pc_12 12 2024
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
DECEMBER 12, 2024
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Michael Vickers
Jeremiah Russell
Joshua Baxter
Todd Hart
Norman Hodges, Jr.
Alicia McDonald
Steven Person
Ahmed Samad
Members Absent: Jimmy Brown
Open Positions: Two (2)
City Attorney: Shawn Overton
III. Approval of the Minutes of the November 14, 2024 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
DECEMBER 12, 2024
I. OLD BUSINESS:
Item Number: File Number: Title:
1. S-1963 King’s Crossing Phase 1 – Preliminary Plat
Southeast of the south end of Copper Drive
2. Z-10032 Francis Duplex – Conditional Use Permit
320 N. Monroe Street
3. Z-9500-C Goodwin – PCD
3708 Garrison Road
4. Z-10060 FRT Group Home – Special Use Permit
40 Lakeside Drive
5. Z-10066 Bruce Family Care Facility – Special Use Permit
4405 W. 11th Street
6. Z-10061 Flores Office-Warehouse – PD-O
7524 Fairfield Drive
7. Z-10059 King – STR2 – PD-C
5147 Cantrell Road
8. Z-10074 Laben Properties – STR2 – PD-C
13212 Coleen Drive
Agenda, Page Two
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
9. S-1983 The Reserve at Brodie Creek – Preliminary Plat
South side of W. 36th Street, Approximately ¼ mile east of
S. Shackleford Road
10. G-23-492 S. Battery Street – Right-of-Way Abandonment
Between W. Markham Street and W. 2nd Street
11. G-23-493 Alley – Right-of-Way Abandonment
Block 9, Hollenberg Addition
12. G-23-494 Alley and Un-named Street – Right-of-Abandonment
Alley within Block 8, Josephine Pankey 3rd Addition & street
south of Block 8, Josephine Pankey 3rd Addition
13. Z-10054 Patterson Accessory Dwelling – Conditional Use Permit
2510 S. Chester Street
14. Z-10069 Our Lady of the Holy Souls Catholic Church – Parking Lot –
PD-O
1015 N. Tyler Street/1016 – 1020 N. Harrison Street
15. Z-10105 AFMC – Event Center – Conditional Use Permit
1023 W. 3rd Street
16. Z-10064 Rezoning from R-2 to R-4
45 Lots along Mountain Vista Drive and Summit View Drive
17. Z-10101 Rezoning from R-2 to C-3
Immediately East of 8123 Stagecoach Road
18. Z-10103 Coleman – PD-C
2522 S. Arch Street
19. Z-10106 Anchor Realty Investments, LLC – PCD
13240 Cantrell Road
Agenda, Page Three
III. SHORT TERM RENTALS:
Item Number: File Number: Title:
20. Z-10100 Phillips – STR-1 – Special Use Permit
1600-A N. Grant Street
21. Z-6723-A Painted Acres, LLC – STR-2 – PD-C
1 Amherst Cove
22. Z-10102 Liberton – STR’s – PD-C
2005/2005-A W. 17th Street
December 12, 2024
ITEM NO.: 1 FILE NO.: S-1963
NAME: King’s Crossing Phase 1 – Preliminary Plat
LOCATION: Southeast of the south end of Copper Drive
DEVELOPER:
Layman Lane 6, LLC
12521 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Copper Run 6, LLC – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 4.11 acres NUMBER OF LOTS: 18 FT. NEW STREET: 760 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 4.11 acres of property into 18 lots for single
family residential development. The property is zoned R-2 and will be accessed
via White Oak Circle/Copper Drive, through Copper Run Subdivision Phase 6.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on-site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or
to answer any questions. Permit cost is based on total project area at
$100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for
the first acre and $100.00 for each additional acre for project greater than
1 acre.
4. The Department requires three (3) phase sediment and erosion control
(SEC) plans to be submitted for all construction projects showing best
management practices (BMPs) for mitigating sediment runoff and erosion
along with vegetation specifications for temporary and permanent soil
stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping,
clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall
show SEC BMPs during construction of utilities, buildings, roadway
infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show
SEC BMPs for final grading, seeding, and landscaping of the site.
5. Sediment and Erosion Control plans shall also show the pertinent
information as outlined in ADEQ ARR150000 Permit Part II section A-4-H
(1-14) and Part II section A-4-I-2 (A-B).
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
3
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
8. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes and curb
inlets are located within the development also. Additionally, provide profile
and cross- sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. Delineation of the drainage areas pre and post
construction with respective discharges via rational method shall also be
shown. The preliminary plat shall also contain all information as outlined in
City Code Sec. 31-89 and 31-90.
9. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
11. Per City Rev. Code 31-403 the Department requires street lighting plans to
be submitted to the Department for review and approval before filing and
recording of the final plat for the subdivision. The street lighting plans
required shall include conduit and pull/junction box locations, street luminaire
locations and mounting heights, wire sizes, current photometric data for the
proposed fixtures, and subdivision street photometrics using the proposed
fixtures that meet AASHTO Roadway Lighting Design Guide standards.
12. Department engineering staff are required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to recording of the final plat.
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
4
13. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy
of the information within this report.
14. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets , City’s Master
Street Plan (2018), and City’s Standard Details for street and drainage
facilities improvements (2015).
15. Street stormwater and detention infrastructure design standards shall
comply with the City’s Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
16. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
17. Submit a clearer, legible preliminary plat for staff’s review.
18. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall
be repaired by the responsible party prior to the issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Submit the wastewater infrastructure
plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No objections to the preliminary plat.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
5
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
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6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
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F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Master Street Plan:
Copper Dr is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Copper Dr is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to subdivide 4.11 acres into 18 lots for single family
residential development. The property is zoned R-2 and is currently undeveloped
and wooded. The property will be accessed via White Oak Circle/Copper Drive,
through Copper Run Subdivision Phase 6. This proposed subdivision will be
developed in one (1) phase.
The proposed subdivision will have a minimum lot size of 6,000 square feet and
average lot sizes of 50 feet by 120 feet and 62.5 feet by 125 feet. The subdivision
will contain approximately 760 linear feet of new streets. Sidewalks will be located
along White Oak Circle and Ironwood Way. A temporary turn-around will be
located at the south end of White Oak Circle.
The applicant proposes the following minimum building setbacks for the
subdivision:
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
8
Front – 25 feet
Rear – 25 feet
Sides – 10-% of the average lot width
The applicant is requesting no variances with this preliminary plat application.
To staff’s knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The proposed
single family subdivision should have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions noted in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
The application was deferred to the June 13, 2024 Planning Commission Agenda at the
request of the City Attorney’s office. The deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 1. (S-1963) was deferred to the September 12, 2024, agenda due to further legal
issues. The deferral will not be charged to the applicant.
December 12, 2024
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
9
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the December 12, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was deferred to the March 13, 2025, agenda due to further legal issues. The
deferral will not be charged to the applicant.
December 12, 2024
ITEM NO.: 2 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.
December 12, 2024
ITEM NO.: 2 (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
December 12, 2024
ITEM NO.: 2 (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.
December 12, 2024
ITEM NO.: 2 (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.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was withdrawn, without prejudice at the request of the applicant.
December 12, 2024
ITEM NO.: 3 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
December 12, 2024
ITEM NO.: 3 (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.
December 12, 2024
ITEM NO.: 3 (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
December 12, 2024
ITEM NO.: 3 (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.
December 12, 2024
ITEM NO.: 3 (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.
December 12, 2024
ITEM NO.: 3 (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.
December 12, 2024
ITEM NO.: 3 (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).
December 12, 2024
ITEM NO.: 3 (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.
December 12, 2024
ITEM NO.: 3 (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.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was withdrawn, without prejudice at the request of the applicant.
December 12, 2024
ITEM NO.: 4 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.
December 12, 2024
ITEM NO.: 4 (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
December 12, 2024
ITEM NO.: 4 (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
December 12, 2024
ITEM NO.: 4 (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.
December 12, 2024
ITEM NO.: 4 (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
December 12, 2024
ITEM NO.: 4 (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.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. The application came off consent agenda. There were three
(3) persons in opposition. Karen Proetz, Martin Sanady, and Charlotte James, voiced
concerns of safety, property value and traffic issues. After much discussion there was a
motion to approve the application. There was a second. The vote was 8 ayes, 0 nays,
1 absent and 2 open positions. The motion passed.
December 12, 2024
ITEM NO.: 5 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 for November 14, 2024:
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.
STAFF UPDATE for December 12, 2024:
The application is being withdrawn at the request of the applicant.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was withdrawn at the request of the applicant.
December 12, 2024
ITEM NO.: 6 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
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from R-2 to PD-O to allow for the
construction of a 50’ x 30’ office-warehouse building to operate a construction
company. The building will contain six (6) offices with associated parking for
employees and customers, and one (1) garage door/bay area for the parking of
company vehicles.
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
2
B. EXISTING CONDITIONS:
Several properties in the general area to the north along Chicot Road contain a
mixture of commercial and office zoning and uses. Most of the remaining
properties south, east and west of the site contain single-family 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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Sewer appears to be near southern and western lot lines. LRWRA will need an
easement if sewer is outside the ROW.
Entergy: No comments received.
Summit Energy: 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 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.
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
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.
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.
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
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
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 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.
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
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.
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:
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 Geyer Springs West Planning District. The Land Use Plan
shows RL for the requested area. The Residential Low Density (RL) category
provides for single family homes at densities not to exceed 6 dwelling units per
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
6
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-O to build an Office and Warehouse facility.
To the north of the application area are businesses in a corridor of commercial use
area, and to the east there are single family homes in developed subdivisions in
low density residential area. Across Chicot Road to the west of the site is an area
of suburban use with single family homes.
This site is not located in an Overlay District.
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
7
Master Street Plan:
Chicot Road is shown on the Master Transportation Plan as a Principal Arterial.
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. Curb cuts
should be minimized to allow for continuous traffic flow while still allowing some
access to adjoining property. Deceleration Lanes are required.This street may
require dedication of right-of-way and may require street improvements. Fairfield
Drive is a Local Street on the Master Street Plan. Local Streets are roads designed
to provide access to adjacent property with the movement of traffic being a
secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
8
Bicycle Plan:
Chicot Road and Fairfield Drive are 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 the property from R-2 to PD-O to allow for the
construction of a 50’ x 30’ office-warehouse building to operate a construction
company. The building will contain six (6) offices with associated parking for
employees and customers, and one (1) garage door/bay area for the parking of
company vehicles.
The property is currently undeveloped. Several properties in the general area to
the north along Chicot Road contain a mixture of commercial and office zoning and
uses. Most of the remaining properties south, east and west of the site contain
single-family zoning and uses.
The property will take access from a newly constructed twenty-four (24) foot wide
driveway apron extending from Chicot Road. The existing driveway along Fairfield
Drive will be closed as part of the proposed development.
The site plan shows a front building setback of twenty-five (25) feet from the front
property line, more than twenty-five (25) feet from the rear property line, more than
thirty (30) feet from the side (west) property line and 6.3 feet from the east property
line.
The hours of operation will be Monday-Friday, from 8am-5pm.
The proposed project involves constructing an office building designed to support
both administrative and operational needs. The exterior of the building features
cost effective modern finishes including vertical siding and a brick wainscot running
around the entire structure. The building will be divided into two distinct sections
to serve multiple functions effectively. One half will be accessible via a large
garage door, creating a dedicated area for storing tools and equipment securely
and providing easy access for loading and unloading materials.
The other half of the building will be developed into a functional office space,
featuring an open office area that will encourage collaborative work among team
members. This section will also include a break room for employees.
December 12, 2024
ITEM NO.: 6 (Cont.) FILE NO.: Z-10061
9
The proposed building will be less than fifteen (15) feet in height.
The perimeter of the property will be secured by a chain linked fence. The
developer will provide an eight (8) foot, opaque privacy fence on the east property
line for screening as required by code.
The site plan shows landscaping as required by code.
Section 36-502 requires three (3) parking spaces for this type of development. The
site plan shows six (6) parking spaces, and one (1) ADA parking space for a total
of seven (7) parking spaces. Staff feels the parking is sufficient to serve the
proposed use. The proposed parking lot will be paved with asphalt.
The site plan does not show a dumpster enclosure at this time. Any dumpster
installed on the site must be screened and comply with Section 36-523(d) of the
City’s Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
To staff’s knowledge, there are no outstanding issues associated with this request.
Staff is supportive of the requested PD-O rezoning. Staff feels the request is
reasonable. Staff feels that the applicant is proposing a quality plan for the
development of this site. Future land use for properties to the north of the
proposed site indicates commercial (C) zoning and uses. The future land use for
properties to the west along Chicot Road indicates suburban office (SO). The
future land use for properties further to the south of the proposed site indicates
public institutional (PI) and mixed-use (MX).
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-O rezoning, subject to
compliance with the comments and conditions outlined in paragraph E & F, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 7 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.
December 12, 2024
ITEM NO.: 7 (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.
December 12, 2024
ITEM NO.: 7 (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.
December 12, 2024
ITEM NO.: 7 (Cont.) FILE NO.: Z-10059
4
December 12, 2024
ITEM NO.: 7 (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
December 12, 2024
ITEM NO.: 7 (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
December 12, 2024
ITEM NO.: 7 (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.
December 12, 2024
ITEM NO.: 7 (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.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was not present. There was a motion to defer the application to the January
9, 2025, agenda. There was a second. The vote was 8 ayes, 0 nays, 1 absent and
2 open positions. The application was deferred to the January 9, 2025, agenda.
December 12, 2024
ITEM NO.: 8 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.
December 12, 2024
ITEM NO.: 8 (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.
December 12, 2024
ITEM NO.: 8 (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.
December 12, 2024
ITEM NO.: 8 (Cont.) FILE NO.: Z-10074
4
December 12, 2024
ITEM NO.: 8 (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
December 12, 2024
ITEM NO.: 8 (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
December 12, 2024
ITEM NO.: 8 (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.
December 12, 2024
ITEM NO.: 8 (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 ACTION: (DECEMBER 12, 2024)
The item was deferred to the January 9, 2025, agenda at the request of the applicant.
December 12, 2024
ITEM NO.: 9 FILE NO.: S-1983
NAME: The Reserve at Brodie Creek – Preliminary Plat
LOCATION: South side of West 36th Street, approximately ¼ mile
east of S. Shackleford Road
DEVELOPER:
Ascent Development
200 Casey Drive
Maumelle, AR 72113
OWNER/AUTHORIZED AGENT:
Bess Kahn, Bill Webster and Richardson Investment Mgt. – Owners
Ascent Development (Holloway Engineering) – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 64.188 acres NUMBER OF LOTS: 232 FT. NEW STREET: 10,017 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced building setbacks.
2. Variance to allow reduced lot area.
3. Variance to allow reduced corner lot widths.
4. Advance grading variance.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 64.188 acres into 232 lots for single family
residential development.
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded, with varying degrees of slope.
Brodie Creek runs along the western boundary of a portion of the overall site.
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. Provide updated preliminary plat.
2. 36th St. is show as a Minor Arterial with a proposed ROW of 90ft. Staff
measured that there is only approximately 75ft out there existing. Additional
ROW of approximately 7.50 feet shall be dedicated. Please confirm existing
ROW width.
3. Show a phasing plan.
4. Drainage arrows and flows (PRE/POST) shall be shown.
5. Show proposed 5ft sidewalk.
6. Ensure that the mail kiosk has ADA accessibility.
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.
This development will have minor impact on the existing water distribution system.
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
3
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.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges.
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.
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:
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
4
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.
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
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
5
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows the
Public/Institutional (PI) category, thePark and Open Space (PK/OS) category, and
the Residential Low Density (RL) category. 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 Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. 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 Preliminary Plat
approval.
Surrounding the application area on the along the north and east sides are partially
developed subdivisions in Residential Low Density use areas. To the east and
south of the site are undeveloped lands in Residential Low Density areas. At the
northwest corner is an area of Public/ Institutional area with a faith based institution
and then south along the western boundary of the site is an area of Park/Open
space that serves as a buffer for the Brodie Creek floodway.
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
6
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.
Stonehedge Drive is a Local Street stub at the north boundary of the plat, and will be a
stub at its southern terminus.
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
7
Tudor Drive is a Local Street stub at the north boundary of the plat. Tudor Drive at its
intersection with West Street abuts ROW of unbuilt W 42nd St (ROW 50') shown on West
Heights Place Final Plat and Wellington Woods Addition Final Plat.
These streets may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
W 36th Street is an existing Class 2 Bike Lane to the west of Dover Drive
intersection. Class 2 Bike Lanes provide a portion of the pavement for the sole use
of bicycles.
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
8
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant proposes to subdivide 64.188 acres into 232 lots for single family
residential development. The single family development is proposed to take place
in six (6) phases. The primary access to the subdivision will be via a new road
from W. 36th Street. Secondary access points will be through extensions of Tudor
Drive, Stonehedge Drive and West Street. The proposed subdivision will include
10,017 linear feet of new streets. The property is currently undeveloped and
wooded, with varying degrees of slope. Brodie Creek runs along a portion of the
property’s west boundary line. Portions of the property are located in the floodway
and floodplain.
The subdivision will be developed in six (6) phases as follows:
Phase 1 – Lot 1 – Lot 50, Lot 70 – Lot 83
Phase 2 – Lot 51 – 69, Lot 84 – Lot 96, Lot 136, Lot 151, Lot 205 – Lot 210
Phase 3 – Lot 97 – Lot 126, Lot 152
Phase 4 – Lot 127 – Lot 135, Lot 137 – Lot 150, Lot 153 – Lot 161,
Lot 197 – Lot 204
Phase 5 – Lot 162 – Lot 185, Lot 192 – Lot 196
Phase 6 – Lot 186 – Lot 191, Lot 211 – Lot 232
The proposed subdivision will include 19.253 acres of open space area, shown on
the plat as Tracts A through J.
Sections 36-254 (d) (2) and 36-254 (d) (3) of the City’s Zoning Ordinance requires
minimum building side setbacks of eight (8) feet or 10 percent of a lot’s width and
minimum building rear setbacks of 25 feet for R-2 zoned lots. The applicant is
requesting a variance to allow five (5) foot side yards and 15 foot rear setbacks.
Staff supports the variance request.
Section 36-254 (d) (4) requires a minimum lot area of 6,000 square feet for lots in
R-2 zoning. Some of the lots throughout the proposed subdivision are slightly less
than the 6,000 square foot minimum. The applicant is requesting a variance from
this ordinance standard. Staff supports the variance request.
Section 31-232 (e) of the City’s Subdivision Ordinance requires a minimum lot
width of 75 feet for corner lots in residential subdivisions. The applicant is
December 12, 2024
ITEM NO.: 9 (Cont.) FILE NO.: S-1983
9
requesting a variance to allow most of the corner lots throughout the proposed
subdivision to have lot widths between 67 and 70 feet. Staff supports the variance
request.
The applicant is also requesting a variance to allow advance grading throughout
the proposed subdivision. The applicant proposes to grade Phases 2 and 3 with
Phase 1. The future phases will be graded 2 or 3 at the same time. This will allow
fill material to be utilized throughout the site and not transported on city streets.
Staff supports the advance grading request.
To staff’s knowledge, there are no outstanding issues associated with the
proposed preliminary plat. Staff believes the proposes subdivision will have no
adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions outlined in paragraphs D and E and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 10 FILE NO.: G-23-492
NAME: S. Battery Street - Right-of-Way Abandonment
LOCATION: Between W. Markham Street and W. 2nd Street
DEVELOPER:
TJM Third and Bishop Properties, LLC (Owner)
501 Woodlane Avenue, Suite 105
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Timothy W. Grooms (Agent)
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: N/A NUMBER OF LOTS: N/A FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 48
CURRENT ZONING: R-3 /R-5
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon approximately 181 linear feet of street right-of-
way between Lots 3-6 located within Block 4, Union Depot Addition and Lots 7-10
located within Block 5, Union Depot Addition. All of the properties abutting the
proposed area of the abandonment are owned by the same owner.
B. EXISTING CONDITIONS:
The portion of the street right-of-way proposed for abandonment contains two (2)
single-family residences east of S. Battery Street at the northern end of the
proposed abandonment, the remaining properties to the south are undeveloped.
December 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-492
2
All of the properties for the street-right-of-way proposed for abandonment, west of
S. Battery Street, are 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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: LRWRA appears to have assets within
the alley of interest. A sewer easement of at least 10’ will need to be dedicated
prior to abandonment.
Entergy: No objection to the proposed abandonment.
Summit Utilities: Should the right of way be abandoned, Summit requests that a
utility easement be retained in the location of the abandoned right of way to ensure
that active utilities can remain in service.
AT & T: AT&T has no facilities within the right-of-way and has no plans to utilize
it in the future.
Central Arkansas Water: Show the existing 15’ CAW easement along S. Battery
Street. Pulaski Co. Instrument #2024048397.
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
December 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-492
3
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.
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
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.
December 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-492
4
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
The Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre. for the requested
area. The Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre. The application is
to rezone from R-3 to R-5. ROW Abandonment
Surrounding the application area, to the north of the site is an undeveloped tract
of RM. East and West of the site is RH with a partially developed subdivision with
single family residences and duplexes. South of the site are areas of C and
O along 3rd Street.
December 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-492
5
This site is not located in an Overlay District.
Master Street Plan:
Battery 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:
Battery Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
December 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-492
6
Historic Preservation Plan:
The application, as shown, contains a property constructed c. 1925 determined to
be Eligible for listing in the National Register of Historic Places, Arkansas
Architectural Resource Form (AARF) survey number PU9339. The property is
addressed at 109 S Battery within Lot 10, Block 5, of the Union Depot Addition,
platted in 1910. The subject application is adjacent to the Capitol View National
Register Historic District. The application states that the future use of the proposed
abandoned right-of-way will be to service a mixed-use development. The
abandonment of the right-of-way alone should have no effect on the Eligible
property at 109 S Battery apart from potential access issues dependent on future
development plans.
The Historic Preservation Plan advocates for the increased identification and
recognition of Little Rock’s historic resources and increased effectiveness and
coordination with the review of development plans. Staff advocates that future
proposed development of the site considers its potential adverse impacts to the
Eligible historic resource and invites a future development plan that incorporates
and retains the site or considers the relocation of the site to a vacant lot within the
Capitol View Historic District. The property is eligible for listing in the National
Register of Historic Places and, if listing is achieved, would qualify for state and
federal historic tax credits, receiving 30-55% back in tax credits on all eligible
expenses for rehabilitation costs.
H. ANALYSIS:
The applicant requests to abandon approximately 181 linear feet of street right-of-
way between Lots 3-6 located within Block 4, Union Depot Addition and Lots 7-10
located within Block 5, Union Depot Addition. All of the properties abutting the
proposed area of the abandonment are owned by the same owner.
The portion of the street right-of-way proposed for abandonment contains two (2)
single-family residences east of S. Battery Street at the northern end of the
proposed abandonment, the remaining properties to the south are undeveloped.
All of the properties for the street-right-of-way proposed for abandonment, west of
S. Battery Street, are undeveloped.
None of the public utility companies object to the abandonment request. However,
several utility companies note that the abandoned street right-of-way will need to
be retained as an easement.
According to Pulaski County Title Company there are no reversionary rights for the
proposed street right-of-way abandonment. The applicant will incorporate the
proposed abandoned portion of S. Battery Street into adjacent lots that will be
incorporated into other adjacent properties for future mixed-use development.
December 12, 2024
ITEM NO.: 10 (Cont.) FILE NO.: G-23-492
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested street right-of-way abandonment,
subject to a utility easement being retained, as requested by the utility companies
noted in paragraph E. of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 11 FILE NO.: G-23-493
NAME: Alley - Right-of-Way Abandonment
LOCATION: Block 9, Hollenberg Addition
DEVELOPER:
Bishop Anthony B. Taylor (Owner)
PO Box 7239
Little Rock, AR 7219
OWNER/AUTHORIZED AGENT:
Greg Peckham (Agent)
1003 N. Tyler Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Thomas Engineering Company
3810 N. Lookout Road
NLR, AR 72116
AREA: N/A NUMBER OF LOTS: N/A FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon approximately 100 linear feet of the alley right-
of-way adjacent to Lots, 1, 2, 9 and 10, Block 9, Hollenberg Addition. The block is
bounded by N. Tyler, N. Harrison and “J” Streets. The proposed abandonment lies
within the Hillcrest Design Overlay District.
December 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: G-23-493
2
B. EXISTING CONDITIONS:
The portion of the alley right-of-way proposed for abandonment abuts lots
containing two (2) single-family residences at the northern portion, along the east
side of the alley, immediately south of “J” Street. The remaining property to the
west of the alley is undeveloped. The remaining properties to the south and
southwest of the proposed alley right-of-way abandonment, extending south to “H”
Street, are owned by Our Lady of the Holy Souls Catholic Church.
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: LRWRA appears to have assets within
the alley of interest. A sewer easement of at least 10’ will need to be dedicated
prior to abandonment.
Entergy: Entergy approves of the alley closure since we’ll have access to our line
from the proposed parking lot.
Summit Utilities: No objection to the proposed changes.
AT & T: No comments received.
Central Arkansas Water: No objection: 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
December 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: G-23-493
3
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.
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 allow 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.
December 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: G-23-493
4
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
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. for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from CUP to RoW Abandonment.
Surrounding the application area, to the east, north, and west of the site is RL
developed with single family residences. South of the site is a faith based institution
and school in PI.
December 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: G-23-493
5
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
Master Street Plan:
J 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.
December 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: G-23-493
6
Bicycle Plan:
J Street is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant requests to abandon approximately 100 linear feet of the alley right-
of-way adjacent to Lots, 1, 2, 9 and 10, Block 9, Hollenberg Addition. The block is
December 12, 2024
ITEM NO.: 11 (Cont.) FILE NO.: G-23-493
7
bounded by N. Tyler, N. Harrison and “J” Streets. The proposed abandonment
lies within the Hillcrest Design Overlay District.
The portion of the alley right-of-way proposed for abandonment abuts lots
containing two (2) single-family residences at the northern portion, along the east
side of the alley, immediately south of “J” Street. The remaining property to the
west of the alley is undeveloped. The remaining properties to the south and
southwest of the proposed alley right-of-way abandonment, extending south to “H”
Street, are owned by Our Lady of the Holy Souls Catholic Church.
None of the public utility companies object to the abandonment request. However,
Little Rock Water Reclamation Authority (LRWRA) notes that the proposed
abandonment will require a sewer easement of at least 10’ will need to be dedicated
with the abandonment.
According to Pulaski County Title Company there are no reversionary rights for the
proposed abandonment. The Church owns the adjacent properties on both sides
of the proposed abandonment.
The area of proposed abandonment will be incorporated into the adjacent
properties to the east and west for the development of a new parking lot for the
church facilities. The development of the parking lot will eliminate the majority of
off-street parking and provide on-site parking for the Church.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested alley right-of-way abandonment,
subject to the dedication of a 10’ sewer easement, as requested by LRWRA noted
in paragraph E., of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 12 FILE NO.: G-23-494
NAME: Alley and Un-named Street - Right-of-Way Abandonment
LOCATION: Alley within Block 8, Josephine Pankey 3rd Addition & street south of
Block 8, Josephine Pankey Addition.
DEVELOPER:
Anchor Realty Investments, LLC (Owner)
102 Country Club Parkway
Maumelle, AR 72213
OWNER/AUTHORIZED AGENT:
Timothy W. Grooms (Agent)
8114 Cantrell Road, Suite 100
Little Rock, AR 72227
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: N/A NUMBER OF LOTS: N/A FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon an alley within Block 8, Josephine Pankey 3rd
Addition, and an un-named street, south of Block 8, Josepine Pankey 3 rd Addition.
All of the properties abutting the proposed area of the abandonment are owned by
the same owner.
December 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: G-23-494
2
B. EXISTING CONDITIONS:
Lot 7, Block 8, Josephine Pankey 3rd Addition, contains an existing single-family
dwelling in the southwestern portion of the proposed abandonment area. The
remaining properties of the overall abandonment request are undeveloped. The
majority of the alley and unnamed street are within the Highway 10 Design Overlay
District.
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: The site plan will have to be finalized for staff
review at the time of the grading/building permit. Staff has no comments regarding
the proposed abandonment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments.
Summit Utilities: Summit Utilities does not object to the abandonment of the ROW
described. Summit Utilities recommends calling Arkansas One Call at 811 or
visiting askonecall.com to have utilities located and marked prior to any excavation
activities. Contact Summit Utilities if any exposure to Summit Utilities’ facilities
occurs.
AT&T: AT&T has no facilities within this City right-of-way and has no plans to
utilize it in the future.
Central Arkansas Water: CAW does not currently have and does not plan to install
any public water facilities in said alley. No needed easements are required as part
of this right-of-way closure.
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.
December 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: G-23-494
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.
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.
December 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: G-23-494
4
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the River Mountain Planning District. The Land Use Plan shows
The Residential Low Density (RL) category provides 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. for the requested area. The Residential Low Density (RL)
category provides single family homes at densities not to exceed 6 dwelling units
per acre. Such residential development is typically characterized by conventional
single family homes but may also include patio or garden homes and cluster
homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-2 to R-2. ROW Abandonment
Surrounding the application area, east of the site is PK/OS. North and west of the
site are mostly undeveloped platted land with a few single family residences. On
the south of the site is Cantrell Road.
December 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: G-23-494
5
The subject site is located in the Highway 10 Design Overlay District (Ord. 15965).
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 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.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant requests to abandon an alley within Block 8, Josephine Pankey 3rd
Addition, and an un-named street, south of Block 8, Josepine Pankey 3 rd Addition.
All of the properties abutting the proposed area of the abandonment are owned by
the same owner. The applicant is requesting to abandon the alley and unnamed
street to develop restaurants.
Lot 7, Block 8, Josephine Pankey 3rd Addition contains an existing single-family
dwelling at the southwestern portion of the proposed abandonment area. The
remaining properties of the overall abandonment request are undeveloped. The
majority of the alley and unnamed street are within the Highway 10 Design Overlay
District.
The alley right-of-way proposed for abandonment is a ten (10) foot wide platted
alley, running north/south through Blocks 8, Josephine Pankey 3 rd Addition. The
unnamed street is a forty (40) foot wide right-of-way, running east/west along the
south boundary of Block 8.
None of the public utility companies object to the abandonment request. However,
Summit Utilities recommends calling Arkansas One Call at 811 or visiting
askonecall.com to have utilities located and marked prior to any excavation
activities. In addition, Summit Utilities requests that if any exposure to Summit
Utilities’ facilities occur, please contact their office.
December 12, 2024
ITEM NO.: 12 (Cont.) FILE NO.: G-23-494
6
According to Pulaski County Title Company there are no reversionary rights for the
proposed street right-of-way abandonment.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested alley right-of-way abandonment, and
unnamed street abandonment, subject to a utility easement being retained, as
requested by the utility companies noted in paragraph D and E., of the agenda
staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 13 FILE NO.: Z-10054
NAME: Patterson Accessory Dwelling – Conditional Use Permit
LOCATION: 2510 S. Chester Street
OWNER:
Martin & Tracy Patterson (Owner)
2810 S. Chester Street
Little Rock, AR 72209
ENGINEER/SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: .16-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-3
VARIANCE/WAIVERS: Variance to allow a reduced side yard setback.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the renovation of
an accessory building into an accessory dwelling on the R-3 zoned property.
B. EXISTING CONDITIONS:
The request is to renovate an existing structure at the rear of the two-story house.
This property is in the Central City Planning District. The Land Use Plan shows
The Residential Low Density (RL). Surrounding the application area is RL with
single family homes and duplexes.
December 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10054
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.
December 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10054
3
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows 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. for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-3 to CUP. Accessory Dwelling
Surrounding the application area is RL with single family homes and duplexes.
December 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10054
4
This site is not located in an Overlay District.
Master Street Plan:
S Chester 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.
December 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10054
5
Bicycle Plan:
S Chester Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources
December 12, 2024
ITEM NO.: 13 (Cont.) FILE NO.: Z-10054
6
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the renovation of
an accessory building into an accessory dwelling on the R-3 zoned property. The
existing accessory building is approximately 460 square feet in area.
The request is to renovate the existing structure at the rear of the two-story house.
This property is in the Central City Planning District. The Land Use Plan shows
The Residential Low Density (RL). Surrounding the application area is RL with
single family homes and duplexes.
The applicant proposes to renovate the existing structure at the rear of the property
to create a bedroom, bathroom, kitchen, laundry area, dining and sitting area. The
accessory dwelling will have its own driveway to allow entrance to the unit from the
alley coming off of West 26th Street. The proposed parking on the site will conform
to ordinance standards.
The proposed accessory structure will 16 feet-8 inches in height.
Section 36-156 (2) f. of the City’s Zoning Ordinance requires a minimum side
building setback of three (3) feet for accessory structures. The applicant is
requesting a variance to allow the existing side setback of 1.7 to 1.8 feet for the
existing accessory structure. Staff supports the variance request.
Staff is in support of the requested Conditional Use Permit. Staff believes the
request is reasonable and that the proposed accessory dwelling is appropriate for
this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit request, subject to
compliance with comments and conditions noted in paragraph E and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 14 FILE NO.: Z-10069
NAME: Our Lady of the Holy Souls Catholic Church – Parking Lot – PD-O
LOCATION: 1015 N. Tyler Street/1016-1020 N. Harrison Street
DEVELOPER:
Greg R. Peckham (Agent)
2222 Cottondale Lane, Suite 220
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Bishop Anthony B. Taylor
PO Box 7239
Little Rock, AR 72217
SURVEYOR/ENGINEER:
Thomas Engineering Company
3810 Lookout Road
NLR, AR 72216
AREA: 0.65 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 8 CENSUS TRACT: 15.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
an off-street surface parking lot for Our Lady of the Holy Souls Catholic Church
and School Campus. The property is located within the Hillcrest Design Overlay
District.
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
2
B. EXISTING CONDITIONS:
Lots 1 & 2, Block 9, Hollenberg Addition, contain an existing single-family
residence, one (1) on each lot, within the eastern portion of the proposed parking
lot. Lots 9 & 10, Block 9, Hollenberg Addition contains two (2) accessory structures
along the south property line. The remaining portions of Lots 9 & 10, Block 9,
Hollenberg Addition are undeveloped. Properties in the general area contain a
mixture of residential zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. LRWRA has manholes near the area of interest. Please ensure that no
manholes are covered.
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 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.
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
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.
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.
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
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
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 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.
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
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:
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 Heights/Hillcrest Planning District. The Land Use Plan shows
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. for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-2 to CUP.
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
6
Surrounding the application area, to the east, north, and west of the site is RL
developed with single family residences. South of the site is a faith based institution
and school in PI.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
Master Street Plan:
N. Harrison 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.
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
7
Bicycle Plan:
N. Harrison Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
However, the application may have an adverse effect on unidentified historic
resources. The subject properties contain two residential structures at 1016 and
1020 N. Harrison, Lots 1 and 2 of Block 9 of the Hollenberg Addition (platted 1904).
The single-story bungalow structure at 1016 N. Harrison was likely constructed c.
1910-1920 in the Craftsman style. The two-story structure at 1020 N. was likely
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
8
constructed c. 1900-1910 and uniquely displays a front-facing gambrel roof form
with Craftsman detailing.
These structures abut the Hillcrest Historic District to the east. The Arkansas
Historic Preservation Program has performed a preliminary review of the structures
and has determined that they would likely be eligible within a district context if they
were within a National Register Historic District.
The Historic Preservation Plan advocates for the increased identification and
recognition of Little Rock’s historic resources and increased effectiveness and
coordination with the review of development plans. Staff advocates that future
proposed development of the site considers its potential adverse impacts to the
potentially eligible historic resource and invites a future development plan that
incorporates and retains the sites or considers the relocation of the sites to vacant
lots within the historic Hollenberg Addition or the Hillcrest Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
an off-street surface parking lot for Our Lady of the Holy Souls Catholic Church
and School Campus.
Lots 1 & 2, Block 9, Hollenberg Addition, contain an existing single-family
residence, one (1) on each lot, within the eastern portion of the proposed parking
lot. Lots 9 & 10, Block 9, Hollenberg Addition contains two (2) accessory structures
along the south property line. The remaining portions of Lots 9 & 10, Block 9,
Hollenberg Addition are undeveloped. Properties in the general area contain a
mixture of residential zoning and uses in all directions.
The property is located within the Hillcrest Design Overlay District. Section 36-
434.15, B.3. of the City’s Zoning Ordinance (Hillcrest DOD regulations) states that
no parking is to be located within the front yard setback of lots. Portions of the
proposed parking lot will be located within the front 25 foot setback of the lots
fronting N. Harrison Street and N. Tyler Street. As such, the ordinance requires
that the parking lot be reviewed through the planned development rezoning
process and not a conditional use permit, which would typically be required.
Two (2) points of ingress/egress are proposed for the parking lot: A twenty-four
(24) foot wide driveway extending from “J” Steet to the north and a thirty (30) foot
wide driveway extending from N. Harrison Street from the.
The applicant proposed developing the parking lot in two (2) phases:
The Phase I expansion will include the removal of an existing two-story
single-family residence on Lot 1and will include ten 45 total parking spaces.
December 12, 2024
ITEM NO.: 14 (Cont.) FILE NO.: Z-10069
9
ADA parking spaces will be provided within the existing parking area to the
south.
• The Phase II expansion will include nineteen (19) additional parking spaces
on Lot 2. The inclusion of the parking spaces on Lot 2 will occur sometime
in the future as the developer notes the existing, one-story single-family
residence, will exist until the tenant no longer occupies the residence.
The development of the parking lot will service the campus to the south.
The applicant is not proposing additional signage at this time. Any new signage
must comply with Section 36-553 of the City’s Zoning Ordinance (signs allowed in
institutional and office zones).
The applicant is not proposing to site any dumpsters at this time. Any dumpsters
installed on the site must be screened and comply with Section 36-523 of the
City's Zoning Ordinance.
The applicant is not proposing additional site lighting at this time. Any new site
lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PD-O rezoning. The new facility is expected
to help relieve on-street parking congestion in the neighborhood currently
experienced during parish activities. In addition, to help mitigate the visual impact
of the new lot, every effort will be made to retain as many of the mature trees on-
site as possible.
Staff feels that the proposed parking lot expansion will be a positive for properties
in the general area, and should not have an adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-O rezoning, subject to compliance with the
comments and conditions outlined in paragraphs E and F, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was deferred to the January 9, 2025, agenda as the applicant failed to notify
surrounding property owners as required.
December 12, 2024
ITEM NO.: 15 FILE NO.: Z-10105
NAME: AFMC - Event Centers – Conditional Use Permit
LOCATION: 1023 West 3rd Street
DEVELOPER/OWNER:
Tim Yellvington (Agent)
713 W. 2nd Street
Little Rock, AR 72201
(501) 372-0272
AUTHORIZED AGENT:
Arkansas Foundation for Medical Care (AFMC)
1020 West 3rd Street
Little Rock, AR 72201
SURVEYOR/ENGINEER:
RPPY Architecture - Interior Design
713 West 2nd
Little Rock, AR 72201
AREA: 1.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 44
CURRENT ZONING: UU
VARIANCE/WAIVERS:
Variance to allow a ground mounted sign in the UU Zoning district.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow an event center at
1023 West 3rd Street.
December 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-10105
2
B. EXISTING CONDITIONS:
The property is zoned UU. The request is in the Downtown Planning District. The
Future Land Use Plan shows The Mixed Use Urban (MXU). Surrounding the
application area, is a variety of commercial and office uses in MXU. The structure
is 3,600 square foot, one story brick building, which has been used as a
conference/training facility for the employees of AFMC.
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.
December 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-10105
3
Planning Division:
The request is in the Downtown Planning District. The Land Use Plan shows The
Mixed Use Urban (MXU) category allows for uses ranging from high-rise office
buildings to single family homes. The intent is to create a vital, diverse area which
is street oriented and pedestrian-friendly. The uses maybe mixed (residential,
office, and commercial in any combination) within the building itself or within an
area. for the requested area. The Mixed Use Urban (MXU) category allows for
uses ranging from high-rise office buildings to single family homes. The intent is to
create a vital, diverse area which is street oriented and pedestrian-friendly. The
uses maybe mixed (residential, office, and commercial in any combination) within
the building itself or within an area. The application is to rezone from UU to CUP.
Surrounding the application area, is a variety of commercial and office uses in
MXU.
This site is not located in an Overlay District.
Master Street Plan:
W 3rd 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.
Bicycle Plan:
W 3rd Street 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:
The application, as shown, should have no effect on identified historic resources.
December 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-10105
4
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow an event center at
1023 West 3rd Street.
The property is zoned UU. The request is in the Downtown Planning District. The
Future Land Use Plan shows The Mixed Use Urban (MXU). Surrounding the
application area, is a variety of commercial and office uses in MXU. The structure
is 3,600 square foot, one story brick building, which has been used as a
conference/training facility for the employees of AFMC.
December 12, 2024
ITEM NO.: 15 (Cont.) FILE NO.: Z-10105
5
The applicant proposes to rent the building to other groups for conferences,
employee training and other corporate uses. Hours of operation will be 8:00 a.m.
– 10:00 p.m.. There will not be any ticketed events at this location.
Staff feels there will be ample parking as the maximum number of attendees will
be limited to 99 persons.
Applicant is requesting a variance to allow for an 80 square foot, 7 foot tall
internally illuminated monument-type sign on the corner of Chester Street and
West Third Street, which is at the Northeast corner of the overall property.
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. 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: (DECEMBER 12, 2024)
The applicant was present. The application came off consent agenda. There was one
person in opposition. E. B. Scott spoke on concerns about vandalism, security and safety
issues. After some discussion there was a motion to approve the application. There was
a second. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The motion
passed.
December 12, 2024
ITEM NO.: 16 FILE NO.: Z-10064
NAME: Rezoning from R-2 to R-4
LOCATION: 45 lots along Mountain Vista Drive and Summit View Drive
DEVELOPER:
APEX Professional Construction, LLC
32 Caurel Court
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Ryan Brooks, APEX Professional Construction, LLC – Owner
Kendel Grooms and Parker Spaulding - Agents
SURVEYOR/ENGINEER:
Bond Consulting Engineers, Inc.
2601 T.P. White Drive
Jacksonville, AR 72076
AREA: 18.05 acres NUMBER OF LOTS: 45 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 45 lots of the 57 lots in the Vista Pointe
subdivision from “R-2” Single-family District to “R-4” Two-family district.
B. EXISTING CONDITIONS:
The Vista Pointe subdivision is platted with 57 lots. Twelve are currently occupied
by residences. The remaining lots are undeveloped. Mountain Vista Drive is the
only access to the subdivision and is connected to Skyline Drive in Saline County.
December 12, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10064
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. Plan is not legible resubmit.
2. Secondary access is required for Fire and Police use.
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.
December 12, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10064
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.
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 Otter Creek Planning District. The Land Use Plan shows 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 for the requested area. The application is to rezone from
R-2 to R-4.
Surrounding the application area are undeveloped tracts in RL.
This site is not located in an Overlay District.
Master Street Plan:
Mountain Vista Drive is a Local Street on the Master Street Plan. Local Streets
are roads designed to provide access to adjacent property with the movement of
traffic being a secondary purpose. The standard Right-of-way is 50’. Sidewalks
are required on one side. This street may require dedication of right-of-way and
may require street improvements.
Bicycle Plan:
Mountain Vista Drive is not shown on the Master Bike Plan with existing or
proposed facilities in this area.
December 12, 2024
ITEM NO.: 16 (Cont.) FILE NO.: Z-10064
4
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant proposes to rezone 45 lots of the 57 lots in the Vista Pointe
subdivision from “R-2” Single-family District to “R-4” Two-family district.
The Vista Pointe subdivision is platted with 57 lots. Lots 2, 3, 13, 18, 24, 27, 30,
32, 42, 46, 48, and 56 are currently occupied by single-family residences. The
remaining lots are undeveloped. Mountain Vista Drive is the only access to the
subdivision and is connected to Skyline Drive in Saline County.
The request is in the Otter Creek Planning District. The Land Use Plan shows 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 for the requested area.
The applicant’s intent is to construct two-story, town house style duplexes on the
45 undeveloped lots. The proposed 1464 square feet town houses are designed
to match the character of the existing homes. Each townhouse is designed with a
one-car garage and independent driveway access.
Staff is not supportive of the requested rezoning from R-2 to R-4. Staff does not
feel it is appropriate to double the density of the subdivision. Doubling the density
does not fit the Land Use Plan and would put stress on the existing infrastructure.
Additionally, having only one entrance to the subdivision poses safety concerns
due to the difficulty of emergency response vehicle access.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested rezoning from R-2 to R-4.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. Due to the fact that there were only eight (8) Commissioners
present, the applicant requested a deferral to the January agenda. There was a motion
to defer the application. There was a second. The vote was 8 ayes, 0 nays, 1 absent
and 2 open positions. The application was deferred to the January 9, 2025 Agenda.
December 12, 2024
ITEM NO.: 17 FILE NO.: Z-10101
NAME: Rezoning from R-2 to C-3
LOCATION: Lot immediately east of 8123 Stagecoach Road
DEVELOPER:
Mohib’s Coffee, LLC
119 Wellington Plantation Ln
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Tammy Owings, Stagecoach Land Company, LLC – Owner
Saifullah Beg, Mohib’s Coffee, LLC - Agent
SURVEYOR/ENGINEER:
Hope Consulting
129 North Main Street
Benton, AR 72015
AREA: 2.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.8-acre lot immediately east of 8123
Stagecoach Road from “R-2” single-family residential to “C-3” general
commercial to allow the construction of a Scooters Coffee drive-thru coffee kiosk
with future additional commercial development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and heavily wooded. There is a mix of C-3,
R-2, OS, and PCD zoning around the property.
December 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10101
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. The entire site is in the flood plain with a little portion of the property within the
floodway.
2. You shall obtain a grading permit due to the property begin within the floodplain.
3. You shall obtain a special flood hazard permit and provide any other
information to the City’s Floodplain administrator.
4. Proposed site plan is not reviewed at this time and may require several
changes.
5. ARDOT will require permitting for access and possibly several other items but
not limited to Right-of-Way dedication.
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: Show existing 20’ wide CAW Easement on South side
of parcel, see Pulaski Co. instrument numbers 85 36832 and 85 47110.
Fire Department:
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.
December 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10101
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 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.
December 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10101
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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15
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 Otter Creek Planning District. The Land Use Plan shows The
Mixed Office and Commercial (MOC) category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. for the requested area. The application is to rezone from R-2 to C-3.
To the west of the application area is a variety of businesses in MOC. East of the
site is a wooded, undeveloped tract beyond which is a convenience store with fuel
pumps, real estate office, and mini-storage in an area of C. South of the site is
PK/OS buffering Fourche Creek.
This site is not located in an Overlay District.
December 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10101
5
Master Street Plan:
Stagecoach 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:
Stagecoach Road is on the Master Bike Plan as an Existing Class 2 Bike Lane.
Class 2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant proposes to rezone the 2.8-acre lot immediately east of 8123
Stagecoach Road from “R-2” single-family residential to “C-3” general commercial
to allow the construction of a Scooters Coffee drive-thru coffee kiosk with future
additional commercial development.
The property is currently undeveloped and heavily wooded. There is a mix of
C-3, R-2, OS, and PCD zoning around the property.
The request is in the Otter Creek Planning District. The Land Use Plan shows The
Mixed Office and Commercial (MOC) category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The application is to rezone from R-2 to C-3.
Staff is supportive of the requested C-3 zoning. Staff views the request as
reasonable. The proposed C-3 zoning will be consistent with other commercial
zonings along Stagecoach Road and will represent a continuation of the existing
zoning pattern. There are several commercially zoned properties in the immediate
vicinity. Staff believes the proposed C-3 zoning will have no adverse impact on
the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
December 12, 2024
ITEM NO.: 17 (Cont.) FILE NO.: Z-10101
6
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 18 FILE NO.: Z-10103
NAME: Coleman – PD-C
LOCATION: 2522 S. Arch Street
DEVELOPER:
CFPM, LLC
2801 S. Arch St
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Deryan Coleman - Owner
SURVEYOR/ENGINEER:
Brooks Surveying, INC
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.48 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: C-1
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property from C-1 to PD-C to allow the
development of green space, outdoor picnic-type seating, a community garden, space
for food trucks, and a small parking area.
B. EXISTING CONDITIONS:
The lot is on the corner of South Arch Street and West 26 th Street. It is currently
vacant with a few existing mature trees and a mixture of grass and gravel. There
are concrete driveways on West 26th street on the south side of the property, and
an abandoned alley running along the west property line. There is also a concrete
driveway on the northeast corner of the property on South Arch Street.
December 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10103
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. Parking lot shall include one handicap accessible parking stall, accessible aisle,
and path to the useable areas.
2. Food trucks must be sitting on an improved surface.
3. There must be a path from the right of way that is ADA compliant.
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.
December 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10103
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.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4.
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
December 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10103
4
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 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:
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 Central City Planning District. The Land Use Plan shows
Commercial (C), Mixed Use (MX) and Residential Low Density (RL) uses in the
area. The Commercial (C) category includes a broad range of retail and wholesale
sales of products, personal and professional services, and general business
activities. Commercial activities vary in type and scale, depending on the trade
area that they serve.
The application is to rezone from C-1 to PD-C.
Surrounding the application area to the north and west are personal care services
in C and single-family residences in RL. East of the site is a restaurant, personal
care services, and single-family residences in an area of MX.
December 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10103
5
This site is not located in an Overlay District.
Master Street Plan:
S Arch Street 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:
S Arch Street 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:
The application, as shown, should have no effect on identified historic resources.
The subject site is the previous location of the Skillern House, at 2522 S Arch
Street. The Skillern House was designed by prominent architect Charles L.
Thompson, built in 1915 in the Craftsman style and listed in the National Register
of Historic Places in 1982. The Skillern House was delisted following the demolition
of the property sometime between 2009 and 2012.
H. ANALYSIS:
The applicant is proposing to rezone the property from C-1 to PD-C to allow the
development of green space, outdoor picnic-type seating, a community garden,
space for food trucks, and a small parking area.
The lot is on the corner of South Arch Street and West 26th Street. It is currently
vacant with a few existing mature trees and a mixture of grass and gravel. There
are concrete driveways on West 26th street on the south side of the property, and
an abandoned alley running along the west property line. There is also a concrete
driveway on the northeast corner of the property on South Arch Street.
The applicant notes that there will be a maximum of two (2) food trucks on the site.
The food truck area and parking area will be gravel. Hours of operation will be
from 12:00 PM to 6:00 PM, seven (7) days per week. The applicant notes that the
garden area will contain raised bed gardens, with benches and picnic tables for
seating.
The applicant notes that there will be no dumpsters places on the site. If a
dumpster is placed on the site in the future, it must be screened as per Sec.
36-523 of the code.
December 12, 2024
ITEM NO.: 18 (Cont.) FILE NO.: Z-10103
6
Any signage placed on the site must comply with Sec. 36-555 of the code (signs
allowed in commercial zones).
Any site lighting must be low-level and directed away from adjected properties.
Staff is supportive of the proposed PD-C zoning. There are other commercial
properties immediately north of the lot and along West Roosevelt Road. Staff feels
that the proposed use will not have an adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C 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: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 19 FILE NO.: Z-10106
NAME: Anchor Realty Investments – PCD
LOCATION: 13240 Cantrell Road
DEVELOPER:
Anchor Realty Investments, LLC (Owner)
102 Country Club Parkway
Maumelle, AR 72213
OWNER/AUTHORIZED AGENT:
Timothy W. Grooms (Agent)
8114 Cantrell Road, Suite 100
Little Rock, AR 72227
SURVEYOR/ENGINEER:
Bond Consulting Engineers, Incorporated
2801 T. P. White Drive
Jacksonville, AR 72076
AREA: 2.5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from R-2 to PCD to allow for the
development of two (2) quick-service restaurants. The property is within the
Highway 10 Design Overlay District.
B. EXISTING CONDITIONS:
Lot 7, Block 8, Josephine Pankey 3rd Addition, contains an existing single-family
dwelling in the southwestern portion of the overall site. The remaining lots within
Block 8 are undeveloped. There is a mixture of zoning and uses surrounding the
property.
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
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. The site plan leaves too much open for comment.
2. Path to both developments from the Right of Way shall be installed.
3. All ADA guidelines to be met.
4. ARDOT permitting will be required as well as anything else they may want
done, i.e. dedication of Right of way and so on.
5. The site plan will have to be finalized and submitted for staff to review at the
time of the grading/building permit.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. A sewer extension may be required. Please submit wastewater plans to
LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
3
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. I f
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
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.
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
4
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.
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:
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.
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
5
Planning Division:
The request is in the River Mountain Planning District. The Land Use Plan shows
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. for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-2 to PCD.
Surrounding the application area, east of the site is PK/OS. North and west of the
site are mostly undeveloped platted land with a few single family residences. On
the south of the site is Cantrell Road.
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
6
The subject site is located in the Highway 10 Design Overlay District (Ord. 15965).
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.
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
7
Bicycle Plan:
Cantrell Road 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.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant is requesting to rezone the property from R-2 to PCD to allow for the
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
8
development of two (2) quick-service restaurants. The property is within the
Highway 10 Design Overlay District. The property will be replatted as a single lot.
Lot 7, Block 8, Josephine Pankey 3rd Addition, contains an existing single-family
dwelling in the southwestern portion of the overall site. The remaining lots within
Block 8 are undeveloped. There is a mixture of zoning and uses surrounding the
property.
The applicant proposes to develop the 2.50 acre site to contain two (2) buildings
8,622 square feet in area (approximately 4,311 square feet in area for each
building). One (1) building will be constructed in the western portion of the site,
the second building will be constructed in the eastern portion of the site.
Two (2) access drives are proposed from Cantrell Road. The proposed layout
appears to provide ample room for interior traffic flow and maneuverability of
vehicles on the property.
The buildings will not exceed thirty-five (35) feet in height.
The site plan, for both proposed buildings, shows front building setbacks of one
hundred (100) feet from Cantrell Road, over forty (40) foot rear setbacks and
approximately twenty (20) foot setbacks from the east and west property lines.
The proposed restaurant use will operate seven (7) days a week, from 5:00am to
midnight.
The applicant provided alternative uses that would be possible or considered in
addition to fast food restaurants:
• Coffee Shop
• Bank
• Pharmacy
• Dry Cleaner
• Car Wash
• Donut Shop
• Medical Clinic
• Auto Service Center (limited to drive-thru only)
• And additional retail uses that could utilize a drive-thru
Typically, the City’s Zoning Ordinance would require eighty-six (86) total parking
spaces. The developer is providing ninety-two (92) total parking spaces that
include four (4) ADA parking spaces. Staff feels the proposed parking is sufficient
to serve the use.
December 12, 2024
ITEM NO.: 19 (Cont.) FILE NO.: Z-10106
9
A dumpster enclosure is shown in the rear of the parking lot along the south
property line. 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 signage must comply
with Section 36-349 of the Chenal/Financial Center Overlay District.
All site lighting must be low-level and directed away from adjacent properties.
Staff is not supportive of the PCD rezoning based on the following:
1. Based on the City’s future Land Use Plan (LUP), staff fees that the proposed
development is not appropriate at this time. The proposed development will
encroach into the Pankey Community.
2. The proposed use, including alternative uses, will create very heavy, high traffic
commercial use and may create an adverse impact on the properties in the
area.
3. The location is next to the City of Little Rock’s Connor Park and the entrance
to the park is immediately east of the proposed entrance to the proposed PCD.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PCD rezoning.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was withdrawn, without prejudice at the request of the applicant.
December 12, 2024
ITEM NO.: 20 FILE NO.: Z-10100
NAME: Phillips - STR-1 – Special Use Permit
LOCATION: 1600-A North Grant Street
OWNER/AGENT:
Michael B. Phillips (Owner)
1600 N. Grant St
Little Rock, AR 72207
SURVEYOR/ENGINEER:
Arrow Surveying
P O Box 130087
Maumelle, AR 72113
(501) 993-0490
AREA: 0.18 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 is requesting a Special Use Permit for the 0.18-acre property located
at 1600-A North Grant Street to allow the use of the existing accessory building as
Short-Term Rental-1 with a maximum stay of twenty-nine (29) days. The entire
structure will be rented as one unit. The property owner will occupy the principal
structure.
B. EXISTING CONDITIONS:
The structure is an existing 630 square foot detached garage with the principal
structure being a 4,293 square foot, one-story home. The request is in the
Heights/Hillcrest Planning District. The Future Land Use Plan shows Residential
Medium Density (RM) for the requested area. This property is in the Forrest Park
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
2
Neighborhood Association and is located in the Heights Landscape Design
Overlay District (Ord. 21787).
There is ample on-street parking, along “O” Street and along the west side of North
Grant Street.
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.
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
3
Planning Division:
The request is in the Heights Hillcrest Planning District. The Land Use Plan shows
Residential Medium Density (RM) for the requested area. The Residential Medium
Density (RM) category accommodates a broad range of housing types including
single family attached, single family detached, duplex, town homes, multi-family
and patio or garden homes. Any combination of these and possibly other housing
types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre. The application is for a Special Use Permit –
STR-1.
The Land Use surrounding the application area is Residential Medium Density
(RM) with an area of Office land use to the south across O Street.
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
4
The application site is zoned Single Family (R-2). Surrounding properties are also
zoned Single Family (R-2) with a large, multi-story office building to the south
across O Street.
This property is in the Forrest Park Neighborhood Association.
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
5
The subject site is located in the Heights Landscape Design Overlay District (Ord.
21787).
Master Street Plan:
North Grant Street and O Street are both Local Streets 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:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant is requesting a Special Use Permit for the 0.18-acre property located
at 1600-A North Grant Street to allow the use of the existing accessory building as
Short-Term Rental-1 with a maximum stay of twenty-nine (29) days. The entire
structure will be rented as one unit. The property owner will occupy the principal
structure.
The structure is an existing 630 square foot detached garage with the principal
structure being a 4,293 square foot, one-story home. The request is in the
Heights/Hillcrest Planning District. The Future Land Use Plan shows Residential
Medium Density (RM) for the requested area. This property is in the Forrest Park
Neighborhood Association and is located in the Heights Landscape Design
Overlay District (Ord. 21787).
There is ample on-street parking, along “O” Street and along the west side of North
Grant Street.
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:
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
6
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
inspection fee must be paid and payment of annual Business
License received.
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
7
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 Special Use Permit request.
The applicant provided a bill of assurance dated 1904. 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
July 2024.
Staff is in support the requested Special Use Permit. Staff believes the request is
reasonable and that the proposed STR-1 use is appropriate for this location. All
requirements of the City’s short-term rental ordinance must be complied with when
the unit is being used as a short-term rental.
December 12, 2024
ITEM NO.: 20 (Cont.) FILE NO.: Z-10100
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 is currently one short-term
rental within a one-quarter mile radius of this property.
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: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
December 12, 2024
ITEM NO.: 21 FILE NO.: Z-6723-A
NAME: Painted Acres - STR-2 – PD-C
LOCATION: 1 Amherst Cove
OWNER:
Sammie S. Moore (Agent)
5607 Brookstown Dr.
Dallas, TX 75230
SURVEYOR/ENGINEER:
South Point Surveying
P.O. Box 400
Sheridan, AR 72150
(501) 285-5958
AREA: .14-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .14-acre property located at #1 Amherst Cove
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 1,440 square foot, four bedroom, and two bath
house. The request is in the West Little Rock Planning District and in the Shannon
Hills East Subdivision. The Future Land Use Plan shows Residential Low Density
(RL) for the requested area. This property is in the Hall High Neighborhood
Association.
This site is not located in an Overlay District.
December 12, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-6723-A
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: 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.
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
December 12, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-6723-A
3
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-2 to PD-C. 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 in the Hall High Neighborhood Association.
This site is not located in an Overlay District.
Master Street Plan:
Amherst Cove 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:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
December 12, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-6723-A
4
December 12, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-6723-A
5
H. ANALYSIS:
The applicant proposes to rezone a .14-acre property located at #1 Amherst Cove
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 1,440 square foot, four bedroom, and two bath
house. The request is in the West Little Rock Planning District and in the Shannon
Hills East Subdivision. The Future Land Use Plan shows Residential Low Density
(RL) for the requested area. This property is in the Hall High Neighborhood
Association.
This site is not located in an Overlay District.
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.
December 12, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-6723-A
6
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.oke 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.
December 12, 2024
ITEM NO.: 21 (Cont.) FILE NO.: Z-6723-A
7
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 driveway that is accessible from North Hughes Street that is capable of
accommodating 3-4 vehicles.
There is a bill of assurance for this property dated 1957. 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
January 27, 2023.
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.
Staff is not supportive of the requested rezoning from R-2 to PD-C. Staff does not
believe the request is reasonable and that the proposed PD-C use is not
appropriate for this location.
Staff has received numerous objections from the surrounding neighbors with
concerns about increased traffic and congestion on a residential street, increased
noise, and reduced marketability and home valuations of current homes on
Amherst Cove.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C zoning request.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. Due to the fact that there were only eight (8) Commissioners
present, the applicant requested a deferral to the January agenda. There was a motion
to defer the application. There was a second. The vote was 8 ayes, 0 nays, 1 absent
and 2 open positions. The application was deferred to the January 9, 2025 Agenda.
December 12, 2024
ITEM NO.: 22 FILE NO.: Z-10102
NAME: Liberton – STR’s-2 – PD-C
LOCATION: 2005 West 17th Street
2005-A West 17th Street
OWNER:
Britni Liberton (Owner)
10611 San Joaquin Valley Dr.
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Harbor
5800 Evergreen Dr.
Little Rock, AR 72205
AREA: .17-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3 and R-4
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a .17-acre property located at 2005 West 17 th
Street from R-3 and R-4 to PD-C to allow use of the primary house and an
accessory dwelling to both be used as Short-Term Rental-2 with a maximum stay
of twenty-nine (29) days. The owner will not reside in the residence.
B. EXISTING CONDITIONS:
The property is occupied by a 2,019 square foot, three bedroom, and two bath
house and a studio apartment located in the rear of the property. The request is
in the Central City Planning District. The Future Land Use surrounding the
application area is Residential Low Density (RL).
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
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).
This property is in the Central High Neighborhood Association.
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.
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
3
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-2 to PD-C. 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-3).
This property is in the Central High Neighborhood Association.
Master Street Plan:
W 17th 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:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
4
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
5
Historic Preservation Plan:
The application, as shown, contains the J. R. Fletcher House at 2005 W. 17 th
Street, a Contributing structure within the Central High School Neighborhood
Historic District, Arkansas Architectural Resource Form (AARF) survey number
PU3833. Constructed in 1929 in the English Revival style, the residence
contributes to the historic qualities and character of the Central High School
Neighborhood Historic District.
The Historic Preservation Plan advocates for the increased effectiveness and
coordination with the review of development plans. Staff advocates that any
exterior alterations or improvements required by the development standards for
short-term rentals pursuant to Sec. 36-306 consider the retention and repair of
historic fabric to achieve these requirements. The property is listed in the National
Register of Historic Places as a Contributing structure to a historic district and is
eligible for state and federal historic tax credits, potentially receiving 30-55% back
in tax credits on all eligible expenses for rehabilitation costs.
H. ANALYSIS:
The applicant proposes to rezone a .17-acre property located at 2005 West 17 th
Street from R-3 and R-4 to PD-C to allow use of the primary house and an
accessory dwelling to both be used as Short-Term Rental-2 with a maximum stay
of twenty-nine (29) days. The owner will not reside in the residence.
The property is occupied by a 2,019 square foot, three bedroom, and two bath
house and a studio apartment located in the rear of the property. The request is
in the Central City Planning District. The Future Land Use surrounding the
application area is Residential Low Density (RL).
This property is in the Central High Neighborhood Association.
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.
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
6
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
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.
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
7
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 for this property, but it is illegible. There have been no
Department of Planning & Development enforcement cases nor any police reports
for this property. The studio apartment has been in operation as a Short-Term
Rental since 2021. The property owners will be using the primary residence as an
STR if this application is approved.
There is ample parking. There is a two-car garage with a driveway long enough
to accommodate another 3-6 vehicles.
Currently the City of Little Rock Department of Planning and Development as 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 approved STR’s
located within ¼ mile of this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request for both 2005 West 17th
Street and 2005-A West 17th Street subject to compliance with the comments and
conditions noted in paragraph E and the staff analysis of the agenda staff report.
December 12, 2024
ITEM NO.: 22 (Cont.) FILE NO.: Z-10102
8
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
PLANNING COMMISSION VOTE RECORD
DATE: December 12, 2024 4:OOPM
Minutes
Consent Agenda
1,2,3,5,6,8,9,10,11,12
13,14,17,18,19,20,22
RegularAgenda
MEMBER
7*
16**
21***
4
15
BROWN, JIMMY
A
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A
HART, TODD
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HODGES, NORMAN
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McDONALD, ALICIA
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PERSON, STEVEN
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SAMAD, AHMED (4:06PM)
A
✓
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BAXTER, JOSHUA
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✓
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RUSSELL, JEREMIAH-VICE CHAIR
✓
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VICKERS, MICHAEL - CHAIR
✓
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✓
✓
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OPEN POSITION
OP
OP
OP
OP
OP
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OPEN POSITION
OP
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lop
OP
MEMBER
*Applicant not present - deferred to the 1/9/25 meeting
**Deferred to the 1/9/25 meeting - 8 members present
***Deferred to the 1/9/25 meeting - 8 members present
Meeting Adjourned 5:02 PM
✓AYE ■ NAYE A ABSENT Ab ABSTAIN R RECUSE OP OPEN POSITION
December 12, 2024
There being no further business before the Commission, the meeting was adjourned
at 5:02 p.m.
Date
Chairman Secretary