be
provided.
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.
November 14, 2024
ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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.
November 14, 2024
ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B
5
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
On January 14, 2021 the Planning Commission approved a preliminary plat for the
Shiloh Grove subdivision. The subdivision included 21.556 acres and 103 single
family residential lots, to be developed in three (3) phases. On July 30, 2024 the
final plat for Phase 1 was signed and recorded. The final plat for Phase 1 included
34 lots.
The applicant is requesting to revise the preliminary plat for Phases 2 and 3 by
adding 16 lots to the overall subdivision, and reducing the lot area for some of the
lots throughout the subdivision.
November 14, 2024
ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B
6
The proposed lots within Phases 2 and 3 will range in size from 0.120 acre (5,227
sq. ft.) to 0.155 acre (6,751 sq. ft.). All of the lots will be at least 50 feet wide and
100 feet deep. Section 36-254 (d) (4) of the City’s Zoning Ordinance requires a
minimum lot area of 6,000 square feet. The applicant is requesting a variance from
this ordinance standard to allow several of the proposed lots to be less than 6,000
square feet in area. Staff supports the variance request.
Section 31-232 (e) of the City’s Subdivision Ordinance requires that corner lots in
residential subdivisions have minimum lot widths of 75 feet. The applicant is
proposing corner lot widths of 65 feet throughout this subdivision, and is requesting
a variance for the reduced corner lot width. Staff supports the variance request.
The applicant is proposing 15 foot rear building setbacks and five (5) foot side
building setbacks for the subdivision. Section 36-254 (d)(3) of the City’s Zoning
Ordinance requires minimum 25 foot rear setbacks for R-2 zoned lots. Section 36-
254 (d)(2) requires minimum side setbacks of eight (8) feet or 10 percent of the lot
width (for lots less than 80 feet wide). Therefore, the applicant is requesting
variances from these ordinance requirements for the subdivision. Staff supports
the variance request, which was approved with the original preliminary plat.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised 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: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 12 FILE NO.: S-1981
NAME: Rodriguez – Replat
LOCATION: 11112 W. Baseline Road (11112 Linley Drive)
DEVELOPER:
Rogelia Rodriguez
11112 Linley Drive
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Rogelia Rodriguez – Owner
Nick Tucker – Agent
SURVEYOR/ENGINEER:
Tucker Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: 0.90 acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced lot depth.
2. Variance to allow reduced side setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to subdivide/replat a 0.90 property into three (3) lots, to
allow for the construction of two (2) additional single family residences. The
property is located on the west side of Linley Drive, north of Baseline Road.
November 14, 2024
ITEM NO.: 12 (Cont.) FILE NO.: S-1981
2
B. EXISTING CONDITIONS:
There is a one-story single family residence located near the center of the property,
on the proposed Lot 2. The remainder of the property is undeveloped.
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. Per 2021 Arkansas Fire Prevention Code Volume 1 Fire Appendix D Fire
Apparatus Access Roads Section D107 One or Two Family Residential
Developments D107.1 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. Exceptions: 1. Where there are more than 30
dwelling unit accessed from a single public or private fire apparatus access
road and all dwelling units are equipped throughout with an approved
automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or
903.3.1.3, access from two directions shall not be required. 2. The number
of dwelling units accessed from 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.” Therefore, the
construction of two (2) fire apparatus access roads or installation of an
automatic sprinkler system throughout all proposed residential dwelling units
is required. Per Appendix D of the fire code Section D101 General D101.1
Scope: “Fire apparatus access roads shall be in accordance with this
appendix and all other applicable requirements of the Arkansas Fire
Prevention Code. Requests for exceptions to Appendix D may be appealed
to the State Fire Marshal.
2. Linley is a private road therefore no boundary street requirements are required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: LRWRA has infrastructure within area
of interest. LRWRA will require a platted sewer easement prior to approval.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
November 14, 2024
ITEM NO.: 12 (Cont.) FILE NO.: S-1981
3
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Show width of ROW if existing 2” PVC main is not shown inside of ROW an
easement should be provided for it.
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.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units . Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2.
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
November 14, 2024
ITEM NO.: 12 (Cont.) FILE NO.: S-1981
4
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 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.
November 14, 2024
ITEM NO.: 12 (Cont.) FILE NO.: S-1981
5
H. ANALYSIS:
The applicant requests to subdivide/replat a 0.90 property into three (3) lots, to
allow for the construction of two (2) additional single family residences. The
property is located on the west side of Linley Drive, north of Baseline Road.
There is a one-story single family residence located near the center of the property
on the proposed Lot 2. The remainder of the property is undeveloped.
The three (3) proposed lots are as follows:
• Lot 1 – 0.30 acre (136.47 feet by 95 feet)
• Lot 2 – 0.30 acre (136.47 feet by 95 feet)
• Lot 3 – 0.30 acre (136.47 feet by 95 feet)
Section 36-254 (d) (4) of the City’s Zoning Ordinance requires a minimum lot depth
of 100 feet for lots in R-2 zoning. The proposed lots will be 95 feet deep, as the
existing overall property has a depth of 95 feet. The applicant is requesting a
variance from this ordinance requirement. Staff supports the variance request.
Section 36-254 (d) (2) requires minimum side building setbacks of eight (8) feet for
R-2 zoned lots. The applicant is requesting a variance from this ordinance
standard to allow five (5) foot minimum side building setbacks. Staff also supports
this variance request.
Staff is supportive of the requested replat. Staff believes the proposal to create
two (2) additional single family residential lots is appropriate for the area. The
proposed replat is being reviewed via the final plat procedure as a minor
subdivision of land.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. The application came off consent agenda. The applicant was
present. There was one person in opposition. Troy Laha was opposed due to the fact
that the applicant did not attend the meeting of the Southwest Little Rock United for
Progress. After some discussion there was a motion to approve the application. There
November 14, 2024
ITEM NO.: 12 (Cont.) FILE NO.: S-1981
6
was a second. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The motion
passed.
November 14, 2024
ITEM NO.: 13 FILE NO.: S-1982
NAME: Farmer Lot Split
LOCATION: 9512 Johnson Road
DEVELOPER:
Bertha L. Farmer
9512 Johnson Road
Mabelvale, AR 72103
OWNER/AUTHORIZED AGENT:
Bertha L. Farmer – Owner
Felicia Tatum – Agent
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow increased lot width-to-depth ratio.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide the existing five (5) acre property into two (2)
lots, to allow for the construction of a second single family residence. The property
is located on the north side of Johnson Road, between Sardis Road and Heinke
Road.
November 14, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1982
2
B. EXISTING CONDITIONS:
A one-story brick single family residence is located at the southwest corner of the
property, on the proposed Lot 1. The remainder of the property is undeveloped
and partially wooded.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
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.
November 14, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1982
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide the existing five (5) acre property into two (2)
lots, to allow for the construction of a second single family residence. The property
is located on the north side of Johnson Road, between Sardis Road and Heinke
Road.
A one-story brick single family residence is located at the southwest corner of the
property, on the proposed Lot 1. The remainder of the property is undeveloped
and partially wooded.
The two (2) proposed lots are as follows:
• Lot 1 – 2.994 acres (195.94 feet by 671.41 feet)
• Lot 2 – 2.006 acres (132.41 feet by 663.37 feet)
The applicant is requesting one (1) variance with the proposed replat/lot split.
Section 31-232 (b) allows residential lots to have a lot depth of not more than three
(3) times the lot width. Both of the proposed lots will have a depth which will be
more than three (3) time the lot width. Staff supports the variance request. The
proposed replat/lot split will conform with all other ordinance requirements.
November 14, 2024
ITEM NO.: 13 (Cont.) FILE NO.: S-1982
4
Staff is supportive of the requested replat/lot split. Staff believes the proposal for
a second single family residence on the proposed Lot 2 is appropriate for the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat/lot split, subject to compliance
with the comments and conditions outlined in paragraph E., and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. The applicant was present. There was one person in
opposition. Troy Laha was opposed due to the fact that the applicant did not attend the
meeting of the Southwest Little Rock United for Progress. After some discussion there
was a motion to approve the application. There was a second. The vote was 9 ayes,
0 nays, 1 absent and 1 open position. The motion passed.
November 14, 2024
ITEM NO.: 14 FILE NO.: Z-10060
NAME: FRT Group Home – Special Use Permit
LOCATION: 40 Lakeside Drive
AGENT:
Terrell Newton
Freshly Renewed Transitional (FRT)
8404 Baseline Road
Little Rock, AR 72209
(501) 994-1406
OWNER:
Leonard Roberson
118 Springwood Drive
Little Rock, AR 72211
AREA: 0.22-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-2. The proposed
group home will have a maximum of eight (8) disabled residents at any given time.
B. EXISTING CONDITIONS:
The site is located in the Boyle Park Planning District and contains 2,047 square
foot, two-story, four-bedroom, two bath single-family residence. The Land Use
Plan shows Residential Low Density (RL) for the requested area. Surrounding the
application area is fully developed single-family subdivision.
November 14, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10060
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Need Life Safety Inspection.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Boyle Park Planning District. The Land Use Plan shows RL
for the requested area. The Residential Low Density (RL) category provides for
single family homes at densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by conventional single family
homes but may also include patio or garden homes and cluster homes, provided
November 14, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10060
3
that the density remains less than 6 units per acre. The application is to SUP.
Group Home
Surrounding the application area is a developed subdivision of single family
residences.
This site is not located in an Overlay District.
Master Street Plan:
Lakeside 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
November 14, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10060
4
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
Lakeside 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 requesting a special use permit to allow for a group home facility
to be operated in the existing single-family residence zoned R-2. The proposed
group home will have a maximum of eight (8) disabled residents at any given time.
The site is located in the Boyle Park Planning District and contains 2,047 square
foot, two-story, four-bedroom, two bath single-family residence. The Land Use
Plan shows Residential Low Density (RL) for the requested area. Surrounding the
application area is fully developed single-family subdivision.
No signage beyond that allowed in single-family and two-family zones will be
permitted.
The applicant notes that Pulaski County Public Records yielded a Bill of Assurance
that was dated June 1982.
Section 36-54(e)(4) of the City’s Zoning Ordinance provides the following
provisions for Group Home Facilities, as adopted by the Board of Directors on
September 6, 2005:
1. Family care facility, group care facility, group home, parolee or probationer
housing facility, rooming, lodging and boarding facility.
(a) Separation, spacing and procedural requirements for family care
facilities, group care facilities, group homes, parolee or probationer housing
facilities and rooming, lodging and boarding facilities will be determined by the
planning commission so as not to adversely impact the surrounding properties and
neighborhood. Unless the commission determines that a different area is more
appropriate, a neighborhood shall be defined as an area incorporating all properties
lying within one thousand five hundred (1,500) feet of the site for which the permit
is requested.
November 14, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10060
5
(b) There shall be a presumption that a special use permit for a group home
of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements
are met, except that individuals whose tenancy would constitute a direct threat to
the health or safety of other individuals of whose tenancy would result in substantial
physical damage to the property of others shall not be allowed in such a home.
(c) Issues that the planning commission will consider during its review of a
family care facility, group care facility, group home, parolee or probationer housing
facility, or rooming, lodging and boarding facility include , but are not limited to:
1. Spacing of existing similar facilities.
2. Existing zoning and land use patterns.
3. The maximum number of individuals proposed to be served, the
number of employees proposed and the type of services being
proposed.
4. The need and provision for readily accessible public or quasi-public
transportation.
5. Access to needed support services such as social services
agencies, employment agencies and medical service providers.
6. Availability of adequate on-site parking.
(d) The fire marshal must approve the use of any structure proposed as a
family care facility, group care facility, group home, parolee or probation housing
facility or rooming, lodging and boarding facility.
(e) Family care facilities, group care facilities, group homes and parole or
probation housing facilities shall be operated within any and all applicable licensing
and procedural requirements established by the State of Arkansas .
Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance
(minimum area per dwelling unit) requires 150 square feet for the first occupant
and 100 square feet for each additional occupant. Therefore, the minimum area
for this residence occupied by eight (8) persons is 850 square feet. As noted
earlier the residence is 2,047 square feet in total area.
Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the first
occupant and 50 square feet for each additional occupant. The applicant provided
a statement demonstrating compliance with this section of the code as the
downstairs bedroom will house 3 residents and has 240 square feet, the first
upstairs bedroom will house 2 residents and has 230 square feet, the second
upstairs bedroom will house one resident and is 190 square feet and the third
November 14, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10060
6
upstairs bedroom will house two residents and has 230 square feet.
To staff’s knowledge there are no other similar living facilities within a 1,500-foot
radius.
The residences will not drive or own a vehicle.
All services will be provided off premises at another facility.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The application came off consent agenda. The applicant was not present. After
discussion, there was a motion to defer the item. There was a second. The vote was
9 ayes, 0 nays, 1 absent and 1 open position. The application was deferred to the
December 12, 2024, Planning Commission Agenda.
November 14, 2024
ITEM NO.: 15 FILE NO.: Z-10066
NAME: Bruce Family Care Facility – Special Use Permit
LOCATION: 4405 West 11th Street
OWNER/AGENT:
Taray Crawford (Bruce)
4422 West 11th Street
Little Rock, AR 72204
AREA: 0.15-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 9 CENSUS TRACT: 18
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The application needs to be deferred to the December 12, 2024, Planning Commission
Agenda based on the fact that the applicant has not responded to staff comments and
has not sent out the Notice of Public Hearing to the surrounding property owners.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the December 12, 2024 agenda as the required notifications to
surrounding property owners were not completed.
November 14, 2024
ITEM NO.: 16 FILE NO.: Z-10076
NAME: University District Development Corporation (UDDC) #1 Duplexes –
Conditional Use Permit
LOCATION: 4220 West 26th Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .19-acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
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) vacant lots with a total of 12,060 square feet. The request
is in the I-630 Planning District. The Future Land Use Plan shows 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.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
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:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
3
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
4
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a CUP to build
Duplexes.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
5
Surrounding the application area are single family residences interspersed with
vacant lots.
This site is not located in an Overlay District.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
6
Master Street Plan:
West 26th 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:
West 26th Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
7
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) vacant lots with a total of 12,060 square feet. The request
is in the I-630 Planning District. The Future Land Use Plan shows RL for the
requested area.
The proposed duplex structures will be approximately 1,640 square feet in area
(820 square feet per unit) and approximately eighteen (18) feet in height. The
proposed duplexes comply with all building setback requirements.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a shared driveway from West 26 th Street at
the south of the property. The driveway will access six (6) parking spaces, three
(3) for each Duplex. The proposed parking complies with ordinance requirements.
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 1941, 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.
November 14, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10076
8
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 17 FILE NO.: Z-10077
NAME: University District Development Corporation (UDDC) #2 Duplexes –
Conditional Use Permit
LOCATION: 2615/2617 Abigail Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .28-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
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) vacant lots with a total of 12,300 square feet (6,150 each
lot). The request is in the I-630 Planning District. The Future Land Use Plan shows
RL for the requested area.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
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:
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.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
3
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a CUP to build
Duplexes.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
5
Surrounding the application area are single family residences interspersed with
vacant lots.
This site is not located in an Overlay District.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
6
Master Street Plan:
Abigail 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:
Abigail Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
7
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) vacant lots with a total of 12,300 square feet (6,150 each
lot). The request is in the I-630 Planning District. The Future Land Use Plan shows
RL for the requested area.
The proposed duplex structures will be approximately 1,640 square feet in area
(820 square feet per unit) and approximately eighteen (18) feet in height. The
proposed duplexes comply with all building setback requirements.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a sharded driveway from Abigail Street. The
driveway will access six (6) parking spaces, three (3) for each Duplex. The
proposed parking complies with ordinance requirements.
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 1923, 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.
November 14, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10077
8
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 18 FILE NO.: Z-10078
NAME: University District Development Corporation (UDDC) #3 Duplex –
Conditional Use Permit
LOCATION: 4700 West 28th Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .19-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
one duplex structure on R-3 zoned property.
B. EXISTING CONDITIONS:
The site contains a vacant lot with a total of 8,120 square feet. The request is in
the I-630 Planning District. The Future Land Use Plan shows RL for the requested
area.
November 14, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10078
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:
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
November 14, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10078
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
November 14, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10078
4
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a CUP to build a
Duplex.
November 14, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10078
5
Surrounding the application area are single family residences interspersed with
vacant lots.
This site is not located in an Overlay District.
Master Street Plan:
West 28th 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.
November 14, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10078
6
Bicycle Plan:
West 28th Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
one duplex structure on R-3 zoned property.
The site contains a vacant lot with a total of 8,120 square feet. The request is in
the I-630 Planning District. The Future Land Use Plan shows RL for the requested
area.
The proposed duplex structure will be approximately 1,640 square feet in area
(820 square feet per unit) and approximately eighteen (18) feet in height. The
proposed duplex complies with all building setback requirements.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a driveway from Jefferson Street at the
northeast corner of the property. The driveway will access three (3) parking
spaces in the rear yard area. The proposed parking complies with ordinance
requirements.
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 1941, 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.
November 14, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10078
7
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: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 19 FILE NO.: Z-10079
NAME: University District Development Corporation (UDDC) #4 Duplexes –
Conditional Use Permit
LOCATION: 4400/4408 West 24th Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .32-acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
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) vacant lots with a total of 13,720 square feet (6,860 each
lot). The request is in the I-630 Planning District. The Future Land Use Plan shows
RL for the requested area.
November 14, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10079
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:
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.
November 14, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10079
3
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
November 14, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10079
4
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a CUP to build
Duplexes.
November 14, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10079
5
Surrounding the application area are single family residences interspersed with
vacant lots.
This site is not located in an Overlay District.
Master Street Plan:
West 24th 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.
November 14, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10079
6
Bicycle Plan:
West 24th Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
two duplex structures on R-3 zoned property.
The site contains two (2) vacant lots with a total of 13,720 square feet (6,860 each
lot). The request is in the I-630 Planning District. The Future Land Use Plan shows
RL for the requested area.
The proposed duplex structures will be approximately 1,640 square feet in area
(820 square feet per unit) and approximately eighteen (18) feet in height. The
proposed duplexes comply with all building setback requirements.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a shared driveway from West 24 th Street. The
driveway will access six (6) parking spaces, three (3) for each Duplex. The
proposed parking complies with ordinance requirements.
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 1907, 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.
November 14, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10079
7
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 20 FILE NO.: Z-10080
NAME: University District Development Corporation (UDDC) #5 Duplex – Conditional
Use Permit
LOCATION: 2301 South Elm Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3
VARIANCE/WAIVERS: Variance to allow a reduced rear building setback.
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 5,000 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows RL for the requested area.
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
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:
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
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
4
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a CUP for a
Duplex.
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
5
Surrounding the application area and to the north are single family residences
interspersed with vacant lots. To the east of the site are former businesses in a
small commercial use area.
This site is not located in an Overlay District.
Master Street Plan:
South Elm 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.
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
6
Bicycle Plan:
South Elm Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
The site contains a 5,000 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows RL for the requested area.
The proposed duplex structure will be approximately 1,640 square feet in area (820
square feet per unit) and approximately eighteen (18) feet in height.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a driveway from Elm Street, at the southwest
corner of the property. The driveway will access three (3) parking spaces in the
front yard area. The proposed parking complies with ordinance requirements.
Any site lighting must be low-level and directed away from adjacent properties.
Section 36-255 (d) (3) of the City’s Zoning Ordinance requires a minimum rear
setback of 25 feet for structures in R-3 zoning. The applicant is requesting a
variance to allow a rear setback of 5.7 feet. Staff is supportive of the requested
reduced rear setback, as the existing lot is only 100 feet deep.
The applicant notes that Pulaski County Public Records shows a bill of assurance
that is dated 1907, which does not prohibit duplexes.
Staff is in support the requested Conditional Use Permit. Staff believes the request
is reasonable and that the proposed duplex is appropriate for this location.
November 14, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10080
7
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: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 21 FILE NO.: Z-10081
NAME: University District Development Corporation (UDDC) #6 Duplex – Conditional
Use Permit
LOCATION: 2001 Abigail Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .17-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
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 7,280 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows 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.
November 14, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10081
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:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
November 14, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10081
3
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
November 14, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10081
4
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single family
homes at densities not to exceed 6 dwelling units per acre. Such residential development
is typically characterized by conventional single family homes but may also include patio
or garden homes and cluster homes, provided that the density remains less than 6 units
per acre. The application is for a CUP to build a Duplex.
November 14, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10081
5
Surrounding the application area are single family residences interspersed with
vacant lots.
This site is not located in an Overlay District.
Master Street Plan:
Abigail 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.
November 14, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10081
6
Bicycle Plan:
Abigail Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
The site contains a 7,280 square foot vacant lot. The request is in the I-630
Planning District. The Future Land Use Plan shows RL for the requested area.
The proposed duplex structure will be approximately 1,640 square feet in area (820
square feet per unit) and approximately eighteen (18) feet in height. The proposed
duplex complies with all building setback requirements.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a driveway from Charles Bussey Avenue, at
the northeast corner of the property. The driveway will access three (3) parking
spaces in the rear yard area. The proposed parking complies with ordinance
requirements.
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 1907, 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.
November 14, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-10081
7
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 22 FILE NO.: Z-10082
NAME: University District Development Corporation (UDDC) # 7 – Conditional Use
Permit
LOCATION: 2024 Lewis Street
OWNER:
UDDC
2801 South University Avenue
Little Rock, AR 72204
ENGINEER/SURVEYOR:
Edward Lofton Engineering/Surveying
15415 Oak Crest
Little Rock, AR 72206
AREA: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
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 I-630
Planning District. The Future Land Use Plan shows 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.
November 14, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10082
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:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
November 14, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10082
3
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
November 14, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10082
4
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a CUP to build a
Duplex.
November 14, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10082
5
Surrounding the application area are single family residences interspersed with
vacant lots.
This site is not located in an Overlay District.
Master Street Plan:
Lewis 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.
November 14, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10082
6
Bicycle Plan:
Lewis Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a 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. The request is in the I-630
Planning District. The Future Land Use Plan shows RL for the requested area.
The proposed duplex structure will be approximately 1,640 square feet in area (820
square feet per unit) and approximately eighteen (18) feet in height. The proposed
duplex complies with all building setback requirements.
The University District Development Corporation (UDDC) is a non-profit
organization that helps low to moderate income families buy houses as well as
rent. This is one of ten (10) applications to build duplexes in the Midtown area.
The homes are being funded by the City Home Grant Program.
The applicant proposes to construct a driveway from West 21 st Street, at the
southwest corner of the property. The driveway will access three (3) parking
spaces in the rear yard area. The proposed parking complies with ordinance
requirements.
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 1907, 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.
November 14, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10082
7
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 23 FILE NO.: Z-10075
NAME: Mandani Holdings Event Centers – Conditional Use Permit
LOCATION: 2900-3100 S. University Avenue
DEVELOPER/OWNER:
Mandani Holdings, LLC (Owner)
3801 W. 65th Street
Little Rock, AR 72209
(501) 410-3809 ext. 1
AUTHORIZED AGENT:
Mandi Hodges
AISA Holding LLC
3801 W 65th Street
Little Rock, AR 72209
(501) 522-9937
SURVEYOR/ENGINEER:
Joe White & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.07 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow an event center to
occupy units 106 and 107 (two (2) vacant spaces) in the Broadmoor shopping
Center. The property is located at 2900-3100 S. University Ave.
November 14, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10075
2
B. EXISTING CONDITIONS:
The property is zoned C-3. The request is in the I-630 Planning District and the
Future Land Use Plan shows C for the requested area. To the south of the
application area are businesses along a commercial corridor. To the northwest is
a park and open space surrounded by single family homes in a developed
subdivision, and across University Avenue to the east is a university campus in a
public and institutional use 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.
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.
November 14, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10075
3
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows C for the
requested area. The Commercial (C) category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the
trade area that they serve. The application is for a CUP for an Event Center.
To the south of the application area are businesses along a commercial corridor.
To the northwest is an area of park and open space surrounded by single family
homes in a developed subdivision, and across University Avenue to the east is a
university campus in a public and institutional use area.
This site is not located in an Overlay District.
November 14, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10075
4
Master Street Plan:
University Avenue 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:
Lakeshore Drive abutts the property along the south. The Master Bike Plan shows
Lakeshore Drive with 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
November 14, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10075
5
direct the route. This street may require dedication of right-of-way and may require
street improvements.
Historic Preservation Plan:
This property is adjacent to the the Broadmoor National Register Historic District
along the north and west sides of the site.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow an event center to
occupy units 106 and 107 (two (2) vacant spaces) in the Broadmoor shopping
Center. The property is located at 2900-3100 S. University Ave.
The property is zoned C-3. The request is in the I-630 Planning District and the
Future Land Use Plan shows C for the requested area. To the south of the
application area are businesses along a commercial corridor. To the northwest is
a park and open space surrounded by single family homes in a developed
subdivision, and across University Avenue to the east is a university campus in a
public and institutional use area.
The applicant has provided the following information with respect to the proposed
operation of an event center:
“Proposed units of the Broadmoor Shopping Center to be granted
conditional use include units 107 & 106. Unit 107 is approximately
2,688 square feet and Unit 106 is approximately 4,000 square feet.
Unit hours of operations are tentatively Monday – Thursday 10am –
11pm (as needed). Friday – Sunday hours will be 10am -2 am
(as needed).”
“Mandani Holdings and tenants will adhere to recommendations or
requirements of fire code including but not limited to max occupancy
(TBD), wet sprinkler system, ingress and egress, et al. Mandani
Holdings will adhere to the Arkansas Clean Indoor Air Act of 2006
unless tenants file an Arkansas Clean Indoor Air Act Exemption Form
and are approved by the Arkansas Health Department for an
exemption.”
“It is anticipated that future long-term tenants will sell alcohol
on-premises, and all such businesses must obtain permits from the
State of Arkansas Alcoholic Beverage Control Board as well as the
City of Little Rock.”
November 14, 2024
ITEM NO.: 23 (Cont.) FILE NO.: Z-10075
6
“Food preparation will not be performed on-site, however, catering or
food serving on short-term basis is anticipated. Mandani will ensure
all long and short-term tenants have Temporary Food Service permit,
or other, as needed from Arkansas Department of Health, for any
retail food establishment that operates for a period less than or equal
to fourteen (14) consecutive days in conjunction with a single event
or celebration”
“It is intended that there will be ticketed and non-ticketed events. It
would be ideal to have music both pre-recorded and live, if
permissible. Security with Provision has offered security services
which will be determined on an “as-needed” basis including
perimeter, parking lots, doors and/or in house.”
There are approximately 200 parking spaces throughout this overall site. Staff feel
that parking will be sufficient to serve the event center use, as many of the events
that occur will be at times when other businesses within the center are closed.
Any dumpster placed on the site must be screened as per Section 36-5 of the
code.
All site lighting must be low-level and directed away from adjacent properties.
All signage on the site must comply with Section 36-555 (signs allowed in
commercial zones).
Staff is in support of the requested Conditional Use Permit. Staff believes the
request is reasonable and that the proposed CUP use is appropriate for this
location. The property is designated as “C” Commercial on the City’s Future Land
Use. Staff feels that this type of use is within character for the area at this time.
I. STAFF RECOMMENDATION:
Staff recommends approval of the CUP zoning request subject to compliance with
the comments and conditions noted in the staff analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 24 FILE NO.: Z-10061
NAME: Flores Office-Warehouse – PD-O
LOCATION: 7524 Fairfield Drive
DEVELOPER:
Hope Consulting (Agent)
129 Main Street
Benton, AR 72015
OWNER/AUTHORIZED AGENT:
Mendez Construction, Incorporated (Owner)
9801 Stardust Trail
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Hope Consulting
129 Main Street
Benton, AR 72015
AREA: .33 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.06
CURRENT ZONING: R-2
STAFF UPDATE:
This item is being deferred to the December 12, 2024, agenda as the applicant failed to
provide additional information as requested by staff.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the December 12, 2024 agenda at the request of the applicant.
November 14, 2024
ITEM NO.: 25 FILE NO.: Z-10072
NAME: Glover – PD-I
LOCATION: 3611 Mabelvale Pike
DEVELOPER:
Jamie McLarty (Agent)
3611 Mabelvale Pike
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Judy Glover (Owner)
202 Rosemary Way
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 12.17 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property from R-2 to PD-I to allow for the
existing auto repair use, including I-2 permitted uses.
B. EXISTING CONDITIONS:
The property contains an existing 7,840 square foot, single story building that
contains several bay doors and an office. Historically, the property was utilized as
November 14, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10072
2
Glen Daniels Transmission that also included additional auto repair services.
Properties in the general area contain a mixture of zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Met with applicant representative and provided a summary of comments via
email. See bullet points below:
• Get with Floodplain Admin
• Once Removal of current use, staff needs an environmental investigation
• Report good or bad will be sent to DEQ
• State might act or ask for compliance of cleanup and restoration
• Get with FEMA for a CLOMA or CLOMR
• Might need No Rise
• Get with the Army Corp of Engineers for any permits necessary such as 404
• Get Special Flood Hazard Permit from Public Works
• Provide Elevation Certificates
If plans to add anything or alter anything will require a grading and land
alteration permit
2. Flood Plain Admin States:
The following are comments taken from the City code pertaining to the
redevelopment of the subject property:
The entire property lies within the FEMA floodplain of the City of Little Rock.
The property lies within the regulated floodway and 500 year floodplain of
Fourche Creek. In accordance with Section 31-176, floodway areas must
be shown as floodway easements or be dedicated to the public;
Per Sec. 36-341, No building or structure shall be allowed within the
floodway. No future construction of any structures, improvements to the
interior of the structures over 50% of the market value of the structure,
parking areas, or placement of fill material are allowed within the floodway.
Per Section 13-60(2) developments within the regulatory floodways are
November 14, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10072
3
prohibited unless a No-Rise Certification, in the form of a Conditional Letter
of Map Revision application, signed and stamped by a professional
engineer licensed in the State of Arkansas is approved by FEMA;
• Per Sec. 36-341, in order to build or operate any structure or use, it must
be allowable use among those specified as allowable uses in the base or
principal zoning classification; provided further no such use shall
adversely affect the capacity of the channels or floodways of any
designated creek, stream, tributary to the mainstream, drainage ditch, or
other drainage facility or system; and provided still further, no such use or
combination of uses shall raise the level of the one-hundred-year flood a
distance of one (1) foot;
• Per Sec. 36-341, in the FP floodplain district, the storage or processing,
aboveground, and the storage, belowground, of materials or fuel which is
flammable or explosive or which could otherwise be injurious to human,
animal or plant life in time of flood shall be unlawful;
• Per Sec. 36-341, floodways shall be kept free of structural involvement
including fences, open storage of materials and equipment, vehicle
parking and other impediments to the free flow of floodwater. Exceptions
may be granted when existing topography is at or above the existing one-
hundred-year flood level and when the velocity of flow is less than three
(3) feet per second;
• A special flood hazard development permit will be required to be obtained
from the City of Little Rock per Sec. 8-283 prior to construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. LRWRA has multiple large assets within the area of interest that are not shown
on drawing. LRWRA will require a platted sewer easement prior to approval of
any construction.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
November 14, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10072
4
Central Arkansas Water:
1. Show existing ROW if 8” DI main not inside of ROW, provide easement.
Fire Department:
1. Full plan review.
Parks and Recreation: No comments received.
County Planning: No comments received.
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
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-630 Planning District. The Land Use Plan shows LI for the
requested area. The Light Industrial (LI) category provides for light warehouse,
distribution or storage uses, and/or other industrial uses that are developed in a
well-designed park like setting. The application is for a PD-I for an existing
business.
November 14, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10072
5
Surrounding the application area to the north and west along the Mabelvale Pike
corridor are businesses in a light industrial use area.
To the south and east of the application area are businesses in light industrial and
commercial use areas, then a large area of wooded park and open space use.
This site is not located in an Overlay District.
Master Street Plan:
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
November 14, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10072
6
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 an Existing Class 2 Bike Lane. Class
2 Bike Lanes provide 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 proposing to rezone the property from R-2 to PD-I to allow for
the existing auto repair use, including I-2 permitted uses.
The property contains an existing 7,840 square foot, single story building that
contains several bay doors and an office. Historically, the property was utilized as
Glen Daniels Transmission that also included additional auto repair services.
Properties in the general area contain a mixture of zoning and uses.
The property is accessed from a concrete driveway from Mabelvale Pike. The
property is secured by a chain link fence and entry gate along Mabelvale Pike that
opens up to an asphalt and gravel parking area.
The applicant is not proposing any signage at this time. Any new signs must
comply with Section 36-554 (signs permitted in industrial zones).
The site plan does not show a dumpster. Any dumpster installed on the property
must be screened and comply with Section 36-523 of the zoning ordinance.
The applicant is not proposing any new lighting at this time. Any future lighting
must be low-level and directed away from adjacent properties.
Historically, the property was utilized for transmission service and repair (Glen
Daniels Transmission) that also provided additional auto repair services.
Staff feels that the continued auto related uses of the property will have no adverse
impact properties in the general area.
November 14, 2024
ITEM NO.: 25 (Cont.) FILE NO.: Z-10072
7
Staff is supportive of the requested rezoning and all I-2 permitted uses based on
the following conditions:
1. Staff will support no outside use unless approved through FEMA, Corp of
Engineers and the City’s Engineering staff with approval of all necessary
permits (reference staff comments in Paragraph “D” of the agenda staff report).
2. Staff will support I-2 permitted uses for this property with all uses taking place
within the enclosed building, with the exception of customer and employee
parking.
3. All ancillary auto related uses must take place within the enclosed building.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-I 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.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 26 FILE NO.: Z-10073
NAME: Icon Homes, LLC – PD-R
LOCATION: 414 N. Spruce St.
DEVELOPER:
Icon Homes, LLC
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rod Chandler (Agent)
P.O. Box 23713
Little Rock, AR 72221
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle
Little Rock, AR 72223
AREA: 0.21 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property from R-3 to PD-R for a single-
family residential development. The 66.66’x140’ lot will be subdivided into two (2)
separate lots, each being 33.33’x140’ in area. Each lot will contain a 2-story,
single-family residence. The applicant will not reside at the property and intends
to market both single-family residences for sale in the future.
November 14, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10073
2
B. EXISTING CONDITIONS:
The site is just south of Lee Avenue behind Pulaski Heights United Methodist
Church within the Hillcrest Overlay Design District. Properties in the general area
contain a mixture of residential zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Driveways do not meet the current City Code and Standard. Please see City
Code 30-43, Drives shall be 5 ft off of the property line. Also drives cannot
exceed 40% of the lot width so the max driveway width shall not be more than
13.2ft in width. Please revise.
2. Add note that existing driveway on Spruce shall be removed.
3. The alley shall be improved to the City Standard to the furthest edge of
applicants property. See below for City standards for alley improvements:
Asphalt: Minimum six (6) inches of compacted class 7 (SB-2) aggregate base
course to 100% modified proctor density plus a minimum of two (2) inches of hot
mix asphaltic concrete on adequate subgrade compacted to 95% modified proctor
density per City standards and specifications.
Concrete: Minimum six (6) inches of Portland cement concrete with reinforcement
required for conditions and expected traffic wheel loading on adequate subgrade
compacted to 95% modified proctor density per City standards and specifications.
Exposed Aggregate: Minimum six (6) inches of compacted class 7 (SB-2)
aggregate to 100% modified proctor density on adequate subgrade compacted to
95% modified proctor density per City standards and specifications. Aggregate
shall be properly stabilized and contained to prevent erosion of surface aggregate
particles onto adjacent properties due to weather and vehicular traffic.
Minimum width of the alley surface shall be ten (10) feet with a minimum right of
way width of twenty (20) feet per standard detail PW-35.
Alley turnout tying into standard City streets shall comply with standard detail PW-
35.
November 14, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10073
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Low impact development (LID) proposals can also be considered such as paving
blocks, pervious concrete, or porous asphalt, but the proposal will have to be
reviewed and approved by the City civil engineering staff. This will depend on the
following factors including but not limited to existing soil conditions and vehicular
traffic loadings expected.
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.
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.
November 14, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10073
4
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private fire
apparatus access road and all dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
RL for the requested area. The Residential Low Density (RL) category provides
for single family homes at densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by conventional single-family
homes but may also include patio or garden homes and cluster homes, provided
November 14, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10073
5
that the density remains less than 6 units per acre. The application is for a PD-R
lot split.
Surrounding the application area are single family homes in a developed
neighborhood.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
Master Street Plan:
North Spruce Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
North Spruce Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The property at 414 N Spruce Street is within the Hillcrest Historic District and was
not surveyed when the district was first assessed in 1990. The property has not
yet been determined to be contributing or non-contributing to the historic district.
Constructed in 1936, the property is over 50 years old and was built within the
historic district’s period of significance (1890-1940). For these reasons, staff finds
that the property is potentially eligible in the historic district. This section of the
Hillcrest Historic District is scheduled to be resurveyed this year as part of Phase
V of the Historic District Commissions five phase resurvey project.
H. ANALYSIS:
The applicant is proposing to rezone the property from R-3 to PD-R for a single-
family residential development. The 66.66’x140’ lot will be subdivided into two (2)
separate lots, each being 33.33’x140’ in area. Each lot will contain a 2-story,
single-family residence. The applicant will not reside at the property and intends
to market both single-family residences for sale in the future.
The site is just south of Lee Avenue behind Pulaski Heights United Methodist
Church within the Hillcrest Overlay Design District. Properties in the general area
contain a mixture of residential zoning and uses.
November 14, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10073
6
Each single-family residence will be 1800 square feet in area and will contain a
separate concrete driveway extending from alley at the rear property line.
Section 36-502(b)(1)(a) requires one parking space for each single-family
residence. The site plan shows a thirty-six (36) foot long concrete driveway
extending from the alley behind each residence. There will also be a two-car wide
garage at the rear of each residence. Staff feels the parking is sufficient to serve
the proposed use.
The site plan shows a front set back of 16.38 feet, a rear setback of over 25 feet
and 4.1-foot side yard setbacks for both residences. A total separation of 8.2 feet
is shown between each residence. The proposed residences shall not exceed
thirty-five (35) feet in height.
The exterior of each residence will be vinyl siding with a one-foot six-inch (1’6”)
layer of brick at the base. The roofing will be asphalt shingles.
No signage is proposed at this time. 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, the only outstanding issue is that the applicant needs to
revise the site plan so that the driveways comply with requirements as noted in
paragraph D. Otherwise, staff believes the proposed development is an
appropriate use for this property. Staff feels the proposed development will not be
out of character with the development pattern in the area. Properties in the general
area contain a mixture of residential zoning and uses with some properties
containing a higher density than the proposed development. Staff believes the
minor increase in traffic will not increase the overall traffic flow in the general area
and will not have an adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R rezoning, 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: (NOVEMBER 14, 2024)
The applicant was present. The application came off the consent agenda. Staff
presented the item and a recommendation for approval. There was 1 person in
opposition. L. Daniel Eaton spoke of concerns that the lot isn’t big enough to have two
homes. After some discussion there was a motion to approve the application. The motion
November 14, 2024
ITEM NO.: 26 (Cont.) FILE NO.: Z-10073
7
was seconded. The vote was 6 ayes, 3 nays, 1 absent and 1 open position. The
application passed.
November 14, 2024
ITEM NO.: 27 FILE NO.: Z-10083
NAME: Access Village – POD
LOCATION: 7814 “T” Street
DEVELOPER:
Access Group, Incorporated
10618 Breckenridge Drive
Little Rock, 72211
OWNER/AUTHORIZED AGENT:
Holloway Engineering (Agent)
200 Casey Drive
Maumelle, AR 72113
SURVEYOR/ENGINEER:
Holloway Engineering (Agent)
200 Casey Drive
Maumelle, AR 72113
AREA: 2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property is currently zoned PCD and previously operated as Miss Selma’s School.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from PCD to POD to develop
an on-campus facility to serve persons with developmental disabilities.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
2
B. EXISTING CONDITIONS:
The property was formerly operated by Miss Selma’s School. The site contains
several existing buildings located throughout the campus that were utilized for
various purposes. Properties surrounding the site contain a mixture of zoning and
uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. The Civil Engineering Division had initial concerns regarding the cul-de-sac
design, with respect to parking and dumpster location. These issues will be
addressed with the final designs for the project.
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:
1. Provide 15’ Utility Easement for Existing 2” Galvanized Water main on T Street.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
3
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA, successful
tests of the assembly must be completed by a Certified Assembly Tester
licensed by the State of Arkansas and approved by CAW. The test results must
be sent to CAW's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
Fire 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 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
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
4
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Buildings or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area . Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provided with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
buildings are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be placed with the
approval of the fire code official.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
5
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. The construction of gates shall be of material that allows manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times and
replace 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 the requirements of ASTM F 2200.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
6
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter
15 Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the West Little Rock Planning District. The Land Use Plan shows
PI for the requested area. The Public/Institutional (PI) category includes public
and quasi-public facilities that provide a variety of services to the community such
as schools, libraries, fire stations, churches, utility substations, and hospitals. The
application is for a POD for an existing institutional use.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
7
Surrounding the application area on the west and south are single family homes in
a developed subdivision in a low density residential use area. To the north and
east of the subject site a businesses in office, mixed office commercial and
commercial use areas.
This site is not located in an Overlay District.
Master Street Plan:
T 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
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
8
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
T Street is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting to rezone the property from PCD to POD to develop
an on-campus facility to serve persons with developmental disabilities.
The property was formerly operated by Miss Selma’s School. The site contains
several existing buildings located throughout the campus that were utilized for
various purposes. Properties surrounding the site contain a mixture of zoning and
uses.
Access to the Village will be located at the western intersection of “T” Street and
Watt Street that opens up to a cul-de-sac containing that contains approximately
eleven (11) parking spaces for visitors and staff. To staff’s knowledge, none of the
residents will drive their own vehicles. Staff feels the proposed parking is sufficient
to serve the use.
The contractor proposes to construct all access ramps and paving to City and/or
ADA standards. The entire campus will contain a network of paved walking paths
connecting the entire campus with the exception of the activity hub.
The applicant notes the development will serve a greater mission of offering long-
term rental solutions for adults with disabilities who seek to live independently and
engage fully within their community. Community residents will be regularly
supported by staff, including a property manager living onsite and available 24/7,
as well as various direct support professionals providing additional support
throughout the day to create an independent and productive living environment.
The site plan shows front building setbacks ranging from ten (10) to fifteen (15)
feet, a rear yard setback of twenty (20) feet, fifteen (15) feet from the north property
line, and eight (8) feet from the south property line. Staff feels all proposed building
setbacks are sufficient for the proposed use.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
9
The development will begin with demolishing all of the existing vacant homes
previously used as classrooms and cleaning the site.
The existing 5,600 square foot gymnasium, and classroom building will be retained
and repurposed as a central facility for vocational education and recreational
activities. The applicant notes the building contains large exterior overhead doors
that open allowing for a seamless blend between outdoor and indoor spaces that
will facilitate perfect space for vocational education and recreational activities
encouraging skill development, independence, and personal growth.
The development will include a maximum number of thirty-four (34), single-family,
detached and duplex residential units ranging in size from 450 square feet to 1,500
square feet in area. The applicant notes that multi-bedroom units may have more
than one resident.
The maximum building height will not exceed thirty-five (35) feet.
The applicant proposes constructing a one-story, 3,000 square foot café that will
allow the residents to further their cooking, cleaning, and serving skills and
providing meals for other residents with the goal being to establish a common
place to serve meals in a communal setting, thus enhancing the sense of
community.
Amenities built into the campus will feature an integrated community, landscaped
outdoor spaces, including walking paths, a dog park, a pavilion, and areas
dedicated to games and leisure activities. The spaces will encourage residents to
enjoy time outdoors, fostering social interaction and a connection to nature. The
applicant notes the campus will be designed to be a walkable community, with
convenient access to shopping, dining and public transportation.
The development will also contain over forty-three thousand (43,000) square feet
of landscaping to be installed throughout the campus.
The applicant also addressed additional aspects of the campus and will provide:
1. Safety and security with on-site staff available 24 hours a day.
2. Low-voltage, non-intrusive outdoor lighting.
3. Noise levels adhering to all city noise ordinances.
4. The allowance of pets that are owned by residents living on the campus.
5. Community contributions that aim to add value to the surrounding
neighborhoods and businesses.
6. The convenience of the location of the campus and addressing the need for
families searching for an inclusive, supportive living environment for their
loved ones.
November 14, 2024
ITEM NO.: 27 (Cont.) FILE NO.: Z-10083
10
The site plan shows the dumpster area immediately north as you enter the campus
from “T” Street. The dumpster area must be screened and comply with Section
36-523 of the City's Zoning Ordinance.
The applicant did not provide a sign plan at this time. All signs must comply with
Section 36-553 of the City’s zoning ordinance (signs permitted in institutional and
office zones).
All site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested POD. The proposed campus represents an
opportunity for many families to provide their loved ones with an inclusive,
supportive living environment that will not only foster the development of
individuals with disabilities to thrive, but also empower them to contribute
meaningfully to the broader community. Staff feels that the campus will benefit the
community and the City as it provides vital resources to address the need to
provide a facility for individuals with developmental disabilities. Staff feels the
Access Village campus will have a positive impact within the community.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed POD 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.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The applicant was present. The application came off consent agenda. Opposition had
left the meeting. There was some discussion, and a motion was made to approve the
application. There was a second. The vote was 9 ayes, 0 nays, 1 absent and 1 open
position. The application was approved.
November 14, 2024
ITEM NO.: 28 FILE NO.: Z-10084
NAME: EY Custom Homes, LLC – PD-R
LOCATION: 1516 S. Ringo Street
DEVELOPER:
EY Custom Homes, LLC
319 Valmar St
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Roy Andrews (Agent)
200 Casey Drive
Maumelle, AR 72113
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 0.24 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47
CURRENT ZONING: R-4
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property from R-4 to PD-R for a single-
family residential development. The 75’x140’ lot will be subdivided into two (2)
separate lots, each being 37.5’x140’ in area. Each lot will contain a 2-story, single-
family residence. The applicant will not reside at the property and intends to
market both single-family residences for sale in the future.
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
2
B. EXISTING CONDITIONS:
The site is just north of Gibbs Magnet Elementary School. Properties in the general
area are a mix of R-4 and C-3 zoning.
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. The lots show the property reaching into the alley. If this alley has not been
abandoned then your property will stop sort of the alley.
2. You can take access via the alley if you:
The alley shall be improved to the City Standard to the furthest edge of
applicants property. See below for City standards for alley improvements:
Asphalt: Minimum six (6) inches of compacted class 7 (SB-2) aggregate
base course to 100% modified proctor density plus a minimum of two (2)
inches of hot mix asphaltic concrete on adequate subgrade compacted to
95% modified proctor density per City standards and specifications.
Concrete: Minimum six (6) inches of Portland cement concrete with
reinforcement required for conditions and expected traffic wheel loading
on adequate subgrade compacted to 95% modified proctor density per
City standards and specifications.
Exposed Aggregate: Minimum six (6) inches of compacted class 7
(SB-2) aggregate to 100% modified proctor density on adequate subgrade
compacted to 95% modified proctor density per City standards and
specifications. Aggregate shall be properly stabilized and contained to
prevent erosion of surface aggregate particles onto adjacent properties
due to weather and vehicular traffic.
Minimum width of the alley surface shall be ten (10) feet with a minimum
right of way width of twenty (20) feet per standard detail PW-35.
Alley turnout tying into standard City streets shall comply with standard
detail PW-35.
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
3
Low impact development (LID) proposals can also be considered such as
paving blocks, pervious concrete, or porous asphalt, but the proposal will have
to be reviewed and approved by the City civil engineering staff. This will depend
on the following factors including but not limited to existing soil conditions and
vehicular traffic loadings expected.
3. Sewer service cannot be placed in the middle of the alley, these shall be placed
on the property corners outside of the alley Right-of-Way.
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.
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
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
4
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 all dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows RL
for the requested area. The Residential Low Density (RL) category provides for
single family homes at densities not to exceed 6 dwelling units per acre. Such
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
5
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 replat to
3 lots for houses in a PD-R at a density of 12 units per acre. Surrounding the
application area are single family homes in a developed neighborhood.
The application area is in a low-density residential area developed with single
family homes and duplexes at a current density of 4.7 units per acre. South of the
site across W 16th Street is an area of public/institutional use with an elementary
school and a recreation center. To the north across W 15th Street are areas of
public institutional use with faith-based institutions. To the east and west of the
subject site are single family homes and a few duplexes in low density residential
areas.
This site is not located in an Overlay District.
Master Street Plan:
South Ringo 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:
South Ringo 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 the property from R-4 to PD-R for a single-
family residential development. The 75’x140’ lot will be subdivided into two (2)
separate lots, each being 37.5’x140’ in area. Each lot will contain a 2-story, single-
family residence. The applicant will not reside at the property and intends to
market both single-family residences for sale in the future.
The site is just north of Gibbs Magnet Elementary School. Properties in the general
area are a mix of R-4 and C-3 zoning.
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
6
Each single-family residence will be 1502 square feet in area and will contain a
separate concrete driveway extending from South Ringo Street.
Section 36-502(b)(1)(a) requires one parking space for each single-family
residence. The site plan shows a 27.3-foot long concrete driveway extending from
the South Ringo Street to the front of each residence. There will also be a two-car
wide garage at the front of each residence. Staff feels the parking is sufficient to
serve the proposed use.
The site plan shows a front and rear setback of over twenty-five (25) feet and five
(5) feet side yard setbacks for both residences. A total separation of ten (10) feet
is shown between each residence. The proposed residences shall not exceed
thirty-five (35) feet in height.
The exterior of each residence will be vinyl siding with a layer of brick at the base.
The roofing will be asphalt shingles.
No signage is proposed at this time. 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 believes the proposed development is an appropriate use for this
property. Staff feels the proposed development will not be out of character with
the development pattern in the area. Properties in the general area contain a
mixture of residential zoning and uses with some properties containing a higher
density than the proposed development. Staff believes the minor increase in traffic
will not increase the overall traffic flow in the general area and will not have an
adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R rezoning, subject to
compliance with the comments and conditions outlined in paragraph D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 three (3) persons in opposition. Angel Burt, Tricia Bean and Mia Foreman
spoke about concerns that the type of structure the applicant is proposing isn’t compatible
material, size and scale with the surrounding neighborhood. After much discussion there
November 14, 2024
ITEM NO.: 28 (Cont.) FILE NO.: Z-10084
7
was a motion to approve the application. There was a second. The vote was 3 ayes,
6 nay, 1 absent and 1 open position. The motion failed.
November 14, 2024
ITEM NO.: 29 FILE NO.: Z-10085
NAME: Brown – PD-R
LOCATION: 1705/1709 Boyce Street
DEVELOPER:
Jay’s Development
1705/1709 Boyce Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Jamison Brown – Owner
1705/1709 Boyce Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.7 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 2
CURRENT ZONING: R-3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property from R-3 to PD-R. The overall
development will contain two (2) lots with the northernmost lot, 1705 Boyce Street,
to be constructed as Phase I. Phase II, 1709 Boyce Street, is proposed for future
development and will mirror Phase I development. The overall development will
contain four (4) duplexes (two(2) duplexes per phase) that will be available to rent.
B. EXISTING CONDITIONS:
The lots are located on the east side of Boyce Street, between E. 17 th (north) and
E. 18th (south) Streets. The subject property is part of an R-3 zoned pocket which
is surrounded by industrial zoning and uses in all directions.
November 14, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10085
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. Most of the plans are not legible, resubmit legible copies for staff review.
2. Based on what is submitted that can be made out, does not meet any City of
Little Rock Driveway Standards.
3. The two-way shared drive is not supported by staff and a new layout shall be
proposed.
4. It might be beneficial to the applicant to have themselves or a representative
set up a meeting, because as proposed staff will not support/cannot support
the proposed plans.
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:
1. All Central Arkansas Water requirements in effect at the time of request for
water services 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.
November 14, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10085
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads and
shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 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.
November 14, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10085
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-30 Planning District. The Land Use Plan shows RL for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is for a PD-R.
November 14, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10085
5
Surrounding the application area on the west are single family homes in a partially
developed neighborhood in a low density residential area. East of the site are
businesses in a large light industrial use area.
This site is not located in an Overlay District.
Master Street Plan:
Boyce 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.
November 14, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10085
6
Bicycle Plan:
Boyce 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 the property from R-3 to PD-R. The overall
development will contain two (2) lots with the northernmost lot, 1705 Boyce Street,
to be constructed as Phase I. Phase II, 1709 Boyce Street, is proposed for future
development and will mirror Phase I development. The overall development will
contain four (4) duplexes (two (2) duplexes per phase) that will be available to rent.
The lots are located on the east side of Boyce Street, between E. 17 th (north) and
E. 18th (south) Streets. The subject property is part of an R-3 zoned pocket which
is surrounded by industrial zoning and uses in all directions.
The overall site contains two (2) adjoining lots located at 1705 and 1709 Boyce
Street and will be constructed in two (2) phases.
The applicant is proposing a front building setback of thirty-six (36) feet, a rear
setback over thirty-nine (39) feet, and side yard setbacks over seven (7) feet.
The property will be accessed through a common two-way, access driveway
extending from Boyce Street. The existing concrete driveway apron will have a
turn-a-bout and be extended to twenty (20) feet in width to provide maneuverability
and to accommodate traffic flow into and out of the property.
During Phase I, the developer will construct two (2) duplexes in the northern
portion of the site located at 1705 Boyce Street. The site plan shows each duplex
will have a separation over eighteen (18) feet. Phase II of the development will
mirror Phase I and will be constructed at 1709 Boyce Street at some time in the
future.
The units within each phase will be labeled A-D, and each unit will be 959 total
square feet in area, having 853 square feet of living space that will contain three
(3) bedrooms, two (2) bathrooms, with open living, dining, kitchen concept. The
applicant notes a two (2) hour fire wall will separate the units extending from the
concrete foundation to the underside of the roof decking. Each duplex will contain
covered front and rear porches and a private laundry area.
November 14, 2024
ITEM NO.: 29 (Cont.) FILE NO.: Z-10085
7
Each unit will contain a single 18’x10’ parking pad on the property in front of each
unit. Four (4) 20’x10’ off-street parking pads along Boyce Street provide additional
parking.
Section 36-502 requires 1.5 parking spaces per unit. Staff feels the parking is
sufficient to serve the proposed use.
The applicant did not submit a sign plan at this time. All signs must comply with
Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential
one- and two-family zones).
All site lighting must be low-level and directed away from adjacent properties.
Trash collection for the development must comply with code regarding the location
and number of trash bins required for tenants.
Staff feels that the proposed residential development will add both character and
provide a diversity of residential options within the general area. Several lots in
the area are undeveloped and in-fill development is encouraged within this isolated
residential pocket. 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 of the requested PD-R rezoning, 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: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 30 FILE NO.: A-349 and Z-10089
NAME: Elopak Land Annexation and I-3, Heavy Industrial Zoning
LOCATION: West of Zeuber Road
OWNER/AUTHORIZED AGENT:
Reinard Dreesmann, Elopak, INC.
46962 Liberty Drive
Wizom, MI 48393
(450) 970-2846
AREA: 24.8 acres more or less
WARD: NA PLANNING DISTRICT: 26 CENSUS TRACT: 40.07
CURRENT ZONING: Not currently zoned.
BACKGROUND:
This request is a voluntary ‘100-percent owner’ annexation.
The site is contiguous on its northern boundary.
The Arkansas GIS Office confirmed the request meets all the requirements of Section
14-40-101 in a letter dated September 13, 2024.
The County Judge’s Order was filed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to annex 24.8 acres, more or less, into the City of Little Rock. The
applicant wishes to obtain city services to allow for the development of the land as
I-3 Heavy Industrial Use.
B. EXISTING CONDITIONS:
The property is located on the west side of Zueber Road. The property is not
currently zoned. An industrial warehouse is under construction. The eastern
boundary is adjacent to the current city limit for approximately 760 feet.
November 14, 2024
ITEM NO.: 30 (Cont.) FILE NO.: A-349 and Z-10089
2
This site is in the Fourche Island Drainage District, a levee system protected area.
It is also within the Little Rock Port's future planned Industrial Park.
C. NEIGHBORHOOD NOTIFICATIONS:
Neighborhood Association contacts are notified of all items on the Planning
Commission agenda via a single notice prior the Commission’s hearing.
D. ENGINEERING COMMENTS:
Engineering Division, Planning & Development Department: No comments at this
time.
Public Works Department: No Public Works Dept. issues with the annexation of
the subject property.
F. BUILDING CODES/LANDSCAPE
Building Code: No comment received.
Landscape: No comment received.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: LRWRA has no issue or concern
regarding the proposed annexation.
Entergy: No comment received.
Summit Utilities: Summit Utilities has no objections to the proposed annexation.
AT & T: No comment received.
Central Arkansas Water: CAW has service in this area with no objections.
Fire Department: No comment received.
Police Department: No comment received.
Parks and Recreation: No comment received.
County Planning: No comment received.
November 14, 2024
ITEM NO.: 30 (Cont.) FILE NO.: A-349 and Z-10089
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division:
The Land Use Plan Map shows this site in a large area for Industrial (I) uses. The
Industrial (I) category encompasses a wide variety of manufacturing, warehousing
research and development, processing, and industry related office and service
activities. Industrial development typically occurs on an individual tract basis rather
than according to an overall development plan. The Land Use Plan Map shows
Industrial (I) in all directions from the annexation area. The Little Rock Port intends
to develop an Industrial Park on the land in this area.
There have been five Land Use Plan Map amendments in the vicinity over the last
decade.
Master Street Plan:
The Master Street Plan Map shows Zeuber Road as a Collector. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials or activity centers with the secondary function of providing access to
adjoining property. It has been constructed to 'Industrial Street' design standards
with shoulders and open ditches. Standard Right-of-Way (ROW) is 90 feet.
Bicycle Plan:
Zeuber Rd is on the Master Bike Plan as an existing Class 3 Bike Route. Class 3
Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
Historic Preservation Plan:
There are no existing historic sites on this land.
H. ANALYSIS:
The area requesting annexation is contiguous with the City limits along portions of
its eastern boundary. The land to the east was annexed by the City in 2021 with
Ordinance 22034 (A-340 Amazon Zeuber Annexation).
The annexation area has been farmland since at least the 1960's. It currently has
an industrial warehouse under construction.
November 14, 2024
ITEM NO.: 30 (Cont.) FILE NO.: A-349 and Z-10089
4
The entire region is within a levee protected area (Fourche Island Protection
District). The area has a general slope from east to west.
The Land Use Plan Map shows the annexation area as Industrial (I). The Industrial
(I) category encompasses a wide variety of manufacturing, warehousing research
and development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The Land Use Plan shows Industrial (I)
in all directions from the annexation area. Most of this land is either agricultural in
use or wooded.
The land to the west and south is currently not zoned and outside of the City. The
land to the west and south is agricultural in use or wooded. The I-3 zoning covers
a large area north to beyond I-440, east to the Arkansas River, then south along
the river to the City limits. This area is developing with industrial, manufacturing,
and warehouse uses as part of the Port Industrial Park. The rural land to the south
of the requested annex area is shown on the Future Land Use Map as Industrial
(I) and is planned to be part of the Port Industrial Park. This area is shown to
encompass land west to Fourche Bayou, follow the Bayou south to approximately
Harper Road and then west to the David D Terry Park.
The applicant has requested the land be zoned I-3 Heavy Industrial District
(Z-10089) as part of their annexation request. The land immediately south and to
the west is outside the City and is not currently zoned. The Little Rock Port has
also acquired land beyond this annexation to the south with the intention of future
industrial development of the surrounding area. The owners of the annexation
area land agree with the City that industrial development of their land is the most
appropriate use.
This will not add any additional road to the City to be maintained by Public Works.
Public Works has not commented at the time of this writing. The industrial use will
not require City Solid Waste services. Solid Waste has not commented at the time
of this writing.
The applicant has provided the City with a letter from the Arkansas GIS Office
(AGIO) confirming the request meets all the requirements of Section 14-40-101
(September 13, 2024). This confirms that the area requesting annexation is
contiguous to the City of Little Rock and all requirements of Arkansas Law have
been fulfilled to apply for annexation.
This request is following the ‘100% Owner’ annexation process. The Pulaski
County Judge’s Order was signed and filed. The Judge’s Order sets the exact
boundaries of the annexation which by custom includes all adjacent rights-of-way.
November 14, 2024
ITEM NO.: 30 (Cont.) FILE NO.: A-349 and Z-10089
5
The nearest Central Arkansas Water facility is a 16” line in the southern right-of-
way of Zeuber Road. The nearest Little Rock Water Reclamation facility is a 30”
force wastewater line in the southern right-of-way of Zeuber Road. Actual
connection to water and wastewater services will be at the cost of the developer.
The connection to these utilities will need to be coordinated with the respective
utility providers.
The closest fire station is Station #4, 7500 Lindsey Road which is approximately
1.8 miles from the annexation area via the current street system. The next closest
is Station #13, 1105 E Roosevelt Road which is approximately 4.2 miles from the
annexation area via the current street system. The fire department did not respond
to a request for comments on this annexation. The Little Rock Police Department
stated the current patrol district for this area is 6336 acres. An increase of 292
acres would increase the patrol area by 4.6 percent. The Police Department did
not have any issues with this annexation.
I. STAFF RECOMMENDATION:
The Staff recommends approval of annexation and zoning to I-3 Heavy Industrial.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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.
November 14, 2024
ITEM NO.: 31 FILE NO.: Z-10059
NAME: King STR-2 – PD-C
LOCATION: 5147 Cantrell Road
AGENT:
Tara Masiello (Agent)
612 Tweed Drive
Fort Worth, TX 76131
(817) 602-0113
OWNER:
Sarah King
5921 Ampersand St
Little Rock, AR 72207
(479) 445-4767
Surveyor/Engineer:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: .16-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 16
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .16-acre property located at 5147 Cantrell
Road from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
2
B. EXISTING CONDITIONS:
The property is occupied by a 1,965 square foot, three bedroom, and two bath
house. This property is located within the Forrest Park Neighborhood Association
and is located in the Heights Landscape Overlay District. The Land Use
surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family (R-2).
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department: Life Safety Inspection required.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
3
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
RL for the requested area. The Residential Low Density (RL) category provides
for single family homes at densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by conventional single family
homes but may also include patio or garden homes and cluster homes, provided
that the density remains less than 6 units per acre. The application is for a PD-C
for an STR-2.
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
4
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
5
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family (R-2).
This property is located within the Forrest Park Neighborhood Association.
This site is located in the Heights Landscape Overlay District.
Master Street Plan:
Cantrell 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:
Cantrell Road 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 proposes to rezone a .16-acre property located at 5147 Cantrell
Road from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
The property is occupied by a 1,965 square foot, three bedroom, and two bath
house. This property is located within the Forrest Park Neighborhood Association
and is located in the Heights Landscape Overlay District.
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family (R-2).
On June 20, 2023, the City Board of Directors passed an ordinance regulating
short-term rentals within the City of Little Rock. The new ordinance establishes
“development standards” for short-term rentals. If approved, the applicant must
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
6
comply with the newly established development standards as follows, in addition
to all other requirements of the new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-
Term Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single-Family
Residential Standard.
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is
proposed as an alternative to meet the above requirements,
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock's Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
7
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1)-day
rental.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
The applicant stated there was no bill of assurance for this property. There have
been no Department of Planning & Development enforcement cases nor any police
reports for this property. This property has been in operation as a Short-Term
Rental since March, 2024.
There is parking off Newton Street. There is a driveway and a covered carport that
can easily accommodate three (3) vehicles.
November 14, 2024
ITEM NO.: 31 (Cont.) FILE NO.: Z-10059
8
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) short-term rentals (STR-1 and STR-2) listed within the database
for approved short-term rentals in the City of Little Rock. The City’s new short-
term rental ordinance allows a maximum of 500 short-term rentals within the
corporate boundary of the City of Little Rock. There are no STR’s located within
¼ mile of this site.
There was a recent STR-2 application at 5131 Cantrell Road, which was denied
by the Board of Directors. That application had heavy opposition from the
neighborhood and a staff recommendation of denial. The subject property is
located four (4) lots to the west of 5131 Cantrell Road, within the same
neighborhood. As such, staff cannot support the requested PD-C rezoning for an
STR-2.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C rezoning.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the December 12, 2024 agenda at the request of the applicant.
November 14, 2024
ITEM NO.: 32 FILE NO.: Z-10067
NAME: Tran - STR-2 – PD-C
LOCATION: 30 Summerland Court
OWNER:
Stephanie Tran
3901 Lick Mill Blvd, Apt. 138
Santa Clara, CA 95054
(408) 849-7123
SURVEYOR/ENGINEER:
Holland Surveying Inc.
4261 Lake Norrell Rd
Alexander, AR 72002
(501) 993-2893
AREA: .52-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .52-acre property located at 30 Summerland
Court from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
B. EXISTING CONDITIONS:
The property is occupied by a 1,940 square foot, three bedroom, and two bath
house. This property is located within the Ludington Heights Subdivision. The
Land Use surrounding the application area is Residential Low Density (RL).
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
2
The application site and all surrounding properties to the north, east, and west are
zoned Single Family (R-2). To the south, all properties are zoned Multi-Family
(MF-24).
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: Please reference instrument number for 20’ water
easement shown.
Fire Department: Life Safety Inspection required.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
3
Planning Division:
The Land Use Plan shows RL for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is for a PD-C for an STR-2.
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
4
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
5
The Land Use surrounding the application area to the north, east and west is
Residential Low Density (RL). The land use to the south is Residential High
Density (RH).
The application site and all surrounding properties to the north, east, and west are
zoned Single Family (R-2). To the south, all properties are zoned Multi-Family
(MF-24).
This property is located within the Ludington Heights Subdivision.
The subject site is located in the Heights Landscape Design Overlay District (Ord.
21787).
Master Street Plan:
Summerland Court is a Minor Residential Street on the Master Street Plan. Minor
Residential Streets are: (a) A cul-de-sac street not exceeding 40 lots, or (b) a loop
street not exceeding 80 lots, and in no case generating more than 400 vehicle trips
per day. The standard Right-of-way is 45’. This street may require dedication of
right-of-way and may require street improvements.
Bicycle Plan:
Summerland Court 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 proposes to rezone a .52-acre property located at 30 Summerland
Court from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with
a maximum stay of twenty-nine (29) days. The owner will not reside in the
residence. The entire structure will be rented as one unit.
The property is occupied by a 1,940 square foot, three bedroom, and two bath
house. This property is located within the Ludington Heights Subdivision.
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties to the north, east, and west are
zoned Single Family (R-2). To the south, all properties are zoned Multi-Family
(MF-24).
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
6
On June 20, 2023, the City Board of Directors passed an ordinance regulating
short-term rentals within the City of Little Rock. The new ordinance establishes
“development standards” for short-term rentals. If approved, the applicant must
comply with the newly established development standards as follows, in addition
to all other requirements of the new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-
Term Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single-Family
Residential Standard.
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is
proposed as an alternative to meet the above requirements,
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock's Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
7
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1)-day
rental.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
There is a Bill of Assurance that’s dated 1978. There have been no Department
of Planning & Development enforcement cases nor any police reports for this
property. This property has been in operation as a Short-Term Rental since March,
2024.
There is ample parking. There is a two-car garage with a driveway long enough
to accommodate another 2 to 4 cars.
November 14, 2024
ITEM NO.: 32 (Cont.) FILE NO.: Z-10067
8
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) short-term rentals (STR-1 and STR-2) listed within the database
for approved short-term rentals in the City of Little Rock. The City’s new short-
term rental ordinance allows a maximum of 500 short-term rentals within the
corporate boundary of the City of Little Rock. There are no approved STR’s
located within ¼ mile of this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 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 fifteen (15) persons in opposition. Michael Timm, Gwendolyn Smith, Michael
Monroe, Darryl and Yvette Coleman, Virginia Bradsher, Lawson McBride, Arlene Beheart,
Lois Maass spoke about concerns of traffic issues, noise, safety, trash and decrease in
property value. The applicant requested a deferral for three months. There was a motion
and a second. The vote was 8 ayes, 0 nay, 2 absent and 1 open position. The application
was deferred until February 13, 2025.
November 14, 2024
ITEM NO.: 33 FILE NO.: Z-10074
NAME: Laben Properties - STR-2 – PD-C
LOCATION: 13212 Coleen Drive
AGENT:
Michael Bucker
210 Dogwood Lane
Russellville, AR 72801
OWNER:
Erika Cross
13212 Coleen Drive
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Arrow Surveying
600 Pine Forrest Drive, Ste 104
Maumelle, AR 72113
(501) 993-0490
AREA: .30-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.19
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .30-acre property located at 13212 Coleen
Drive from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with a
maximum stay of twenty-nine (29) days. The owner will not reside in the residence.
The entire structure will be rented as one unit.
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
2
B. EXISTING CONDITIONS:
The property is occupied by a 2,356 square foot, four bedroom, and two and a half
bath house. This property is located within the Marlowe Manor Neighborhood
Association.
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family (R-2).
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Fire Department: Life Safety Inspection required.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Chenal Planning District. 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-C for an
STR-2.
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
4
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
5
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family (R-2).
This property is located within the Marlowe Manor Neighborhood Association.
This site is not located in an Overlay District.
Master Street Plan:
Coleen Drive is a Minor Residential Streeton the Master Street Plan. Minor
Residential Streets are: (a) A cul-de-sac street not exceeding 40 lots, or (b) a loop
street not exceeding 80 lots, and in no case generating more than 400 vehicle trips
per day. The standard Right-of-way is 45’. This street may require dedication of
right-of-way and may require street improvements.
Bicycle Plan:
Coleen 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 proposes to rezone a .30-acre property located at 13212 Coleen
Drive from R-2 to PD-C to allow use of the property as Short-Term Rental-2 with a
maximum stay of twenty-nine (29) days. The owner will not reside in the residence.
The entire structure will be rented as one unit.
The property is occupied by a 2,356 square foot, four bedroom, and two and a half
bath house. This property is located within the Marlowe Manor Neighborhood
Association.
The Land Use surrounding the application area is Residential Low Density (RL).
The application site and all surrounding properties are zoned Single Family (R-2).
On June 20, 2023, the City Board of Directors passed an ordinance regulating
short-term rentals within the City of Little Rock. The new ordinance establishes
“development standards” for short-term rentals. If approved, the applicant must
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
6
comply with the newly established development standards as follows, in addition
to all other requirements of the new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-
Term Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single-Family
Residential Standard.
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is
proposed as an alternative to meet the above requirements,
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock's Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
7
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1)-day
rental.
All trash pick-up shall comply with requirements for residential one–and two-family
residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
The applicant provided a bill of assurance for this property. There have been no
Department of Planning & Development enforcement cases nor any police reports
for this property. This property has been in operation as a Short-Term Rental since
November 2022.
There is ample parking that is accessed off of Shumate Drive. There is a two-car
garage with a driveway long enough to accommodate another 2-4 cars.
November 14, 2024
ITEM NO.: 33 (Cont.) FILE NO.: Z-10074
8
Currently the City of Little Rock Department of Planning and Development has one
hundred six (106) short-term rentals (STR-1 and STR-2) listed within the database
for approved short-term rentals in the City of Little Rock. The City’s new short-
term rental ordinance allows a maximum of 500 short-term rentals within the
corporate boundary of the City of Little Rock. There are no approved STR’s
located within ¼ mile of this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 14, 2024)
The item was deferred to the December 12, 2024 agenda as the required notifications to
surrounding property owners were not completed.
PLANNING COMMISSION VOTE RECORD
DATE: November 14, 2024 4:OOPM
Minutes
Consent Agenda
3,4,5,6,7,8,9,10,11,15
16,17,18,19,20,21,22,23,24,25,29,30
31,33
RegularAgenda
MEMBER
2
2.1
1
12
13
14*
26
27
28
32**
BROWN, JIMMY
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HART, TODD
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A
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A
A
A
HODGES, NORMAN
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McDONALD, ALICIA
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PERSON, STEVEN
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SAMAD, AHMED
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VOGEL, ROBBY
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BAXTER, JOSHUA
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RUSSELL, JEREMIAH - VICE CHAIR
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VICKERS, MICHAEL - CHAIR
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OPEN POSITION
MEMBER
* Deferred to the 12/12/24 meeting - applicant not present
** Deferred to the 2/13/25 meeting at the request of the applicant
Meeting Adjourned 7:00 PM
✓AYE ■ NAYE A ABSENT Ab ABSTAIN R RECUSE
November 14, 2024
There being no further business before the Commission, the meeting was adjourned
at 7:00 p.m.
Date
Chairman Secretary