HomeMy WebLinkAboutpc_06 09 2022
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
JUNE 9, 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: Sherri Lattimer
III. Approval of the Minutes of the May 12, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
JUNE 9, 2022
OLD BUSINESS:
Item Number: File Number: Title:
A. G-23-484 West 19th Street- Right-of-Way Abandonment
Immediately East of Leander Street
B. Z-9681 Rezoning from I-2 to I-3
East side of Thayer Street (2000 Block)
C. Z-8170-E Chateau Event Center – PCD
25616 Highway 10
D. Z-9680 Wallace Auto Services – PD-C
11415 West Markham Street
NEW BUSINESS:
Item Number: File Number: Title:
1. Z-3765-A NU Beginnings Child Care – Conditional Use Permit
4820 West 65th Street
2. Z-5298-A Airport Hotel and Travel Plaza – Conditional Use Permit
4600 East Roosevelt Road
3. LU2022-19-02 Land Use Plan Amendment in the Chenal Planning District
Westside of Chenal Parkway, south of Northfield Drive,
From Residential Low to Suburban Office
3.1 Z-9211-A Rezoning from PD-R to O-1
West Side of Chenal Parkway, 1/3 Mile South of
Highway 10
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
4. Z-9671 Rezoning from R-2 to C-3 and OS
7615 Stagecoach Road
5. Z-9689 Rezoning from R-2 to R-4
13506 Alexander Road
6. Z-4807-U The Vista – Revised PRD
Southwest Corner of Rahling Road and Champagnolle
Drive
7. Z-5224-L National Property Holdings, LLC – Revised PCD
18406 Cantrell Road
8. Z-5887-D Little Rock Soccer Complex – PD-C
East Side of Embassy Suites Drive, South of Chenal
Parkway
9. Z-7069-C Tisdale Properties Self-Storage – PD-C
8500 West Markham Street
10. Z-9653-A MEO, LLC – PRD
228 Vernon Avenue
11. Z-9691 National Property Holdings, LLC – Self-Storage – PD-C
14508 Kanis Road
12. LU2022-11-01 Shackleford-Bowman Roads Land Use Analysis
Shackleford to Bowman Road, north of 36th Street, 10 areas
of Map Plan changes
13. Zoning Ordinance Amendment to add Short-Term Rental
June 9, 2022
ITEM NO.: A 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.
June 9, 2022
ITEM NO.: A (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.
June 9, 2022
ITEM NO.: A (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.
June 9, 2022
ITEM NO.: A (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.
STAFF UPDATE:
The applicant submitted a letter to staff on April 12, 2022 revising the proposed right-of-
way abandonment application by providing an easement for a turnaround for the
remaining (east) portion of the West 19th Street right-of-way.
The proposed easement for the future hammerhead turnaround will be located on the
north side of the remaining (east) portion of the West 19th Street right-of-way on property
also owned by the applicants Nicolas Berjot and Aline Andres. The easement for the
future turnaround will be 20 feet in width and 50 feet in length and will be located within
Lot 5, Block 5, Blankenship Addition.
June 9, 2022
ITEM NO.: A (Cont.) FILE NO.: G-23-484
5
The proposed easement for a turnaround for the remaining (east) portion of West 19th
Street satisfies staff’s concern, and staff is now in support of the application.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the requested West 19th Street right-of-way abandonment.
None of the public utility companies request any portion of the right-of-way to be retained
as an easement.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Andy Francis was present representing the applicant. There were two (2) objectors
present. Staff presented the application with a recommendation of approval.
Aaron Heffington addressed the commission in opposition stating that he owned the
property to the southeast of the ROW in question and that abandonment of the ROW will
deny him access to the property. He also stated that it is a requirement that all the
adjacent landowners provide written consent for a ROW to be abandoned and he was not
notified nor gave consent.
Mike Marlar addressed the Commission in opposition of the application. He stated that
the closure of the ROW and subsequent closure of 19th street will disable the land owner
from access to the property and possible future development.
There was a discussion by the PC regarding the current access options for the property,
closure of 19th street, and right of continued use of an abandoned ROW in the future.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion passed by a vote of 10 ayes, 1 nay, and
1 open position. The application was approved.
June 9, 2022
ITEM NO.: B 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.
June 9, 2022
ITEM NO.: B (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
June 9, 2022
ITEM NO.: B (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.
June 9, 2022
ITEM NO.: B (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
June 9, 2022
ITEM NO.: B (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.
June 9, 2022
ITEM NO.: B (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.
PLANNING COMMISSION ACTION: (JUNE 9, 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
July 14, 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.
June 9, 2022
ITEM NO.: C 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.
June 9, 2022
ITEM NO.: C (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.
June 9, 2022
ITEM NO.: C (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.
June 9, 2022
ITEM NO.: C (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.
June 9, 2022
ITEM NO.: C (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.
June 9, 2022
ITEM NO.: C (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
June 9, 2022
ITEM NO.: C (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
June 9, 2022
ITEM NO.: C (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
June 9, 2022
ITEM NO.: C (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.
June 9, 2022
ITEM NO.: C (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.
June 9, 2022
ITEM NO.: C (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.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on May 25, 2022. The revised site
plan creates a separate access to the proposed event center. All other aspects of the
proposed PCD remain the same. The changes to the proposed site plan are as follows:
A separate access drive to the proposed event center from Pleasant Grove Road,
along the east property line of the overall property.
The cul-de-sac street which serves the four (4) proposed commercial lots has been
shortened.
An emergency access drive will run from the north end of the cul-de-sac to the event
center parking.
Pleasant Grove Road will be widened as per Master Street Plan standards to the east
property line of the property.
A ground-mounted sign will be located at the entrance from Pleasant Grove Road.
The sign must comply with the Highway 10 DOD Standards.
The Department of Planning and Development Engineering Division made the following
additional comments after review of the revised site plan:
1. Boundary street improvements are required on Pleasant Grove Road per 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
June 9, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-8170-E
12
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.
2. Dedicate 30 feet of right-of-way from roadway centerline of Pleasant Grove Road per
master street plan for a commercial street.
Staff continues to support the proposed PCD rezoning as revised.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: D 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.
June 9, 2022
ITEM NO.: D (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.
June 9, 2022
ITEM NO.: D (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.
June 9, 2022
ITEM NO.: D (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.
June 9, 2022
ITEM NO.: D (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.
June 9, 2022
ITEM NO.: D (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.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Staff informed the Commission that the applicant submitted a letter requesting this
application be withdrawn. Staff supported the withdrawal request. The item was
June 9, 2022
ITEM NO.: D (Cont.) FILE NO.: Z-9680
7
placed on the consent agenda and withdrawn. The vote was 10 ayes, 0 nays,
0 absent and 1 open position.
June 9, 2022
ITEM NO.: 1 FILE NO.: Z-3765-A
NAME: NU Beginnings Child Care – Conditional Use Permit
LOCATION: 4820 West 65th Street
DEVELOPER:
Thelma Pumphrey (Agent)
4820 West 65th Street
Little Rock, AR 72209
(501) 351-4693
OWNER/AUTHORIZED AGENT:
Tabernacle Missionary Baptist (Owner)
Thelma Pumphrey (Agent)
4820 West 65th Street
Little Rock, AR 72209
(501) 351-4693
SURVEYOR/ENGINEER:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
(501) 888-5336
AREA: 1.86 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the use of the R-2
zoned property at 4820 West 65th Street for a Child Care Facility for up to twenty
(20) children in the lower level of the existing Tabernacle Missionary Baptist
Church building.
June 9, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-3765-A
2
B. EXISTING CONDITIONS:
The lot contains the Tabernacle Missionary Baptist Church building with an
occupiable ground and lower level, paved parking areas, perimeter fencing and
paved access drives to West 65th Street.
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 received.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access Road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
June 9, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-3765-A
3
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change of occupancy therefore subject to full plan review. All Daycare
occupancies must have fire sprinklers throughout or have each room for
30 month old occupants exit directly to the outside with a handicap accessible
means of egress. All electrical receptacles must be tamper resistant in childcare
rooms. Fire marshal and building codes may have other requirements that can
only be determined with a site visit.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments received.
June 9, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-3765-A
4
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow the use of the R-2
zoned property at 4820 West 65th Street for a Child Care Facility for twenty (20)
children in the lower level of the existing Tabernacle Missionary Baptist Church
building.
The lot contains the Tabernacle Missionary Baptist Church building with
occupiable ground and lower level, paved parking areas, perimeter fencing and
paved access drives to West 65th Street.
The property is comprised of an existing 7,440 square foot two (2) level structure
on a 1.86-acre lot with existing paved parking areas for approximately forty (40)
vehicles. The site includes a paved drive that access the property on the east and
west sides of the structure and circles the property to the north.
The applicant proposes to utilize the 1,120 square foot lower level of the structure
as a childcare facility for up to twenty (20) children between 6 months and 5 years
in age.
The childcare facility will operate Monday through Friday from 6:00 am to 6:00 pm
and will have up to five (5) employees including one (1) supervisor and four (4)
staff.
The applicant is proposing to utilize five (5) paved parking spaces for use by the
staff. The paved access drive from West 65th Street will serve as the primary
drop-off lane for the children with access to the parking area. Section 36-502
requires a minimum of seven (7) parking spaces for the proposed daycare use.
Staff believes the existing parking will be sufficient to serve the church and
daycare.
No additional dumpster is proposed for the site and trash will be collected using
existing services.
There is no signage proposed for the development. Any new signage must comply
with Section 36-553 (signs allowed in office and institutional uses).
Any new site lighting must be low-level and directed away from the adjacent
properties.
To staff’s knowledge, there are no outstanding issues associated with this
application. Staff believes the proposed conditional use located at 4820 West 65th
Street is an appropriate use for this property. The proposed use will not be out of
character with other uses in the general area.
June 9, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-3765-A
5
Staff believes the proposed daycare facility will have no adverse impact on the
neighborhood or surrounding uses. The applicant is requesting no variances with
the proposed conditional use permit.
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, and the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 2 FILE NO.: Z-5298-A
NAME: Airport Hotel and Travel Plaza – Conditional Use Permit
LOCATION: 4600 E Roosevelt Road
DEVELOPER:
Bill and Hillary Clinton National Airport
1 Airport Road
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Andrew Rike – Agent
Harbor Environmental
5800 Evergreen Drive
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Incorporated
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 8.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 25 CENSUS TRACT: 2
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests approval of a conditional use permit to allow for the
construction of a hotel and travel plaza which includes a gas island located at
4600 E Roosevelt Road.
B. EXISTING CONDITIONS:
The property is currently undeveloped and grass covered. The site lies north of
Interstate 440 and northeast of Annie Mae Bankhead Drive. An existing access
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
2
drive along E Roosevelt Road provides access to a parking lot located in the
southeast portion of the property. The Little Rock Municipal Airport Commission is
located north, east and west of the site contains I-2 uses and zoning. South of the
site contains C-3 and C-4 uses and 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. 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. Boundary street improvements are required on E. Roosevelt Rd. and David
Grundfest Jr. Drive per 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.
3. Dedicate 45 feet of right of way from roadway centerline of E. Roosevelt Rd.
per master street plan for a minor arterial.
4. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
5. A grading permit might be required 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.
6. 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
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
3
information about General Stormwater Discharge Construction Permit
#ARR150000.
7. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
8. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
9. Provide as-built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as-built plans should contain information as
found on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as-built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
10. 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.
11. 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).
12. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
13. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
14. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
15. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
4
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.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
5
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
6
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
7
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. 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). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three
hundred (300) square feet. Interior islands must be a minimum of seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for e very twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
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: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the development
of a hotel and travel plaza (convenience store with gas pumps) located at 4600 E
Roosevelt Road.
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
8
The applicant proposes to develop the 8.80 total acre property in two (2) phases.
The site lies north of Interstate 440, northwest of Annie Mae Bankhead Drive. The
Little Rock Municipal Airport Commission is located north of the site. An existing
access drive along E Roosevelt Road provides access to a parking lot located in
the southeast portion of the property. A second access drive is located to the east
of the parking lot however entry is limited from E Roosevelt Road. The parking lot
appears to be in disrepair and not utilized at this time.
Phase I will include the development of 3.8 acres which will contain a 165,201
square foot hotel with ninety (90) guest rooms and associated parking. The
applicant notes the hotel will be 54 feet, four inches (54’4”) in height. The applicant
notes all building heights will conform with federal requirements.
The site plan indicates all building setbacks are over fifty (50) feet from each
property line. The proposed building setbacks conform with ordinance standards.
The applicant proposes two (2) access points for the hotel located on the north
side along Dave Grundfest Jr. Drive and a second access point along a private
road, Old Grundfest Road. The site plan indicates this as a private road and will
be improved as part of the development.
The applicant notes one-hundred sixteen (116) parking spaces, four (4) of which
are to be ADA with one (1) ADA van space for the hotel. The site plan indicates
most of the parking to be located in the front and rear of the hotel. Parking is also
located along the sides of the hotel. There is parking for large vehicles and
overflow parking on the west side of the hotel along Dave Grundfest Jr. Drive.
Section 36-502(b)(1)(f) of the City’s Zoning Ordinance requires a minimum of
ninety-nine (99) parking spaces for the proposed hotel use. The proposed plan
conforms with this requirement.
The applicant notes a dumpster to be located in the northeast corner of the
property. All dumpster areas must be screened and comply with Section 36-523
of the City’s Zoning Ordinance.
All signage must comply with Section 36-554 (signs permitted in industrial zones).
All sight lighting must be low-level and directed away from adjacent properties.
Phase II will be developed on the remaining portion at a later date and will include
a travel plaza and gas island. The applicant notes the travel plaza will operate 365
days a year, 24 hours a day.
Three (3) access points are proposed for the travel plaza, one along E Roosevelt
road to the south, along Dave Grundfest Jr. Drive to the west and along Old Dave
Grundfest Road to the east.
June 9, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-5298-A
9
All proposed building setbacks conform with ordinance standards.
Parking is provided on the east and west sides of the travel center and south of
the hotel with additional parking along E Roosevelt Road and Dave Grundfest Jr.
Drive. Section 36-502(b)(3)(e) of the City’s Zoning Ordinance requires a minimum
of 28 parking spaces for the proposed convenience store use. The proposed plan
conforms with this requirement.
The applicant is proposing no signage at this time. All future signage must comply
with Section 36-554 (signs permitted in industrial zones).
The site plan indicates a dumpster off the northwest corner of the travel plaza. All
dumpster areas must be screened and comply with Section 36-523 of the City’s
Zoning Ordinance.
All sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested conditional use permit to allow a hotel and
travel plaza development on this I-2 zoned property. Staff views the request as
reasonable. Airport Hotels, LLC and Airport Lodging, LLC are located to the south
of the proposed site along E Roosevelt Road. There are two (2) additional hotels
located in the area south of Interstate 440. Staff believes the proposed
development is consistent with the use pattern in this area and the development
should have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E and F,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 3 FILE NO.: LU2022-19-02
Name: Land Use Plan Amendment – Chenal Planning District
Location: Southwest side of Chenal Parkway, south of Northfield Drive
Request: Residential Low Density (RL) to Suburban Office (SO)
Source: Roy Andres, Holloway Engineering, Surveying & Civil Design
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low Density (RL) to
Suburban Office (SO). The site is approximately ten (10) acres. The application is
located along the southwest side of Chenal Parkway, approximately 680 feet south of the
intersection with Northfield Drive, 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 remains 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 vacant and
wooded. The current zoning
is Planned Development
Residential District (PDR). All
the surrounding land on
the southside of Chenal
Parkway is zoned Single-
Family District (R-2). There is
a developed single-family
subdivision to the south and
west. The land to the east
along Chenal Parkway is
vacant and wooded with R-2
zoning. To the north at the Northfield Drive intersection there is General Commercial
District (C-3) zoned land, which is vacant and wooded. This is on either side of Northfield
Drive at Chenal Parkway. The land north of the site, across Chenal Parkway, is zoned
Figure 1. Zoning
June 9, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-19-02
2
General Commercial District (C-3). This land is vacant and wooded. There is a large
area east of the C-3 land that is zoned Open Space (OS). A high-power electric
transmission line runs through the east portion of the OS zoned land.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The City’s Land Use Plan Map shows Residential Low Density (RL) land use along the
southwest side of Chenal
Parkway in both directions from
the application site. This
classification is also shown on
the Plan Map south of the
application site. Commercial
(C) use is proposed to the north,
across Chenal Parkway from
the application. Commercial
uses continue north to Cantrell
Road. An area of Park/Open
Space (PK/OS) is shown on the
Plan Map north of Chenal
Parkway, northeast of the
application site.
Amendments:
LU2021-19-03 was approved in October 2021. The request was to change some eleven
(11) acres from Suburban Office (SO) to Commercial (C). The location was the southeast
corner of the Northfield Drive-Chenal Parkway intersection.
LU2005-20-02 was approved in April 2005. The request changed multiple areas. In the
vicinity of this application, the changes were an area to the north from Public Institutional
(PI), and areas of Park/Open Space (PK/OS) along either side of Chenal Parkway to
Single-Family (SF) and Commercial (C). The PK/OS location was along either side of
Chenal Parkway south of Cantrell Road to Northfield Drive. The PI area is on the west
side of Chenal Parkway, south of Northfield Drive.
LU2001-19-06 was approved in January 2002. The request was to change some twenty
(20) acres from Single-Family (SF) to Commercial (C), Suburban Office (SO) and
Park/Open Space (PK/OS). The location was east of Chenal Parkway, south of the
intersection with Northfield Drive.
Figure 2. Land Use Plan Map
June 9, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-19-02
3
MASTER STREET PLAN:
The application area is bound to the north by Chenal Parkway, which is designated a
Principal Arterial 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 Chenal Parkway since it is a Principal Arterial.
Currently this portion of Chenal Parkway is a two-lane road with shoulders. There is open
drainage along the roadway. This is not the Master Street Plan standard for this road.
The roadway is to be four-lanes with a raised median, underground storm drainage and
sidewalks on each side of the road. At the time of development additional roadway
improvements may be required.
BICYCLE PLAN:
A Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be a paved path
physically separate for the use of bicycles. Additional right-of-way or an easement is
recommended. Nine-foot paths are recommended to allow for pedestrian use as well
(replacing the sidewalk).
No bike or pedestrian facilities have been constructed on this portion of Cantrell Road.
At the time of development additional facilities may be required.
PARKS:
There is no city recognized park in the immediate vicinity.
Figure 3. Master Street Plan
June 9, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-19-02
4
HISTORIC DISTRICTS:
There is no city recognized historic district that would be affected by this amendment.
ANALYSIS:
The application area is situated along the southwest side of Chenal Parkway a little more
than a tenth of a mile from Chenal Parkway’s intersection with Northfield Drive. The site
is wooded and vacant with a zoning of Planned Development Residential (PDR) District.
This was for a proposed development that did not occur. The site is part of a larger area
that was annexed into Little Rock in 1991. This portion of Chenal Parkway was built by
an improvement district. The City agreed to an initial construction of two-lanes with
shoulders. Currently Chenal Parkway is not constructed to full standard and
improvements may be required with the future development on the land.
The site backs up to a developed single-family subdivision (Duquesne Court). This land
is zoned Single-Family District (R-2) and shown on the Plan Map as Residential Low
Density (RL). Across Chenal Parkway to the north is wooded vacant land. This area was
recently re-zoned from O-2, Office and Institutional District to C-3, General Commercial
District. The land to the east of the application area is vacant and wooded with a zoning
of R-2. There are two large utility easements with powerlines running through this land.
A related reclassification of the site to O-1, Quiet Office District is on this agenda.
Representatives of Potlatch-Deltic provided documentation that this property is subject to
the covenants and restrictions placed on land within the overall ‘Chenal’ development.
The City is not a party to deed restrictions, but the property owner should be aware of
them. There may be some issues related to this private agreement at the time of
development. The property owner may have to follow agreements beyond the City
ordinances for land use.
The most recent traffic count from 2021 is 9500 ADT (Average Dailey Trips), on this
segment of Chenal Parkway. For the last several years, the traffic count has been just
under 9000 ADT for this segment of roadway. Chenal Parkway is a two-lane road with
shoulders. There are open ditches for drainage on both sides of the road. No sidewalks
or separate bicycle facilities have been constructed in this area. The Master Street Plan
recommends at least a four-lane divided roadway with a bicycle facility and sidewalks.
There is a large amount of non-residential (commercial and office) zoning at the Chenal
Parkway-Cantrell Road intersection. This area is partially developed. Close to half of the
commercially zoned land has been developed. Almost none of the office zoned land has
been developed. Three new commercial developments have occurred since 2020 in the
area (carwash, auto service facility, fast-food restaurant with a retail center). There have
not been any office developments permitted in the vicinity during this same time period.
June 9, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-19-02
5
There are no residential uses that take access to Chenal Parkway from Cantrell Road to
Chenonceau Boulevard (this portion of Chenal Parkway). There is additional available
undeveloped Residential Low Density (RL) designated land to the east of the application
site. Some available undeveloped Residential Medium Density (RM) designated land is
located at the Chenal Parkway-Cantrell Road intersection. To the south of the application
is an area of Residential High Density (RH) designated land along the west side of Chenal
Parkway. This land is wooded and zoned Multifamily District 6-units per acre. There is
both available office and residential land in the general area.
The application site is wooded and undeveloped. There will be available office and
residential land in the vicinity whether the application is approved or not. The site is
configured in such a way that single-family development of this site is unlikely. The land
cannot take access to the west or north due to existing development. There are two high
power transmission lines to the west of the property. Though the land is shown for
Residential Low Density and zoned R-2 the transmission lines limit residential options for
the land. Chenal Parkway bounds it to the east. No low-density residential developments
take access to Chenal Parkway in this vicinity. With the existing configuration of the site
and surrounding land, the most likely future uses would be office or residential at a density
higher than single-family.
NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood associations: Aberdeen Court POA,
Maywood Manor NA and Valley Ranch POA. As of the time of writing the Staff report no
comments had been received from area residents or from neighborhood associations.
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use designation
at the subject site from Residential Low Density (RL) to Suburban Office (SO).
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against, and
1 vacancy the consent agenda was approved.
June 9, 2022
ITEM NO.: 3.1 FILE NO.: Z-9211-A
NAME: Rezoning from PD-R to O-1
LOCATION: West side of Chenal Parkway, 1/3 mile south of Highway 10
DEVELOPER:
New Life Church
8000 Crystal Hill Road
North Little Rock, AR 72118
OWNER/AUTHORIZED AGENT:
Crest at Chenal, LLC - Owner
Holloway Engineering - Agent
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: PD-R
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 10 acre property from PD-R to O-1, to allow
for a future church development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
June 9, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9211-A
2
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.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
June 9, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9211-A
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.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
June 9, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9211-A
4
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
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
June 9, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9211-A
5
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: Project is subject to full commercial plan rev iew and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875;
scrain@littlerock.gov.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal Planning District. The Land Use
Plan shows 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 rezone from Planned Development Residential
District (PDR) to Quiet Office District (O-1) to allow for the future development of a
church on this property. The property is within the Chenal Design Overlay District.
There is a separate request for a Land Use Plan Map amendment to Suburban
Office (SO) for this site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to the south, east and west of the site. The Land Use Plan Map
shows Commercial to the north, across Chenal Parkway. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The land shown as RL is all zoned Single Family District (R-2). There is a single-
family subdivision to the south. To the east and west is vacant land. The eastern
land is open space related to the subdivision to the south. The Commercial (C)
June 9, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9211-A
6
category includes a broad range of retail and wholesale sales of products, personal
and professional services, and general business activities. Commercial activities
vary in type and scale, depending on the trade area that they serve. This land was
recently zoned to General Commercial District (C-3). It is still vacant and wooded.
Master Street Plan: To the north is C henal Parkway, shown as a Principal Arterial
on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Chenal Parkway since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Chenal Parkway. A
Bike Path is to be a paved path physically separated 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).
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
Crest at Chenal, LLC, owner of the 10 acre property located on the west side of
Chenal Parkway, 1/3 mile south of Highway 10, is requesting that the property be
rezoned from “PD-R” Planned Development – Residential to “O-1” Quiet Office
District. The rezoning is proposed to allow for a future church development. The
property is currently undeveloped and wooded.
The property is located in an area of mixed zoning and uses, near the intersection
of Chenal Parkway and Highway 10. A large Wal-Mart with out parcels and
undeveloped C-3/OS zoned property are located to the north, with mixed
commercial uses further north. Undeveloped R-2 zoned properties are located to
the east. The Duquesne single family subdivision is located to the west and south.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. A proposed land use plan amendment to “SO” Suburban Office is a
separate item on this agenda.
Staff is supportive of the requested O-1 zoning. Staff views the request as
reasonable. The property is located just south of the Chenal Parkway/Highway 10
intersection, which contains a large area of commercial zoning and mixed
commercial uses, including a Wal-Mart development, mini-warehouses, a
convenience store and auto repair. The proposed O-1 zoning should prove to be
June 9, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-9211-A
7
compatible with the overall area and should have no adverse impact on the
surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested O-1 rezoning.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 4 FILE NO.: Z-9671
NAME: Rezoning from R-2 to C-3 / OS
LOCATION: 7615 Stagecoach Road
DEVELOPER:
BMLW Properties, LLC
716 Crestwood Drive
Benton, AR 72015
OWNER/AUTHORIZED AGENT:
BMLW Properties, LLC (Owner)
Vernon J Williams (Agent)
GarNat Engineering, LLC
3825 Mt Carmel Road
Benton, AR, 72018
SURVEYOR/ENGINEER:
GarNat Engineering, LLC
3825 Mt Carmel Road
Benton, AR 72018
AREA: 7.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the 7.83 acres at 7615 Stagecoach Road
from “R-2” Single Family District to “C-3” General Commercial District for the
northern portion of the property and “OS” Open Space for the southern portion of
the property within the floodway to allow for future commercial development.
June 9, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9671
2
B. EXISTING CONDITIONS:
The property currently has a residential structure with an open yard area to the
north and wooded area to the southeast. The property contains varying degrees
of slope, primarily sloping downward from north to south with a designated
floodway along the southern perimeter 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 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 comment.
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.
June 9, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9671
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
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.
June 9, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9671
4
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change of occupancy therefore subject to full plan
review. Contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov. to
coordinate review.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments Received.
Planning Division: The request is in the Otter Creek Planning District. The Land
Use Plan shows Commercial (C) for the requested area. The Commercial (C)
category includes a broad range of retail and wholesale sales of products, personal
June 9, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9671
5
and professional services, and general business activities. Commercial activities
vary in type and scale, depending on the trade area that they serve. The
application is to rezone from Single Family District (R2) to Open Display
Commercial District (C-4) to allow for the future development of commercial use of
this property.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) to the
north area. Park/Open Space is shown on the Plan Map to the east of the site.
The Mixed Use (MX) category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is entirely
office or commercial or if the use is a mixture of the three. This land is zoned
Single Family District (R-2). These are larger tracts with single-family houses on
them. 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 property to the south is zoned General Commercial
District (C-3) and Open Display Commercial District (C-4). There is an office on
a portion of this land. A larger portion of this and is undeveloped and wooded.
The north, across Stagecoach Road, is land zoned general Commercial District
(C-3) and Single Family District (R-2). There is a single-family house on the C-3
land and the R-2 land is mostly vacant with a bar on a small portion, nearest the
interchange with I-430. The Park/Open Space (PK/OS) category includes all
public parks, recreation facilities, greenbelts, flood plains, and other designated
open space and recreational land. This land is zoned Single Family District (R-2)
and is floodway/floodplain of Fourche Creek.
Master Street Plan: To the east is St agecoach Road, shown as a Principal Arterial
on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Stagecoach Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Stagecoach Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to rezone the 7.83 acres at 7615 Stagecoach Road
from “R-2” Single Family District to “C-3” General Commercial District for the
June 9, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9671
6
northern portion of the property and “OS” Open Space for the southern portion of
the property within the floodway to allow for future commercial development.
The property currently contains a vacant single story residential dwelling near
the northeast corner of the property. A paved drive accesses the lot from
Stagecoach Road at the north connecting to a paved parking area near the
dwelling. The lot currently has an open lawn area adjacent to the dwelling and
a wooded rear yard area extending to the south with a perimeter wood and
wire fence around the property.
The site is located within an area along Stagecoach Road which is becoming
more commercial in nature due to its proximity to Interstate 430. C-2, and C-
4 zoned properties are located along the southwest perimeter of the site and a
C-3 property is located to the north of the site across Stagecoach Road. Mostly
R-2 zoned residential properties border the south and east sides of the site.
The City’s Future Land Use Plan designates this property as “C” Commercial
near Stagecoach and “PK/OS” Park / Open Space to the south in and around
the floodway.
The requested C-3/OS zoning will not require an amendment to the future plan.
Staff is supportive of the requested C-3/OS zoning. Staff views the request as
reasonable. The proposed C-3 zoning will be consistent with other commercial
zonings along Stagecoach Road and will represent a continuation of the
existing zoning pattern. The properties immediately to the west of this site are
currently zoned C-2 and C-4. Staff believes the proposed C-3/OS zoning will
have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3/OS rezoning.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 5 FILE NO.: Z-9689
NAME: Rezoning from R-2 to R-4
LOCATION: 13506 Alexander Road
DEVELOPER:
Mariel Martinez Martinez
23 Whispering Drive
Alexander, AR 72002
OWNER/AUTHORIZED AGENT:
Mariel Martinez Martinez
23 Whispering Drive
Alexander, AR 72002
SURVEYOR/ENGINEER:
Brooks Surveying, Inc
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.46 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.46 acre site located at 13506 Alexander Road
from R-2 to R-4 to allow for the development of a two-family residence (duplex).
B. EXISTING CONDITIONS:
The site is currently undeveloped. Trees are sparsely located throughout the
property. A circular driveway provides two access points along Alexander Road.
June 9, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9689
2
A house which previously existed on the site was recently removed. All
surrounding properties are zoned R-2 and contain single-family residences.
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.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
June 9, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9689
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.
One- or Two-Family Residential Developments
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov.
Landscape: No comments.
June 9, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9689
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Otter Creek Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The application is to rezone from Single Family District (R2)
to Two Family District (R-4) to allow for the future development of a duplex on this
property.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from 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. The
surrounding land is zoned Single Family District (R-2). There are single-family
houses on the land either side and across Alexander Road from the application
area.
Master Street Plan: To the east is Alexander Road, shown as a Minor Arterial on
the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Alexander Road since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Alexander Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to rezone 0.46 acre site located at 13506 Alexander Road
from R-2 to R-4 to allow for the development of a two-family residence (duplex).
June 9, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9689
5
The site is currently undeveloped. Trees are sparsely located throughout the
property. A circular driveway provides two access points along Alexander Road.
A house which previously existed on the site was recently removed. All
surrounding properties are zoned R-2 and contain single-family residences.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The requested R-4 zoning does not require a change to the future plans.
Staff is not supportive of the requested rezoning from R-2 to R-4 to allow for the
development of a duplex. Staff feels the request does not conform to the
development pattern in this area. There are no two-family or multi-family
developments within the general area. All surrounding properties are zoned R-2
and contain single-family residences. Staff feels the proposal is out of character
with the neighborhood and will have an adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends denial of the requested rezoning.
PLANNING COMMISSION ACTION: (JUNE 9, 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
July 14, 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.
June 9, 2022
ITEM NO.: 6 FILE NO.: Z-4807-U
NAME: The Vista – Revised PRD
LOCATION: Southwest Corner of Rahling Road and Champagnolle Drive
DEVELOPER:
Potlatch – Deltic
7 Chenal Club Blvd
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch – Deltic Real Estate, LLC
7 Chenal Club Blvd
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White – Daters and Associates
24 Rahling Road
Little Rock, AR 72223
AREA: 13.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-4
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On January 18, 2022, the Board of Directors of the City of Little Rock passed Ordinance
No. 22,084 which rezoned this property from C-1 and C-2 to PRD to allow an age
restricted multi-family development. The proposed development included approximately
14 acres located on the southwest corner of Rahling Road and Champagnolle Drive. The
proposed multi-family community will contain 210 units in one (1) three/four-story,
residential building. The proposed independent living facility is to be for persons 62 years
old or older.
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
2
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant now proposes to amend the previously approved PRD to only to
change the age restriction for the development. The applicant wishes to have the
option of having the development be for persons 55 years of age or older, or for
persons 62 years old and older. This is the only proposed change to the previously
approved PRD development. All other aspects of the previously approved PRD
will remain unchanged.
B. EXISTING CONDITIONS:
The site is undeveloped and wooded.
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.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
4
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
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: Project is subject to full commercial plan rev iew and approval prior
to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner: Curtis Richey
at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875;
scrain@littlerock.gov.
Landscape:
1. Any new site development 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
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
5
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.
Rear and side yards shall have a landscaped buffer averaging a minimum of
twenty-five (25) feet from the property line.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to east 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.
4. Any new vehicular use area will require a minimum nine (9) foot perimeter
landscape buffer between the paving and the property line.
5. Any Chapter 15, landscape code perimeter requirements that cannot be met
may require a variance from the City Beautiful Commission.
6. 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 Chenal Planning District. The Land Use
Plan shows Commercial (C) and Neighborhood Commercial (NC) 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 Neighborhood Commercial (NC) category includes
limited small-scale commercial development in close proximity to a neighborhood,
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
6
providing goods and services to that neighborhood market area. The application
is to revise an existing PRD (Planned Residential Development) District to change
the age restriction from 62 to 55 year old for the development of a 210 unit age-
restricted apartment development on the site.
Surrounding the application area, the Land Use Plan shows Commercial (C) to
south and to the southeast (across Rahling Road) from the site. Suburban Office
(SO) land use is shown to the north (across Champagnolle Drive. Residential Low
Density (RL) use is shown northwest of the site on the Land Use Plan. Residential
Medium Density (RM) is shown to the southwest of the site. Across Rahling Road
to the east is Park/Open Space with Office use shown beyond that 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 two commercial areas either side of Rahling Road
are currently undeveloped. The Suburban Office (SO) category shall provide for
low intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District is
required. This area, north of Champagnolle Drive, is an age-restricted multi-family
development (Chenal Pines). 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 developed single-
family subdivision with houses and the Property Owners Association park for the
subdivisions to the west. The Residential Medium Density (RM) category
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in this
category provided that the density is between six (6) and twelve (12) dwelling units
per acre. This land is currently undeveloped and wooded. The Park/Open Space
(PK/OS) category includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land. This area is
Floodplain/Floodway for Rock Creek. Office (O) category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities. The area shown for Office
is partially developed with two multi-story medical related office buildings.
Master Street Plan: To the east is Rahling Road, shown as a Principal Arterial on
the Master Street Plan. To the north is Champagnolle Drive 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 Rahling Road since it is a Principal Arterial. The primary
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
7
function of a Collector Road is to provide a connection from Local Streets to
Arterials. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Rahling Road. A Bike
Path is to be a paved path physically separated for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk). There is a Class II
Bike Route shown on Champagolle Road. A Bike Lane provides a portion of the
pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
On January 18, 2022, the Board of Directors of the City of Little Rock passed
Ordinance No. 22,084 which rezoned this property from C-1 and C-2 to PRD to
allow an age restricted multi-family development. The proposed development
included approximately 14 acres located on the southwest corner of Rahling Road
and Champagnolle Drive. The proposed multi-family community will contain
210 units in one (1) three/four-story, residential building. The proposed
independent living facility is to be for persons 62 years old or older.
The applicant now proposes to amend the previously approved PRD to only to
change the age restriction for the development. The applicant wishes to have the
option of having the development be for persons 55 years of age or older, or for
persons 62 years old and older. This is the only proposed change to the previously
approved PRD development. All other aspects of the previously approved PRD
will remain unchanged.
Staff is supportive of the requested PRD revision to allow the revision in the age
restriction. Staff feels the request is reasonable. The proposed development will
represent a good transition-type use between the commercial uses and zoning
along Kanis Road and the residential properties to the north and northeast. To
staff’s knowledge, there are no outstanding issues associated with this request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD revision, subject to compliance
with the comments and conditions outlined in paragraphs E and F, and the staff
analysis, of the agenda staff report. All other aspects of the previously approved
PRD will remain in full force and effect.
June 9, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-4807-U
8
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 7 FILE NO.: Z-5224-L
NAME: National Property Holdings, LLC – Revised PCD
LOCATION: 18406 Cantrell Road
DEVELOPER:
Michael Love
PO Box 17386
Little Rock, AR 72222
OWNER/AUTHORIZED AGENT:
National Property Holdings, LLC
18406 Cantrell Road
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Jones Surveying, Incorporated
37027 Highway 300
Roland, AR 72135
AREA: 0.337 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On February 6, 1990 Ordinance No. 15,813 was and passed by the Board of Directors of
the City of Little Rock. At that time this property was zoned PCD to recognize an existing
service station/auto repair use.
On February 23, 2021 Ordinance No. 21,961 was passed by the Board of Directors of the
City of Little Rock. The ordinance revised the previous planned development in order to
renovate the existing building and parking, and to allow C-3 permitted uses for the
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
2
property. Only the C-3 permitted uses are allowed where the existing parking is sufficient
to meet minimum ordinance requirements.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD to
include a 0.135 acre parcel to allow for the construction of a new parking lot to
create nine (9) additional parking spaces bringing the total number of parking
spaces to twenty-one (21) for the site. All other aspects of the previously
approved PCD will remain unchanged.
B. EXISTING CONDITIONS:
The site lies within the Highway 10 Design Overlay District. The area north of the
site contains both office and commercial uses and zoning. A single-family lot lies
immediately east of the site followed by additional PCD’s (Planned Commercial
Developments) along the corridor. Properties to the south and to the west contain
a mixture of planned developments, office and single-family uses and 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:
A. A grading permit might be required 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.
B. If a grading permit is not required for the proposed site work, all construction
work must include appropriate drainage and erosion control measures (i.e.,
silt fencing, mulching hydro-seeding, etc.) to protect the municipal storm
water drainage system and neighboring properties from sediment runoff.
New development may be subject to inspections for compliance.
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
3
C. 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.
D. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
E. For the required, 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).
F. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
G. 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.
H. 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.
I. 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.
J. 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).
K. 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.
L. 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
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
4
Engineering at 621 S. Broadway 501-379-1800 with any questions or for
more information.
M. Provide provisions and location of ADA accessible entrance to the building.
N. Reconfigure parking lot layout to mitigate ingress and egress traffic conflicts
from parking stalls.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
5
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Project is a change of occupancy and subject to full review. Changes may be
required to comply with 2012 Arkansas Fire Prevention Code requirements for
the proposed use and Subject to ANSI 117-1 for Handicap Accessibility. Contact
a Commercial Plans Examiner to coordinate review: Curtis Richey,
crichey@littlerock.gov or Steve Crain scrain@littlerock.gov.
Landscape:
1. Any new site development 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
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
6
landscape area. Rear and side yards shall have a landscaped buffer
averaging a minimum of twenty-five (25) feet from the property line.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to east 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.
4. Any new vehicular use area will require a minimum nine (9) foot perimeter
landscape buffer between the paving and the property line.
5. Any Chapter 15, landscape code perimeter requirements that cannot be met
may require a variance from the City Beautiful Commission.
6. 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 Pinnacle Planning District. The Land Use Plan shows Mixed
Use (MX) for the requested 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. The application is to revise an existing Planned Commercial
Development District (PCD) to allow for additional land to be added to the original
site for parking. This property is within the Highway 10 Design Overlay District.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) to
east and southeast. The Land Use Plan Map shows Office (O) to the north and
west of the site. Residential Low Density (RL) is shown on the Plan Map to the
south and southwest, across Cantrell Road. 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
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
7
the use is a mixture of the three. Most of this land is zoned Planned Commercial
Development (PCD) District. There is a liquor store, auto repair shop and a single-
family house on the parcels within the MX area. Office (O) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The office area is
currently undeveloped and partially wooded. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. There
is a daycare center on the property across Cantrell Road to the southeast, zoned
Planned Development Office District. To the southwest there was several large
tracts with single-family houses, zoned Single Family District.
Master Street Plan: To the south is Cantrell Road, shown as a Principal Arterial
on the Master Street Plan. A Principal Arterial is to serve through traffic and to
connect major traffic generators or activity centers within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Cantrell Road since it is a Principal Arterial from Local Streets to
Arterials. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike
Path is to be a paved path physically separated 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).
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to revise the previously approved PCD by adding parking
to serve the existing commercial building.
The applicant acquired an additional 0.135 piece of property immediately north of
the existing site to provide additional parking. The property is located on the north
side of Cantrell Road at Norton Road and lies within the Highway 10 Design
Overlay District.
The additional acreage allows the applicant to revise the previously approved PCD
to develop a parking lot which will add an additional nine (9) parking spaces,
increasing the total number of spaces to twenty-one (21).
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
8
The proposed parking lot will be located on the north side of the existing building
and will have five (5) foot setbacks from the north, east and west property lines
and contiguous with the existing parking. The access drive along Cantrell Road
provides access to proposed parking located to the north of the existing building.
The increase in additional parking spaces allows the applicant to utilize C-3 uses,
including a restaurant, as a permitted use. The applicant notes front and rear
entrance as shown on the site plan and relocating the handicap parking space
closer to the front entrance will be considered during design plans.
No additional lighting is proposed at this time. The applicant notes any additional
lighting will be low-level and directed away from adjacent properties.
No additional signage is proposed at this time. The existing monument and wall
signage complies with Highway 10 Design Overlay District. Any additional signage
must comply with Highway 10 Design Overlay District standards.
A dumpster is located in the rear of the building in the northeast corner of the
proposed parking lot. The dumpster screening must comply with Section 36-523
of the City’s Zoning Ordinance.
The applicant notes landscaping requirements will comply with Section 15 of the
City’s Landscape Ordinance.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge, there are no
outstanding issues.
Staff is supportive of the requested PCD revision to allow for the development of
an additional parking lot on the site. Staff views the request as reasonable.
Providing additional parking will remove the condition as noted in the previous
application which restricted any restaurant as a permitted use.
The property is located in an area of mixed uses and Staff feels additional parking
for the site should have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD revision, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, in the agenda staff report.
June 9, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-5224-L
9
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 8 FILE NO.: Z-5887-D
NAME: Little Rock Soccer Complex – PD-C
LOCATION: East Side of Embassy Suites Drive, South of Chenal Parkway
DEVELOPER:
RTK Investments, LLC
West 12th Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
RTK Investments, LLC (Owner)
Roy Andrews (Agent)
Holloway Engineers
200 Casey Drive
Maumelle, AR 72213
(501) 851-3366 (A)
SURVEYOR/ENGINEER:
Holloway Engineers
200 Casey Drive
Maumelle, AR 72213
(501) 851-3366 (A)
AREA: 4.44 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone the property at from PCD to PD-C to allow
the development of a two (2) phased indoor soccer facility with paved parking.
Phase 1 will include a 26,152 square foot facility with parking area. Phase 2 will
include an additional 25,856 square foot indoor soccer facility.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property
contains varying degrees of slope, primarily sloping downward from north to
south.
C. NEIGHBORHOOD 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. Boundary street improvements are required on Embassy Suites Drive per
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.
2. Dedicate 30 feet of right of way from roadway centerline of Embassy Suites
Drive per master street plan for a collector street.
3. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
4. 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.
5. 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.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
3
6. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
7. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired
by the responsible party prior to the issuance of a certificate of occupancy.
8. Provide as-built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as-built plans should contain information as
found on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as-built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
9. 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.
10. 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).
11. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
12. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
13. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
14. 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.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
4
15. 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. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, “… at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, public streets and
sidewalks, and public transportation stops to the accessible building or
facility entrance they serve.”
18. 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.
19. Per City Rev. Code 31-210 (e) (2), minimum spacing from the property line
shall be one hundred twenty-five (125) feet to the proposed driveway.
20. 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.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
5
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit request
to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
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.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
6
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501- 918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
7
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. Properties to south are zoned R-2. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the
land use buffer shall be undisturbed. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the city, section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip
shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or
vines shall be planted for every thirty (30) linear feet of perimeter planting
strip.
6. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty (150)
parking spaces the minimum size of an interior landscape area shall be
three hundred (300) square feet. Interior islands must be a minimum of
seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for e very twelve (12)
parking spaces.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
8
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 comments received.
Planning Division:
The request is in the I-430 Planning District. The Land Use Plan shows Office (O)
for the requested area. Office (O) category represents services provided directly
to consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities. The application is to revise an existing
Planned Commercial Development District (PCD) to allow for the future
development of an indoor soccer arena on this property.
Surrounding the application area, the Land Use Plan shows Mixed Office
Commercial (MOC) to north of the site. The Land Use Plan Map shows
Commercial (C) to the east and southwest and Office (O) to the southeast of the
site. Office (O) is shown on the Plan Map to the west, across Embassy Suites
Drive. The Mixed Office Commercial (MOC) category provides for a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed office
and commercial. A Planned Zoning District is required if the use is mixed office and
commercial. This land is part of the same PCD being amended with this
application. There is a hotel on the property. 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 to the east is
zoned General Commercial District (C-3). This tract is vacant and wooded. The
land designated Commercial to the south is zoned General Commercial District (C-
3). It is partially developed with a former hair salon. The land to the south shown
for Office is currently zoned Single Family District (R-2). This land is vacant and
partially wooded.
Master Street Plan: To the west is Embassy Suites Drive, shown as a Collector
on the Master Street Plan. The primary function of a Collector Road is to provide
a connection from Local Streets to Arterials. This street may require dedication of
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
9
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 in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to rezone the property at from PCD to PD-C to allow
the development of a two (2) phased indoor soccer facility with paved parking.
Phase 1 will include a 26,152 square foot facility with parking area. Phase 2
will include an additional 25,856 square foot indoor soccer facility.
The property is currently undeveloped and mostly wooded with varying
degrees of slope, primarily sloping downward from north to south. The site is
bordered on the west by Embassy Suites Drive and undeveloped C-3 and R-2
properties to the east and south. A large hotel development and mixed use
office and commercial uses are located to the north along Financial Centre
Parkway.
The proposed building will be constructed of steel framing with a mix of metal
and masonry sided exterior walls.
The proposed building will be set back approximately 50 feet from the front
(west) property line, over 150 feet from the south property line, over 25 feet
from the north property line, and over 338 feet from the rear (east) property
line.
The proposed site plan shows one (1) paved access drive from Embassy
Suites Drive at the west central portion of the property. The drive continues
around the proposed structure occupying the south and central portions of the
site leaving a large portion of the site open for the phase 2 building.
The applicant is proposing 110 parking spaces for employees and customers at
the south and east sides of the proposed Phase 1 building. Staff believes the
parking will be sufficient for the proposed use.
The proposed site plan shows a dumpster location near the northeast corner of
the proposed Phase 1 building. The dumpster area must be screened as per
Section 36-523 (d) of the City's Zoning Ordinance.
All new site lighting will be low-level and directed away from adjacent properties.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-5887-D
10
Any signage proposed for the development must conform to Section 36-555 of
the City's Zoning Ordinance (signs allowed in commercial zones).
Staff is supportive of the requested PD-C zoning. The applicants proposed use
of the site is similar to the intensity of other uses in the area. Staff believes the
proposed use will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to
compliance with the comments and conditionals outlined in paragraphs D, E,
and F, and the staff analysis, of the agenda and staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 9 FILE NO.: Z-7069-C
NAME: Tisdale Properties Self Storage – PD-C
LOCATION: 8500 W Markham Street
DEVELOPER:
Tisdale Property Development, LLC
43 Chenal Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Arkansas Bolt Company – Owner
Olan Asbury - Agent
Asbury Real Estate Services, Incorporated
PO Box 241087
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Arkansas Surveying & Consulting
1926 Salem Road
Benton, AR 72019
AREA: 1.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04
CURRENT ZONING: O-3
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property is located at 8500 W Markham Street and was developed in 1973. The
applicant submitted an application dated June 1, 1970 requesting to change the zoning
from “A” One-Family to “E-1” Quiet Business and “F” Commercial. The request to rezone
was approved by the Little Rock Planning Commission on July 2, 1970. It was approved
by The Little Rock Board of Directors August 3, 1970. The property historically has been
occupied for office use.
June 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-7069-C
2
A. ROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the property located at 8500 W. Markham
Street from O-3 to PD-C to allow for the conversion of an existing office building to
a climate-controlled self-storage facility. The applicant notes an on-site residence
will be generally located in the area of the former bank branch. The applicant is
not proposing any exterior changes at this time.
B. EXISTING CONDITIONS:
The site contains a three (3) story office building, with paved parking along all sides
of the building. Access drives from W. Markham Street and N. Rodney Parham
Road serve the property. R-2 zoned property containing single-family residences
is located to the west. A PD-O zoned property is located immediately to the north,
with single-family residences (R-2) located further to the north. Properties east of
the site contain a mixture of office and commercial zoning. South of the site
contains additional C-3 zoning and uses.
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.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
June 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-7069-C
3
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov.
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 this chapter
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. 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 West Little Rock Planning District. The
Land Use Plan shows Office (O) for the requested area. Office (O) category
represents services provided directly to consumers (e.g., legal, financial, medical)
as well as general offices which support more basic economic activities. The
application is to rezone from General Office District (O-3) to Planned Commercial
Development District (PCD) to allow for the redevelopment of the existing structure
as an enclosed self-storage facility on to this site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) use to the west and north of the site. Commercial (C) is sown on the
Plan Map to the south and east 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
June 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-7069-C
4
cluster homes, provided that the density remain less than 6 units per acre. This
area is currently zoned Single Family District, R-2 and is an existing developed
single-family subdivision. 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 land to the south, across
Markham, is a liquor store, Kroger grocery and post office all zoned C-3, General
Commercial District. Across Rodney Parham Road to the east is a shopping
center with various commercial uses, zoned C-3, General Commercial District.
Master Street Plan: To the east is Rodney Parham Road and to the south is
Markham Street. Both of these roadways are Minor Arterials on the Master Street
Plan. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on both Markham Street and Rodney Parham Road since they are
Minor Arterials. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Rodney Parham Road.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to rezone the property located at 8500 W. Markham
Street from O-3 to PD-C to allow for the conversion of an existing office building to
a climate-controlled self-storage facility. The applicant notes an on-site residence
will be generally located in the area of the former bank branch. The applicant is
not proposing any exterior changes at this time.
The site contains a three (3) story office building, with paved parking along all sides
of the building. Access drives from W. Markham Street and N. Rodney Parham
Road serve the property. R-2 zoned property containing single-family residences
is located to the west. A PD-O zoned property is located immediately to the north,
with single-family residences (R-2) located further to the north. Properties east of
the site contain a mixture of office and commercial zoning. South of the site
contains additional C-3 zoning and uses.
The applicant notes office hours for the storage facility will be from 9am to 6pm
Monday through Friday and 9am to 2pm on Saturday. Storage hours will operate
from 6am to 10pm seven days a week. The applicant notes there will be an
June 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-7069-C
5
on-site, live in manager located in a portion of the building to be converted to an
apartment.
There is an existing pylon sign located on the south side of the building along W.
Markham Street. A second existing sign is located on the northeast corner of the
property with frontage along N. Rodney Parham Road. The applicant notes all
existing signs will remain unchanged with only copy modifications. Any future
signage must comply with Section 36-555 (signs permitted in commercial zones).
The applicant notes there will be no changes to the six (6) foot wooden privacy
fencing along the west and boundaries of the property. The applicant proposes to
install gates with electronic access to the parking areas from the existing interior
drive that extends north/south form W. Markham Street to Rodney Parham Road.
The westernmost Markham Street access point will be gated and not equipped for
electronic access. W. Markham Street access points will be specified for
emergency ingress and egress only.
The applicant notes the interior of the existing building will receive structural
modifications to increase floor loads, improve and update the elevators and install
self-storage units with roll-up doors. Access to the facility will be through existing
doors under the existing canopy. The applicant proposes a second entry to the
residential unit will be added near the primary building access point. The applicant
notes the intent is to service the self-storage needs of residential and commercial
customers within two or three miles of the property.
Parking shown of the site plan complies with the City’s Zoning Ordinance. Staff
feels the existing parking will be sufficient to serve the proposed use.
The applicant is not proposing any dumpsters at this time. Any future dumpster
must screened and comply with Section 36-523 of the City’s Zoning Ordinance.
The applicant is proposing no additional sight lighting at this time. Any future new
sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PD-C rezoning to allow conversion of the
existing office building to a climate-controlled self-storage facility. Staff feels the
request is reasonable. Commercial zoning and uses exist within the general area
at the intersection of W. Markham Street and Rodney Parham Road (a minor
arterial/minor arterial intersection). The proposed PD-C zoning will represent a
continuation of the zoning pattern in this area. With maintenance of the screening
along the west property line, the proposed use should have no adverse impact on
the residential properties to the west. To staff’s knowledge, there are no
outstanding issues associated with this request.
June 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-7069-C
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PC-C rezoning, subject to
compliance with the comments and conditions outlined in paragraph F, and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
The applicant was present, representing the application. There was one (1) objector
present. Staff presented the application with a recommendation of approval. The
applicant addressed the Commission in support of the application. He briefly described
the project, noting that the building itself will only be modified on the interior and all the
exterior improvements will be coordinated with the city departments.
Steve Leek addressed the Commission in opposition to the application. He stated that
he owned property across the street from the project and was concerned about the use
of the site, the proposed fencing, increased traffic, and possible crime issues.
The applicant addressed the Commission. They stated that they don’t believe the facility
will cause a large amount of increased traffic nor will the use elevate the crime in the area.
They also stated that there is existing fencing at the property and any new fencing will be
secure but decorative.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion passed by a vote of 10 ayes, 0 nays, and
1 open position. The application was approved.
June 9, 2022
ITEM NO.: 10 FILE NO.: Z-9653-A
NAME: MEO, LLC – PRD
LOCATION: 228 Vernon Avenue
DEVELOPER:
MEO, LLC
521 Appianway Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
MEO, LLC (Owner)
Paul Page Wilson (Agent)
Paul Page Dwellings, LLC
P.O. Box 1501
Marfa, TX 79843
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3 (Single-Family District)
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On February 10, 2022, the Planning Commission approved a conditional use permit to
allow an accessory dwelling to be constructed within the rear yard area of the property.
June 9, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9653-A
2
It was not disclosed at the time of the hearing that the existing primary structure is a
duplex. The City’s Zoning Ordinance does not allow an accessory dwelling in conjunction
with a duplex as a conditional use permit.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-3, Single-Family District to PRD,
Planned Residential Development to allow for an existing duplex with a one-story
accessory dwelling at 228 Vernon Avenue. There will be a total of three (3)
dwellings on the property.
B. EXISTING CONDITIONS:
There is an existing two-story, brick and frame duplex with a basement on the north
portion of the property with an access drive extending from Vernon Avenue. A
graveled parking area is in the rear yard adjacent to the duplex. The rear portion
of the property contains a rock ditch with a pedestrian walking bridge for crossing.
South of the pedestrian bridge is the area designated for the accessory dwelling.
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 Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No Comment.
Fire Department:
Maintain Access:
Fire Hydrants.
June 9, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9653-A
3
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private fire
apparatus access road and al dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
June 9, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9653-A
4
The request is in the I-630 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
application is to rezone from Single Family District (R-3) to Planned Development
Residential (PD-R) District for the future development of a duplex with an
accessory residential structure on the site (3 units).
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from 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 primarily zoned Single Family District (R-2) land with a few tracts zoned
Two-Family District (R-4). There is an existing developed single-family subdivision
around the application area.
Master Street Plan: To the east is Vernon Avenue and it is 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.
Historic Preservation Plan: Built c. 1930 in the English Revival architectural style,
the existing structure on the applicant property is a Contributing historical resource
to the Capitol View Neighborhood Historic District, listed on the National Register
of Historic Places. The addition of a detached rear accessory structure to the site
does not pose potential negative effects to the primary structure as a historical
resource within the district.
H. ANALYSIS:
The applicant is requesting a rezoning from R-3, Single-Family District to PRD,
Planned Residential Development to allow for an existing duplex with a one-story
accessory dwelling at 228 Vernon Avenue. There will be a total of three (3)
dwellings on the property.
June 9, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9653-A
5
There is an existing two-story, brick and frame duplex with a basement on the north
portion of the property with an access drive extending from Vernon Avenue. A
graveled parking area is in the rear yard adjacent to the duplex. The rear portion
of the property contains a rock ditch with a pedestrian walking bridge for crossing.
South of the pedestrian bridge is the area designated for the accessory dwelling.
The site plan shows parking for four (4) vehicles behind the principal structure.
Section 36-502 requires a minimum of four (4) parking spaces for the two (2)
dwellings. The site conforms with this requirement.
The applicant provided responses and additional information to all issues raised
during staffs review of the application. To staff’s knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
PRD zoning.
Staff is supportive of the requested rezoning to allow an accessory dwelling and
duplex on the property at 228 Vernon Avenue. Staff views the request as
reasonable. The proposed uses will be compatible with the overall neighborhood,
as there are numerous accessory dwellings scattered throughout the area. Staff
believes the proposed use will have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PRD rezoning, subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
in the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 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.
June 9, 2022
ITEM NO.: 11 FILE NO.: Z-9691
NAME: National Property Holdings, LLC – Self-Storage – PD-C
LOCATION: 14508 Kanis Road
DEVELOPER:
Michael Love (Agent)
Phillip Lewis Engineering, Inc.
23620 Interstate 30
Bryant, AR 72022
OWNER/AUTHORIZED AGENT:
Marilyn Mabry (Owner)
Michael Love (Agent)
Phillip Lewis Engineering, Inc.
23620 Interstate 30
Bryant, AR 72022
SURVEYOR/ENGINEER:
Michael Love (Agent)
Phillip Lewis Engineering, Inc.
23620 Interstate 30
Bryant, AR 72022
AREA: 2.82 NUMBER OF LOTS: 1 FT. NEW STREET: 1000 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: R-2 (Single-Family District)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-2, Single-Family District to a PD-C,
Planned Development- Commercial, to allow the development of 2.82 acres at
14508 Kanis Road for a six (6) building mini-storage development. The proposed
site will take access from Kanis Road and be developed in one (1) phase.
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
2
B. EXISTING CONDITIONS:
The site contains a residential structure and two (2) storage buildings. A single
driveway provides access to the property from Kanis Road. The property is mostly
wooded except for the area surrounding the dwelling. Most surrounding properties
are zoned R-2. The property to the southeast is zoned C3 and is currently
undeveloped.
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. Kanis Road 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.
2. Boundary street improvements are required Kanis Road per 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.
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.
4. 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
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
3
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
5. 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).
6. 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.
7. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
8. Provide as-built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as-built plans should contain information as
found on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as-built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
9. 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.
10. 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.
11. 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
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
4
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
12. 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).
13. 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.
14. Can the design vehicle successfully maneuver within the proposed site plan?
Provide design vehicle tracking to confirm design vehicle maneuverability.
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 comment.
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.
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
5
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.
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.
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
6
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning:
• Show Contours on min 4' intervals.
• Provide grading/drainage/stormwater plan.
• Provide copy of SWPPP.
• Need perc test for development.
• Dedicate Right of Way to meet Master Street Plan.
• Comply with all city parking requirements.
• Provide Volunteer Fire Department approval.
• Include certificates of owner surveying accuracy and engineering accuracy.
• Show source of title.
• Show state plane coordinates for two property corner and two section corners.
• Show source of title.
• Verify any existing deed or bill of assurance restrictions. Property is part of a platted
subdivision.
• Verify setbacks comply with city zoning requirements.
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
7
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov.
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 surrounding properties zoned R-2 or C-3. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the property
line side of the buffer. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. In addition to the required screening, buffers are
to be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the city, section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
6. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
8
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 Ellis Mountain Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
by conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The application is to rezone from Single Family District (R-3) to Planned
Development Commercial (PD-C) District for the future development of a multi-
building self-storage facility on the site.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) to north, west and southeast of the site. Residential Medium Density
(RM) is proposed to the west, across Kanis Road from the application area. To
the southeast, across Kanis Road is shown as Suburban Office (SO) on the Plan
Map. 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 to the north is zoned Single Family District
(R-2) and is a single-family subdivision (partially developed). The property to the
east and southeast is all zoned R-2 and is undeveloped. The Residential Medium
Density (RM) category accommodates a broad range of housing types including
single family attached, single family detached, duplex, town homes, multi-family
and patio or garden homes. Any combination of these and possibly other housing
types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre. This land, across Kanis Road, is zoned Single
Family District (R-2). It is currently vacant and wooded. The Suburban Office (SO)
category shall provide for low intensity development of office or office parks in
close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. There is a dog kennel/grooming facility zoned
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
9
Planned Development Commercial on a portion of the land. A Planned
Development Residential with an apartment complex makes up a majority of the
area. The remainder is vacant and wooded land, zoned either Multifamily 6 units
per acres District (MF6) or Single Family District (R-2).
Master Street Plan: To the west is Kanis Road and it is a Minor Arterial on the
Master Street Plan. A Minor Arterial provides connections to and through an urban
area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on both Kanis Road since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is requesting a rezoning from R-2, Single-Family District to a PD-C,
Planned Development- Commercial, to allow the development of 2.82 acres at
14508 Kanis Road for a six (6) building mini-storage development. The proposed
site will take access from Kanis Road and be developed in one (1) phase.
The property is located just outside the city limits and is within the City’s
Extraterritorial Zoning Jurisdiction. The current city limits line is located along the
property’s north property line.
The site contains a residential structure and two (2) storage buildings. A single
driveway provides access to the property from Kanis Road. The property is mostly
wooded except for the area surrounding the dwelling. Most surrounding properties
are zoned R-2. The property to the southeast is zoned C3 and is currently
undeveloped.
The development includes a kiosk structure which will be operational twenty-four
hours a day and seven days a week for remote keypad gate access.
The applicant proposes possible future site improvements to include a new office
structure with four (4) parking spaces to the north of the gated access drive
connected to Kanis Road. Staff is supportive of the future development with the
following conditions offered by the applicant:
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
10
• “We will begin the Annexation process immediately to bring the
subject property into the City of Little Rock.
• We will operate the facility with NO on-site manager and
consequently - NO sewer facility requirements required
(to service the "future" proposed office building). A remote
KIOSK will be installed to provide access into and out of the
facility.
• The "future" proposed office building will NOT be constructed
(if it ever is in the future) UNTIL the property is annexed into the
City of Little Rock and we can properly connect the sewer for
the office building into existing LRWRA Manhole# 57 (identified
on the proposed site layout).”
The site plan shows that the self-storage buildings are centered on the property
and are noted to have typical roll up doors. The applicant notes that the two (2)
units visible along the north perimeter of the property facing the residential
development will only have doors on the south side of the structure facing away
from the residences. The applicant notes that these units will have earth tone
colors and non-galvanized materials on the sides facing the residences to the
north. The remaining four (4) buildings are noted to have access doors on the
north and south facades adjacent to paved access drives.
Applicant notes all sight lighting will be low-level and directed downward away from
adjacent properties.
Any new signage for the development must conform to Section 36-555 of the City’s
Zoning Ordinance. (Signs allowed in commercial zones).
No dumpster location is shown on the site plan. If a dumpster is located on the
site in the future, the dumpster area must be screened as per Section 36-523 (d)
of the City's Zoning Ordinance.
The applicant proposes to provide an eight (8) foot high wood frame privacy fence
along the north and east perimeters of the property adjacent to residential
development and a six (6) foot high chain link fence along the south and west
perimeters of the property. The applicant proposes to provide a twenty-five (25)
foot landscape buffer along the north perimeter of the property adjacent to the
residential properties.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. To staff’s knowledge there are no
outstanding issues. The applicant is requesting no variances with the proposed
PD-C.
June 9, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-9691
11
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C 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, including the conditions regarding annexation
and sewer connections as offered by the applicant.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Phillip Lewis and Mike Love was present, representing the application. There was one
(1) objector present. Staff presented the application with a recommendation of approval.
Brian Newcomb addressed the Commission in opposition of the application. He stated
that he was the developer of the subdivision to the north of the proposed facility and that
the type of buildings will be a detriment to their property. He also stated that the properties
facing the proposed facility will be reduced in value due to the topography of the area.
He additionally stated that he did not receive the hearing notice in time to fully review and
understand the proposed facility.
Phillip Lewis addressed the Commission. He stated that his team and the owner will
commit to any type of discussion with the adjacent landowners to provide perimeter
buffers and fencing which will not decrease the value of their property. He also stated
that they are proposing an eight (8) foot fence, a twenty-five-foot buffer, and leaving as
many trees as possible along the north property line adjacent to the new subdivision.
There was a discussion by the PC regarding the adjacency to the subdivision,
surrounding property zonings, and if there will be any improvements to Kanis Road as
part of the project.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion passed by a vote of 10 ayes, 0 nays, and
1 open position. The application was approved.
June 9, 2022
ITEM NO.: 12 FILE NO.: LU2022-11-01
Name: Shackleford-Bowman Roads Land Use Analysis
Location: Shackleford Road to Bowman Road, north of 36th Street
Request: Land Use Amendments in ten areas
Source: Staff
PROPOSAL / REQUEST:
At the July 8, 2021 Planning Commission meeting, a Land Use Plan Map amendment
was approved from Mixed Use (MX) to Commercial (C). This application was west of
Shackleford Pass, north of 36th Street. Staff recommended a review of the Land Use
Plan Map in the area if the amendment was approved by the Board of Directors. This
occurred on August 17, 2021. Staff presented an area for review to the Plans Committee
of the Little Rock Planning Commission in late 2021.
The neighborhood associations in the area were contacted about possible changes in
their area. No responses were received about any changes those groups might like to
see. Staff reviewed the area and identified areas to examine further. Potential areas of
change were discussed with the Plans Committee. A set of possible changes was shared
with the areas neighborhood associations and directly affected property owners in
February 2022. Comments on the changes were received in early March 2022. Staff
shared these comments with the Plans Committee at their April 2022 meeting. The
following set of amendments have been developed for consideration as a result of this
work.
Area 1. Proposed change is from NC, Neighborhood Commercial to MX, Mixed Use.
At the northeast corner of the Bowman Road – 36th Street intersection a mixed-use
building is under construction. The first floor is proposed to be commercial/office uses.
The upper floors are apartments. The land is zoned C-1, Neighborhood Commercial
District. This building consumes the entirety of Area 1.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
2
• NC, Neighborhood
Commercial category includes
limited small-scale commercial
development in close proximity to
a neighborhood, providing goods
and services to that neighborhood
market area.
• MX, Mixed Use provides
for a mixture of residential, office
and commercial uses to occur. A
Planned Zoning District (PZD) is
required if the use is entirely office or commercial or if the use is a mixture of the three.
The existing development is new construction. It is just now being occupied. Change in
use of the structure is not likely in the near or mid-term. The Mixed Use (MX) designation
more accurately reflects the existing and likely future use of this land.
Area 2. Proposed change is from MOC, Mixed Office Commercial to MX, Mixed Use.
The site is located along the north side of 36th Street, between Bowman Road and I-430.
There are currently three single family houses on three lots. One of the tracts is zoned
R-2, Single Family District with a house. Two tracts are zoned O-3, General Office
District. One of the office zoned tracts is vacant and the other has two houses on it.
• MOC, Mixed Office
Commercial provides for a
mixture of office and
commercial uses to occur.
Acceptable uses are office or
mixed office and commercial.
A Planned Zoning District
(PZD) is required if the use is
mixed office and commercial.
• MX, Mixed Use provides for a
mixture of residential, office
and commercial uses to
occur. A Planned Zoning District (PZD) is required if the use is entirely office or
commercial or if the use is a mixture of the three.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
3
The land surrounding Area 2, north of 36th Street, is all proposed as Mixed Use (MX).
The Mixed Use designation adds residential to the options already allowed with the Mixed
Office Commercial designation. The tracts have not seen any significant development or
re-development since their annexation in late 1979. The Church at Rock Creek has
developed to the north and apartments have developed to the northwest of this area. 36 th
Street has not been widened to standard in this location. With the changes in office and
commercial demand that were starting prior to COVID and the changes as a result of
COVID, more flexibility in use is desirable. Live-work or a mix of residential and non-
residential uses is becoming more desirable. Staff believes the Mixed Use (MX)
designation is more appropriate for the future development of this land.
Area 3. Proposed change is from MX, Mixed Use to RH, Residential High Density.
The site is along the east side of
Bowman Road, between Olds Lane and
36th Street. The land has been
developed as an apartment complex
(Bowman Point). The site is zoned PDR
(Planned Development Residential)
District.
• MX, Mixed Use provides for a
mixture of residential, office and
commercial uses to occur. A
Planned Zoning District (PZD) is
required if the use is entirely office
or commercial or if the use is a
mixture of the three.
• RH, Residential High accommodates residential development of more than twelve
(12) dwelling units per acre.
This is a relatively new apartment development with higher end units. The use is not
likely to change in the near or mid-term. The designation of Residential High Density
(RH) is more representative of the current and future use of the land.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
4
Area 4. Proposed change is from MX, Mixed Use to PI, Public Institutional
This site is north of 36th Street, west of I-430. The Church at Rock Creek sanctuary is
currently on the land within Area 4. This property is zoned POD (Planned Office
Development) District.
• MX, Mixed Use provides for a
mixture of residential, office and
commercial uses to occur. A Planned
Zoning District (PZD) is required if the
use is entirely office or commercial or if
the use is a mixture of the three.
• PI, Public Institutional 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 Church at Rock Creek is not likely
to relocate in the near or mid-term. The
remainder of the Church’s land is proposed for non-traditional - community outreach
services. For this reason, it is recommended that it stay MX. However, the most
appropriate designation for the land with the sanctuary is Public Institutional (PI).
Area 5: Proposed change is from MX, Mixed Use to C, Commercial.
The site is west of Shackleford Road, from the interchange with I-430 south to beyond
the intersection with Shackleford Pass. The majority of the area has been development
as a retail center (Shackleford Crossing) with restaurants; a ‘main street’ type of
development; several ‘large box’ retailers; and a street with several motel/hotels. The
north approximately three-fourths of the land has been zoned PCD (Planned Commercial
Development) District. The southernmost section is zoned R-2 (Single Family District).
The R-2 land is currently wooded and vacant. The land to the immediate south of the R-
2 land was re-classified to C-4 (Open Display Commercial) District late last year. A
Commercial (C) Land Use Plan Map designation was also placed on this land at that time.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
5
• MX, Mixed Use provides for a mixture of residential, office and commercial uses
to occur. A Planned Zoning District (PZD) is required if the use is entirely office or
commercial or if the use is a mixture of the three.
• C, 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.
All but about 13 acres of this land has
been developed. Most is active
commercial use with a small amount of
office use. The middle portion of the
‘Shackleford Crossing’ development is
mostly vacant storefronts at this time.
This is primarily the ‘Main Street’ portion
of the development. The ownership of
this land has recently changed. The
new owners are considering various
options for the re-activation of this
portion of the development. The
options do include the possibility of the
inclusion of residential. Therefore, this
portion of the development is
recommended to remain designated for
Mixed Use. The remainder for the
development is built with active
commercial uses. This pattern is likely
to continue for the short and mid-term. Therefore, a change to Commercial (C) for the
eastern edge as well as northern and southern portions of the overall development is
most appropriate.
Area 6: Proposed change is from MX, Mixed Use to STD, Service Trades District
The area is south of the Shackleford Road – Shackleford Pass intersection. Currently
there is an office/warehouse type of development on the land within Area 6. The property
is zoned PCD (Planned Commercial Development) District.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
6
• MX, Mixed Use provides for a
mixture of residential, office and
commercial uses to occur. A
Planned Zoning District (PZD) is
required if the use is entirely office
or commercial or if the use is a
mixture of the three.
• STD, Service 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. A
Planned Zoning District (PZD) is
required for any development not wholly office.
There is an office use and the more ‘typical’ office warehouse showroom type of building
in the change area. This type of building often has some limited retail use or office use
with a warehouse component. The land is developed and not likely to change in the near
or mid-term. The Service Trades District (STD) designation is the most appropriate for
the building form that exists on the land.
Area 7: Proposed change is from MX, Mixed Use to RM, Residential Medium Density
This land is part of a larger ownership. It is located at the southern terminus of Aldersgate
Road. The entire ownership is zoned MF-12 (Multifamily 12 units per acre) District and is
currently wooded. The last proposed development for the area suggested lower density
residential for this land with non-residential and some higher density residential on the
land along Shackleford Road.
• MX, Mixed Use provides for a mixture of residential, office and commercial uses
to occur. A Planned Zoning District (PZD) is required if the use is entirely office or
commercial or if the use is a mixture of the three.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
7
• RM, Residential Medium Density
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 change area is the eastern portion of
the tract. The amendment is consistent
with the existing zoning of the land. The
property owner has proposed two
potential developments on this land. Both
development plans were made prior to
COVID. In both cases the proposal was
to have residential on the eastern portion of the land. Some type of non-residential with
some residential was proposed for the western portion of the ownership. This
amendment is consistent with both the existing zoning pattern and the previous
development proposals put forth by the property owner.
Area 8: Proposed change is from O, Office to STD, Service Trades District
The change site is located along the east side of Shackleford Road, south of the
intersection with Shackleford Pass. Currently the land is undeveloped and wooded. The
site is zoned O-3 (General Office District).
• The O, Office category represents services provided directly to consumers (e.g.,
legal, financial, medical) as well as general offices which support more basic
economic activities.
• STD, Service 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. A Planned Zoning District (PZD)
is required for any development not wholly office.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
8
This land has been zoned for
several decades. The Land
Use Plan had proposed the
lands along Interstate 430 to be
an office park corridor. Since
the 1980s this has slowly been
changing with other uses
replacing office in the corridor.
Office development and
demand has slowed in Little
Rock. Many believe that the
need for office is going to be
less post-COVID. The
office/warehouse/showroom
type of development had
become popular pre-COVID.
There are similar developments
along Shackelford Road near
Colonel Glenn Road and along
Colonel Glenn Road either
side of Interstate 430.
There is an existing
office warehouse/showroom
structure across Shackleford
Road from this site. Service
Trades District (STD) is a flexible type of development. With the land availability and
location of this site, Service Trades District would appear to be an appropriate future
development pattern for this land.
Area 9: Proposed change is from MX, Mixed Use; O, Office; RM, Residential Medium
Density; and RH, Residential High Density to NC, Neighborhood Commercial
Change Area 9 is the four corners of the 36th Street/Shackleford Road intersection.
Currently the northwest corner is shown as Mixed Use (MX). The land is zone C-2
(Shopping Center District), and C-3 (General Commercial District). This northwest
intersection quadrant is all in one ownership. The C-2 land is a half acre. C-3 land is 1.75
acres. This land is partially developed with outdoor storage. The northeast corner of the
intersection is vacant and wooded. The land is zoned O-3 (General Office District). The
Land Use Plan Map shows this quadrant as Office. The southwest corner of the
intersection is vacant and wooded. The land is zoned R-2 (Single Family District). The
Land Use Plan Map shows the area as Residential Medium Density (RM). The southeast
corner of the intersection is vacant and wooded. The land is zoned MF-18 (Multifamily
18 units per acre) District. The Land Use Plan Map shows the land as Residential High
Density (RH).
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
9
• MX, Mixed Use
provides for a mixture
of residential, office
and commercial uses
to occur. A Planned
Zoning District (PZD)
is required if the use
is entirely office or
commercial or if the
use is a mixture of the
three.
• The O, Office
category represents
services provided
directly to consumers
(e.g., legal, financial,
medical) as well as
general offices which
support more basic
economic activities.
• RM, Residential
Medium Density
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.
• RH, Residential High Density accommodates residential development of more
than twelve (12) dwelling units per acre.
• NC, Neighborhood Commercial category includes limited small-scale commercial
development in close proximity to a neighborhood, providing goods and services
to that neighborhood market area.
The 36th Street and Shackleford Road intersection is an Arterial - Arterial intersection.
Major intersections such as this are generally considered appropriate locations for high
intensity uses, such as office, commercial and multifamily. There is a large amount of
commercial use area shown on the Plan Map and zoned to the north along Shackleford
Road. This commercial is more regional in nature. There is still a need for some
neighborhood and service commercial for the residents of the area. The introduction of
the Neighborhood Commercial (NC) designation in this area could help address the need
for service and neighborhood oriented commercial uses. There have been about 600
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
10
residential units added in the area from Bowman Road east beyond John Barrow Road
and from Kanis Road south to Colonel Glenn Road in each of the last two decades. This
would indicate a growing demand for these service types of uses in the general area.
Staff believes it is appropriate to change the land use at this intersection from Mixed Use
(MX) and Office (O) on the north and Residential Medium Density (RM) and Residential
High Density (RH) on the south to Neighborhood Commercial (NC) for the entire
intersection.
Area 10: Proposed change from PK/OS, Park/Open Space to MX, Mixed Use
The change area is located along the
southside of 36th Street at the
Shackleford Pass intersection. Currently
there is a single-family house on this
tract. The tract is mostly outside of the
floodway. The land is zoned R-2 (Single
Family District).
• PK/OS, Park/Open Space
includes all public parks,
recreation facilities, greenbelts,
flood plains, and other designated
open space and recreational
land.
• MX, Mixed Use provides for a
mixture of residential, office and
commercial uses to occur. A
Planned Zoning District (PZD) is
required if the use is entirely office or commercial or if the use is a mixture of the
three.
The Park/Open Space designation in the area reflects the floodway of Panther Branch
Creek. Only a portion of the tract is within the Floodway. The change area is developable
and not within the creek’s floodway. Therefore, it is appropriate to show a different use
classification for this land. The Land Use Plan Map shows Mixed Use (MX) for the
developable land in this area. Staff believes it would be appropriate to also show this
property as Mixed Use (MX) on the Plan Map. The property would have the development
potential of residential, office or commercial or a combination with this designation.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
11
FUTURE LAND USE PLAN RECENT AMENDMENTS:
There have been several Land Use Plan Map amendments since 2000 in the area of this
review.
LU2021-11-02 was approved in August 2021. The request was to change approximately
19 acres from Mixed Use (MX) to Commercial (C). The location was between Interstate-
430 and Shackleford Pass, north of 36th Street.
LU2015-11-01 was approved in July 2015. The request was to change approximately 7
acres from Mixed Use (MX) to Neighborhood Commercial (NC). The location was the
northeast quadrant of the 36th Street – Bowman Road intersection.
LU2007-11-03 was approved in December 2007. The request was to change some 21
acres from Office (O) and Multifamily (MF) to Mixed Use (MX). The location was along
the east side of Shackleford Road north of Shackleford Pass and south of Camp
Aldersgate.
LU2007-11-02 was approved in August 2007. The request was to change some 5.5 acres
from Park/Open Space (PK/OS) to Mixed Office Commercial (MOC). The location was
the northeast corner of where Interstate-430 crosses 36th Street.
LU2004-11-03 was withdrawn in October 2004. The request was to change some 63
acres from Mixed Office Commercial (MOC) to Community Shopping (CS). The location
was between Interstate 430 and Shackleford Road from the Interstate 430 - Shackleford
Road interchange to Shackleford Pass.
LU2004-11-02 was approved in July 2004. The request was to change some 2 acres
from Mixed Use (MX) to Mixed Office Commercial (MOC). The location was on the north
side of 36th Street between Interstate 430 and Bowman Road.
LU2003-11-04 was approved in November 2003. The request was to change an area
from Mixed Office Commercial (MOC) to Service Trades District (STD). The location was
northwest of the 36th Street - Shackleford Road intersection and southwest of Shackleford
Pass - Shackleford Roads intersection.
NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood associations: John Barrow
Neighborhood Association, Kensington Place POA, Woodlands Edge POA and
Sandpiper Neighborhood Association.
Letters were sent to approximately forty (40) property owners in the area in late January
2022. Several responses were received from the property owners by the end of February
2022. Most responses were informational, but two requested their properties not be
included in the package. Both of these were removed from the package.
June 9, 2022
ITEM NO.: 12 (Cont.) FILE NO.: LU2022-11-01
12
Notice of the public hearing was sent May 5, 2022 to thirty-eight (38) property owners and
the area 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: (JUNE 9, 2022)
The item was placed on consent agenda for approval. By a vote of 10 for, 0 against, and
1 vacancy the consent agenda was approved.
June 9, 2022
ITEM NO.: 13
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
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
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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
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
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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.
June 9, 2022
ITEM NO.: 13 (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
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
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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
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
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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.
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
7
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
Chairman Vogel stated the rest of the meeting will be devoted to the discussion of the
Short Term Rental draft ordinance. Jamie Collins, Director of Planning and Development,
addressed the Commission. He reminded the Commission that Staff had conducted
meetings in the community. Staff has now taken the comments received from the
community meetings; via the city website; and from the May Planning Commission
meeting and developed some revisions. One is a change for STR1, where the owner
could live within 1500 feet rather than on the same property. Mr. Collins stated we want
to hear from citizens and Commissioners on the revised draft. Staff will try to address
any concerns and follow-up from that point.
Chairman Vogel said we would hear from those in the room (5-minutes each) then anyone
online who wished to make further comments on the draft. All those in the room indicated
they just wished to listen to the discussion. Antoinette Johnson stated she would address
the commission. Ms. Johnson is a long time Hillcrest resident and vice president of that
organization as well as a current STR host. In Hillcrest there is concerned about losing
historic status. The off-street parking requirement might cause loss of the front yard or
lead to removal of a structure which could affect character. There was discussion on the
parking section of the draft ordinance (page 7). She asked for clarification about the
parking requirement. It was agreed that the rooming house/boarding house requirements
would be used for STRs. The revised section 5 on parking was read. Ms. Johnson had
a question about taxes. Mr. Collins responded that if the provider is collecting the tax,
then the host would not pay the room tax. There would be the additional business license
and the fee to pay for inspections. Ms. Johnson raised the issue about inspections, how
would the city get the staff to do inspections. Mr. Collins stated that is why there is fee in
the draft, to help pay for added staff. (Discussion about alternative staffing to accomplish
ordinance tasks followed.)
Chairman Vogel asked about including in the ordinance the staffing to administer the
ordinance. Mr. Collins stated that a zoning ordinance does not include staffing. That is
a budgeting issue not a zoning issue. Staffing has already been noted as an issue.
(Discussion about staffing and making sure there will be staff to do the work followed.)
The Planning Commission could propose something about staffing. Sherri Latimer, City
Attorney Office, stated staffing should not be in the ordinance, but the issue should be
raised with the Board of Directors. Mr. Vogel stated the Commission needs to be the
advocate to get staffing to administer the ordinance, if it is passed. Discussion about
earmarking the money in the ordinance to fund the staffing needed to administer the
ordinance followed. Commissioner Betton suggested sending a letter from the
Commission about the staffing issue.
Chairman Vogel asked, do the applications really need to move beyond the Planning
Commission, i.e., use the Special Use Permit process for all STRs. There was discussion
about how other jurisdictions review STRs. Mr. Collins believes that there needs to be a
public review, based on Arkansas Law, for any STR request. Some on the Board of
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
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Directors have indicated a desire to see the applications. If the Commission wishes to
have all requests at the Commission level that is the way the draft could be worded.
Discussion about the difference between Planned Zoning Districts and Special Use
Permits followed (one stays with the land the other to the owner). Mr. Collins stated that
the Planned Development could have a section the revotes it. Mr. Monte Moore, planning
staff, stated there could also be a section that says the approval just goes to the owner.
Mr. Vogel stated Planned Zoning District process would add a month or so to the review
timeline. (Discussion about the time interval between the Commission and the Board of
Directors hearing an item followed.)
Commissioner Hodge asked about balancing Homeowners Association/Property Owners
Association (POA) rights versus the ordinance. Mr. Collins stated that the POA rules are
private. The City cannot enforce them. The POA would use the courts to enforced their
rules. The Planning Commission is not bound by the POA rules but may consider them.
Commissioner Hodge asked: If there is a rule that says no businesses, the Commission
could approve the business request, but the POA could still sue to stop the business
based on the POA rules. Mr. Collins stated that was correct.
Commissioner Brooks asked if a Short Term Rental had been approved on a property
could a future owner still do a residence on the land without coming in and getting a
reclassification. Mr. Collins said once the owner sold the land the new owner would have
to ask (go through zoning process) to have a STR.
Chairman Vogel asked about preventing ‘ten STRs on the same block’. Mr. Collins stated
that nothing in the draft would address that. Through the review process it could be
considered by Staff and/or the Commission. Mr. Vogel asked if the number of STRs
within a ‘radius’ of the application could be given as part of the review. Mr. Collins
indicated that could be done.
Commissioner Haynes stated he agreed that we should make this easier. The process
should be with the Commission. To go to the Board just adds steps to the process. We
should be more aggressive and help folks that want to do STRs. STRs are the future, we
should take out the red tape. Chairman Vogel stated he agreed.
Commissioner Brooks agreed with both Commissioners Vogel and Haynes. He stated
reducing the steps is positive. The draft has come a long way and thanked all who have
worked on this draft.
Commissioner Vickers agreed. We need to do right by the city and not have all the red
tape. We should make the process have less steps.
Commissioner Hodge agrees about removing red tape. But the purpose seems to be to
a line STRs with other businesses. We need to be consistent and treat them like we
do other businesses. Ms. Hodge asked if timing has been a problem between the
June 9, 2022
ITEM NO.: 13 (Cont.) STR draft Ordinance
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Commission and Board? Mr. Collins stated that staff processes applications to the next
meeting with all require paperwork. Most cases are processed in approximately a month.
Typically, if it takes longer, it is at the request of the applicant not the city.
Chairman Vogel asked that the most current version of the draft ordinance be placed on
the website. All Commissioners need to review that draft and provide comments to staff.
The goal is to have a vote on the draft at the next meeting. A motion was made to differ
the item to the next meeting. By a vote of 10 for, 0 against and 1 vacancy the motion was
approved.
PLANNING COMMISSION VOTE RECORD
DATE: June 9, 2022 4:0013M
Minutes
Consent Agenda
B,C,U,1,2,3,3.1,4,5,6,7,8,10,12
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BETTON, HAROLD MD
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BROOKS, DERICK
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HART, TODD
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HAYNES, MARLON D.
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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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Open Position
MEMBER
Meeting Adjourned: 6:13 PM
✓AYE 0 NAYE A ABSENT Ab ABSTAIN R RECUSE
June 9, 2022
There being no further business before the Commission, the meeting was adjourned
at 6:13 p.m.
Date
Chairman Secretary