HomeMy WebLinkAboutpc_03 10 2022
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
MARCH 10, 2022
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being seven (7) members present.
II. Members Present: Harold Betton
Todd Hart
Marlon D. Haynes
Paul Latture
Alicia McDonald
Michael Vickers
Robby Vogel
Members Absent: Derick Brooks
Kat Hodge
Diana M. Thomas
Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the February 10, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
MARCH 10, 2022
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-9641 SOTO – PCD
14616 Baseline Road
B. Z-2333-D Ellis Short-Term Rental – PD-C
900 West 15th Street
NEW BUSINESS:
Item Number: File Number: Title:
1. S-1884-A Watershed Point North – Preliminary Plat
Approximately one mile north of the Cantrell Road / The
Divide Parkway Intersection
2. Z-9664 Pugh Bed and Breakfast – Special Use Permit
14212 Chesnay Court
3. Z-7684-B Parkland Heights Townhomes – Conditional Use Permit
6615 Chenonceau Blvd.
4. Z-9658 McLeod Duplex – Conditional Use Permit
3608 Oakwood Road
5. Z-9663 Vogler Accessory Dwelling – Conditional Use Permit
2220 N. Arthur Street
6. LU2022-18-01 Land Use Amendment in Ellis Mountain Planning
District from Suburban Office (SO) to Neighborhood
Commercial (NC)
12807 Kanis Road
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
6.1 Z-4468-A Rezoning from O-1 to C-3
12807 Kanis Road
7. LU2022-18-02 Land Use Amendment in Ellis Mountain Planning District
from Residential Low Density (RL) to Mining (M)
North of 15500 Lawson Road
7.1 Z-8846-B Rezoning from R-2 to M
North of 15500 Lawson Road
8. Z-6049-C C-Store – PD-C
3600 Bowman Road
9. G-25-229 N. Arch Street – Street Name Change to Annie McDaniel
Abrams Street
N. Arch Street, north of West Markham Street
March 10, 2022
ITEM NO.: A FILE NO.: Z-9641
NAME: SOTO – PCD
LOCATION: 14616 Baseline Road
DEVELOPER:
Gracie Soto
8912 Stagecoach Road, Suite 10
Little Rock, AR 72210
(501) 407-0365
OWNER/AUTHORIZED AGENT:
Gracie Soto (Owner)
Jess Griffin (Agent)
Griffin Engineering
11719 Hinson Road, Suite 130
Little Rock, AR 72212
(501) 690-3456
SURVEYOR/ENGINEER:
Jess Griffin (Agent)
Griffin Engineering
11719 Hinson Road, Suite 130
Little Rock, AR 72212
(501) 690-3456
AREA: 3.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS: No Variances Requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 3.10 acres from “R-2” Residential to “PCD”
Planned Commercial District to allow the development of a mixed commercial
development.
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly tree covered with access to
Baseline Road along the south property line and Gregory Road along the east
property line. Existing residential dwellings in R-2 zoned tracts border the west
perimeter of the property with additional undeveloped R-2 zoned property
bordering the north perimeter. The property contains very little slope and is mostly
level. The property is located just outside the Little Rock City limits but within the
City’s Extraterritorial Zoning Jurisdiction.
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. Reduce two driveway entrances as show on the plan to one driveway on
Gregory Rd. per City Rev. Code Sec. 31-210. A variance approval is required
for more than one driveway on Gregory Rd.
2. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e).
3. Provide a drainage study showing drainage calculations for the 24hr 25yr and
24hr 100yr storm events.
4. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
5. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City’s stormwater management and drainage manual. Contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an
appointment for issuance or to answer any questions. Permit cost is based on
total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre,
and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
6. Provide proposed driveway widths.
7. Baseline Road is shown as a Principal Arterial with a right of way of 110 feet.
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
3
8. Boundary Street improvements are required for Baseline Rd per master street
plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
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.
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. The
facilities on-site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's material and construction
specifications and installation will be inspected by an engineer, licensed to practice
in the State of Arkansas. Execution of Customer Owned Line Agreement is
required.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
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.
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
4
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.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30’, approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
5
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire 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:
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements and the requirements of the Central High
Neighborhood Overlay District.
2. 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 r equest is in the Crystal Valley Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single-family homes but may also include
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
6
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to rezone from R-2 (Single Family District)
to PCD (Planned Commercial Development) District allow for the development of
office/warehouse development on the site. If this application is approved by the
Board of Directors, a review of the Land Use Plan for this vicinity should be
undertaken by the Plans Committee.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions. The Residential Low Density (RL) category provides
for single family homes at densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by conventional single-family
homes but may also include patio or garden homes and cluster homes, provided
that the density remains less than 6 units per acre. To the south, across Baseline
Road, is a developed single-family subdivision. The land is zoned R-2 (single
Family District). The areas to the north and west of the site are larger tracts with
single-family houses, zoned R-2 (Single Family District) and outside of the City
Limits. The land to the east, across Gregory Road, is also larger tracts with single-
family houses zoned R-2 and outside the City Limits.
Master Street Plan: To the south is Baseline Road, shown as a Principal Arterial
on the Master Street Plan. To the east is Gregory Road and 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 Baseline Road since it is a Principal Arterial. The primary function
of Local Streets is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
The applicant proposes to rezone 3.10 acres from “R-2” Residential to “PCD”
Planned Commercial District to allow a mixed commercial development. The
property is located just outside the Little Rock City limits but within the City’s
Extraterritorial Zoning Jurisdiction.
The rezoning request is to allow a one (1) lot development to include a two story
18,900 square foot mixed use building with the proposed uses as follows:
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
7
“We are requesting all office uses and conditional uses. The building
will be 2-story with 1st floor office and 2nd floor Residential. 1st
floor - The owner currently has two businesses that will occupy this
location: an insurance agency (3,000 SF) and a tax service
(3,000 SF). She is looking at possibly having an eating place, a
beauty shop, a realty office, and a contractor office. 2nd floor - There
will be 18,900 SF of residential with no more than 18 units.”
The proposed office building will be centrally located on the lot with paved parking
and internal access drives connecting to Baseline Road and Gregory Road. The
building will be located 85 feet from the (south) property line at Baseline Road and
60 feet from the (east) property line along Gregory Road. The building will be
located 59 feet from the north property line and 96 feet from the west property line.
The applicant notes that the building will have a maximum height of 35 feet. The
applicant also notes that the building’s exterior façade construction will consist of
a combination of brick, stone, glass, and metal siding panels.
The proposed site plan shows one (1) paved access drive connecting to Baseline
Road at the southwest corner of the property and a paved access drive located at
the northeast corner of the property connecting to Gregory Road. The internal
drives allow access to all sides of the building and parking areas.
The proposed site plan shows a total of 101 off-street paved parking spaces. The
City’s Zoning Ordinance would typically require 90 parking spaces for this
proposed mixed-use development. The proposed number of parking spaces
should be sufficient to serve the proposed buildings.
The proposed site plan shows one (1) dumpster located to the northwest of the
building. The applicant notes that the dumpster areas will be screened as per
ordinance requirements.
All site lighting will be low level and directed away from adjacent properties.
The site plan shows a ground mounted monument sign near the Baseline Road
access drive. All signage on the property will comply with Section 36-553 of the
zoning ordinance.
The applicant notes on the site plan that enhanced buffers will be along the west
and north perimeters of the property with a detention pond located at the southwest
corner of the property along the Baseline Road frontage.
The applicant provided responses and additional information to all issue raised
during staff’s review of the application The applicant requested no variances with
the proposed PCD.
March 10, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9641
8
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 “RL” Low Density Residential by the City’s
Future Land Use Plan and is located at the intersection of Baseline Road and
Gregory Road, a local/residential street which serves only single-family residences
and dead-ins approximately 1,296 feet to the north. Additionally, the property is
located adjacent to R-2 zoned property to the west and east across Gregory Road.
The property across Baseline Road to the south contains single family residences
along with an area of MF-24 multi-family zoned properties to the southeast. Staff
believes that a less intense residential development will be most appropriate for
this property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for deferral to the April 14, 2022 agenda. By a
vote of 7 for, 0 against, 3 absent, and 1 vacant position the consent deferral was
approved.
March 10, 2022
ITEM NO.: B FILE NO.: Z-2333-D
NAME: Ellis Short-Term Rental – PD-C
LOCATION: 900 West 15th Street
DEVELOPER:
Darrell Ellis
900 West 15th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Darrell Ellis – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.11 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47
CURRENT ZONING: PRD
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant failed to respond to staff’s request for additional information regarding the
proposal, including a site plan. Staff has made several attempts to contact the applicant
via phone and e-mail and has had no response. Staff recommends the application be
deferred to the March 10, 2022 agenda.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
Staff informed the Commission that the applicant failed to respond to staff’s request for
additional information regarding the proposal, including a site plan. Staff made several
attempts to contact the applicant via phone and e-mail and had no response. Staff
March 10, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-2333-D
2
recommended the application be deferred to the March 10, 2022 agenda. There was no
further discussion. The item was placed on the Consent Agenda and deferred. The vote
was 10 ayes, 0 nays and 1 open position.
STAFF UPDATE:
The applicant contacted staff on February 16, 2022 and requested that this application
be deferred to the April 14, 2022 Agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for deferral to the April 14, 2022 agenda. By a
vote of 7 for, 0 against, 3 absent, and 1 vacant position the consent deferral was
approved.
March 10, 2022
ITEM NO.: 1 FILE NO.: S-1884-A
NAME: Watershed Pointe North – Preliminary Plat
LOCATION: Approximately one mile north of the Cantrell Road /
The Divide Pkwy Intersection
DEVELOPER:
PDC, LLC.
16623 Cantrell Road, Suite A-2
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
PDC, LLC - (Owner)
Tim Daters / White-Daters and Associates (Agent)
SURVEYOR/ENGINEER:
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
AREA: 20.847 acres NUMBER OF LOTS: 18 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Waiver to allow no additional street improvements.
2. Variance to allow 20’ front building line.
3. Waiver to allow no sidewalk along one side of street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide 20.847 acres into 18 lots for single family
residential development utilizing the existing northeast portion of the existing street
to be renamed Watershed Pointe North Cove.
March 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City’s stormwater management and drainage manual.
Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov
to schedule an appointment for issuance or to answer any questions. Permit
cost is based on total project area at $100.00 for the less than ½ acre,
$200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each
additional acre for project greater than 1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show
SEC BMPs during construction of utilities, buildings, roadway infrastructure
and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for
final grading, seeding, and landscaping of the site.
4. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
March 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A
3
5. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
6. If street lighting is used, per City Rev. Code 31-403 the Department requires
street lighting plans to be submitted to the Department for review and
approval before filing and recording of the final plat for the subdivision. The
street lighting plans required shall include conduit and pull/junction box
locations, street luminaire locations and mounting heights, wire sizes,
current photometric data for the proposed fixtures, and subdivision street
photometrics using the proposed fixtures that meet AASHTO Roadway
Lighting Design Guide standards.
7. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as-built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
8. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
9. 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/applications-details-and-
manuals/. Provide the as-built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@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
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
10. If any proposed retaining walls for the residential structures are equal to or
above four feet tall measured from the bottom of the footing or leveling layer
or if there is surcharge loading for a retaining wall less than four feet tall
measured from the bottom of the footing or leveling layer, the Department
requires retaining wall design plans showing plan, profile, and cross
sectional views of the wall with special details, design loading calculations
clearly showing all required factors of safety as outlined in the
engineer’s certification, and an engineer’s certification (Engineer
Certification/Indemnification of Retaining Wall Design (littlerock.gov)).
11. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
March 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A
4
Engineering at 621 S. Broadway 501-379-1805 with any questions or for
more information.
12. Existing street shall be improved to local street standards per City’s master
street plan. Civil Engineering staff supports waiving construction of sidewalk
on one side of street per master street plan due to steep grades on-site. All
required widening of existing street shall match pavement section of the
existing street.
13. Boundary street improvements are required. Boundary street improvements
shall include, but not be limited to, reconstruction of one-half section of the
abutting street if the existing street is not up to city standards. Repair,
replace, or extend existing damaged, missing, and noncompliant curb and
gutter, sidewalk, access ramps or concrete driveway aprons within the public
right-of-way adjacent to the site. Remove abandoned driveway cuts and
replace with curb, gutter, and sidewalk. All work within the public right-of-way
shall conform to City of Little Rock Public Works Standard Details and
ADA guidelines.
14. Per Appendix D in the International Fire Code, 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. Accepted
turnaround provisions per the code are a ninety-six (96) foot diameter cul-de-
sac, a sixty (60) foot “Y” or a one hundred twenty (120) foot hammerhead.
Proposed alternatives to the accepted turnaround provisions will be required
to be approved by the Fire Chief.
15. Previous comments 12 & 13 were not addressed. Revise plat to show local
street standard pavement width with curb and gutter on north side of street
with curb inlets. Boundary street widening improvements are required and
shall match existing pavement section.
16. Not all proposed trapezoidal ditches are draining to proposed detention
facilities. Revise to show stormwater runoff discharge from street drains to
proposed detention facilities. Detriment to adjacent properties owners from
additional stormwater runoff from development is prohibited.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
March 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A
5
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comment 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.
H. ANALYSIS:
The applicant proposes to subdivide 20.847 acres into 18 lots for single family
residential development. The property is zoned R-2 and is located on the north
side of the existing street approximately one mile north of the Cantrell Road/The
Divide Pkwy. intersection. The average lot size is 21,250 square- feet. The
development will include use of the northeast portion of the existing street to
be renamed Watershed Pointe North Cove, to be a minor residential street.
Open space tracts will be located along the northern and southern perimeters
of the subdivision.
The subdivision will be final platted in a single phase. Drainage easements
are located between lots 6 and 7, and 13 and 14. The lots are proposed to
have 20’ front building line setbacks.
The applicant proposes to access to the development from the existing street
(Divide Parkway) which connects to Chenal Parkway to the southwest of the
development. A new circular turnaround is proposed on the north side of the
existing street abutting the existing Little Rock Water Reclamation treatment
facility gate to the east.
The proposed renamed street (Watershed Pointe North Cove) where adjacent
to the proposed lots will have a right-of-way width of 50 feet which complies
with the Master Street Plan.
March 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A
6
The applicant is requesting a waiver from the Master Street Plan requirements
for street improvements along “Watershed Pointe North Cove” which includes
additional paving, and curb and gutter along the north side of the street. Staff
does not support the waiver, as staff feels that the improvements are needed
based on the topography of the site.
The applicant is also requesting a waiver of the Master Street Plan
requirements to not construct a sidewalk along the north side of “Watershed
Pointe North Cove”. Staff supports the requested waiver. A sidewalk will need
to be constructed along the south side of the roadway with future development.
Section 36-254 (d) (1) of the City's Zoning Ordinance requires a minimum front
building setback of 25 feet for R-2 zoned lots. The applicant is proposing
20-foot front platted building lines for all lots. Therefore, the applicant is
requesting a variance from this ordinance requirement for the subdivision.
Staff supports the requested variance based on the property’s topography.
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 staffs review of this plat. The subdividing of this
property should have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and request for
sidewalk and building setback variances, subject to compliance with the
comments and conditions outlined in paragraph D, and the staff analysis, of
the agenda staff report.
Staff recommends denial of the requested waiver of additional street
improvements.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for deferral to the April 14, 2022 agenda. By a
vote of 7 for, 0 against, 3 absent, and 1 vacant position the consent deferral was
approved.
March 10, 2022
ITEM NO.: 2 FILE NO.: Z-9664
NAME: Pugh Bed and Breakfast – Special Use Permit
LOCATION: 14212 Chesnay Court
DEVELOPER:
Michael Pugh
14212 Chesnay Court
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Michael Pugh – Owner/Applicant
SURVEYOR/ENGINEER:
N/A
AREA: 0.37 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.23
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to use the single-family residence at 14212 Chesnay Court
as a Bed and Breakfast. The property owner will reside in the residence and utilize
no more than five (5) bedrooms as rental units.
B. EXISTING CONDITIONS:
The property contains an existing two-story 2,902 square foot single family
residence located within the St. Charles Addition. Access to the residence takes
place from an existing concrete driveway containing two access points along
Chesnay Court. Single-family residences exist in all directions for a minimum of a
half mile of the proposed site.
March 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9664
2
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
H. ANALYSIS:
The applicant, Michael Pugh, proposes to use the single-family residence at
14212 Chesnay Court as an owner occupied bed and breakfast.
March 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9664
3
The applicant provided the following information regarding the proposed bed and
breakfast use of the property:
1. Maximum length of stay – fourteen (14) days.
2. Owner will be present in the dwelling.
3. Number of rooms to be rented – up to five (5) bedrooms.
4. Maximum number of occupants per room – two (2).
5. No meals will be provided.
The existing concrete driveway contains two access points along Chesnay Court
and will allow for parking of several vehicles. The applicant notes that parking will
be provided for four (4) guest vehicles and one (1) for the owner located at the
front of the residence. The applicant notes additional parking is provided in the
two-car garage located at the front of the residence.
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 provides 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 permit in the permitted districts of R-1, R-2, and R-3
single family and R-4 two family districts.
Staff does not support the requested Special Use Permit (SUP) to allow a Bed and
Breakfast at 14212 Chesnay Court. The residence is located in the center of St.
Charles Subdivision which contains only single-family residences. The nearest
non-residential property is located approximately 0.5 mile from the site. Staff
March 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9664
4
believes that the proposed occupancy, an increase in vehicular and pedestrian
traffic will have an adverse impact on the area. The original Bill of Assurance for
this subdivision states that no property be used for commercial purposes.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested Special Use Permit (SUP) to allow a
Bed and Breakfast at 14212 Chesnay Court.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The applicant was present. There were persons registered in opposition. Staff presented
the item and a recommendation of denial as outlined in the “staff recommendation” above.
The applicant deferred to the registered opposition.
Keith Robinson addressed the Commission in opposition to the application. He
expressed concerns regarding parking, traffic, noise, trash collection and access. He also
expressed concerns regarding the availability of rooms/guests and how the proposed use
would disrupt the harmony of the neighborhood.
Thomas Diaz addressed the Commission in opposition to the application. He expressed
concerns regarding the residential zoning and use of the neighborhood and not
supporting a business use because he did not want to take a chance on more bed and
breakfast uses proliferating and changing the residential nature of the neighborhood.
Mary Robinson addressed the Commission in opposition to the application. She
expressed concerns regarding the potential disruption of harmony, number of available
rooms, traffic, noise, parking and how this use would have an adverse impact on the
neighborhood.
Steve Lamb addressed the Commission in opposition to the application. He stated the
subdivision was designed to be conducive to a family environment. He also expressed
concerns regarding safety for pedestrians and children along the street.
Suzanne Sage addressed the Commission in opposition to the application. She
expressed concerns regarding the disruption of the small quiet street, traffic, parking,
safety and did not support a business in the St. Charles subdivision.
Brenda Carley addressed the Commission in opposition to the application. She
expressed concerns similar to registered opposition. Additional concerns stated
referenced how multiple vehicles would disrupt both mail delivery and trash collection
along the street.
March 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9664
5
The applicant addressed the Commission is support of the application. He stated he lives
in the residence and addressed concerns regarding parking and how many issue raised
existed prior to him. He described how his neighbors own multiple vehicles that are also
parked along the street. His rebuttal continued to discredit the opposition regarding the
number of guests and rooms available, noise and safety concerns. The applicant shared
similar concerns for children’s and pedestrian’s safety and stated he will be there and
ensure his guests behave appropriately.
The Commission addressed the applicant stating how unusual it is to see an application
for a bed and breakfast in the middle of a residential neighborhood and the potential of
increased use for additional residences converting to a commercial use thus disrupting
the harmony and creating an adverse effect in the area.
There was a motion to deny the application as recommended by staff. The motion was
seconded. There was no further discussion. The vote was 0 ayes, 7 nays, 3 absent and
1 open position. The application was denied.
March 10, 2022
ITEM NO.: 3 FILE NO.: Z-7684-B
NAME: Parkland Heights Townhomes – Conditional Use Permit
LOCATION: 6615 Chenonceau Blvd
DEVELOPER:
OWNER/AUTHORIZED AGENT:
Jess Griffin (Agent)
Jess Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR, 72212
Ranch Properties Inc (Owner)
SURVEYOR/ENGINEER:
Jess Griffin (Agent)
Jess Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR, 72212
Ranch Properties Inc (Owner)
AREA: 1.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: O-1
VARIANCE/WAIVERS:
1. Waiver to allow gate structure within floodway easement.
2. Waiver to allow retaining wall structure within floodway.
3. Variance to allow reduced front setback.
4. Variance to allow reduced side setback.
5. Variance to allow street side landscape buffer to be less than ordinance requirement.
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Ranch Properties Inc. is requesting a Conditional Use Permit (CUP) for the “O-1”
Quiet Office District zoned 1.64 acres at located at 6615 Chenonceau Blvd.to
allow for the construction of luxury townhomes.
B. EXISTING CONDITIONS:
The property is currently cleared with Chenonceau Blvd. bordering the northwest
edge of the site with wooded areas along the east and south perimeters of the
property. The property primarily slopes downward from north to south to a
floodway with a utility easement beyond. Residential developments lie north, east,
and west of the property and commercial zoned properties lie to the south of the
site.
C. NEIGHBORHOOD COMMENTS:
All owners of property 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 grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City’s stormwater management and drainage manual.
Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov
to schedule an appointment for issuance or to answer any questions. Permit
cost is based on total project area at $100.00 for the less than ½ acre,
$200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each
additional acre for project greater than 1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a
State of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
3
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
4. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
5. Parking depicted on the south of the north entrance shall be removed and
relocated.
6. How are the lots handling drainage? Provide a drainage study showing the
effects of the 24hr 25yr and 24hr 100yr storm events.
7. Remove fence from 25-foot Floodway easement. Per City Code Sec
36-341.h.2 “h.(2)Proposed structures. Any structure proposed within a
floodplain district shall comply with the following criteria:
a. No structure shall be closer than twenty-five (25) feet to any established
floodway line.
d. Floodways shall be kept free of structural involvement including fences,
open storage of materials and equipment, vehicle parking and other
impediments to the free flow of floodwater. Exceptions may be granted
when existing topography is at or above the existing one-hundred-year
flood level and when the velocity of flow is less than three (3) feet per
second.
8. The property or portion of the property lies within the 100 year floodplain. The
lowest finished floor (including basement) of the proposed structure must be
elevated to at least 1 foot above the base flood elevation. Attendant utility
and sanitary facilities must be elevated to above the base flood elevation.
The finished floor elevation of at least 1 foot above the base flood elevation
must be shown on the grading plan and all final plats.
9. 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.
10. A Special Flood Hazard Development Permit is required to be obtained to
prior to beginning construction. The Special Flood Hazard Development
Permit application can be found at https://www.littlerock.gov/city-
administration/city-departments/public-works/. Special Flood Hazard
Development Permits are issued by the Public Works Department at
701 West Markham Street and no fee collected for issuance. Contact Vince
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
4
Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov to
schedule an appointment for issuance or to answer any questions.
11. Due to the proposed structure being located within the 100 year floodplain,
an elevation certificate of the finished floor elevation must be provided to the
Public Works Department at 701 West Markham Street prior to the issuance
of a certificate of occupancy. Contact Vince Floriani in Public Works at
501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for
issuance or to answer any questions.
12. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway 501-379-1800 with any questions or for
more information.
13. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
14. Chenonceau Boulevard is classified as a commercial street which has a
collector street standard for this segment per master street plan with a total
right of way width of 60 feet. Dedicate 30 feet of additional right of way from
centerline of right of way to meet this requirement.
15. Per master street plan for a commercial street that is publicly maintained,
sidewalks are required on both sides of the commercial street. Therefore,
construct new 5-foot-wide sidewalk along property line adjacent to the street
within public right of way to meet this requirement. New sidewalk shall have
a one-foot buffer to right of way line per standard detail PW-23.
16. Per City Rev. Code 29-99, stormwater detention for developments
is required. Provide stormwater detention infrastructure to satisfy this
requirement.
17. Per previous comment 15, back of new sidewalk shall have a 1-foot buffer to
the right of way line per standard detail PW-23. Revise plans accordingly.
18. Provide grading and drainage plans and drainage report/study showing all
hydrological and hydraulic calculations for the site and detention facilities.
19. Gate at north entrance does not have enough depth for someone to pull off
street and turn around.
20. Gate at south entrance is within floodway easement. This is considered a
structure and is not allowed within the floodway easement per city code.
21. Any proposed retaining walls, earth fill grading down into floodway or any
outlet structure erosion and scour protection are not allowed in the floodway.
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
5
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comment received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. A 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. A portion of the property to the east is zoned PD-R. 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.
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 less than nine (9) feet.
A portion of the northwest perimeter is deficient.
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
6
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. This strip shall be at least nine (9) feet wide.
Provide trees with an average linear spacing of not less than thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every
thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
7. An irrigation system shall be required for developments of one (1) acre or
larger. For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of all plant material if an automatic
irrigation system is not provided.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
H. ANALYSIS:
Ranch Properties Inc. is requesting a Conditional Use Permit (CUP) for the “O-1”
Quiet Office District zoned 1.64 acres at located at 6615 Chenonceau Blvd.to allow
for the construction of luxury townhomes.
The property is currently cleared with wooded areas along the east and south
perimeters of the property. The property primarily slopes downward from north to
south to a floodway with a utility easement farther south. Residential
developments lie east of the property and commercial zoned properties lie to the
south of the site.
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
7
The proposed project will include three (3) structures, with a total of eight (8)
townhomes. There will be two (2) buildings on the east side of the development
and one (1) building on the west side of the site.
Section 36-279(d)(1) of the City's Zoning Ordinance requires a minimum 25-foot
front building setback for O-1 zoned lots. The proposed building located adjacent
to Chenonceau Blvd. on the west perimeter of the property is shown to have a
fifteen (15) foot front setback. The applicant is requesting a variance to allow the
reduced front setback. Staff does not support this reduced setback as it
encroaches on the street buffer ordinance requirements.
Section 36-279(d)(2) requires a minimum 8-foot side building setback for O-1
zoned lots. The proposed buildings located along the east perimeter of the
development are proposed to have side yard setbacks which vary from six (6) to
nine (9) feet in depth from the property line. The applicant is requesting a variance
to allow reduced side setbacks. Staff does not support this reduced setback as it
does not provide adequate buffers adjacent to properties with a more restrictive
zoning.
The applicant notes that the townhomes will be between 1,250 and 2,150 square
feet in area, with the units being up to three (3) stories, and the building heights
not to exceed 35 feet. The exterior facades of the structures will be brick, stone
and metal sided.
The proposed buildings will face an internal access drive which connects to
Chenonceau Blvd. at the south end and north central portion of the development.
The proposed internal drive will connect individual driveways which will support
two (2) vehicles per each unit. The site plan shows two (2) additional shared
parking spaces at the north end of the site for the development.
The applicant proposes that the internal drive be gated at the north and south
intersections with Chenonceau Blvd. and that a 20-foot-wide portion of the drive
along the south perimeter of the site is to be built within the 25-foot floodway
easement. According to Engineering staff comment # 20 “Gate at south entrance
is within floodway easement. This is considered a structure and is not allowed
within the floodway easement per city code”. The applicant is requesting a waiver
to allow the gates in the floodway easement. Staff does not support the gate’s
proposed locations due to their proximity to the boulevard and gate locations within
the floodway easement.
It appears that applicant is proposing a retaining wall bordering the south perimeter
of the development along the internal access drive within the floodway. According
to Engineering comment # 21 “Any proposed retaining walls, earth fill grading down
into floodway or any outlet structure erosion and scour protection are not allowed
March 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-7684-B
8
in the floodway”. Therefore, the applicant is requesting a waiver to allow for the
placement of the retaining wall structure within a floodway. Staff is not supportive
of the request to allow the proposed retaining walls location.
The site plan shows the proposed access drive and parking spaces along the
northwest perimeter of the development encroaching into the required street buffer
reducing it to five (5) feet. The applicant is requesting a variance from the
requirement that the buffer be not less than nine (9) feet. Staff is not supportive of
this request due to the proposed intensity of the development upon the site.
The site plan shows a runoff detention area located at the northeast corner of the
development bordering Chenonceau Blvd. Staff does not support this location due
to topography of the site and location of floodway to the south.
No dumpster is proposed for the site and trash will be collected using standard City
of Little Rock garbage collection.
Any site lighting shall be low-level and directed away from adjacent properties.
Any signage on the site must comply with Section 36-552 of the City’s
Zoning Ordinance (signs in multifamily zones).
Staff does not support the requested Conditional Use Permit. Staff does not
believe the request is reasonable. Staff believes the proposed development is
too intense for this site. The property is located adjacent to an existing
floodway to the south and over fifty (50) percent of the site is within a
designated floodplain which encompasses one of the access drives. Staff
agrees with the concept but believes that a less intense residential or office
development will be more appropriate for this property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested Conditional Use Permit.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for deferral to the April 14, 2022 agenda. By a
vote of 7 for, 0 against, 3 absent, and 1 vacant position the consent deferral was
approved.
March 10, 2022
ITEM NO.: 4 FILE NO.: Z-9658
NAME: McLeod Duplex – Conditional Use Permit
LOCATION: 3608 Oakwood Drive
DEVELOPER:
Matthew H. McLeod
3608 Oakwood Drive
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Matthew H. McLeod – Owner/Applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0.33 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: R-3 (Single-Family)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the conversion of a
single-family residence into a split level duplex located at 3608 Oakwood Drive.
B. EXISTING CONDITIONS:
The property is occupied by a 1,968 square foot, two-story, wood-framed
residence which is currently occupied by the owner. Access is provided from an
existing concrete driveway along Oakwood Drive. The property lies within the
Hillcrest Design Overlay District. Single-family residences are located north, east
March 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9658
2
and west of the site. A multi-family development is located to the south and further
to the east.
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
March 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9658
3
H. ANALYSIS:
The applicant proposes to remodel the existing 1,968 square foot, two-story, wood-
framed residence at 3608 Oakwood Drive to create an apartment in the downstairs
portion of the residence. The applicant intends to lease the downstairs space to a
long-term tenant. The applicant notes there will be no change to the existing
building footprint and the property will maintain compliance with the Hillcrest
Design Overlay District. Access is provided from an existing concrete driveway
along Oakwood Drive.
The existing concrete driveway will allow for parking of two (2) vehicles. The
applicant notes additional parking is available in the two-car garage. Section 36-
502 of the City’s Zoning Ordinance requires a minimum of three (3) parking spaces
for a duplex use. The parking is sufficient to serve this use.
No signage is proposed at this time. Any future signage must comply with Section
36-551 of the City’s Zoning Ordinance (signs permitted in residential one – and
two – family zones.)
Staff is supportive of the requested CUP to allow conversion of the existing single-
family home to a duplex at 3608 Oakwood Road. Staff believes the proposed
occupancy and additional minor traffic will have no adverse impact in the area.
The proposed CUP will conform with all ordinance criteria. The applicant is
requesting no variances with this request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in the staff analysis, in the
agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for approval. By a vote of 7 for, 0 against,
3 absent, and 1 vacant position the consent approval was approved.
March 10, 2022
ITEM NO.: 5 FILE NO.: Z-9663
NAME: Vogler Accessory Dwelling – Conditional Use Permit
LOCATION: 2220 N. Arthur Street
DEVELOPER:
2220 N. Arthur Street, LLC
52 Pine Manor Drive
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
2220 N. Arthur Street, LLC / Hannah Vogler – Owner/Applicant
SURVEYOR/ENGINEER:
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Requested variance to allow neither dwelling to be occupied by the property owner.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit for the R-2 zoned property at
2220 N. Arthur Street, to allow use of an existing accessory building as an
accessory dwelling.
March 10, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9663
2
B. EXISTING CONDITIONS:
The property is occupied by a one-story brick and frame single family residence
(1,472 square feet). An accessory building (540 square feet) is located in the rear
yard area at the northwest corner of the lot. A paved alley is located along the rear
(west) property line.
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
March 10, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9663
3
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow an existing accessory
structure to be utilized as an accessory dwelling, on the R-2 zoned property located
at 2220 N. Arthur Street. The property is comprised of one (1) lot; Lot 6, Block 6,
Altheimer’s Addition.
The property is occupied by a one-story brick and frame single family residence
(1,472 square feet). A concrete driveway is located at the northeast corner of the
lot, and leads to a carport at the northeast corner of the residence. The driveway
will allow for the parking of two (2) vehicles. A paved alley is located along the
rear (west) property line.
A one-story accessory structure is located within the rear yard area, at the
northwest corner of the lot. The accessory structure is approximately 540 square
feet in area. A parking pad for two (2) vehicles is located on the south side of the
accessory structure, and is accessed from the alley.
The applicant proposes to use the accessory structure as an accessory dwelling.
Both the accessory dwelling and the principal dwelling will be rental units. The
accessory structure has a history of being used as an accessory dwelling off and
on for many years in the past. The applicant is requesting a conditional use permit
to legitimize the past use of the accessory structure. The applicant notes that there
will be no additions or changes to the accessory structure.
Section 36-252 (a) (3) of the City’s Zoning Ordinance requires the following with
respect to accessory dwellings:
“(3) In the R-2 and R-3 districts, one (1) of the dwelling units must
be occupied by the landowner.”
The applicant is requesting a variance from this requirement as neither dwelling
will be occupied by the landowner. The landowner resides approximately five (5)
minutes away. Staff supports the variance request.
As noted above, there is parking for four (4) vehicles on the site. Section 36-502
requires a minimum of two (2) parking spaces for the two (2) dwellings. The site
conforms with this requirement.
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.
March 10, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9663
4
Staff is supportive of the requested CUP to allow an accessory dwelling on the
R-2 zoned property at 2220 N. Arthur Street. Staff views the request as
reasonable. The accessory dwelling use will be compatible with the overall
neighborhood, as there are other accessory dwellings scattered throughout the
area. Staff believes the proposed accessory dwelling will have no adverse impact
on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow an accessory dwelling
at 2220 N. Arthur Street, subject to compliance with the comments and conditions
outlined in the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for approval. By a vote of 7 for, 0 against,
3 absent, and 1 vacant position the consent approval was approved.
March 10, 2022
ITEM NO.: 6 FILE NO.: LU2022-18-01
Name: Land Use Plan Amendment – Ellis Mountain Planning District
Location: 12807 Kanis Road
Request: Suburban Office (SO) to Neighborhood Commercial (NC)
Source: Joe White, PE, Joe White & Associates, Inc.
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Suburban Office (SO) to
Neighborhood Commercial (NC). The site is approximately 2.75-acres. The application
is located at 12807 Kanis Road, in the Ellis Mountain Planning District.
The existing Suburban Office (SO) land use category provides for low intensity
development of office or office parks in close proximity to lower density residential areas
to assure compatibility. A Planned Zoning District is required.
The proposed 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.
This Land Use amendment application accompanies a Zoning Map amendment request.
It is the applicant’s intent to rezone the site to a General Commercial District (C-3) (File
No. Z-4468-A).
EXISTING LAND USE AND ZONING:
The subject site is developed
with an office and several out-
buildings. The current zoning
is Quiet Office District (O-1).
This portion of Kanis Road is
mostly vacant tracts and
single-family houses built
prior to annexation. There is
a VFW Post at the northeast
corner of Gamble and Kanis
Roads, northwest of the site.
West of the application area
along the southside of Kanis
Road is General Office District, O-3 zoning. Currently this land has a house with several
Figure 1. Zoning
March 10, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-18-01
2
vacant tracts. To the east, along the southside of Kanis Road is vacant land zoned
General Commercial District, C-3. Across Kanis Road north of the site, is Single Family
District, R-2 zoned land. This R-2 zoning continues to the northwest. The uses on the
R-2 land include a VFW Post, undeveloped land and single-family houses. To the east
along the north side of Kanis Road is vacant land zoned Quiet Office District, O-1. South
of the application area is a developed single-family subdivision with a zoning of Single
Family District, R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The City’s Land Use Plan Map shows Neighborhood Commercial (NC) land use along
the southside of Kanis
Road from the subject
site east, either side of
Point West Drive.
Suburban Office (SO) is
proposed for the subject
site west to Gamble
Road and along the
northside of Kanis Road
either side of Atkins
Road. Residential
Medium Density (RM) is
proposed either side of
Kanis Road west of the
Suburban Office (SO)
designated areas. Residential Low Density (RL) is proposed for the areas north and
south of the more intense uses along Kanis Road.
LU1999-11-05 changed the Transition (T) areas along Kanis Road in this vicinity to other
designations. (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.) For this site and the areas to the north and west the
amendment was to Suburban Office (SO). Further to the west the amendment was to
Residential Medium Density (RM).
The application area is at the boundary between areas designated as Suburban Office
(SO) and Neighborhood Commercial (NC) on the Land Use Plan Map. Little of the land
within either land use designation has been developed – whether commercial or office
use.
Figure 2. Land Use Plan Map
March 10, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-18-01
3
MASTER STREET PLAN:
The application area is bound to the north by Kanis Road, which is designated a Minor
Arterial.
Minor Arterials provide
the connections to and
through an urban
area. Their primary
function is to provide
short distance travel
within the urbanized
area. This portion of
Kanis Road has been
designated to have a
‘Alternative Design
Standard’. This
standard is a 4-lane
section with a raised
center median that has cuts not more than every 600 feet. The right-of-way for the road
is to be 90 feet.
This portion of Kanis Road currently is under construction. This publicly funded project
has widened the right-of-way to 90 feet (standard). The road being built within the right-
of-way will be three-lanes. The plan is to complete the northern portion of the road with
future widening being needed along the southern portion of Kanis Road in this area. That
would mean sidewalk and curb and gutter will only be along the northern boundary of
Kanis Road not the southern. At the time of redevelopment, a change in the section may
be required.
BICYCLE PLAN:
There is no proposed or existing bicycle routes near this application.
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.
Figure 3. Master Street Plan
March 10, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-18-01
4
ANALYSIS:
The application area is situated along the south side of Kanis Road between Atkins and
Gamble Roads. The City has a publicly funded project for this portion Kanis Road. The
project will widen Kanis Road east of Gamble Road to Bowman Road from a two-lane
section to a three-lane section. Full improvements will only be made on the northern
side (sidewalks and underground drainage). Future widening and improvements along
the southern portion of Kanis Road in this area will still be required after completion of the
City project.
The application site is part of an area shown as Suburban Office (SO) on the Plan Map.
The property is currently zoned O-1, Quiet Office District. There is a building which has
been used as an office on the land along with several out-buildings. The majority of the
Suburban Office (SO) designated land in the vicinity of the application has not
experienced any development.
There has been little development in the vicinity since annexation in 1982. Kanis Road
has been a two-lane section with no sidewalks, curbs or shoulders. Large tract single-
family as well as a scattering of businesses have been located along Kanis Road during
the forty years since annexation. Subdivisions have been developed both to the north
and south of Kanis Road over the last several decades. Most of the newer non-residential
developments have been small office developments – lawyer offices and other
professional services. Most of these newer office uses have been west of Gamble Road
to Kirby Road. Some of the uses have been in converted single-family structures and
others have been new construction.
The land to the east of the application area is shown on the Land Use Plan Map for
Neighborhood Commercial (NC) and has a zoning of C-3, General Commercial District.
This C-3 land remains undeveloped. North across Kanis Road from the C-3 land is shown
for Suburban Office (SO) and is zoned O-1, Quiet Office District. Most of this land is
cleared but undeveloped. One office building has been constructed at the northwest
corner of Kanis Road and Point West Drive. The land directly across Kanis Road is
vacant and shown for Suburban Office with a zoning of R-2, Single Family District. The
land to the west of the application area is designated Suburban Office (SO) and is zoned
O-3, General Office District. Most of the O-3 land is vacant but one tract has a single-
family house on it.
There is a large amount of the land shown and zoned for commercial use to the east
along Bowman Road and Chenal Parkway which has been developed. There are some
areas shown for Commercial (C) or Mixed Office Commercial (MOC) along Kanis Road
to the east around Bowman Road, at Counterview Drive and west of Shackleford Road.
Much of this land is still available for future commercial development.
March 10, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-18-01
5
There are areas of Suburban Office (SO) shown on the Plan Map both to the east and
west of the site along Kanis Road. Much this land has not been developed. The portions
that have developed or re-developed have done so with the Planned Development
process. They have tended to be smaller professional office uses. The Mixed Office
Commercial (MOC) sites mentioned earlier are also potential office sites along Kanis
Road, west of Bowman Road.
The amendment site is at the boundary between areas designated for Suburban Office
(SO) and Neighborhood Commercial (NC) on the Land Use Pan Map. And the boundary
of land zoned C-3, General Commercial District and O-3, General Office District. Much
of the land in the adjacent area whether designed for office or commercial is undeveloped.
The amendment would shift of the Land Use Plan Map use line to the west. It does not
introduce a new Land Use designation to the immediate area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Parkway Place. As of the
time of writing the Staff report no comments had been received 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 Suburban Office (SO) to Neighborhood Commercial (NC).
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
Walter Malone, Planning Staff, reviewed the Analysis section of the staff report. Romie
Price, Planning Staff, reviewed the related zoning application – Z-4468-A (see minutes of
Z-4468-A for more information). Joe White, applicant, indicated that they would do an
enhanced buffer and that the adjacent residential was all backyards. There was no one
to speak on the item. A motion was made to approve the application as filed with staff
recommendations. By a vote of 7 for, 0 against, 3 absent, and 1 vacancy, the application
was approved.
March 10, 2022
ITEM NO.: 6.1 FILE NO.: Z-4468-A
NAME: Rezoning from O-1 to C-3
LOCATION: 12807 Kanis Road
DEVELOPER:
Joe White (Agent)
Joe White Associates
25 Rahling Circle, Suite #2
Little Rock, AR, 72223
OWNER/AUTHORIZED AGENT:
Joe White (Agent)
Joe White Associates
25 Rahling Circle, Suite #2
Little Rock, AR, 72223
Ray Meagan (Owner)
SURVEYOR/ENGINEER:
Joe White (Agent)
Joe White Associates
25 Rahling Circle, Suite #2
Little Rock, AR, 72223
AREA: 2.79 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.24
CURRENT ZONING: O-1
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the 2.79 acres at 12807 Kanis Road from
“O-1” Quiet Office District to “C-3” General Commercial District to allow for future
commercial development.
March 10, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-4468-A
2
B. EXISTING CONDITIONS:
The property currently has a vacant residential structure with an open yard area to
the north and wooded area to the south. The property contains varying degrees
of slope, primarily sloping upward from north to south.
C. NEIGHBORHOOD COMMENTS:
All owners of property 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: No Comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comment 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.
March 10, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-4468-A
3
Planning Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Suburban Office (SO) for the requested area. The Suburban Office (SO) category
provides for low intensity development of office or office parks in close proximity to
lower density residential areas to assure compatibility. A Planned Zoning District
is required. The application is to rezone from Quiet Office District (O-1) to General
Commercial District (C-3) allowing for the future development of this land for
commercial use. There is an accompanying application to amend the Land Use
Plan Map to Commercial (C).
Surrounding the application area, the Land Use Plan Map shows Suburban Office
(SO) to the west and across Kanis Road to the north and northeast of the site.
Residential Low Density (RL) is shown to the south of the site. Neighborhood
Commercial (NC) is shown on the Plan to the east. Across Kanis Road to the
northwest is shown for Residential Medium Density (RM).
The Suburban Office (SO) category provides for low intensity development of office
or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The land is zoned General
Office District (O-3) to the west. One tract has a single-family house on it but the
others are all vacant. To the north the land is zoned Single Family District (R-2)
which is wooded and undeveloped. To the northeast is Quiet Office District (O-1)
zoned land which has been cleared but is mostly vacant (one office building
beyond West Point Drive).
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 Single Family District (R-2) with an
existing developed single-family subdivision. 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. This land is vacant and wooded with a General Commercial District (C-3)
zoning.
The Residential Medium Density (RM) category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre. This land is currently
zoned Single-Family District (R-2) and has a VFW Post, and a scattering of single-
family houses on the land.
March 10, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-4468-A
4
Master Street Plan: To the north is Kanis Road and it is a Minor Arterial on the
Master Street Plan. A Minor Arterial provides connections to and through an urban
area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. ANALYSIS:
RayMeagan Properties, Inc, owner of the 2.79-acre property located at
12807 Kanis Road, is requesting that the property be rezoned from “O-1” Quiet
Office District to “C-3” General Commercial District. The rezoning is proposed to
allow for future commercial development.
The property currently contains a vacant single story residential dwelling near
the center of the property. A paved drive accesses the lot from Kanis Road to
the north connecting to a paved parking area near the dwelling. The lot
currently has an open lawn area to the north and a wooded rear yard area to
the south with an overhead powerline bordering the east perimeter of the lot.
The site is located within an area along Kanis Road which is becoming more
commercial in nature due to the widening of this minor arterial roadway. O-1,
C-3, and POD zoned properties are located to the northeast, northwest, and
north of the site. R-2 zoned residential developments border the southeast and
west sides of the site. The City’s Future Land Use Plan designates this property
as “SO” Suburban Office. A 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. The proposed C-3 zoning will be consistent with other commercial
zonings along Kanis Road and will represent a continuation of the existing
zoning pattern. The properties immediately to the east of this site are currently
zoned C-3. Staff believes the proposed C-3 zoning will have no adverse
impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
March 10, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-4468-A
5
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The applicant was present. There were persons registered in opposition. Staff presented
the item and a recommendation for approval as outlined in the “staff recommendation”
above. The applicant provided reference regarding Kanis Road being an existing two
lane street and the growth of development along the corridor. The applicant stated the
developer is proposing an enhanced buffer adjacent to residential zoning to the south.
The applicant noted the property to the east is zoned C-3 and development will follow as
street improvement occur in the future. The applicant deferred remaining time to the
registered opposition.
There were two persons initially registered in opposition for the item however did not
respond when recognized by the Chairman. The Chairman provided additional time
before his second request for the opposition to discuss any issues to which there was no
response.
The Commission asked staff was noise reduction buffer required to which staff replied in
the affirmative stating buffers are required when commercial uses abut residential zones.
Staff also stated an enhanced buffer was recommended by staff and accepted by the
applicant.
There was a motion to approve the application including all comments and
recommendations by staff. The motion was seconded. The vote was 7 ayes, 0 nays, 3
absent and 1 open position. The application was approved.
March 10, 2022
ITEM NO.: 7 FILE NO.: LU2022-18-02
Name: Land Use Plan Amendment – Ellis Mountain Planning District
Location: North of 15520 Lawson Road
Request: Residential Low Density (RL) to Mining (M)
Source: Henry Robertson, Red Stone
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low Density (RL) to
Mining (M). The site is approximately 12-acres. The application is located north of
15520 Lawson Road, in the Ellis Mountain Planning District.
The existing Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or garden
homes and cluster homes, provided that the density remain less than 6 units per acre.
The proposed Mining (M) category provides for the extraction of various natural resources
such as bauxite, sand, gravel, limestone, granite or other. Mining uses will include
assurances that these resources be properly managed so as not to create a hazard,
nuisance or the disfigurement or pollution of the land.
This land use amendment application accompanies a zoning map amendment request.
It is the applicant’s intent to rezone the site to Mining District (M) zoning designation (File
No. Z-8846-B).
EXISTING LAND USE AND
ZONING:
The subject site is undeveloped.
The current zoning is Single
Family District (R-2). The land
to the west and south is zoned
Mining District (M). There is an
existing open pit mining
operation on the M zoned land.
The land to the east and north is
currently zoned Single Family
District (R-2). The R-2 zoned
land is currently vacant and
wooded.
There is land to the northeast
along Colonel Glenn Road which is zoned Single Family District, R-2. The land has been
Figure 4. Zoning
March 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: LU2022-18-02
2
subdivided into three tracts. Each tract has a single-family house on it. The northeast
corner of the application site is the northwest corner for two of these tracts.
The land to the north, though zoned R-2, is owned by the same owner as the land
currently zoned M and used as an open pit mine. They also own the application area.
The land to the east has three different owners. It is divided into three tracts with only
one having access to a public road (Colonel Glenn Road) to the north. Currently this land
is undeveloped and wooded.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The City’s Land Use Plan Map shows Mining (M) to the south and west of the application
area. Residential Low
Density (RL) is shown to
the east and north of the
application area.
In 1992, the Light Industrial
(LI), Industrial (I), and
Mining (M) designations
along the north side of
Lawson Road, east of
Crystal Valley Road, were
put into place. An
amendment in 2013
expanded the Mining (M)
area to the north and east
from the areas originally
proposed in 1992. The 2013 amendment brought the Mining (M) designation to the
southern and western boundaries of this application area.
MASTER STREET PLAN:
There is no existing or proposed public roadway in or adjacent to this application area.
BICYCLE PLAN:
There is no existing or proposed bicycle facility in or adjacent to this application area.
PARKS:
There are no city recognized parks in the immediate vicinity.
Figure 5. Land Use Plan Map
March 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: LU2022-18-02
3
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
ANALYSIS:
The subject site is situated between Lawson and Colonel Glenn Roads in western Pulaski
County. The location is just short of one and three-quarters of a mile (as the bird flies)
from the current western City Limits line. In this vicinity there are two ridgelines between
Lawson and Colonel Glenn Roads. To the southeast of the application area, Lawson
Road goes through a break in a third ridgeline south of McHenry Creek. There is another
mining operation in this third ridgeline. The applicant’s current mining operation is
primarily in the ridgeline north of Lawson Road. This application would extend the mining
operation beyond the current ridgeline through the valley between the two northern
ridgelines into the northern ridgeline.
The development along Lawson Road (in front of the mining operation) is industrial and
heavy commercial in nature. There is a concrete batch plant, mini-warehouse and a
welding business on this land. After Lawson Road makes the ‘S’ curve through the
southernmost ridgeline, one can find a large church campus and an office use. This is
the intersection of Crystal Valley and Lawson Roads. The remaining areas in the vicinity
are zoned and shown on the Land Use Plan Map for single-family (Residential Low
Density).
There is a large-tract single-family subdivision which is partially developed to the west of
the existing mining operation. This is west of McHenry Creek, on the southernmost ridge
line. There is a single single-family house on a large tract along the northside of Lawson
Road to the southeast of the application area. Immediately to the east of the application
area are three larger tracts which are all zoned R-2, Single Family District. This land is
currently wooded and vacant. These tracts take access to Colonel Glenn Road. There
are three tracts with single-family houses on them to the northeast of the application site.
These houses are along the southside of Colonel Glenn Road. The Pulaski County
Humane Society facility is across Colonel Glenn Road from the vacant tracts, east of the
amendment site. Single-family houses can be found along either side of Colonel Glenn
Road both east and west of the Humane Society facility.
The Land Use Plan Map currently shows Mining (M) for over 100 acres in the vicinity.
There are over 130 acres currently zoned as Mining District (M) in the vicinity. The land
designated and zoned for Mining is an existing open pit mining operation primarily in the
ridgeline north of Lawson Road, east of McHenry Creek. The application area is some
12-acres, to the northeast of the existing mining operation. The Company owns another
50 to 60 acres along the north boundaries of this application and the existing mining
operation. Some of this area is zoned Mining District (M) and some is zoned Single
March 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: LU2022-18-02
4
Family District (R-2). This application as mentioned earlier will move the Mining
designation to the north into and through the valley between the two ridgelines (between
Lawson and Colonel Glenn Roads). This application does move the mining use area
approximately 800 feet north and east to the northeast corner of the SW quarter of the
NW Quarter of Section 19, T-1-N, R-13-W.
As shown in the accompanying figure, there is a stream in this valley that flows to the
southeast. The stream flows
to a pond on the wooded
R-2 zoned land to the east.
This land has already been
subdivided into three tracts.
Two of these tracts have
frontage along the existing
pond. In this part of the
county, large tracts with
single-family houses and
subdivisions are common
along ridgelines. Any
development, mining
operation, or excavation of
the land in this area should
include environmental
protects to prevent pollution
of the pond on the adjacent property.
Both the mining and single-family uses are existing in the vicinity. There is a history of
these uses co-existing in this area. The owner of the mining operation and site requesting
change also owns the adjacent property to the north. The land under common ownership
can be used to buffer other properties from the expanding mining use. The expansion of
the existing mining use if done sensitively does not have to be a negative to the
surrounding uses. Buffering and environmental measures should be undertaken to
assure minimal negative impacts to the adjacent properties. If this approximate 12-acres
is changed to Mining (M) from Residential Low Density (RL) there will still be abundant
available lands for future residential development in the vicinity.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Citizens of West Pulaski
County. As of the time of writing the Staff report no comments had been received from
area residents or from neighborhood associations.
Figure 3. streams and topo
March 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: LU2022-18-02
5
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use designation
at the subject site from Residential Low Density (RL) to Mining (M).
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for approval. By a vote of 7 for, 0 against,
3 absent, and 1 vacancy, the application was approved.
March 10, 2022
ITEM NO.: 7.1 FILE NO.: Z-8846-B
NAME: Rezoning from R-2 to M
LOCATION: North of 15500 Lawson Road
DEVELOPER:
Redstone Construction Group, Inc.
505 W. Dixon Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
LRQ, LLC
505 W. Dixon Road
Little Rock, AR 72206
SURVEYOR/ENGINEER:
Clinton W. Gilbert
505 W. Dixon Road
Little Rock, AR 72206
AREA: 11.95 acres NUMBER OF LOTS: 1 parcel FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.25
CURRENT ZONING: R-2 (Single-family District)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 11.95 acres located within the Lincoln Avenue
Place Interurban Addition north of 15500 Lawson Road from R-2 to M to allow use
of the property as an extension of existing mining operations.
March 10, 2022
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-8846-B
2
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded. Residential zoning and uses lie
to the north and east of the property. A mixture of industrial and residential zoning
and uses lie to the south. M (Mining) lies immediately west 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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for the requested area. The
March 10, 2022
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-8846-B
3
Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to rezone from Single Family District
(R-2) to Mining District (M) to allow for the future expansion of an existing mining
operation on to this site. There is an accompanying application to amend the Land
Use Plan Map for this site to Mining (M).
Surrounding the application area, the Land Use Plan shows Mining (M) use to the
west and south of the site. Residential Low Density (RL) is on the Plan Map to the
north and east of the site. The Mining (M) category provides for the extraction of
various natural resources such as bauxite, sand, gravel, limestone, granite or
other. Mining uses will include assurances that these resources be properly
managed so as not to create a hazard, nuisance or the disfigurement or pollution
of the land. This area is currently zoned Mining, M and is an operating open pit
mine. 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 is vacant wooded land zoned
R-2, Single Family District and owned by the applicant. The land to the east is
also wooded, vacant and zoned R-2. However, it has been subdivided into three
tracts with different owners.
Master Street Plan: There are no existing or proposed roads adjacent to or
through this land.
Bicycle Plan: There are no existing or pr oposed bike routes adjacent to or through
this land.
H. ANALYSIS:
Little Rock Quarries, LLC, owner of the 11.95 acre property located north of
15000 Lawson Road, is requesting that the property be rezoned from “R-2” Single-
Family District to “M,” Mining District. The rezoning is proposed to allow expansion
of an existing mining operation. The property is currently undeveloped and mostly
wooded. The property is comprised of multiple platted lots within the Lincoln
Avenue Place Interurban Addition.
The property is located in an area of mixed uses and zoning along Lawson Road.
Residential zoning and uses lie to the north and east of the property. A mixture of
industrial, office and residential zoning and uses lie to the south. M (Mining) lies
immediately to the west of the property. “OS” zoning and office uses lie south of
March 10, 2022
ITEM NO.: 7.1 (Cont.) FILE NO.: Z-8846-B
4
the property which serves as a transitional zone for the residentially zoned
properties within the general area.
The property takes access from the north side of Lawson Road which extends in
a northwestern direction into the mining site. Access then turns into Hugh Taylor
Road which runs north and south along the western portion of the property.
The City’s Future Land Use Plan designates this property as
“RL” Residential Low Density. A proposed land use plan amendment from “RL” to
“M” mining is a separate item on this agenda.
Staff is supportive of the requested M zoning. Staff views the request as
reasonable. The proposed M zoning will be consistent with the proposed
expansion of mining operations currently existing on the property and this rezoning
will be a continuation of the existing mining operations within the boundary of the
Little Rock Quarries ownership. Staff believes the proposed M zoning will have no
adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested “M” zoning.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for approval. By a vote of 7 for, 0 against,
3 absent, and 1 vacant position the consent approval was approved.
March 10, 2022
ITEM NO.: 8 FILE NO.: Z-6049-C
NAME: C-Store – PD-C
LOCATION: 3600 Bowman Road
DEVELOPER:
Ran Management
Johnny Dervish
319 Poplar View Lane W, Ste. 1
Collierville, TN 38017
OWNER/AUTHORIZED AGENT:
Vernon J. Williams
Garnat Engineering
P.O. Box 116
Benton, AR 72018
SURVEYOR/ENGINEER:
Vernon J Williams
GarNat Engineering
P.O. Box 116
Benton, AR 72018
AREA: 1.77 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 18 CENSUS TRACT: 42.24
CURRENT ZONING: O-2 (CUP)
VARIANCE/WAIVERS:
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposed to rezone1.77 acres from O-2 to PD-C to develop a gas
station/convenience store located on the southwest corner of Bowman Road and
W. 36th Street.
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
2
B. EXISTING CONDITIONS:
The property is currently vacant and heavily wooded. Residential zoning and uses
lie north, south and west of the site. A mixture of office, commercial and
high-density residential developments lie in the general area of the site.
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 grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City’s stormwater management and drainage manual.
Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov
to schedule an appointment for issuance or to answer any questions. Permit
cost is based on total project area at $100.00 for the less than ½ acre,
$200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each
additional acre for project greater than 1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
4. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-I-2 (A-B).
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
3
5. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
6. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as-built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
7. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
8. 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/applications-details-and-
manuals/. Provide the as-built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@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
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
9. Per City Code 31-206 (f), “Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet.”
10. Per Master Street Plan, for all intersections of arterials all corner radii shall
be 75 feet minimum for a simple curve and all lanes shall be eleven (11) feet
wide except as noted.
11. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway 501-379-1805 with any questions or for
more information.
12. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
13. Per City Code 31-210 (e) (1) for an arterial street, minimum driveway
spacing from the property line shall be one hundred fifty (150) feet. A
variance request for both proposed driveways will be required and approved
by the Planning Commission.
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
4
14. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, “… at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, public streets and
sidewalks, and public transportation stops to the accessible building or
facility entrance they serve.”
15. All sidewalks shall be within City right of way with a one-foot buffer to the right
of way line. See City of Little Rock’s standard details PW-24 for details.
16. Clearly show on construction plans and provide a certification letter with
calculations prepared by a licensed professional engineer stating that
stopping sight and intersection sight distances are met per AASHTO Policy
on Geometric Design of Highways and Streets (latest edition) for both
proposed driveways.
17. Bowman Road is classified as a minor arterial per master street plan with a
total right of way width of 90 feet. Dedicate 20 feet of additional right of way
from centerline of right of way to meet this requirement.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
5
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 south are zoned R-2. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device,
a minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30)
linear feet. 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.
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.
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.
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). 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.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Ellis Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
6
Office (SO) category provides for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The application is to rezone from Office and
Institutional District (O-2) to Planned Development Commercial (PD-C) District for
the future development of a convenience store with gas pumps on the site.
Surrounding the application area, the Land Use Plan shows Suburban Office (SO)
to the west, south and north. Neighborhood Commercial (NC) use is shown to the
northwest across Bowman Road and 36th Street Mixed Office Commercial (MOC)
is shown to the east, across Bowman Road. The Suburban Office (SO) category
provides for low intensity development of office or office parks in close proximity to
lower density residential areas to assure compatibility. A Planned Zoning District
is required. There is vacant wooded land zoned Office and Institutional District
(O-2) to the north and west of the site. Beyond this, within the SO area, is Single
Family District (R-2) land with large-lot residential use. To the south is more R-2
land with three single-family houses on separate tracts and pastureland.
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. This land at the northeast corner
of 36th Street and Bowman Road has been developed with a multi-story building.
There is retail on the first floor and apartments on the upper floors. The Mixed
Office Commercial (MOC) category provides for a mixture of office and commercial
uses to occur. Acceptable uses are office or mixed office and commercial. A
Planned Zoning District is required if the use is mixed office and commercial. This
land at the southeast corner of 36th Street and Bowman Road is mostly zoned
Single Family District (R-2). Most of the tracts have single-family houses with a
scattering of businesses
Master Street Plan: To the east is Bowman Road and to the north is the proposed
extension of 36th Street. Both of these roadways are Minor Arterials on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on both 36th Street and Bowman Road since they are Minor
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 II Bike Route shown on Bowman Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
7
H. ANALYSIS:
The applicant proposes to rezone 1.77 acres from O-2 to PD-C to develop a
convenience store with gas pumps located on the southwest corner of Bowman
Road and W. 36th Street. The project will consist of a 7,686 square building on the
southern portion of the property and take access Bowman Road. The proposed
C-Store is located along an arterial intersection which includes heavy commercial
traffic and business uses. The applicant is proposing to install a 3,360 square foot
metal-framed canopy. The canopy will be fifty-nine (59) feet from the C-Store store
on the northern portion of the property. The fuel pump island will consist of four
(4) self-service gas pumps. Both structures will be located over fifty (50) feet from
all property lines.
The canopy and C-Store are more than twenty-five (25) feet from the front property
line, forty-five feet (45) from the east and west property lines, and approximately
eighteen (18) feet from the rear (south) property line. Section 36-301 typically
requires a twenty-five (25) rear yard setback. Staff feels the rear yard setback is
sufficient for the proposed use.
The applicant notes the C-Store will operate 24 hours per day, 7 days per week.
Two (2) bays located on the west side of the building will be utilized as retail rental
units. A retail store in one of the bays will operate from 9am to midnight, closed
on Sunday. Other businesses will be open from 7am to midnight, 7 days per week.
Staff suggests C-3 permitted uses for the two bays.
The applicant notes architectural plans and building height have not been
completed, however architectural plans will be similar to the C-Store being
developed at Vimy Ridge and Alexander Road. Building heights will not exceed
thirty-five (35) feet.
The applicant proposes thirty (38) parking spaces which includes two spaces per
gas pump. Section 36-502 of the City’s Zoning Ordinance typically requires
29 parking spaces. Staff feels the parking is sufficient to serve this use.
The site plan notes a new dumpster location on the southwest side of the building.
The dumpster area must be screened as per Section 36-523 of the City’s Zoning
Ordinance.
The applicant notes that all landscaping will comply with all Chapter 15 (Landscape
Ordinance) for screening, landscaping, and buffer requirements.
All signs shall comply with Section 36-555 of the City’s Zoning Ordinance (signs
permitted in commercial zones.)
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
8
All site lighting shall be low-level and directed away from adjacent properties.
Staff is supportive of the requested rezoning from O-2 to PD-C for a C-Store
located at 3600 Bowman Road. The proposed convenience store development
will be located at a major intersection (minor arterial/minor arterial). A convenience
store type commercial development is typically an appropriate development for this
type of location along arterial roadways. Staff believes the proposed use will have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C rezoning, subject to
compliance with the comments and conditions outlined in paragraphs D, and F,
and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The applicant was present. There were persons registered in opposition. Staff presented
the item and a recommendation of denial as outlined in the “staff recommendation” above.
The applicant noted only one (1) neighbor contacted him regarding relocating the
driveway. He stated the proposed driveway will remain as required by the City’s Zoning
Ordinance. The applicant also noted there are several apartment complexes in the area
with no proximity to a convenience store and the developer is proposing improvements
to the benefit of businesses in the general area along Bowman Road and West 36th Street.
The applicant deferred the remainder of time to registered opposition.
John Mason addressed the Commission in opposition to the application. He noted he
has met with the developer as his business is adjacent to the proposed C-Store, traffic
congestion from north to south along Bowman Road during rush hour and proposed a
traffic signal located at the intersection of Bowman Road and West 36th Street. Mr. Mason
also noted he contacted the City of Little Rock regarding traffic signal installed at the
intersection. The applicant noted he does not oppose the C-Store development but would
like to see the driveway relocated twenty-five (25) feet to the north.
The applicant had no comment regarding relocating the driveway and a traffic signal not
warranted by the City’s Zoning Ordinance. He also noted the C-Store will not have a
carwash.
The Commission asked staff if an updated traffic study was requested by the City
regarding traffic along Bowman Road. Staff responded the type of proposed development
determined if a traffic study was warranted, traffic studies are projected by ARDOT
however staff determines if a traffic signal will be required as part of the development.
March 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-6049-C
9
Staff also noted a traffic signal may be installed over time as development continue to
build out.
There was a motion to approve the application including all comments and
recommendations by staff. The motion was seconded. The vote was 7 ayes, 0 nays,
3 absent and 1 open position. The application was approved.
March 10, 2022
ITEM NO.: 9 FILE NO.: G-25-229
NAME: N. Arch Street - Street Name Change to Annie McDaniel Abrams Street
LOCATION: N. Arch Street, North of West Markham Street
APPLICANT:
City of Little Rock
500 West Markham Street Little
Rock, AR 72201
SURVEYOR/ENGINEER:
N/A
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 44
CURRENT ZONING: N/A
VARIANCE/WAIVERS: N/A
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The City of Little Rock proposes to rename that portion of N. Arch Street, north
of West Markham Street, to Annie McDaniel Abrams Street.
B. EXISTING CONDITIONS:
N. Arch Street is a two-lane paved roadway running north from West Markham
Street and dead-ending at the Arkansas River.
C. NEIGHBORHOOD COMMENTS:
All neighborhood associations registered with the City of Little Rock were notified
of the public hearing.
D. ANALYSIS:
The City of Little Rock proposes to rename the portion of N. Arch Street, north of
West Markham Street to the Arkansas River, to Annie McDaniel Abrams Street.
March 10, 2022
ITEM NO.: 9 (Cont.) FILE NO.: G-25-229
2
The street name change is requested to honor Annie Mable McDaniel Abrams, her
achievements and her civic and community service to the City of Little Rock.
Annie Mable McDaniel Abrams is a retired educator and a political, social, civic,
and community activist in Little Rock. Known to many as "Mother Abrams," she
has provided wisdom and friendship to people of all ages and races. She's known
for her signature statement, "Service is the rent you pay to live on this Earth. Have
you paid any rent today?" Over the years, she has collected memorabilia related
to Black culture and civil rights and has created a museum inside her home. She's
often seen on her front porch inviting locals to visit and share her experiences.
Among her many achievements, Abrams was instrumental in renaming Little
Rock's 14th Street for Daisy L. Gatson Bates, 20th Street for Mayor Charles
Bussey, and High Street for Dr. Martin Luther King, Jr.
Abrams has been involved in many community-service organizations. She was a
member of the Little Rock Central High Integration 50th Anniversary Commission,
commissioner for the Fair Housing Commission, and treasurer of the Arkansas
Democratic Black Caucus. Abrams serves as an honorary co-chair of the state
Martin Luther King Jr. Commission.
Abrams is the recipient of numerous honors and has been recognized throughout
the state for her continued community service and activism. She was awarded an
honorary doctorate and the Community Service Award from her alma mater,
Philander Smith College. Abrams has received the Brooks Hays Award for Civil
Rights Champions and the Making of the Martin Luther King, Jr. Holiday Award by
the national Martin Luther King, Jr. Commission, given by Coretta Scott King. She
was also a 2010 inductee into the Arkansas Black Hall of Fame. In 2020, Ouachita
Baptist University (OBU) established the Annie Abrams Living Legacy Award, a
scholarship for African American students.
Abrams continues to reside in her family home in Little Rock. She remains active
in community and political activism, and her endorsement is highly sought in local
and state politics. In 2021, the City of Little Rock declared her ninetieth birthday
"Annie Day." On February 1, 2022, the ABC program Good Morning America
featured Abrams as part of its Black History Month programming.
N. Arch Street is a two-lane paved roadway, extending north of West Markham
Street to the Arkansas River, between Little Rock City Hall and the Little Rock
District Court Building. There are no properties along this portion of N. Arch Street
which take an address from the roadway.
March 10, 2022
ITEM NO.: 9 (Cont.) FILE NO.: G-25-229
3
Staff believes that the proposed street name of Annie McDaniel Abrams Street will
cause no confusion with other street names. Staff is supportive of the street name
change request.
E. STAFF RECOMMENDATION:
Staff recommends approval of the request to change the name of that portion
of N. Arch Street, north of West Markham Street, to Annie McDaniel Abrams
Street.
PLANNING COMMISSION ACTION: (MARCH 10, 2022)
The item was placed on consent agenda for approval. By a vote of 7 for, 0 against,
3 absent, and 1 vacant position the consent approval was approved.
PLANNING COMMISSION VOTE RECORD
DATE: March 10, 2022 4:OOPM
Consent Agenda I RegularAgenda
MEMBER
Minutes
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BETTON, HAROLD MD
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BROOKS, DERICK
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HART, TODD
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LATTURE, PAUL
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McDONALD, ALICIA
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THOMAS, DIANA M.
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VOGEL, ROBBY
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MEMBER
Meeting Adjourned 5:27 PM
✓AYE ■ NAYE A ABSENT Ab ABSTAIN R RECUSE
March 10, 2022
There being no further business before the Commission, the meeting was adjourned
at 5:29 p.m.
Date
Chairman Secretary