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LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
MAY 12, 2022
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Harold Betton
Derick Brooks
Todd Hart
Marlon D. Haynes
Kat Hodge
Paul Latture
Alicia McDonald
Diana M. Thomas
Michael Vickers
Robby Vogel
Members Absent: Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the April 14, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
MAY 12, 2022
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-8259-A Baseline Road Shopping Center – PCD
Southwest corner of Baseline Road and Reck Road
B. Z-7965-A Hayes Properties Enterprises – PCD
1417 S. Park Street
C. Z-2333-D Ellis Short-Term Rental – PD-C
900 West 15th Street
D. G-23-484 West 19th Street- Right-of-Way Abandonment
Immediately East of Leander Street
E. Z-9670 Martinez Manufactured Home – Conditional Use Permit
17607 Elvin Road
NEW BUSINESS:
Item Number: File Number: Title:
1. S-45A-13A Otter Creek Industrial Service Center Addition
(Lot 2, Tract 2) – Lot Split
11701 Interstate 30
2. Z-9682 Gateway Services Pet Crematorium – Conditional Use
Permit
3 Otter Creek Circle
3. Z-9681 Rezoning from I-2 to I-3
East side of Thayer Street (2000 Block)
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
4. Z-5800-E Bowman Business Park – Revised POD
1515 – 1527 S. Bowman Road
5. Z-7021-C Zarate Bar & Grill – PD-C
6512 Mabelvale Cut-Off
6. Z-7870-A King Seasonal Firework Sales – Revised PCD
23800 Highway 10
7. Z-8170-E Chateau Event Center – PCD
25616 Highway 10
8. Z-9679 Elrod Short-Term Rental – PD-C
320 N. Palm Street
9. Z-9680 Wallace Auto Services – PD-C
11415 West Markham Street
10. Z-9683 Jennifer Adkins Addition – PRD
North side of “R” Street (6400 Block)
11. Z-9684 Arkansas Baptist College – Community Health Clinic –
PD-O
1724 Bishop Street
12. LU2022-14-01 Land Use Plan Amendment in the Geyer Springs East
Planning District from Light Industrial (LI), Commercial (C),
Suburban Office (SO) and Residential Medium Density
(RM) to Residential Medium Density (RM) and Mixed Use
(MX); South of Interstate 30 to Baseline Road, Doyle
Springs Road to Little Fourche Creek.
13. LU2022-19-01 Land Use Plan Amendment in the Chenal Planning District
from Residential Low Density (RL) to Suburban Office (SO);
Southeast of the Maywood-Cantrell Roads intersection.
14. Zoning Ordinance Amendment to add Short-Term Rental
May 12, 2022
ITEM NO.: A FILE NO.: Z-8259-A
NAME: Baseline Road Shopping Center – PCD
LOCATION: Southwest corner of Baseline Road and Reck Road
DEVELOPER:
Samer and Basima Thalji
138 Courts Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Ron Woods
Woods Group Architects
1401 Bishop Street
Little Rock, AR 72202
(501) 372-2230
SURVEYOR/ENGINEER:
N/A
AREA: 5.09 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08
CURRENT ZONING: PCD/R-2
VARIANCE/WAIVERS:
1. Variance from Section 31.210 to allow (2) access drives to Reck Road.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 5.09-acre property from PCD/R-2 to PCD
located at the Southwest corner of Baseline Road and Reck Road. The rezoning
is to allow for a future commercial retail development with a main retail structure,
two (2) quick serve restaurants, and a branch bank.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
2
B. EXISTING CONDITIONS:
The property is currently divided into two (2) tracts. with a majority of the property
wooded. Tract # 1 is a 4.56-acre R-2 zoned undeveloped tract which is mostly
wooded and is located on the south side of Baseline Road and west side of Reck
Road. Tract # 2 is a PCD zoned developed lot located at the southwest corner
intersection of Baseline Road and Reck Road with a vacant drive-in restaurant
building. To the immediate south and west of the property is residential R-2 zoning.
To the immediate north and east of the property is a mixture of residential and
commercial zoning.
C. NEIGHBORHOOD NOTIFICATIONS:
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. Revise plan to show one driveway on Baseline Road and Reck Road per
Sec. 31.210.
2. Provide a Sketch Grading and Drainage Plan per Sec. 29.186(e).
3. Provide stormwater detention location.
4. Concern for left turn conflicts. Show curb cuts on North side of Baseline Road.
5. Baseline Road is classified on the Master Street Plan as a collector.
A dedication of right of way 60 feet from centerline will be required.
6. Reck Road back of curb to centerline should measure 15.5 feet and should
maintain 15.5 feet to Baseline.
7. Pedestrian connectivity from right-of-way to the development and between
each of the developments.
8. No backing into service easements near Reck Road. Revise parking in
this area.
9. At the timing of building permit, a Traffic Study shall be submitted for
all proposed drive-thru restaurants to show there is adequate available
queuing space.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. FOG Analysis
Required.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
3
Entergy: No comment received.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: No comments received.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the west is zoned R-2. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device,
a minimum of six (6) feet in height shall be required upon the property line
side of the buffer. 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.
The west buffer is partially deficient. The property is approximately
535 feet in width. A minimum 31-foot buffer is required adjacent to the
west property line.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
The street buffer adjacent to the Reck Rd right-of-way is deficient. The
property is approximately 535 feet in width. A minimum 31-foot buffer is
required adjacent to the Reck Road right-of-way.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
4
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.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: The request is in the Geyer Springs East District. The Land
Use Plan shows Commercial (C) and Mixed Office Commercial (MOC) for the
requested area. The Commercial (C) category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending
on the trade area that they serve. The 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. The application is to rezone from PCD
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
5
(Planned Commercial Development) District and R-2 (Single Family District) to
allow for the development of a retail shopping Center on the site.
Surrounding the application area, the Land Use Plan shows Residential
Commercial (C) to east (across Reck Road) and to the north (across Baseline
Road) from the site. Public Institutional (PI) land use is shown to the northwest
(across Baseline Road) east of the site. Mixed Office Commercial (MOC) is shown
to the west along the southside of Baseline Road from the site. Residential Low
Density (RL) use is show south of the site on the Land Use Plan. The Commercial
(C) category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve. The
uses north of Baseline are single-family houses with a carwash on the land. East
of Reck Road are single-family houses and mobile homes with a commercial
business further to the east. The Public Institutional (PI) category includes public
and quasi-public facilities that provide a variety of services to the community such
as schools, libraries, fire stations, churches, utility substations, and hospitals. The
PI area is the location of a Methodist church. 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. There are two single-family
houses and a retail center on this land to the west of the site. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
This land is a single-family subdivision with houses.
Master Street Plan: To the north is Baseline Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Reck Road and it is shown as a
Collector 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 a Collector Road is to provide a connection from Local Streets to
Arterials. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Baseline Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 5.09-acre property located at 4501 Baseline
Road from “PCD” Planned Commercial District and “R-2” Residential to “PCD”
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
6
Planned Commercial District to allow a mixed retail commercial development. The
proposed development will include four (4) buildings with two (2) quick serve
restaurants, one (1) branch bank, and a large multi-unit retail building.
The northeast corner at the Baseline Road and Reck Road intersection includes a
vacant drive-in restaurant zoned PCD. The R-2 zoned remainder of the property
borders Baseline Road to the north and Reck Road to the east is mostly wooded
and undeveloped. The overall property is adjacent to residential areas to the south
and west and a mix of commercial and residential to the north and east.
The applicant is proposing a 29,650 square foot main retail building with (2) out
parcel building to include a 2,510 square foot quick serve restaurant at the
northwest corner and a 3,000 square foot quick serve restaurant at the southeast
corner of the property with both structures having parking and drive-through lanes
adjacent to each building. A third out parcel will be at the northeast corner of the
property and includes a 3,500 square foot branch bank with parking and drive-
through lanes.
The development includes a main parking lot centrally located with 88 spaces to
serve the main building, 15 parking spaces to serve the restaurant at the northwest
corner, 6 parking spaces to serve the restaurant at the southeast corner, and 8
parking spaces to serve the branch bank at the northeast corner. The applicant
also proposes an additional 33 parking spaces along the south perimeter and 16
spaces along the west perimeter of the development at the rear of the main
building. The applicant is propsoing168 parking spaces for this development. A
minimum of 160 spaces is typically required by the City’s Zoning Ordinance. Staff
is not supportive of the parking layout due to the location of parking along south
and west perimeter of development which limits size of service drive. The location
of these spaces also poses a potential safety hazard to employees and customers
as they are located behind the building and not visible from other areas of the site.
The applicant is proposing three (3) access drives to the site; one (1) centrally
located on the north side connecting to Baseline Road, one (1) centrally located
on the east side connecting to Reck Road, and one (1) service drive on the
southeast side connecting to Reck Road. Each of the centrally located access
drives include 1 entry lane and 2 exit turn lanes which connect to internal streets
or drives.
The applicant proposes to have a one-way single lane service drive with access at
Reck Road at the southeast corner of the property which includes pull-in parking
spaces along the south and west borders of the site at the rear of main building.
The drive terminates at the northwest corner of the development and connects to
an internal street with divided lanes of traffic flow.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
7
Staff does not support the service drive configuration due to potential customer
and employee safety issues with the location of parking and traffic flow issues at
the northwest intersection in relation to the proposed restaurant drive-through que,
and the direct access connection to Reck Road which requires a variance for more
than one access drive. A traffic study will be required to provide a study of the
internal flow of streets, and que flow patterns for both the restaurant and bank
drive-throughs.
The applicant is proposing an internal access drive system with two (2) primary
double laned, opposing traffic flow drives that join at a central intersection near the
front of the main retail structure. The plan also shows an additional six (6)
secondary double laned, opposing traffic flow drives that interconnect the primary
drives. The primary access drives accept traffic flow from the secondary drives.
There are 3 centrally located secondary drives that are double laned with opposing
flows that have access to pull-in parking running north to south from Baseline Road
to the main retail structure. Secondary drive 1 is a double lane opposing flow drive
at the north perimeter leading to the branch bank and intersects with the outbound
bank drive-through traffic flow. This double lane opposing flow drive continues
south intersecting with the east/west primary drive then circles back around the
bank parking lot to provide flow to the bank drive through que line. Secondary
drive 2 is a double laned opposing flow drive that runs east/west along the south
perimeter of the northwest corner restaurant and intersects both the drive-through
que outbound traffic and one way service drive traffic.
Staff does not support the proposed internal drive layout as submitted due to the
intensity of the traffic flow with multi-directional lanes intersecting with drive
through ques and perimeter streets. The drives switch from two way to one way
at termination points without providing turn around options and allowing for traffic
to cross the flow to access the pull-in parking spaces.
The applicant is proposing one (1) dumpster located near the southwest corner to
the project. The dumpster must be screened as per Section 36-523 of the City’s
Zoning Ordinance. Staff is not supportive of this proposal due to the single
dumpster location being too remote and undersized to adequately serve the main
retail space, bank, and the quick serve restaurants. Staff suggests that each out
parcel commercial use include an individual dumpster to serve each use.
The applicant is proposing one (1) sign located along Baseline Road near the main
entry of the development. All signage on the property must comply with Section
36-555 of the zoning ordinance.
All site lighting proposed must be low level and directed away from adjacent
properties.
The applicant notes that the hours of operation for development will be 8:00 am to
10:00 pm daily.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
8
The applicant provided a partial drainage plan within the site plan. The drainage
plan shows the runoff proceeding northwest towards a collection area bordering
Baseline Road. The plan shows the additional runoff flows to the west and south
of the main structure with a collection area along the west perimeter of the property.
The flow pattern to the south will flow towards existing developed properties with
possible impact. Staff does not support the drainage or retention plan and requires
a finalized drainage plan and analysis which complies with all codes and manuals
be submitted prior to issue of building permit.
The applicant is proposing landscaping buffers along the Baseline Road and Reck
Road perimeters which must meet the required minimums of (6) percent of the
average depth of the lot. Screening requirements will need to be met for vehicular
use areas adjacent to street rights-of-way per the city ordinance.
Staff is supportive of the overall concept and agrees that this type of development
would be beneficial to the area. However, staff is not supportive of several aspects
of the proposed site development plan, as noted in the next paragraph.
Staff is not supportive of the plan as submitted due to the following issues.
• Internal drive plan has conflicting traffic flows that allow for traffic
to intersect at outbound lanes of drive-throughs or dead ends at
one-way drives without turnaround options.
• Traffic study is required for analysis of impact to connection to
city streets and internal flow.
• Dumpsters are not centrally located or adequate in number to
provide sufficient services to the needs of the restaurants and
retail spaces.
• Reck Road has more than one (1) access connection which
requires a variance or waiver request.
• Parking space locations are not centralized for use and security
of customers and employees.
• Service drive at south and west of development needs to be a
double laned opposing flow drive without public parking, or
connection to Reck Road.
• Drainage plan is incomplete and needs additional analysis of
water flow on site to reduce impact on adjacent properties.
• Bank and restaurant drive-through que lines do not provide
proper stacking areas and directly intersect secondary drives with
opposing traffic flow.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
9
• Landscape and buffering plan needs additional analysis to
conform to ordinance.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD zoning, as filed.
PLANNING COMMISSION ACTION: (NOVEMBER 18, 2021)
The applicant was not present. Staff suggested that the application be deferred to the
January 13, 2022 agenda. A motion was made to defer the application to the
January 13, 2022 agenda. The motion was seconded. The motion passed by a vote of
9 ayes, 0 nays and 2 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on January 18, 2022 requesting this application
be deferred to the May 12, 2022 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on
January 18, 2022 requesting this application be deferred to the May 12, 2022 agenda.
Staff supported the deferral request. 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 submitted a revised site plan to staff on April 27, 2022. The applicant has
been working with staff, and the revised site plan addresses the issues/concerns noted
by staff in the above “staff analysis”. The revisions to the plan include the following:
• The internal parking plan has been revised to eliminate traffic flow conflicts.
• Dumpsters with required screening and landscaping have been shown on the site
plan.
• Access drives from Rock Road have been reduced in size, with the service drive at
the southeast corner of the site being one-way in only.
May 12, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-8259-A
10
• The service drive along the south and west sides of the shopping center building will
be a one-way only driveway.
• The majority of the parking has been eliminated from the service drive area. Only a
small amount of employee parking is located at the southwest corner of the site.
• The applicant submitted a drainage plan for the project.
• Proper stacking areas have been provided for the drive-through lanes.
• Perimeter and interior landscaping has been revised and is acceptable.
• The entry driveway from Baseline Road has been aligned with Doyle Springs Road to
the north to eliminate the potential for turning conflicts.
Staff has been supportive of the overall concept plan for this property and is now in
support of the site development plan. Staff believes that the proposed commercial
development will be beneficial to this area of the city.
Revised Staff Recommendation:
Staff recommends approval of the requested PCD zoning, subject to compliance with the
comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: B FILE NO.: Z-7965-A
NAME: Hayes Properties Enterprises – PCD
LOCATION: 1417 S. Park
DEVELOPER:
Hayes Properties Enterprises, LLC
22875 Loumont Drive
Lake Forest, CA 92630
OWNER/AUTHORIZED AGENT:
Produski Arymeus Arsitektur
2124 Rice Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Harbor Environmental & Safety
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 0.21 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: POD (Planned Office District)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
January 5, 2006 the Planning Commission approved an application to rezone four (4)
properties from R-3 and R-4 to POD to allow the units to be redeveloped as an art gallery,
research center, “think tank” – office use and a bed and breakfast. Single-family and
two-family were also requested as alternative uses for the properties. On February 2006
the Board of Directors passed Ordinance No. 19,472 approving the POD zoning. The
POD zoning includes 1411, 1417, 1421 and 1501 S. Park Street.
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to rezone the property at 1417 S. Park Street from
POD to “PCD” Planned Commercial District to allow use of the property as a Short-
term rental and for small public events – both on a periodic basis. No physical
changes to the property are intended. The applicant’s request does not include
any change in use for the three (3) remaining properties approved under the
previous POD zoning.
B. EXISTING CONDITIONS:
The property is located at 1417 S. Park Street across from Central High School
and contains a one-story wood framed residential structure approximately 1,986
square feet. There are single-family residences and POD zoning the south.
Located along West 16th Street there are residential and non-residential structures.
There are properties zoned C-3 and O-3 in the area. To the north, along Daisy L.
Gatson Bates Drive, there are single-family, two-family and office uses and zoning.
The Central High Visitors Center is also located north of the property.
C. NEIGHBORHOOD NOTIFICATIONS:
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. Does the existing driveway have a shared use access easement with adjacent
property to the south?
2. If shared use access easement exists, no parking will be allowed within the
easement.
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.
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
3
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of the request for
water service must be met.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements 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.
Planning Division: The request is in the Central City District. The Land Use Plan
shows Residential Low Density (RL) for the requested area. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The application is to revise an existing POD (Planned Office Development) District
to PCD (Planned Commercial Development) District to allow the site to be used as
a small events center and bed and breakfast. This site is within the Central High
Neighborhood Design Overlay District.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the east, south and north of the site. Public Institutional (PI) land
use is shown to the west of the application area. The Residential Low Density (RL)
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
4
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. This
area is established residential subdivision. The Public Institutional (PI) category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. The land west of Park Street is the site of Central High School.
There is a church at the south end of the block and a national park facility at the
north end.
Master Street Plan: To the west is Park Street and it is shown as a Local Street
on the Master Street Plan. 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”. 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:
The applicant is requesting to rezone the property at 1417 S. Park Street from
“POD” Planned Office District to “PCD” Planned Commercial District to allow use
of the existing structure as a short-term rental and for small public events. The
applicant provided the following information for the proposed PCD zoning:
“We purchased the house in the early 2000s and used the property
as an art and history center and business office. My family wants to
continue our vision of engaging and rejuvenating the neighborhood.
Thus, the vision strives for the house to be an idyllic location as a
small event venue or for local community gatherings. Professionals
can also use the facility for professional development training
seminars/workshops, business meetings, or mini conferences.
Short-term and overnight rental (i.e., AirBnb) as a unique component
to the effective use of the property during the year.
The property is within the boundaries of the Little Rock Central High
School National Historic Site.
The target audience are heritage tourists from both locally and
globally. Proposed use of the property shall be first accommodating
the needs of short-term overnight rental guests. In regards to other
than short-term rental usage, the property shall be available seven
days a week from eight o’clock in the morning to 9 o’clock in the
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
5
evening. With regard to parking, there is an existing concrete paved
parking lot (four slots and one handicap slot) accessible from Park
Street.”
“Short-term Leasing (i.e., AirBnb)
The owner shall enact, upon approval of this PCD application, the
services of a local property management company (host) to also
manage the process of inspecting the house (before and after guest
usage); cleaning the house; stocking the basic amenities for the
guests as well as being the local contact for guests on behalf of the
Owner. The intent is that only one entity (guest) shall occupy the
house – no multiple bookings during the same stay period. The
Owner lives out-of-state and shall occupy the house as their
residence during visits to Little Rock. No events or airbnb guests
shall occur during the Owner’s stay.”
Small Events Venue for Local Community
“The Owner shall enact, upon approval of this PCD application, the
services of an events coordinator as the contact for persons
interested in leasing the use of the house for events (as indicated in
the attached letter from the Owner). The Events Coordinator and the
Property Management Company shall coordinate the schedule of
events against booking events by potential airbnb guests. No events
shall occur during the stay period by airbnb guests.”
The property located at 1417 S. Park Street is occupied by a one-story wood
framed residential structure approximately 1,986 square feet in area. The existing
approved uses include single-family residential and research office and provides
adequate office space and support facilities for research assistance, interns, and
clerical staff. In addition, the property provides a large public space for program
seminars, office space with computer stations for distant educational purposes,
reception and waiting room area and private office spaces. Five (5) parking spaces
are provided within the rear yard area. Section 35-502 of the City’s Zoning
Ordinance requires four (4) parking spaces. Staff believes the parking is sufficient
for this use. On-street parking is allowed along S. Park Street. An existing
driveway from S. Park Street along the south property line serves as access to the
parking in the rear yard area.
No physical changes to the property are intended at this time. The applicant notes
that for short-term rental use, guests will have full access to the existing residential-
like kitchen to prepare meals as needed. There will be a maximum of sixty (60)
persons allowed for events. The applicant notes that food preparation will be
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
6
permitted during events. It is planned that food/beverages will be from outside
catering services.
No signage is proposed at this time. Any future signage must comply with Section
36-553 of the City’s Zoning Ordinance (signs permitted in office zones).
No changes to existing lighting or additional lighting is proposed with this revised
PCD application.
The applicant provided responses and additional information to all issues
raised during staff’s review of the application. To staff’s knowledge, there is no
outstanding issues. The applicant is requesting no variances with the PCD zoning.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning to allow a short-term
rental and small public events subject to compliance with the comments and
conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda
staff report.
PLANNING COMMISSION ACTION: (DECEMBER 9, 2021)
Staff informed the Commission that the applicant submitted a letter to staff requesting this
application be deferred to the February 10, 2022 Planning Commission agenda. There
was no further discussion. The item was placed on the Consent Agenda for deferral. The
vote was 9 ayes, 0 nays and 2 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on January 19, 2022 requesting this application
be deferred to the May 12, 2022 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on
January 19, 2022 requesting this application be deferred to the May 12, 2022 agenda.
Staff supported the deferral request. 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.
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
7
STAFF UPDATE:
On March 30, 2022 the applicant submitted additional information to staff, providing more
details on the proposed PCD zoning. The additional information is attached (“Attachment
A”) for Planning Commission review. Staff continues to support the application as
previously noted.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicants, Kwendeche and Onisha Blagdon, were present. There were persons
registered in opposition to the application. Staff presented the item and a
recommendation of approval as outlined in the “staff recommendation” above. The
applicant deferred to the registered opposition.
Angela Matthews addressed the Commission in opposition to the application. She
expressed concerns regarding the history a quiet neighborhood, number of people
proposed for the venue, parking, permitting the use of alcohol by guests and neighbors
not having a recourse regarding compliance and noise issues.
Denise Leeson, President of the Central High Neighborhood Association, addressed the
Commission in opposition to the application. She stated she previously met with the
applicant presenting several questions without any response from the applicant. She
expressed concerns regarding scheduling conflicts with National Parks, Central High
School events and neighbors, parking, traffic and trash.
Evan Webber addressed the Commission in opposition to the application. He stated the
National Parks Service has provided funding to assess the homes in the area and how
National Parks has worked with Central High School to designate it as a World Heritage
Site.
Joyce Matthews, former President of the Central High Neighborhood Association,
addressed the Commission in opposition to the application. She stated she lives close to
the proposed site. She expressed concerns regarding how the previously approved office
development was never developed as originally planned, the number of people for the
proposed venue, conflicts with school traffic, parking, suspicious activity, safety concerns
and police response times. She stated she prefers the area around Central High School
remained residential.
Kwendeche and Onisha Blagdon addressed the Commission is support of the application.
The applicant stated the intent of the venue is not designed specifically for the proposed
use but to be a benefit to serve the entire community and the goal is to form a partnership
to collaborate with the community and city.
May 12, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-7965-A
8
The Commission addressed the applicant regarding parking, scheduling, the number of
persons allowed at the venue at any given time, National Heritage Site designation and
traffic. The applicant provided responses to the Commission’s questions.
There was general discussion regarding short-term rentals (SRTs) and compliance. Staff
provided clarification stating the Board of Directors had the authority to revoke any
planned development if the conditions are not met.
There was a motion to approve the application including all comments and
recommendations by staff. The motion was seconded. The vote was 0 ayes, 9 nays,
1 recusal (McDonald), 0 absent and 1 open position. The application was denied.
Attachment A
Z-7965-A
1417 S. Park Street
The Addie and Wesley Hayes House
1417 S. Park Street, Little Rock, AR 72202
Proposal for rezoning application
Proposal prepared by Trishmonisha Blagdon
Table of Contents
I. Proposal Letter
II. Ownership & Owners
III. Community
IV. Contact Person
V. Target Audience
VI. Exterior Design
VII. Interior Layout
A. House configuration
B. Kitchen
VIII. Venue
IX. Meetings & Mini-Conferences
X. Short Term & Overnight Rentals
XI. Parking
XII. Property & Event Management Companies
XIII. Maintenance
XIV. Insurance
XV. Rules & Regulations
A. Contract
B. Rules
C. Permits & Licenses
D. Food & Beverages
XVI. Appendix
A. Exterior & Interior Floor Plans
2
I. Proposal Letter
March 30, 2022
Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201
For Property:
1417 S. Park Street
Little Rock, Arkansas 72202
Parcel #34L1880000500
Dear Planning Commission Members,
Grace and Trishmonisha Blagdon are the owners of the referenced property at 1417 S. Park Street which
is being proposed to be rezoned to a different zoning classification.
The business entity, The Hayes Properties Enterprises, LLC, was founded in 2017 by the Blagdon/Hayes
family. The owners (Grace and Trishmonisha) purchased the house in the early 2000’s and used it as an
art & history center and business office. The family named the house, The Addie and Wesley Hayes
House (AWHH), after Grace’s parents who were educators, integration pioneers and community
advocators in Little Rock. The Blagdon/Hayes family wants to continue the vision of engaging and
rejuvenating the neighborhood. Thus, the vision strives for the house to be an idyllic location as a small
event venue or for local community gatherings. Professionals can also use the facility for professional
development training seminars/workshops, business meetings, or mini conferences. Short-term &
overnight rental is a unique component to the effective use of the property during the year.
The property is within the boundaries of the Little Rock Central High School National Historic Site.
The target audience are heritage tourists from around the world and other prospective guests. Proposed
use of the property shall be primarily accommodating the needs of short-term & overnight rental guests.
In regard to the short-term rental usage, the property shall be available seven days a week from eight
o’clock in the morning to nine o’clock in the evening. As for parking, there is an existing concrete paved
parking lot (three slots and one handicap slot) accessible from Park Street.
We look forward to our investment within this historic neighborhood and sincerely appreciate your
positive consideration for approval of this application.
Thank you for your consideration.
Respectfully,
Grace H. Blagdon Trishmonisha Blagdon
Owners, Hayes Properties Enterprises, LLC
3
II. Owners & Ownership
Grace H. Blagdon, née Hayes, a Little Rock native since the age of five, went to Dunbar High School
(class of 1955). From there, Grace went to Kalamazoo College in Michigan and afterwards she moved to
California to be an elementary school teacher. She remained there for thirty years. Grace moved back to
Little Rock in 2007 after retiring. She is still a fierce advocate of HPE’s projects.
Trishmonisha Blagdon is Grace’s daughter. She is known as Onisha by her friends and family. Deafened
from spinal meningitis at the age of two, she grew up mainstreamed in schools that taught oralism
(communicating with others by speaking and lip-reading). She started to learn sign language at the age of
sixteen. Onisha obtained a bachelor’s degree in Film & Television at University of California, Los
Angeles (UCLA) in 2002 and a master’s degree in Sign Language Education at Gallaudet University
(Washington, D.C.) in 2015. She is an American Sign Language and Deaf Culture & History instructor at
several community colleges in southern California. Onisha is a wife and mom. She is also an
entrepreneur, a history enthusiast, and an incredible cook and baker. Onisha is stepping in to expand her
mother’s visions.
When the Addie and Wesley Hayes House is closed for a period of time to the public, members of the
Blagdon-Hayes family are allowed to stay.
III. Community
Grace's heart and soul is embodied into community-based service. She wants to follow in her parents’
history of community contribution to the state of Arkansas and Little Rock. Onisha desires to continue the
Hayes’ family tradition of community advocacy. As a deaf woman, Onisha wants to create business
opportunities for the Little Rock community and boost the Little Rock & Deaf ecosystems.
VI. Contact Person
Kwendeche is the authorized agent and contact person for the rezoning application.
V. Target Audience
Purpose of this list is to generate potential and prospective clients for the AWHH at 1417 S. Park Street
● Age: 25+
● Engaged couples
● Locals
● Heritage Tourists
● Architects
● Vintage Home and Architecture Enthusiasts
● History Enthusiasts
4
● Historians
● Writers
● Educators
● Non-profit Organizations
● Hospitality Industry Professionals
● Travel & Tourism Industry Professionals
● Lifestyle Hosts & Hostesses
VI. Exterior Design
Purpose of this list is to set up exterior design goals for 1417 S. Park Street
● Exterior of the property is preserved in its original appearance and keeping its history
● Registration in The National Register of Historic Places
● Restore the column posts to 1950s style
● Fence is designed for privacy and surrounds most of the property (see section XV: Rules &
Regulations, subsection B)
● Landscaping for beautification of the property
● Easement driveway between 1417 & 1419
● Security measures such as security cameras and motion sensor lights
● Business Signage - if an exterior sign is needed, it will be made in compliance with current Little
Rock ordinance
● Wheelchair accessible (ramp is in the back of the house)
See Exterior Floor Plan in Appendix
VII. Interior Layout
Explanation of the interior design and set up for 1417 S. Park Street
A. House configuration
● The house has 2063 square feet of living space
● 3 functional bathrooms
● 4 exits (can be used as fire exits)
● One bedroom with full bathroom (in the rear of the house) for short-term & overnight rental
● Minimal furniture available
● Majority of the rooms & spaces are bare
B. Kitchen
● Includes an operating refrigerator and microwave
● Also has running hot and cold water
See Interior Floor Plan in Appendix
5
VIII. Venue
● Open 7 days a week
● Hours: 8:00 am - 9:00 pm
● Available by reservation only
● Venue can be reserved for up to five (5) hours
● Quiet hours are 9:00 pm to 8:00 am
● Maximum of 60 people for the entire property (confirmed verbally via phone by Fire Department)
● Parking area in the back can be used as an outdoor reception area or event ceremony
This list provides ideas of what events can be hosted at the AWHH:
○ Weddings
○ Engagement Announcements & Celebrations
○ Baby Showers
○ Holidays
○ Special Celebrations
○ Art Exhibitions
○ Formal Tea Parties
○ Annual Garden Socials
○ Celebration of Life
○ Reunions
○ Fundraiser Events
○ Business meetings
○ Conferences
○ Community gatherings
○ Breakfasts
○ Brunches
○ Luncheons
○ Dinners
IX. Meetings & Mini-Conferences
The list below provides details of what can be arranged at the AWHH:
● Open 7 days a week
● Hours: 8:00 am - 9:00 pm
● Available by reservation only
● Overseen by a realty company; they handle the reservation/rentals and ensure the premises is
secure
● The premises can be reserved for the one of the following time blocks: a. 8:00 am to 5:00 pm, b.
9:00 am to 6:00 pm, or c. 10:00 am to 7:00 pm
6
● Quiet hours are 9:00 pm to 8:00 am
● Maximum of 60 people for the entire property (confirmed verbally via phone by Fire Department)
● Parking area in the back can be used as an additional space for workshops and professional
training activities
● The rear rental room will not be rented at any time during this type of event
X. Short Term & Overnight Rentals
● Managed by a realty company; they handle the rentals and ensure the rental room (in the rear of
the house) property is secure
● Background screening of short-term renters or overnight guests
● Up to 2 (two) people are allowed to stay in the designated bedroom at a time
● No animals or pets allowed (service animals exempted)
● When there is no venue event or meeting/mini conferences planned, short term renters are
allowed to occupy the rental room
● During wedding venue events:
○ Only one or two people of the wedding group are allowed stay overnight the night before
and/or after the wedding ceremony
XI. Parking
● Exiting paved parking lots for up to 4 vehicles (three slots and one handicap slot) in the back of
the house
● During the event, parking is allowed on both sides of the street with exception of during school
hours and not to block residential driveways
XII. Property & Event Management Companies
● Managed by a local realty company, Eagle Rock Realty
○ Opens and closes the event venue
○ Collects the deposits and contracts
● Bella Baxter Special Events (event management company based in Little Rock, Arkansas)
○ An independent contractor hired to manage events at The Addie and Wesley Hayes
House
○ Will ensure a contract is given to all clients for proper use of the property for events
XIII. Maintenance
Projected (and not limited to) list of maintenance duties:
● Clean up
○ Professional cleaning services
● Trash pick-up & collection
○ There must be no trash left after the event
7
● House repairs
● Yard maintenance
● Painting
XIV. Insurance
The 1417 S. Park Street property is protected for:
● Fire
● Liability
● Theft
XV. Rules & Regulations
A. Contract
Contracts must be signed by all parties, security deposit, AND all amounts due must be paid in FULL
before the event can proceed at the venue.
B. Rules
● Age limitation for renting (age 25+)
● When prospective clients apply, they must state the purpose of using The Addie and Wesley
Hayes House
● The surrounding neighbors will not be disturbed, and their privacy will be respected (see section
VI: Exterior Design)
● Smoking is not permitted inside & outside the premises
● No underage patrons allowed to rent unless accompanied by adult patrons
● No animals or pets allowed (service animals exempted)
● Venue can be reserved for up to five (5) hours (see section VIII: Venue)
● The premises can be reserved for the one of the following time blocks: a. 8:00 am to 5:00 pm, b.
9:00 am to 6:00 pm, or c. 10:00 am to 7:00 pm (see section IX: Meetings & Mini-Conferences)
● Quiet hours are 9:00 pm - 8:00 am
C. Permits & Licenses
In order for the events to operate properly at 1417 S. Park Street, all required permits shall be obtained.
D. Food & Beverages
● Food is not prepared at 1417 S. Park Street
● Food is catered
● Alcohol can be consumed but will not be sold
8
XVI. Appendix
9
A. Exterior & Interior Floor Plans
May 12, 2022
ITEM NO.: C FILE NO.: Z-2333-D
NAME: Ellis Short-Term Rental – PD-C
LOCATION: 900 West 15th Street
DEVELOPER:
Darrell Ellis
905 West 15th Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Darrell Ellis
905 West 15th Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
Mr. Donald Brooks
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 (Planned Residential Development)
VARIANCE/WAIVERS:
BACKGROUND:
In July, 31 2018, an application for a Conditional Use Permit (CUP) was submitted to
modify an existing duplex residence and detached studio apartment located on the O-3
zoned lot. On October 04, 2018, the Planning Commission approved the request with
conditions.
May 12, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-2333-D
2
On June 22, 2019, an application was submitted to revise the Conditional Use Permit
(CUP) to allow a building addition to a studio apartment which was previously approved
as part of a three (3) unit residential development on this O-3 property. On August 01,
2019, the Planning Commission approved the request with conditions.
On April 20, 2021 the City Board of Directors passed Ordinance No. 21,979 which
rezoned this property from O-3 to PRD. The PRD zoning allowed a lot split, with the
duplex being on one lot and the studio apartment being on the second lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the property from PRD to PD-C (Planned
Development Commercial) to allow a short-term rental.
B. EXISTING CONDITIONS:
An existing duplex sits on the northwest corner of Izard Street and West 15th Street.
To the west of the duplex lies an existing studio apartment. Access to the proposed
residences is provided via separate driveways off of West 15th Street. North of
the site contains a mixture of office and commercial uses and zoning. To the east
lies a mixture R-4 (Two-family) and commercial uses and zoning. To the south
and west of the site lie additional R-4 (Two-family) two-family residential zoning
and commercial uses and zoning.
C. NEIGHBORHOOD NOTIFICATIONS:
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 20 feet radial dedication of right-of-way is required at the intersection of 15th
St. and Izard St.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer services required for
Existing Duplex and Studio Apartment building, with a sewer easement across Lot
7AR, if property is subdivided.
Entergy: No comments received.
Summit Utilities: No comments.
May 12, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-2333-D
3
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments.
Developments of one- or two-family dwellings where the number of dwelling units
exceeds 30 shall be provided with two separate and approved fire apparatus
access roads, and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
May 12, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-2333-D
4
Planning Division:
The request is in the Central City District. The Land Use Plan shows Mixed Use
(MX) for the requested area. The Mixed Use category provides for a mixture of
residential, office and commercial uses to occur. A Planned Zoning District is
required if the use is entirely office or commercial or if the use is a mixture of the
three. The application is to change the property from O-3 (General Office District)
with a Conditional Use Permit to PRD (Planned Residential Development) District
to recognize the existing uses while allowing for a lot split (i.e. one parcel with one
residential unit and one parcel with two residential uses).
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) to the
west, north and south (across 15th Street). Residential High Density (RH) is east
(across Izard Street) and south beyond this is more Mixed Use (MX). Residential
Low Density (RL) is shown to the southeast catty-corner to the application area.
The Mixed Use (MX) category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of the three. In this area to
the north and west of the application are single-family houses and one business.
The Mixed Use to the south, across 15th Street, is currently vacant. The
Residential High Density (RH) category accommodates residential development
of more than twelve (12) dwelling units per acre. The area across Izard is a vacant
lot and a single-family house. The RH land across 15th Street is vacant.
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 a mix of single-family houses, a duplex, four-
plex and vacant tracts.
Master Street Plan:
To the south is 15th Street and to the east is Izard Street, both streets are Local
Streets on the Master Street Plan. 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.
ANALYSIS:
The property is located at 900 West 15th Street and contains 1,939 square feet
duplex structure. The applicant proposes to rezone the property from PRD to
May 12, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-2333-D
5
PD-C (Planned Development Commercial) to allow the existing duplex to be
utilized as a non-owner occupied short-term rental. The proposed PD-C zoning is
for the east lot only (Lot 7BR). Lot 7AR will remain zoned PRD.
The applicant notes one (1) unit, the “A side”, will be permanently occupied by a
family member. The remaining unit, the “B side” contains three (3) rooms
proposed for short-term rental preferably for traveling doctors and nurses. The
applicant notes the length of stay on the “B side” will not exceed a period of six (6)
months and all common areas will be shared by occupants. The applicant notes
no physical changes to the property is intended at this time. The applicant further
notes guests will share full access to the common areas within the “B side.”
Typically three (3) off-street parking spaces are required for two-family residences.
An existing carport is located in the rear of the property along W. 15th Street. The
applicant notes a minimum of 2-3 vehicles may utilize the carport for on-site
parking. Off-street parking is allowed on both sides of most streets in this area
including W. 15th Street and Izard Street. Historically, the residents of this property
have used on-street parking as well as on-site parking as have other residential
properties in this general area. Staff believes parking is sufficient for the use of
the duplex as a short-term rental.
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 homes).
No changes in lighting or additional lighting is proposed with this revised PD-C
application.
Staff is supportive of the revised PD-C zoning to allow a short-term rental at 900
W. 15th Street. To staff’s knowledge, there are no outstanding issues. The
property has existed in its current configuration for many years. The proposed
short-term rental will have no adverse impact on the surrounding area. The use is
compatible with other uses and zoning located in this area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning subject to compliance
with the comments and conditions outlined of the staff analysis and the agenda
staff report.
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
May 12, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-2333-D
6
attempts to contact the applicant via phone and e-mail and had no response. Staff
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.
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.
PLANNING COMMISSION ACTION: (APRIL 14, 2022)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
May 12, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: D FILE NO.: G-23-484
NAME: West 19th Street – Right-of-Way Abandonment
LOCATION: Immediately east of Leander Street and north of 1901 Leander Street
APPLICANT:
Nicolas Berjot and Aline Andres
1901 Leander Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Nicolas Berjot – Adjacent Owner
Andrew V. Francis – Agent
SURVEYOR/ENGINEER:
Arrow Surveying
550 Edgewood Drive, Suite 592B
Maumelle, AR 72113
AREA: N/A NUMBER OF LOTS: N/A FT. NEW STREET: N/A
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.03
CURRENT ZONING: N/A
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to abandon a portion of the 27 foot wide West 19th Street
right-of-way, located between Lot 12, Block 8 and Lot 7, Block 5, Blankenship
Addition (immediately north of 1901 Leander Street).
B. EXISTING CONDITIONS:
The right-of-way area proposed for abandonment is currently undeveloped. A
garage, driveway and fence for the property at 1901 Leander Street is located in
the right-of-way area. The improvements in the right-of-way were placed there by
a previous owner(s), and have been there for over 18 years.
May 12, 2022
ITEM NO.: D (Cont.) FILE NO.: G-23-484
2
C.NEIGHBORHOOD NOTIFICATIONS:
All neighborhood associations registered with the City of Little Rock were notified
of the public hearing.
D.ENGINEERING COMMENTS:
1.No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: LRWRA has no objection to this
abandonment.
Entergy: Entergy has no facilities in this ROW and approves of this ROW
abandonment.
Summit Utilities: Summit Utilities does not object to the proposed ROW
abandonment.
AT & T: AT&T approves the request to abandon city right-of-way of the
undeveloped portion of 19th St. at Leander Dr. in the Blankenship Addition to the
City of Little Rock.
Central Arkansas Water: CAW does not have public facilities in the area of the
requested abandonment. CAW has no objections to the requested ROW
abandonment.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus
access road, the minimum road width shall be 26 feet, exclusive of shoulders.
Parks and Recreation: No comments received.
County Planning: No comments.
May 12, 2022
ITEM NO.: D (Cont.) FILE NO.: G-23-484
3
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant requests to abandon a portion of the 27 foot wide West 19th Street
right-of-way, located between Lot 12, Block 8 and Lot 7, Block 5, Blankenship
Addition (immediately north of 1901 Leander Street). The applicant is requesting
abandonment of approximately 140 linear feet of the right-of-way, running east
from Leander Street.
The right-of-way area proposed for abandonment is currently undeveloped.
A garage, driveway and fence for the property at 1901 Leander Street is located in
the right-of-way area. The improvements in the right-of-way were placed there by
a previous owner(s), and have been there for over 18 years.
A letter from an abstract company makes the following comment with respect to
reversionary clause(s) for the right-of-way to be abandoned:
“The plat does not contain a reversionary rights clause and a
search of the records did not disclose any reversionary rights
after the filing of the plat.”
None of the public utility companies object to the abandonment request.
Additionally, none of the public utility companies request any portion of the right-
of-way to be retained as an easement.
There are no Master Street Plan issues, as the area of abandonment is not
classified as a collector street or higher.
Abandoning this right-of-way will have no adverse impact on the public welfare and
safety. The Little Rock Fire Department submitted no negative comments to the
proposed abandonment request.
May 12, 2022
ITEM NO.: D (Cont.) FILE NO.: G-23-484
4
Staff does not support the requested right-of-way abandonment. Staff believes
that this type of abandonment request should include an entire section of roadway,
and not just a portion of it. In this case, staff believes the abandonment request
should be for the West 19th Street right-of-way from Leander Street to the east to
Caruth Street (platted/undeveloped), an entire block section of the right-of-way.
It is staff’s opinion that the east half of the West 19th Street right-of-way between
Leander and Caruth Streets should not be left as right-of-way if the remainder of
the one (1) block long right-of-way is abandoned. It will serve no real purpose to
abandon only half of this block long right-of-way. If the applicant revises the
application (with required supporting documentation), staff will support the
abandonment request.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested right-of-way abandonment.
PLANNING COMMISSION ACTION: (APRIL 14, 2022)
Staff informed the Commission that the applicant requested the application be deferred
to the May 12, 2022 agenda. Staff supported the deferral request. The item was placed
on the consent agenda and deferred to the May 12, 2022 agenda. The vote was 10 ayes,
0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Staff informed the Commission that the applicant requested the application be deferred
to the June 9, 2022 agenda. Staff supported the deferral request. The item was placed
on the consent agenda and deferred to the June 9, 2022 agenda. The vote was 10 ayes,
0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: E FILE NO.: Z-9670
NAME: Martinez Manufactured Home – Conditional Use Permit
LOCATION: 17607 Elvin Road
DEVELOPER:
Leovardo Talabera Martinez
17607 Elvin Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Leovardo Talabera Martinez
17607 Elvin Road
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Tyler Group
240 Skyline Dr.
Conway, AR 72032
AREA: 4.22 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2 (Single-Family District)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow for the placement of
a double-wide manufactured home on residentially zoned property. The applicant
proposes not to construct a garage at this time, however plans to build one the
property in the future.
May 12, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9670
2
B. EXISTING CONDITIONS:
The property has an existing double-wide manufactured home located in the rear
portion of the property approximately 333 feet from Callagahan Branch which
traverses the northern one fourth of the property. A moderate density of trees also
exist on the site. Residential uses and zoning exist in all directions surrounding
the property.
C. NEIGHBORHOOD NOTIFICATIONS:
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. Clearly show limits of 100-year floodway and floodplain on survey and site plan.
2. 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 if proposed structure
is located within the 100-year floodplain. 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 all final plats.
3. If proposed retaining walls shown on plans 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).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
May 12, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9670
3
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning:
1. Provide perc test for mobile home.
2. The Mobile Home as shown on plan is out of the floodplain/floodway, but the
garage structure is within the floodplain.
3. Applicant will either need to elevate the garage to 2' above the BFE and apply
for a flood development permit, or relocate the garage out of the floodplain.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow for the continued use
of a double-wide manufactured home which was recently placed on the R-2 zoned
property located at 17607 Elvin Road. The property comprises a 4.22 acre tract
and is located within the City’s Extra-Territorial Zoning Jurisdiction (ETJ). The
applicant proposes not to construct a garage at this time, however plans to build
one the property in the future.
The applicant has cited a 36’ x 60’ foot double-wide manufactured home in the
southern portion of the property. Access to the lot is from Elvin Road just west of
Dent Road. The manufactured home will be located approximately 280 feet from
the front (north) property line. There is ample setback from the rear (south) and
along both side property lines. The existing manufactured home complies with all
ordinance required setbacks and provides ample room for decks, porches, steps
etc. The applicant notes that the proposed garage will be 26’ x 40’ foot and
approximately 220 feet from the front property line, approximately 135 feet from
both side property lines and will have a separation of 19 feet from the manufactured
home.
May 12, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9670
4
The existing manufactured home must comply with the following minimum siting
standards as per Section 36-254(d)(5) of the City’s Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with the neighborhood.
e. Orientation compatible with placement of adjacent structures.
f. Underpinning with permanent materials.
g. All homes shall be multi-sectional.
h. Off-street parking per single-family dwelling standard.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances at this time.
Staff is supportive of the requested conditional use permit to allow the continued
use of the manufactured home located at 17607 Elvin Road. Staff views the
request is reasonable. Staff does not feel that the existing location of the
manufactured home will be out of character within the overall area. There is a
single-wide manufactured home located at 17704 Elvin Road two lots to the east,
another single-wide manufactured home to the west at 17523 Elvin Road with
additional single-wide manufactured homes existing to the east. Staff feels that
the recently placed manufactured home will have no adverse impact on the general
area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit to allow for
the continued use of the double-wide manufactured home subject to the following
conditions:
1. Compliance with the comments and conditions noted in paragraphs D and E,
and the staff analysis, of the agenda staff report.
2. Compliance with the manufactured home minimum siting standards as noted
in Section 36-254(d)(5) of the code.
May 12, 2022
ITEM NO.: E (Cont.) FILE NO.: Z-9670
5
PLANNING COMMISSION ACTION: (APRIL 14, 2022)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
May 12, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 1 FILE NO.: S-45-A-13A
NAME: Otter Creek Industrial Service Center Addition (Lot 2, Tract 2) – Replat/Lot Split
LOCATION: 11701 Interstate 30
DEVELOPER:
Span Holding
6733 Austin Bay Court
Sherwood, AR 72120
OWNER/AUTHORIZED AGENT:
Otter Creek Lodging, LLC
11701 Interstate 30
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Hurricane Valley, Incorporated
PO Box 118
Bryant, AR 72089
AREA: 4.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-2
VARIANCE/WAIVERS:
1. Reduced side setback for Lot 2A, east boundary line
2. Reduced side setback for Lot 2B, west boundary line
3. Reduced lot size proposed for Lot 2A and Lot 2B
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to split a 4.32 acre Tract, described as Lot 2, Tract 2,
Otter Creek Addition into two (2) lots, Lot 2A and Lot 2B. An existing hotel building
May 12, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-13A
2
will remain on Lot 2B. The existing restaurant building will be removed to allow for
the construction of a new hotel building on Lot 2A.
B. EXISTING CONDITIONS:
The site contains an existing three-story hotel building with a connecting restaurant
on the western side of the hotel. Most of the surrounding properties are zoned
C-2. Baptist Health is located to the east of the property is zoned O-2. I-2 zoning
and uses are located to the south. The Outlet Mall of Little Rock is located across
Interstate 30 to the west and is zoned C-4.
C. NEIGHBORHOOD NOTIFICATIONS:
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit 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.
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.
May 12, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-13A
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
May 12, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-13A
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to replat/split Lot 2, Tract 2, Otter Creek Industrial Service
Center Addition into two (2) lots. The property is comprised of 4.32 acres and is
located at 11701 Interstate 30. The applicant proposes the two (2) lots as follows:
Lot 2A – 1.934 acres
Lot 2B – 2.296 acres
A three (3) story motel building is located on the proposed Lot 2B. A one (1) story
restaurant structure is located on the proposed Lot 2A. A lot split is proposed in
order to remove the restaurant building from Lot 2A and construct a new hotel
structure. The entire property is zoned “C-2” Shopping Center District.
The applicant is requesting two (2) variances with the proposed replat/lot split.
Section 36-300 (e) (2) of the City’s Zoning Ordinance requires a minimum lot size
of five (5) acres for C-2 zoned properties. The existing lot is 4.32 acres in size,
with the proposed lots being 1.934 acres and 2.296 acres in area. Staff is
supportive of the variance to allow smaller lot area for the two (2) proposed lots.
The lot sizes proposed will not be out of character with other lots in the area. There
are three (3) existing lots located immediately to the south along the north side of
Mabelvale West Road, which are zoned C-2 and are less one (1) acre in size.
Section 36-300 (e) (1) requires minimum building setbacks of 40 feet along all
property lines. The applicant is requesting a minimum side setback of five (5) feet
for Lot 2A (east side property line) and a minimum side setback of 25 feet for Lot
2B (west side property line). All other proposed building setback lines conform to
ordinance standards. The existing motel building on proposed Lot 2B is located
approximately 20 feet from the existing rear (south) property line. Staff is
supportive of the requested variance, as the proposed reduced side setback lines
are interior to the overall property.
May 12, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-45-A-13A
5
Staff is supportive of the requested replat/lot split. Staff views the request as
reasonable. Staff also supports the requested variances. The proposed lots will
not be out of character in size or building setbacks with the other C-2 zoned lots in
this immediate area. If there were no variances associated with the replat, it could
have been addressed administratively at staff level. Staff believes the proposed
replat will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat/lot split and associated
variances, subject to compliance with the comments and conditions outlined in
paragraph E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 2 FILE NO.: Z-9682
NAME: Gateway Services and Pet Crematorium – Conditional Use Permit
LOCATION: 3 Otter Creek Circle
DEVELOPER:
Gateway Services, Incorporated
2 Daniels Way
Cranston, RI 02921
OWNER/AUTHORIZED AGENT:
M3 Capitol, LLC – Owner
PO Box 263
Bryant, AR 72089
Misty Sirch – Agent
SURVEYOR/ENGINEER:
Hope Consulting
117 S. Market Street
Benton, AR 72015
AREA: 0.97 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Gateway Services is requesting a Conditional Use Permit to allow a pet
crematorium and after care services to local veterinarians and families. The
property is located at 3 Otter Creek Circle, and is Zoned I-2, Light Industrial District.
B. EXISTING CONDITIONS:
The property contains an existing one-story, 8,671 square foot industrial building.
The property is located east of Interstate I-30 and south of Mabelvale West Road
May 12, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9682
2
and takes access from Otter Creek Circle. All surrounding properties are
zoned I-2.
C. NEIGHBORHOOD NOTIFICATIONS:
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 comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit 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.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
May 12, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9682
3
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 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.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
May 12, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9682
4
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
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.
May 12, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9682
5
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow a pet crematorium
and after care services to local veterinarians and families. The property contains an
existing one-story, 8,671 square foot commercial building. The property is located east of
Interstate I-30 and south of Mabelvale West Road and takes access from Otter Creek
Circle.
Eighteen (18) existing parking spaces are available on the property. The applicant notes
that there will be no changes to the existing parking/paved areas. No changes will be
made to the exterior of the building at this time. Staff feels the parking provided is
sufficient to serve this use.
The applicant notes operating hours will be from 9:00am to 5:00pm, Monday
through Friday.
The applicant is proposing no additional signage at this time. Any future signage
must comply with Section 36-554 of the City’s Zoning Ordinance (Signs permitted
in industrial zones).
The applicant shows a dumpster on the site plan located in the northeast portion
of the property. All dumpsters must comply with Section 36-523 of the City’s
Zoning Ordinance.
The applicant is proposing no additional lighting at this time. Any new site lighting
must be low-level and directed away from adjacent properties.
The applicant provided the following statement regarding compliance with
State/EPA requirements for pet crematoriums and aftercare services:
In Arkansas, any business with the potential to impact air quality
is required to obtain the appropriate air quality permits and/or
registrations for construction and operation. The Clean Air Act
requires the EPA to set National Ambient Air Quality Standards
(NAAQS) to protect public health and welfare. Air quality permits
are written to ensure sources of air pollution do not interfere with
attainment of NAAQS and ensure sources minimize impacts on
human health and the local environment.
Prior to commencing construction, we will obtain a “General Air
Permit for Minor Source Animal/Human Remains Incinerator
Facility 1976-AGP-000” and a “Minor Source Permit” from the
Arkansas Divisions of Environmental Quality (ADEQ). Before
issuing an air quality permit, the ADEQ performs an in-depth
review on the proposed operations and their potential emissions.
May 12, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9682
6
The final permit includes hourly and annual emission limits,
recordkeeping requirements, emission monitoring requirements,
operating requirements, and reporting requirements which are in
place to ensure state and federal regulations are met. These
regulations include Arkansas Air Pollution Control Code
(Regulation 18) and Rules of the Arkansas Plan of
Implementation for Air Pollution Control (Rule 19). Thus,
compliance with all required ADEQ permits ensures compliance
with state and federal requirements.
Staff is supportive of the requested Conditional Use Permit. Staff feels that this is
a good location for a pet crematorium and aftercare services to be provided to local
veterinarians and the community. The proposed use is located within an industrial
park and not in close proximity to commercial or residential zoning and uses. All
surrounding properties are zoned I-2. Staff feels the proposed use will have no
adverse impact on the surrounding area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraphs E and F, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 3 FILE NO.: Z-9681
NAME: Rezoning from I-2 to I-3
LOCATION: East side of Thayer Street (2000 Block)
DEVELOPER:
Stedman Williams
3616 Stonehedge Drive
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Stedman Williams
3616 Stonehedge Drive
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.00 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the 1.00 acre located on the East side of
Thayer Street (2000 Block) from “I-2” Industrial to “I-3” Industrial to allow for
development of a contractor maintenance yard and ready-mix concrete plant.
B. EXISTING CONDITIONS:
The property is currently vacant and is heavily wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
May 12, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9681
2
C. NEIGHBORHOOD NOTIFICATIONS:
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 OBJECTIONS: All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
May 12, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9681
3
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No 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.
May 12, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9681
4
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Industrial (I) for the requested area. The Industrial (I) category encompasses a
wide variety of manufacturing, warehousing research and development,
processing, and industry related office and service activities. Industrial
development typically occurs on an individual tract basis rather than according to
an overall development plan. The application is to rezone from Light Industrial
District (I-2) to Industrial District (I-3) to allow for the storage of raw materials and
the use of the property as a ready-mix plant.
Surrounding the application area, the Land Use Plan shows Industrial (I) to the
north, west and south. To the east is Parks/Open Space (PK/OS) and Residential
Low Density (RL). The Parks/Open Space category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. The Residential Low Density (RL) category provides for single-
family homes at densities not to exceed 6 units per acre. Such residential
development is typically characterized by conventional single-family homes but
may include patio or garden homes and cluster homes, provided that the density
remains less than 6 units per acre.
According to the Land Use Plan, the PK/OS area is a buffer between the Industrial
area and the Residential Low-Density area to the east. In the Plan, the PK/OS area
covers the rear half the of the single-family homes existing in the RL area. There
are no parks or open spaces that exists in this area today. The single-family homes
directly abut the applicant area.
West of the property, across Thayer Street, is the Arkansas Midland Railroad
tracks, a Class 1 Railroad. Across the tracks, further west, is Public/Institutional
(PI). This category includes public and quasi-public facilities that provide a variety
of services to the community such as schools, libraries, fire stations, churches,
utility substations, and hospitals. This property is the Roselawn Cemetery.
The land surrounding the applicant property is currently zoned Light Industrial
District (I-2) to the north, west, and south. I-2 is designed to accommodate a wide
range of industrial and related uses which conform to high development standards.
Industrial establishments of this type may either be located in extensive areas
devoted solely to these uses or may provide a buffer between commercial districts
and other industrial uses which involve more objectionable influences. Directly
east, the majority of land is zoned Single-family (R-3). R-3 p rovides an appropriate
district for existing developed areas occupied by smaller scale single-family
housing while at the same time maintaining reasonable standards of light, air and
similar amenities for living. The requested zoning, Industrial District (I-3), is a
heavy industrial district designed to accommodate industrial uses which involve
May 12, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9681
5
potentially objectionable uses and hazards, and which, therefore, cannot be
reasonably expected to conform to a high level of performance standards, but
which are essential to the economic viability of the city.
The applicant land is currently zoned Light Industrial District (I-2) and is a vacant
lot.
Master Street Plan: To the west of the site is Thayer Street, a Local Street on the
Master Street Plan. 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”.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a proposed Class I Bike Path shown to the west of the
property running parallel to the railroad tracks.
Historic Preservation Plan: There are no existing historic sites on this land.
However, the site is a quarter of a mile from the Central High Historic District to the
east. Equally, it is 150 feet from the Lamb-McSwain House (PU9974), an
Individually listed structure on the National Register of Historic Places (NRHP). It
is also a quarter of a mile east of the Roselawn Memorial Gatehouse (PU3166), a
NRHP Individually listed structure.
H. ANALYSIS:
The applicant is proposing to rezone the 1.00-acre property located on the East
side of Thayer Street (2000 Block) from “I-2” Light Industrial to “I-3” Industrial to
allow for development of a contractor maintenance yard and ready-mix concrete
plant.
The property is currently vacant and is heavily wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
The site is located within an area just south of Wright Avenue and is primarily
surrounded by I-2 Light Industrial zoned properties to the north, and south, with
Thayer Street along the west border. The property is bordered by a developed
R-3 zoned residential area to the east.
The City’s Future Land Use Plan designates this property as “I” “Industrial”.
The requested I-3 zoning does not require an amendment to the future land
use plan.
May 12, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9681
6
Staff does not support the proposed rezoning. Staff does not consider the
proposed I-3 zoning appropriate for the site. The surrounding properties to the
north, south, and west are zoned “I-2” Light Industrial. The site’s shallow lot depth
does not allow for appropriate natural buffer transition to occur between a heavy
industrial use and the residential zoned properties to the east. The proposed I-3
zoning is too intense for the size of the property and will have a negative impact
on the abutting residential zoned properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested I-3 rezoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended the application be deferred to the
June 9, 2022 agenda. The item was placed on the Consent Agenda and deferred as
recommended by staff. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 4 FILE NO.: Z-5800-E
NAME: Bowman Business Park – Revised POD
LOCATION: 1515-1527 S. Bowman Road
DEVELOPER:
Bowman Business Park, LLC
PO Box 241025
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Bowman Business Park, LLC – Owner
Terry Burrus – Agent
11912 Kanis Road, Suite F8
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Terry Burrus
11912 Kanis Road, Suite 8
Little Rock, AR 72211
AREA: 9.44 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: POD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The original POD zoning was approved on April 19, 1994 by the Little Rock Board of
Directors with adoption of Ordinance No. 16,632 which approved an office use
development with a required 25 percent of the floor area being dedicated to office use
with the remaining 75 percent being dedicated to warehouse uses. The approval also
required service courts to be located in the rear of the building and the front of the building
was to maintain the appearance of an office development with the height of the building
equal to two stories with floor area limited to the first floor.
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
2
The developed site contains four (4) buildings totaling 110,400 square feet. The site
contains 249 parking spaces. The service drives are shared between the buildings with
parking located in the front of the buildings. One building is located along South Bowman
Road with the remainder of the buildings located to the east and accessed from a thirty
(30) foot driveway.
Ordinance No. 19,480 adopted by the Little Rock Board of Directors on February 7, 2006
allowed a revision to the previously approved POD to expand allowable uses for the site.
The approval also allowed the placement of a sign on the site not to exceed six (6) feet
in height (as measured from grade along S. Bowman Rd) and sixty-four (64) square feet
in area.
Ordinance No. 20,840 adopted by the Little Rock Board of Directors of February 11, 2014
allowed a revision to the previously approved POD to add additional uses as allowable
uses for the existing complex. These additional uses included places of worship, meeting
space for community organizations and an art gallery. The square footage was limited to
a total of 10,800 square feet within the overall development with a maximum occupant
load of 432. The existing parking was adequate for the use mix proposed. The request
excluded the allowance of private clubs and/or event center as allowable uses. The
approval allowed the hours of operation to be extended from 6:00 am to 10:00 pm.
Ordinance No. 21,045 adopted by the Little Rock Board of Directors on June 2, 2015
allowed a revision to the previously approved POD to allow a commercial laundry as an
allowable use for the existing complex. The square footage is limited to 7,500 square
feet of floor area. The use required the same number of parking spaces as the existing
office/warehouse use. The hours of operation for the commercial laundry are from
5:00 am to 5:00 pm Monday through Friday with a maximum of ten (10) employees. The
facility utilizes three (3) 20-ft delivery vans which will be parked within the service area
during non-delivery hours.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved POD to add an
automotive service facility and detail shop as allowable uses. All other aspects of
the previously approved POD will remain unchanged.
B. EXISTING CONDITIONS:
The site contains four (4) office, warehouse buildings. One building fronts
S. Bowman Road with the remainder of the buildings located to the east and
accessed from a 30-foot driveway. To the south of the site is vacant O-3 zoned
property. A portion of the northern perimeter is also vacant O-3 zoned property.
There is a skating center located to the north of the site with a non-conforming
zoning status. To the east of the site is an office development accessed from
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
3
Centerview Drive. To the west of the site there is a scattering of single-family
homes located along S. Bowman Road. Further west of the site is Cherry Creek
Subdivsion.
C. NEIGHBORHOOD NOTIFICATIONS:
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 comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
1. No objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F.BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G.TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the I430 Planning District. The Land Use
Plan shows Service Trades District (STD) for the requested area. The Service
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
4
Trades District provides for a selection of office, warehousing, and industrial park
activities that primarily serve other office service or industrial businesses. The
district is intended to allow support services to these businesses and to provide for
uses with an office component. The requested area is currently zoned as a
Planned Office District (POD). The application is to revise the existing POD to
allow for auto body repair and collision repair as additional permitted uses.
Surrounding the application area, the Land Use Plan shows Suburban Office (SO)
to the south, Office (O) to the east, Mixed Office and Commercial (MOC) to the
north, and Service Trades District (STD) to the west. 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. The Office
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The Mixed Office and Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial.
The land surrounding the application area is currently zoned General Office District
(O-3) primarily to the south, east, and north, and Single-Family Residential (R-2)
to the west. A variety of Planned Commercial Development properties exist
northwest and northeast of the stie. A Planned Office Development tract exists
directly east. The General Office District (O-3) accommodates offices and
associated administrative, executive and professional uses in new and existing
structures together with specified institutional and accessory uses. Single-Family
Residential (R-2) establishes areas that protect single-family uses by promoting
and encouraging a suitable environment for family life, by providing a reasonable
standard for light, air and similar amenities, by minimizing traffic congestion, and
by avoiding the overloading of utilities and public facilities designed to service only
one-family residential uses.
The Planned Office District (POD) is intended to accommodate planned office
developments, as well as mixed use developments combining residential,
commercial, or both, with office uses in a carefully planned configuration in such a
manner as to protect and enhance the viability of each independent use. The PD-
Office district is intended to accommodate single use office developments which
are determined to be more appropriate for a PD application than a general office
reclassification.
Master Street Plan: To the west of the site is Bowman Road, 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
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
5
of traffic and pedestrians on Bowman 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. The lot south of the applicant property provides
access between the property and the minor arterial. The applicant owns both lots.
Bicycle Plan: There are no existing or pr oposed bike routes adjacent to or through
this land.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to amend the previously approved POD located at
1515-1527 S. Bowman Road by adding two (2) uses as permitted uses.
The applicant proposes an automotive service center to be located within Building
#1 at 1515 S. Bowman Road. The total square footage of Building #1 is 28,000
square feet, which currently contains a beauty school (3,000 sf) in Suite A, medical
offices (6,000 sf) in Suite B and COUNTOURMED offices (6,000 sf) located in
Suites C&D.
The automotive service center, Car Star, will occupy 12,800 square feet of the
overall space and will be located in Suite E. The proposed use is an auto body
shop.
The applicant proposes to add an automotive detail shop as a second use located
at 1527 S. Bowman (Building #4, Suite B). The total square footage of Building #4
is 24,000 square feet, which currently contains Otis Elevator (1800 sf) and 1,200
sf of warehouse space in Suite A, Kaba Fusion (6,000 sf) in Suites C & D, United
Health Care (3,000 sf) located in Suite E, Natvana (3000 sf) in Suite F, Speas Tech
(3,000 sf) in Suite G and Clear Defense Pest Control (3,000 sf) located in Suite H.
The proposed auto detail shop, Diamond Star will occupy 3,000 sf of building area.
Business hours for both uses will be from 7:00 am to 7:00 pm Monday through
Friday with ten (10) employees present for each use. The applicant is not
proposing any changes to the existing footprint of the buildings. The allowable
uses approved under the existing POD will remain unchanged.
The existing parking spaces provided and approved under the existing POD will
remain unchanged. Staff feels the existing parking is sufficient to serve the
applicant’s requested proposed uses.
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
6
The applicant is not proposing additional signage at this time. Any future signage
must comply with Section 36-553 of the City’s Zoning Ordinance (Signs allowed in
office zones).
The applicant is not proposing any dumpster(s) at this time. Any new dumpster(s)
must comply with Section 36-523 of the City’s Zoning Ordinance.
Any new sight lighting must be low-level and directed away from adjacent
properties.
Conditions shall be limited to the following for both proposed uses:
1. All work on vehicles for both businesses must take place within the
enclosed buildings.
2. There is to be no salvaging of vehicles on the site.
3. No vehicles are to be stored on the site for any period exceeding thirty
(30) days.
4. No storage / accumulation of parts will be allowed outside the buildings.
5. Any damaged vehicles awaiting repair must be parked behind the building(s)
within the service areas, and at no time in the customer parking area(s).
Staff is not supportive of the requested revision to the POD zoning. Staff feels that
an auto body shop and an auto detail shop are not appropriate uses for this office
park. The proposed uses align more with permitted uses in C-4 zoning. A more
appropriate location for the proposed auto related, heavy commercial uses would
be closer to major arterial intersections. The Cherry Creek neighborhood lies
directly across Bowman Road along with all abutting properties which are zoned
R-2 and office. Staff believes the requested heavy commercial uses will have an
adverse impact on the surrounding properties and will be difficult to control with
respect to activities outside the buildings.
I. STAFF RECOMMENDATION:
Staff recommends denial of the revised POD zoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Commissioner Betton served as Chair as Commissioner Vogel recused himself for this
item.
May 12, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-5800-E
7
The applicant, Terry Burrus, was present. There was no registered opposition to the
application. Staff presented the item and a recommendation of denial as outlined in the
“staff recommendation” above. The applicant provided a brief history of the business
park. The applicant stated despite several previous and current uses clients always
maintained the property with no complaints regarding any uses on the property
throughout its history. The applicant also stated the property owner will police the
proposed uses and has agreed to all conditions recommended by staff, the body shop is
a very small operation and would like to see approval of the item.
The Commission asked staff to describe the reason for recommending denial. Staff
responded, the site was developed as an office park and aligned with the City’s Future
Land Use Plan; the proposed uses are typically located in C-4 (Open Display District)
zoning.
There was a motion to approve the application including all comments and
recommendations, except the recommendation of denial by staff by staff. The motion
was seconded. The vote was 2 ayes, 7 nays, 0 absent, 1 recusal (Vogel) and 1 open
position. The application was denied.
May 12, 2022
ITEM NO.: 5 FILE NO.: Z-7021-C
NAME: Zarate Bar and Grill – PD-C
LOCATION: 6512 Mabelvale Cut-Off
DEVELOPER:
Jesus Martinez Zarate (Owner)
14 Brentwood Lane
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Jesus Martinez Zarate (Owner)
Kenneth J Roberts AIA (Agent)
7123 Interstate 30, Suite 37
Little Rock, AR 72209
(501) 413-1471
SURVEYOR/ENGINEER:
White-Daters and Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.107 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.06
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Applicant is requesting a rezoning from R-2, Single-family to a PC-D, Planned
Development - Commercial, to allow the renovation of an existing 20,406 square
foot building on 3.107 acres located at 6512 Mabelvale Cutoff for a bar and grill
restaurant.
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
2
B. EXISTING CONDITIONS:
The property is currently unoccupied and contains an existing R-2 zoned
20,406 square foot skating rink structure with masonry walls and metal roofing.
The parking lot currently has over (62) spaces with a loading area and dumpster
pad along the south side of the building.
C. NEIGHBORHOOD NOTIFICATIONS:
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 Comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
3
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
4
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. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance with current code
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments Received
Planning Division:
The request is in the Geyer Springs West Planning District. The Land Use Plan
shows Residential Low Density (RL) for the requested area. The Residential Low
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single-family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from Single-Family (R-2) to a Planned Commercial
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
5
District (PCD) to allow for the use of the property and existing structure as a bar
and grill.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the north, west, and south, with Residential Medium Density (RM)
to the direct south. To the east is RL and Residential High Density (RH). Adjacent
to the property on Mabelvale Cutoff Road is Commercial (C). The Residential
Medium Density 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. The Residential High Density (RH) category
accommodates residential development of more than twelve (12) dwelling units
per acre. The Commercial category includes a broad range of retail and wholesale
sales of products, personal and professional services, and general business
activities. Commercial activities vary in type and scale, depending on the trade
area that they serve.
The land immediately surrounding the property in all directions is currently zoned
Single-Family Residential (R-2). R-2 establishes areas that protect single-family
uses by promoting and encouraging a suitable environment for family life, by
providing a reasonable standard for light, air and similar amenities, by minimizing
traffic congestion, and by avoiding the overloading of utilities and public facilities
designed to service only one-family residential uses. To the east of the property
past the R-2 zone, are Multifamily district (MF-24) and General Commercial District
(C-3) zones. The Multifamily district (MF-24) provides for suitable areas in the city
for medium-density residential uses and structures at a density of not more than
eighteen (18) and twenty-four (24) units per gross acre respectively. The General
Commercial District (C-3) provides for development of a broad range of general
sales and service uses. To the south, across Mabelvale Cutoff Road is Two-
Family Residential (R-4). R-4 provide areas for the development of two-family
residential structures in spacious surroundings, and to facilitate the conversion of
one-family residences to two-family use in established developed areas.
The applicant land is currently zoned Single-Family residential and was previously
used as a roller-skating rink.
Master Street Plan: To the south is Mabelvale Cutoff Road, 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 Mabelvale Cutoff 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.
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
6
Bicycle Plan: There are no existing or pr oposed bike routes adjacent to or through
this land.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
Applicant is requesting a rezoning from “R-2”, Single-Family District to “PD-C”,
Planned Development - Commercial, to allow the renovation of an existing
20,406 square foot building on 3.06 acres located at 6512 Mabelvale Cutoff for a
bar and grill restaurant and a rental space for events such as weddings and
birthday parties.
The property is currently unoccupied and contains an existing R-2 zoned
20,406 square foot commercial skating rink structure with masonry walls and metal
roofing. A cell tower is located at the northeast corner of the site with a fence
enclosure and a service drive along the north side of the building.
The property is located near the intersection of Mabelvale Cut-Off and Warren
Drive. The area is predominantly zoned R-2 Residential to the west, north, and
south of the property across Mabelvale Cut-Off. The overall area has adjacent
MF-24 developments to the east and south with commercial zoned properties to
the east bordering Mabelvale Cut-Off.
The site plan shows the reuse of the existing parking lot to the east of the building
with sixty-two (62) parking spaces and a two (2) lane access drive connecting to
the Mabelvale Cut-Off Street to the south. The proposed parking configuration is
less than the typical required minimum of (204) spaces per Section 36-502 (3) (c)
of the City’s Zoning Ordinance.
The site plan notes a dumpster location on the south side of the building. The
dumpster area must be screened as per Section 36-523 (d) of the City’s Zoning
Ordinance.
All new signage will comply with Section 36-555 of the City’s Zoning Ordinance
(signs permitted in commercial zoning).
All new or reconfigured site lighting will be low-level and directed away from
adjacent properties.
Staff does not support the requested PD-C rezoning. Staff does not believe the
request is reasonable. Staff believes the proposed use is not appropriate for the
site’s proximity to the surrounding residential developments. The property is
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
7
designated as “RL” Low Density Residential by the City’s Future Land Use Plan
and is located adjacent to R-2 zoned properties along all property boundaries. Staff
believes that the proposed use will have an adverse impact on the surrounding
residential properties and that a lower intense office use or residential development
will be most appropriate for this property.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C rezoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicants, Kenneth Roberts and Jesus Martinez, were present. There were persons
registered in opposition to the application. Staff presented the item and a
recommendation of denial as outlined in the “staff recommendation” above. The applicant
deferred to the registered opposition.
Troy Laha addressed the Commission, President of the Southwest Little Rock United for
Progress, in opposition to the application. He stated SWLRUP contacted the applicant in
May 2022 to meet with the neighborhood association, however the applicant declined.
He noted that the residents in the area are older and did not like to be kept awake during
the night. Neighbors have contacted the police in the past regarding noise coming from
the site.
Mildred Walker addressed the Commission in opposition to the application. She stated
the applicant was invited to attend a neighborhood association regarding the application,
however did not show up. He stated the neighborhood association is opposed to a bar
and grill and the traffic it may generate.
Kenneth Roberts addressed the Commission is support of the application. He addressed
the noise concerns, stated the building currently operates as a skating rink and had
acoustical insulation which prevent noise from the site when the facility doors are closed.
He noted alcohol is also sold by gas stations and liquor stores within the area.
The Commission asked the applicant several questions regarding the events at the
skating rink, addressed concerns regarding traffic, noise and speeding and frequent
accidents in the area. The applicant provided responses to the Commission and noted
he discussed the proposal with staff and led to believe the application would be approved.
Staff provided clarification regarding the PZD process by staff which does not constitute
approval. Staff also provided clarification regarding zoning, annexation, conforming and
legally non-conforming uses.
May 12, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-7021-C
8
There was a motion to approve the application including all comments and
recommendations, except the recommendation of denial by staff by staff. The motion
was seconded. The vote was 1 aye, 9 nays, 0 absent and 1 open position. The application
was denied.
May 12, 2022
ITEM NO.: 6 FILE NO.: Z-7870-A
NAME: King Seasonal Firework Sales– Revised PCD
LOCATION: 23800 Highway 10
DEVELOPER:
Timothy King (Owner)
King Mill Estates, LLC,
12315 Garrison Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Timothy King (Owner)
Steve Giles (Agent)
Wright, Lindsey & Jennings Attorneys
200 West Capitol Avenue, Suite 2300
Little Rock, AR 72201
(501) 371-0808
SURVEYOR/ENGINEER:
Joe White Associates
24 Rahling Road, Suite A2
Little Rock, AR 72223
(501) 214-9141
AREA: 2.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: NA PLANNING DISTRICT: 29 CENSUS TRACT: 42.01
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None Requested.
BACKGROUND:
On August 22, 2002 the Planning Commission recommended approval of a C-3 zoning
for this site. On November 19, 2002 the Board of Directors approved the C-3 zoning by
adopting (Ordinance No. 18,779). On July 7,2005 the Planning Commission approved a
May 12, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7870-A
2
rezoning of the property from C-3 to “PCD” Planned Commercial Development to maintain
the C-3 uses. On February 6, 2007 the Board of Directors approved the PCD rezoning
by adoption of (Ordinance No. 19,688). In addition to C-3 uses, the approved PCD
allowed that sale of autos and portable buildings, landscaping nursery and limited outdoor
storage of farm supplies as permitted.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Applicant is requesting a revised “PCD” Planned Commercial Development, to
allow the seasonal sale of fireworks on an existing 2.75-acre site located at
23800 Highway 10.
B. EXISTING CONDITIONS:
The property currently contains an existing commercial office building on the west
perimeter and a convenience store with gas pumps on the east perimeter. The
middle portion of the overall property contains the remains of a landscaping
business which previously occupied the property and a fenced area to the north.
The property is bordered by Barrett Road to the west and to Highway 10 along the
entire south perimeter.
C. NEIGHBORHOOD NOTIFICATIONS:
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 comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
May 12, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7870-A
3
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning:
• Provide perc test or letter from ADH stating a perc test is not required.
• County understands from applicant's address request that there will be no
permanent structure built or placed for this zoning request.
• Provide West Pulaski Volunteer Fire Department approval letter.
• Provide clear pdf of application.
• Provide source of title.
• Pay $33.00 review fee.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Barrett Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial category provides for a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The requested area is currently
zoned as a Planned Commercial District (PCD). The application is to revise the
existing PCD to allow for the seasonal sell of fireworks.
The application area is in the Extraterritorial Jurisdiction of the city. Surrounding
the application area, the Land Use Plan shows Residential Low Density (RL) to the
north and east. To the south, across Highway 10, shows Commercial (C). To the
west shows Residential Medium Density (RM). The Residential Low (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
May 12, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7870-A
4
homes, provided that the density remains less than 6 units per acre. 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.
The land surrounding the application area is currently zoned Single-Family
Residential (R-2) to the east, north, and west. To the south, across Highway 10,
the land is zoned Planned Development-Commercial (PD-C). Single-Family
Residential (R-2) establishes areas that protect single-family uses by promoting
and encouraging a suitable environment for family life, by providing a reasonable
standard for light, air and similar amenities, by minimizing traffic congestion, and
by avoiding the overloading of utilities and public facilities designed to service only
one-family residential uses. A Planned Development-Commercial zone is
intended to accommodate single use commercial developments which are
determined to be more appropriate for a PD application than a general commercial
reclassification.
Overlaying the base zoning, the application area is within the Highway 10 Overlay
District. The purpose of the Highway 10 Scenic Corridor Design Overlay District
is to protect and enhance the aesthetic and visual character of the lands
surrounding Highway 10.
Master Street Plan: To the south of the site is Highway 10, a Principal Arterial on
the Master Street Plan. A Principal Arterial function to serve through traffic and to
connect major traffic generators or activity centers within an urbanized area.
Lower design standards are required for Principal Arterials compared to
Expressways. Since these roads are designed for through traffic and are generally
located three or more miles apart, dedication of additional right-of-way is required
to allow for future expansion to six through lanes plus left and right turn lanes.
Right-of-way of 110 feet is required but may vary due to topography, floodway or
other constraints eliminating or reducing future adjacent development.
Bicycle Plan: There is a proposed Class I Bike Path shown to the south of the
property along Highway 10.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is requesting a revised “PCD” Planned Commercial Development,
to allow the seasonal sale of fireworks on an existing 2.75-acre site located at
23800 Highway 10.
May 12, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7870-A
5
The property currently contains an existing commercial office building on the west
perimeter and a convenience store with gas pumps on the east perimeter. A
proposed tent structure is to be located in the center of the overall property, which
contains the remains of a landscaping construction service and a connecting
fenced area to the north. The property is bordered by Barrett Road to the west
and to highway 10 along the entire south perimeter.
The property has a circular gravel access drive that runs east to west and connects
the convenience store, the commercial building, and proposed tent structure
parking areas. The access drive is in a deteriorated condition with a mix of gravel,
sod, and dirt with potholes and uneven surfaces. Staff believes that the
unimproved condition of the drive is not appropriate for the proposed vehicular
ingress and egress between the site and Highway 10.
The proposed forty (40) foot by eighty (80) foot tent structure will be centered on
the site and located approximately 150 feet north of the roadway near an existing
fence. An RV (camper trailer) will be set up to the west of the tent temporarily to
lodge the business caretaker and will have temporary utility connections for the
duration of the use.
The proposed temporary tent structure will be set up June 10, 2022 and removed
on July 10, 2022. Sales of fireworks will occur between June 24, 2022, through
July 5, 2022. The hours of operation will be from 8:00 am to 10:00 pm (June 24 to
July 2 and July 5) and 8:00 am to 12:00 midnight (July 3 and July 4).
The site plan illustrates a proposed parking plan with eleven (11) spaces along the
south perimeter of the tent. The proposed parking is on an uneven terrain with a
mix of gravel and sod.
The site plan shows a temporary roll-off dumpster located on the north side of the
tent. The site plan also shows a temporary light tower located south of the tent to
illuminate the parking area and a temporary four (4) foot by eight (8) foot coroplast
sign near the access drive connecting to highway 10.
Staff is not supportive of the requested “PCD” Planned Commercial Development.
The proposed temporary use of the center portion of the site is not compatible to
the uses on the remaining portions of the site. The site access, pedestrian access,
and parking is not sufficient for the proposed use. The area of the property
proposed for the tent was formally used as a landscaping construction service and
is unimproved. The deteriorated condition of this unimproved portion of the site is
not appropriate for the proposed use with pedestrians and vehicles due to uneven
terrain and varied ground conditions. Staff believes the site’s condition is not
appropriate for the proposed temporary use.
May 12, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7870-A
6
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested revised PCD zoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicants, Stephen Giles, Timothy King and Kevin Bailey, were present. There were
no persons registered in opposition to the application. Staff presented the item and a
recommendation of denial as outlined in the “staff recommendation” above.
Stephen Giles addressed the Commission in support of the application. The applicant
noted he disagreed with staff’s recommendation of denial. The applicant discussed the
proposed site and his ownership of surrounding properties in the area. He also noted the
site has been rented/leased to other entities, disappointed how the site was maintained
and recent illegal dumping of debris at the site. The applicant stated he is in the process
of cleaning up the site and installing gravel to shore up the surface for future use. He
also noted businesses within the area were not opposed to fireworks sales. The applicant
referenced a letter provided to the Commission during the meeting.
The City’s Attorney made note items presented to the Commission during the meeting
does not provide staff opportunity to review recent information. Staff noted the letters
could be presented during the meeting but would not change the recommendation. City
Attorney recommended the application be deferred to provide opportunity for staff’s
review. The applicant opted not to defer as this would not allow the process to move
forward considering the deadline prior to July and the State’s sale’s window permitting
fireworks sales.
The Chair read the applicant’s letter dated May 12, 2022. The letter listed the applicant’s
intent to clean up and improve the property.
There was general discussion regarding property ownership (the survey was reviewed
for accuracy by staff and the Commission), operating days/hours and the number of years
the applicant was proposing to utilize the site for fireworks sales. The applicant provided
responses to staff and the Commission, noting the proposed fireworks use would be for
the July dates for five (5) years.
The Commission asked, if approved, how will the applicant’s use regrading fireworks
sales be monitored? Staff provided a response to the Commission’s question.
There was a motion to approve the application including all comments and
recommendations, except the recommendation of denial by staff, including the conditions
[May 12, 2022 letter and five (5) year time period] set forth by the applicant as presented
May 12, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7870-A
7
and entered into record during the meeting. The motion was seconded. The vote was
9 ayes, 1 nay 0 absent and 1 open position. The application was approved.
May 12, 2022
ITEM NO.: 7 FILE NO.: Z-8170-E
NAME: Chateau Event Center – PCD
LOCATION: 25616 Cantrell Road
OWNER/AUTHORIZED AGENT:
LRG, LLC
PO Box 23670
Little Rock, AR 72221
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle
Little Rock, AR 72223
AREA: 37.56 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 29 CENSUS TRACT: 42.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,720 adopted by the Little Rock Board of Directors on April 3, 2007,
rezoned the site from R-2 (Single-Family) to PCD. The developer proposed to construct
a cul-de-sac northwest through the middle of the property to develop six (6) lots. Lots 1
and 6 were to be developed using C-2, Shopping Center District uses, and the allowance
of a convenience store on any one (1) of the lots. Lots 2 through 5 would develop using
O-2, Office and Institutional Zoning District uses along with the allowance of ten (10)
percent of the total building square footage to be used as accessory uses as allowed per
O-2, Office and Institutional Zoning District. The request also included utilizing the existing
office and parking for an office use (general and professional) until the property was
redeveloped. The lots were indicated in excess of three (3) acres ranging from 3.01 to
11.49 acres.
On September 6, 2016, the Little Rock Board of Directors adopted Ordinance No. 21,826
which revoked the previously approved Planned Commercial Development and restored
the previously R-2, Single-family Zoning District.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone 37.56 acres from R-2 to PCD to construct an
event center. The site will be subdivided to create five (5) lots. The applicant also
proposes to develop a cul-de-sac to be maintained as a public street and be
constructed northwest through the middle of the property which will service
Lots 1-5. Lot 3 will contain the proposed 15,000 square foot event center. The
site is located at 25616 Cantrell Road.
B. EXISTING CONDITIONS:
The existing site was formerly used as a golf driving range. There is an existing
building near the southwestern portion of the site located within the Highway 10
Design Overlay District. The building contains an existing insurance business.
The general area has a mixture of uses and zoning. Multiple properties in the area
encompassing the site are zoned AF, Agriculture and Forestry. There are two (2)
commercially zoned properties located to the west, a site zoned C-1,
Neighborhood Commercial which is vacant and a site zoned PCD which contains
a number of buildings with allowable C-1 uses, limited outdoor storage and auto
sales as allowable uses.
C. NEIGHBORHOOD NOTIFICATIONS:
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. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued by
the Permit officer for the District in which the driveway will be located. Please
contact ARDOT District 6 permit officer at 501-569-2266.
2. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is issued
by the Permit officer for the District in which the special permit is requested.
Please contact ARDOT District 6 permit officer at 501-569-2266.
3. 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.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
3
4. An ADA accessible ramp will be required from proposed sidewalk tie in to
proposed parking lot ADA accessible aisle located in between handicap parking
stalls.
5. Handicap parking stalls and adjacent ADA accessible aisle shall meet all ADA
standards and guidelines.
6. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA, successful
tests of the assembly must be completed by a Certified Assembly Tester
licensed by the State of Arkansas and approved by CAW. The test results must
be sent to CAW's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
4
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
5
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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
6
County Planning:
1. Provide West Pulaski Volunteer Fire Department approval letter that includes
a review of the architectural plans of the event center.
2. Dedicate right of way to meet Master Street Plan requirements.
3. Provide parking to comply with city zoning requirements.
4. Provide AHD approved perc test for the Event Center wastewater disposal.
5. Establish finish floor elevation of the event center to determine if a flood permit
is needed or not.
6. Provide a better quality pdf for County staff review.
7. Pay $33.00 review fee.
8. Provide source of title.
9. Pulaski County will have further comment after receipt of the requested pdf.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area.
3. Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
7
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
5. 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.
6. 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.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Barrett Planning District. The Land Use Plan shows
Commercial (C), Suburban Office (SO), and Parks and Open Space (PK/OS) with
a Special Conditions overlay for the requested area. The Commercial (C) category
provides for a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. 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. The
Parks and Open Space (PK/OS) includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
The Special Conditions overlay notes a PCD is required by ordinance 19720. The
requested tract is currently zoned Single-Family Residential (R-2), and is within
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
8
the Highway 10 Design Overlay District. The application is to rezone to a Planned
Commercial District to allow for an event center.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the south and east. To the west is Commercial (C) and to the north
is Parks and Open Space (PK/OS). To the immediate south, across from Highway
10, is a section of Neighborhood Commercial (NC). The Residential Low (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single-family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
Neighborhood Commercial (NC) category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services
to that neighborhood market area.
The land surrounding the application area is currently zoned Single-Family
Residential (R-2), with tracts of Agriculture and Forestry (AF) districts spotted
around, and Neighborhood Commercial District (C-1) and Planned Commercial
Development tracts further west along Highway 10. Single-Family Residential
(R-2) establishes areas that protect single-family uses by promoting and
encouraging a suitable environment for family life, by providing a reasonable
standard for light, air and similar amenities, by minimizing traffic congestion, and
by avoiding the overloading of utilities and public facilities designed to service only
one-family residential uses. Agriculture and Forestry (AF) district provides a
smooth transition between purely rural areas and newly urbanized areas, allowing
flexibility adequate to permit reasonable absorption of land use types typically
found in the urban fringe. Neighborhood Commercial Districts are designed to
accommodate limited retail developments within or adjacent to neighborhood
areas for the purpose of supplying daily household needs of the residents for food,
drugs and personal services.
Overlaying the base zoning, the application area is within the Highway 10 Overlay
District. The purpose of establishing the Highway 10 Scenic Corridor Design
Overlay District is to protect and enhance the aesthetic and visual character of the
lands surrounding Highway 10.
The application site is zoned Single-Family Residential (R-2) and is an existing
office space and dwelling on a 35-acre tract of open and timber land.
Master Street Plan: To the south of the site is a connection point between Highway
10, a Principal Arterial. A Principal Arterial serves through traffic and connects
major traffic generators or activity centers within an urbanized area. This street
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
9
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no existing or pr oposed bike routes adjacent to or through
this land.
Historic Preservation Plan: There are no existing historic sites on this land, or in
proximity to, this land.
H. ANALYSIS:
The applicant is proposing to rezone 37.56 acres from R-2 to PCD to construct an
event center. The site will be subdivided to create five (5) lots. The applicant also
proposes to develop a cul-de-sac to be maintained as a public street and be
constructed northwest through the middle of the property which will service Lots 1-
5. Lot 3 will contain the proposed 15,000 square foot event center. There is an
existing building containing an insurance business near the southwestern portion
of Lot 1 located along Highway 10. The building lies within the Highway 10 Design
Overlay District and will remain until Lot 1 is redeveloped.
The applicant is proposing to construct the Chateau Event Center on Lot 3 which
contains 22.14 acres. The proposed building will be 15, 000 square feet in area
which includes a garden area located northwest corner of the event center. A
second garden area will be located in the rear of the building will be utilized for
photographs to be taken at the site. The applicant also proposes to develop an
outdoor eating area off the northeastern corner of the event center. The building,
gardens and outdoor eating areas do not lie within the Highway 10 Design Overlay
District.
The one-story event center will consist of brick exterior and contain a loft area that
will serve as bride/groom changing areas. The applicant notes the number of
guests will range from 200-400 persons. The proposed events will not be ticketed.
The facility will be rented to users for a variety of events including weddings,
receptions, religious meetings, etc. Events will be catered with no kitchen area
proposed. The applicant notes that all events will end by midnight and that no
fireworks will be allowed. The event center will be located to provide views of the
Maumelle Pinnacles from both the proposed building and the garden areas. The
applicant notes that the garden areas may contain awnings/gazebos for various
ceremonies.
C-3 permitted uses are proposed for Lots 1, 2, 4, and 5. No development plans are
proposed for these lots at this time. As development is proposed for each of these
lots, the site plan will be submitted for Planning Commission review and approval
through the revised PCD process.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
10
An existing floodway is located in the northern portion of the site. The applicant is
not proposing any development in the floodway at this time.
Access to the site is provided along Highway 10 via a thirty-six (36) foot wide
asphalt-paved street inside a sixty (60) foot right-of-way extending from Highway
10 through Lots 1, 2, 4 and 5 and terminating into a forty-eight (48) foot diameter
cul-de-sac into the southern portion of Lot 3. The applicant notes Phase I will
include the development of the event center with the final platting of Lot 3 and the
proposed street. The remainder of the lots will be final platted at the time of sale
and/or development. The street dissecting the lots will be maintained as a public
street. The applicant notes sidewalks will be provided along each lot as they
develop.
The applicant is proposing fifty (50) paved parking spaces located adjacent to the
event center, taking access from the west side of the cul-de-sac. A sidewalk will
be provided along the north side of the paved parking area providing access to the
event center. A gravel overflow parking area will contain an additional one-
hundred (100) parking spaces off the southeast corner of the event center. Staff
feels the parking provided is sufficient to serve this use.
There is ample setback area from all property lines with ample room for future
development if necessary. The applicant notes there are no existing covenants
for this site.
The applicant is not proposing a dumpster at this time. Any dumpster located at
the site shall comply with Section 36-523 of the City’s Zoning Ordinance.
The applicant is not proposing any new signage at this time. All future signage
located on the site shall comply with Section 36-555 of the City’s Zoning
Ordinance.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
Staff is supportive of the requested PCD Zoning. Staff feels that this is a good
location for a wedding venue and events center. The front half of the property lies
within the Highway 10 Design Overlay is designated commercial on the City’s Land
Use Plan, with the majority of the rear portion being designated as suburban office.
Staff feels that the proposed uses associated with the proposed PCD zoning will
have no adverse impact on the area.
May 12, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-8170-E
11
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD Zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Staff informed the Commission that the applicant requested the application be deferred
to the June 9, 2022 agenda. Staff supported the deferral request. The item was placed
on the consent agenda and deferred to the June 9, 2022 agenda. The vote was 10 ayes,
0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 8 FILE NO.: Z-9679
NAME: Elrod Short-Term Rental – PD-C
LOCATION: 320 North Palm Street
DEVELOPER:
John Elrod (Owner)
320 North Palm Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
John Elrod (Owner)
320 North Palm Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3 (Single-family District)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.16-acre property located at 320 North
Palm Street from R-3 to PD-C to allow use of the property as a short-term rental.
The owner will not reside in the residence. The entire residence will be rented as
one (1) unit.
B. EXISTING CONDITIONS:
The property is a 7,000 square foot lot zoned R-3 with an existing 1,307 square
foot one-story residence in the Elmhurst Addition subdivision. The wood frame
May 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-9679
2
structure has a driveway extending from N. Palm Street. A paved driveway located
in the front of the property and will be utilized for parking. Additional parking is
available on Palm Street and from the alley at the rear of the property.
C. NEIGHBORHOOD NOTIFICATIONS:
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 OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
May 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-9679
3
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division:
The request is in the Heights Hillcrest Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single-family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from Single Family District (R-3) to a Planned
Commercial Development (PCD) to allow for the use of this property as a short-
term rental with the owner not living on site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in the immediate surroundings, with single-family dwellings on
individual tracts.
The land surrounding the applicant area is zoned Single Family (R-3) and is within
the Hillcrest Design Overlay District. The purpose of the Hillcrest DOD is to help
maintain the built environment in a neighborhood that is rich in history and
architectural character and consists of both a vital residential area and a thriving
commercial sector. R-3 provides an appropriate district for existing developed
areas occupied by smaller scale single-family housing while at the same time
maintaining reasonable standards of light, air and similar amenities for living. The
tract directly west of the applicant property, across the shared alley, is zoned
Planned Development-Residential (PD-R) to allow for an accessory dwelling.
Further down the alley, another neighboring tract is zoned R-3 with a Conditional
Use Permit to allow for an accessory building to be used as an accessory dwelling.
Duplexes are conditionally permitted in R-3 zones.
The application site is zoned Single Family District (R-3) and is an existing single-
family dwelling.
Master Street Plan: To the east is N. Palm Street and it is a Local Street on the
Master Plan. 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”. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
May 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-9679
4
Bicycle Plan: There are no existing or pr oposed bike routes adjacent to or through
this land.
Historic Preservation Plan: The primary structure for the requested area is a
historic, Contributing structure within the Hillcrest Neighborhood Historic District.
As a Contributing structure, built in 1926, it is listed on the National Register of
Historic Places.
H. ANALYSIS:
The applicant proposes to rezone the 0.16-acre property located at 320 North Palm
Street from “R-3” Residential to “PD-C” Planned Development - Commercial to
allow use of the property as a short-term rental. The owner will not reside in the
residence. The entire residence will be rented as one (1).
Residential single-family zoning and uses are heavily concentrated on all sides of
the property. A special use permit was recently approved to allow a bed and
breakfast at the property immediately to the north at 400 north Palm Street.
Access to the property is a one lane concrete driveway from North Palm Street.
Additional parking is provided along Palm Street and the alley at the rear of the
property. The applicant notes there is paved parking for two (2) vehicles on the
main driveway of the property. Section 36-502 of the City’s zoning Ordinance
requires one (1) parking space per dwelling unit. Staff believes the parking is
sufficient for this use.
The applicant notes no changes to the exterior of the property will be made from
its current layout. The applicant notes that the three (3) bedroom and 1.5 bath
dwelling will accommodate up to four (4) guests and that one of the three bedrooms
will be offered as an office workspace.
The applicant is not proposing any signage at this time. Any future signage must
comply with Section 36-551 of the City’s Zoning Ordinance (signs permitted in
residential zones).
The applicant is not proposing to install additional lighting at this time. Any site
lighting shall be low-level and directed away from adjacent properties.
No dumpster is proposed for the site and trash collection will be collected using
standard City of Little Rock garbage collection.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning.
May 12, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-9679
5
Staff does not support the requested PD-C rezoning. Staff does not believe the
request is reasonable and that the proposed commercial use is not appropriate for
the location. The property is designated as “RL” Residential Low Density by the
City’s Future Land Use Plan and is bordered on all sides by single family homes.
Staff believes that the introduction of a commercial short-term rental will be out of
character with the overall area at this time and could have an adverse impact on
the surrounding single-family properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C zoning request.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Commissioner Betton served as Chair as Commissioner Vogel recused himself for this
item.
The applicant, John Elrod, was present. There was one person registered in opposition
to the application. Staff presented the item and a recommendation of denial as outlined
in the “staff recommendation” above. The applicant deferred to the registered opposition.
Frank Allison addressed the Commission in opposition to the application. He expressed
concerns regarding the applicant not residing in the home he is proposing as a SRT. He
noted there is no adequate way to address issues that may arise and parking.
John Elrod addressed the Commission in support of the application. The applicant
presented a power point to demonstrate compliance. He noted that a live video feed will
be observed at all times via cell phone during occupancy of the residence and his parents
live in the area are capable to address any concerns that may occur during his absence.
He also noted he feels parking is adequate. The applicant also noted he would utilize the
residence when he is in town, however would like to keep options open for use of the
residence in his absence as there is a large medical facilities and amenities in close
proximity to the residence. He noted his target guests would be medical professionals
visiting the city seeking short-term living accommodations.
There was general discussion regarding STR types, the notification process and if the
application was approved, how will this effect SRTs moving forward? Staff provided
clarification to the Commission regarding the questions raised.
There was a motion to approve the application including all comments and
recommendations, except the recommendation of denial by staff by staff. The motion
was seconded. The vote was 7 ayes, 2 nays, 0 absent, 1 recusal (Vogel) and 1 open
position. The application approved.
May 12, 2022
ITEM NO.: 9 FILE NO.: Z-9680
NAME: Wallace Auto Services – PD-C
LOCATION: 11415 West Markham Street
DEVELOPER:
Cropper Rogers Properties, LLC
11415 West Markham Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Cropper Rogers Properties, LLC (Owner)
Scott Wallace (Agent)
11415 West Markham Street
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the 0.34-acre property located at
11415 West Markham Street from “C-3” Commercial to “PD-C” Planned
Development – Commercial to allow for development of a vehicle service
modification business with outdoor display.
May 12, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9680
2
B. EXISTING CONDITIONS:
The property currently contains a former bank building with drive-thru and parking.
The structure has been converted into an office area and the former drive-thru
canopy has been enclosed for a vehicle shop area.
C. NEIGHBORHOOD NOTIFICATIONS:
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:
Markham Street is classified on the Master Street Plan as a minor arterial. A
dedication of additional right of way 45 feet from centerline of roadway (CR) or
centerline of right (CROW) of way will be required depending on location of CR
and CROW.
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 OBJECTIONS: All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
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.
May 12, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9680
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comments received.
May 12, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9680
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments Received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Rodney Parkham Planning District. The Land Use Plan
shows Commercial (C) for the requested area. The Commercial (C) category
provides for a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The requested
area is currently a vehicle repair and modification shop. The application is to
rezone from General Commercial District (C-3) to a Planned Development-
Commercial (PD-C) to allow for outdoor displays.
Surrounding the application area, the Land Use Plan shows Commercial (C) east,
north, and west of the application area. To the south is Rock Creek. Across Rock
Creek the Land Use Plan shows Residential Low Density (RL). The Residential
Low (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single-family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The land surrounding the applicant area is zoned General Commercial District
(C-3) to the east, north, and west. The General Commercial District (C-3) provides
for development of a broad range of general sales and service uses. To the south
is Single-Family Residential (R-2). Residential (R-2) establishes areas that protect
single-family uses by promoting and encouraging a suitable environment for family
life, by providing a reasonable standard for light, air and similar amenities, by
minimizing traffic congestion, and by avoiding the overloading of utilities and public
facilities designed to service only one-family residential uses.
May 12, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9680
5
The applicant land is currently zoned General Commercial District (C-3) and is an
existing vehicle repair and modification businesses.
Master Street Plan: To the north of the property is West Markham Street, 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 W. Markham Street since it is a Minor
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or adjacent, to
this land.
H. ANALYSIS:
The applicant is proposing to rezone the 0.34 acre property located at 11415 West
Markham Street from “C-3” Commercial to “PD-C” Planned Development –
Commercial to allow for development of a vehicle service / modification business
with outdoor display.
The property currently contains a former bank building with drive-thru and paved
parking areas. The bank teller area has been converted into an office area and
the former drive-thru canopy areas have been enclosure for vehicle workshop
areas.
The site is located within a fully developed area of West Markham Street and
is primarily surrounded by C-3 zoned properties on all sides with the Rock
Creek on the south perimeter. The creek abuts an R-2 zoned residential area
to the south.
The applicant has modified the existing structure for use as an office and
vehicle service shop. The existing building has been overlayed (wrapped) by
metal framing and a plywood enclosure which surrounds the entire structure.
The modifications (renovations) have been performed by the applicant without
seeking or retaining a building permit from the city prior to beginning of work.
The site plan shows an existing dumpster enclosure at the southwest corner
of the property and no existing or new site lighting is located on the site.
May 12, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9680
6
The parking lot currently has (14) parking spaces along the north and west
sides of the property. A two-lane access drive originates at the northwest
corner of the site from West Markham Street and circles the building. The drive
proceeds to the existing two-lane drive through canopies on the east and west
sides of the structure.
The applicant has placed (parked) a rotating vehicle display trailer along the
northwest side of the parking lot bordering West Markham. A permanently parked
(stored) tractor trailer is at the north side of the parking lot and building bordering
West Markham Street. The display trailer and tractor trailer has been placed
(parked) on the site without seeking a permit or variance request from the city prior
to placement.
Staff is not supportive of the requested (PD-C) Planned Development –
Commercial zoning. Staff does not view the request as reasonable.
Although there are other auto related uses in this immediate area, Staff feels that
the site is too small for the proposed use. The applicant’s proposed outdoor
vehicle display, and parking of the large business trailer occupy all the parking area
between the existing building and West Markham Street. This leaves very little
area for employee and customer parking, and area for vehicles awaiting service or
pick-up by the customer. Additionally, the applicant has begun and continued
construction on the existing building without obtaining a building permit. Staff
believes this small commercial lot is not appropriate for the proposed use.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C rezoning.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was not present. Staff recommended the application be deferred to
the June 9, 2022 agenda. A motion was made to defer the application to the June 9,
2022 agenda. The motion passed with a vote of 10 ayes, 0 nays, 0 absent and
1 open position. The application was deferred.
May 12, 2022
ITEM NO.: 10 FILE NO.: Z-9683
NAME: Jennifer Adkins Addition – PRD
LOCATION: North side of “R” Street (6400 Block)
DEVELOPER:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A2
Little Rock, AR 72223
AREA: 1.64 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: R-4 and R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone 0.52 acre site from R-2 and R-4 to a Planned
Residential District (PRD) to allow for the new development of eight (8) single-
family homes.
B. EXISTING CONDITIONS:
The two (2) lots fronting Alden Lane are zoned R-4 and developed. The two (2)
lots fronting N. McKinley Street are zoned R-2 with one of the lots containing a
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
2
residential structure. R-4 zoning is located to the north, west and southwest of the
site. R-4, R-5 and PD-R zoning is located to the east. There are two (2) lots zoned
R-2 immediately north of the site which are developed parking lots owned by
Westover Hills Presbyterian Church. R-2 zoned properties are located to the south
and southeast.
C. NEIGHBORHOOD NOTIFICATIONS:
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. Per City Code 31-206 (f), “Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet.”
2. Per City Code 30-43 (2) (c), “The minimum distance between a driveway and
an exterior lot corner shall be twenty-five (25) feet measured from the nearest
point of the driveway to the exterior lot line.” A variance approval from this
requirement shall be requested if current locations of proposed driveways are
to remain.
3. North McKinley Street is classified on the Master Street Plan as a collector.
A dedication of additional right of way 30 feet from centerline of roadway (CR)
or centerline of right (CROW) of way will be required depending on location
of CR and CROW.
4. R Street is classified on the Master Street Plan as a local street. A dedication
of additional right of way 25 feet from centerline of roadway (CR) or centerline
of right of way (CROW) will be required depending on location of CR and
CROW.
5. Alden Lane is classified on the Master Street Plan as a local street. A
dedication of additional right of way 25 feet from centerline of roadway (CR)
or centerline of right of way (CROW) will be required depending on location
of CR and CROW.
6. Boundary street improvements are required for North McKinley Street, R
Street, and Alden Lane master street plan. 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.
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
3
7. 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.
8. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., 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.
9. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).
10. 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.
11. 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.
12. 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.
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.
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
4
14. 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.
15. 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.
16. 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).
17. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on-
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas water regarding procedures for installation
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
5
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
Fire Department:
Maintain Access:
Fire Hydrants
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning District. There
are currently four (4) lots involved in this request. The Land Use Plan shows two
(2) lots to the west, now facing Alden Lane, as Residential Medium Density (RM)
and two (2) lots to the east, now facing N. McKinley Street, as Residential Low
Density (RL). The 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 remains less
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
6
than 6 units per acre. The Residential Medium Density (RM) category
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in this
category provided that the density is between six (6) and twelve (12) dwelling units
per acre. The application is to rezone from R-2 and R-4 to a Planned Residential
District (PRD) to allow for eight (8) single-family homes at the density of 12.04 units
per acre.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the direct south, east, and north. Residential Medium Density (RM)
is shown to the west along Alden Street. There is a roundabout to the northeast
that a node to Residential High Density (RH), Commercial (C), and
Public/Institutional (PI) categories. Beyond this, RL is the predominant category
surrounding the site.
The RH area on the roundabout, northeast to the site, shows a single structure
that serves as a multi-family development. The Residential High Density (RH)
accommodates residential development of more than twelve (12) dwelling units
per acre. The Commercial area is on the other side of the roundabout and currently
functions as a veterinarian clinic and convenience store. The Commercial (C)
category provides for a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve. The
Public/Institutional (PI) area functions as a religious institution. The PI category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals.
The applicant area is currently zoned Single-Family Residential (R-2) on two (2)
lots to the east, now facing N. McKinley Street, and Two-Family Residential (R-4)
two (2) lots to the west, now facing Alden Lane. To the north of the site is a parking
lot on the east section, and single-family houses on the west section. Surrounding,
Single-Family Residential (R-2) exists to the east and north. To the northeast is
Urban Residence District (R-5) and currently serves as a multi-family development
in a single structure. The R-5 zone provides for high-density residential uses and
the conversion of existing residential structures at a density of not more than thirty-
six (36) units per gross acre. It is the intent of this chapter that the district be located
in or near the central portion of the city and other carefully selected areas where
public utilities, community facilities and other services are adequate to support
high-density residential development.
To the north is Single-Family Residential (R-2) with a Conditional Use Permit that
functions as a religious institution. Single-family (R-2) establishes areas that
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
7
protect single-family uses by promoting and encouraging a suitable environment
for family life, by providing a reasonable standard for light, air and similar
amenities, by minimizing traffic congestion, and by avoiding the overloading of
utilities and public facilities designed to service only one-family residential uses.
The applicant land is currently zoned Single-Family Residential (R-2) on two (2)
lots to the east, now facing N. McKinley Street, and Two-Family Residential (R-4)
two (2) lots to the west, now facing Alden Lane. One lot is currently vacant. Single-
family homes exist on the other three lots.
Master Street Plan: To the east of the property is N. McKinley Street, a Collector
on the Master Street Plan. A Collector serves as a connection from Local Streets
to Arterials or to activity centers, with the secondary function of providing access
to adjoining property. The Collector system should not be continuous but should
direct traffic to Arterials. This class of road is generally at a spacing of a quarter
to a half-mile. To the south is R Street and to the west is Alden Street, both Local
Streets on the Master Street Plan. 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”. 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 existing or pr oposed bike routes adjacent to or through
this land.
Historic Preservation Plan: There are no existing historic sites on, or adjacent, to
this land.
H. ANALYSIS:
The applicant proposes to rezone 0.52 acre site from R-2 and R-4 to a Planned
Residential District (PRD) to allow for the new development of eight (8) single-
family homes. All of the homes will be of new construction and will be
approximately 1,068 square feet in area. Each single-family home will take access
from its own concrete driveway apron along “R” Street. The City’s Zoning
Ordinance Section 36-502 typically requires one off-street parking space per
single-family dwelling. Staff feels the provided off-street parking is sufficient to
serve this development.
The applicant proposes an average lot size of 32’x80’.
The applicant proposes a front setback of 15.5 feet for all buildings along “R” street.
Two corner lots, Lot 8 and Lot 9 will have 15 foot setbacks along Alden Lane to the
May 12, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9683
8
west and N. McKinley Street to the east. All internal lots will have side yard
setbacks of 5 feet.
Each residence will be constructed with a 6’x8’ enclosed rear porch with rear
setbacks varying from 5.4 feet to 15.5 feet. Staff feels the proposed setbacks are
sufficient for this development.
The applicant notes each residence will have trash collection provided by standard
City of Little Rock garbage collection.
Staff is supportive of the requested application to allow the 0.52 acre site to be
rezoned from R-2 and R-4 to a Planned Residential District (PRD) to allow for new
construction of eight (8) single-family homes. Staff will require that all abutting
streets be developed according to Master Street Plan Standards. Staff feels
the request is reasonable. The proposed development is located in an area of
similar and denser residential properties. The proposal of eight (8) lots for
eight (8) single-family residences represents a minor increase of density in the
area. There is R-4 zoning north, south and west of the site with additional R-4,
R-5 and PD-R zoning to the east. Staff feels the proposed development and
will have no adverse impact in the area. To staff’s knowledge, there are no
outstanding issues associated with this application.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD zoning to allow the for the
development of eight (8) single-family residences subject to compliance with the
comments and conditions outlined in paragraphs D and E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 11 FILE NO.: Z-9684
NAME: Arkansas Baptist College – Community Health Clinic – PD-O
LOCATION: 1724 Bishop Street
DEVELOPER:
Arkansas Baptist College
1600 Dr. Martin Luther King Drive
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Arkansas Baptist College
1724 S. Bishop Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Brooks Surveying, Incorporated
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0.10 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-4
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.10 acre from R-4 to PD-O to allow for a
Community Health Clinic for Arkansas Baptist College and the community.
Services will include, but not limited to, COVID testing, vaccinations, physicals
for student athletes, minor illness evaluations/treatment and physician
recommendations. The property is located at 1724 S. Bishop Street.
May 12, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9684
2
B. EXISTING CONDITIONS:
The site contains an existing one-story, 1,237 square foot single-family residence.
The proposed clinic is located on the northwest corner of S. Bishop Street and W.
18th Street. There are a number of Conditional Use Permits and Planned
Developments surrounding the area used as ABC facilities. R-4 zoning is located
to the north and south of the site. R-3 (CUP) zoning and uses are located to the
west and east. Additional R-3 zoning is located to the southeast.
C. NEIGHBORHOOD NOTIFICATIONS:
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 comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit 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.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
May 12, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9684
3
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single-family homes at densities not to exceed 6 units
per acre. Such residential development is typically characterized by conventional
single-family homes but may include patio or garden homes and cluster homes,
provided that the density remains less than 6 units per acre. The application is to
rezone from Two-Family District (R-4) to Planned Development – Office (PD-O) to
allow for a community health clinic.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the north and south. To the east and west, the Plan shows
Public/Institutional (PI). The Public/Institutional (PI) category includes public and
quasi-public facilities that provide a variety of services to the community such as
schools, libraries, fire stations, churches, utility substations, and hospitals.
The applicant area is currently zoned Two-Family (R-4) and sits adjacent to
properties owned by Arkansas Baptist College (ABC). Two-family (R-4) areas are
deserving of protection in the form of reasonable standards which will maintain and
encourage duplex development at appropriate locations. The purpose of the R-4
district is two-fold: To provide areas for the development of two-family residential
structures in spacious surroundings, and to facilitate the conversion of one-family
residences to two-family use in established developed areas. To the east and west
of the applicant area is Single-Family (R-3). R-3 provides an appropriate district
for existing developed areas occupied by smaller scale single-family housing while
at the same time maintaining reasonable standards of light, air and similar
amenities for living. There are a number of Conditional Use Permits and Planned
Developments surrounding the applicant area used as ABC facilities.
May 12, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9684
4
The applicant land is currently zoned Two-Family District (R-4) and has been most
recently utilized as an office for the volunteer program, AR Kids Read.
Master Street Plan: To the east of the site is Bishop Street and to the south is
18th Street, both are Local Street on the Master Plan. 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”. 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 existing or pr oposed bike routes adjacent to or through
this land.
Historic Preservation Plan: Built circa 1915, the primary structure for the requested
area is a historic, Contributing structure within the Hillcrest Neighborhood Historic
District. The property was relocated from 1616 W 18th Street to 1724 Bishop to
save the structure from demolition due to the construction of the current parking
lot. As a Contributing structure, it is listed on the National Register of Historic
Places.
H. ANALYSIS:
The applicant is proposing to rezone 0.10 acre from R-4 to PD-O to allow for a
Community Health Clinic for the Arkansas Baptist College and local community.
The applicant is proposing clinical services that will include, but are not limited to,
COVID testing, vaccinations, physicals for student athletes, minor illness
evaluations/treatment and physician recommendations.
The applicant notes operating hours will be from 8:00am to 4:00pm, Monday
through Friday. The applicant notes the number of employees for the clinic will be
between five (5) to six (6) persons.
The applicant notes a primary parking lot is located to the west directly behind the
clinic and will provide ample parking spaces. Additional parking is located to the
north with additional parking located between W. 17th Street and W. 18th Street.
The applicant notes Arkansas Baptist College will add a handicap ramp with
signage extending from the parking lot immediately west to the clinic for persons
who may require its use. Staff feels the parking provided is sufficient to serve this
use.
The applicant is proposing no additional signage at this time. Any future signage
must comply with Section 36-553 of the City’s Zoning Ordinance (Signs allowed in
office and institutional zones).
May 12, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9684
5
The applicant notes City trash collection will be provided weekly. No dumpster is
proposed at this time. Any new dumpster(s) must comply with Section 36-523 of
the City’s Zoning Ordinance.
Any new sight lighting must be low-level and directed away from adjacent
properties.
Staff is supportive of the requested PD-O zoning. Staff feels that this is a good
location for a clinic to serve the college and community at large. Staff believes that
the proposed health clinic will be a quality addition to the overall Arkansas Baptist
College campus and should have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-O zoning, subject to compliance
with the comments and conditions outlined in paragraphs E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
“staff recommendation” above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
May 12, 2022
ITEM NO.: 12 FILE NO.: LU2022-14-01
Name: Scott Hamilton Land Use Analysis
Location: South of I-30 to Baseline Road, just west of Fourche Creek
Request: Land Use Amendment in four areas
Source: Staff
PROPOSAL / REQUEST:
At the July 8, 2021 Planning Commission meeting, following review of a land use
amendment application in the Geyer Springs East Planning District, staff was directed to
perform a study of the vicinity of the application. The area delineated was along Scott
Hamilton Drive from Baseline Road to Interstate 30 (approximately 500 acres). The study
was to determine if amendments to the Future Land Use Plan Map were in order.
From the City’s Future Land Use Narrative:
Development Principals: Much of the development in the area occurred
before annexation into the City of Little Rock and was not subject to zoning
controls. This resulted in a haphazard placement of commercial uses
encroaching into single-family residential neighborhoods. One of the prime
purposes of the Land Use Plan is to protect and stabilize existing
neighborhoods.
This area is one where much of the development occurred before annexation and before
zoning regulations were instituted. Staff reviewed the area and identified over half a
dozen areas to examine. Potential areas of chance were discussed with the Planning
Commission Plans Sub-Committee. Areas within the study area have been identified for
further discussion to determine if a land use amendment was warranted. Staff met with
the Upper Baseline Neighborhood Association leadership via WebEx to discuss the area
and possible changes in late 2021. As a result of the discussions with the Plans
Committee and neighborhood leadership the following set of amendments have been
developed for consideration.
Area 1: Light Industrial (LI) to Residential Medium (RM)
Light Industrial – LI: This category provides for light warehouse, distribution or
storage uses, and/or other industrial uses that are developed in a well-designed
"park like" setting.
May 12, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-14-01
2
Residential Medium Density – RM: This category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre
The subject site, located northeast off Doyle Springs Road and Rosswood Drive, is
approximately 5.50-acres of land
designated Light Industrial (LI) and zoned
Single Family District (R2). The site is
composed of three separate parcels, two of
which are developed with single family
homes. A third larger parcel (at 4.5-acres) is
undeveloped with a drainageway (dry
creek) running across the property. Doyle
Springs Road is designated a Collector
Street by the Master Street Plan. It appears
to have been constructed to Collector
standards.
The land to the south of Area 1 is shown as Residential Low Density (RL). This is a
developed single-family subdivision. The area to the west, across Doyle Springs Road is
shown as Residential Medium Density (RM) is and a developed single-family subdivision.
RL 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. RM 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. Both areas are zoned R-2, Single Family District. There is also
one non-conforming business on the west side of Doyle Springs Road, south of the
Rosswood intersection.
A change to a residential land use category may be appropriate at this location given the
design of Doyle Springs Road, land use pattern, existing development, environmental
constraints, and ownership. Residential Medium (RM) could be used to foster residential
density, creating a buffer between the existing light industrial and established single-
family residential development.
May 12, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-14-01
3
Area 2: Commercial (C) to Mixed Use (MX)
Commercial (C) - The commercial category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on the
trade area that they serve.
Mixed Use (MX) - This category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is entirely
office or commercial or if the use is a mixture of the three.
This Commercial designated
area is approximately 9 acres of
land located on the south side
of Baseline Road, just east of
the Doyle Springs Road. Most
of the parcels in this cluster are
zoned R2. The Master Street
Plan designates Baseline Road
as a Principal Arterial street.
Many of the parcels that
compose this area were
previously platted and
developed as residential
properties, with some still
hosting residential structures/land uses, while others have converted to office/commercial
uses. In addition to the single-family homes, there is a mix of vacant lots, metal buildings,
abandoned commercial structures, and a trailer park.
The land adjacent to the south is R-2, Single Family District zoned land. The area is
developed with larger lots of single-family houses. Given ownership pattern, existing
development on the individual parcels, and as lots were platted for rural residential land
uses, this area would not likely be ideal for a developer seeking the sorts of land uses
entitled under the C4 zoning designation. If developed as commercial, the parcels should
be a re-development of the land. As noted, the tracts were primarily developed
residential. Any redevelopment should be done in a manner to not adversely impact the
remaining tracts.
Staff is proposing to expand the land uses allowed at the site, by recommending this area
be designated for Mixed Use (MX). This request responds to development constraints
and the market conditions. The MX designation will support the existing residential land
uses while creating a framework to allow for conversion of homes to office or smaller
May 12, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-14-01
4
scale commercial - and development on vacant parcels is granted a broader use category
that can respond to the likely scale of potential development, given constraints.
Area 3: Suburban Office (SO) to Mixed Use (MX)
Suburban Office (SO) - the suburban office category shall provide for low
intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District
is required.
Mixed Use (MX) - This category provides for a mixture of residential, office
and commercial
uses to occur. A
Planned Zoning
District is
required if the
use is entirely
office or
commercial or if
the use is a
mixture of the
three.
The ten parcels making up this approximately six-acre swath of Suburban Office (SO)
designated lands is situated immediate south of Baseline Road - immediately adjacent to
Area 2 (discussed above). This area was previously developed with single family homes
and is largely zoned R2. Some of the detached single-family homes have been re-
purposed with Commercial and Office uses. The land adjacent to the south is a
developed single-family subdivision. Any new non-residential development of the land
within Area 3 would be a redevelopment from an existing single-family use. Staff is
proposing this area be designated for Mixed Use (MX) to allow this area to best respond
to market conditions. The MX designation will support the existing residential land uses
while fostering their conversion to office or market as the needs of the neighborhood
evolve.
May 12, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-14-01
5
Area 4: Commercial (C) & Residential Medium (RM) to Mixed Use (MX)
Commercial (C) - The commercial category includes a broad range of retail
and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve.
Residential Medium (RM) -This 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.
Mixed Use (MX) - This category provides for a mixture of residential, office
and commercial uses to occur. A Planned Zoning District is required if the
use is entirely office or commercial or if the use is a mixture of the three.
Northwest of the Baseline-Scott Hamilton
intersection is a 5.5-acre swath of lands is shown
on the Future Land Use Map as Commercial (C).
This area is an irregular polygon that covers lands
with frontage along both Baseline Road and Scott
Hamilton Drive. The lands have not been platted
- but are rather subdivided with ‘metes & bounds’
descriptions. Some of the tracts are irregular in
shape. Three of the parcels (one hosting an auto
mechanic and 2 undeveloped) are zoned C-4,
Open Display Commercial District. There is one
R-2, Single Family zoned parcel with frontage on
Baseline Road and two parcels with PCD’s
(Planned Commercial Development).
Staff is not recommending a change
of the Commercial designation on
properties with frontage for properties
along Baseline Road. However, there
is a small irregular piece of the
Commercial Land Use polygon that
extends north of Christen Drive. This
part of the polygon does not recognize
existing parcels configuration or
May 12, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-14-01
6
zoning. The lands north of Christen Drive are zoned R-2. This swath of lands has been
occupied by a non-conforming auto sales lot, assumed to be in operation in various
iterations since prior to the area being annexed. The Plan Map has shown the area as
Residential Medium Density (RM).
Staff is recommending this area, in addition to the undeveloped lands south to the mobile
home park and east to the existing single-family residential, be considered for a Mixed
Use Designation. The change would create a mass of Mixed Use that could present a
new development opportunity.
FUTURE LAND USE PLAN RECENT AMENDMENTS:
There have been no Land Use Plan amendments approved since the 1990s in the area
of this review. The only amendment requested and not approved was LU2021-14-01, a
request from Residential Medium Density (RM) to Commercial (C). The location was on
the east side of Scott Hamilton Drive, north of Harper Road. LU2021-14-01 was approved
by the Planning Commission and denied by the Board of Directors.
NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood associations: Upper Baseline
Windemere, Southwest UP, and a newly formed merchants association.
Letters were sent to approximately 25 property owners in the area in early February 2022.
No responses were received from the property owners by the end of February 2022.
Notice of the public hearing was sent April 11, 2022 to the same group of property owners
and neighborhood associations about this public meeting.
STAFF RECOMMENDATION:
This package of amendments is designed to make the Future Land Use Plan more
reflective of current, and likely, mid-term future uses for this area. Staff recommends
approval of the amendment package as presented.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
The item was placed on Consent Agenda for approval. The Consent agenda was
approved by a vote of 10 for, 0 against and 1 open position.
May 12, 2022
ITEM NO.: 13 FILE NO.: LU2022-19-01
Name: Land Use Plan Amendment – Chenal Planning District
Location: Southeast of the Maywood Drive and Cantrell Road intersection
Request: Residential Low Density (RL) to Suburban Office (SO)
Source: Brian Winstead, Winstead Properties LLC
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low Density (RL) to
Suburban Office (SO). The site is approximately 2.75-acres. The application is located
southeast of the Maywood Drive and Cantrell Roads intersection, in the Chenal 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 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.
EXISTING LAND USE AND ZONING:
The subject site is developed
with a house on each of the
two tracts included in the
application area. The current
zoning is Single Family
District (R-2). All of the land
from Norton Road west to
Bishop Place is zoned R-2
with most occupied with
single-family houses. Either
side of Bishop Place is
zoned Planned Development
Residential (PDR). This is a
single-family subdivision of
zero lot-line houses. There is a welding business and house on the land across Maywood
Figure 1. Zoning
May 12, 2022
ITEM NO.: 13 (Cont.) FILE NO.: LU2022-19-01
2
Drive to the west of the site. East of Norton Road is a tract zoned Planned Development
Office (PDO) with a daycare business.
The land north of Cantrell Road, either side of Valley Ranch Drive is zoned Quiet Office
District (O-1). These tracts are undeveloped land (pastureland). The land to the
northwest is zoned R-2 Single Family District and is part of a large tract of mostly
pastureland. Beyond the R-2 land, to the west is a Planned Office Development (POD).
This is the location of Little Rock Christian Academy, a K though 12 private school.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The City’s Land Use Plan Map shows Residential Low Density (RL) land use along the
southside of Cantrell Road
in both directions from the
application site. This
classification is also shown
on the Plan Map south of the
application site. Suburban
Office (SO) is proposed to
the north, across Cantrell
Road on the west side of
Valley Ranch Drive. Office
(O) is shown east of Valley
Ranch Drive, north of
Cantrell Road. Mixed Use
(MX) is proposed further to
the east. RL is shown
northwest of the application site across Cantrell Road. Public Institution (PI) is shown on
the Land Use Plan Map to the west of the RL.
LU2005-19-02 & LU2005-19-03 involved a package of changes proposed in 2005. The
request for the land to north, to the east, and southeast was from Residential Low Density
(RL) to Commercial (C). This was denied. A request north of Cantrell across from Bishop
Lane from RL to Mixed Office and Commercial (MOC) was also denied.
LU2005-20-02 involved a package of changes proposed in 2005. The request for the
land north of Cantrell Road, across from Bishop Lane was from Residential Low Density
(RL) to Public Institutional (PI). This was approved April 2005.
LU1998-20-02 changed the area north of Cantrell Road, either side of Valley Ranch Drive
from Residential Low Density (RL) to Suburban Office (SO) west of the roadway and
Office (O) east of the roadway.
Figure 2. Land Use Plan Map
May 12, 2022
ITEM NO.: 13 (Cont.) FILE NO.: LU2022-19-01
3
MASTER STREET PLAN:
The application area is bound to the north by Cantrell Road, which is designated a
Principal Arterial. Maywood Drive to the west of the site is a Local Street on the Master
Street Plan.
The primary
function of a
Principal Arterial
Street is to serve
through traffic and
to connect major
traffic generator or
activity centers
within an
urbanized area.
Entrances and
exits should be
limited to minimize
negative effects of
traffic and
pedestrians on Cantrell Road since it is a Principal Arterial. Cantrell Road is State
Highway 10. ArDOT has constructed this portion of the highway as a five-lane section
with shoulders on both sides. The southside of the road currently has open ditches with
no sidewalks.
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:
A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path
physically separate for the use of bicycles. Additional right-of-way or an easement is
recommended. Nine-foot paths are recommended to allow for pedestrian use as well
(replacing the sidewalk). No bike or pedestrian facilities have been constructed on this
portion of Cantrell Road.
PARKS:
There are no city recognized parks in the immediate vicinity.
Figure 3. Master Street Plan
May 12, 2022
ITEM NO.: 13 (Cont.) FILE NO.: LU2022-19-01
4
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
ANALYSIS:
The application area is situated along the south side of Cantrell Road at the southeast
corner of Cantrell Road’s intersection with Maywood Drive. This site is part of an area
annexed in 2007 as part of the City’s effort to close several islands (areas totally
surrounded by the City of Little Rock). This ‘island’ was made up of the ‘Stones Market’
area, and residential neighborhoods on Norwood Road, North Ridge Road and Maywood
Drive. The area was basically developed at the time. The ‘Stones Market’ area consisted
of a group businesses along either side of Cantrell Road (over a tenth of a mile to the
east of the application area). Most of the structures annexed in 2007 remain today.
There has been some redevelopment of businesses in the ‘Stones Market’ area (near the
intersection of Cantrell Road with Stones Road). To the west over the last two decades
the Divide Parkway has been constructed; Little Rock Christian Academy campus was
developed; the Bishop Lane residential subdivision was developed; and the Walmart
Super Center at Chenal Parkway and Cantrell Road was built. North of Cantrell Road
along Valley Ranch Drive in the last two decades two residential subdivisions have been
developed - Valley Ranch Subdivision and Ranch West Villas. There was also a long-
term nursing care facility constructed during this time along Valley Ranch Drive. More
recently the new Bank OZK headquarters building has been constructed approximately a
third of a mile to the east near the intersection of Chenonceau Boulevard with Cantrell
Road (first phase of an office/commercial campus).
The Land Use Plan Map shows large areas of Commercial (C) at the intersections of
Chenal Parkway and Chenonceau Boulevard with Cantrell Road (either direction from the
application site). There is available commercial land in both areas. Between these
‘Nodes’ the Plan Map shows a mix of Office (O), Suburban Office (SO), and Residential
Low Density (RL). An area of Mixed Use (MX) is shown in the area which had been the
‘Stones Market’ area along Highway 10. This Mixed Use (MX) area is just east of the
application site. There has been little to no development of ‘new’ uses in the immediate
area of the application during the last couple of decades.
The first Design Overlay District (DOD) in Little Rock was adopted in 1989/1990 for
Cantrell Road/Highway 10. It was designed to help keep the corridor more visually rural
and highly landscaped (‘more green’) leading to Pinnacle State Park and western Pulaski
County. The DOD requires larger tracts, greater set-backs, monument signage and
enhanced landscaping among other things. The road has been significantly widened
since most of the structures were built in the vicinity of the application. As noted earlier
the land is already developed for the most part. Any future developments in the vicinity
of the application will be re-developments of property.
May 12, 2022
ITEM NO.: 13 (Cont.) FILE NO.: LU2022-19-01
5
Beside the construction of the new headquarters building for Bank OZK in the
Chenonceau node, there has been no real office construction in the vicinity over the last
decade. There have been three subdivisions (Bishop Place, Valley Ranch, and West
Villas) of single-family houses and duplexes developed over the last decade just north or
south of Cantrell Road in the vicinity of the application. In addition, there have been three
apartment developments (Ridge at Chenal, Autumn at Divide, Renaissance Point) and
an assisted living facility (Clarity Point) constructed over the last decade in this vicinity (all
except for Clarity Point at one of the nodes).
The application area is made up of two tracts with single-family houses on each. The
houses were built when Highway 10 (Cantrell Road) was a two-lane highway outside the
city limits of Little Rock. Since then, the roadway has been widened to five-lanes with
shoulders in this location. Most of this widening has been on the opposite side of the
roadway. The volumes for this section of Cantrell Road have been fairly consistent since
2007 with volumes generally around 17,000 ADT. Prior to 1995, the volumes for this
portion of Cantrell Road were below 8000 ADT.
There is a non-conforming commercial use across Maywood Drive to the west. This is
Wright Welding which has been there since before the area was annexed. The houses
along Norton and Maywood are in good condition. The three closest use changes to the
site are: the Little Rock Christian Academy campus to the northwest, across Cantrell
Road; a daycare center on the east side of Norton Road adjacent to existing commercial
uses further east; and The Bishop Place subdivision of single-family houses to the west
(beyond Wright Welding).
There is available office land both shown on the Plan Map and zoned in the area. Much
of this land has been available for years. There is available non-residential land at the
nodes to both the east and west. There has been new residential activity in the general
area. This demonstrates there is still some demand for residential in the area - single-
family and attached housing. There are other areas in Little Rock where single-family
houses exist on major roadways. There is no evidence of a demand for more non-
residential use in this area. This is based on the continued availability of undeveloped
non-residential zoned land and lack of development of new non-residential in the
immediate area.
NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood associations: Aberdeen Court POA,
Maywood Manor NA, Valley Ranch POA. As of the time of writing the Staff report only an
information call had been received from area residents or from neighborhood
associations.
May 12, 2022
ITEM NO.: 13 (Cont.) FILE NO.: LU2022-19-01
6
STAFF RECOMMENDATIONS:
It is not appropriate at this time to change the Plan Map from Residential Low Density
(RL) to Suburban Office (SO).
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Walter Malone, Planning Staff, reviewed the staff report. This gave the location and
developments that have occurred since annexation in the immediate area. Mr. Malone
stated that there was available land for both office and residential use in the area (on the
Land Use Plan and zoned). There has not been new office development in the immediate
area in the last ten years. Staff cannot support a change at this time.
Carolyn Dodds was called to speak. Ms. Dodds is a long-time resident on the Maywood
area. She spoke in opposition to the application. Ms. Dodd handed out a list of eight
reasons not to support the application and read them (since some of the Commissioners
were attending virtually). (Handout is in case file). She closed by making a request not
to approve the request. Ms. Dodd expressed concern the application would
encourage other property owners in the vicinity to make requests from residential to
non-residential uses.
Chairman Vogel noted he had mistakenly not called the applicant. He asked the applicant
if he wished to speak now or wait to hear the opposition. Mr. Winstead elected to wait.
Carol Bullah was called to speak. Ms. Bullah requested the Commission reject the
request. Their neighborhood is a quiet area with children playing. This application wound
negatively affect that.
Brian Winstead, applicant, indicated he represented the two properties. He stated that
the area was only 1.5 acres not the 2.7 as stated in the Staff Report. The owners are
marketing the land as one tract. Mr. Winstead noted this was a Land Use Plan
amendment only and that the uses would be quiet office. This should be conducive to
the residential on Maywood. He presented the Commission a PowerPoint to make his
case of the appropriateness of the application (included information on Highway 10 traffic
and widening; sewer and development on the edge of the City; availability of non-
residential land listed for sale; and a list of negatives for residential along Highway 10).
(PowerPoint is in case file). He closed by giving some offers that had been made for this
land (all non-residential).
Commissioner Hart indicated he felt that a quiet office use was a good choice for the land.
Commissioner Brooks asked about the two structures on the land. Mr. Winstead stated
one was owner occupied the other was rented. Due to the negative impacts of Highway
10, the rental rates have had to reduce which has led to reduced maintenance.
May 12, 2022
ITEM NO.: 13 (Cont.) FILE NO.: LU2022-19-01
7
Mr. Brooks indicted dilapidated structures was not a good thing. He felt that a move to
office was a positive change. Commissioner Vogel stated watching the various
requests along Highway10/Cantrell is interesting – the discussion between residents and
developers. The piecemeal process is troubling. There needs to be a wholistic plan for
the future of Highway 10.
Chairmen Vogel asked for a motion. The motion was made to approve that application
with all staff recommendations except that of denial. By a vote of 9, for 1 against, and
1 open position the item was approved.
May 12, 2022
ITEM NO.: 14
Name: Short Term Rental Ordinance
Location: City of Little Rock Zoning Jurisdiction
Request: Establish Ordinance Providing Short Term Rental Land Use Controls
Source: City of Little Rock, Planning & Development
BACKGROUND:
Short Term Rental (STR) describes furnished self-contained apartments and/or homes
that are rented for short periods of times (less than 30-days), as opposed to long term
rentals in the furnished or unfurnished apartment rental market. STRs are often used as
an alternative to hotels and hostels. Popular uses include vacation rentals and relocation,
often advertised for lease through international company platforms such as Airbnb and
Vrbo.
In February 2020, there were approximately 300 short term rentals in operation within the
City’s boundary. However, the City’s zoning ordinance does not have specific land use
and life safety standards for STRs. For this reason, staff made an initial administrative
ruling for STRs. If the structure was owner occupied with a portion used as an STR, the
Special Use Permit process would be used. If the entire unit/structure was used as an
STR, then the Planned Zoning District process would be used. In late 2019/early 2020 it
was decided the administrative process should be added to the zoning code. For
comparison, other municipal regulations and best practices were investigated and
examined. To address the land use and life safety issues with STR operations, Staff
started the process of drafting an ordinance. A draft ordinance was published on the
City’s website early April of 2021 for public comment.
At the April 8, 2021 Planning Commission meeting, the City’s Planning Director asked for
volunteers from the Planning Commission to form a working group on a draft STR
ordinance. This committee provided feedback and guidance in the production of a draft
ordinance. The intent was to provide land use and life safety controls for short-term
rentals. Three Commissioners agreed to volunteer their time for the effort: Craig Berry,
Harold Betton, and Robbin Rahman.
This working group met with Staff via virtual meetings, asked questions on the draft
ordinance, and gave Staff some general directives. The city coordinated two public
meetings to receive comments and to publicize that there was a draft ordinance. Notice
was sent to neighborhood associations throughout the city, posted on social media, and
shared with the press. The notice included information on where the draft ordinance was
housed on the city’s website and gave information on where and when the two public
meetings would take place. The initial meeting was held June 2nd at the Josephine
May 12, 2022
ITEM NO.: 14 (Cont.) STR draft Ordinance
2
Pankey Community Center (13700 Cantrell Road). Twelve (12) individuals came to this
meeting to discuss the Ordinance.
The initial second public meeting had to be cancelled due to inclement weather. The
meeting was rescheduled to Hillcrest Hall (1501 Kavanaugh Boulevard), June 21st. In
total, forty-four (44) individuals signed in at the two public meetings. Comments received
at both public meetings, through the website, email and via US mail were compiled.
Summaries of the comments were provided to the working group. The Commission
working group met on June 29th and July 29th to discuss comments received and review
possible revisions of the draft ordinance.
Comments ranged from opposition to the legalization of Short Term Rentals to
questioning the need to enact any regulations on STRs. Several individuals questioned
the parking requirements and how the draft defined non-owner occupied STRs. Some
suggested if the owner resided in the ‘area’ or ’neighborhood’, the STR should be treated
as an owner-occupied STR. Concern was expressed about creating unattended impacts
and on using a zone change for STRs. It was expressed that STRs are encouraging
investment in some ‘marginal’ neighborhoods and the draft ordinance would be
burdensome to this investment.
An updated draft ordinance was passed out to the Planning Commission at their
August 13th meeting and posted on the City’s webpage on August 16th. At the
Commission’s March 2022 hearing, it was decided to have two more public input sessions
during April 2022. In addition, the draft would be placed on the May hearing for
discussion.
A second round of ‘drop-in’ meetings was scheduled for April 11 (Terry Library – 2015
Napa Valley Drive) and April 18 (Capitol View/Stifft Station Resource Center – 2715 West
7th Street). Notices were sent to neighborhood associations and people who had
previously contacted the city about the draft ordinance. Staff received a few written
comments from these meetings and verbal comments at the meetings.
ANALYSIS & DISCUSSION:
Several years ago, Staff in the Zoning and Subdivision section of the Planning &
Development Department were presented with the question of what do to with a request
for what is now called a ‘Short Term Rental’. At that time, the decision was made that if
no one continued to live in the dwelling as their primary residence then the use was
commercial. The interpretation was that these uses functioned more like a hotel/motel.
That is, they were short term housing for visits to the area whether for leisure or work-
related endeavors. And if the structure continued to also serve as a primary residence,
then the use was more like a ‘Bed and Breakfast’. Moving forward, that is how the city
May 12, 2022
ITEM NO.: 14 (Cont.) STR draft Ordinance
3
has dealt with STR cases. The first type (non-owner occupied) required the use of the
Planned Zoning District process and the later type (owner-occupied) used of the Special
Use Permit process.
The following is a review of the draft ordinance for STRs:
• Section 1: Assures that STRs are taxed the same as hotels and motels for rooms.
• Sections 2 and 3: Codifies the treatment of STRs whether the owner(s) lives on
site and defines Bed and Breakfast and STR as the same.
• Section 4: Adds a new Article to the Zoning Code (Chapter 36 of the Code of
Ordinances) for STRs. This Article has multiple sections. The ‘Purpose’ section
defines several terms including the two types of STRs—owner occupied, Type 1,
and non-owner occupied, Type 2. This section also defines the ‘Responsible
Party’ and ‘Administrative Approval’.
The ‘Entitlement’ Section gives the requirements for each type of STR and
delineates the process of review. It goes on to enumerate the documents need to
confirm the STR pre-dates the ordinance. An annual inspection fee is proposed
to verify life safety requirements are fulfilled. And the process for review and
approval of pre-existing STRs is presented. Section 4 requires certain life safety
measures and includes a fee to help defer some of the cost of providing safety
checks of the units. This section goes on to address the process of implementation
for pre-existing uses.
The ‘Responsible Party’ section enumerates the duties and availability (24/7 and
response within one hour) of the party. A requirement to post and sharing
‘Responsible Party’ contact information with the occupants, neighbors, and the
city.
The ‘Development Standards’ section lists activities not permitted as well as
signage and parking standards. There is a requirement for a floor plan with safety
devises and exit routes noted. This portion of the draft outlines life safety
requirements, and occupancy requirements. A requirement for insurance is
provided.
The ‘Compliance’ section lists tasks that must be completed with the sanctions for
non-compliance. The general process for review of complaints is outlined with an
appeal process.
The intent is to put the current administrative rules for STRs in the zoning code. The draft
assures that Bed and Breakfasts are treated the same as STRs. The second major thing
is to assure that STRs provide some of the same life safety protections that hotels and
motels are expected to provide for overnight visitors.
May 12, 2022
ITEM NO.: 14 (Cont.) STR draft Ordinance
4
NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to all neighborhood groups via email contact. The city also announced
that the draft was posted on the city’s website and that public meetings would be held to
obtain copies of the draft and/or leave comments. Staff received 40 to 50 comments via
email, US mail or drop-off at meetings in the initial round.
STAFF RECOMMENDATIONS:
Staff recommends approval of the draft Short Term Rental Ordinance.
PLANNING COMMISSION ACTION: (MAY 12, 2022)
Jamie Collins, Planning Director, reviewed a PowerPoint presentation on Short Term
Rentals (STR). This covered some of the issues related to STRs; other Arkansas City’s
regulations; comments received from citizens; and highpoints from the draft – PowerPoint
in case file). Mr. Collins mentioned issues about enforcement and costs to administer.
He indicated that today we want to hear issues and concerns. A draft with changes will
be completed for the June 9, Planning Commission meeting. It is hoped to have
something for the Board of Directors to look at in July, but no timeline has been set.
Chairman Vogel suggested allowing five minutes for each person who had requested to
speak. And then he would ask the Commissioners to make any comments on the draft.
Pamela Powell was called to speak. Ms. Powell indicated she was President of the
University Park Neighborhood. She stated the neighborhood was quiet, where everyone
knows everyone. There is a STR in their neighborhood. One day a larger unknown man
was seen walking in the neighborhood (turned out was someone staying in the STR).
This cause concern in some neighbors. She likes the draft. But suggested the
requirement to get approval by immediate neighbors.
Antoinette Johnson was called to speak. Ms. Johnson indicated her property was in
Hillcrest. They have had an accessory structure as a STR since 2018. In the
neighborhood many houses have an accessory dwelling. Must properties have a narrow
driveway in this part of town. People relay on street parking. STRs can be positive in
historic districts when the owner is close-by. Having a STR can bring in extra money that
people can put into their property. Local businesses are supported by tenants of STRs.
She is asking for a waiver of the parking pad requirement for owner occupied STRs
without alleys. Ms. Johnson suggested that the approval should be to the owner not the
property.
Mike Orndorff was called to speak. Mr. Orndorff indicated this was a tough issue and
affects people and areas differently. He stated he would present his path with STRs. He
constructed a ‘tiny’ home 52 feet from his residence as an STR. This is due to the lot
May 12, 2022
ITEM NO.: 14 (Cont.) STR draft Ordinance
5
limitations. In the neighborhood street parking can be ‘calming’ for traffic and provide a
‘steel barrier’ to protect pedestrians. This structure would be a STR-2 without off street
parking and would be closed down (as drafted). Mr. Orndorff noted how STRs allowed
for investment in housing units when other options would not work. The STR has allowed
others to experience the neighborhood and see its true nature. STR development has
help in the revitalization of the Pettaway Neighborhood. He did state that over saturation
of STR2 will be negative to neighborhoods. Some regulations may be needed. He
discussed some problem houses in the neighborhood and crime areas. The City does
have bigger problems than this to address.
Casey Huie was called to speak. Mr. Huie stated he is seeing the ‘sausage making’ of
our government. Property owners do have rights. He acknowledged the city does need
regulations related to doing business and collecting taxes. Everyone wants to ensure
health, safety and welfare, but there is also a need for some certainty about process. Mr.
Huie discussed issues related to his STR case on Cantrell Road. The STR meetings lead
by Mr. Malone were not embracing (did not give a feeling of wanting to work with citizens).
There is a need for an ordinance, but this is not ready. He discussed other cases on
today’s agenda and how motions are read – calling of votes should be changed. Why
not nurture and help the STR community? Mr. Huie questioned the lack of providing
answers to questions at the previous meetings. He closed by thanking the Commission
for hearing him.
Amy Huie was called to speak. Ms. Huie gave some background on herself to start
(discussed travels and always glad to be back, but does compare Little Rock to other
places, etc). Little Rock always seems to be little bit prejudge against progress. She
noted she is part of a group that are all involved with STRs. Ms. Huie stated the draft
seems too much a ‘cut and paste’ from other places. The draft does not encourage
entrepreneurship and growth in the community. Entrepreneurship feeds others, STRs
could help grow other parts of the economy. She discussed the move to ‘work from home’
and how STR can be part of that. The PZD process is too impacted by opinion rather
than facts. The draft would leave money on table. This will force STRs to other places
with the growth that it will bring. Ms. Huie outlined her experience with the foster child
system and that frustration. This process seems to be just as frustrating. The city needs
to relook at the ordinance and meet with those who have done STRs and pick their brains.
Anglea Mathews was called to speak. Ms. Mathews indicated that Mr. Orndorff did a
good presentation. She lives in the Central High Neighborhood and enjoys it. There has
been improvement but there is a long way to go. The neighborhoods south of I-630 have
issues and need help. Ms. Mathews gave the history of how they got into STRs. Did
renovations to the structure next door and used a portion as STR. This helped making
the long-term rental more affordable. They are now looking at several 500 to 600 square
foot dilapidated housing units nearby. These structures are too small for long-term
rentals. STRs do work at this size. We need certainty with the process. The PZD is
difficult and not predictable, which is not good to get development. The draft should make
STR1 broader maybe up to living within a 5-mile radius. There should be an except to
May 12, 2022
ITEM NO.: 14 (Cont.) STR draft Ordinance
6
allow STR1 status for condemned or long-term (5-plus years) vacant structures to be
developed into STRs. Everyone wants to work together to make Little Rock better.
Chairman Vogel asked how we are not drafting an ordinance that does not incentivize the
STR investments. Ms. Mathews stated a more certain process is needed. One neighbor
could throw a fit and stop the application. The PZD process is complicated, long and
expensive. She stated to broaden STR1 and simply that process. STRs should be safe
and secure, but a lot of that is self-regulated with the evolution process completed within
Airbnb. City is not doing a good job with inspections of long-term rents.
Frank Allison came to the podium. Mr. Allison stated that the regulations are appropriate.
There are better ways than others to do things. (He used two sites near his property as
examples). He indicated more people per room can mean more cars and there are
parking problems in the Hillcrest neighborhood.
Chairman Vogel called for Commissioner comments. Commissioner Brooks stated the
Commission does love the citizens and revenue, but we have to listen to the other side
as well. He does want to hear from both sides. Mr. Brooks thanked everyone for your
time and comments. Commissioner Haynes stated he supported STRs. He uses them
when he travels. There is a self-policies part with STRs. The occupant does want good
reviews also. We must look at the future, progress is going to be the key. STRs is where
the future is going. They offer options and do have self-policing. Commissioner Vickers
stated he was for STRs and uses them. He does consider both the pros and cons. There
can be fears but the system does have a self-policing component. STRs can help
neighborhoods and small business. Commissioner Hart said there is a part of him that
believes if you are living in a home then it is no one’s business who else is in the home.
Maybe get government out of it – use HOAs (Home Owner Association) in areas where
they exist. Shaun Overton, City Attorney, expressed some need for the City to be involved
when there is out of town folks renting living space. Commissioner Hart stated there have
been boarders for years and private contracts. A discussion about Property Owner
Associations (POA) and rental property requirements followed. Mr. Collins stated he
believed in strong private property rights but there is a life health and public safety issue
that must be accommodated. The self-policing is not regulating. We must also remember
the rights of the adjacent property owners. We must look at both sides and it can be hard.
Mr. Collins said he will make the comments received, the presentation and draft available
to everyone. Commissioner Hodge said that she heard tonight there was not opposition
to regulations. With POA or HOA there would not be uniformity or specificity. There
needs to be guidance that benefits both sides. She talked about the City enforcing on
homeowners as well (she got a notice to cut her grass).
Chairman Vogel thanked everyone for staying positive and staying so late. We can solve
any problem if we put our collective efforts together.
PLANNING COMMISSION VOTE RECORD
DATE: May 12, 2022 4:OOPM
Minutes
Consent Agenda
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BROOKS, DERICK
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HART, TODD
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HODGE, KAT
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LATTURE, PAUL
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McDONALD, ALICIA
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THOMAS, DIANA M.
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VICKERS, MICHAEL
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VOGEL, ROBBY
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MEMBER
Meeting Adjourned 8:48 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
May 12, 2022
There being no further business before the Commission, the meeting was adjourned
at 8:48 p.m.
Date
Chairman Secretary