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LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
MAY 13, 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 April 8, 2021 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
MAY 13, 2021
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-7898-D Cross Street Elderly Housing – PRD Revocation
1012 South Cross Street
B. Z-9561 Rezoning from R-2 to AF
18601 Cooper Orbit Road
NEW BUSINESS:
Item Number: File Number: Title:
1. G-23-476 Cottondale Lane Partial Right-of Way Abandonment
Immediately west of Riverfront Drive
2. Z-6974-D City of Faith Correctional Facility – Conditional Use Permit
Renewal
1401 South Garfield Street
3. Z-9574 Phillips Duplexes – Conditional Use Permit
Northwest Corner of West 37th Street and Zion Street
4. Z-9577 Dunnahoo Multi-Sectional Manufactured Home –
Conditional Use Permit
11305 Sardis Road
5. Z-9298-A Stephens Laundromat – Conditional Use Permit
8420 Scott Hamilton Drive
6. Z-7091-C Rezoning from PRD to MF-24
810 Brookside Drive
Agenda Page, Two
NEW BUSINESS: (CONTINUED)
Item Number: File Number: Title:
7. Z-9576 Rezoning from R-2 to R-4
South side of Lee Summit Drive between Wren Road and
Cardinal Road
8. LU2021-15-01 Land Use Amendment from Residential Low Density (RL) to
Residential Medium Density (RM) in the Geyer Springs
West Planning District at 7520 North Chicot Road
8.1 Z-9529-A Ali Apartments – PD-R
7520 North Chicot Road
9. Z-5817-K Cantrell West Retail Center – PCD
15122 Cantrell Road
10. LU2021-19-01 Land Use Amendment from Suburban Office (SO) to
Commercial (C) in the Chenal Planning District at 17815
Cantrell Road
10.1 Z-6258-B Rezoning from O-1 to C-3
17815 Cantrell Road
11. S-1073-M Lot 2, Arkansas Systems Office Park – Replat
17500 Chenal Parkway
May 13, 2021
ITEM NO.: A FILE NO.: Z-7898-D
NAME: Cross Street Elderly Housing – PD-R Revocation
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.
BACKGROUND/REQUEST:
Ordinance No. 19,406 adopted by the Little Rock Board of Directors on September 20,
2005, established Cross Street Elderly Housing Short-form PD-R. The applicant proposed
the rezoning of three lots located on the northwest corner of 11th Street and Cross Streets
from R-4 to PD-R to allow the development of four units of elderly housing contained in
two duplex structures. Only persons 55 and older may be considered as potential
residents. The development would occur on two of the lots with the remaining lot being
left vacant tor future development. The applicant indicated single-family or two family as
possible future uses for the vacant lot. A tenant vegetable garden was proposed as a part
of the development.
Ordinance No. 19,612 adopted by the Little Rock Board of Directors on October 17, 2006,
revised the previously approved PD-R to allow a small portion of the site to be removed
May 13, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-7898-D
2
from the overall approval area. The property was a 42.5-foot by 64-foot area located along
the eastern portion of the site. The approved site plan indicated this area as a tenant
vegetable garden for the residents of the duplex units. The property owner located to the
north of the garden area was seeking to purchase this land area and include the area in
their existing lot through a replat. All other portions of the PD-R would remain as were
previously approved. None of the development previously approved had occurred.
Ordinance No. 19,875 adopted by the Little Rock Board of Directors on December 4,
2007, allowed a revision to the PD-R zoning to establish the building footprint for the third
lot. The applicant indicated the construction of a third duplex on the lot. The building
footprint and construction materials would match the previously approved buildings.
On May 30, 2013 the Planning Commission denied a requested revision to the original
PD-R zoning. The applicant requested to remove the age restriction requirement for the
duplex units. The applicant noted that the contractor did not construct the units to be
handicap accessible.
The applicant does not wish to pursue the previously approved PD-R development, and
is requesting that the PD-R zoning be revoked and the property be restored to its original
R-4 zoning.
All owners of property located within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
Staff is supportive of the requested PD-R revocation. Staff views the request as
reasonable. The property is in an area containing a mixture of single family and duplex
uses. All of the surrounding residential property is zoned R-4, with the exception of a one-
lot PD-R located across Cross Street to the northeast. Just further northeast and north
are properties zoned O-3 and C-3. Staff believes the proposed PD-R revocation and
restoration of the property to its original R-4 zoning will have no adverse impact on the
surrounding properties or the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the PD-R revocation 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
May 13, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-7898-D
3
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.
PLANNING COMMISSION ACTION: (MAY 13, 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 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: B 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.
May 13, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9561
2
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
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
May 13, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9561
3
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 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
May 13, 2021
ITEM NO.: B (Cont.) FILE NO.: Z-9561
4
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.
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.
May 13, 2021
ITEM NO.: B (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, 1 absent and 1 abstain (Vogel).
PLANNING COMMISSION ACTION: (MAY 13, 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 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 1 FILE NO.: G-23-476
NAME: Cottondale Lane – Partial Right-of-Way Abandonment
LOCATION: Immediately west of Riverfront Drive
DEVELOPER:
Fitzroy Riverdale, LLC
15315 Kanis Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Fitzroy Riverdale, LLC – Adjacent Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 0.3894 acres NUMBER OF LOTS: N/A FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: C-3 (adjacent zoning)
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to abandon the current Cottondale Lane right-of-way (cul-de-
sac) located west of Riverfront Drive. The right-of-way is located entirely within Tract
H-3 of the Riverdale Addition.
May 13, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-476
2
B. EXISTING CONDITIONS:
The right-of-way currently contains a paved street which is approximately 28 feet wide
and 55 feet long, leading to a cul-de-sac which has a diameter of approximately 75
feet.
C. NEIGHBORHOOD COMMENTS:
All neighborhood associations registered with The City of Little Rock were notified of
the public hearing. The applicant, Fitzroy Riverdale, LLC, is the only abutting property
owner. Therefore, there are no other abutting property owners to notify.
D. ENGINEERING COMMENTS:
1. This abandonment appear to include abandoning a portion of the recently
constructed River Trail improvements at this location. This work was done with
federal grant money and the right-of-way for the trail should not be abandoned.
Staff cannot support it as proposed. The abandonment could be supported if the
abandonment legal description was re-done to exclude the trail and begin west of
the trail crossing.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No objection to the abandonment.
Entergy: Entergy agrees to abandon the current right-of-way with the understanding
that the existing Entergy facilities will be relocated at the owner’s expense and a new
easement provided with the new development.
CenterPoint Energy: No objections to abandonment. CenterPoint Energy asks that
no structures be built above the existing gas main until it has been abandoned.
AT & T: AT&T approves request to abandon.
Central Arkansas Water: No objections from CAW. Provide easement for water line
in abandoned ROW as indicated.
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
May 13, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-476
3
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.
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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of
the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
May 13, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-476
4
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to abandon the current Cottondale Lane right-of-way located
west of Riverfront Drive. The right-of-way is a cul-de-sac with a right-of-way width of
50 feet, with a 95 foot width for the cul-de-sac bulb. The entire right-of-way is
approximately 145 feet long. The right-of-way is located entirely within Tract H-3,
Riverdale Addition.
The right-of-way currently contains a paved street with a width of approximately 28
feet and a length of approximately 55 feet, leading to a cul-de-sac which has a
diameter of approximately 75 feet. The entire length of the paved street is
approximately 135 feet.
The right-of-way abandonment is requested based on the fact that the applicant
wishes to develop Tract H-3 as a single development, and not further subdivide the
tract into smaller lots which would take access from the cul-de-sac street.
May 13, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-476
5
There is a portion of the Arkansas River Trail located along the east property line of
Tract H-3 and within the east portion of the Cottondale Lane right-of-way.
The Arkansas River Trail (“the Trail”) recently constructed along Riverfront Drive is a
small portion of existing trail constructed over many years. This particular portion of
the Trail was constructed in 2020 by the City of Little Rock at a cost of $356,000 thru
the federal Transportation Alternative Program (TAP) managed by the Arkansas
Department of Transportations (ARDOT). This program provided funding for 80% of
the cost and required construction in conformance with AASHTO Guidelines for Bike
and Pedestrian Transportation. ARDOT reviewed the potential relocation of the Trail
crossing at Cottondale Lane and stipulated reimbursement of the grant funds would
be required if the crossing was relocated closer to Riverfront Drive.
Public Works recommend approval of the Cottondale Lane right-of-way abandonment
and any street modifications beginning on the west side of the existing Trail crossing.
If the Cottondale Lane right-of-way is converted to future private access; striping,
signage, and speed deterrents will be required to be installed prior to the issuance of
the certificate of occupancy.
All of the public utility companies have reviewed and approved the requested right-of-
way abandonment.
The applicant submitted a letter from an abstract company stating that there are no
reversionary clauses attached to the right-of-way requested for abandonment.
There are no Master Street Plan issues associated with this abandonment request, as
the right-of-way is not classified as a collector street or higher.
Abandoning this portion of right-of-way will have no adverse impact on the public
welfare and safety.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested abandonment of the portion of
Cottondale Lane right-of-way located west of Riverfront Drive, specifically west of the
existing trail crossing, subject to compliance with the comments and conditions
outlined in paragraphs D and E, and the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 13, 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
May 13, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-476
6
“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 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 2 FILE NO.: Z-6974-D
NAME: City of Faith Correctional Facility – Conditional Use Permit Renewal
LOCATION: 1401 S. Garfield Street
DEVELOPER:
City of Faith Prison Ministries
1400 S. Garfield Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
City of Faith Prison Ministries – Owner
Terry Williams – Executive Director
SURVEYOR/ENGINEER:
N/A
AREA: 0.73 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02
CURRENT ZONING: O-3 (with conditional use permit)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow the continued
operation of a correctional facility on the O-3 zoned property located at 1401 S.
Garfield Street.
B. EXISTING CONDITIONS:
The property at 1401 S. Garfield Street contains a two-story brick building and
associated parking. Access drives from S. Garfield Street and S. University
Avenue serve the property. The City of Faith’s administrative offices are located
on the O-3 zoned property across S. Garfield Street at 1400 S. Garfield Street.
May 13, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-6974-D
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 500 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing. Additionally, public hearings were held by the applicant on April 20th and
27th at the site. Notice of these public hearings was advertised in the Arkansas
Democrat Gazette.
D. ENGINEERING COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Garfield Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline. Staff was able to
locate a previous dedication deed document showing the dedication has been
provided.
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.
E. ANALYSIS:
City of Faith Community Correctional Center is located on the O-3 zoned property
at 1401 S. Garfield Street. At the time the facility opened in 1996, such uses were
permitted “by-right” in the O-3 district. Subsequently, the City’s Zoning Ordinance
was revised to require correctional facilities to be approved through the conditional
use permit process. City of Faith applied for and was issued a conditional use
permit by the Planning Commission on February 8, 2001. The C.U.P. was
approved to coincide with the length of the Bureau of Prisons (BOP) contract which
expired on September 30, 2006.
On March 6, 2006, the Planning Commission approved a renewal of the C.U.P. for
a five-year period to coincide with the Bureau of Prisons contract beginning
October 1, 2006. It was noted at that time that a childcare operation had located
to a property within 500 feet of the City of Faith facility. Staff recommended
approval of a variance from the 500 feet separation requirement since the childcare
facility had located in the area subsequent to the opening of the correctional facility.
There was no opposition to the C.U.P. renewal and the item was on the Consent
Agenda.
On January 27, 2011, the Commission approved a renewal of the C.U.P. for a five-
year period to coincide with the BOP contract beginning October 1, 2011. There
was no opposition to the C.U.P. and the item was again on the Consent Agenda.
May 13, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-6974-D
3
On July 14, 2016, the Commission approval on renewal of the CUP for a five-year
period to coincide with the BOP contract beginning October 1, 2016. There was
no opposition to the CUP and the item was again on the Consent Agenda.
After the July 14, 2016 Commission approval of the five (5) year extension, the
BOP extended their contract to run through March 31, 2024. Therefore, the
applicant is now requesting that the CUP be approved to extend to the end of the
current contract, and notes that the next BOP contract will very likely go back to
the five (5) year time frame. Based on the fact that the current contract expires in
less than three (3) years, staff would like for this CUP extension to include the next
five (5) year BOP contract as well. This next contract will likely run from April 1,
2024 to March 31, 2029.
To staff’s knowledge, there are no outstanding issues. Staff believes it is
appropriate to approve the C.U.P., again tying the approval to the length of the
Bureau of Prisons contracts. There is still a daycare center located within 500 feet
of the site. That daycare moved to the site after City of Faith was constructed and
in operation. To staff’s knowledge, there have been no issues associated with the
relationship to the daycare center.
The facility has operated at this location since it was constructed in 1996. By all
accounts the facility has been a “good neighbor” and is compatible with the
neighborhood. The property is located in an area of mixed zoning and uses. The
facility has a community relations board which meets on a monthly basis with
neighborhood representatives to address any issues. Staff believes extending the
C.U.P. will not affect the facility’s continued compatibility with the neighborhood.
F. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit subject to the following
conditions:
1. The C.U.P. is approved for a time period to coincide with the current Bureau of
Prisons contract (expiring on March 31, 2024) and the next five-year renewed
Bureau of Prisons contract.
2. If City of Faith’s federal contract lapses or is cancelled, the C.U.P. is voided.
PLANNING COMMISSION ACTION: (MAY 13, 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
May 13, 2021
ITEM NO.: 2 (Cont.) FILE NO.: Z-6974-D
4
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 3 FILE NO.: Z-9574
NAME: Phillips Duplexes – Conditional Use Permit
LOCATION: Northwest corner of West 37th Street and Zion Street
DEVELOPER:
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Jennifer Gartrell – Owner
Stanley Phillips – Agent
SURVEYOR/ENGINEER:
Harbor Environmental Safety Engineering
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 0.39 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
two (2) duplex structures on two (2) lots (one (1) per lot) at the northwest corner of
West 37th Street and Zion Street.
B. EXISTING CONDITIONS:
The property is located within a single family residential neighborhood which
contains a variety of housing types and sizes. The site is currently undeveloped
and mostly grass covered. An open drainage facility on adjacent property runs
along the north property line.
May 13, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9574
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. 37th St is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required. Dedication
shown on site plan is sufficient.
2. Zion St is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required. Dedication
shown on site plan is sufficient.
3. A 20 feet radial dedication of right-of-way is required at the intersection of 37th
St. Zion St. Dedication shown on site plan is sufficient.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer service required for
each building. Sewer easement required for west building to access main across
Zion Street.
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.
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.
May 13, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9574
3
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. 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.
3. 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.
4. 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: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
two (2) duplex structures on two (2) lots (one (1) per lot) at the northwest corner
of West 37th Street and Zion Street. The property is currently undeveloped and
mostly grass covered. A large concrete drainage structure running east/west is
located on the property immediately to the north.
The property is comprised of 2½ platted lots; Lots 1 and 2 and the north ½ of Lot
3, Block 89, John Barrow’s Addition. The applicant proposes to replat the lots into
May 13, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9574
4
two (2) lots. The western lot will be approximately 6,555 square feet (0.15 acre) in
size, with the east lot containing approximately 8,987 square feet (0.20 acre).
The applicant proposes to construct one (1) duplex structure on each of the
resulting lots. Each duplex structure will be 2,348 square feet in area and two (2)
stories in height. They will be thermal insulated, wood-frame structures, with vinyl
siding, thermal glazed windows and hip roofs with asphalt shingles on reinforced
concrete slabs.
The duplex structures will be located over 50 feet back from the front (south)
property line, 5 feet to 25 feet back from the side property lines and over 25 feet
back from the rear (north) property line. All proposed setbacks will conform with
Section 36-255 (R-3 zoning standards) of the City’s Zoning Ordinance. The
building heights are not to exceed 35 feet.
The applicant is proposing eight (8) paved parking spaces (four (4) per duplex) to
be located within the front yard area, between the duplex structures and West 37th
Street. One (1) shared paved driveway from West 37th Street will serve as access
to the parking area. Section 36-502 requires a minimum of six (6) parking spaces
for two (2) duplexes. The parking as proposed will be sufficient to serve the
development.
To staff’s knowledge, there are no outstanding issues associated with this
application. Staff believes the proposed duplex structures located at the northwest
corner of West 37th Street and Zion Street are appropriate uses for this property.
The duplex structures will only be a minor increase in the original platted density
for this property. The proposed duplex structures will not be out of character with
the general area. Other duplex structures are located throughout the John Barrow
Neighborhood. Staff believes the proposed duplexes will have no adverse impact
on the subdivision or surrounding uses. The applicant is requesting no variances
with the proposed development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in Sections D, E and F, and the staff analysis,
in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 13, 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
May 13, 2021
ITEM NO.: 3 (Cont.) FILE NO.: Z-9574
5
the Consent Agenda and approved as recommended by staff, including all staff comments
and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 4 FILE NO.: Z-9577
NAME: Dunnahoo Multi-Sectional Manufactured Home – Conditional Use Permit
LOCATION: 11305 Sardis Road
DEVELOPER:
Derrek Dunnahoo
P.O. Box 388
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Derrek Dunnahoo – Owner and Applicant
SURVEYOR/ENGINEER:
Blew and Associates, PA
3825 N. Shiloh Drive
Fayetteville, AR 72703
AREA: 0.432 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
STAFF UPDATE:
The applicant failed to respond to staff comments and request for additional information
and revised site plan. Therefore, staff recommends deferral of this application to the
June 10, 2021 Planning Commission agenda.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Staff informed the Commission that the applicant failed to respond to staff comments and
request for additional information and revised site plan. Staff recommended the
application be deferred to the June 10, 2021 agenda.
May 13, 2021
ITEM NO.: 4 (Cont.) FILE NO.: Z-9577
2
The item was placed on the Consent Agenda and deferred to the June 10, 2021 agenda.
The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 5 FILE NO.: Z-9298-A
NAME: Stephens Laundromat – Conditional Use Permit
LOCATION: 8420 Scott Hamilton Drive
DEVELOPER:
U Wash It 3, LLC
P.O. Box 984
Pine Bluff, AR 71613
OWNER/AUTHORIZED AGENT:
U Wash It 3, LLC – Owner
Jeffrey P. Hough – Agent
SURVEYOR/ENGINEER:
Level Studio
27 Bugle Court
Little Rock, AR 72227
AREA: 1.55 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: I-2
VARIANCE/WAIVERS:
1. Variance to allow two (2) access driveways.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
a laundromat facility on the I-2 zoned property at 8420 Scott Hamilton Drive.
B. EXISTING CONDITIONS:
The property is currently undeveloped. The east half of the property is mostly
grass covered. The west half of the property is mostly wooded.
May 13, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9298-A
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. 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.
2. Per Sec. 31-210, the property does not have the sufficient street frontage for
two (2) driveways. Driveway spacing on an arterial street is 300 ft between
driveways and 150 ft from the side property line. A variance from City code
is required to be obtained for 2 driveways. The width of the driveway must not
exceed 36 feet.
3. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
6. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner's association.
7. 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.
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. 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.
10. 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.
May 13, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9298-A
3
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. Capacity Analysis
Required; Interceptor Analysis Required.
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.
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.
Installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service.
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.
May 13, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9298-A
4
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. 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.
The north buffer is deficient.
Screening requirements will need to be met adjacent to the north, south,
and west residential zoned property.
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.
The north perimeter planting strip is deficient.
4. 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.
5. 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 (7
1/2) feet in width. Trees shall be included in the interior landscape areas at the
rate of one (1) tree for every twelve (12) parking spaces.
6. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These shall be provided at the rate
equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building.
Landscape areas will need to be added for the commercial building.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
May 13, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9298-A
5
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 development
of a laundromat facility on the I-2 zoned property located at 8420 Scott Hamilton
Drive. The property is located on the west side of Scott Hamilton Drive, between
I-30 and Baseline Road. The property is currently undeveloped, with an area of
1.55 acres.
The applicant proposes to construct 3,125 square foot building near the center of
the site. The building will be one (1) story with a height of approximately 16 feet.
The building will be constructed of a combination of CMU block, EIFS finish and
aluminum storefront glazing will glass panels.
The proposed building will be located over 70 feet back from the front (east)
property line and over 150 feet back from the rear (west) property line. The building
will be located over 70 feet back from the north and south property lines. The
proposed building setbacks and height will comply with Sections 36-320 (d) and
(e) of the City’s Zoning Ordinance.
Section 36-502 (b) (3) of the Code requires a minimum of seven (7) off-street
parking spaces for this proposed commercial use. A total of 21 parking spaces will
be constructed along the north, south and east sides of the proposed building. The
number of parking spaces complies with the zoning ordinance.
The applicant is proposing two (2) access driveways from Scott Hamilton Drive.
Each of the two (2) driveways will be approximately 26 feet wide. The northern
driveway will be located approximately 28 feet from the north side property line,
with the south driveway being approximately 35 feet back from the south side
property line. The driveways will be separated by approximately 120 feet. Section
31-210 (e) (1) of the City’s Subdivision Ordinance requires a minimum driveway
spacing of 300 feet between driveways and 150 feet from site property lines, with
a maximum driveway width of 36 feet. The applicant is requesting a variance to
allow the two (2) driveways with reduced spacing. Staff supports the requested
variance.
The applicant notes that the proposed development will comply with all screening,
landscaping and buffer code requirements.
All site signage will comply with Section 36-554, signs allowed in industrial zoning.
May 13, 2021
ITEM NO.: 5 (Cont.) FILE NO.: Z-9298-A
6
The applicant notes that there will be no dumpster on the site. Facility staff will
remove and dispose of trash on the property without the use of a dumpster.
All site lighting will be low-level and directed away from adjacent properties.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested conditional use permit to allow the development
of a laundromat facility at 8420 Scott Hamilton Drive. Staff views the request as
reasonable. The property is zoned “I-2” Light Industrial District, and the proposed
laundromat use will be a less intense use than many of the permitted I-2 uses. The
property is located in an area of mixed commercial and light industrial uses and
zoning along Scott Hamilton Drive, including nearby residential uses. The
proposed laundromat use should prove to be a compatible use for this area, and
Staff believes the proposed use will have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP and associated driveway
variance, subject to compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
June 10, 2021 agenda.
The item was placed on the Consent Agenda and deferred to the June 10, 2021 agenda.
The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 6 FILE NO.: Z-7091-C
NAME: Rezoning from PRD to MF-24
LOCATION: 810 Brookside Drive (North end of Brookside Drive, East of Reservoir Road)
DEVELOPER:
Presbyterian Village, Inc.
500 Brookside Drive
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Presbyterian Village, Inc. – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 11.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: PRD
Variance/Waivers: None requested.
BACKGROUND:
On October 4, 2001 the Planning Commission approved a rezoning of this 10.66 acre
property from R-2 and O-3 to “PRD” Planned Residential District. The PRD zoning was
approved by the Board of Directors on November 20, 2001 (Ordinance No. 18,593). The PRD
was approved to allow an independent living apartment facility including a 210,000 square
foot four (4) story building with 190 parking spaces. The building was to contain 126
apartment units. The plan also included 15 independent living villas along the east portion of
the overall property. This PRD project was never developed.
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
2
On December 3, 2020 the Planning Commission approved a rezoning of this site from PRD
to “R-5” Urban Residence District. On January 19, 2021 the Board of Directors denied the
rezoning request. On December 17, 2020 the Board of Adjustment denied a requested
building height variance for a proposed multifamily development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 11.66 acre property located at the north end of
Brookside Drive, east of Reservoir Road from “PRD” Planned Residential District to
“MF-24” Multifamily District. The rezoning is proposed to allow a future multifamily
development.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to
2. 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.
3. Grading and drainage plan and traffic study will be required to be provided at time
of building permit application.
4. 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. Those portions of
the property within the floodway should be rezoned Open Space.
5. 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. Show the limits of the
100-year floodway and floodplain.
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
3
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. Capacity Analysis
required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: A 54-inch water transmission line and an 8- inch water main run
along the eastern portion of this property. An easement will be required for the water lines.
Indicate easements on the survey and submit to CAW for approval. Any construction,
including earthwork, over the transmission main will need to be coordinated with CAW. No
objection to Rezoning.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning District. The Land
Use Plan shows Residential High Density (RH) for the requested area. The Residential
High Density (RH) category accommodates residential development of more than
twelve (12) dwelling units per acre. The application is to change the property from PRD
(Planned Residential Development) District to MF24 (Multi-family District 24
units/acre) to allow for the future development of this land.
Surrounding the application area, the Land Use Plan shows Residential High Density
(RH) to the north, south, and west of the site. Park/Open Space (PK/OS) is shown to
the east with Residential Low Density (RL) beyond that. Residential High Density (RH)
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
4
category accommodates residential development of more than twelve (12) dwelling
units per acre. The land to the north has two apartment complexes on it. To the west
is a condo development and to the south is a rehabilitation care facility with an assisted
living facility. The Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. This area is the floodplain/floodway of Grassy Flat Creek. The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. The RL area is a developed single-family subdivision.
Master Street Plan: Brookside Drive ends at or is along the west line of a portion of
the site. Brookside Drive is a Local Street on the Master Street Plan. Local Streets that
are abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. 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:
Presbyterian Village, Inc., owner of the 11.66 acre property located at the north end
of Brookside Drive, east of Reservoir Road, is requesting that the property be rezoned
from “PRD” Planned Residential District to “MF-24” Multifamily District. The rezoning
is proposed to allow a future multifamily development. The property is currently
undeveloped and mostly wooded.
The property is located in an area of mixed uses and zoning, including several
multifamily developments along Reservoir Road. Multifamily developments (zoned
MF-24 and PD-R) are located north and west of the site. Nursing home and assisted
living facilities (zoned O-3, POD and R-5) are located to the south. Mixed commercial
uses are located to the southwest. Grassy Flat Creek is located to the east within City
of Little Rock owned property. Single Family residences (zoned R-2) are located on
the east side of the creek/floodway area.
The City’s Future Land Use Plan designates this property as “RH” Residential High
Density. The requested MF-24 zoning will not require a plan amendment.
The applicant provided a preliminary drainage analysis for this property. The
preliminary drainage analysis shows that future development of this property will have
no adverse drainage impact on surrounding properties. Prior to release of a building
permit, a detailed hydrology and hydraulic analysis which complies with all codes and
manuals must be submitted.
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
5
The applicant also submitted a traffic study which analyzes a future MF-24
development of this property. The traffic study concluded the following:
“With the low increase in traffic volume at the intersection of Rodney
Parham Road and Brookside Drive during the AM and PM peak hours,
there is expected to be minimal impact to traffic operations at this
intersection if the development is constructed as proposed.”
Staff concurs with the results of the traffic study.
Staff is supportive of the requested MF-24 zoning. Staff views the request as
reasonable. The proposed MF-24 zoning will be compatible with this general area
along the Reservoir Road corridor. There are several other multifamily developments
in the area. The proposed MF-24 zoning is also consistent with the City’s Future Land
Use Plan designation of “RH” Residential High Density. The requested rezoning
should have no adverse impact on the general area.
Staff believes that the following additional important factors make this site a good
location for a multifamily development:
The site is less than 1,000 feet from Rodney Parham Road (via Brookside
Drive), a minor arterial, and less than 2,000 feet from Reservoir Road (via
Brookside Drive/White Rock Lane), another minor arterial.
The nearest bus route, Bus Route #8 (Rodney Parham Route), is less than
1,000 feet to the south. The nearest bus stop is at the intersection of Rodney
Parham Road and Brookside Drive (north and south sides).
There are sidewalks along both sides of Brookside Drive, between this property
and Rodney Parham Road. These sidewalks tie into sidewalks along both sides
of Rodney Parham Road.
The site is located within 1/3 mile of numerous amenities/support services such
as retail, restaurant, grocery/pharmacy, vehicle service, mini-storage, banks,
personal services (medical clinic, etc.). There are numerous other amenities
within a one (1) mile radius. The nearest grocery/pharmacy uses are located
from 1/3 mile to ½ mile from this site. The nearest medical clinic is located
approximately one (1) mile from this site.
There are numerous employment opportunities located within one (1) mile of
this site.
The site is located (via roadways) less than one (1) mile to Butler Park and less
than two (2) miles to Reservoir Park.
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
6
• The site is located (via roadways) less than one (1) mile to the nearest
elementary school (McDermott Elementary School), along Reservoir Road.
There are other schools and daycares located within a one (1) mile radius of
the site. (Little Rock Adventist Academy, Henderson Middle School, Terry
Elementary, Williams Elementary, and The Anthony School)
• A proposed future bike path (Bikeway 2), a class 2 bike lane will run east/west
along Rodney Parham Road.
• A future paved trail, as part of the City’s master trail system, will run along the
west side of Grassy Flat Creek, along the east boundary of this property. Future
development of this site must acknowledge the future trail location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request MF-24 rezoning.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Brian Dale was present, representing the application. There were several persons registered
in opposition. Staff presented the item and a recommendation for approval as outlined in the
staff recommendation above.
Brian Dale introduced his team and provided the Commission a brief history of the proposal
making note regarding a decrease in density from R-5 (36 units per acre) to MF-24 (24 units
per acre). The applicant also stated there were two access points therefore splitting traffic
between N. Rodney Parham Road and Reservoir Road. He also stated the developer will
comply with the City’s drainage plan.
Mr. Blake Wiggins, Developer, addressed the Commission in support of the application.
Mr. Wiggins made note there had been no new development in the general area within the
last ten (10) years. He also stated Little Rock’s growth has continued and expressed the
need for additional apartments in the area.
Jerry Herbert addressed the Commission in opposition of the application. His concerns were
regarding the decreased view from his residence and decrease in property values.
Dana Renard addressed the Commission in opposition of the application. She expressed
concerns regarding the abundance of apartments currently available in the area and no need
for several hundred more.
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
7
Brian Tinnermon addressed the Commission in opposition to the application. Mr. Tinnermon
expressed the following concerns:
1) A decrease in the reduction of proposed units does not represent a significant change.
2) Traffic flow in and out of the proposed development. He stated speed bumps have already
been installed in the area for safety.
3) COVID has allowed people living in the City to work from home as it relates to persons
leasing an apartment versus owning a home.
4) Residents investing in property in the area recognized the Future Land Use as R-5 and
this would not be an area zoned for high density.
5) Mr. Tinnermon referenced a neighborhood plan approximately 20 years ago citing low
density. Mr. Tinnermon stated his concerns have led him to sell his property.
Commissioner Brooks asked Mr. Tinnermon why he sold his property before a decision was
made regarding the application? Mr. Tinnermon replied, he was tired of fighting.
Commissioner Vickers, regarding his concerns about traffic, asked Mr. Tinnermon did he
have any third-party analysis to support his concern. Mr. Tinnermon replied his data was
sourced from websites but no independent third-party analysis to support his concerns.
Lee Beverly addressed the Commission in opposition to the application and expressed the
following concerns:
1) A petition submitted to the Commission opposing rezoning R-5 to MF-24.
2) Slope, timber, floodplain, excavation, grading plan and residents’ property potentially
being destabilized due to these factors.
3) Provided a brief history of the proposed zoning regarding his residency in the area.
4) Loss of accountability with regards to a planned development versus rezoning which
would not require review by the Planning Commission.
Commissioner Rahman asked why staff supported rezoning the site to MF-24 when current
zoning reflects a PRD (Planned Residential Development)? Staff replied the PRD expired,
however that option is still available. The applicant also replied that a PRD option still is being
considered by the developer, however the MF-24 proposal removes the review process
regarding planned developments and provides the applicant increased flexibility for site
development.
Director Collins addressed the Commission regarding the differences between single-use
versus large-scale projects as it relates to planned developments.
May 13, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-7091-C
8
Anne Parat addressed the Commission in opposition to the application and expressed the
following concerns:
1) How Grassy Flat Creek does not provide an adequate barrier for residents in the area.
2) A lack confidence in traffic studies based on previous experiences.
3) The developer not being clear about proposed development.
4) Encouraging the applicant to development the site into something neighbors can agree
upon.
Commissioner Berry asked the applicant are single units versus market rate apartments
proposed and how does this affect the density. The applicant replied, the Commission
previously approved R-5 density (36-units per acre) versus the proposed MF-24 (24 units per
acre) allows developer to remain environmentally aware about the proposal prior to
development.
Commissioner Hart stated the site was approved for 36-units per acre, why now propose
24-units per acre? The applicant replied, the Board of Directors denied the previous proposal.
Commissioner Berry stated residents are not leaving city in droves as compared to the other
cities and did not know what any type of compromise would be regarding density. He stated
that he was more inclined to agree with Board of Directors that site remain a planned
development.
Ernie Peters (Professional Engineer) provided more insight regarding traffic and stated he
was available to respond to Commission questions regarding access and traffic.
Director Collins addressed the Commission with the following:
1) Factors that determine how the Division will review apartment complexes in the future as
it relates to traffic, sidewalks, amenities, employment, schools and different modes of
transportation in the area being not limited to just vehicular traffic.
There was a motion to approve the application as recommended by staff. The motion was
seconded. The vote was 7 ayes, 3 nays, 0 absent and 1 open position. The application was
approved.
May 13, 2021
ITEM NO.: 7 FILE NO.: Z-9576
NAME: Rezoning from R-2 to R-4
LOCATION: South side of Lee Summit Drive, between Wren Road and Cardinal Road
DEVELOPER:
Damien Nelson
32 Point O Woods Drive
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Damien Nelson – Owner and Applicant
SURVEYOR/ENGINEER:
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
AREA: 0.39 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.39 acre property located on the south side
of Lee Summit Drive, between Wren Road and Cardinal Road from “R-2” Single
Family District to “R-4” Two-Family District. The property is comprised of two (2)
lots (Lots 36 and 37, Block 7, Westwood Heights Addition). The rezoning is
proposed in order to construct one (1) duplex on each lot.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property slopes
downward from front to back (north to south).
May 13, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9576
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. At time of building permit application, one (1) shared driveway centered on the
property line will be allowed to be constructed accessing both duplexes. An
access easement should be shown on final plat for shared driveway.
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. Capacity Analysis
Required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: A water main extension will be needed to provide water
service to this property. That work would be done at the expense of the developer.
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.
May 13, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9576
3
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to change the property from R-2 (Single
Family District) to R-4 (Two-Family Residential District) to allow the future
development of the site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from the site. There is Park/Open Space (PK/OS)
shown a short distance to the south. The Residential Low Density (RL) category
provides for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. To the north
is a developed single-family subdivision. To the east, west and south of the site is
vacant wooded land, platted as a single-family subdivision. The Park/Open Space
(PK/OS) category includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land. This area is the
floodplain/floodway of the Fourche and Brodie Creeks.
Master Street Plan: To the north is Lee Summit Drive and it is a Local Street on
the Master Street Plan. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as “Commercial
Streets”. 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:
Damien Nelson, owner of the 0.39 acre property located on the south side of Lee
Summit Drive, between Wren Road and Cardinal Road, is requesting that the
May 13, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9576
4
property be rezoned from “R-2” Single Family District to “R-4” Two-Family District.
The property is comprised of two (2) lots; Lots 36 and 37, Block 7, Westwood
Heights Addition (unrecorded). The rezoning is proposed in order to construct one
(1) duplex on each lot.
The property is currently undeveloped and mostly wooded. The property slopes
downward from front to back (north to south).
Undeveloped R-2 zoned lots are located east and west of the property, within the
Westwood Heights Addition. Single family residences on R-2 zoned lots, also in
the Westwood Heights Addition, are located across Lee Summit Drive to the north.
Undeveloped lots and the old Hindman golf course, zoned R-2 and PR, are located
to the south.
The City’s Future Land Use Plan designates this property as ”RL” Residential Low
Density. The requested R-4 zoning will not require a plan amendment.
Staff is supportive of the requested R-4 zoning. Staff views the request as
reasonable. The property is located in an area zoned for single family residences,
with a number of undeveloped lots to the east, west and northeast within the
Westwood Heights and Brookside Park Additions. The proposed rezoning to allow
two (2) duplex structures will represent only a minor increase in the original platted
density for this property. Staff believes that the requested rezoning to R-4 will have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Damien Nelson, applicant, was present representing the application. There were persons
registered in opposition to the application. The applicant deferred to the opposition.
Dr. Robert Williams, President of the Westwood and Western Hills Neighborhood
Associations addressed the Commission in opposition to the application. He stated 97%
of the neighborhood association voted to oppose the application. He stated the
neighborhood association feels if this proposal is allowed it would change the
neighborhood from single-family residences to more duplexes being developed.
Karen Cromwell addressed the Commission in opposition to the application. She
expressed concerns regarding the green area, building of additional duplexes, prefers
single-family homes, not duplexes, planned connection of all city parks, traffic, slope and
May 13, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9576
5
how the removal of existing trees and excavating activities would adversely affect
harmony in the area.
Greg Merriweather addressed the Commission in opposition to the application and
expressed the following concerns:
1) The proximity of his residence to the proposed development.
2) Traffic flow in the area.
3) If approved how this opens the door for the developer to build additional duplexes.
Lavita Wills-Hale addressed the Commission in opposition to the application and
expressed the following concerns:
1) The historical nature of the area being single-family residences.
2) How the natural landscape & single-family houses draw residents to the area.
3) The existence of ethnic and cultural diversity in the area.
4) Traffic concerns regarding the size of the streets and traffic flow in the area.
5) How this proposal may create a negative environmental impact in the area.
Commissioner Vickers asked Ms. Wills-Hale did she obtain any independent, third-party
data regarding sewers (drainage) and traffic concerns? She replied that she obtained no
third-party data to support her concerns.
Commissioner Vickers asked staff why the street is so narrow and are any future Public
Works road improvements planned to widen the street(s)? Staff replied that it appears
the developer of the subdivision sold some of the lots prior to approval of a final plat.
Director Collins addressed the Commission stating the developer is proposing to develop
one lot not several lots and this proposal is exempt from Public Works regarding street
improvements.
Commissioner Hamilton asked staff are there any multi-family residences within the
subdivision? Staff replied no.
Commissioner Berry asked staff are duplexes considered multi-family? Staff replied no,
duplexes are considered two-family.
Commissioner Brooks asked applicant if he was able to meet with the neighborhood
association or individual neighbors regarding his proposal? The applicant replied yes.
The discussion concerned duplexes initially followed by the development of townhouses.
Dr. Betton asked the applicant if he had an opportunity to meet with neighborhood
association to resolve the issues posed today? Dr. Williams replied there was not an
opportunity due to COVID and the neighborhood association did not vote to place the
May 13, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-9576
6
applicant’s proposal on the neighborhood association’s agenda. Therefore, letters were
forwarded to the members.
Lavita Wills-Hale addressed the Commission regarding the lack of communication
between the neighborhood association and the applicant was due to the cancellation of
meetings due to COVID. Therefore, the letters for polling residents was the most
reasonable approach.
Commissioner Hamilton asked the applicant was he opposed to meeting with
neighborhood association to discuss any concerns? The applicant replied, no he was not
and looking forward to meeting with the neighborhood association in the future.
Director Collins addressed the Commission and noted the law does not require the
applicant to meet with the neighborhood association, but encouraged both to work
together to resolve any concerns.
Commissioner Berry asked Staff if rezoning applications went to the Board of Directors?
Staff replied yes, if approved by the Planning Commission, the Board of Directors will
consider the application within 3-4 weeks and encouraged the neighborhood association
to attend Board of Directors’ meeting.
There was a motion to approve the application. The motion was seconded. The vote was
8 ayes, 2 nays and 0 absent and 1 open position. The application was approved.
May 13, 2021
ITEM NO.: 8 FILE NO.: LU2021-15-01
Name: Land Use Plan Amendment –Geyer Springs West District
Location: West Side of North Chicot Road (7500 Block of N. Chicot Road) between
Mabelvale Pike and Mabelvale Pike
Request: Residential Low (RL) to Residential Medium (RM)
Source: Ali Syed
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low (RL) to Residential
Medium (RM) on an approximate half-acre (0.5 acre) site located within the Geyer Springs
West Planning District, more specifically on the west side of the 7500 block of North
Chicot Road, between Mabelvale Pike and Mabelvale Pike.
The existing Residential Low land use designation provides for single family homes at
densities not to exceed 6 units per acre. Such residential development is typically
characterized by conventional single-family homes but may include patio or garden
homes and cluster homes, provided that the density remains less than 6 units per acre.
The RM designation requested accommodates a broad range of housing types including
single family attached, single family detached, duplex, town homes, multi-family and patio
or garden homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between six (6) and twelve (12) dwelling units
per acre.
This land use amendment application is accompanied by a zoning map amendment
request. It is applicant’s intent to rezone the site to a PRD Planned Residential
Development zoning designation (File No. Z-9529-A). The RM land use category
accommodates a broad range of housing types including single family attached, single
family detached, duplex, town homes, multi-family and patio or garden homes. Any
combination of these and possibly other housing types may fall in this category provided
that the density is between six (6) and twelve (12) dwelling units per acre.
EXISTING LAND USE AND ZONING:
The site is zoned R-2 Single-Family District. The R-2 zoning designation is for
conventional single-family development with a minimum lot size of 7,000 square feet. This
district is the predominant single-family district within the City of Little Rock west of
University and south of Asher Avenue. The subject site was previously developed with a
single-family home, the existing home on the lot has been abandoned and is boarded up.
May 13, 2021
ITEM NO.: 8 (Cont.) FILE NO.: LU2021-15-01
2
The subject site is situated between other R-2 zoned land to the north, south, and west.
To the south are large parcels with detached single-family homes. To the west is
undeveloped wooded lands. The single-family home immediately to the north appears to
be a parishioner home associated with the place of worship that is also situated on the
same parcel. Across Chicot Road to the east is an undeveloped wooded lot that is zoned
Multifamily District (MF-18). Immediately south of this 13-acre site, and catty-corner to the
subject site, is an 11-acre MF-18 site developed with the Village Green Apartments
complex.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
When the land use plan was crafted for this area, staff was responding to the existing
land use pattern, zoning and approved plans. In the northern half of the district, the
objective was to minimize potential negative impacts between industrial and residential
uses. Thus, the plan reflects the existing land use pattern with some buffers (open space)
between residential use and industrial use. The majority of lands composing Geyer
Springs West District are south of I-30. The subject site is located north of I-30 in small
development node characterized by the presence of Fourche and South Hindman Creek.
The approximately 0.5-acre site is a part of a three (3) acre swath of land designated
Residential Low (RL). To the north of these RL lands are Public Institutional Lands (where
a place of worship and parishioners’ home was developed).
South of the RL lands, are about three (3) acres of Residential High (RH) and
approximately 3.5 acres of Office (O) designated lands. A single-family home sits on the
RH lands. Most of the RH lands are not developed, the O designated lands are
undeveloped. Further south at the N. Chicot Rd. and Mabelvale Pike intersection are
Commercial (C) designated lands, these are occupied by a single-family home and a
place of worship.
While there have been some Land Use amendments within the Geyer Springs West
District Planning Districts, Staff reviewed cases back to 2010 and did not locate records
of land use amendments within Geyer Springs West occurring north of I-30.
MASTER STREET PLAN:
North Chicot Road is shown as a on the Master Street Plan as being designated as a
Collector. Collector streets are the traffic connections from Local Streets to Arterials or
to activity centers, with the secondary function of providing access to adjoining property.
The Collector system should not be continuous but should direct traffic to Arterials. This
class of road is generally at a spacing of a quarter to half-mile This Street may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
May 13, 2021
ITEM NO.: 8 (Cont.) FILE NO.: LU2021-15-01
3
BICYCLE PLAN:
A Class III Bike Path is shown as being proposed along N. Chicot Road / Mabelvale Pike.
Class III Bicycle Routes have only sharrows. These routes use the existing vehicular area
with no physical separation. Generally, Class III Bicycle Routes are local streets or higher-
class streets when speeds are less than 30 miles per hour and volumes less than half
design volume.
PARKS:
About 500 feet north of the project site is South Hindman, 80 acres of wooded
undeveloped park lands, these lands are situated immediately to the south of Hindman
Park & Disc Gold Course.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
ANALYSIS:
The subject site, situated between Fourche Creek and I-30, is located on the west side of
N. Chicot Road in a small node of the Geyer Springs West Planning District. When the
land use designations composing this area were first crafted by the City, Staff was
responding to the existing land use patterns, zoning, and approved plans.
The applicant’s request would not significantly deplete the amount of lands available for
Residential Low Developments in the Geyer Springs West Planning District, or the City
as a whole. While a significant amount of nearby RL lands have been platted and
developed, there are opportunities in the southern portion of Geyer Springs West
Planning District and north of the site in the 65th West Planning District for the
development of single family homes in the context of the RL land use designation.
At the southeast corner of N. Chicot Road and Mabelvale Pike is about ten (10) acres of
wooded/undeveloped Residential Medium designated lands, this swath of RM is situated
just north approximately ten (10) acres of Residential High (RH) designated lands, which
are also undeveloped.
A change to allow for higher density in this area may be appropriate as it allows more
intense land uses to be concentrated in the vicinity of the I-30 and North Chicot Road
overpass and outside of established lower density residential neighborhoods north of
Mabelvale Pike and those areas southwest of the site. As the site is situated on a collector
street, between lands designated PI (Public Institutional) and lands designated RH
(Residential High), the RM designation land use could compliment the area by providing
May 13, 2021
ITEM NO.: 8 (Cont.) FILE NO.: LU2021-15-01
4
a small area of moderately intense development served by parks and open space to the
north.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Town and Country and
the South Brookwood Association. Staff has received no comments from area residents
or from Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff recommends approval.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against and
1 vacancy, the item was approved.
May 13, 2021
ITEM NO.: 8.1 FILE NO.: Z-9529-A
NAME: Ali Apartments – PD-R
LOCATION: 7420 N. Chicot Road
DEVELOPER:
Syed Ali
1809 Martha Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Syed Ali – Owner and Applicant
SURVEYOR/ENGINEER:
ETC Engineers & Architects
1510 S. Broadway
Little Rock, AR 72202
AREA: 0.73 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On October 29, 2020 the Planning Commission approved a rezoning of this property from
“R-2” Single Family District to “PRD” Planned Residential District. The rezoning was approved
to allow an eight (8) unit apartment development. On January 19, 2021 the Board of Directors
denied the requested ordinance adoption from the Planning Commission.
May 13, 2021
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9529-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.73 acre property from “R-2” Single Family
District to “PD-R” Planned District – Residential to allow a six (6) unit apartment
development. A single driveway from Chicot Road, near the center of the site, will serve
as access to the proposed three (3) building project.
B. EXISTING CONDITIONS:
The property contains a small one-story frame single family residence which is
unoccupied. The structure will be removed from the site with the new development.
The remainder of the property is undeveloped and mostly grass covered.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Sidewalks with appropriate handicap ramps are required in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan.
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. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
5. If the northwest corner of the property is within the 100-year floodplain a special
Grading Permit for Flood Hazard Areas will be required per Section 8-283, prior to
construction. Confirm the floodplain is not on the property.
6. Storm water detention will not apply to the proposed development due to the
property being less than 1 acre in size.
7. 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.
May 13, 2021
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9529-A
3
8. 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.
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 main extension required with
easements if new sewer service is required for this project. Capacity Analysis
Required.
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.
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.
May 13, 2021
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9529-A
4
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (½) the full width requirement but in no case
less than nine (9) feet.
3. Screening requirements will need to be met for the vehicular use areas adjacent to
street rights-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.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
6. Any trash receptacles or pickup shall be oriented away from a primary street side
of the property and screened from the public right-of-way. Screen shall exceed the
height of the dumpster or trash containment areas by at least two (2) feet not to
exceed eight (8) feet total height.
7. For developments of less than one (1) acre a there shall be a water source within
seventy-five (75) feet of all plant material if an automatic irrigation system is not
provided.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the 65th Street West Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The Residential
Low Density (RL) category provides for single family homes at densities not to exceed
May 13, 2021
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9529-A
5
6 dwelling units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
application is to change the property from R-2 (Single Family Residential District) to
PRD (Planned Residential Development) District to allow for the development of five
duplexes on the site with an overall density of 13.7 units/acre.
Surrounding the application area, the Land Use Plan shows Residential High Density
(RH) to the south and east. Public Institutional (PI) is shown to the north. Commercial
(C) is shown a short distance to the south, at the intersection of Mabelvale Pike and
North Chicot Road. Residential Low Density (RL) is shown to the west with Park/Open
Space (PK/OS) just beyond that. Residential High Density (RH) category
accommodates residential development of more than twelve (12) dwelling units per
acre. The land to the east is vacant and wooded, while the land to the south has a
single-family structure on it. 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
occupied with a church and home for the minister. 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 of a residential 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 land is either vacant or large-tract
residential. The Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. This area is the floodplain/floodway of a tributary of Fourche Creek.
Master Street Plan: To the east is North Chicot Road and it is 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 North Chicot Road. 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 0.73 acre property located at 7520 N. Chicot
Road from “R-2” Single Family District to “PD-R” Planned District – Residential. The
property is located on the west side of N. Chicot Road, north of Interstate 30.
May 13, 2021
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9529-A
6
The applicant proposes to construct six (6) single family residential units on the
property in two (2) phases. Phase 1 will include one (1) four-unit building (units 2-5)
within the west half of the property, along with site grading, site drainage, utilities,
driveway, and parking lot. Phase 2 will consist of construction of unit 1 and 6 structures
within the east half of the property. Landscaping will be installed with each phase.
The six (6) residential units will range in size from1,204 square feet to 1,280 square
feet. The units will be single story, with a maximum building height of 25 feet. A front
porch and rear patio will be included with each unit. The structures will be located 20
feet to over 60 feet back from the front (east) property line and 12 to 16 feet back from
the north, south and west property lines.
One (1) 24 foot wide driveway near the center of the site will provide access to the
proposed development. A 16 space parking lot is proposed within the east half of the
property. Section 36-502 (b) (1) of the City’s Zoning Ordinance would typically 1.5
parking spaces per unit, or nine (9) spaces for this proposed development. The parking
as proposed will be sufficient to serve the development.
A dumpster area is proposed at the southeast corner of the proposed parking lot. The
dumpster area will be screened as per ordinance requirements.
A small monument-type sign will be located on the north side of the entry drive. The
sign will have a height of four (4) feet and an area of 16 square feet. The sign will
contain the name and address of the project. The sign must be located at least five (5)
feet back from the east (front) property line.
Site lighting will consist of a single dark sky compliant LED light on a 20 foot tall steel
post. The light will be located at the center of the parking lot area. The applicant notes
that the proposed development will comply with the Engineering requirements as found
in Paragraph D. of the staff analysis and the Landscape/Buffer requirements as found
in Paragraph F.
The applicant provided a preliminary drainage analysis for this property. The
preliminary drainage analysis shows that future development of this property will have
no adverse drainage impact on surrounding properties. Prior to release of a building
permit, a detailed hydrology and hydraulic analysis which complies with all codes and
manuals must be submitted.
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 PD-R rezoning.
May 13, 2021
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-9529-A
7
Staff is supportive of the requested PD-R zoning to allow the six (6) unit residential
development. Staff views the request as reasonable. The property is located in an area
of mixed uses and zoning. Existing multifamily developments are located east and
south of the subject property. The proposed development should prove to be
compatible with the surrounding uses and zoning. Staff believes the proposed PD-R
zoning will have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance with
the comments and conditions outlined in paragraphs D, E and F, and the Staff
Analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 13, 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 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 9 FILE NO.: Z-5817-K
NAME: Cantrell West Retail Center – PCD
LOCATION: 15122 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Two Rahling Centre, LLC – Owner
Holloway Engineering/Jess Griffin – Agent
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 3.803 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2 and PD-O
Variance/Waivers:
1. Variance to allow two (2) ground-mounted, monument type signs.
2. Variance to allow more than 30% of land use buffers to be disturbed.
BACKGROUND:
On July 16, 2020, the Planning Commission voted to approve a request to rezone this
property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3) lots
with a restaurant development on each lot. The rezoning request was denied by the Board
of Directors.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the property from PD-O and R-2 to PCD to allow a
one (1) lot development including a 3,600 square foot restaurant building and a 20,012
square foot shopping center building.
B. EXISTING CONDITIONS:
The property is currently undeveloped. Some site work has taken place on the site in
preparation of future site development.
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. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required (measured
as a constant distance from the centerline).
2. Due to the proposed use of the property, the Master Street Plan specifies that
Rummel Road 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
Rummel Road and Cantrell Road.
4. 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.
5. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Rummel Road including 5-foot
sidewalks with planned development. The new back of curb should be placed 18
feet from the center of the street. Show on the plans the widening required on
Rummel Road adjacent to the subject property. If width is sufficient, Rummel
Road at Cantrell Road should be striped with a SB left turn lane.
6. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI. A request for comments has been submitted to ARDOT, District 6.
7. Sidewalks with appropriate handicap ramps are required to be constructed along
Cantrell Road in accordance with Sec. 31-175 of the Little Rock Code and the
Master Street Plan.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
3
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Section 30-43 and 31-210. The property does not have the
required frontage of 750 feet on Cantrell Road to provide for two (2) driveways
(per the Master Street Plan). The lots must share a single driveway access
centered on the property line. A variance must be requested for driveways located
closer than 300 feet to other driveways and intersections and 150 feet from side
property line.
9. The width of driveways must not exceed 36 feet. A variance must be requested
for driveways that exceed 36-feet in width.
10. 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. To grade the entire property for construction on
part of the proposed site development such as the removal of trees adjacent to
Rummel Road, an Advance Grading Variance must be requested.
11. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
12. 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 the property owner's.
13. All public drainage easements must contain drainage infrastructure approved by
the City of Little Rock Public Works Department.
14. 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.
15. Submit a Traffic Impact Study for the proposed project. Study should address trip
generation and trip distribution for the development and also should take into
account existing and projected traffic growth.
16. Provide a letter prepared by a registered engineer certifying the intersection sight
distance at the intersection(s) comply with 2004 AASHTO Green Book standards.
Particular consideration should be made to the Rummel Road driveway.
17. 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.
18. Retaining walls designed to exceed 15 ft in height are required to seek a variance
for construction. Provide proposed wall elevations.
19. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to Public Works for approval. After construction, an as-
built certification is required for construction of the retaining wall.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
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: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
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:
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
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
5
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, Fire Marshal Derek N Ingram, 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:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
6
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet
of landscaped area exclusive of right-of-way. The landscaped area shall contain
organic and/or combined man-made/organic features such as berms, brick walls
and dense plantings such that vehicular use areas are screened when viewed from
an elevation of forty-two (42) inches above the elevation of the adjacent street.
Trees shall be planted or be existing at least every twenty (20) feet and have a
minimum of two (2) inches in diameter when measured twelve (12) inches from the
ground at time of planting. Provide screening shrubs no less than thirty (30) inches
in height at installation with an average linear spacing of not less at three (3) feet
within the required landscape area.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R2. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum of
six (6) feet in height shall be required upon the property line side of the buffer.
A minimum of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The plantings, existing
and purposed, shall be provided within the landscape ordinance of the city,
section 15-81.
4. Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
Preliminary Site Plan indicates parking located in the north buffer.
5. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every
twelve (12) parking spaces.
8. A landscape irrigation system shall be required as per Highway 10 site design and
development standards.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
7
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the River Mountain Planning District. The Land
Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office
(SO) category shall provide for low intensity development of office or office parks in
close proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The application is to change the property from PDO
(Planned Development Office) District and R-2 (Single-Family Residential District) to
PCD (Planned Commercial Development) District to allow for the future development
of commercial uses. The request is not consistent with the Land Use Plan. This site
is in the Highway 10 Design Overlay District and subject to those regulations as well.
The Land Use Plan shows Residential Low Density (RL) to the north. To the west, the
Plan shows Park/Open Space (PK/OS) then Transition (T), north of Cantrell Road. To
the south, across Cantrell Road is Residential Low Density (RL) and Transition (T).
To the east, the Plan shows Suburban Office (SO) then Mixed Use (MX) and
Commercial (C). The Residential Low Density (RL) category provides for single family
homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single family homes, but may
also include patio or garden homes and cluster homes, provided that the density
remain less than 6 units per acre. The land to the north of the application area is
vacant and wooded, while the RL land south of Cantrell Road is part of a developed
single-family subdivision. The Park/Open Space (PK/OS) category includes all public
parks, recreation facilities, greenbelts, flood plains, and other designated open space
and recreational land. This area is the floodplain/floodway of Taylor Loop Creek.
Transition (T) is a Land Use Plan designation that provides for an orderly transition
between residential uses and other more intense uses. Transition was established to
deal with areas which contain zoned residential uses and nonconforming
nonresidential uses. A Planned Zoning District is required unless the application
conforms to the Design Overlay standards. Uses that may be considered are low-
density multi-family residential and office uses if the proposals are compatible with
quality of life in nearby residential areas. The uses in the Transition area north of
Cantrell Road are office. South of Cantrell Road there is a private school, office and
residential structure in the Transition area. The Suburban Office (SO) category shall
provide for low intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District is required.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
8
This area has offices as well as a drive-thru restaurant. 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. Several retail commercial uses are located in the MX area. The
Commercial (C) category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. The Commercial area consists of a couple retail strip-centers and stand-alone
retail businesses.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Rummel Road, it is 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
Cantrell Road since it is a Principal Arterial. Local Streets that are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to allow for
pedestrian use as well (replacing the sidewalk).
H. ANALYSIS:
The applicant proposes to rezone the 3.803 acre property located at 15122 Cantrell
road from “PD-O” Planned District – Office and “R-2” Single Family Residential to
“PCD” Planned Commercial District. The property is located at the northeast corner of
Cantrell Road and Rummel Road. The rezoning is requested to allow a one (1) lot
development to include a 3,600 square foot restaurant building and a 20,012 square
foot shopping center structure.
The proposed 3,600 square foot restaurant building will be located within the east
quarter of the property. The restaurant use will include a drive-thru window on the
building’s west side, with a menu board on the east side. Paved parking and internal
drives will be located along all sides of the restaurant building.
The proposed 20,012 square foot shopping center structure will be located within the
west three-quarters of the property. Paved parking and internal access drives will also
be located along all sides of the shopping center building. It appears that the applicant
has designed the internal drives to accommodate a drive-thru window at the west end
of the shopping center building.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
9
The applicant is requesting the following uses for the shopping center building:
• C-2 permitted uses
• Food store under 5,000 square feet of gross floor
area, with sales of beer or wine
• Private club with dining or bar service
The applicant notes that the hours of operation will be as follows:
Restaurant building – 6:00 a.m. to 12:00 a.m., Daily
Shopping Center building – 6:30 a.m. to 11:00 p.m.,
Monday – Saturday
– 6:00 a.m. to 9:00 p.m., Sunday
“We believe the vast majority of the tenants will be opening later and
closing earlier than the times stated.”
“If there is an all night pharmacy or urgent care medical, they would
need to stay open all night.”
The applicant notes that the buildings will have maximum heights of 35 feet. The
applicant also notes that the buildings’ exterior façade construction will consist of a
combination of brick, stone, glass and metal.
The applicant is showing a 4,015 square foot area for outdoor storage along the west
property line. The site plan notes that this area will be screened. Staff does not support
the use of an outdoor storage area.
The proposed site plan shows two (2) driveways from Cantrell Road. Each driveway
will have a width of 36 feet. The applicant proposes to have one (1) driveway from
Rummel Road at the northwest corner of the site. This driveway will be a gated
emergency access driveway. The gated area will include a Knox box for emergency
access.
The proposed site plan shows a total of 109 off-street paved parking spaces. The
proposed uses would typically require 102 parking spaces. The proposed number of
parking spaces should be sufficient to serve the proposed buildings.
The proposed site plan shows two (2) dumpster locations for the proposed buildings.
The applicant notes that the dumpster areas will be screened as per ordinance
requirements.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
10
The applicant also notes that all site lighting will be low-level and will not reflect onto
adjacent properties.
The applicant is proposing two (2) ground-mounted, monument-type signs along the
Cantrell Road frontage, one (1) at each driveway location. The signs will have
maximum heights of 10 feet and maximum sign areas of 100 square feet. Sections
36-346 (f) (1) and (2) of the City’s Zoning Ordinance (Highway 10 DOD) allow one (1)
ground-mounted, monument-type sign per development or building site. Therefore,
the applicant is requesting a variance to allow a second ground-mounted sign. Staff
supports the variance request.
The applicant notes that the land use buffers along the north and east perimeters
average at least 25 feet wide. Section 36-521 requires that a minimum of 70 percent
of land use buffers be undisturbed. The applicant notes that more than 30 percent of
the required buffers will be disturbed and is requesting a variance. Staff does not
support this variance request. There are numerous parking spaces located within the
rear and east side 25 foot buffer areas. Staff does not believe that the proposed buffers
meet with the spirit and intent of the ordinance.
The proposed site plan shows a stormwater detention paved along the Cantrell Road
frontage at the southwest corner of the overall site. A detailed hydrology and hydraulic
analysis which complies with all codes and manuals must be submitted prior to release
of a building permit for any construction on this site.
The applicant submitted a traffic study for the proposed site development. The traffic
study concluded the following:
“The conclusion of traffic operational findings associated with this
study is that additional traffic expected to be generated by the
proposed Cantrell West development can be accommodated by the
existing adjacent roadway and the access drives as proposed
without discernable impact on traffic flow in the vicinity. Additionally,
the site is well designed with two well-spaced access drives along
Cantrell Road and very good accommodation for internal vehicular
circulation. Ingress, egress and internal vehicular circulation are
expected to operate well with minimal to no vehicle queuing issues
at the site access drives or on Cantrell Road.”
The proposed site plan indicates a 10 foot wide open cut along the north property line.
According to the Planning and Development Engineering Division:
“The hillside vertical cut should be placed at least 10 ft. from the north
property line to provide evergreen plantings and a swale to divert
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
11
stormwater per the following requirements found in CLR Code Sec.
29-190:
• Terraces shall be landscaped with dense evergreen
plantings sufficient to screen the cut or fill slope. The
terrace may be sloped to drain up to one (1) foot in ten
(10) feet of width.
• Development shall be planned to fit topography, soils,
geology, hydrology, and other existing site conditions.
• Provisions shall be made for safety against unstable
slopes or slopes subject to erosion and deterioration.
The city official may require certified geotechnical
analysis for sliding and global stability safety.
• The potential for soil loss shall be minimized by
retaining natural vegetation wherever possible.
• Appropriate provisions such as those in the stormwater
management and drainage manual shall be used to
accommodate stormwater runoff and soil loss
occasioned by changed soil and surface conditions
during and after development, including the use of
vegetation and limitations on soil exposure.”
Staff does not support the requested PCD rezoning. Staff does not believe the request
is reasonable. Staff believes the proposed development is too intense for this site. The
property is designated as “SO” Suburban Office by the City’s Future Land Use Plan
and is located at the intersection of Cantrell Road and Rummel Road, a
local/residential street which serves only single family residences and dead-ins
approximately 3,000 feet to the northern. Additionally, the property is located adjacent
to R-2 zoned property to the north and across Rummel Road to the west and
northwest. The property across Cantrell Road contains single family residences and
a small office zoned property. Staff believes that a less intense commercial or office
use will be most appropriate for this property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
May 13, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-5817-K
12
PLANNING COMMISSION ACTION: (MAY 13, 2021)
Jess Griffin was present representing the application. Mr. Griffin addressed the Commission
and requested the application be deferred to the June 10, 2021 agenda. Mr. Griffin explained
that the developer was working with the neighborhood to resolve issues.
There was a motion and second to defer the application to the June 10, 2021 agenda. The
vote was 10 ayes, 0 nays, 0 absent and 1 open position. The application was deferred.
May 13, 2021
ITEM NO.: 10 FILE NO.: LU2021-19-01
Name: Land Use Plan Amendment – Chenal District
Location: West of the Southwest Intersect of Chenonceau Boulevard and
Cantrell Road
Request: Suburban Office (SO) to Commercial (C)
Source: Joe White & Associates, Inc., 25 Rahling Circle
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Suburban Office (SO) to
Commercial (C) on an approximate four (4) acre site with a 50 foot buffer area
running perpendicular to the western most property line (PK/OS). The site is
located within the Chenal Planning District, more specifically just west of the
southwest corner of Chenonceau Boulevard and Cantrell Road. The existing
Suburban Office land use designation provides for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoned District zoning designation is required of
development in the Suburban Office land use designation.
The site of the land use application is a part of a larger unplatted parcel, the entirety
of the parcel extends to Chenonceau Boulevard. The eastern part of the parcel
bears a Commercial (C) land use designation. The applicant’s proposed
Commercial designation allows for a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve.
This land use amendment application is accompanied by a zoning map
amendment request. It is applicant’s intent to rezone the site to a General
Commercial District (C-3) zoning designation (File No. Z-6258); the applicant’s
zoning application includes a request to include a 50 foot enhanced undisturbed
buffer along the perimeter of the western property line.
EXISTING LAND USE AND ZONING:
The Chenal District is centered on the Chenal Valley and Shinall Mountain area.
The major commercial areas sit at Highway 10/Chenal Parkway and the Rahling
Road/Chenal Parkway intersections.
This land use amendment is proposed on an approximately four (4) acre tract of
land that is part of an approximately eight (8) acre unplatted parcel that was
previously developed with a single-family home and accessory structure. The
May 13, 2021
ITEM NO.: 10 (Cont.) FILE NO.: LU2021-19-01
2
eastern half of the 8-acre parcel was re-zoned to General Commercial (C-3) in
1997 with Case No. Z-6258, the western half of the site of this land use application
is zoned Quiet Office District (O-1).
The tract of land immediately to the east of the application site is a part of the same
parcel associated with this land use amendment application, this part of the parcel
is zoned General Commercial (C-3), this part of the parcel is generally
undeveloped. Further east of the site across Chenonceau Boulevard lands are
zoned General Commercial (C-3) and have been developed with a strip mall
commercial development. South of the site, undeveloped wooded lands are zoned
General Office (O-3). Immediately west of the site, where lots with frontage along
Cantrell Road are developed with large lot single family homes, lands are zoned
Single-Family (R-2). Immediately north of the site, on 30 acres, the new Bank OZK
corporate office was constructed on lands zoned Planned Commercial District
(PCD). The approved PCD for the Bank OZK site shows additional future office
and commercial uses along the perimeter of the new office building.
The site is within the Highway 10 Scenic Corridor Design Overlay District (DOD),
which was developed to protect and enhance the quality of the Highway 10
corridor. The intent of the DOD is to create a distinctive parkway, by minimizing
curb cuts and fostering land uses that transition areas from less to more intense
land uses. The DOD avoids the undesired effects of small lot strip development.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
At the time the City’s Land use Plan was crafted, it envisioned Commercial Land
Uses in Chenal to be concentrated at the Cantrell Road/Chenal Parkway and
Rahling Road/Chenal Parkway intersections, with smaller commercial areas
proposed at intersections of major roads.
East of the subject site, the land use plan shows the property designated
Commercial (C). These Commercial designated lands are a part of the same
parcel as the site of this application. The single parcel (developed with two single
family homes) is composed of both a Commercial (C) and Suburban Office (SO)
land use designation. The SO category provides for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required of developments in this area.
The 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 SO designation extends west for about 700 feet, covering about 20 acres. The
area consists of a few large lot single-family homes developed in the 60’s and 80’s.
Beyond the SO area along Cantrell Road, to the west, there is an additional 7 acres
May 13, 2021
ITEM NO.: 10 (Cont.) FILE NO.: LU2021-19-01
3
of land designated as Mixed Use (MX). This category provides for a mixture of
commercial and industrial uses to occur. Acceptable uses are commercial or mixed
commercial and industrial. A Planned Zoning District is required if the use is mixed
commercial and industrial. Beyond the commercial uses is a large swath of
Residential Low (RL) lands. South of the subject site, along Chenonceau Blvd,
lands are shown as Office (O), this office category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. Residential High (RH) designated
lands, where the Ridge at Chenal Valley apartments complex was developed, are
situated immediately adjacent to the Office and Suburban Office lands.
East of the site, across Chenonceau Boulevard, are additional Commercial
designated lands, a part of which have been developed with a strip style
commercial development. East of the Commercial lands, along Cantrell Road, is
a small area of land designated for Office. These Office designated lands have
been developed with small scale office buildings. Residential Low designated
lands are immediately adjacent to the Commercial and Office area, some of which
have been developed with detached single-family homes.
North of the site, west of Chenonceau Blvd. in the Pinnacle Planning District, lands
are designated Commercial and Public/Institutional (PI). The 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.
These lands, approximately 30 acres, are the site of the new Bank of OZK
corporate office headquarters and future campus.
While there have been some Land Use amendments within the Chenal Planning
Districts, they are generally in the development quadrant near Chenal Parkway
and Rahling Road and in the western most part of the District near the western
most limits City. In the last ten years, there have not been Land Use Amendment
applications in the immediate vicinity of the subject site.
MASTER STREET PLAN:
To the north of the site is Cantrell Road, shown as a Principal Arterial on the Master
Street Plan. A Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Cantrell
Road since it is a Principal Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
May 13, 2021
ITEM NO.: 10 (Cont.) FILE NO.: LU2021-19-01
4
BICYCLE PLAN:
There is a Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a
paved path physically separate for the use of bicycles. Additional right-of-way or
an easement is likely required.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The subject site is located on the south side of Cantrell Road (a Principal Arterial)
in an area within the Chenal Planning District. The site is immediately south of the
Pinnacle Planning District where the new Bank of OZK was developed. The four
(4) acre site is a part of larger, 18 acre mass of SO designated lands. The SO
designated lands at the subject site currently supports a single-family home and
an auxiliary dwelling unit on one parcel. Suburban Office land uses have not yet
materialized on the four acre SO part of the parcel, nor have Commercial uses on
the Commercial designated lands of this same parcel. South of the SO designated
lands there is a 13-acre site of lands designated O (Office), these wooded lands
have not yet developed. To the west of this site, and south of the SO lands, are
lands designated Residential High (RH), which support the Ridge at Chenal Valley
apartment complex.
The subject site is located adjacent to arterials where the City envisioned a limited
grouping of commercial development. The proposed change in land use from
Suburban Office to Commercial would expand lands at this intersection available
for Commercial development.
There are existing platted Commercial designated lands that have not yet been
absorbed by the market in this area.
The request would not significantly deplete the amount of lands available for office
developments, nor does the subject site act as buffer between lands designated
for future Residential. However, west of the site on the remaining SO lands where
Suburban Office uses have not yet materialized are large lot single-family homes.
May 13, 2021
ITEM NO.: 10 (Cont.) FILE NO.: LU2021-19-01
5
In an effort to mitigate potential impacts of future Commercial development, the
applicant has proposed a 50-foot buffer be designated along the western most
boundary.
If this application is approved, the proposed Commercial land use designation
would cover the applicant’s entire parcel, less the western most 50 feet where a
buffer would be established (PK/OS). Approval would give the applicant the
opportunity to rezone their parcel to a single zoning designation. A hearing for the
zoning change to C-3 with a 50-foot buffer along the western permitter of the lot
would follow action on this item. Assuming the land is developed in compliance
with the Highway 10 Scenic Corridor Overlay District Regulations and the 50 foot
buffer is established along the perimeter of the western boundary of the subject
site, the request to change the land use would not be in direct conflict with the
goals of the land use plan.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Aberdeen Court,
Bayonne Place, and Maywood Manor. Staff has received no comments from area
residents or from Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use
designation at the subject site from SO to C, with a PK/OS designation along the
western most 50 feet of the parcel running perpendicular to the property line.
PLANNING COMMISSION ACTION: (MAY 13, 2021)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against
and 1 vacancy, the item was approved.
May 13, 2021
ITEM NO.: 10.1 FILE NO.: Z-6258-B
NAME: Rezoning from O-1 to C-3
LOCATION: 17815 Cantrell Road
DEVELOPER:
Eleanor B. Karam
2013 Charitable Remainder Trust
P.O. Box 8010
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Eleanor B. Karam
2013 Charitable Remainder Trust – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: Approx. 4acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: O-1
Variance/Waivers: None requested.
BACKGROUND:
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone approximately four (4) acres of property from “O-1”
Quiet Office District to “C-3” General Commercial District. The rezoning is proposed to
allow for future commercial development.
May 13, 2021
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-6258-B
2
B. EXISTING CONDITIONS:
The overall property is comprised of approximately 8.5 acres, located at the southwest
corner of Cantrell Road and Chenonceau Blvd. The east 4.5 acres of the single tract
is currently zoned “C-3” General Commercial District. The west four (4) acres is zoned
“O-1” Quiet Office District. A two-story single family residence is located within the
south half of the overall property. A single driveway from Cantrell Road serves as
access to the property. The majority of the property is undeveloped and tree covered.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. Due to the
property located at an arterial-arterial intersection, the applicant shall dedicate an
additional 10 ft of right-of-way for a length of 250 ft measured from the intersecting
right-of-way.
2. Chenonceau Boulevard is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
3. Per the Master Street Plan at an arterial/arterial intersection, a 75 to 100 feet radial
dedication of right-of-way is required at the intersection of Cantrell Road and
Chenonceau Boulevard.
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.
Fire Department: No comments.
May 13, 2021
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-6258-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 Chenal Planning District. The Land Use Plan
shows Suburban Office (SO) for the requested area. The Suburban Office (SO)
category shall provide for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned Zoning
District is required. The application is to change the property from O-1 (Quiet Office
District) to C-3 (General Commercial District) to allow for the future development of
commercial uses. The request is not consistent with the Land Use Plan. There is an
accompanying item to amend the Land Use Plan to Commercial on this agenda. This
site is in the Highway 10 Design Overlay District and subject to those regulations as
well.
The Land Use Plan shows Commercial (C) to the east and across Cantrell Road to the
north. Suburban Office (SO) is shown on the Plan to the west. The Plan shows Office
(O) to the south. To the northwest, across Cantrell Road, is an area of Public
Institutional (PI) then Mixed Use (MX) along the north side of Cantrell Road. 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. Immediately to the east of the application site is a portion of the applicant’s
ownership with no structures on it. Across Chenonceau Boulevard is a tract with a
commercial center on it and vacant tracts both to its north and south of the retail center
along Chenonceau Boulevard. Across Cantrell Road the Commercial land is the site
of the OZK Bank Headquarters. (Phase 1 has been completed, but later phases
include a hotel, a parking structure, and five more office buildings, some with ground
level retail). Beyond this to the east are vacant cleared commercial zoned tracts and
a branch bank. The Suburban Office (SO) category shall provide for low intensity
development of office or office parks in close proximity to lower density residential
areas to assure compatibility. A Planned Zoning District is required. This land has
May 13, 2021
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-6258-B
4
tracts with single-family homes on them (one is currently vacant). The Office (O)
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
Currently the Office property immediately to the south is vacant and wooded. 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 was the site of a church, but is
now part of the OZK Bank headquarter campus plan and proposed site for a 3 level
building with ground floor retail is Phase 3 of the development. 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. This area is made up of several tracts with three or four
are retail uses. In addition there are a couple single-family houses and two converted
single-family houses used for commercial or office uses with in the Mixed Use area on
the Plan.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Cantrell Road since it is a Principal Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike Path
is to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to allow for
pedestrian use as well (replacing the sidewalk).
H. ANALYSIS:
The Eleanor B. Karam 2013 Charitable Remainder Trust, owner of the four (4) acres
of property located at 17815 Cantrell Road, is requesting that the property be rezoned
from “O-1” Quiet Office District to “C-3” General Office District. The rezoning is
proposed for future commercial development.
The four (4) acres proposed for rezoning is part of a larger 8.5 acre tract (single
ownership) located at the southwest corner of Cantrell Road and Chenonceau Blvd.
The east 4.5 acres of the overall tract is currently zoned “C-3” General Commercial
District. The applicant is requesting to rezone the west four (4) acres of the overall
tract to C-3 to allow the 8.5 tract to be developed as a single commercial project.
May 13, 2021
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-6258-B
5
The applicant is proposing to leave the west 50 feet of the property as an undisturbed
buffer, as the property immediately to the west is currently zoned R-2 and contains a
single family residence. The applicant is proposing that the buffer area be enhanced
with low and mid-level landscape screening (where needed) at the time the property
is developed. This is a condition that the applicant is proposing, and will run with the
C-3 zoning of the property as a condition of development.
A two-story single family residence is located within the south half of the overall
property. A single driveway from Cantrell Road serves as access to the property. The
majority of the property is undeveloped and tree covered, including the west 50 feet
of the site which is to serve as an undisturbed buffer as noted above.
The property is located in an area of mixed zoning and uses along Cantrell Road at
the Chenonceau Blvd. intersection. A mixture of commercial uses and zoning (C-2,
C-3 and PCD) is located across Cantrell Road to the north, northeast and northwest.
C-3 zoned property, including a commercial strip center is located to the east across
Chenonceau Blvd., with undeveloped C-3 zoned property to the southeast. A large
undeveloped O-3 zoned tract is located to the south, with a large apartment complex
to the southwest. Single family residences on large R-2 zoned tracts are located to
the east.
The City’s Future Land Use Plan designates this property as “SO” Suburban Office. A
Land Use Plan Amendment from “SO” Suburban Office to “C” Commercial is a
separate item on this agenda.
Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable.
The applicant is proposing to rezone the remaining four (4) acres of the 8.5 acre tract
to C-3 in order for the property to be developed as a unified commercial project. The
west 4.5 acres of the overall tract is zoned C-3 as well as the property across
Chenonceau Blvd. to the east. A large mount of commercial zoned property is located
across Cantrell Road to the north, northeast and northwest. The proposed C-3 zoning
will represent a continuation of the commercial zoning pattern along Cantrell Road.
The applicant is proposing an enhanced undisturbed buffer along the west property
line. Staff feels that this buffer will adequately screen and buffer the single family
residences to the west from a future commercial development of the subject property.
Staff believes that the request C-3 zoning will have no adverse impact on the
surrounding properties or the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning, subject to the west 50
feet of the property being maintained as an undisturbed buffer, with enhanced
landscape plantings, at the time of property development.
May 13, 2021
ITEM NO.: 10.1 (Cont.) FILE NO.: Z-6258-B
6
PLANNING COMMISSION ACTION: (MAY 13, 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 10 ayes, 0 nays, 0 absent and 1 open position.
May 13, 2021
ITEM NO.: 11 FILE NO.: S-1073-M
NAME: Lot 2, Arkansas Systems Office Park – Replat
LOCATION: 17500 Chenal Parkway
DEVELOPER:
Life and Specialty Ventures, LLC
c/o Colliers International
P.O. Box 3546
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Life and Specialty Ventures, LLC – Owner
Colliers International/Mark Bentley – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 21.07 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: O-2
VARIANCE/WAIVERS:
1. Variance to allow reduced lot size.
2. Variance to allow an increased driveway width.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat two (2) lots of record into three (3) lots. The new
proposed smaller lot will be created for a branch bank development.
May 13, 2021
ITEM NO.: 11 (Cont.) FILE NO.: S-1073-M
2
B. EXISTING CONDITIONS:
The eastern lot contains a five (5) story office building and associated parking
areas. The west lot contains additional parking areas. The area where the third
smaller lot is proposed also contains parking areas.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting the site and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Chenal Parkway is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Arkansas Systems Drive is classified on the Master Street Plan as a collector
street. Where a principal arterial street and collector street intersect, an
additional 10 ft of right-of-way for a length of 250 ft shall be dedicated from the
intersecting right-of-way. Confirm the existing right-of-way meets the Master
Street Plan requirements.
3. Per the Master Street Plan where a principal arterial street and collector street
intersection, 75 to 100 ft. radial dedication of right-of-way is required at the
intersection of Chenal Parkway and Arkansas Systems Drive.
4. Sidewalks with appropriate handicap ramps are required to be installed on both
sides of the private access easements in accordance with Sec. 31-175 of the
Little Rock Code and the Master Street Plan.
5. Show the limits of the 100-year floodway and floodplain.
6. The minimum finished floor elevation of at least one (1) foot above the
proposed Base Flood Elevation is required to be shown on the plat and the
Grading Plan on Lot 2R.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain 15' wide sewer easement for
existing sewer mains.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
May 13, 2021
ITEM NO.: 11 (Cont.) FILE NO.: S-1073-M
3
Central Arkansas Water: There are two sewer easements labeled on Lot 2R. One
of the easements is for water. Please verify water line easement and update label.
Add water line easement 2001016502 on Lot 1R.
Provide 10-ft. Utility Easement along Chenal Parkway frontage.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to replat two (2) lots located at the northeast corner of
Chenal Parkway and Arkansas Systems Drive (17500 Chenal Parkway) into three
(3) lots. The property is zoned O-2. The eastern existing lot is 12.49 acres in size
and the west lot is 8.58 acres. The applicant proposes to create a third lot at the
southwest corner of the overall property. The proposed lot sizes will be as follows:
Lot 1R – 7.96 Acres
Lot 1AR – 1.44 Acres
Lot 2R – 11.63 Acres
The property is developed with a five (5) story office building and associated
parking areas on the proposed Lot 2R. The proposed Lot 1R contains additional
parking areas. The third lot, Lot 1AR, currently contains additional parking. Lot
1AR is proposed for a construction of a branch bank facility.
Section 36-280 (e) (2) of the City’s Zoning Ordinance requires a minimum lot area
of two (2) acres for lots zoned O-2. The applicant is requesting a variance from
this requirement to allow the newly created third lot (Lot 1AR) with an area of 1.44
acres. Staff supports the requested variance.
May 13, 2021
ITEM NO.: 11 (Cont.) FILE NO.: S-1073-M
4
The applicant proposes to enlarge the existing driveway along the east side of
proposed Lot 1AR and create a new driveway at the northeast corner of the lot.
Both driveways will tie into the existing interior private driveway which serves both
of the larger existing lots. The driveway along the east property line of Lot 1AR
will be approximately 100 feet wide to serve the designed circulation plan for a
branch bank facility to be constructed after approval of the replat. The two (2)
driveways will be separated by approximately 235 feet. Section 31-210 of the
City’s Subdivision Ordinance allows a maximum driveway width of 26 feet for a
driveway along a minor commercial street. The applicant is requesting a variance
from this requirement. Staff supports the variance request since the driveway is
located along a private driveway and not a public right-of-way.
To staff’s knowledge, there are no outstanding issues associated with this replat
request. The submitted responses and additional information to all issues raised
during staff’s review of this application. The further subdividing of this property
should have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat 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: (MAY 13, 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 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION VOTE RECORD
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MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD
HAYNES, MARLON D.
RAHMAN, ROBBIN S.
THOMAS, DIANA M.
VICKERS, MICHAEL
VOGEL, ROBBY
Meeting Adjourned PM
-' AYE ® NAYE " ABSENT q/ ABSTAIN Z RECUSE
May 13, 2021
There being no further business before the Commission, the meeting was adjourned
at 5:40 p.m.
Date
Chairman Secretary