HomeMy WebLinkAboutpc_10 14 2021
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
OCTOBER 14, 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 September 9, 2021 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
OCTOBER 14, 2021
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-5817-K Cantrell West Retail Center – PCD
15122 Cantrell Road
B. S-1900 Pleasant Run Subdivision – Preliminary Plat
Northeast corner of Walnut Grove Road and Burlingame
Road
C. Z-9605 Rezoning from R-2 to C-3
Northwestern corner of Kanis Road and Denny Road
D. LU2021-19-04 Land Use Amendment from O to C
Southeast corner of Chenal Parkway and Chenal Valley
Drive
D.1 Z-9606 Rezoning from MF-24 and O-2 to C-3
Southeast corner of Chenal Parkway and Chenal Valley
Drive
NEW BUSINESS:
Item Number: File Number: Title:
1. G-23-480 Polk Street – Partial Right-of-Way Abandonment
Adjacent to 5424 Country Club Blvd.
2. G-23-479 West 2nd Street and Alley – Partial Right-of-Way
Abandonment
Adjacent to and within Block 5, Union Depot Addition (West
2nd Street at S. Battery Street)
Agenda, Page Two
NEW BUSINESS: (CONTINUED)
Item Number: File Number: Title:
3. S-867-M(9) Chenal Valley Phase 18-L – Preliminary Plat
South side of Chalamont Drive at Caurel Circle
4. S-1585-B Port 440 Industrial – Preliminary Plat
8000 Frazier Pike
5. S-1904 O and O Subdivision – Preliminary Plat
South side of Denny Road (23,000 Block)
6. Z-9617 Miller Bed and Breakfast – Special Use Permit
5720 Woodlawn Drive
7. Z-4940-C Ran Management Convenience Store – Conditional Use
Permit
13624 Vimy Ridge Road
8. Z-9615 Pit Stop BBQ Private Club – PD-C
5506 Baseline Road
9. Z-9018-A Rezoning from C-3 to C-4
4700 S. University Avenue
10. S-1906 Mourning Subdivision – Replat
Northwest corner of Beechwood Street and “B” Street
11. PB2021-01 Planning Boundary Amendment
Either side of Frazier Pike, north of Harper Road
(Sections 34 and 35, T-1-N, R-11-W)
October 14, 2021
ITEM NO.: A 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.
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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
October 14, 2021
ITEM NO.: A (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.
October 14, 2021
ITEM NO.: A (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.
PLANNING COMMISSION ACTION: (JUNE 24, 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 June 1, 2021
requesting this application to be deferred to the August 12, 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 10
ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (AUGUST 12, 2021)
Staff noted that the applicant had informed staff that he is working with neighborhood
representative to resolve issues associated with the proposed PCD zoning and site plan.
Therefore, staff requested that this application be deferred to the October 14, 2021 agenda.
There was no further discussion. The item was placed on the Consent Agenda and deferred
as recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a letter to staff on October 4, 2021 revising the PCD application
as follows:
“RE: Acceptable Zoning Uses for Cantrell West Shopping Center
Location: 15100 & 15200 Cantrell Road, Little Rock, AR 72223
Date: October 1, 2021
1. All 0-3 Uses & Conditional Uses
2. All C-1 Uses & Conditional Uses except for the following:
October 14, 2021
ITEM NO.: A (Cont.) FILE NO.: Z-5817-K
13
a. No Pawn Shop
b. No Event Center
c. No Seasonal and temporary sales, outside
d. No Private club with dining and bar
e. No School, commercial trade or craft
3. Other Acceptable Uses:
a. 15100 Cantrell Road-Sit Down Restaurant with drive through
service with a 10:00 p.m. curfew and more than 50% revenue from
a sit down customers)
b. 15200 Cantrell Road--West End Cap of larger retail/office bldg.)
- drive through window but no drive through food restaurant. All
other drive through businesses for this west end cap are
acceptable such as a pharmacy, medical clinic, dry cleaners,
beverage shop, bank, coffee or tea store (no food), nutrition
store (no food).
c. Swimming Pool Sales & Supply - (No outside display or
equipment)
d. Outside storage next to Rummel Road. that is landscaped and
has an 8 foot privacy fence on its perimeter. Access to Rummel
Road will not to be used by this development as a driveway,
entrance or exit except in emergencies.
e. No time restriction or size limit on a quite business like a gym,
pharmacy, medical office, donut or coffee shop.
f. A snow cone stand is acceptable.”
Staff continues to be non-supportive of the requested PCD rezoning with revisions. Staff
continues to believe that the proposed development is too intense for this site. The
applicant notes that a traffic study is being developed and should be presented to staff for
review prior to the public hearing. Staff will update the Commission on this issue at the
public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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
November 18, 2021 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
October 14, 2021
ITEM NO.: B FILE NO.: S-1900
NAME: Pleasant Run Subdivision – Preliminary Plat
LOCATION: Northeast corner of Walnut Grove Road and Burlingame Road
DEVELOPER:
Geoff Quo
P.O. Box 250927
Little Rock, AR 72225
OWNER/AUTHORIZED AGENT:
Geoff Quo – Owner
Richardson Engineering – Agent
SURVEYOR/ENGINEER:
Richardson Engineering
325 West South Street
Benton, AR 72015
AREA: 10.92 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Lot width to depth ratio variance.
2. Variance to allow residential driveways from arterial roadways.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 10.92 acres of property into four (4) lots for
single family residential development.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
2
B. EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Both Burlingame Road and Walnut Grove Road are classified on the Master
Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from
centerline will be required for both roadways.
2. An additional 10-feet Right-of-Way dedication is required for 250 feet from the
intersecting Right-of-Way for a future right-turn lane on Burlingame Road. The
revised plat does not reflect the right-of-way dedication for a length of 250 ft. A
variance from the Master Street Plan must be obtained for the reduction in right-
of-way dedication.
3. 75-foot radial dedication is required at the intersection of Burlingame Road and
Walnut Grove Road.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Burlingame Road and Walnut
Grove Road consisting of the construction of a 6 ft paved shoulder prior to
approval of the final plat.
5. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner's association and detailed in the bill of
assurance.
6. 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.
7. Per Sec. 31-210(e), residential lots shall take access from other streets within
the subdivision and not from the adjacent arterial street. A variance is required
to be obtained for the residential lots to access an arterial street.
8. If a variance is approved for the residential lots accessing an arterial street,
driveways shall be placed no closer than 300 ft from the intersecting right-of-
way at Burlingame Road and Walnut Grove Road which are both arterial streets
per Sec. 31-210e.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
4
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.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
5
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning:
• Provide 25' setback line for property lines adjacent to Burlingame or Walnut
Grove Road.
• Provide perc tests/preliminary soils report for septic systems for any
undeveloped lots.
• Label the centerlines of Burlingame and Walnut Grove Roads.
• Add Pulaski County Certificate of Preliminary Plat Approval.
• Provide a bill of assurance.
• Pay $40.00 review fee at time of execution.
• Show state plane coordinates for two property corners and two section or
quarter section corners.
• Provide a full set of construction documents for County review. These
construction document and specification requirements should cover the utilities
and drainage, plus the construction design and specification requirements for
any city required half street improvements to Walnut Grove Road and
Burlingame Road.
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.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
6
H. ANALYSIS:
The applicant proposes to subdivide 10.92 acres into four (4) lots for single family
residential development. The property is zoned R-2 and is located at the northeast
corner of Walnut Grove Road and Burlingame Road. The property is currently
undeveloped and partially tree covered. The property is located outside the Little
Rock city limit, but within the City’s Extraterritorial Zoning and Subdivision
jurisdiction.
The proposed lots will range in size from 2.07 acres to 3.48 acres. The lots will
be final platted in one (1) phase.
A detention pond area (0.43 acre) for the subdivision is located between Lots 3
and 4. An access easement from Walnut Grove Road to the detention pond area
is provided on the plat.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance requires that residential
lots take no direct access from arterial streets. Walnut Grove Road and
Burlingame Road are both classified as arterial streets. Therefore, the applicant
is requesting a variance from this requirement. Lots 1 and 3 will take access from
Walnut Grove Road and Lots 2 and 4 will take access from Burlingame Road. The
driveways will be located at least 300 feet from the intersecting rights-of-way.
A no access easement will be provided along the west and south boundaries of
the overall property, within 300 feet of the intersecting rights-of-way.
The applicant is also requesting a variance from Section 31-232 (b) which requires
that a residential lot be no more than 3 times deep as it is wide. Lot 4 has a lot
width of 149.91 feet along the Burlingame Road frontage and an average width of
201.25 feet, with a lot depth of 679.31 along its west boundary. Staff supports the
variance request, as it is relatively minor in nature.
Since the property is located outside the city limits, a construction permit for the
installation of septic systems on all lots must be obtained from the Arkansas
Department of Health prior to completion of a final plat for this subdivision.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised
by staff during staff’s review of this plat. The subdividing of this property should
have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated variances,
subject to compliance with the comments and conditions outlined in paragraphs D
and E, and the staff analysis, of the agenda staff report.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
7
PLANNING COMMISSION ACTION: (AUGUST 12, 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 July 9, 2021
requesting this application to be deferred to the September 9, 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 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant was not present. There was one (1) person registered in objection to the
application. Therefore, staff recommended the application be deferred to the October 14,
2021 Planning Commission agenda. There was no further discussion. The vote was
9 ayes, 0 nays, 1 absent and 1 open position.
PLANNING COMMISSION ACTION: (OCTOBER 14, 2021)
The applicant was present. There was one person registered in opposition. Staff
presented the item and a recommendation for approval as outlined in the "staff
recommendation" above. The applicant deferred to the registered opposition.
Ron Johnston addressed the Commission in opposition to the application. He
expressed concerns regarding the septic system design, detention pond and wells.
The applicant addressed Mr. Johnston's concerns. He noted the detention pond is
required for the proposed development and septic system wells must also meet and
comply with Arkansas Department of Health (ADH) requirements. The applicant also
noted PERC test were not performed prior to submitting the application, however are
required prior to approval of the final plat.
Shawn Overton, City Council, asked staff was this a preliminary plat in which Staff
responded, yes.
Commissioner Betton asked if PERC tests required after Planning Commission
approval. Staff replied in the affirmative.
Commissioner Hart asked if water and PERC testing are required prior to
final platting. Staff noted that final approval requires compliance with Arkansas
Department of Health (ADH) standards regarding septic systems and wells.
Commissioner Thomas asked who determines if detention pond(s) and septic
systems demonstrate compliance and installed correctly. Director Collins noted Staff
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
8
checks to ensure compliance has been met, compliance must be demonstrated prior
to approval of the final plat.
There was a motion to approve the application. The motion was seconded. The vote
was 10 ayes, 0 nays, 0 absent and one (1) open position. The application was
approved.
October 14, 2021
ITEM NO.: C FILE NO.: Z-9605
NAME: Rezoning from R-2 to C-3
LOCATION: Northwestern corner of Kanis Road and Denny Road
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.70 acre property from R-2 to C-3 to allow for
future commercial development.
October 14, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-9605
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and 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. In conformance with the Master Street Plan both Denny Road and Kanis Road are
minor arterial streets. A 45-foot dedication of Right-of-Way 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 received.
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.
There is an existing 16-inch water line inside a 15-ft easement along Denny Rd.
Indicate the easement on the drawing (Possibly easement # 2003114362).
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.
October 14, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-9605
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
October 14, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-9605
4
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 Burlingame Valley District. The Land Use
Plan shows Neighborhood Commercial (NC) for the requested area. The
Neighborhood Commercial (NC) category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services to
that neighborhood market area. The application is to rezone from R-2 (Single Family
District) to C-3 (General Commercial District) to allow for the future commercial
development of the site.
Surrounding the application area, the Land Use Plan shows Neighborhood
Commercial (NC) to the west, south and northeast of the site. Residential Low Density
(RL) is shown on the Plan to the northwest. The Neighborhood Commercial (NC)
category includes limited small-scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market area. The
parcels to the east have single-family houses on them with C-1 (Neighborhood
Commercial District) zoning. To the northeast across Denny Road is a C-1 parcel
where the former commercial structure was recently removed. To the south across
Kanis Road is a commercial development that has been an auto related use, zoned
C-3 (General Commercial District). The other parcels are vacant and zoned C-1. 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 zoned R-2 (Single Family District) and vacant (north of Denny
Road) with a single-family house further northwest on Denny Road.
Master Street Plan: To the south of the application is Kanis Road and to the north is
Denny Road. Both of these roads are shown as Minor Arterials on the Master Street.
A Minor Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on Kanis
Road and Denny Road since they are a Minor Arterial. These streets may require
dedication of right-of-way and may require street improvements for entrances and exits
to the site.
October 14, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-9605
5
Bicycle Plan: There is a Class II Bike Route shown on both Kanis and Denny Roads.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
Deltic Real Estate, LLC, owner of the 2.70 acre property located at the northwestern
corner of Kanis Road and Denny Road, is requesting that the property be rezoned
from “R-2” Single Family District to “C-3” General Commercial District. The rezoning
is proposed to allow future commercial development of the site. The property is
currently undeveloped and wooded. The property is located outside the Little Rock
city limits, but within the City’s Extraterritorial Zoning and subdivision jurisdiction.
Single family residences on C-1 and R-2 zoned property are located to the west.
Undeveloped R-2 and C-1 zoned property is located across Denny Road to the north.
Mixed uses and zoning, including a landscape business, church and single family
residences are located to the south, across Kanis Road, and to the east.
The City’s Future Land Use Plan designates this property as “NC” Neighborhood
Commercial. The proposed rezoning of the property to C-3 does not require an
amendment to the land use plan.
Staff is not supportive of the requested C-3 zoning. Staff does not view the request
as reasonable. The majority of the properties in this immediate area contain single
family residences, or undeveloped R-2 zoned property. The C-1 zoned property
immediately to the west and north contains single family residences and an
undeveloped building. In staff’s opinion the requested C-3 zoning will not be
compatible with the general area, and is not representative of the zoning pattern along
these sections of Kanis and Denny Roads.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant submitted a letter to staff on September 3, 2021 requesting this application be
deferred to the October 14, 2021 Planning Commission agenda. There was no further
discussion. The item was placed on the Consent agenda. The vote was 9 ayes, 0 nays,
1 absent and 1 open position.
October 14, 2021
ITEM NO.: C (Cont.) FILE NO.: Z-9605
6
STAFF UPDATE:
The applicant submitted a letter to staff on September 29, 2021 amending the rezoning
application. The applicant is now requesting a rezoning from “R-2” to “C-1” Neighborhood
Commercial District, instead of the previously requested C-3 zoning. The City’s Future Land
Use Plan designates this property as “NC” Neighborhood Commercial. The requested C-1
zoning conforms with the future plan designation. Staff supports the revised application.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open position.
October 14, 2021
ITEM NO.: D FILE NO.: LU2021-19-04
Name: Land Use Plan Amendment – Chenal Planning District
Location: Southeast Corner of Chenal Parkway and Chenal Valley Drive
Request: Office (O) to Commercial (C)
Source: White – Daters & Associates, Inc., 24 Rahling Circle
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Office (O) to Commercial
(C) on an approximate 34.75-acre unplatted parcel located on the southeast
Corner of Chenal Parkway and Chenal Valley Drive in the Chenal Planning District.
The western most part of the subject site, where lands front Chenal Parkway, is
within the Chenal Overlay District.
The existing Office land use designation represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities.
The proposed Commercial land use designation allows for a broad range of retail
and wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the
trade area that they serve.
This land use amendment application is accompanied by a zoning map
amendment request. It is the applicant’s intent to rezone the site to a General
Commercial District (C3) zoning
designation (File No. Z-9606).
EXISTING LAND USE AND
ZONING:
The subject site is part of an urban
area of commerce where the City
anticipated higher intensity
development to occur. This area is
supporting the needs of the western
expansion of detached single-
family homes and multi-family
projects in Little Rock. Lands in
this area are primarily zoned
for Commercial and Office
Developments, with Multi-Family
Figure 1. Zoning
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
2
(PDR) and Single Family (R2) surrounding the perimeter of the Rahling Road and
Chenal Parkway corridor.
The subject site is part of a large swath of land in the Rahling/Chenal Parkway
corridor zoned Office (O2). North of the subject site, across Rahling Road are
additional O2 zoned lands. Approximately 24-acres, these O2 zoned lands would
remain for Office developments south of Chenal Valley Drive. East of the site is a
Planned Residential Development (PRD), the PRD is a multi-family development
(Vallor condominiums). In addition, there is a Multi Family (MF24) project (Pinnacle
Park at Chenal Valley) along the southeast boundary. South of the site, northeast
of the intersection of Chenal Parkway and Rahling Road are vacant wooded lands
zoned Neighborhood Commercial (C3). West of the site, across Chenal Parkway
on lands zoned Multi-Family (MF6) and Single-Family (R2) is a large detached
single family residential development built around a private golf course.
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 Planning District 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.
The site is within a high intensity land use corridor, where Commercial and Office
uses dominate the landscape. The subject site is part of a larger swath of Office
designated lands in the northern most part of the Chenal/Rahling Road
development corridor. North of the subject site, on lands across Chenal Valley
Drive, are additional lands designated for Office. Only a small single parcel of these
lands has been developed - with a public institutional land use (Fire Station No.
21). To the northeast of the subject site, but south of Chenal Valley Drive, there is
a significant remanent of the subject parcel that would remain designated Office
and available for
development.
East of the site is
situated a significant
amount of Residential
High (RH) designated
lands where the
aforementioned multi-
family projects were
developed. Figure 2.
illustrates that there
are additional lands
to accommodate the
potential for multi-
Figure 2. Comprehensive Plan
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
3
family development. South of the site are about 15 acres of Commercial
designated lands – with frontage along Rahling Road and limited frontage along
Chenal Parkway, vacant and available for development. Approval of this
application would extend the Commercial frontage along Chenal Parkway from
about a tenth of a mile to about a fourth of a mile. The lands would be within the
Chenal Overlay District.
Lands west of the site have been developed with residential. Across Chenal
Parkway, to the northwest is a gated community of detached single-family homes
surrounding a golf course, designated Residential Low. South of these lands are
some PK/OS lands that were developed with elements of the golf course. Further
south are Residential High lands that have been developed with a multi-family
condominium development (Chenal Woods). Just south of this site at the
intersection of Rahling Road and Chenal Parkway is a small Office designated
parcel where the previous headquarters to Bank OZ was developed.
MASTER STREET PLAN:
The site is bound to the north by
Chenal Valley Drive, designated
a Collector Street in the Master
Streets Plan.
The primary function of a
Collector is to provide a traffic
connection from Local Streets
to Arterials or to activity centers,
with the secondary function of
providing access to adjoining
property. The Collector system
should not be continuous but
should direct traffic to Arterials.
This class of road is generally at
a spacing of a quarter to a half-
mile.
The site is immediately adjacent to Chenal Parkway, designated as a Principal
Arterial. The primary function of a Principal Arterial is to serve through traffic and
to connect major traffic generators or activity centers within an urbanized area.
Lower design standards are required for Principal Arterials compared to
Expressways. Since these roads are designed for through traffic and are generally
located three or more miles apart, dedication of additional right-of-way is required
to allow for future expansion to six through lanes plus left and right turn lanes.
Figure 3. Master Street Plan
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
4
BICYCLE PLAN:
There is no existing bicycle infrastructure along Chenal Parkway. There is an
existing Class II Bikeway is along Chenal Valley Drive. The Class II Bike Lane on
Chenal Valley Drive consist of a paved area on both sides of the roadway with a
painted stripe separating the bikeway from motor vehicle traffic.
A Class I Bikeway is proposed along Chenal Parkway. A Class I bikeway or "Bike
Paths" are constructed and designed for the exclusive use of bicyclists. These
paths are completely separated from motor vehicle traffic. Future development at
this site may require dedication of right-of-way and may require street
improvements. These routes may either be a smooth paved shoulder or a section
of the paved roadway.
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 in a part of the Chenal Planning District that has seen significant
development. The site is part of a land mass designated Office (O) on the Future
Land Use Map. This category represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more basic
economic activities. If this application is approved, nearly 1/3 of the total Office
designated lands in the immediate area would remain for office development. The
applicant is requesting a Commercial designation, which would not preclude Office
development.
The request to amend the Future Land Use Map to Commercial at the subject site
would expand the amount of Commercial lands to the northeast of the intersection
of Chenal-Rahling Road, increasing the capacity of Commercial development.
Lands within the other three corners of the Chenal Parkway and Rahling Road
have mostly been developed. This intersection serves as a major Commercial
corridor for the City of Little Rock. At the next major intersection south of the site,
Chenal Parkway and Rahling Road, Commercial and Office designated lands have
been developed over the last decade by range of commercial and office uses.
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
5
The change in land use at the site would not eliminate in entirety the amount of
lands designated for Office in this area, nor would the extension of the Commercial
designation north onto these lands preclude Office developments. To the east of
the subject site is a large swath of multi-family and planned residential
developments, many targeted for seniors. Commercial at this site has the potential
to bring uses that may serve the new residents in this area, while leaving several
acres of lands still designated for Office development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Lamarche Place
POA. 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 Office (O) to Commercial (C).
STAFF UPDATE:
The item was first placed on the September 9, 2021 Planning Commission consent
agenda for deferral. By a vote of 9 for, 0 against,1 absent and 1 vacant position
the consent agenda was approved. The applicant has since amended the
application by reducing the amount of land to be amended from an Office (O) land
use designation to Commercial (C) by approximately 5.25 acres. Staff finds the
reduction of lands to be designated Commercial (C) does not significantly impact
the analysis and maintains our recommendation for approval of the applicant’s
request.
PLANNING COMMISSION ACTION: (OCTOBER 14, 2021)
The Item was placed on consent agenda for deferral. By a vote of 10 For,
0 Against, 0 Absent and 1 Vacancy, the consent agenda was approved.
October 14, 2021
ITEM NO.: D.1 FILE NO.: Z-9606
NAME: Rezoning from MF-24 and O-2 to C-3
LOCATION: Southeast corner of Chenal Parkway and Chenal Valley Drive
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 39.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: MF-24 and O-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 39.88 acre property from MF-24 and O-2 to C-3
for future commercial development.
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded, with varying degrees of
slope.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of Chenal
Valley Drive and Chenal Parkway.
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 received.
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.
Provide a 10-ft utility easement along Chenal Parkway and Chenal Valley Drive
frontage.
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.
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
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, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
4
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 District. The Land Use Plan shows
Office (O) for the requested area. 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. The application is to rezone from MF-24
(Multifamily District 24 units/acre) and O-2 (Office and Institutional District) to C-3
(General Commercial District) to allow for the future commercial development of the
site. There is an accompanying item to amend the Land Use Plan for this site to
Commercial (C). The site is within the Chenal Design Overlay District.
Surrounding the application area, the Land Use Plan shows Office (O) to the north of
the site. Residential Low Density (RL) is shown on the Plan to the west. Residential
High Density (RH) is shown to the east and southwest from the site. There is an area
of Commercial (C) land use shown on the Plan to the south of the application area.
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. These tracts are either side of Chenal Valley Drive and are currently wooded
(except for a Fire Station) parcels, zoned O-2 (Office and Institutional District). The
Residential Low Density (RL) category provides for single family homes at densities
not to exceed 6 dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than 6 units
per acre. This land is across Chenal Parkway and a developed single-family
subdivision zoned R-2 (Single Family District). The Residential High Density (RH)
category accommodates residential development of more than twelve (12) dwelling
units per acre. The area to the east is two apartment developments (one completed,
and one partially developed). The RH to the southwest across Chenal Parkway is a
Condo development, zoned PDR (Planned Development Residential) District. 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. This area has been recently cleared and one new structure has permitted for
a bank, zoned C-3 (General Commercial District).
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
5
Master Street Plan: To the west of the application is Chenal Parkway and it is a
Principal Arterial on the Master Street Plan. To the north is Chenal Valley Drive and it
is shown as Collector on the Master Street. 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 Chenal Parkway since it is a Principal Arterial. The primary function of
a Collector Road is to provide a connection from Local Streets to Arterials. 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 Chenal Parkway. 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). There is a Class III Bike Route
shown on Chenal Valley Drive. Bike Routes require no additional right-of-way, but
either a sign or pavement marking to identify and direct the route.
H. ANALYSIS:
Deltic Real Estate, LLC, owner of the 39.88 acre property located at the southeast
corner of Chenal Parkway and Chenal Valley Drive, is requesting that the property be
rezoned from “MF-24” Multifamily District and “O-2” Office and Institutional District to
“C-3” General Commercial District. The rezoning is proposed to allow future
commercial development of the site. The property is currently undeveloped and
mostly wooded, with varying degrees of slope. The majority of the property is currently
zoned O-2 (34.51 acres), with a small portion (5.37 acres) at the southeast corner of
the overall property being zoned MF-24.
The property is located in an area of mixed zoning and uses, along Chenal Parkway,
between Chenal Valley Drive and Rahling Road. A mixture of commercial zoning and
uses (C-2, C-3 and PCD) is located to the south along both sides of Chenal Parkway
and Rahling Road. Multifamily developments are located to the east, with single family
neighborhoods across Chenal Parkway to the west. Office zoned property and single
family residences are located across Chenal Valley Drive to the north.
The City’s Future Land Use Plan designates this property as “O” Office. A proposed
land use plan amendment 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.
This O-2 zoned property has been sitting undeveloped for over 25 years. The
proposed C-3 zoning might help expedite the site’s development. The property
immediately south of this property is currently zoned C-3. The proposed C-3 zoning
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
6
will represent a continuation of the current zoning pattern northward from the
intersection of Chenal Parkway and Rahling Road.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant submitted a letter to staff requesting the application be deferred to the
October 14, 2021 Planning Commission agenda in order to meet with the three (3) nearby
neighborhood associations on the rezoning request. There was no further discussion. The
vote was 9 ayes, 0 nays, 1 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a letter to staff on September 30, 2021 revising the proposed
rezoning application. The applicant has reduced the overall area of proposed rezoning from
39.88 acres to 34.74 acres. The applicant is also proposing that a portion of the property be
rezoned to C-1 instead of C-3. The revised request is as follows:
• 7.20 Acres – O-2 to C-1
• 22.17 Acres – O-2 to C-3
• 5.37 Acres – MF-24 to C-3
Staff supports the revised application, as it is less intense in land area and proposed zoning
than the original application.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and C-3 rezoning, as revised by the
applicant.
PLANNING COMMISSION ACTION: (OCTOBER 14, 2021)
Staff noted that the applicant informed staff that they were working with neighborhood
representatives to resolve issues associated with the proposed rezoning. Staff requested
that the application be deferred to the November 18, 2021 agenda. The item was placed on
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
7
the Consent Agenda and deferred to the November 18, 2021 agenda. The vote was 10 ayes,
0 nays, 0 absent and 1 open position.
October 14, 2021
ITEM NO.: 1 FILE NO.: G-23-480
NAME: Polk Street – Partial Right-of-Way Abandonment
LOCATION: Adjacent to 5424 Country Club Blvd.
DEVELOPER:
Gary Smith
2525 N. Fillmore Street
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Rebecca/Gary Smith Joint Trust – Owner
Gary Smith – Applicant
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.048 acre NUMBER OF LOTS: N/A FT. NEW STREET: N/A
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 16
CURRENT ZONING: R-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon the east 15 feet of the Polk Street right-of-way (15
feet by 140 feet) located adjacent to Lot 8, Block 9, Newton’s Addition to the City of
Little Rock (5424 Country Club Blvd.).
B. EXISTING CONDITIONS:
The area of abandonment is currently undeveloped and used as yard space for the
residence at 5424 Country Club Blvd.
October 14, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-480
2
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the right-of-way and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Provide the total right-of-way widths for Polk Street and Country Club on survey.
2. Provide the right-of-way width from center of street to proposed property line.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No objection to abandonment. Retain a
10 foot wide sewer easement running east/west across the north end of the property,
for existing 8-inch sewer main.
Entergy: No objection to abandonment.
CenterPoint Energy: No objection to abandonment.
AT & T: No objection to abandonment.
Central Arkansas Water: No objection to abandonment.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
October 14, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-480
3
department apparatus by way of an approved fire apparatus access road with an
asphalt, concrete or other approved driving surface capable of supporting the imposed
load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire
Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
October 14, 2021
ITEM NO.: 1 (Cont.) FILE NO.: G-23-480
4
H. ANALYSIS:
The owner of the residence located at 5424 Country Club Blvd. requests to abandon
the east 15 feet of the Polk Street right-of-way (15 feet by 140 feet) located adjacent
to Lot 8, Block 9, Newton’s Addition to the City of Little Rock. The abandonment is
requested in order to incorporate the area of abandonment into this single family
residential lot for extra yard space.
The Polk Street right-of-way at this location is currently 80 feet wide. A 50 foot wide
right-of-way is typically required in single family residential areas. The 15 foot wide
portion of right-of-way proposed for abandonment is excess right-of-way.
The Polk Street right-of-way was dedicated with the original subdivision of Newton’s
Addition to the City of Little Rock. The reversionary rights will extend to the owner of
Lot 8, Block 9, Newton’s Addition for this portion of the east half of the right-of-way.
There are no Master Street Plan issues, as the right-of-way is not classified as a
collector street or higher.
Abandoning this small portion of Polk Street right-of-way will have no adverse impact
on the public welfare and safety. The Little Rock Fire Department has expressed no
objection to the abandonment request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the abandonment of the 15-foot by 140-foot portion of
the Polk Street right-of-way located adjacent to Lot 8, Block 9, Newton’s Addition,
subject to retaining a 10 foot wide sewer easement running east/west across the north
end of the abandonment area, for an existing 8-inch sewer main.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open position.
October 14, 2021
ITEM NO.: 2 FILE NO.: G-23-479
NAME: West 2nd Street and Alley – Partial Right-of-Way Abandonment
LOCATION: Adjacent to and within Block 5, Union Depot Addition
(West 2nd Street and S. Battery Street)
DEVELOPER:
TJM Third and Bishop Properties, LLC
501 Woodlane Street, Suite 105
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
TJM Third and Bishop Properties, LLC – Adjacent Owner
Bradley A. Peterson. – Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.199 acre NUMBER OF LOTS: N/A FT. NEW STREET: N/A
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 48
CURRENT ZONING: N/A
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon the 50 foot wide West 2nd Street right-of-way
between S. Battery Street and the alley right-of-way within Block 5, Union Depot
Addition, and the south 91 feet of the 14 foot wide alley right-of-way within Block 5,
Union Depot Addition.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
2
B. EXISTING CONDITIONS:
The area of abandonment is currently undeveloped. Some site work has taken place
around this area over the last several years.
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations registered
with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Easements are required to be provided for all storm water drainage.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Please verify the existing sewer lines.
Retain a 10’ sewer easement for all existing mains.
Entergy: Entergy has existing overhead primary in this area that serves customers
on S. Battery Street.
CenterPoint Energy: CenterPoint has a small segment of existing gas main along the
south side of 2nd Street. Retain utility easement over this area. Otherwise, all the
remaining areas can have their ROW abandoned.
AT & T: No objection to abandonment.
Central Arkansas Water: Regarding the proposed ROW abandonment, Central
Arkansas Water Approves with the following comments:
• The ROW abandonment is contingent on the participation of the
relocation/replacement of the 24” main located within said ROW in the amount of
$25,000.
• Easements will be provided for all existing and future water utilities that would
otherwise be with in the described ROW that is to be abandoned.
• All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
3
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an
asphalt, concrete or other approved driving surface capable of supporting the imposed
load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of
the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
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.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to abandon a portion of the West 2nd Street right-of-way and
an alley right-of-way as follows:
1. The 50 foot wide West 2nd Street right-of-way located between S. Battery Street
right-of-way and the alley right-of-way within Block 5, Union Depot Addition
(approximately 149 linear feet).
2. The south 91 feet of the 14 foot wide alley right-of-way located within Block 5,
Union Depot Addition (between Lots 5/6 and Lots 7/8, Block 5, Union Depot
Addition).
The areas of abandonment will be incorporated into the properties to the east, west
and south for future development. The areas of abandonment are currently
undeveloped. Some site work has taken place around these areas over the past
several years.
A letter from an abstract company refers to a reversionary clause for the rights-of-way
in favor of Sam W. Rayburn, Trustee. The applicant is currently working with their
legal counsel to determine the current ownership implications of the reversionary
clause.
Several of the public utility companies request that all or parts of the area of
abandonment be retained as a utility easement. The engineering division requests
that the areas of abandonment be retained as a drainage easement. Therefore, the
entire areas of abandonment will be retained as a utility and drainage easement.
There are no Master Street Plan issues, as the areas of abandonment are not
classified as collector streets or higher.
Abandoning these rights-of-way will have no adverse impact on the public welfare and
safety. The Little Rock Fire Department submitted no negative comments to the
proposed abandonment request.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested right-of-way abandonment, subject to
the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and E of
the staff analysis.
2. The entire area of abandonment must be retained as a utility and drainage
easement.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open position.
October 14, 2021
ITEM NO.: 3 FILE NO.: S-867-M(9)
NAME: Chenal Valley Phase 18-L – Preliminary Plat
LOCATION: South side of Chalamont Drive at Caurel Circle
DEVELOPER:
Potlatch Deltic
7 Chenal Club Blvd.
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC. – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 31.59 acres NUMBER OF LOTS: 49 FT. NEW STREET: 2,490 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
Variance/Waivers:
1. Variances to allow reduced building setbacks.
2. Advance grading variance.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 31.59 acres of property into 49 lots for single
family residential development.
October 14, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-867-M(9)
2
B. EXISTING CONDITIONS:
The property is undeveloped and wooded, with varying degrees of slope.
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations registered
with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Provide street names on plat.
2. Street names and street naming conventions must be approved by Public Works.
Contact Glenn Haley at (501) 371-4537.
3. A grading permit in accordance with Section 29-186 (c) and (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. A variance is requested to advance grade both
phases and all lots with the issuance of the grading permit for
4. Since the street is 24 feet in width, show on the plan the area of restricted parking.
If fire hydrant is needed the road width must be at least 26 feet back of curb to
back of curb for a distance of 20 feet on each side of the hydrant.
5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. Are any intersection grades proposed to exceed 5%?
9. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. Provide a letter prepared by a registered engineer certifying the sight distance at
the intersection of Chalamont Dr. comply with 2004 AASHTO Green Book
standards.
October 14, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-867-M(9)
3
11. Sidewalks with appropriate handicap ramps are required in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan.
12. 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.
13. Provide handicap access at the mailbox location.
14. 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.
15. 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 local property owners' association and detailed in the bill of
assurance.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
October 14, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-867-M(9)
4
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of
the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
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.
October 14, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-867-M(9)
5
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757 or 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.
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.
October 14, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-867-M(9)
6
H. ANALYSIS:
The applicant proposes to subdivide 31.59 acres of property into 49 lots and one (1)
tract for single family residential development. The property is zoned R-2 and is
located on the south side of Chalamont Drive and Caurel Circle. The property is
undeveloped and wooded, with varying degrees of slope.
The average proposed lot size will be 75 feet by 130 feet (9,750 square feet). The
applicant proposes to develop the subdivision in two (2) phases as follows:
Phase 1 – Lots 1 -7 and 29 – 49
Phase 2 – Lots 8 – 28
The proposed subdivision will have one (1) entrance from Chalamont Drive and will
include 2,490 linear feet of internal streets. An emergency access to the subdivision
will be located at the northeast corner of the overall property, running between Lots
15 and 16 and extending to Chalamont Drive.
The applicant proposes to locate a mail kiosk on the west side of Cheran Blvd. near
the entrance to the subdivision. The mail kiosk location must be constructed in
conformance with USPS and City of Little Rock design standards and be ADA
accessible.
The applicant is requesting variances from Section 36-254 of the City’s Zoning
Ordinance to allow reduced building setbacks for the proposed lots. The required and
proposed minimum building setbacks are as follows:
Front – 25 feet required, 20 feet proposed
Rear – 25 feet required, 20 feet proposed
Sides – 8 feet required, 7 feet proposed
The applicant is also requesting an advance grading variance for the proposed
development. The applicant is proposing to grade the area of the lots with the grading
of the infrastructure for Phase 1, and grade the area of Phase 2 with the grading of
Phase 1. Staff supports the advance grading plan. The applicant notes that if the
demand exists, the subdivision will be final platted in one (1) phase instead of two (2).
To staff’s knowledge, there are no outstanding issues related to this preliminary plat
request. The applicant has done a good job in addressing issues as raised by staff
during staff’s review of this plat. The subdividing of this property should have no
adverse impact on the surrounding properties.
October 14, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-867-M(9)
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated variances, subject
to compliance with the comments and conditions outlined in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open position.
October 14, 2021
ITEM NO.: 4 FILE NO.: S-1585-B
NAME: Port 440 Industrial - Preliminary Plat
LOCATION: 8000 Frazier Pike
DEVELOPER:
8000 Frazier Pike Holdings, LLC
4100 Corporate Center Drive, Suite 310
Springdale, AR 72762
479-200-2345
OWNER/AUTHORIZED AGENT:
8000 Frazier Pike Holdings LLC – Owner
Crafton-Tull Engineers (Brad Peterson) - Agent
SURVEYOR/ENGINEER:
Crafton-Tull Engineers
300 North College Avenue
Fayetteville, AR 72701
479-455-2207
AREA: 69.45 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 CENSUS TRACT: 40.07
CURRENT ZONING: I-3
VARIANCE/WAIVERS:
1. Variance to allow grading for all four (4) lots for permit and construction not imminent
on all lots.
2. Variance from Section 31-210 to allow parking on a shared access drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide approximately 69.45 +/- acres into four (4)
lots for future industrial development. The 69.45 acres is part of an overall
135 acre ownership.
October 14, 2021
ITEM NO.: 4 (Cont.) FILE NO.: S-1585-B
2
B. EXISTING CONDITIONS:
The property is located in the Little Rock Port Industrial Park and is currently zoned
as a heavy industrial I-3. The property is a 135 +/- acre tract containing three (3)
existing industrial warehouse structures with access drives at the North and South
perimeters. The property has large gravel lots surrounding the existing structures,
a paved parking lot located at the Southwest section, and an undeveloped parcel
along the East perimeter.
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations
registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All driveways shall be concrete aprons per City Ordinance.
2. Storm water detention will not apply to the proposed development.
3. 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.
4. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
required by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
October 14, 2021
ITEM NO.: 4 (Cont.) FILE NO.: S-1585-B
3
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
October 14, 2021
ITEM NO.: 4 (Cont.) FILE NO.: S-1585-B
4
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.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
October 14, 2021
ITEM NO.: 4 (Cont.) FILE NO.: S-1585-B
5
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
H. ANALYSIS:
The applicant proposes to subdivide an existing 69 +/- acre tract into four (4)
industrial lots. The property is part of a larger 135 acre ownership. The remaining
65.60 acres will be for future development. The property is currently zoned I-3 and
is located at 8000 Frazier Pike within the Little Rock Port Industrial Park.
The lots are to be divided as follows:
• Lot 1: 11.98 +/- acres of open gravel lay down area,
• Lot 2: 26.65 +/- acres of open gravel lay down area,
• Lot 3: 23.58 +/- acres including an existing 138,486 square foot structure
and a 51,834 square foot structure, a 281-space asphalt parking lot, and
access drive.
• Lot 4: 7.24 +/- acre lot including an existing 44,646 square foot structure
with an open gravel lay down area.
The site includes gated access drives along the North side connecting to Lindsey
Road and at the South Side connecting to Frazier Pike with rail access along the
West perimeter.
The site is currently enclosed by a eight (8) foot chain link fence system with
controlled access gates and a security guard gatehouse at the Southwest corner
of the paved parking lot entry point.
Staff is supportive of the subdivision proposal and have found no outstanding
issues related to the plat request. The proposed subdividing of the property will
have no adverse impact on the surrounding properties.
The applicant is requesting a variance from the City's Land Alteration Ordinance
to allow grading of all four (4) lots with the request for a grading permit is requested
to allow for modification of existing storm drain and drainage patterns in order to
accommodate redevelopment of the planned lots. Advanced grading will limit the
number of truck trips needed to deliver new material to the site.
October 14, 2021
ITEM NO.: 4 (Cont.) FILE NO.: S-1585-B
6
Staff supports the proposed plan.
The applicant is also requesting a variance from the Section 31-210 of the City's
Subdivision Ordinance to allow parking on a shared access drive is requested for
lots to be created while accommodating existing parking areas and improving
circulation within the overall development.
Staff supports the requested variances.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open
position.
October 14, 2021
ITEM NO.: 5 FILE NO.: S-1904
NAME: O and O Subdivision – Preliminary Plat
LOCATION: South side of Denny Road (23,000 Block)
DEVELOPER:
O and O Property Holdings, LLC
11701 W. 36th Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Jonny R. Tweedle
Harbor Environmental
5800 Evergreen Drive
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Jonny R. Tweedle
Harbor Environmental
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 20.6 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2 (Single-family)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 20.6 acres into three (3) lots for future
residential development:
• Tract “A” approximately 3.0 acres
• Tract “B” approximately 8.4 acres
• Tract “C” approximately 9.2 acres
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
2
The applicant proposes a private street extending from Denny Road along the east
property line of Tract “A” running south to the north boundary of Tracts “B” and “C”.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. An existing 180 foot easement
(Entergy) runs in a north/south direction mostly through Tracts “A” and “B” and a
small portion of Tract “C”. Wildwood Creek traverses the property between Tracts
“A” and “B”.
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A substantial area of the site lies within the regulated floodway and floodplain.
Provide minimum finished floor elevations for each lot in accordance with
Pulaski County Floodplain requirements.
2. Per Sec. 31-210 residential lots should take access from other streets from
within the subdivision other than the arterial street. Show the proposed
private street location that intersects Denny Road.
3. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain.
4. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain. Provide
grading and drainage plan for the proposed street and drainage within the
floodplain.
5. 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. All proposed construction must conform to the Pulaski County.
Floodplain codes and requirements.
6. The proposed private street should be constructed with a minimum width of
20 feet of asphalt paved surface with open drainage. A concrete apron shall
be constructed where a private street intersects public roadways. Where fire
hydrants are to be located, the street width should not be less than 26 feet for
20 feet on each side of the hydrant.
7. All easements must be specified by its purpose or type.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
3
8. Denny Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline of the street will be
required. Proposed dedication shown on plat is insufficient.
9. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan in a separate tract.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local property owners' association
and detailed in the bill of assurance. An unobstructed access of at least
20 feet wide must be provided to the detention pond.
10. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Denny Road by
constructing a 6 foot wide paved shoulder with planned development.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
4
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning:
1. Show distance and bearing to two section or quarter section corners. Provide
State Plane coordinates for the two section corners and two lot corners.
2. Floodway is located along the boundaries between Tract A and Tract B.
A floodplain permit and no-rise certification will be required for any
driveways/roads crossing the creek.
3. Obtain a driveway permit for all new driveways off Denny Road.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
5
4. An approved septic permit will be required for any tract before a 911 address
is issued.
5. Pay a $10.00 review fee at the time of execution.
6. Provide a cad file of the finished version of the plat.
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 received.
ANALYSIS:
The applicant proposes to subdivide 20.6 acres into three (3) lots for future
residential development. The property is zoned R-2 as it is outside the Little Rock
city limits. The property is located within the City’s Extraterritorial Subdivision
Jurisdiction.
The proposed Tracts are as follows:
• Tract “A” approximately 3.0 acres
• Tract “B” approximately 8.4 acres
• Tract “C” approximately 9.2 acres
The area lies south of Denny Road (23,000 Block) and is wooded. Wildwood
Creek traverses the northern portion of the property. The general area contains
residential uses and zoning along with agricultural and farm zoning to the south.
All lots are proposed for single family residential development, with all lots being
final platted at the same time. Tract “A” will have street frontage along Denny Road.
The applicant notes a 30 foot access easement will extend from Denny Road along
the east property line of Tract “A” running south to the north boundary of Tracts “B”
and “C”.
An easement for existing power transmission lines runs north/south along the west
property line.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
6
Section 31-210(e)(1) of the City’s Subdivision Ordinance requires that residential
lots take access from streets other than arterial streets. The applicant is proposing
to access the lots with a single driveway from Denny Road (minor arterial). The
applicant is requesting a variance to allow the private drive from Denny Road. Staff
supports the variance request.
A driveway permit will be required for all new driveways off Denny Road. An
approved septic permit will be required for any Tract prior to a 911 address is
issued per Pulaski County requirements.
To staff’s knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues raised by
staff during staff’s review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat, subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and
E, and the staff analysis, of the agenda report.
2. A construction permit for the installation of septic systems for all lots must be
obtained from the Arkansas Department of Health prior to the completion of a
final plat for this subdivision.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open
position.
October 14, 2021
ITEM NO.: 6 FILE NO.: Z-9617
NAME: Miller Bed and Breakfast – Special Use Permit
LOCATION: 5720 Woodlawn Drive
DEVELOPER: N/A
OWNER/AUTHORIZED AGENT:
Sara Miller
5720 Woodlawn Drive
Little Rock, AR 72205
910-286-9086
SURVEYOR/ENGINEER: N/A
AREA: 0.14 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to use the existing 1,469 square foot R-2 zoned single
family residence at 5720 Woodlawn Drive as a Bed and Breakfast. The owner will
remain in the residence and will utilize one (1) of the three (3) bedrooms as a rental
unit.
B. EXISTING CONDITIONS:
The property is a 6,000 square foot lot zoned R-3 with an existing 1,469 square
foot single family residence in the Lincoln Park subdivision section of the Hillcrest
Overlay District. The wood frame structure has a carport on the east side with a
paved driveway extending from the street to an existing garage structure at the
rear of the lot. The property has a chain link fence along the east perimeter and
around the front yard which converts to a wood fence that encloses the remaining
rear yard at the west and north sides.
October 14, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9617
2
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments received.
PUBLIC WORKS CONDITIONS:
1. Show proposed location for parking guest vehicles.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Capacity Fee Analysis Required. FOG
Analysis Required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
October 14, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9617
3
H. ANALYSIS:
The applicant, Sara Miller, proposes to occupy the single-family residence at
5720 Woodlawn Drive as a Bed and Breakfast rental. The applicant notes that the
rented room will serve up to no more than two (2) persons for not more than
fourteen (14) consecutive days per stay.
The applicant also provided information regarding the use of the property and
guest access:
1. Adequate off-street parking for visitors will be provided.
2. Parties will not be allowed which produce noise issues.
3. Litter will be regularly policed and not be allowed around the perimeter of
the property.
4. Owner will be present in the dwelling at times during rental.
The existing single lane paved driveway on the property will allow for parking of
four (4) or more vehicles. The applicant notes that parking will be provided for one
(1) guest vehicle at the rear of the dwelling in front of the garage and one (1) owner
vehicle will park in the area west at the yard.
The proposed use of the property conforms to the following sections of the City
Zoning Ordinance as adopted by the Board of Directors on September 6, 2005.
Section 36-54 (e) (1) (a-d) of the City’s Zoning Ordinance provide the following
provisions for Bed and Breakfast Hotels:
“1. The occupancy fee may include a continental breakfast (coffee,
juice and pastry) to be served to paying guests with no full meals.
2. The owner must provide one (1) paved off-street parking space
per guest room and one (1) additional for the residence use.
3. Allowable signage is that permitted by the single-family
residential standard.
4. No receptions, private parties or tours for a fee are allowed.”
Section 36-3 Same – Uses
“Bed and Breakfast house means an owner-occupied single-family
residence which contains not more than five (5) guest rooms which
for a fee may be occupied by a guest for no longer than fourteen
(14) consecutive days. This activity must obtain a special use
October 14, 2021
ITEM NO.: 6 (Cont.) FILE NO.: Z-9617
4
permit in the permitted districts of R-1, R-2, and R-3 single family
and R-4 two family districts.”
Staff supports the requested special use permit to allow a Bed and Breakfast at
5720 Woodlawn Drive. Staff believes that the proposed occupancy and the
additional minor vehicle and pedestrian traffic will not negatively impact the
neighborhood. The proposed B&B will conform with all ordinance criteria
regulating B&B’s.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Special Use Permit to allow a Bed
and Breakfast facility, 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: (OCTOBER 14, 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 and 0 absent and 1 open
position.
October 14, 2021
ITEM NO.: 7 FILE NO.: Z-4940-C
NAME: Ran Management Convenience Store – Conditional Use Permit
LOCATION: 13624 Vimy Ridge Road
DEVELOPER:
Ran Management
Aman Devji (Owner)
OWNER/AUTHORIZED AGENT:
GarNat Engineering (Vernon J Williams) Agent
P.O. Box 116
Benton, AR 72018
(501) 408-4650
3825 t. Carmel Road
Bryant, AR 72022
SURVEYOR/ENGINEER:
GarNat Engineering (Vernon J Williams) Agent
P.O. Box 116
Benton, AR 72018
AREA: 9.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: C-1
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the renovation of an
existing 8,700 square foot retail store building. The renovation will include interior
construction of a convenience store, vape shop, and a small open rental space.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
2
B. EXISTING CONDITIONS:
The 9.02 acre property is currently vacant and contains an existing C-1 zoned
8,700 square foot retail store structure with metal panel walls on the north, south,
and west facades, and masonry with storefront inserts along the east façade. The
parking lot currently has (38) space with a loading area and dumpster pad along
the north side of the building.
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. The access ramp at the intersection of Vimy Ridge
Rd. and County Line Rd. shall be constructed to meet the City of Little Rock
standard details.
2. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
3. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
4. 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.
5. Provide as-built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as-built plans should contain information as found
on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/. Provide the as-built plans and
data entry template to Planning and Development Dept., Civil Engineering
Private Development by email to CEPermits@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-399-3470 or at 501-371-4817 or CEPermits@littlerock.gov.
6. 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.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
3
7. Show the proposed order board locations for the drive-thru's. Due to the
minimum single lane provided at the rear of the new building, vehicles will
backup and block the drive-thru lane.
8. The north drive-thru will stack vehicles into the drive aisles. Submit a Traffic
Impact Study for the proposed project. Study should address trip generation,
trip distribution, drive-thru timing plan, and projected vehicular stack for the
development and also should take into account existing and projected traffic
growth. Contact Nat Banihatti in Traffic Engineering at 379-1818 for additional
information for preparation of traffic study.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain easements for existing sewer
mains. FOG Analysis required if food service on site.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
4
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
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. The properties to the north and west are zoned R-2. As a component
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
5
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.
The north and west buffer areas are partially deficient. The property is
approximately 270 in length and 185 feet in width. A minimum 16-foot
buffer is required adjacent to the west property line and a minimum
11-foot buffer is required adjacent to the north property line.
3. 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 be less than nine (9) feet.
The street buffers are deficient. The property is approximately 270 in
length and 185 feet in width. A minimum 16-foot buffer is required
adjacent to the Vimy Ridge Rd property line and a minimum 11-foot
buffer is required adjacent to the County Line Road property line.
4. 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.
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.
The perimeter planting strip adjacent to County Line Road is deficient.
The perimeter planting strip adjacent to the north property line is
partially deficient.
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.
Verify building landscape percentage.
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). 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.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
6
Verify interior landscape percentage.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. 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.
11. Any landscape code requirements that cannot be met may require a
variance from the City Beautiful Commission.
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 the renovation of an
existing 8,700 square foot retail building zoned C-1 at 13624 Vimy Ridge Road.
The property is located at the Northwest corner of Vimy Ridge Road and County
Line Road. The building is currently vacant and occupying a 9.02-acre lot with a
(38) space parking lot areas on the east and south perimeters of the building.
The applicant proposes to renovate the existing building interior and reconfigure
the area to include a rental space, vape shop, and convenience store. The east
façade of the building will be altered to include three (3) access doors to each
separate space.
The rental space at the northeast corner of the building accessed by a new exterior
doorway on the east façade of the building and be separated from the adjacent
uses. The final use of the space is unknown at this time and is anticipated to
conform to a C-1 use.
The Vape shop will occupy the center portion of the building and be accessed from
the east side of the building by a new exterior doorway. The shop will have
operating hours of 7:00 am to 12:00 am seven (7) days a week.
The convenience store will occupy the remaining portion of the interior and operate
24 hours daily, seven (7) days a week. The plan for the store notes the installation
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
7
of a drive through window on the south façade of the building to allow for pick up
pre-ordered items from the store.
The site improvements include the construction of a metal frame canopy centered
in the existing east parking lot area with four (4) gas pump stations operated by
the convenience store. The site plan also includes the installation of underground
fuel storage tanks located along the north side of the property.
The site plan illustrates the expansion of the existing parking lot to the north with
eleven (11) parking spaces and a two (2) lane drive circling the building to the new
drive through. The new drive extends around the west and south sides of the
building and has reconfigured parallel parking spaces along the south perimeter of
the property.
The proposed parking reconfiguration includes thirty-nine (39) spaces which
exceeds the required minimum of (22) spaces per Section 36-502 (3) (a) of the
City’s Zoning Ordinance.
The site plan notes a new dumpster location on the north side of the building. The
dumpster area must be screened as per Section 36-523 (d) of the City’s Zoning
Ordinance.
The ordinance requires a minimum street buffer width of 16 feet along the east
(Vimy Ridge Road) property line and 11 feet along the south (County Line Road)
property line. The existing buffer width along the east property line is
approximately 12 feet, with the existing buffer width along the south property line
being less than five (5) feet. Staff supports a variance to allow the reduced street
buffer widths, as these portions of the property are currently developed. The land
use buffers along the north and west perimeters conform to ordinance standards.
Any variance needed from Chapter 15 (landscape ordinance) will be required to
be reviewed by the City Beautiful Commission.
All new signage will comply with Section 36-555 signs permitted in commercial
zoning.
All new or reconfigured site lighting will be low-level and directed away from
adjacent properties.
Staff is supportive of the requested Conditional Use Permit. The proposed reuse
of the building and site is similar in intensity to the previous use which was a retail
store. Staff believes the proposed use will have no adverse impact on the
surrounding properties.
October 14, 2021
ITEM NO.: 7 (Cont.) FILE NO.: Z-4940-C
8
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E, and F,
and the staff analysis, and the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open
position.
October 14, 2021
ITEM NO.: 8 FILE NO.: Z-9615
NAME: Pit Stop BBQ Private Club – PD-C
LOCATION: 5506 Baseline Road
DEVELOPER:
Juan Zarate
5506 Baseline Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Juan Zarate
5506 Baseline Road
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 0.70 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: C-3 (General Commercial District)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Pit Stop BBQ currently operates as a restaurant/bar & grill. Activities consist of pool
tables, music, dance floor and various food items. Pit Stop BBQ is currently licensed by
the Arkansas Beverage Control (ABC) to sell alcoholic beverages. Current operating
hours are Monday through Thursday from 5:00pm to 11:00pm, Friday from 5:00pm to
2:00am, Saturday from 5:00pm to 1:00am and Sunday from 12:00pm to 12:00am.
October 14, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-9615
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Applicant is proposing to extend current hours of operation. There will be no
changes to the existing footprint or exterior of the building or parking area. The
only proposed change is to allow the sale of alcoholic beverages until 2:00am on
Saturday and Sunday, a total of three (3) hours over a two (2) day timeframe. ABC
requires that a restaurant with alcohol sales with the extended hours proposed be
classified as a “private club.” The ABC requires the governing body of a
municipality approve a “private club” as noted below:
“A private club application may only be submitted to the Alcoholic
Beverage Control after the governing body of the county or
municipality in which the private club seeks to be located has issued
an ordinance approving the private club to operate in that county or
municipality.”
Section 36-301 allows a private club with dining or bar service as a Conditional
Use (CUP). However, the proposed change will require rezoning of the C-3
General Commercial District to “PD-C” Planned Commercial District to allow the
existing use as a private club to comply with Arkansas Beverage Control (ABC).
B. EXISTING CONDITIONS:
The existing building is approximately 3,341 square feet in area. Two (2) driveways
provide access to the property from Baseline Road, there is no rear access or
drive-thru service. An existing perimeter fence runs along all sides of the property
except the north property line along Baseline Road. The applicant notes there are
fifty (50) parking spaces. Section 36-502(3)(c) of the City’s Zoning Ordinance
would typically require 33 parking spaces for the private club. Staff believes the
parking is sufficient to serve the existing building. The general area contains a
mixture of single-family, multi-family, office, commercial and light industrial uses
and zoning.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Baseline Rd is classified on the Master Street Plan as a principal arterial with
a special design standard. Dedication of right-of-way to 45 feet from centerline
will be required.
October 14, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-9615
3
2. With future development or expansion of the site only one driveway will be
permitted as found in Sec. 31-210 of city code.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available. FOG analysis required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
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.
October 14, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-9615
4
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, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
October 14, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-9615
5
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 received.
H. ANALYSIS:
The applicant proposes the property located at 5506 Baseline Road be rezoned
from C-3 to PD-C to allow the existing restaurant to operate as a private club. The
applicant notes the only proposed change is to allow the sale of alcoholic
beverages until 2:00am on Saturday and Sunday. Alcohol Beverage Control (ABC)
requires that a restaurant with alcohol sales with the extended hours proposed be
classified as a “private club.”
The ABC requires the governing body of a municipality approve a “private club” as
noted below:
“A private club application may only be submitted to the Alcoholic
Beverage Control after the governing body of the county or
municipality in which the private club seeks to be located has issued
an ordinance approving the private club to operate in that county or
municipality.”
Section 36-301 allows a private club with dining or bar service as a Conditional
Use (CUP). However, the proposed change will require the C-3 (General
Commercial District) to be changed to a “PD-C” (Planned Commercial District) to
allow the existing use as a private club to comply with the Arkansas Control Board
(ABC).
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
application.
The applicant notes there are fifty (50) parking spaces. Section 36-502(3)(c) of the
City’s Zoning Ordinance would typically require 33 parking spaces for the private
club. Staff believes the parking is sufficient to serve the existing building. The
general area contains a mixture of single-family, multi-family, office, commercial
and light industrial uses and zoning. The proposed PCD zoning will not be out of
October 14, 2021
ITEM NO.: 8 (Cont.) FILE NO.: Z-9615
6
character with other properties in the area, and the proposed use of the property
should have no adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning to allow a private club,
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: (OCTOBER 14, 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 and 0 absent and 1 open
position.
October 14, 2021
ITEM NO.: 9 FILE NO.: Z-9018-A
NAME: Rezoning from C-3 to C-4
LOCATION: 4700 S. University Avenue
DEVELOPER:
Hugh Chang
4700 S. University Avenue
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
SSS Properties, LLC – Owner
Hugh Chang – Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: C-3
Variance/Waivers: None requested.
A.PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 2.25 acre property from C-3 to C-4 to allow a
portion of the property to be utilized as a used car dealership.
B. EXISTING CONDITIONS:
The property is occupied by a one-story commercial building which contains a
beverage shop. Paved parking is located on all sides of the building. A driveway from
October 14, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-9018-A
2
S.University Avenue, shared with the property to the north, is located at the northeast
corner of the property.
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:
1.100 year floodplain is located on the subject property. The FIRM shows the
building is not within the floodplain.
E.UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Existing private sewer main serves this
property.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
October 14, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-9018-A
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Boyle Park District. The Land Use Plan
shows Commercial (C) for the requested area. The Commercial (C) category includes
a broad range of retail and wholesale sales of products, personal and professional
October 14, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-9018-A
4
services, and general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. The application is to rezone from C-3
(General Commercial District) to C-4 (Open Display Commercial District) to allow for
the addition of open display commercial uses on this site.
Surrounding the application area, the Land Use Plan shows Park/Open Space
(PK/OS) to the south and west. Commercial (C) is shown to the north and east (across
University Avenue) from the site. The Park/Open Space (PK/OS) category includes
all public parks, recreation facilities, greenbelts, flood plains, and other designated
open space and recreational land. To the south is R-2 (Single Family District) zoned
land which is the floodway for Fourche Creek. The land to the west is zoned PR (Park
District) and owned by the City as park land. 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 to the north is a
former car dealership currently housing an auto auction business (zoned I-2, Light
Industrial District). To the northeast (across University Ave.) is a former car dealership
currently used for a variety of commercial uses (zoned C-4). The land to the southeast
(across University Avenue) is a golf driving range (zoned C-4).
Master Street Plan: To the east is University Avenue 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 University Avenue 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 II Bike Route shown on University Avenue. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
SSS Properties, LLC, owner of the 2.25 acre property located at 4700 S. University
Avenue, is requesting that the property be rezoned from “C-3” General Commercial
District to “C-4” Open Display District. The rezoning is proposed so that a portion of
the property can be utilized at a used auto dealership.
The property currently contains a one-story commercial building located near the
center of the overall property. Paved parking is located on all sides of the building.
An access drive from S. University Avenue is located at the northeast corner of the
site. The access drive is shared with the property to the north.
October 14, 2021
ITEM NO.: 9 (Cont.) FILE NO.: Z-9018-A
5
The site is located within an area along S. University Avenue which is predominately
zoned commercial. C-3 and C-4 zoned properties are located north, south and east
of the site. I-2 zoned property wraps around the subject property to the north and
west. A golf course is located just further west. A creek is located to the south.
The City’s Future Land Use Plan designates this property as “C” Commercial. The
requested C-4 zoned does not require an amendment to the future land use plan.
Staff is supportive of the requested C-4 zoning. Staff views the request as reasonable.
The property was previously zoned I-2, prior to its current C-3 designation.
Additionally, the property was previously occupied by a used auto dealership. C-4
zoning will be appropriate for the site and will represent a continuation of the zoning
pattern along this section of S. University Avenue.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (OCTOBER 14, 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 and 0 absent and 1 open position.
October 14, 2021
ITEM NO.: 10 FILE NO.: S-1906
NAME: Mourning Subdivision – Replat
LOCATION: Northwest corner of Beechwood Street and “B” Street
DEVELOPER:
Lloyd Randall Mourning
1 Longfellow Lane
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Lloyd Randall Mourning – Owner
Frank Riggins – Agent
SURVEYOR/ENGINEER:
Greg Sullivan, P.S.
1007 N. Mississippi Avenue
Little Rock, AR 72207
AREA: 0.32 acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3
Variance/Waivers:
1. Variance to allow reduced lot width.
2. Variance to allow reduced lot depth.
3. Variance to allow reduced lot area.
4. Variance to allow reduced front building setback.
5. Variance to allow reduced rear building setback.
October 14, 2021
ITEM NO.: 10 (Cont.) FILE NO.: S-1906
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat two (2) single family residential lots into three (3) lots.
The replat is requested in order to have each of three (3) existing single family
residences on individual lots.
B. EXISTING CONDITIONS:
The property is currently comprised of two (2) platted lots, Lots 11 and 12, Block 2,
Elmhurst Addition. There is one (1) single family residence on Lot 11 and two (2)
single family residences on Lot 12.
C. NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations registered
with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. 1 A 20 feet radial dedication of right-of-way is required at the intersection of
Beechwood Street and B Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer service required for each
lot.
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
October 14, 2021
ITEM NO.: 10 (Cont.) FILE NO.: S-1906
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.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments. Developments of one- or
two-family dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout
with an approved automatic sprinkler system in accordance with Section
903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from
two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
October 14, 2021
ITEM NO.: 10 (Cont.) FILE NO.: S-1906
4
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to replat the two (2) existing lots located at the northwest
corner of Beechwood Street and “B” Street into three (3) lots. The property is currently
comprised of Lots 11 and 12, Block 2, Elmhurst Addition. Each of the existing lots is
50 feet wide and 140 feet deep. There are three (3) existing one-story frame single
family residences on the overall property; one (1) residence on Lot 11 and two (2) on
Lot 12. The applicant is requesting the replat in order to create a separate lot for each
residence. The proposed lots are as follows:
Lot 11R – 6,373 square feet in area
Lot 12R-1 – 4,853 square feet in area
Lot 12R-2 – 2,786 square feet in area
Each of the proposed lots will contain a concrete driveway and parking pad to serve
each residence.
The applicant is requesting several variances with the proposed replat as follows:
• Variance to allow reduced lot width (Section 36-255) for Lot 12R-2.
Minimum 60 foot width required, 42.96 foot lot width proposed.
• Variance to allow reduced lot depth (Section 31-232) for Lots 12R-1 and
12R-2. Minimum 100 foot depth required, 97.33 lot depth proposed for
Lot 12R-1 and 68.22 feet for Lot 12R-2.
October 14, 2021
ITEM NO.: 10 (Cont.) FILE NO.: S-1906
5
• Variance to allow reduced lot area (Section 36-255) for Lots 12R-1 and
12R-2. Minimum 5,000 square foot area required, 4,853 square feet
proposed for Lot 12R-1 and 2,786 square feet for Lot 12R-2.
• Variance to allow a reduced front building setback (Section 36-255) for
Lot 12R-2. Minimum 25 feet required, 12.43 feet proposed (existing).
• Variance to allow reduced rear building setbacks (Section 36-255) for
Lots 12R-1 and 12R-2. Minimum 25 feet required, 15’-7” proposed for
Lot 12R-1 and 19’-7” proposed for Lot 12R-2.
To staff’s knowledge, there are no outstanding issues related to this replat request.
The applicant did a good job in addressing issues raised by staff during staff’s review
of this replat. The replatting of this property to have a separate lot for each of the
existing single family residences should have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed replat and associated variances, subject
to compliance with the conditions and comments outlined in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 14, 2021)
Staff informed the Commission that the applicant failed to send notifications to abutting
property owners as required. Staff recommended the application be deferred to the
November 18, 2021 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
October 14, 2021
ITEM NO.: 11 FILE NO.: PB2021-01
Name: Planning Boundary Amendment
Location: Sections 34 & 35 Township 1 North, Range 11 West, both sides of Frazier
Pike, just north of Harper Road
Request: Extend Planning Boundary south by three-quarters of a mile
Source: Planning & Development Staff
PROPOSAL / REQUEST:
To extend the Little Rock Planning Boundary along Frazier Pike to the south by 0.75
miles, so it extends approximately 1.25 miles south of the City Limits along Frazier Pike,
just north of Harper Road.
ANALYSIS:
The Planning and Development Staff began reviewing the extra-territorial land Use Plan
during 2021. As part of this effort Staff engaged with representatives of the Little Rock
Port for discussions about land use and zoning for the areas south of the Port. It was
noted that the Port is in ownership of lands beyond the Cit’s Planning Boundary. In
addition, the Port has options to acquire additional land beyond the Planning Boundary.
Port representatives informed the City, Harper Road is currently the Ports southern
boundary for planning purposes. The suggestion was made to include this land (Port
owns land) in any efforts to change the Land Use Plan or zone the area.
In 2008, the City of Little Rock annexed over 800 acres along Frazier Pike and the
Arkansas River. This area has mostly been developed as the Welspun Industries plant
and complex. This set the current City Limits on Frazier Pike. In 2012, the City was
approached by a group wanting to develop a water system to rural standards along
Harper Road. They requested the City move it’s Planning Boundary to the north
approximately a mile and a quarter to a mile and half. The reason for the request was to
allow rural standards rather than urban standards for the pipes used for the new piping
system. The City agreed to this with Ordinance 20638 (October 1, 2012). Most of the
served by this rural water pipe system would remain outside of the Planning Jurisdiction
even after this amendment.
The City is allowed a Planning Boundary of up to 3 miles by Act 1053 of 2013. Currently
the City has a Planning Area of approximately 0.25 miles at the Arkansas River and
0.5 miles at Frazier Pike, south of Welspun. The Port owns the land south of the Planning
October 14, 2021
ITEM NO.: 11 (Cont.) FILE NO.: PB2021-01
2
Boundary for three-
quarters of a mile on the
west side of Frazier Pike.
They also have an option
for the north most tract on
the east side of Frazier
Pike. The land along the
Arkansas River south of
the Planning Boundary is
owned by the Corp of
Engineers. This is the
lock-and-damn south of
the Port on the Arkansas
River and a small park.
Keats Irrevocable Trust
owns the southernmost
parcels in Sections 34 and
35 T-1-N, R-11-W east of
Frazier Pike. There is a
house and mobile home
on this land, but the majority of the land appears to be used for agricultural uses. Between
the Keats ownership and the tract the Port has an option on, is a sand and gravel
extraction business. In addition, there are three single-family houses on tracts of 2 acres
or less on either side of Frazier Pike within the area of consideration.
The proposed change would make the Planning Boundary in this location approximately
a mile and a quarter. This is well within the allowable distance of three miles. The Little
Rock Port has acquired the land east of Frazier Pike for future industrial development.
The Port does intend to market this area to future industrial prospects for the Port
Industrial Park. The land currently owned by either the Port or federal government makes
up approximately two-thirds area proposed for addition. The Little Rock Port has an
option on one-third of the remaining one-third of the area.
The purpose of having a Planning Boundary is to allow the City to develop plans for the
area. These plans should protect and encourage a development pattern that will produce
an efficient productive area as it becomes part of the City. The Port and the City would
like to see this area become a productive economic engine for the area with industrial
uses.
STAFF RECOMMENDATIONS:
Staff believes the expansion is reasonable and recommends approval.
October 14, 2021
ITEM NO.: 11 (Cont.) FILE NO.: PB2021-01
3
PLANNING COMMISSION ACTION: (OCTOBER 14, 2021)
The item was placed on the consent agenda for approval. By a vote of 10 For, 0 Against,
0 Absent and 1 Vacancy, the consent agenda was approved.
PLANNING COMMISSION VOTE RECORD
DATE: October 14, 2021 4:OOPM
AgendaConsent
345678
RegularAgenda
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* Open Position*
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROOKS, DERICK
HAMILTON, SCOTT - Chair
HART, TODD
HAYNES, MARLON D.
RAHMAN, ROBBIN - V. Chair
THOMAS, DIANA M.
VICKERS, MICHAEL
VOGEL, ROBBY
* Open Postion
Meeting Adjourned 4:30 PM
✓AYE * NAYE A ABSENT Ab ABSTAIN R RECUSE
October 14, 2021
There being no further business before the Commission, the meeting was adjourned
at 4:30 p.m.
Date
Chairman Secretary