HomeMy WebLinkAboutpc_04 08 2021
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
APRIL 8, 2021
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Harold Betton
Derick Brooks
Scott D. Hamilton
Todd Hart
Marlon D. Haynes
Robbin Rahman
Diana M. Thomas
Michael Vickers
Robby Vogel
Members Absent: Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the March 11, 2021 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
APRIL 8, 2021
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1885 Chenal Valley, Tract 9 – Preliminary Plat
West of Chenal Parkway & Rahling Road Intersection
(West end of St. Vincent Way)
B. Z-9564 House of Three Family Care Facility – Special Use Permit
8900 Shiloh Drive
C. LU2021-13-01 Land Use Plan Amendment from Industrial (I) to
Commercial (C) in the 65th Street East Planning District, at
the Northwest Corner of Interstate 30 and Scott Hamilton
Drive
C.1 Z-9563 Rezoning from PID to C-4
Northwest corner of Interstate 30 and Scott Hamilton Drive
D. Z-9561 Rezoning from R-2 to AF
18601 Cooper Orbit Road
E. Z-9103-B 10,115 Rodney Parham Road
10,115 Rodney Parham Road
F. S-1884 Watershed Pointe – Preliminary Plat
Northeast of Divide Parkway and Chenal Parkway
G. Z-9567 CALS & LRWRA Solar Development – PID
6700 Fourche Dam Pike
Agenda Page, Two
NEW BUSINESS:
Item Number: File Number: Title:
1. S-1896 Ada Lane Subdivision – Preliminary Plat
718 Ada Lane
2. Z-9575 Reynolds Accessory Dwelling – Conditional Use Permit
2200 South Harrison Street
3. Z-9573 Martindale Accessory Dwelling – Conditional Use Permit
14014 Crystal Valley Road
4. Z-9560 Kustom Made Properties – POD
2916 West 12th Street
5. Z-8531-B Alisha 126 Investments ATV Sales and Repair/Wheel & Tire
Shop – Revised PCD
3618 Baseline Road
6. Z-9508-A Posh Automotive – PCD
8900/8916 Colonel Glenn Road
7. Z-7898-D Cross Street Elderly Housing – Revised PRD
1012 Cross Street
April 8, 2021
ITEM NO.: A FILE NO.: S-1885
NAME: Chenal Valley, Tract 9 – Preliminary Plat
LOCATION: West of the Chenal Parkway and Rahling Road Intersection
(west end of St. Vincent Way)
DEVELOPER:
Potlatch Deltic Real Estate
7 Chenal Club Blvd.
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch Deltic – Owner
Tim Daters/White-Daters and Associates - Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 21.3acres NUMBER OF LOTS: 47 FT. NEW STREET: 1,850 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced front building setbacks.
2. Variance to allow reduced right-of-way width and no sidewalk construction.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 21.3 acres into 47 lots for single family
residential development, with 1,850 linear feet of new street. The proposed
subdivision will take access from Rahling Road.
April 8, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1885
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. With site development, provide design of street conforming to the Master Street Plan.
Construct street improvement to these streets including 5-foot sidewalks with
planned development. Per the Master Street Plan the private street exceeds
the minor residential standard and is required to be constructed within a
50 ft. right-of-way. A variance is required to be obtained for the reduced right-
of-way width.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan. Per the
Master Street Plan the private street exceeds the minor residential standard
and is required to be constructed with sidewalk on 1 side. A variance is
required to be obtained for not constructing sidewalks.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance requested for
advance grading of the lots with construction of the street and utilities or to
advance graded future phases with phase 1?
5. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
6. Confirm street is proposed to be private.
7. Storm water detention ordinance applies to this property. Regional detention
is provided.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
9. A special Grading Permit for Flood Hazard Areas will be required per Sec.
13-55 prior to construction.
April 8, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1885
3
10. The minimum Finish Floor elevation of at least 1 ft. or more above the base
flood elevation is required to be shown on plat and grading plans for lots
located within the 100 year floodplain.
11. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary.
12. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
13. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Street lights must be installed
prior to platting/certificate of occupancy. Contact Traffic Engineering
379-1813 for more info.
14. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
15. If the proposed street is private, the final plat should show the streets and
drainage improvements to be private and the street shown within tract land.
16. Provide the proposed street name. Street names and street naming
conventions must be approved by Public Works. Contact Glenn Haley at
(501) 371-4537.
17. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
18. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
19. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Tract land
should be considered in place of drainage easements to prevent blocking or
filling overflow drainage paths by adjacent property owners.
20. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
21. An access easement should be provided for the secondary emergency
access from the private street to a nearby public right-of-way.
April 8, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1885
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
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
April 8, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1885
5
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
April 8, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1885
6
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 21.3 acres into 47 lots for single family
residential development. The property is zoned R-2 and is located west of the
Chenal Parkway/Rahling Road intersection. The average lot size is 8,400 square
feet. The development will include 1,850 linear feet of new street, which will be a
private street. Open space tracts will be located along the east, west and south
perimeters of the subdivision.
The subdivision will be final platted in two (2) phases, with the first phase
containing 30 lots. Phase 2 will include the remaining 17 lots.
Access to the development will be from Rahling Road, at the southeast corner of
the overall plat boundary. The new private street will traverse an O-3 zoned parcel
and will align with St. Vincent Way to the east. The proposed subdivision will be
gated. The gate will be located several hundred feet west of the private street’s
intersection with Rahling Road.
The proposed private street where adjacent to the proposed lots will have a
right-of-way width of 45 feet. The Master Street Plan requires a 50 foot minimum
right-of-way width. Therefore, the applicant is requesting a variance from this
requirement.
April 8, 2021
ITEM NO.: A (Cont.) FILE NO.: S-1885
7
Section 31-175 of the City’s Subdivision Ordinance and the Master Street Plan
requires a sidewalk on one (1) side of the proposed private street. The applicant
is requesting a variance from this requirement, as no sidewalk is proposed along
the private street.
Section 36-254 (d) (1) of the City’s Zoning Ordinance requires a minimum front
building setback of 25 feet for R-2 zoned lots. The applicant is proposing 20 foot
front platted building lines for all lots. Therefore, the applicant is requesting a
variance from this ordinance requirement for the subdivision.
The applicant is proposing a 20 foot wide secondary emergency access to the
subdivision near the northeast corner of the overall property. The secondary
access will lead to driveways with access to Chenal Parkway and Rahling Road.
The secondary access will need to be shown as an access easement on the plat
document.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant submitted a letter to staff on February 22,
2021 requesting this application to be deferred to the April 8, 2021 Planning Commission
Agenda. Staff supported the deferral request. There was no further discussion. The item
was placed on the Consent Agenda and deferred as recommended by staff. The vote was
11 ayes, 0 nays and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 9 ayes, 0 nays, 1 absent and 1 abstain (Vogel), and 1 open
position.
April 8, 2021
ITEM NO.: B FILE NO.: Z-9564
NAME: House of Three Family Care Facility – Special Use Permit
LOCATION: 8900 Shiloh Drive
DEVELOPER:
Clara Renia White
6475 Pierce Manse Loop
Benton, AR 72015
OWNER/AUTHORIZED AGENT:
Clara Renia White
6475 Pierce Manse Loop
Benton, AR 72015
AREA: 0.24 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to utilize the existing 1,584 square foot single family residence
at 8900 Shiloh Drive as a family care facility for up to six (6) residents over the age
of 60.
B. EXISTING CONDITIONS:
The property is occupied by a one-story brick and frame single family residence. The
property is located on the north side of Shiloh Drive at Bull Run Drive. A two-car wide
driveway from Shiloh Drive is located at the southeast corner of the property.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
April 8, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9564
2
D. ENGINEERING COMMENTS:
No Comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments at this time.
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.
Planning Division: No comments.
H. ANALYSIS:
The applicant, Clara Renia White, proposes to occupy the single family residence at
8900 Shiloh Drive as a family care facility (House of Three/Dignity Assisted Care). The
applicant notes that the facility “will serve as an alternate to a nursing home” and will
provide care for no more than six (6) residents over the age of 60, staffed with two (2)
trained caregivers. Ms. White notes the following with respect to the proposed family
care facility:
“We specialize in caring for the elderly that suffer from memory loss,
chronic diseases and those needing physical help with activities of
daily living. As the home owner and care giver, this is not my primary
April 8, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9564
3
resident. Residential home care and supervised services will be
provide 24 hours a day, 7 days a week.”
The applicant also provided the following information with respect to the proposed
family care facility:
“1. Business Summary:
Dignity Assisted Care, LLC. A residential home care which will
provide care for (3) no more than (6) residents over the age 60 at
any given time. We specialize with those that suffer from memory
loss diseases or need physical help to provide activities of daily
living.
2. Objectives:
The proposed use is defined as a Family Care Facility home
equipped to meet the needs of elders during their advanced
years. It’s an innovative alternative to traditional “nursing home”,
assisted living & home based care for the elderly. We are the
family friendly solution to long term care.
3. Background & Rationale:
This business is designed for families seeking personalized
senior living for their loved one. As business owner I will not
reside at this residence its staffed with only (2) caregivers at any
given time”.
The existing two-car wide driveway on the property will allow for the parking of four (4)
vehicles. The applicant notes that the parking will be for caregivers and visitors. The
applicant also notes that the residents will not have vehicles.
The site is not located on a Rock Region Metro bus route. Bus Route #22 (University
Avenue/Mabelvale Route) runs along Mabelvale Cut-off to the northwest.
The applicant provide a Bill of Assurance for the Shiloh Subdivision which was
recorded in 1976. The Bill of Assurance notes the following:
“Lots in this subdivision shall be used for residential purposes only.”
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.
April 8, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9564
4
(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.
(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.
According to an area survey, there are no other transitional residential facilities within
1,500 feet of the property.
April 8, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9564
5
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 a residence
occupied by 6 persons is 650 square feet. As noted earlier the residential structure
contains 1,584 square feet.
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 is proposing
the following bedroom occupancy:
Bedroom 1 – 140 sq. ft. – 2 occupants
Bedroom 2 – 130 sq. ft. – 2 occupants
Bedroom 3 – 195 sq. ft. – 2 occupants
The occupancy as proposed conforms to Sections 8-406 (a) and (b) of the Code.
Staff does not support the requested special use permit to allow a family care facility
at 8900 Shiloh Drive. Although staff’s survey revealed no other residential living
facilities within 1,500 feet of the site, and the proposed occupancy will conform with
Section 8-406 of the Code, staff feels that the proposed family care facility is too
institutional in nature for this existing single family residential site. Staff believes that
a nursing home-type facility with up to six (6) residents, two (2) around the clock staff
(including overlap in shift change times), and the potential for visitors for the six (6)
residents is too intense for this single family subdivision. Staff believes the applicant
should seek a residential location fronting a more major roadway, possibly along the
perimeter of a single family subdivision.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested special use permit to allow a family care
facility.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant failed to send required notifications to
surrounding property owners. Therefore, staff recommended the application be deferred to
the April 8, 2021 Planning Commission Agenda. There was no further discussion. The item
was placed on the Consent Agenda and deferred as recommended by staff. The vote was
11 ayes, 0 nays and 0 absent.
April 8, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9564
6
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present representing the application. There were no persons registered
in support and one (1) person registered in opposition. Staff presented the item and a
recommendation of denial as outlined in the “staff recommendation” above. The applicant
deferred to the registered opposition.
Cynthia Campbell of the Shiloh Community addressed the Commission in opposition to the
application. Ms. Campbell presented a petition from the neighbors in opposition to the
proposed development. She expressed concerns for the property values, traffic flow, and
parking issues.
Clara White addressed the Commission in support of the application. As longtime registered
nurse with vast experience with Dementia and Alzheimer patients, she cared for her mother
and other ill relatives for seventeen (17) years at the property with no adverse effects on the
neighborhood as mentioned by Ms. Campbell. Mrs. White stated that her objective is to care
for the elderly patients with these diseases in a home environment. This required an approval
of the zoning to meet other state and federal requirements.
The Commission requested an explanation for the Staff’s recommendation of denial based
on the requirements outlined in the ordinance for special use permits. Director Collins
reviewed the development criteria for Section 36-54 (Special Use Permits) to include
definitions of Family Care Facility, Group Care Facility and Group Homes.
The Commission asked whether a condition could be placed on the application to review
after a certain period and a possible deferment to allow the applicant to submit such
conditions to the staff. City Attorney Shawn Overton expressed his concerns with both the
offer of conditions and a suggestion of deferral since neither were offered by or agreed to by
the applicant.
Mrs. White declined to extend any conditions or accept a deferral due to the timeline of the
proposed family care facility’s state and federal requirements. She expressed her
frustrations with the application process and asked for the Commission to vote on the
application.
There was a motion to approve the application excluding the staff’s recommendation for
denial. The motion was seconded. The vote was 5 ayes, 5 nays, 0 absent, and 1 open
position. The application was denied.
April 8, 2021
ITEM NO.: C FILE NO.: LU2021-13-01
Name: Land Use Plan Amendment – 65th East District
Location: Northwest of Interstate 30 Frontage Road and Scott Hamilton Drive
Request: Industrial (I) to Commercial (C)
Source: Tim Daters, 24 Rahling Circle
PROPOSAL / REQUEST:
On February 22nd, Staff received from the applicant, a request to defer the hearing
for item LU2021-13-01 until the April 08, 2021 regularly scheduled Planning
Commission meeting.
STAFF RECOMMENDATIONS:
Staff recommends deferral of application item LU2021-13-01 until the April 08,
2021 regularly scheduled Planning Commission meeting.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The item was placed on consent agenda for deferral to the April 8, 2021
Commission hearing. By a vote of 11 for, 0 against, and 0 absent, the consent
agenda was approved.
________________________________________________________________
UPDATED PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Industrial (I) to Commercial
(C) on an approximate seven (7) acre site located within the 65th East Planning
District, more specifically at the northwest corner of Interstate 30 Frontage Road
and Scott Hamilton Drive. The existing Industrial land use designation provides for
a wide variety of manufacturing, warehousing research and development,
processing, and industry related office and service activities.
The applicant’s proposed Commercial land use designation allows for a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. This land use amendment
application is accompanied by a zoning map amendment request. It is applicant’s
intent to rezone the undeveloped 7 acres to a C4 commercial zoning designation
(File No. Z-9563).
April 8, 2021
ITEM NO.: C (Cont.) FILE NO.: LU2021-13-01
2
EXISTING LAND USE AND ZONING:
The 65th East District has a significant concentration of lands dedicated to
warehouse and industrial operations on properties zoned Light Industrial District
(I-2). The I-2 zoning district is for development of general industrial uses including
light manufacturing and assembly. The site of this amendment application is in the
southern portion of the 65th Industrial Park, an industrial development originally
developed decades ago.
This land use amendment is proposed on an undeveloped seven (7) acre tract
within a 58 acre parcel zoned Planned Industrial Development (PID). The PID
parcel as a whole was re-developed in 2012 with a Goodwill Industries of Arkansas
campus. The Goodwill development includes an outlet store, computer store,
donation center, and the site provides programs and social services.
East of the site, across Scott Hamilton Drive, there are additional lands zoned PID,
where a Technical College was previously developed. These operations have
ceased and it appears a part of the structure is being used to hold religious
services.
The southwest corner of the I-30 Frontage Road and Scott Hamilton Drive is zoned
for commercial uses and hosts typical highway commercial development, two
chain motels and a convenience store with gas pumps, This commercial node was
rezoned to General Commercial District (C-3) and Open Display Commercial
District (C-4) in the late 70’s and early 80’s. Further to the west, additional I-2
zoned industrial lands host the Arkansas Electric Coop, several office warehouses,
a mini-warehouse development and vacant tracts, as well as some smaller heavy
commercial and light industrial uses. The southeast intersection the I-30 Frontage
Road and Scott Hamilton Drive is zoned R-2/CUP (a Single Family District) and
has been developed with a technical school operated by the Little Rock School
District.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
Because the site is an outparcel of the Goodwill campus, the subject site is bound
to the west, east and north by an Industrial (I) land use designation. The Industrial
(I) category encompasses a wide variety of manufacturing, warehousing research
and development, processing, and industry related office and service activities.
Having previously been served by rail spurs from the rail corridor east and west of
the site, this junction of the City hosts a large concentration of industrial operations.
There is a Commercial (C) land use designation south of the site at the southwest
intersection of the I-30 frontage road and Scott Hamilton Road. Public Institutional
(PI) is shown in the southeast corner of this intersection. The Commercial (C) land
April 8, 2021
ITEM NO.: C (Cont.) FILE NO.: LU2021-13-01
3
use category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve. The
Commercial area south of the site consists of a convenience store with gas pumps
and two motels. 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. This area is the
location of the Metropolitan High School, part of the Little Rock School District.
In the last twenty years, there has only been one (1) land use amendment
application in the E. 65th Planning District. This application was prepared by the
City in a housekeeping effort where the City reviewed the Land use Plan and
amended to more accurately reflect the existing environment and also potential
long term use. Twenty (20) different sites on the land use map were amended with
Ord. 18,326 which the Board of Directors approved on August 1, 2000.
MASTER STREET PLAN:
Abutting the site on the east is Scott Hamilton Drive, shown as a Minor Arterial on
the Master Street Plan. Freeways are intended to serve through long distance
trips, they are always designed as full access control roads (no direct access). To
the south is Interstate 30, a Freeway per the Master Street Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Scott Hamilton
Drive since it is a Minor Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There is a Class II Bike Route shown on Scott Hamilton Drive. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
April 8, 2021
ITEM NO.: C (Cont.) FILE NO.: LU2021-13-01
4
ANALYSIS:
The subject site is located at the Scott Hamilton Drive and I-30 interchange and is
surrounded by approximately 1,250 acres of contiguous industrial lands, most of
which are zoned I-2 and have been previously developed. This industrial area of
the City extends from Fourche Creek in the north, to the south beyond I-30,
terminating near Baseline Road and extends from S. Arch Street in the east,
across I-30 to Patterson Road (about a ¼ mile west of Scott Hamilton Drive). While
many of the industrial sites in this area continue operations, there are some where
industrial activities have ceased, leaving swaths of underutilized land.
Given how the site is situated at the I-30 interchange and the existing adjacent
land use, a proposed Commercial land use designation has limited potential to
negatively impact surrounding industrial properties. Approval of the proposed
Commercial land use designation would provide for a land development pattern
similar to the intersection of 65th Street and I-30, situated about a two miles
northeast of the subject site, where there are two hotels, convenience stores with
gas, truck repair shop, and a truck equipment store.
A Commercial land use developed at the site has the potential to provide support
services to the greater industrial area and transient travelers on I-30. The transfer
of land use from Industrial to Commercial on this seven acre tract should not have
a significant impact to the overall supply of Industrial lands in this area or in the
City as a whole.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Upper Baseline
Windamere Neighborhood and the Wakefield Neighborhood Association. Staff has
received no comments from area residents or from Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff recommends approval.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The item was placed on consent agenda for approval. By a vote of 9 for,
0 against,1 absent and 1 vacancy the consent agenda was approved.
April 8, 2021
ITEM NO.: C.1 FILE NO.: Z-9563
NAME: Rezoning from PID to C-4
LOCATION: Northwest corner of Interstate 30 and Scott Hamilton Drive
DEVELOPER:
Goodwill Industries of Arkansas, Inc.
7400 Scott Hamilton Drive, Suite 50
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Goodwill Industries of Arkansas, Inc. – Owner
Tim Daters/White-Daters and Associates – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.02
CURRENT ZONING: PID
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 6.9 acre property from “PID” Planned
Industrial District to “C-4” Open Space District. The rezoning is proposed to allow
future development of the site as a truck stop plaza.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered. There is a
scattering of trees on the site. The property is currently part of the larger Goodwill
Industries of Arkansas overall facilities.
April 8, 2021
ITEM NO.: C.1 (Cont.) FILE NO.: Z-9563
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Scott Hamilton Drive is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
April 8, 2021
ITEM NO.: C.1 (Cont.) FILE NO.: Z-9563
3
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
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 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
April 8, 2021
ITEM NO.: C.1 (Cont.) FILE NO.: Z-9563
4
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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.
Planning Division: The request is in the 65th Street East Planning District. The
Land Use Plan shows Industrial (I) for the requested area. The Industrial category
encompasses a wide variety of manufacturing, warehousing research and
development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The application is to change the
property from PID (Planned Industrial Development) District to C-4 (Open Display
Commercial District) to allow for the future development of commercial uses on the
site. There is an accompanying Land Use Plan amendment for this site to change
the classification to Commercial (C).
Surrounding the application area, the Land Use Plan shows Industrial (I) to the
west, east and north. Commercial (C) is shown on the Plan south of Interstate 30
at the southwest corner of the interchange with Scott Hamilton Road. Public
Institutional (PI) is shown on the Plan for the southeast corner of this interchange.
There is Industrial (I) use shown to the south, east and west of the PI and C areas.
The Industrial (I) category encompasses a wide variety of manufacturing,
warehousing research and development, processing, and industry related office
and service activities. Industrial development typically occurs on an individual tract
basis rather than according to an overall development plan. This land has several
warehouse and industrial uses. Some of the structures are vacant. This is the
southern portion of the 65th Industrial Park, developed several decades ago. The
Industrial south of Interstate 30 is the Arkansas Electric Coop, several office
warehouses, a mini-warehouse development and vacant tracts, as well as smaller
heavy commercial/light industrial uses. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The Commercial area consists
April 8, 2021
ITEM NO.: C.1 (Cont.) FILE NO.: Z-9563
5
of a convenience store with gas pumps and two motels. 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. This area is the location of the Metropolitan High
School, part of the Little Rock School District.
Master Street Plan: To the east is Scott Hamilton Drive and it is a Minor Arterial
on the Master Street Plan. To the south is Interstate 30 and it is shown as a
Freeway on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Scott Hamilton Drive since it is a
Minor Arterial. Freeways are intended to serve through long distance trips, they
are always designed as full access control roads (no direct access). This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Scott Hamilton Drive. A
Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
Goodwill Industries of Arkansas, Inc., owner of the 6.9 acre property located at the
northwest corner of Interstate 30 and Scott Hamilton Drive, is requesting that the
property be rezoned from “PID” Planned Industrial District to “C-4” Open Display
District. The property is currently undeveloped and partially tree covered. The
property is part of the Goodwill Industries of Arkansas – The Excel Center – PID,
which was approved by the Planning Commission on November 3, 2016 and the
City Board of Directors on December 6, 2016 (Ordinance No. 21,334). The
rezoning is proposed to allow for the development of a truck stop/plaza.
The property is located in an area of industrial zoning (I-2 and PID) between I-30
and West 65th Street. There is a mixture of industrial and heavy commercial uses
in this area. There is a mixture of industrial, commercial and institutional uses and
zoning to the south across I-30. Single family residences are located west of the
Goodwill Industries development.
The City’s Future Land Use Plan designates this property as “I” Industrial. A Land
Use Plan Amendment from “I” Industrial to “C” Commercial is a separate item on
this agenda.
Staff is supportive of the requested C-4 zoning. Staff views the request as
reasonable. The property is located at the corner of an interstate and a minor
arterial roadway, with a high volume of interstate traffic. Staff believes it
April 8, 2021
ITEM NO.: C.1 (Cont.) FILE NO.: Z-9563
6
appropriate to create a commercial corner at this location for the development of
a truck stop. Several properties at the southwest corner of I-30 and Scott Hamilton
Drive are zoned commercial (C-3 and C-4) and contain commercial uses. This
area is also shown as “C” Commercial on the City’s Future Land Use Plan. Staff
believes that the requested C-4 zoning will have no adverse impact on the
surrounding properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant submitted a letter to staff on February 22,
2021 requesting this application to be deferred to the April 8, 2021 Planning Commission
Agenda. Staff supported the deferral request. There was no further discussion. The
item was placed on the Consent Agenda and deferred as recommended by staff. The vote
was 11 ayes, 0 nays and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 9 ayes, 0 nays, 1 absent and 1 abstain (Vogel).
April 8, 2021
ITEM NO.: D FILE NO.: Z-9561
NAME: Rezoning from R-2 to AF
LOCATION: 18601 Cooper Orbit Road
DEVELOPER:
Second Baptist Church
222 E. 8th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Second Baptist Church – Owner
James Walden - Agent
SURVEYOR/ENGINEER:
Steven Beadle Surveying Co., Inc.
312 West Justice Road
Cabot, AR 72023
AREA: 3.73 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A 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 rezone 3.73 acres of property from "R-3" Single Family
District to "AF" Agriculture and Forestry District. The rezoning is proposed in order
to incorporate two (2) small pieces of property into the Lake Nixon Daycamp and
Conference Center property for future development.
B. EXISTING CONDITIONS:
The 2.74 acre parcel at 16801 Cooper Orbit Road contains a one-story brick single
family residential structure within the south half of the property. The remainder of
April 8, 2021
ITEM NO.: D (Cont.) FILE NO.: Z-9561
2
the property is mostly wooded. The smaller 0.99 acre parcel located just to the
south along Cooper Orbit Road is undeveloped and mostly wooded.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Cooper Orbit Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Area Boundary. No
Comment.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
April 8, 2021
ITEM NO.: D (Cont.) FILE NO.: Z-9561
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: The request is in the Ellis Mountain Planning District. The Land
Use Plan shows Public Institutional (PI) for the requested area. The Public
Institutional (PI) category includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. The application is to change the
property from R-2 (Single Family District) to AF (Agriculture and Forestry District)
to allow for expansion of the Lake Nixon Camp and conference center to include
this land.
Surrounding the application area, the Land Use Plan shows Public Institutional (PI)
in all directions. Further to the east is land shown for Residential Low Density (RL).
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. This land is all owner by
Second Baptist Church and is part of the ‘Lake Nixon’ development run by the
Church. All of the land owned by Second Baptist Church is zoned AF, Agriculture
and Forestry. The land being re-classified has become Second Baptist Church
property over the last five-plus years. The Residential Low Density (RL) category
provides for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. This area is
either vacant wood land or large tract single-family parcels.
April 8, 2021
ITEM NO.: D (Cont.) FILE NO.: Z-9561
4
Master Street Plan: To the west is Cooper Orbit Road and it is shown as a
Collector on the Master Street Plan. The primary function of a Collector is to
provide a connection from Local Streets to Arterials. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
Second Baptist Church, owner of the 3.73 acres of property located at 18601
Cooper Orbit Road and along the east side of Cooper Orbit Road, is requesting
that the property be rezoned from "R-2" Single Family District to "AF" Agriculture
and Forestry District. The rezoning is proposed in order to incorporate the two (2)
pieces of property into the Lake Nixon Daycamp and Conference Center property
for future development.
The 2.74 acre property at 18601 Cooper Orbit Road contains a one-story single
family residential structure within the south half of the property, with the remainder
of the property being undeveloped. The 0.99 acre property located to the south
along the east side of Cooper Orbit Road is undeveloped and mostly wooded.
Both properties are adjacent to AF zoned property which is part of the Second
Baptist Church overall ownership. The properties in this general area are
predominantly zoned AF and R-2, and contain the Lake Nixon Daycamp
development, single family residences and a large amount of undeveloped
property. A PCD zoned property is located to the southeast, along the north side
of Colonel Glenn Road.
The City’s Future Land Use Plan designates this property as "PI" Public
Institutional. The requested AF zoning will not require a plan amendment.
Staff is supportive of the requested AF zoning. Staff views the request as
reasonable. The two (2) properties are adjacent to AF zoned parcels owned by
Second Baptist Church and part of the Lake Nixon Daycamp development. The
rezoning will represent a continuation of the AF zoning pattern in this immediate
area and should have no adverse impact on the surrounding properties or the
general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested AF rezoning.
April 8, 2021
ITEM NO.: D (Cont.) FILE NO.: Z-9561
5
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant submitted a letter to staff on March 2, 2021
requesting this application to be deferred to the April 8, 2021 Planning Commission
Agenda. Staff supported the deferral request. There was no further discussion. The
item was placed on the Consent Agenda and deferred as recommended by staff. The vote
was 11 ayes, 0 nays and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant failed to send required notifications to
surrounding property owners. Therefore, staff recommended the application be deferred
to the May 13, 2021 Planning Commission Agenda. There was no further discussion. The
item was placed on the Consent Agenda and deferred as recommended by staff. The vote
was 9 ayes, 0 nays, 0 absent,1 abstention (Vogel), and 1 open position.
April 8, 2021
ITEM NO.: E FILE NO.: Z-9103-B
NAME: 10,115 Rodney Parham Road – Conceptual PCD
LOCATION: 10,115 Rodney Parham Road
DEVELOPER:
Max Alley Real Estate Services, LLC
3930 Galleria Oaks Drive
Texarkana, TX 75503
OWNER/AUTHORIZED AGENT:
Mary E. Arnold Revocable Trust – Owner
Tim Daters - Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.08
CURRENT ZONING: O-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.62 acre property from O-3 to conceptual
PCD to allow for future commercial development of the site. Through the
conceptual PCD request, the applicant is proposing to set the parameters (uses
and development standards) for a future commercial development.
B. EXISTING CONDITIONS:
The property contains a one-story single family residential structure within the
north half of the property. A single car driveway from Rodney Parham Road serves
as access to the property. The south half of the property is undeveloped and
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
2
wooded. A small portion of the property, along the south property line, is located
in the floodway.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and 30 surrounding
neighborhood associations were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Due to the floodplain and floodway located along the south property line, the
area shown as open space undisturbed buffer should be rezoned to OS-Open
Space.
2. All conditions and requirements found in the regulations, ordinances, standard
details, manuals, plans, and policies referenced in Chapters 13, 29, 30, 31, and
32 of the City of Little Rock municipal codes should be met at time of building
permit application submittal.
3. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25 foot wide drainage
and access easement is required adjacent to the floodway boundary.
4. The proposed driveway location is approved. Provide certification from a
licensed engineering of sufficient intersection sight distance at the time of
building permit application submittal.
5. A traffic study maybe required to be submitted at time of building permit
application submittal for the proposed use.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to site. Capacity
Analysis required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
3
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 Rodney Parham Planning District. The
Land Use Plan shows Office (O) for the requested area. The Office category
represents services provided directly to consumers (e.g., legal, financial, medical)
as well as general offices which support more basic economic activities. The
application is to change the property from O-3 (General Office District) to PCD
(Planned Commercial Development) District to allow the future commercial
development of the site with C-3 and C-4 uses.
Surrounding the application area, the Land Use Plan shows Office (O) to the west
and southeast. Across Rodney Parham Road to the north and adjacent to the
northwest of the site is Commercial (C). The Residential Low Density (RL) is
shown to the south of the site. The Office category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. Within the Office area to the west
is an office building and two professional offices. The land to the southeast shown
as Office is vacant. The Commercial category includes a broad range of retail
and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the
trade area that they serve. This area is occupied by a strip retail center to the
west. A strip commercial center is also to the north across Rodney Parham Road.
Additional retail commercial uses can be found along Rodney Parham Road both
to the northwest and southeast. The Residential Low Density category provides
for single family homes at densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by conventional single family
homes, but may also include patio or garden homes and cluster homes, provided
that the density remain less than 6 units per acre. An existing single-family
subdivision is in this area with homes on the lots (across Grassy Flat Creek).
Master Street Plan: To the northeast is Rodney Parham Road and it is shown as
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
4
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Rodney Parham Road since it is a
Minor Arterial. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Rodney Parham Road. A
Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 2.62 acre property located at 10,115 Rodney
Parham Road from "O-3" General Office District to "Conceptual PCD" Planned
Commercial District. The rezoning is proposed to allow future commercial
development of the site. The applicant is proposing to set the parameters for the
future site development by establishing development criteria (building setbacks,
building height, etc.) and a list of permitted uses for the site.
The property currently contains a one-story single family structure located within
the north half of the site. There is a one-car wide driveway from Rodney Parham
Road which serves as access to the property. The south half of the property is
undeveloped and mostly tree covered. Grassy Flat Creek is located just south of
the property. A small area of floodway and floodplain is located within the south
portion of the property.
The applicant is proposing that the south 100 feet of the property be maintained
as an undisturbed buffer area, adjacent to the single family zoned property to the
south. The floodway and floodplain located on the property will fall within this
undisturbed buffer area. At the request of staff, the applicant has agreed to zone
the undisturbed buffer area to "OS" Open Space District.
For the future site development, the applicant is proposing the following minimum
building setbacks:
• Front – 25 feet (after right-of-way dedication)
• Sides (east/west) – 15 feet
• Rear – 25 feet from undisturbed buffer area
(125 feet from rear property line)
The applicant notes that the maximum building height will be 30 feet.
A proposed 36 foot wide driveway from Rodney Parham Road is proposed at the
northeast corner of the site.
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
5
The applicant notes that on-site parking will comply with the minimum ordinance
standards as found in Section 36-502 of the code.
The applicant also notes that the future development will comply with the minimum
buffer and landscape requirements as found in Chapters 36 and 15 of the code.
All site lighting must be low-level, shielded and directed away from adjacent
properties.
Any dumpster or trash containment area on the site must be oriented away from
the street and screened as per Section 36-523 (d) of the code.
The applicant also notes that site signage will comply with the commercial sign
requirements as found in Section 36-555 of the code.
With respect to the future use of the property, the applicant has provided an edited
list of the permitted uses and conditional uses as found in the C-3 and C-4 zoning
districts of Sections 36-301 and 36-302 of the City’s Zoning Ordinance. The list is
proposed as permitted uses for the requested "Conceptual PCD" zoning. Please
see the accompanying Attachment "A" for the complete list as submitted by the
applicant.
Staff does not support the proposed rezoning of the property from "O-3" to
"Conceptual PCD". Although staff has no problem with the use of the conceptual
PCD process for future development of this site, staff does not support the
proposed use list for the development. Staff believes the proposed use list is too
broad and is too heavily weighted toward C-4 uses. In order for staff to support
the application, the applicant needs to further edit the list, eliminating many of the
C-4 type uses, and making the permitted use list more C-3 in nature.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested conceptual PCD rezoning.
STAFF UPDATE:
The applicant has revised the application by omitting C-3/conditional, C-4/permitted
and C-4/conditional uses from the proposed use list. The applicant is now proposing
C-3/permitted uses (edited list) and a car wash as permitted uses for the conceptual PCD
application. The updated use list is attached for Commission review.
This revision satisfies staff’s concern, and staff will now recommend approval. Staff
believes the proposed conceptual PCD zoning to allow future commercial development
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
6
of the site, to include a 100 foot wide undisturbed buffer along the property’s south
boundary, will have no adverse impact on the surrounding properties or the general area.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the conceptual PCD application as revised by the
applicant, subject to the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and E, and
the staff analysis, in the agenda staff report.
2. Permitted uses for the development will be as per the revised list submitted by the
applicant (C-3 permitted uses (edited list) and car wash).
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
7
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
8
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
9
April 8, 2021
ITEM NO.: E (Cont.) FILE NO.: Z-9103-B
10
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant failed to send required notifications to
surrounding property owners. Therefore, staff recommended the application be deferred
to the April 8, 2021 Planning Commission Agenda. There was no further discussion. The
item was placed on the Consent Agenda and deferred as recommended by staff. The vote
was 11 ayes, 0 nays and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 9 ayes, 0 nays, 1 absent and 1 abstain (Vogel).
April 8, 2021
ITEM NO.: F FILE NO.: S-1884
NAME: Watershed Pointe – Preliminary Plat
LOCATION: North of The Divide Parkway/West Divide Parkway Intersection
DEVELOPER:
PDC, LLC
16623 Cantrell Road, Suite A2
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
White-Daters and Associates
Tim Daters
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters and Associates
AREA: 23.2 acres NUMBER OF LOTS: 30 FT. NEW STREET: 2,060 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Reduced front building setbacks
2. Advance grading variance
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 23.2 acres into 30 lots for single family
residential development, with 2,060 linear feet of new street. The proposed
subdivision will take access from The Divide Parkway/West Divide Parkway
intersection.
April 8, 2021
ITEM NO.: F (Cont.) FILE NO.: S-1884
2
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. The proposed roadway (Watershed
Cove) will be located along a ridge line. The property slopes downward from the
ridge line to the north and to the south.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and 16 surrounding neighborhood associations
were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to these streets including
5-foot sidewalks with planned development.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and
approved prior to the start of construction.
4. Are any variances requested to advance grade future phases with
construction of the first phase and to grade proposed lots with the street and
drainage construction?
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
6. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the Developer and/or Property Owner's Association and detailed in the Bills
of Assurance with mandatory fees collected for future maintenance.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
9. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
April 8, 2021
ITEM NO.: F (Cont.) FILE NO.: S-1884
3
10. Street lights are required by Section 31-403 of the LR code. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for
more info.
11. Easements are required to be provided for all storm water drainage.
12. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at (501) 371-4537.
13. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
14. Erosion controls must be installed to reduce discharge of polluted stormwater.
15. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
16. All public drainage easements must be unobstructed, and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat. Easement locations must be shown on the plat.
17. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
18. 100-year overflow swales must be constructed and placed within public
drainage easements.
19. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards. All kiosks shall be
constructed with pedestrian access provided in conformance with ADA
standards.
20. Provide certification from a licensed engineer of at least 200-foot of stopping
sight distance is provided on all new streets.
21. Final plat cannot be approved until the proposed street has access to public
Right-of-Way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments.
April 8, 2021
ITEM NO.: F (Cont.) FILE NO.: S-1884
4
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 23.2 acres into 30 lots. The property is zoned
"R-2" Single Family District and is located north of The Divide Parkway/West
Divide Parkway intersection, northeast of Chenal Parkway. The average lot size
proposed is 16,000 square feet. The development will include 2,060 linear feet of
new street. The proposed plat shows a 20 foot front platted building line for all
lots.
The applicant proposes to final plat the subdivision in five (5) phases as follows:
Phase 1 – Lots 1-3, Block 1 and Lots 1-3, Block 2
Phase 2 – Lots 4-6, Block 1 and Lots 4-7, Block 2
Phase 3 – Lots 7-9, Block 1 and Lots 8-10, Block 2
Phase 4 – Lots 10-12, Block 1 and Lots 11-13, Block 2
Phase 5 – Lots 13-15, Block 1 and Lots 14-15, Block 2
Section 36-254 (d) (1) of the City’s Zoning Ordinance requires a minimum front
building setback of 25 feet for R-2 zoned lots. The applicant is proposing 20 foot
front platted building lines for all lots. Therefore, the applicant is requesting a
variance from this ordinance requirement for the subdivision.
April 8, 2021
ITEM NO.: F (Cont.) FILE NO.: S-1884
5
The applicant is also requesting a variance from the Land Alteration Regulations
to advance grade all lots within the subdivision with the issuance of a grading
permit for Phase 1. Staff supports the advance grading variance request.
The applicant is also proposing two (2) open space tracts (Tracts A and B) within
the subdivision boundary. The open space tracts will be located along all
perimeters of the proposed lots.
The right-of-way for West Divide Parkway, from Chenal Parkway to a future
roundabout, will be dedicated with this plat. Additionally, Watershed Cove right-
of-way will be dedicated from the future roundabout to its terminus at the east end
of this subdivision.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant failed to send required notifications to
surrounding property owners. Therefore, staff recommended the application be deferred
to the April 8, 2021 Planning Commission Agenda. There was no further discussion. The
item was placed on the Consent Agenda and deferred as recommended by staff. The vote
was 11 ayes, 0 nays and 0 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 9 ayes, 0 nays, 0 absent and 1 abstain (Vogel), and 1 open
position.
April 8, 2021
ITEM NO.: G FILE NO.: Z-9567
NAME: CALS & LRWRA Solar Development – PID
LOCATION: 6700 Fourche Dam Pike
DEVELOPER:
Entegrity Energy Partners
1403 East 6th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
ISGRIG W B
1421 N. University Drive, Suite N125
Little Rock, AR 72207
SURVEYOR/ENGINEER:
Pollution Management, Inc.
3512 S. Shackleford Road
Little Rock, AR 72202
AREA: 73 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 CENSUS TRACT: 40.07
CURRENT ZONING: R-2, Single-Family Residential
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property consists of 73 acres of land that is bordered on the north by the Arkansas River,
on the east by a natural gas pipeline, on the west by property owned by the City of Little
Rock, and on the south by Fourche Dam Pike Road. Since Fourche Creek was channelized
in the 1980’s, the northern portion of the site has been used by a barge services company.
April 8, 2021
ITEM NO.: G (Cont.) FILE NO.: Z-9567
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to development a large portion of the site for a solar
development with the northern portion of the property to continue its use as a barge
service company. According to the applicant, the developer plans “to construct solar
arrays for the Little Rock Water Reclamation Authority and the Central Arkansas
Library Systems on the site.” There will be additional projects on the site in future
phases, though the total solar development will not exceed the number of solar arrays
shown on the site plan.
B. EXISTING CONDITIONS:
The entire parcel is zoned R-2 with a residential neighborhood to the south. The north
portion of the property is occupied by a barge services company. Other surrounding
uses in the area include industrial, commercial, and agricultural uses.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of public hearing.
D. ENGINEERING COMMENTS:
1. Fourche Dam Pike is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged
and not in compliance with ADA recommendations in the public right-of-way prior
to occupancy.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
4. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or landowner.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
6. A special Grading Permit for Flood Hazard Areas will be required per Sec. 13-55
prior to construction.
April 8, 2021
ITEM NO.: G (Cont.) FILE NO.: Z-9567
3
7. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25-foot wide drainage and
access easement is required adjacent to the floodway boundary.
8. Are fence and gates proposed to be installed? Show locations on plan. The gates
should be located at least 80 ft. from the edge of the street.
9. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired
by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No Comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No Comments.
Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Port 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,
April 8, 2021
ITEM NO.: G (Cont.) FILE NO.: Z-9567
4
provided that the density remain less than 6 units per acre. The application is to change
R-2 (Single Family District) to PID (Planned Residential Development) District to allow
the development of a solar energy facility on the site.
The Land Use Plan shows Residential Low Density (RL) in all directions from the site.
There is some Park/Open Space shown both to the east and west of the site. The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. There are large tract single-family houses in this area with a single-family
subdivision to the southeast of the application area. There is also a business to the
southeast of the site zoned R-2 Single Family. 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 area to the west is the
floodplain/floodway of Fourche Creek. The PK/OS area to the east is an area zoned
Park (PR) along the Arkansas River.
Master Street Plan: To the south is Fourche Dam Pike, and it us shown as a Collector
on the Master Street Plan. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. This street may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Fourche Dam Pike. Bike
Routes require no additional right-of-way, but either a sign or pavement marking to
identify and direct the route.
H. ANALYSIS:
The applicant proposes to rezone the 73 acre-property located at 6700 Fourche Dam
Pike from “R-2” Single-Family District to “PID” Planned Industrial District. The rezoning
is proposed to allow a solar development with two (2) project initiatives in the first
phase. One project will serve the Central Arkansas Library System (CALS) and is
proposed to save about $1.2 million dollars on electrical cost over the life the project.
The second project will serve the Little Rock Water Reclamation Authority (LRWRA)
and is proposed to save about $2.2 million dollars on electrical cost over the life of the
project.
The applicant proposes that the solar projects for CALS and LRWRA will occupy most
of the cleared land on the site. The north portion of the property will continue to be
occupied by the barge services business. The remaining portions of the property will
be preserved for future solar clients. The proposed site plan submitted for review
shows the total possible occupancy for the solar development.
April 8, 2021
ITEM NO.: G (Cont.) FILE NO.: Z-9567
5
The proposed solar development will consist of approximately 17,500 solar panels.
The proposed panels will be located approximately 130 feet back from the front (south)
property line. The panels will be located approximately 28 feet back from the east
side property line and 110 feet back from the west side property line.
The solar development will be secured by a security fence with a maximum height of
six (6) feet. The fence will be topped with barb wire for added security. Access to
property will be controlled with a gate. Signage for the property will be located on the
fence facing Fourche Dam Pike and will comply with Section 36-554 of the City’s
Zoning Ordinance.
The applicant notes that there will be no site lighting, additional equipment, or
buildings on the site. The applicant also noted that the solar panels will not generate
any noise.
The applicant provided responses and additional information to all issues raised
during the staff’s review of the application. To the staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed PID
rezoning.
Staff is supportive of the requested PID rezoning to allow use of the property as a
solar array development and the continued use of the barge services business. Staff
views the request as reasonable. The property is located within an area of mixed uses
and zoning. Although the proposed development will be located close to several single
family residences, the proposed solar development will be a very passive use,
generating very little traffic and no noise or light pollution. The proposed industrial
zoning will be compatible with the area and should have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PID zoning, subject to compliance with
the comments and conditions outlined in paragraph D, and the staff analysis, in the
agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 11, 2021)
The applicant was present. There were no persons present registered in support and two (2)
persons registered in opposition. Staff presented the applicant’s petition to the Commission
for a Waiver of Bylaws per Article V. (E)(13) of the Bylaws of Little Rock Planning Commission
for the Public Notice Sign Posting, Article IV. (4)(b)(7), which requires signs to be posted on
the site at least thirty (30) days prior to the meeting date. Staff explained that the applicant
April 8, 2021
ITEM NO.: G (Cont.) FILE NO.: Z-9567
6
obtained the sign and posted it on Monday, March 8, 2021. Therefore, Staff did not support
the Bylaw Waiver.
Sam Selig, P.E., Entegrity Partners, addressed the Commission in support of the bylaw
waiver petition. He stated that he and his staff failed to pick up the sign from the Planning
and Development office. The Commission questioned why the sign was not posted. Mr. Selig
stated that he and the staff forgot to pick up the sign.
Shawn Overton, City Attorney, expressed his concern regarding the importance of the
adherence and consistency in the due process of legal and required notifications to all
property owners within two hundred (200) feet of any proposal.
There was a motion to approve the Waiver of Bylaws as petitioned by the applicant. The
motion was seconded. The vote was 0 ayes, 11 nays, and 0 absent. The petition was
denied. There was another motion to defer the item to the April 8, 2021 agenda. The motion
was seconded. The vote was 10 ayes, 0 nays, and 1 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support and one (1)
person registered in opposition. Staff presented the item and a recommendation of approval
as outlined in the “staff recommendation” above. The applicant deferred to the registered
opposition.
Patricia Huitt addressed the Commission in opposition to the application. Ms. Huitt expressed
the following concerns: the preservation of the historical heritage of her property, the potential
increase in traffic related to construction, and the landscape requirements of the proposed
development.
Sam Selig, P.E., Entegrity Partners, addressed the Commission in support of the application.
He stated that the proposed development would save over $3 million dollars in electrical cost
for the Central Arkansas Library Systems (CALS) and the Little Rock Water Reclamation
Authority (LRWRA) combined. Mr. Selig also noted that the traffic would be minimal during
construction and even more insignificant after construction with only one (1) visit per month
for monitoring purposes.
There was a motion to approve the application as recommended by staff. The motion was
seconded. The vote was 9 ayes, 0 nays, 0 absent, 1 abstention (Vogel) and 1 open position.
April 8, 2021
ITEM NO.: 1 FILE NO.: S-1896
NAME: Ada Lane Subdivision – Preliminary Plat
LOCATION: 718 Ada Lane
DEVELOPER:
O. Layton Sparks
6640 Honeysuckle Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
JCR Lands and Homes for Sale, LLC - Owner
O. Layton Sparks - Agent
SURVEYOR/ENGINEER:
Real Estate Services of Saline Co., Inc.
Kerry D. Lane – Surveyor
1200 Ferguson Dr., Suite 5
Benton, AR 72015
AREA: 4.52 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 23 CENSUS TRACT: 40.06
CURRENT ZONING: Not zoned
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 4.52 acres into four (4) lots for single family
residential development, with no new street(s). All lots will take access from Ada
Lane.
April 8, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1896
2
B. EXISTING CONDITIONS:
A one-story frame single family residence is located within the west half of the
overall property. Six (6) older mobile home structures are located within the east
half of the property. Power transmission lines run north/south through the center
of the overall property.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Indicate the drawing if Ada Lane is a public or private street. If Ada Lane is a
public Right-of-Way, dedicate 25 feet of Right-of-Way from the street centerline
of the current right-of-way. If Ada Lane is a private street, provide a 25 ft.
private access easement measured from the street centerline.
2. Boundary street improvements required. Widen Ada Lane to a width of 11 feet
from street centerline adjacent to the subject property. Curb and gutter are not
required to be constructed.
3. Label all dash lines on preliminary plat.
4. The electric transmission line should be placed within a utility easement. Label
easement on preliminary plat and provide easement width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
A water main extension will be needed to provide water service to this property.
April 8, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1896
3
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Include a 10-ft utility easement outside the ROW on each side and indicate in the
plat.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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
April 8, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1896
4
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning:
• Provide perc tests/preliminary soils report for septic systems for any
undeveloped lots.
• Dedicate right of way on Ada Lane to meet Little Rock Master Street Plan.
• Add City of Little Rock Certificate of Final Plat Approval.
• Provide a bill of assurance.
• Pay $10.00 review fee at time of execution.
• Show state plane coordinate for one more property corner.
• Add FEMA flood panel and flood statement.
• State rear and side yard setbacks on plat.
• Contact Pulaski County Road and Bridge for driveway permits for any new
driveways off Ada Lane.
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.
April 8, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1896
5
H. ANALYSIS:
The applicant proposes to subdivide 4.52 acres into four (4) lots. The property is
located on the north side of Ada Lane, east of Dreher Road and north of Ironton
Cutoff Road. The property is not zoned, as it is located outside the Little Rock city
limits. The property is located within the City’s Extraterritorial Subdivision
Jurisdiction.
Lots 1, 3 and 4 are proposed to be 0.92 acre in size, with 131 feet to 135 feet in
lot width and 306 feet in lot depth. Lot 2 is proposed to be 1.76 acres in area, with
lot dimensions of 250 feet by 306 feet. All lots are proposed for single family
residential development, with all lots being final platted at the same time.
All of the proposed lots will have street frontage along Ada Lane. Additional right-
of-way dedication is proposed for Ada Lane with this preliminary plat.
The proposed lots will have building setback lines as follows:
Front – 25 feet
Sides – 10 feet
Rear – 15 feet
An easement will be dedicated for the existing power transmission lines which run
north/south through the center of the overall property. The easement will be
located along both sides of the dividing side property line between Lots 2 and 3.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staff’s review of this plat. The applicant is requesting no variance with
the proposed plat. The subdividing of this property should have no adverse impact
on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and
E, and the staff analysis, of the agenda staff report.
2. A construction permit for the installation of septic systems on all lots must be
obtained from the Arkansas Department of Health prior to completion of a final
plat for this subdivision.
April 8, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1896
6
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 9 ayes, 0 nays, 0 absent, 1 abstention (Vogel) and 1 open
position.
April 8, 2021
ITEM NO.: 2 FILE NO.: Z-9575
NAME: Reynolds Accessory Dwelling – Conditional Use Permit
LOCATION: 2200 S. Harrison Street
DEVELOPER:
Michael Reynolds
212 Marie Jeanne Drive
North Little Rock, AR 72113
OWNER/AUTHORIZED AGENT:
Michael Reynolds – Owner
Jeremiah Russell – Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
1. Variance to allow an accessory structure to be the same size as a principal structure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow an accessory dwelling,
two (2) dwellings on one (1) R-3 zoned lot.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly grass covered. There are a few
trees located along the south and east property lines. A paved alley is located
along the rear (west) property line.
April 8, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-9575
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of South
Harrison Street and West 22nd Street.
2. All driveways shall be concrete aprons per City Ordinance.
3. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer service required for
each building. Sewer easement required for east building to access main in alley.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
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.
April 8, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-9575
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an accessory dwelling
(second house) to be constructed on the R-3 zoned property at 2200 S. Harrison
Street. The property is located at the southwest corner of S. Harrison and West
22nd Streets. The property is currently undeveloped. A paved alley right-of-way is
located along the rear (west) property line.
The applicant proposes to construct two (2) two-story single family residences on
the property. Each residence will be 1,600 square feet in area. The residence to
be located within the west half of the property will be considered the principal
structure on the property. The residence located within the east half of the lot will
be an accessory dwelling.
April 8, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-9575
4
The principal dwelling will be located 25 feet back from the front (east) property
line and over 70 feet back from the rear (west) property line. It will be located five
(5) feet from the north side property line and over 20 feet from the south side
property line. A driveway from S. Harrison Street will serve as access and parking
for the principal dwelling.
The accessory dwelling will be located over 70 feet back from the front (east)
property line and 25 feet from the rear (west) property line. It will be over 20 feet
from the north side property line and five feet from the south side property line.
The accessory dwelling will cover none of the required rear yard area (rear 25 feet
of the site). The two (2) structures will be separated by approximately 14 feet. A
driveway from the alley right-of-way will serve as access and parking for the
accessory dwelling.
The applicant is requesting one (1) variance with the proposed CUP. Section
36-156 (a) (2) c. of the City’s Zoning Ordinance requires that “accessory buildings
or structures in all instances be subordinate to the principal structure on the lot and
contain less gross floor area.” Therefore, the applicant requests a variance to
allow the accessory dwelling to have the same square footage as the principal
structure.
Section 36-255 I allows a maximum building height of 35 feet for structures in
R-3 zoning. The applicant notes that both structures will comply with this
requirement.
The applicant submitted responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues.
Staff is supportive of the requested CUP to allow an accessory dwelling on the site
at 2200 S. Harrison Street. Staff views the request as reasonable. The second
dwelling on the site will be only a minor increase in the platted residential density
for this general area. The proposed dwellings will be comparable in size to most
of the other homes in this neighborhood. Staff believes the proposed accessory
dwelling will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, and associated variance,
subject to compliance with the comments and conditions outlined in paragraphs D
and E, and the staff analysis, in the agenda staff report.
April 8, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-9575
5
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on
the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 9 ayes, 0 nays, 0 absent,1 abstention (Vogel),
and 1 open position.
April 8, 2021
ITEM NO.: 3 FILE NO.: Z-9573
NAME: Martindale Accessory Dwelling – Conditional Use Permit
LOCATION: 14014 Crystal Valley Road
DEVELOPER:
Sharon Martindale
20205 Dwight Little Road
Roland, AR 72135
OWNER/AUTHORIZED AGENT:
John Dickerson and Sharon Martindale - Owners
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow a single wide
manufactured home as an accessory dwelling on the R-2 zoned property located
at 14014 Crystal Valley Road.
B. EXISTING CONDITIONS:
The property contains a one-story rock and frame single family residence located
within the south half of the property. An accessory structure (garage) is located
within the rear yard area at the southeast corner of the property. A concrete
driveway from Crystal Valley Road serves as access to the residence.
April 8, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9573
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Crystal Valley Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. If proposed, show the location of the 2nd driveway accessing the mobile home
from Crystal Valley Road.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Area Boundary. No
Comment.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. Contact CAW New Services group for
the charge.
A Private Service Line Easement will be required for the water service line. Contact
CAW New Services group for coordinating the easement.
Fire Department: No comments.
County Planning: Provide a perc test prior to obtaining a 911 address.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
April 8, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9573
3
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the placement of
a single-wide manufactured home on the property to serve as an accessory
dwelling. The property is located on the east side of Crystal Valley Road at Crystal
Wood Drive. The site is located outside the Little Rock city limits, but within the
City’s Extraterritorial Zoning Jurisdiction. The property is comprised of
approximately 1.01 acres.
A 1,342 square foot one-story single family residence is located within the south
half of the property. A 20 foot by 23.9 foot accessory garage structure is located
at the southeast corner of the property. A concrete driveway from Crystal Valley
Road serves as access to the existing residence.
The applicant proposes to place a 16 foot by 76 foot (1,216 square feet) single
wide manufactured home within the rear (east) portion of the property to serve as
an accessory dwelling. The proposed home will be located 26 to 28 feet back from
the rear/east property line and over 150 feet back from the front (west) property
line. The new home will be located over 40 feet from the north and south side
property lines. A 10 foot wide drive will extend from the existing driveway to the
proposed accessory dwelling, with parking for at least two (2) vehicles.
The proposed residence will have an 8 foot by 8 foot front porch attachment. A
small set of steps will extend two (2) feet from the rear of the structure.
The applicant notes that the accessory structure will be occupied by family
members only and not rented. The applicant also notes that the accessory
dwelling will not have separate utility meters.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
CUP.
Staff is supportive of the requested CUP to allow placement of a single-wide
manufactured home to serve as an accessory dwelling. Staff views the request as
reasonable. The applicant notes that the accessory dwelling will be occupied by
April 8, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9573
4
family members only and not rented. There will also be no separate utility meters
for the accessory dwelling. The proposed accessory dwelling will not be out of
character with other properties in this general area which contain two (2) dwellings.
Staff believes the proposed accessory dwelling will have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and
E, and the staff analysis, in the agenda staff report.
2. The accessory dwelling will be occupied by family members only and not
rented.
3. There will be no separate utility meters for the accessory dwelling.
4. The manufactured home must comply with the following siting criteria, as per
the City’s Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or
greater.
b. Removal of all transport features.
c. Permanent foundation.
d. Exterior wall finished in a manner compatible with the neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent structures.
g. Off-street parking per single-family dwelling standards.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
Sharon Martindale was present, representing the application. There were two (2) persons
registered in opposition. Staff presented the item and a recommendation for approval as
outlined in the “staff recommendation” above. The applicant deferred to the registered
opposition.
Scott Deaton addressed the Commission in opposition to the application. Mr. Deaton
expressed his concern with decline in property value due to the placement of a
manufactured home on the adjacent properties that he currently owns. He stated that
the current single-family homes and new subdivisions in the area have constructed
April 8, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9573
5
homes which cost no less than $300 thousand dollars. Mr. Deaton also noted that there
are no manufactured homes on any of the other properties near the site.
Tami Johnson addressed the Commission in opposition to the application. Ms. Johnson
stated that she agreed with Mr. Deaton statements and confirmed that there are no
manufactured homes near her property. She also suggested that the applicant had the
option to add to her current home to increase her own property value.
Ms. Martindale addressed the Commission in support of the application. She stated that
the purpose of the manufactured home was provide housing for a family member and
she would not intentionally do anything to lower property values in the area. Ms.
Martindale stated that there was at least one (1) manufactured home to the north of her
property. However, she noted that she would fully accept the Commission’s vote.
There was a motion to approve the application including the staff’s recommendation for
approval. The motion was seconded. The vote was 5 ayes, 5 nays, 0 absent, and
1 open position.
April 8, 2021
ITEM NO.: 4 FILE NO.: Z-9560
NAME: Kustom Made Properties - POD
LOCATION: 2916 West 12th Street
DEVELOPER:
Robert Alexander
1317 South Summit
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Robert Alexander
1317 South Summit
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.22 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3 (Single-family District)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property was previously occupied by a barber/beauty shop containing a two-story
building and is now vacant. The site lies within a residential neighborhood and is zoned
R-3 (Single-family District).
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Planned Office Development (POD) to allow the
development of a Community Resource Center on 0.22 acres of property. On the
south portion of the property the applicant proposes to raze and construct a
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
2
building to be used for staff and employees. On the north portion of the property
the applicant proposes to construct a temporary lodging facility accommodating up
to twelve (12) residents at a time.
B. EXISTING CONDITIONS:
The property is zoned R-3 and contains a commercial development existing of a
two-story building and parking. A driveway located along West 12th Street provides
access to paved parking in the rear of the existing building. The adjacent properties
in the immediate area contain residential zoning. This area is near the intersection
of West 12th and Woodrow streets and contains a mixture of uses and zoning,
including R-4, O-3, POD, C-1, C-3 and I-2 zoned properties.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200-feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. West 12th Street is classified on the Master Street Plan as a minor arterial with
a special design standard. A dedication of right-of-way 35 feet from centerline
will be required. The dedication should not include the area with the existing
building coverage. If the existing building is removed at any point during
construction, right-of-way should be dedicated across the entire property.
2. The hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for
more information.
3. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
4. Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section of the abutting street if the existing street is
not up to city standards. Repair, replace, or extend existing damaged, missing,
and noncompliant curb and gutter, sidewalk, access ramps or concrete
driveway aprons within the public right-of-way adjacent to the site. Remove
abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work
within the public right-of-way shall conform to City of Little Rock Standard
Details and ADA guidelines.
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No 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:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grad except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit request
to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
4
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the east and west are zoned R-2. As component of
all land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the property
line side of the buffer. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within the
landscape ordinance of the city, section 15-81.
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
5
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the I-630 Planning District. The Land Use
Plan shows Mixed Use (MX) for the requested area. The Mixed Use category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The application is to change the property from
R-3 (Single Family District) to POD (Planned Office Development) District to allow
for the development of a group home with on-site training on this site.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) in all
directions. Further to the northwest is land shown for Residential Low Density
(RL). The Mixed Use (MX) category provides for a mixture of residential, office
and commercial uses to occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of the three. The existing
uses are primarily residential to the west and north. To the south across 12th Street
and to the east are businesses and business structures. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
This area is an established residential platted area with some vacant lots as well
as single-family houses.
Master Street Plan: To the south is 12th Street and it is shown as a Minor Arterial
on the Master Street Plan. A Minor Arterial provides connections to and through
an urban area and their primary function is to provide short distance travel within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on 12th Street. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
6
H. ANALYSIS:
The applicant is requesting a Planned Office Development (POD) to allow for the
re-development of the property as a Community Resource Center and temporary
lodging facility. On the south portion of the property the proposed development will
contain a newly constructed building which will contain a Community Resource
Center having approximately 1,050 square foot building on the existing footprint of
the old building which will be razed. The north portion of the property will contain
a temporary living facility having approximately 2,300 square feet of building area
and will contain six (6) residential facilities accommodating up to twelve (12)
residents at a time. The applicant notes the residents will range in age from 18-23
and share commonalities such as a high school diploma, of college age student,
start-up entrepreneur or re-entry with a typical stay from one (1) to seven (7) days.
The Community Resource center will be constructed of wood materials and
finished on the exterior with brick and wood lap siding. The roof will be a small
frame roof with architectural asphalt shingles. The temporary lodging facility will be
constructed using new, welded together, steel cargo containers set on a concrete
foundation finished out to current code standards. The applicant notes the exterior
finish for the temporary lodging facility will consist of metal roofing, wood siding,
solar panels and glass windows.
The applicant notes the Community Resource Center will be open to the public
from 8:00am to 6:00pm Monday through Saturday and 9:00am to 3:00pm on
Sunday. Staff will include administrative positions such as receptionists and
various professional positions such as Executive Director, Program Manager and
Business & Event Managers. Staffing hours will be from 7:00am to 7:00pm Monday
through Saturday and 8:00am to 3:00pm on Sunday.
The applicant notes three (3) meals per day will be prepared for the residents
inside the Community Resource Center. Residents will share the kitchen and
restroom facility. Residents will also have a kitchenette to warm meals and prepare
late night snacks. A restroom is also located in each pod.
Section 36-502 (2) (g) of the City’s Zoning Ordinance requires two (2) parking
spaces for the proposed Community Resource Center. Section 36-502(b) (1) (e)
of the City’s Zoning Ordinance requires six (6) parking spaces for the proposed
temporary lodging facility (0.5 space per sleeping accommodation). The applicant
is proposing eight (8) parking spaces. Access to the Community Resource Center
and parking lot lies along West 12th Street near the southwest portion of the
property.
Section 36-255 (c) allows for maximum building height of 35 feet for developments
in R-3 zoning. The proposed one-story office building and two-story residential
apartments will comply with maximum height standards.
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
7
The proposed building setback for the south building, the Community Resource
Center will have a zero setback from the south and east property lines,
approximately thirty-seven feet (37 ft.) from the west property line and
approximately ninety-three feet (93 ft.) from the north property line.
The proposed setbacks for the north building, the temporary lodging facility, will be
approximately sixty-eight feet (68 ft.) from the south property line, approximately
six feet (6 ft.) from the north property line, approximately 4.7 feet from the west
property line and twelve feet (12 ft.) from the east property line.
The applicant notes there will be as sign located at the driveway entrance and on
the front façade of the building facing north. All signs must comply with Section
36-553 (signs allowed in office zones).
The applicant is proposing a 2-yard rolling bin to be located in the rear of the overall
development. The dumpster area must be screened as per Section 36-523 (d) of
the City’s Zoning Ordinance.
All site lighting will be low level and directed away from adjacent properties.
The applicant notes the existing fence will remain in use and may be extended to
include a six foot perimeter fence and gating with secured access.
Staff is not supportive of the requested Planned Development. Staff feels the
proposed development and use is too intense for this small lot. The proposed
use and building design using cargo containers will be out of character with the
immediate area. There are other properties within the area which are zoned
to accommodate the proposed use. Staff believes the applicant should consider
another larger property for the proposed development. Staff feels the proposed
development is not consistent with the development pattern in this area along
West 12th street, and the development would have an adverse impact on the
general area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested POD rezoning.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of denial as outlined in the
"staff recommendation" above.
April 8, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9560
8
Robert Alexander, owner of Kustom Made Properties, addressed the Commission in
support of the application. To address the Staff's comments regarding the intensity of
the proposed use, Mr. Alexander outlined the proposed use of the property and the
layout of the development. He also addressed the mixed uses surrounding the
property and the adverse conditions of properties near the site.
The Commission inquired about original intent of the 12th Street Planning District and
whether this proposed development is a compatible use within its context. Walter
Malone, Planning Manager, stated that Mixed-Use (MU) was one of the Regulating
Plans within the Plan Area which allows for a range of commercial and residential
building standards. Therefore, the proposed development is characteristic of the 12th
Street Planning District's Character Areas.
The Commission asked Staff to explain the layout and use of the proposed
development. Staff provided the details for the demolition of the existing structure with
the reconstruction of a new building using the existing footprint for the use of a resource
office and the construction of a new building two-story building for the use of a
residential facility for up to twelve (12) temporary residents. The Commission asked
the applicant if he would be willing to reduce the intensity of the proposed development.
Mr. Alexander stated that he would agree to a reduction of intensity, if required, to
achieve mutual understanding with the city.
There was a motion to approve the application excluding the staff's recommendation for
denial. The motion was seconded. The vote was 6 ayes, 3 nays, 1 absent, and 1 open
position.
April 8, 2021
ITEM NO.: 5 FILE NO.: Z-8531-B
NAME: Alisha 126 Investments ATV Sales and Repair/Wheel & Tire Shop – Revised PCD
LOCATION: 3618 Baseline Road
DEVELOPER:
Alisha 126 Investments, LLC
3618 Baseline Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
William J. Changose (Authorized Agent)
Natural State Law, PLLC
900 S. Shackleford Road Suite 705
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: PCD (Planned Commercial District)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 2012, the Planning Commission voted 7 ayes, 0 noes, and 4 absent
to recommend approval of the request to rezone the property from R-2 (Single-Family
District) to PCD (Planned Commercial Development). On February 7, 2012, the Board of
Directors adopted Ordinance No. 20,538 to approve the Planned Commercial
Development as recommended by the Planning Commission.
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
2
The approval allowed for the use of the property as retail sales and warehousing for
Southwest Radiator Shop, Inc. with garage space containing three (3) bays and associated
lifts. The property was previously used as an auto repair garage and an auto body shop.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the existing PCD (Planned Commercial
Development) to redevelop the property for an All-Terrain Vehicle (ATV) retail sales
and repair location and as a wheel and tire shop. According to the applicant, the building
and lot will continue the historical use for automotive related uses without an increase
in the size of the building or the lot, or the intensity of the use.
B. EXISTING CONDITIONS:
The property is located on the north side of Baseline Road and just west of Scott
Hamilton Drive. The area is a mix of residential, office, and commercial uses. To the
east of the property is a laundry facility and to the immediate west is a church. There
are single-family homes located to the north and northwest of the site. An elementary
school is located directly across Baseline Road.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of public hearing.
D. ENGINEERING COMMENTS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline will
be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Christen Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No Comments.
AT & T: No comments received.
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
3
Central Arkansas Water: 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: The request is in the Geyer Spring East Planning District. The
Land Use Plan shows Commercial (C) for the requested area. The Commercial
category includes a broad range of retail and wholesale sales of products, personal
and professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The application is a
revision of an existing PCD (Planned Commercial Development) District to allow more
uses for the site.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
west and northeast. Public Institutional (PI) is shown to the south across Baseline
Road from the site. To the northwest is land shown for Residential Low Density (RL).
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. Within the Commercial area are various commercial uses with a couple of
vacant tracts. 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. This area is the location of
the Baseline Elementary School, part of the Little Rock School District. The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. This area is an established subdivision of single-family homes.
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
4
Master Street Plan: To the south is Baseline Road and it is shown as a Minor Arterial
on the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Baseline Road since it is a Minor Arterial. This street may
require dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Baseline Road. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to revise the existing PCD (Planned Commercial
Development) zoning for the property at 3618 Baseline Road. The property is located
on the north side of Baseline Road and just west of Scott Hamilton Drive. The existing
building was previously approved for use as a radiator shop with retail sales and
warehousing uses. Prior to that, the building was used as an auto repair garage and an
auto body shop.
The applicant proposes to reuse the existing building as an ATV Sales and
Repair/Wheel & Tire Shop. The existing building will be utilized for the sales and
service of all-terrain vehicles, and the sale and installation of wheels and rims. The
western portion of the building will be used for ATV sales and repair. The eastern
portion with the three (3) bay-garage will used for wheel and rim installation.
The applicant notes that up to two (2) ATVs and a sample of the available rims will be
on open display only during the business hours. The display items will be taken in each
day at the close of business. The applicant proposes the hour of operations as seven
(7) days a week from 10 a.m. to 7 p.m. The applicant notes that test rides/drives of
ATVs will not be allowed.
Access to the property will be via an existing driveway from Baseline Road. The
applicant proposes to use the existing seven (7) parking spaces accessed from
Baseline Road for customers. Employee parking will be located within the northern
half of the property. The applicant notes additional parking will be added if required by
the City’s Zoning Ordinance. Staff believes that the existing parking which has served
this site for a number of years will continue to be sufficient for the proposed new use.
The access from Christen Drive, immediately north of the property, will be only used for
deliveries, dumpster pick-up, and employee parking. There will be one (1) dumpster
located on the northern side of the lot near Christen Drive. Section 36- 523(d) of the
City’s Zoning Ordinance requires that the dumpster area be screened by an opaque
April 8, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-8531-B
5
fence or wall which exceeds the height of the dumpster by at least two (2) feet, not to
exceed eight (8) feet in total height.
The applicant intends to use the same signage style and size as the previous owner.
This signage includes building signage on Baseline Road and a ground sign within the
landscape area along Baseline Road. The signage style and size are consistent with
the signage allowed in commercial zones. The ground sign is proposed with a
maximum height of 36 feet and a maximum sign area of 160 square feet.
The applicant proposes to use the site lighting which currently exists on the site.
The applicant provided responses and additional information to all issues raised during
staff’s review of the application. To staff’s knowledge, there are no outstanding issues.
The applicant is requesting no variances with this application.
Staff is supportive of proposed use of the property as an ATV Sales and Repair and
Wheel and Tire Shop. Staff believes the proposed uses are reasonable, as the property
is currently zoned PCD for warehousing and was previously used for auto repair and
auto body work. The proposed zoning will represent a continuation of the historical use
of this property prior to annexation in 1982. Staff believes the proposed development
will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to the following
conditions:
1. Compliance with the comments and conditions as noted in paragraphs D and E,
and the staff analysis, of the agenda staff report.
2. There are to be no test rides/drives of the ATVs at this location.
3. Any outdoor display must be taken in at the end of each business day.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on the
Consent Agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 9 ayes, 0 nays, 0 absent and 1 abstain (Vogel), and 1 open position.
April 8, 2021
ITEM NO.: 6 FILE NO.: Z-9508-A
NAME: Posh Automotive - PCD
LOCATION: 8900/8916 Colonel Glenn Road
DEVELOPER:
Jeremiah Rogue, AIA
Rogue Architecture, PLLC
300 S. Spring Street, Suite 720
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Roth Investments, LLC
509 West 2nd Street
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Trotter Surveying
10 Cambay Court
Little Rock, AR 72211
AREA: 1.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.05
CURRENT ZONING: C-3 (General Commercial District), R-4 (Two-Family District)
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property from C-3 (General Commercial
District) and R-4 (Two-Family District) to PCD (Planned Commercial District) for pre-
owned automotive sales business with a sales office and a small shop building for
repairs and car cleaning for the dealership vehicles.
April 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9508-A
2
B. EXISTING CONDITIONS:
There are two (2) unoccupied structures on the northwest corner of Ludwig Street and
Colonel Glenn Road. The western and northern portions of the property are vacant
with some tree coverage. To the immediate north and west of the property is residential
zoning. To the east and south of the site lies a mixture of residential and commercial
zoning.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial
with a special design standard. Dedication of right-of-way to 45 feet from
centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Ludwig Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection of Colonel
Glenn Road and Ludwig Street.
4. Due to the proposed use of the property, the Master Street Plan specifies that
Malloy Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
5. A 20 feet radial dedication of right-of-way is required at the intersection of Colonel
Glenn Road and Malloy Street.
6. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
7. Repair or replace any curb, gutter, sidewalk, and access ramps that are damaged
and not in compliance with ADA recommendations in the public right- of-way prior
to occupancy. Existing curb cuts on Malloy Street and Ludwig Street not
proposed to be used must be removed and curb.
8. A grading permit in accordance with section 29-186 (c) & (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
April 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9508-A
3
9. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to Ludwig Street in accordance with Sec. 31-175 of the Little Rock Code
and the Master Street Plan.
10. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or landowner.
11. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
12. The proposed Colonel Glenn Road driveway should align with Westwood
Avenue located on the southside of Colonel Glenn Road.
13. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired
by the responsible party prior to issuance of a certificate of occupancy.
14. All driveways shall be concrete aprons per City Ordinance.
15. In accordance with Section 32-8, no obstruction to visibility shall be located within
a triangular area 50 feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of Colonel
Glenn Rd with Ludwig Street and Malloy Street. Obstructions should be no higher
than 30 inches measured from the travel lanes of Ludwig Street and Malloy
Street.
16. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this Site.
Entergy: No comments received.
CenterPoint Energy: No comments.
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.
April 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9508-A
4
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer’s expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
Fire Department: Full Plan Review.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas adjacent
to street right-of-way. Provide screening shrubs with an average linear spacing
of not less at three (3) feet within the required landscape area. Provide trees with
an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted
for every thirty (30) linear feet of perimeter planting strip.
4. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s).
The minimum size of an interior landscape area shall be one hundred fifty (150)
square feet for developments with one hundred fifty (150) or fewer parking
spaces. Interior islands must be a minimum of seven and one half (71/2) feet in
width. Trees shall be included in the interior landscape areas at the rate of one (1)
tree for every twelve (12) parking spaces.
April 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9508-A
5
5. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R-4 and the property to the west is
zoned R-2. As a component of all land use buffer requirements, opaque
screening, whether a fence or other device, a minimum of six (6) feet in height
shall be required upon the property line side of the buffer. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the landscape ordinance of the city, section 15-81.
6. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
7. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Boyle Park Planning District. The Land Use
Plan shows Commercial (C) for the land along Colonel Glenn Road and Residential
Low Density (RL) for the northern portion along Ludwig. Commercial category includes
a broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The Residential Low Density category
provides for single family homes at densities not to exceed 6 dwelling units per acre.
Such residential development is typically characterized by conventional single family
homes, but may also include patio or garden homes and cluster homes, provided that
the density remain less than 6 units per acre. The application is a change the property
from C-3 (General Commercial District) and R- 4 (Two-Family District) to PCD (Planned
Commercial Development) District to allow the site to be used for a used car lot with
addition of a new leasing office building, service building, and related parking areas.
Master Street Plan: To the south is Colonel Glenn Road and it is a Principle Arterial
on the Master Street Plan. To the east is Ludwig Street and to the west is Malloy Street;
both are a Local Street on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. The
primary function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as “Commercial Streets”. These streets may require
April 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9508-A
6
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
Bicycle Plan: There is a Class II Bike Route shown on Colonel Glenn Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 1.34 acre property located at 8900/8916 Colonel
Glenn Road from C-3 (General Commercial District) and R-4 (Two-Family District) to
PCD (Planned Commercial District). The rezoning is proposed to allow a pre-owned
automotive sales development. The property is located on the north side of Colonel
Glenn Road, between Malloy and Ludwig Streets. The two (2) existing buildings
located in the southeast portion of the site will be demolished to construct two (2) new
buildings.
The applicant proposes to develop the property as a pre-owned automotive sales lot
with a sales office with a small shop building for repairs and car cleaning for the
dealership vehicles. The proposed plan entails constructing a 3,375 square foot sales
building and an 816 square foot shop building. As provided by the applicant, “the small
shop building will be used for car wash and detailing only.”
The applicant is proposing 65 parking spaces throughout the property. There are
eleven (11) parking spaces designated for guest parking and seven (7) parking spaces
designated for employee parking. The remaining forty-seven (47) parking spaces will
be used for the display of the pre-owned automotive inventory. Staff believes parking
will be sufficient to serve the proposed development.
There are two (2) proposed gated access drives to the site; one (1) on east side of the
property along Ludwig Street and one (1) on the south side of the property along
Colonel Glenn Road. The entire property will be surrounded with a chain link fence.
The applicant proposes to build a sidewalk on the entire eastern side of the property
along Ludwig Street.
At the north end of the property (Lot 4), the applicant proposes to allow the entire tree
covered lot to serve as an undisturbed buffer for the abutting residential neighborhoods
located immediately to the north and northwest of the site.
The proposed plan shows one (1) ground-mounted sign at the southeast corner of the
property. The sign is proposed to be a 168” x 36” digital sign which will conform to the
commercial signage standards. All signage on the property must comply with Section
36-555 (signs allowed in commercial zones) of the code.
April 8, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9508-A
7
There will be one (1) dumpster located on the property. The applicant notes that the
dumpster will be screened as per ordinance requirements.
The applicant notes that the site lighting will conform with the commercial zoning
standards.
The applicant provided responses and additional information to all issues raised during
staff’s review of the application. To staff’s knowledge, there are no outstanding issues.
The applicant is requesting no variances with the proposed PCD.
Staff is supportive of the proposed use of the property as pre-owned automotive sales
lot with a sales office and a small shop building for repairs and car cleaning for the
dealership vehicles. Staff believes the proposed uses are reasonable. The proposed
PCD zoning will represent a continuation of the commercial zoning pattern along this
section of Colonel Glenn Road. There is a scattering of C-4 zoning and C-4 type uses
along Colonel Glenn Road, from University Avenue to Stagecoach Road. Staff
believes the proposed development will have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request PCD zoning, subject to the following
conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and F,
and the staff analysis, in the agenda staff report.
2. All vehicles on the site must be parked in designated parking spaces. No vehicles
are to be parked in the drives, along the street, or any other non-designated
parking area.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed on the
Consent Agenda and approved as recommended by staff, including all staff comments and
conditions. The vote was 9 ayes, 0 nays, 0 absent,1 abstention (Vogel), and 1 open position.
April 8, 2021
ITEM NO.: 7 FILE NO.: Z-7898-D
NAME: Cross Street Elderly Housing – Revised PRD
LOCATION: 1012 S. Cross Street
DEVELOPER:
Mansamusa Empire, LLC
1012 S. Cross Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Clarshun Beyah – Owner/Applicant
SURVEYOR/ENGINEER:
N/A
AREA: 0.51 acre NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: PRD
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant submitted a letter to staff on March 24, 2021 requesting this application be
deferred to the May 13, 2021 Planning Commission agenda. Staff supports the deferral
request.
PLANNING COMMISSION ACTION: (APRIL 8, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant submitted a letter to staff on March 24, 2021
requesting this application be deferred to the May 13, 2021 Planning Commission
agenda. Staff supported the applicant’s request. There was no further discussion. The
April 8, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-7898-D
2
item was placed on the Consent Agenda and deferred as recommended by staff. The
vote was 9 ayes, 0 nays, 0 absent,1 abstention (Vogel), and 1 open position.
DATE ¢ &, ZI
PLANNING CKOMPAISkION VOTE RECORD
f 4 , VI J t\ •',1
BERRY, CRAIG
:' •
:' • •
HART,
. ...D
' . RfBBIN S.
THOMAS,
'.::
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L.
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD
HAYNES, MARLON D.
RAHMAN, ROBBIN S.
THOMAS, DIANA M.
VICKERS, MICHAEL
VOGEL, ROBBY
Meeting Adjourned 6=1-5 PM
'SAYE NAYE 4 ABSENT 0 ABSTAIN RECUSE
April 8, 2021
There being no further business before the Commission, the meeting was adjourned
at 6:15 p.m.
Date
Chairman Secretary