HomeMy WebLinkAboutpc_10 13 2022
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
OCTOBER 13, 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 Latimer
III. Approval of the Minutes of the September 8, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
OCTOBER 13, 2022
OLD BUSINESS:
Item Number: File Number: Title:
A. S-867-O(9)Miramont Circle – Preliminary Plat
West end of Miramont Blvd., West of Chenal Valley Drive
B. Z-9717 Powell Short-Term Rental – PD-C
3 Dove Circle
C. Z-9680-A Rock City Wraps – PD-C
11415 West Markham Street
NEW BUSINESS:
Item Number: File Number: Title:
1. Z-9714 Haynes Bed & Breakfast – Special Use Permit
6901 Shamrock Drive
2. Z-9724 Hobbs Duplex #1 – Conditional Use Permit
1011 S. Woodrow Street
3. Z-9725 Hobbs Duplex #2 – Conditional Use Permit
1021 S. Woodrow Street
4. Z-9726 FT Investments, LLC Beauty Shop – Conditional Use Permit
6105 Father Tribou Street
5. Z-9727 Danforth Accessory Dwelling – Conditional Use Permit
222 Rosetta Street
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
6. Z-6973-I Lots 2 & 3 The Villages at Colonel Glenn – Revised PCD
12121 Colonel Glenn Road
7. Z-9715 August Renewals – Hyde Park Project – PRD
Southeast Corner of W. 26th Street and Jefferson Street
8. LU2022-01 Land Use Plan Amendment – Southeast Extra-Territory
Area
South and East of the City Limits within the Planning
Boundary
October 13, 2022
ITEM NO.: A FILE NO.: S-867-O (9)
NAME: Miramont Circle – Preliminary Plat
LOCATION: West end of Miramont Blvd., West of Chenal Valley Drive.
DEVELOPER:
Potlatch Deltic Real Estate
7 Chenal Club Blvd.
Little Rock, AR 72223
(501) 821-5555
OWNER/AUTHORIZED AGENT:
Potlatch Deltic - (Owner)
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667 (A)
SURVEYOR/ENGINEER:
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667 (A)
AREA: 31.57 acres NUMBER OF LOTS: 60 FT. NEW STREET: 3,300 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Reduced side yard setbacks.
2. Alternative pedestrian circulation system as shown on preliminary plat.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide 31.57 acres into 60 lots for single family residential
development with 3,300 combined linear feet of new streets. The proposed subdivision
will take access from Miramont Road with pedestrian paths connecting to the adjacent
properties and golf course.
B. EXISTING CONDITIONS:
The property 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 abutting the site and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A 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.
2. 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.
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. 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.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
3
5. Provide as-built plans and data entry template of newly installed or modified public
and private stormwater drainage system prior to issuance of the certificate of
occupancy. The as-built plans should contain information as found on the City of Little
Rock website at https://www.littlerock.gov/city-administration/city-
departments/public-works/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.
6. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary analysis
is required showing drainage data for all watercourses entering and leaving the plat
boundaries. The storm drainage analysis shall be prepared in sufficient detail to
illustrate the proposed system’s capability of accommodating storm events as
required by the stormwater management and drainage manual. The preliminary plat
shall also show drainage arrows indicating how drainage arrives at the site and
drainage arrows how it leaves the site post development. Indicate where the storm
sewer pipes are located within the development also. Additionally, provide profile and
cross-sectional views of the detention structure outlet/spillway. Delineation of the
drainage areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all information as
outlined in City Code 31-89.
7. A drainage study showing all hydrologic and hydraulic calculations for the proposed
storm sewer pipe system, detention ponds and underground structures, and inlets is
required. 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). 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.
8. 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.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
4
9. 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).
10. 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.
11. Private access is proposed for this property. In accordance with Little Rock Code
Section 31-207, private streets must be designed and constructed to the same
standard as public streets per City of Little Rock’s Master Street Plan. For a minor
residential street per master street plan, minimum total width required (including curb
& gutter) is 28 feet. Preliminary plat shows 27 feet total width. Revise total street
width to meet master street plan standards or request a variance from this
requirement to Department staff for review.
12. If street lighting is planned to be used, per City Rev. Code 31-403 the Department
requires street lighting plans to be submitted to the Department for review and
approval before filing and recording of the final plat for the subdivision. The street
lighting plans required shall include conduit and pull/junction box locations, street
luminaire locations and mounting heights, wire sizes, current photometric data for
the proposed fixtures, and subdivision street photometrics using the proposed
fixtures that meet AASHTO Roadway Lighting Design Guide standards.
13. Per City Code 31-206 (f), “Property line corners at street intersections shall be
rounded with a radius of at least twenty (20) feet.”
14. Provide typical section(s) for proposed private streets to verify compliance with master
street plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
5
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.
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.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
6
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.
Planning Division: No comment.
H. ANALYSIS:
The applicant proposes to subdivide 31.57 acres into sixty (60) lots for single family
residential development. The property is zoned R-2 and is located east of the Chenal
Valley Drive at the east end of Miramont Blvd. The average lot size is 11,700 square-
feet. The development will include 3,300 linear feet of new private streets. Open
space tracts will be located along the west, north and south perimeters of the
subdivision.
The property currently undeveloped and mostly wooded. The property contains varying
degrees of slope, primarily sloping downward from south to north. The property is bordered
to the east and southeast by the Chenal Valley Golf Course, and by R-2 developments to
the north, south, and west containing single family dwellings.
The subdivision will be developed in two (2) phases with sixty (60) lots averaging 11,700
+/- square feet with 25-foot front building setback lines. The applicant is proposing average
lot sizes that range from 75’x150’ (11,250) feet to 78’x150’ (11,700) feet, which comply with
the minimum lot size requirements.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
7
The applicant proposes to develop the subdivision in two (2) phases as follows:
Phase 1:
Lots 1 – 21, Block 107
Lots 9 – 20, Block 108
Tracts D, E, F and part of G
Phase 2:
Lots 22 – 39, Block 107
Lots 1 – 8, Block 108
Lot 21, Block 108
Tracts A, B, C, and part of G
The applicant is requesting a variance to allow for reduced side yard setbacks of 6-feet for
the lots. Section 36-254 (d) (2) of the City’s Zoning Ordinance requires minimum side
setbacks of ten (10) percent of the average lot width not to exceed eight (8) feet in R-2
zoned property. Staff supports the variance request.
Access to the site will connect to Miramont Blvd. at the northwest central portion of the
development. A new private street (Miramont Circle) will circle the central interior of the
development with a cul-de-sac at the southeast corner. An additional street (Miramont
Court) will extend west at the southwest corner of the development terminating with a cul-
de-sac. Lots 27 through 30 will have access to this minor residential street. The remaining
lots will have access to Miramont Circle which has a sixty-five (65) foot right-of-way which
includes a ten (10) foot utility easement bordering the roadway.
The applicant is proposing 3,300 linear feet of new private streets within the development.
Chapter 31 of the City’s Subdivision Ordinance allows private streets as follows: “Private
streets may be approved by the planning commission to serve isolated developments.
The design standards shall conform to public street standards as specified in this chapter.
Private streets are permissible only in the form of cul-de-sac and short loop streets and
only when it has been determined that these streets can be adequately served by all
public service vehicles. The subdivider shall provide for permanent maintenance of all
private streets in the bill of assurance. This maintenance shall include water lines, fire
hydrants, or other utility facilities.” Staff is supportive of the proposed private street plan.
The proposed primary private street (Miramont Circle) will be gated approximately 150 feet
east of the existing Miramont Blvd. and Miramar Blvd. intersection. A guard house will be
adjacent to the gate and a turnaround area with mail kiosk will be located to the west. The
mailbox kiosk location must be constructed in conformance with USPS and City of Little
Rock design standards and be ADA accessible.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
8
The applicant is requesting a variance to allow for the construction of alternate pedestrian
circulation system outside the street’s right-of-way. The applicant is proposing to provide
paved paths for pedestrians and golf carts connecting to adjacent development streets to
the north and connecting to the Chenal Valley Golf Course existing cart paths to the east
and south. Section 31-175 of the City of Little Rock Subdivision Ordinance requires
sidewalks to be constructed on one (1) side of the proposed streets within this subdivision
as per the City’s Master Street Plan.
A proposed alternate path that will be located within Open Tract “D” along the north
perimeter of the development starting at Miramont Circle and proceeding north between
lots 4 and 5 connecting to Miramar Blvd. to the west, Orle Circle to the north, and the golf
course to the east. A second proposed path will originate at an existing cart path to the
south within the golf course and proceed north through Tract “C” between lots 27 & 28 into
the development crossing Miramont Court. The path continues north through Tract “A”
between lots 30 & 31 connecting to Mirabel Court in the adjacent development to the west.
A third proposed path will begin at the lower southeast portion of Miramont Circle
proceeding due east within Tract “F” between lots 17 and 18 connecting to the existing golf
course cart path system. Staff supports the variance request and believes the path system
follows the general pattern of the surrounding developments in the area and their
connection to the golf course.
The applicant has not submitted the following required information to staff:
1. Storm drainage preliminary analysis showing drainage data for all watercourses
entering and leaving the plat boundaries.
2. Preliminary storm drainage plan incorporating proposed easement dimensions and
typical ditch sections.
3. An analysis of all stormwater conveyance for the one-hundred-year storm event onto,
within and leaving the property.
The additional information is needed so that staff can complete a review of this application.
I. STAFF RECOMMENDATION:
The applicant submitted a letter to staff on August 23, 2022 requesting this application be
deferred to the October 13, 2022 Planning Commission Agenda, so that additional required
information can be provided to staff. Staff supports the deferral request.
October 13, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
9
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff on August
23, 2022, requesting this application be deferred to the October 13, 2022 Planning Commission
Agenda. Staff supports the deferral request. There was no further discussion. The item remained
on the consent agenda and deferred as recommended by staff. The vote was 8 ayes, 0 nays and
2 absent and 1 open position.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on October 3, 2022,
requesting that the application be deferred to the November 10, 2022 Planning Commission
Agenda. Staff supported the deferral request.
The application was placed on the Consent Agenda for deferral to the November 10, 2022
agenda. A motion to approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent
and 1 open position. The application was deferred.
October 13, 2022
ITEM NO.: B FILE NO.: Z-9717
NAME: Powell Short-Term Rental – PD-C
LOCATION: 3 Dove Circle
DEVELOPER:
Petite Powell (Owner)
3 Dove Circle
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Petite Powell (Owner)
3 Dove Circle
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.28 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.28-acre property located at 3 Dove Circle from R-2 to
PD-C to allow use of the property as a Short-Term Rental with a maximum stay of fourteen
(14) days. The owner will not reside in the residence. The entire residence will be rented
as one (1) unit.
October 13, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9717
2
B. EXISTING CONDITIONS:
The 0.28-acre property is located just north of I-630 between Princess Drive to the north
and Marguerite Lane to the south. It contains a one-story brick structure with open carport.
A driveway extends from Dove Circle which provide three (3) parking spaces. The property
is surrounded by R-2 zoning all directions. There are no existing commercial zoning or
uses located within the surround area.
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.
October 13, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9717
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code.
Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-
1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
October 13, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9717
4
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning District. The Land Use
Plan shows Residential 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 R-2, Single Family District to Planned Commercial Development (PCD) District
to allow for use of the house as a Short Term Rental.
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 is a developed single-family subdivision with a zoning of R-2,
Single Family District.
Master Street Plan: Dove Circle 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: There are no existing historic sites on, or in proximity to, this
land.
H. ANALYSIS:
The applicant proposes to rezone the 0.28-acre property located at 3 Dove Circle from R-
2 to PD-C to allow use of the property as a short-term rental with a maximum stay of
fourteen (14) days. The owner will not reside in the residence and the entire residence will
be rented as one (1) unit.
The 0.28-acre property is located just north of I-630 between Princess Drive to the north
and Marguerite Lane to the south. The property contains a 1,069 square foot, one-story
October 13, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9717
5
brick structure with three (3) bedrooms. There is an existing shed located in the northwest
portion of the property and will continue to be used for storage only.
A driveway extends from Dove Circle which provides three (3) parking spaces. Staff feels
the parking is sufficient to serve the proposed use.
The applicant notes that meals will not be provided to guests and standard trash pick-up
will be through the City of Little Rock trash collection.
The applicant is not proposing any signage at this time. Any signage must comply with
Section 36-551 of the City’s Zoning Ordinance (signs permitted in residential one – and
two-family zones).
The applicant provided responses and additional information to all issues raised during
staff’s review of the application. The applicant is requesting no variances with the PD-C
zoning.
Staff does not support the requested PD-C rezoning. Staff does not believe the request is
reasonable and that the proposed commercial use is not appropriate for this location. The
property is designated as “RL” Residential Low Density on the City’s Future Land Use Plan
and is bordered in all directions by single family homes. Staff feels that the introduction of
a commercial short-term rental will be out of character with the overall area at this time.
Staff believes that this type of short-term rental would be more appropriately located on the
outer edge of a single-family subdivision, in a more transitional area, and not in the center
of a single-family neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C zoning request.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant failed to send the required notices
to surrounding property owners. Therefore, staff recommended the application be deferred to the
October 13, 2022 agenda. There was no further discussion. The item remained on the consent
agenda and deferred as recommended by staff. The vote was 8 ayes, 0 nays and 2 absent and
1 open position.
October 13, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9717
6
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Petite Powell was present, representing the application. There were two (2) objectors present.
Staff presented the application with a recommendation of denial.
Petite Powell addressed the Commission in support of the application. She noted that she did
not understand staff’s recommendation of denial.
Commissioner Brooks asked Ms. Powell if she lived in the neighborhood. Ms. Powell noted that
she would soon be moving to Baltimore, MD. Commissioner Brooks asked if notices to
surrounding property owners was completed. Ms. Powell noted that notices were sent as
required.
Makesha Wood addressed the Commission in opposition. She stated that she lived next door to
3 Dove Circle. She stated that a short-term rental was not appropriate for this location. She
expressed concerns with safety, traffic and property values. She also stated that it was a concern
that Ms. Powell was moving out of the state.
Mary Julia Hill also spoke in opposition, representing the Briarwood Neighborhood Association.
She stated that all of the surrounding neighbors were opposed to the short-term rental use. She
explained that crime had decreased in the neighborhood. She stated that there were enough
rental properties in the neighborhood.
Commissioner Brooks asked how many short-term rentals were in the neighborhood. Ms. Hill
noted that there were three (3).
Commissioner Brooks asked Ms. Powell if she had a plan if emergencies occurred at the proposed
short-term rental. Ms. Powell explained that she had relatives that lived in the city who would
have access to the residence.
There was a motion to approve the application, subject to all staff comments and conditions,
except the recommendation of denial. The motion failed by a vote of 4 ayes, 6 nays, 0 absent
and 1 open position. The application was denied.
October 13, 2022
ITEM NO.: C FILE NO.: Z-9680-A
NAME: Rock City Wraps – 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.
BACKGROUND:
On June 9, 2022, the Planning Commission approved a request by the applicant to withdraw
their petition to rezoning of this 0.34-acre property from C-3 to
"PD-C" Planned Development – Commercial.
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
2
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 business (Rock City Wraps) with outdoor
display.
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:
1. Markham Street is classified as a minor arterial per City’s Master Street Plan.
Therefore, dedicate 45 feet of total right of way from centerline of Markham Street per
master street plan.
2. Provide finished floor elevation (FFE) for all buildings on site plan and grading and
drainage plans.
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. 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.
5. 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.
6. Any infrastructure within public right of way that is currently damaged or damaged
during construction will be repaired or replaced at developer’s expense before a final
certificate of occupancy can be released for the building. This includes but not limited
to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps,
storm drainage infrastructure, or concrete driveway aprons. All work within the public
right-of-way shall conform to City of Little Rock Public Works Standard Details and
ADA accessibility requirements.
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
3
7. Provide accessible route from the public right of way to the proposed
building entrance in accordance with 2012 Arkansas Fire Prevention Code Section
1104.1.
8. 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.
9. Does proposed accessible parking stall and aisle meet Arkansas accessibility
standards?
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:
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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
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
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
4
exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds
10 percent, approval will be denied and the applicant must submit request to be
reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or
portions of buildings hereafter constructed shall be accessible to fire department apparatus
by way of an approved fire apparatus access road with an asphalt, concrete or other
approved driving surface capable of supporting the imposed load of fire apparatus weighing
at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of fire
apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities
having a gross building area of more than 62,000 square feet shall be provide with two
separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that have
a single approved fire apparatus access road when all building are equipped throughout
with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be
placed a distance apart equal to not less than one half of the length of the maximum overall
diagonal dimension of the lot or area to be served, measured in a straight line between
accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
D105.1 Where Required. Where the vertical distance between the grade plane and the
highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be
provided. For the purposes of this section the highest roof surfaces shall be determined
by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall,
or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with
of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
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.
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
5
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 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.
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
6
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. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that abuts
adjoining property, or the right-of-way of any street. This strip shall be at least nine
(9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every
thirty (30) linear feet of perimeter planting strip.
4. 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.
5. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
6. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
7
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 C-3, General Commercial District to
PCD, Planned Commercial Development District to allow the uses of vehicle
repairs/modifications and outdoor display on this property.
Surrounding the application area, the Land Use Plan shows Commercial (C) east, north,
and west of the application area. Across Rock Creek, to the south, the Land Use Plan
shows Residential Low Density (RL). 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 land surrounding the applicant area is zoned C-3,
General Commercial District, to the east, north, and west. This land has various retail
commercial uses including stand-alone businesses, auto related retail, restaurants and
retail centers. 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. To the south is R-2, Single-Family District zoned land with a developed
single-family subdivision.
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 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 business (Rock City Wraps) with outdoor
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
8
display. According to the applicant, the business focuses primarily on the “restyling of
automobiles”, and services are performed inside a climate-controlled facility. The proposed
retail hours of operation will be from Monday through Saturday, 8:00 am to
5:00 pm. Work on vehicles is performed 24 hours per day.
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 enclosed for vehicle workshop areas. 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 is located within a fully developed area of West Markham Street and is primarily
surrounded by C-3 zoned properties on all sides with Rock Creek on the south perimeter.
The creek abuts an R-2 zoned residential area to the south.
The applicant proposes to demolish the existing structure and construct a new building.
The site plan shows the new 5,525 square foot (65 feet by 85 feet) structure centered on
the site. The applicant notes that the new structure will be approximately twenty-four (24)
feet in height and have corrugated or decorative metal exterior finish materials. The site
plan shows the new structure setback from the property lines a minimum of 25 feet on the
south, 45 feet on the north, 7 feet on the east, and 17 feet on the west.
The applicant proposes a rotating vehicle display trailer (for completed vehicles) along the
northwest side of the parking lot bordering West Markham. According to the applicant the
auto turntable is used to showcase completed vehicles and create marketing videos with
the vehicle rotating. The display trailer and has been placed (parked) on the site without
seeking permit or variance request from the city prior to placement.
The site currently has (14) parking spaces along the north and west sides of the
property. The proposed site plan shows removal of all parking spaces along the west
side of the site and reconfiguring of the existing spaces along the north perimeter of
the property. The reconfigured spaces include eight (8) parking spaces total including
one (1) handicap space, and one (1) space containing a rotating vehicle display trailer
at the north corner adjacent to the main access drive to Markham Street. The proposed
parking reconfiguration includes eight (8) spaces which is less than the typical required
minimum of 27 spaces per Section 36-502 (3) (g) of the City’s Zoning Ordinance. Staff
believes the proposed number of parking spaces for the site is not sufficient for the
proposed use.
A two-lane access drive exists at the northwest corner of the site from West Markham
Street and circles the building. The drive connects to the existing drive through canopy
lanes on the east and west sides of the structure. The access drive continues along the
south boundary of the property connecting with the adjacent commercial properties to the
east and west sides. The drive acts as cross access between this property and the
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
9
properties to the east and west, allowing access to the traffic light located on Markham
Street to the east. Cross access easements are platted along the east and west property
lines. The proposed site plan shows use of the existing paved drives and parking along
West Markham Street.
The site plan shows an existing dumpster enclosure at the southwest corner of the
property. The dumpster area must be screened as per Section 36-523 (d) of the City’s
Zoning Ordinance.
No new site lighting is proposed. Any new site lighting will be low level and directed away
from adjacent properties.
No signage is proposed for the site. Any new signage must comply with Section 36-555 of
the City’s zoning ordinance. (Signs allowed in commercial zones).
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 proposed reduction in overall
parking spaces leaves very little area for staff or vehicles awaiting service.
The proposed parking on the site is well under the minimum number of parking spaces
typically required for this type of use. Of the six (6) other commercial properties located
within the relatively small commercial area along the south side of West Markham Street,
between the Entergy sub-station (east) and the Rock Creek intersection with West
Markham Street (west), three (3) of these properties currently have existing auto service
type uses, with the easternmost property containing a large auto service mall type
development (carwash, detailing, dent/damage repair, auto rental, collision center and an
auto tune-up shop). Staff believes that there are enough auto service-related uses within
this small commercial area. The proposed use will only add to the proliferation of existing
auto service uses. Staff believes this small property is better suited for a small retail or
office/bank type use. Additionally, the applicant has begun and continued construction on
the existing building, including electrical work, without obtaining a building permit.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C rezoning.
PLANNING COMMISSION ACTION: (AUGUST 11, 2022)
The applicant was not present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant failed to send
required notifications to surrounding property owners. Therefore, staff recommended the
application be deferred to the September 8, 2022 agenda. There was no further discussion. The
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
10
item remained on the consent agenda and deferred as recommended by staff. The vote was
9 ayes, 0 nays and 1 absent and 1 open position.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant failed to send the required notices
to surrounding property owners. Therefore, staff recommended the application be deferred to the
October 13, 2022 agenda. There was no further discussion. The item remained on the consent
agenda and deferred as recommended by staff. The vote was 8 ayes, 0 nays and 2 absent and
1 open position.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Scott Wallace was present, representing the application. There were no objectors present. Staff
presented the application with a recommendation of denial.
Scott Wallace addressed the Commission in support of the application. He presented hand-out
materials to the commissioners. He explained that there were closed branch bank facilities in the
general area. He explained that he has been operating at this location as a sign company and not
just a vehicle wrap company. He noted that he recently added the vehicle turntable/display to the
property. He noted that the vehicle turntable/display would only be used on the site about one-
third of the year.
The use of the vehicle turntable/display was briefly discussed. In response to a question from the
Commission, Mr. Wallace stated that the vehicle turntable/display did not create a sight-distance
problem.
Commissioner Hart noted that the proposed use seemed to be a good fit for the area and noted
support of the application.
There was a brief discussion related to the parking on the site and Mr. Wallace’s parking needs.
Mr. Wallace made additional comments in support of the application.
Commissioner Brooks asked about where vehicles were parked when the business was closed.
Mr. Wallace noted that vehicles remained in the building until picked up by customers.
Commissioner Latture noted that he did not support the application because the proposed use did
not fit on the small site, the proposed use did not have enough parking and that the applicant had
not obtained building permits.
October 13, 2022
ITEM NO.: C (Cont.) FILE NO.: Z-9680-A
11
There was a motion to approve the application, subject to all staff comments and conditions, except
the recommendation of denial. The motion passed by a vote of 8 ayes, 2 nays, 0 absent and
1 open position. The application was approved.
October 13, 2022
ITEM NO.: 1 FILE NO.: Z-9714
NAME: Haynes Bread and Breakfast – Special Use Permit
LOCATION: 6901 Shamrock Drive
DEVELOPER:
Karen and James R. Haynes, III
6901 Shamrock Drive
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Karen and James R. Haynes, III (Owner/Applicant)
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.19 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None Requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Special Use Permit to allow use of the existing two-story,
single-family residence located at 6901 Shamrock Drive as a Bed and Breakfast with a
maximum stay of fourteen (14) days. The owner will reside at the residence and utilize no
more than one (1) bedroom as a bed and breakfast rental unit.
B. EXISTING CONDITIONS:
The property contains an existing two-story, 2,778 square foot single-family residence
located within the Shannon Hill East Addition. A driveway extends from Shamrock Drive to
an open carport which provides ample parking. The property is surrounded by R-2 zoning
in all directions.
October 13, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-9714
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.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
October 13, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-9714
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 received.
H. ANALYSIS:
The applicant is requesting a Special Use Permit to allow use of the existing two-story,
single-family residence located at 6901 Shamrock Drive as a Bed and Breakfast with a
maximum stay of fourteen (14) days. The owner will reside at the residence and utilize no
more than one (1) bedroom as a bed and breakfast rental unit. The rental unit will include
one bedroom, one full size bathroom and living area. The applicant notes that there are
two entrances leading into the rental space, with one being a wooden door and the other
being a sliding glass door opening up into the patio area.
The proposed use of the property will conform to the following sections of the City’s Zoning
Ordinance as adopted by the Board of Directors on September 6, 2005.
Section 36-54 (e) (1) (a-d) of the City’s Zoning Ordinance provides the following provisions
for Bed and Breakfast Hotels:
a) The occupancy fee may include a continental breakfast (coffee, juice, and pastry) to be
served to paying guests with no full meals.
b) The owner must provide one (1) paved off-street parking space per guest room and one
(1) additional for the residence use.
c) Allowable signage is that permitted by the single-family residential standard.
d) No receptions, private parties or tours for a fee are allowed.
Section 36-3 Same – Uses
Bed and Breakfast house means an owner-occupied single-family residence which
contains not more than five (5) guest rooms which for a fee may be occupied by a guest
for no longer than fourteen (14) consecutive days. This activity must obtain a special use
permit in the permitted districts of R-1, R-2, and R-3 single family and R-4 two family
districts.
The applicant agrees to comply with all conditions of the City’s Zoning Ordinance for the
proposed use.
October 13, 2022
ITEM NO.: 1 (Cont.) FILE NO.: Z-9714
4
Staff does not support the requested Special Use Permit (SUP) to allow a Bed and
Breakfast at 6901 Shamrock Drive. The property is surrounded by R-2 zoning in all
directions. There are no existing commercial zoning or uses located within the surrounding
area. The nearest non-residential use is located approximately 1,442 feet along N.
McKinley Street. Staff believes that the proposed occupancy will create an increase in
vehicular and pedestrian traffic and will have an adverse impact on the immediate area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested Special Use Permit.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on September 30,
2022, requesting that the application be deferred to the November 10, 2022 Planning Commission
Agenda. Staff supported the deferral request.
The application was placed on the Consent Agenda for deferral to the November 10, 2022
agenda. A motion to approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent
and 1 open position. The application was deferred.
October 13, 2022
ITEM NO.: 2 FILE NO.: Z-9724
NAME: Hobbs Duplex # 1 – Conditional Use Permit
LOCATION: 1011 South Woodrow Street
DEVELOPER:
Brittany Hobbs (Owner)
YSD Design and Development
2019 South Gaines Street
Little Rock AR 72206
(334) 220-8073
OWNER/AUTHORIZED AGENT:
Brittany Hobbs (Owner)
YSD Design and Development
2019 South Gaines Street
Little Rock AR 72206
(334) 220-8073
SURVEYOR/ENGINEER:
Lofton Engineering Inc.
15415 Oakcrest
Little Rock, AR 72206
(501) 888-5232
AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
No variances requested
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the development of the R-3
zoned property at 1011 South Woodrow Street for a duplex.
October 13, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9724
2
B. EXISTING CONDITIONS:
The property is currently vacant and contains the remains of an existing driveway from a
razed structure.
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. Edge of each new driveway shall be a minimum of five feet from property line per
City Rev. Code 30-43 (2) (a).
2. Driveways shall be constructed in accordance with City of Little Rock (CLR) Standard
Details PW-30, PW-31, PW-40, and City Rev. Code 31-210.
3. Residential structure shall meet drainage requirements around the structure per City
adopted codes as outlined in City Code 8-2.
4. Dimension from property line to edge of each driveway shall be shown on the site
plan. Per previous comment #1, edge of each driveway shall be 5 feet from property
line.
5. Show proposed driveway width on site plan for each driveway. Each driveway shall
be at least 10 feet wide per City standard detail PW-30.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No Comments Received
Entergy: No Comments Received.
CenterPoint Energy: No Comments Received.
AT & T: No Comments Received.
Central Arkansas Water: No Comments Received.
Fire Department:
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
October 13, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9724
3
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.
Parks and Recreation: No Comments Received
County Planning: No Comments Received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments Received
Landscape: No Comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments Received
Planning Division: No Comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of a one
(1) story duplex structure at 1011 South Woodrow Street. The property is currently
undeveloped and mostly grass covered.
The property is comprised of approximately 5,500 square feet of lot area (0.15 acre) being
the north 55 feet of lots 1 and 2, Block 11, Roots and Coy Addition.
The applicant proposes to construct a one (1) story duplex structure with 1,900 square feet
in area. It will be a wood-frame structure, with a mixture of metal and stone siding, with
single slope shed roofs.
October 13, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9724
4
The duplex structure will be located 25 feet back from the front (west) property line,
5.0 feet from the north and south side property lines and over 30 feet back from the rear
(east) property line. All proposed setbacks will conform with Section 36-255 (R-3 zoning
standards) of the City’s Zoning Ordinance. The building height will not exceed 35 feet.
The applicant is proposing a paved parking area to be located within the rear yard area to
accommodate up to three (3) vehicles, between the duplex structure and the east property
line. The paved area will connect to enclosed garages (one per each unit) on the east
side of the structure. The parking area will take access from a new paved driveway along
the north perimeter of the property within an existing alleyway running from east to west
connecting to South Woodrow Street. Section 36-502 requires a minimum of (1.5) parking
spaces per each unit within the duplex. The parking as proposed will comply with
ordinance requirements.
No fencing is proposed for the development.
No dumpster is proposed for the site and trash will be collected using standard City of Little
Rock garbage collection.
There is no signage proposed for the development.
Any 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 duplex structure located at 1011 South Woodrow Street is an
appropriate use for this property. The duplex structure will only be a minor increase in the
original platted density for this property. The proposed duplex structure will not be out of
character with the general area. Other duplex structures are located throughout the
neighborhood.
Staff believes the proposed duplex will have no adverse impact on the neighborhood or
surrounding uses. The applicant is requesting no variances with the proposed
development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E, and the
staff analysis, and the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
The applicant was present. There were no objectors present. Staff presented the application with
a recommendation of approval as noted in the “staff recommendation” above. There were no
further discussion. The application was placed on the Consent Agenda for approval. A motion to
October 13, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-9724
5
approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position.
The application was approved.
October 13, 2022
ITEM NO.: 3 FILE NO.: Z-9725
NAME: Hobbs Duplex # 2 – Conditional Use Permit
LOCATION: 1021 South Woodrow Street
DEVELOPER:
Brittany Hobbs (Owner)
YSD Design and Development
2019 South Gaines Street
Little Rock AR 72206
(334) 220-8073
OWNER/AUTHORIZED AGENT:
Brittany Hobbs (Owner)
YSD Design and Development
2019 South Gaines Street
Little Rock AR 72206
(334) 220-8073
SURVEYOR/ENGINEER:
Lofton Engineering Inc.
15415 Oakcrest
Little Rock, AR 72206
(501) 888-5232
AREA: 0.10 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the development of the R-3
zoned property at 1021 South Woodrow Street for a duplex.
October 13, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9725
2
B. EXISTING CONDITIONS:
The property is currently vacant and contains the remains of an existing driveway from a
razed structure.
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. Edge of each new driveway shall be a minimum of five feet from property line per City
Rev. Code 30-43 (2) (a).
2. Driveway shall be constructed in accordance with City of Little Rock (CLR) Standard
Details PW-30, PW-31, PW-36, and City Rev. Code 31-210.
3. Staff will not support driveway access from S. Woodrow St. Property driveway
access needs to be on W. 11th Street with a wider driveway width (maximum 20 feet
allowed per City Code) to accommodate two rows of vehicle parking to meet parking
requirements per City zoning codes.
4. Residential structure shall meet drainage requirements around the structure per City
adopted codes as outlined in City Code 8-2.
5. Dimension from property line to edge of each driveway shall be shown on the site
plan. Per previous comment #1, edge of each driveway shall be 5 feet from property
line.
6. Previous comment #2 still applies and was not addressed concerning the proposed access
on S. Woodrow St. Staff will not support access from S. Woodrow St.
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:
October 13, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9725
3
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.
Parks and Recreation: No Comments Received.
County Planning: No Comments Received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No Comments Received.
Landscape: No Comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comments Received.
Planning Division: No Comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of a one
(1) story duplex structure at 1021 South Woodrow Street. The property is currently
undeveloped and mostly grass covered.
October 13, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9725
4
The property is comprised of approximately 4,250 square feet of lot area (0.10 acre) being
the south 85 feet of lots 1, Block 11, Roots and Coy’s Addition.
The applicant proposes to construct a two (2) story duplex structure with 1,700 square feet
in area. It will be a wood-frame structure, with a mixture of metal and stone siding, with
single slope shed roofs.
The duplex structure will be located 25 feet back from the front (south) property line, 5.0
feet from the east and west side property lines and 25 feet back from the rear (north)
property line. All proposed setbacks will conform with Section 36-255 (R-3 zoning
standards) of the City’s Zoning Ordinance. The building height will not exceed 35 feet.
The applicant is proposing a paved driveway for each unit to accommodate up to two (2)
vehicles each, connecting to enclosed garages (one per each unit) on the south side of the
structure. The paved drive will extend south to West 11th Street. Section 36-502 requires a
minimum of (1.5) parking spaces per each unit within the duplex. The parking as proposed
will comply with ordinance requirements.
No fencing is proposed for the development.
No dumpster is proposed for the site and trash will be collected using standard City of Little
Rock garbage collection.
There is no signage proposed for the development.
Any 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 duplex structure located at 1021 South Woodrow Street is an
appropriate use for this property. The duplex structure will only be a minor increase in the
original platted density for this property and will not be out of character with the general
area. Other duplex structures are located throughout the neighborhood.
Staff believes the proposed duplex will have no adverse impact on the neighborhood or
surrounding uses. The applicant is requesting no variances with the proposed
development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E, and the
staff analysis, and the agenda staff report.
October 13, 2022
ITEM NO.: 3 (Cont.) FILE NO.: Z-9725
5
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
The applicant was present. There were no objectors present. Staff presented the application with
a recommendation of approval as noted in the “staff recommendation” above. There were no
further discussion. The application was placed on the Consent Agenda for approval. A motion to
approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position.
The application was approved.
October 13, 2022
ITEM NO.: 4 FILE NO.: Z-9726
NAME: FT Investments, LLC Beauty Shop – Conditional Use Permit
LOCATION: 6105 Father Tribou Street
DEVELOPER:
Grant M. Cox (Agent)
111 Center Street, Suite 1900
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
FT Investments, LLC (Owner)
6105 Father Tribou Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Trotter Surveying
18640 Congo Ferndale Road
Little Rock, AR 72210
AREA: 0.43 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04
CURRENT ZONING: O-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow for a
barber/beauty/esthetician shop within the existing multi-tenant building on the O-3 zoned
property located at 6105 Father Tribou Street.
B. EXISTING CONDITIONS:
The property contains an existing two-story building. The first floor contains commercial,
and office uses with multiple tenant spaces. The second floor contains several residential
apartments. Commercial, office and multi-family uses are located east, west and south of
October 13, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9726
2
the site. R-6 zoning is also located west of site. The Roman Catholic Diocese (Catholic
High School) is located on the north side of Father Tribou Street.
Paved parking is located on the north and south sides of the building. An access drive
from Father Tribou Street is located at the northeast corner of the property. There is shared
paved parking with the adjacent property to the west.
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:
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
October 13, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9726
3
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow for a barber/beauty use
(Airbronze Sunless Studio) within the existing multi-tenant building on O-3 zoned property
located at 6105 Father Tribou Street. The applicant will occupy a portion of the first floor
which contains barber/beauty related services. The existing salon (Salon Artistry) occupies
the eastern portion of the first floor and is not associated with this application. The second
floor contains several residential units.
The applicant provided the following information regarding the building layout and current
uses:
1. Pursuant to Pulaski County Assessor, the total area of the existing building is
approximately 7,600 square feet. 4,100 square feet on the first floor and 3,500
square feet on the second floor.
2. List of existing uses and building area:
• There are seven commercial units on the first floor and seven residential units
on the second floor.
• 1 of the commercial units is used as a psychologist’s office.
• 2 of the commercial units are combined for use as a hair salon.
• 4 of the commercial units are combined for use of a tanning salon.
• Each of the units is approximately 585.71 square feet in area.
• Psychologist’s office: approx. 585.71 sq. ft.
• Salon Artistry: approx. 1,171.42 sq. ft.
• Airbronze Sunless Studio: approx. 2,340.00 sq. ft.
October 13, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9726
4
The proposed barber/beauty shop (Airbronze Sunless Studio) will have five (5) employees.
The proposed hours of operation will be from 10:00am to 6:00pm Monday through
Thursday and 10:00am to 3:00pm on Saturday.
Paved parking is located on the north and south sides of the building. An access drive
from Father Tribou Street is located at the northeast corner of the property. Shared paved
parking also exists between the buildings with the adjacent property to the west.
Section 36-502 of the City’s Zoning Ordinance requires a minimum of
twenty-three (23) parking spaces for the proposed use. A total of thirty (30) parking spaces
exist on the north and south sides of the building. The existing parking complies with
ordinance standards.
The applicant not proposing any new signage at this time. Any new signage must comply
with Section 36-553 of the City’s Zoning Ordinance (signs permitted in office and
institutional and zones).
Any new site lighting must be low-level and directed away from adjacent properties.
The applicant notes that a dumpster on the site will be utilized for garbage collection.
To staff’s knowledge, there are no outstanding issues associated with this application. The
applicant has done a good job in addressing issues raised by staff during review of this
application. The proposed barber/beauty use will not be out of character with the mixture
of uses within this general area along Father Tribou Street. The proposed use should have
no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow a barber/beauty use on the
O-3 zoned property at 6105 Father Tribou Street, subject to compliance with the comments
and conditions outlined in paragraph E, and the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
The applicant was present. There were no objectors present. Staff presented the application with
a recommendation of approval as noted in the “staff recommendation” above. There were no
further discussion. The application was placed on the Consent Agenda for approval. A motion to
approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position.
The application was approved.
October 13, 2022
ITEM NO.: 5 FILE NO.: Z-9727
NAME: Danforth Accessory Dwelling – Conditional Use Permit
LOCATION: 222 Rosetta Street
DEVELOPER:
Chris and Laura Danforth (Owner)
222 Rosetta Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Chris and Laura Danforth (Owner)
222 Rosetta Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Trotter Surveying
18640 Congo Ferndale Road
Little Rock, AR 72210
AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow f or the removal of a detached
garage and to replace it with a 480 square foot accessory dwelling for a family member at
an R-3 zoned property at 222 Rosetta Street.
B. EXISTING CONDITIONS:
The property contains an existing two-story residential structure, with a detached garage
located at the northwest corner of the property. There is alley access to the rear of the
property on the western side, and a stone retaining wall / chain link fence which borders
the property line to the north. The property also features a 200 square foot brick patio
October 13, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9727
2
between the main structure and the ancillary structure. A parking pad for two vehicles is
located on the north side of the property.
The surrounding area are all single-family residences, which also have an R-3 zoning
classification.
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:
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.
October 13, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9727
3
F. Parks and Recreation: No comments received.
County Planning: No comments received.
G. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
H. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
I. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow f or the removal of a detached
garage and to replace it with a 480 square foot accessory dwelling for a family member at
an R-3 zoned property at 222 Rosetta Street. The applicant notes that the accessory
dwelling will only be used by a family member, and that the structure will not be rented.
The exterior of the proposed accessory dwelling will be constructed to match the principle
structure. The construction will include wood siding and architectural shingles, with colors
similar to the principal structure.
The proposed accessory dwelling will occupy approximately 29.2 percent of the required
rear yard area (rear 25 feet of the site). According to Section 36-156 (a) (2) c. of the City’s
Zoning Ordinance, accessory structures in the R-3 zoning district may occupy not more
than 30 percent of the required rear yard area. If the applicant plans to add and additional
accessory structure within the required rear yard area in the future, a variance request for
increased rear yard coverage must be reviewed and approved by the City’s Board of
Adjustment.
The property contains an existing two-story residential structure, with a detached garage
located at the northwest corner of the property. There is alley access to the rear of the
property on the western side, and a stone retaining wall / chain link fence which borders
the property line to the north. The property also features a 200 square foot brick patio
between the main structure and the ancillary structure. A parking pad for two vehicles is
located on the north side of the property.
The surrounding area are all single-family residences, which also have an R-3 zoning
classification.
October 13, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-9727
4
Section 36-502 of the City’s Zoning Ordinance requires the following with respect to
accessory dwellings:
“(3) In the R-2 and R-3 districts, one (1) of the dwelling units
Must be occupied by the landowner.”
The site conforms with this requirement.
As noted above, there is a parking pad for two (2) vehicles which can be accessed at the
northeast corner of the property. Section 36-502 of the City’s Zoning Ordinance requires a
minimum of two (2) parking spaces for the two (2) dwellings. The site conforms with this
requirement. Staff’s condition regarding access to the property is they shall not access the
accessory dwelling unit from the alley to the west.
The applicant provided responses and additional information, including an adjustment to
the site plan, to all issues raised during staff’s review. To staff’s knowledge, there are no
outstanding issues with the proposal.
Staff is supportive of the requested CUP to allow the removal of the detached garage and
the construction of an accessory dwelling unit on the R-3 zoned property at 222 Rosetta
Street. Staff views the request as reasonable and believes the proposed accessory
dwelling will have no adverse impact on the general area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions as noted in paragraph E., and the staff analysis of the agenda
staff report.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
The applicant was present. There were no objectors present. Staff presented the application with
a recommendation of approval as noted in the “staff recommendation” above. There were no
further discussion. The application was placed on the Consent Agenda for approval. A motion to
approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position.
The application was approved.
October 13, 2022
ITEM NO.: 6 FILE NO.: Z-6973-I
NAME: Lots 2 & 3 – The Villages at Colonel Glenn – Revised PCD
LOCATION: 12121 Colonel Glenn Road
DEVELOPER:
Riverside Properties, LLC (Owner)
PO Box 3157
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
Tim Daters (Agent)
White –Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White –Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to amend the previously approved PCD zoning to expand the parts
storage area and service bay to the existing Subaru Dealership located at 12121 Colonel
Glenn Road. The expansion will include thirty-eight (38) new service stalls and one (1) new
tire service stall. All other aspects of the previously approved PCD will remain unchanged.
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
2
B. EXISTING CONDITIONS:
The property contains an existing 22,121 square foot auto dealership and carwash located
in the south west portion of the site. The site lies west of Interstate 430 and north of
David O. Dodd Road. An existing access drive along Colonel Glenn Road provides access
to a parking lot from the north. A second access drive is located along Lawson Road in the
western portion of the property. Planned developments, C-3 and C-4 zoning and uses exist
in all directions. R-2 zoning abuts the site to the west.
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.
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
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.
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
4
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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and buffer
ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area that abuts
adjoining property, or the right-of-way of any street. This strip shall be at least nine (9)
feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty
(30) linear feet of perimeter planting strip.
3. Screening requirements will need to be met for the vehicular use areas adjacent to
street 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. 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.
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
5
5. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square feet
for developments with one hundred fifty (150) or fewer parking spaces. Interior islands
must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included
in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
6. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments Received.
Planning Division:
The request is in the 65th Street West District. The Land Use Plan shows Commercial (C)
and Mixed Office and Commercial (MOC) 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 Mixed Office and Commercial
(MOC) category provides for a mixture of office and commercial uses to occur. Acceptable
uses are office or mixed office and commercial. The application is a revision to an existing
Planned Commercial Development (PCD) District to allow for expansion of a car
dealership.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
northeast and southeast (across Bowman Road and David O Dodd Road respectively).
The Mixed Office and Commercial (MOC) designation is shown to the north (across
Colonel Glenn Road) and to the southwest. Office (O) is shown on the Plan to the south
(across David O Dodd Road). To the west (across Lawson R oad) the Plan shows Service
Trades District (STD). 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. To the northeast is land zoned C-3, General Commercial District. This is the
location of Baptist College of Nursing. To the southeast is land zoned C-4, Open Display
Commercial District and C-3, General Commercial District. There are several car
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
6
dealerships and a movie theater on this land. The Mixed Office and Commercial (MOC)
category provides for a mixture of office and commercial uses to occur. Acceptable uses
are office or mixed office and commercial. To then north is an office warehouse/showroom
development with a zoning of Planned Office Development (POD) District. To the
southwest is a mostly wooded tract with a zoning of Planned Commercial Development
(PCD) District. 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. To the south (across David O Dodd Road) is land zoned O-3, General
Office District. There is a rehabilitation center and a dentist office on this land. The Service
Trades District (STD) 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. To the west, across Lawson Road, is a Planned Development
Commercial (PDC) District zoned area with a contracting company. There is also land
zoned R-2, Single Family District with single-family houses on the lots.
Master Street Plan: To the north is Colonel Glenn Road, it is shown as a Principal Arterial
on the Master Street Plan. To the east and southeast is David O Dodd Road, it is shown
as a Minor Arterial on the Master Street Plan. To the west is Lawson Road, it is a Local
Street on the Master Street Plan. A Principal Arterial serves through traffic and connects
major traffic generators or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn
Road since it is a Principal Arterial. 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 David O Dodd Road since it is a Minor Arterial. The primary function
of Local Streets is to provide access to adjacent properties. Local Streets that are abutted
by non-residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on both Colonel Glenn Road and
David O Dodd 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.
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
7
H. ANALYSIS:
The applicant proposes to amend the previously approved PCD zoning to expand the parts
storage area and service bay to the existing Subaru Dealership located at 12121 Colonel
Glenn Road. The expansion will include thirty-eight (38) new service stalls and one (1) new
tire service stall. All other aspects of the previously approved PCD will remain unchanged.
The site lies west of Interstate 430 and north of David O. Dodd Road. An existing access
drive along Colonel Glenn Road provides access to a parking lot from the north. A second
access drive is located along Lawson Road in the western portion of the property.
The service bay addition will be aligned with the existing service bay area, however the
front façade will extend slightly more forward to the north. The rear of the proposed service
bay addition will align with the existing rear wall of the service bay along the south property
line.
The existing service bay is 18,000 square feet. The applicant proposes to increase the
square footage by 23,300 square feet. This will bring the total square footage of the service
bay to 41,300 square feet.
The applicant is also proposing to expand the existing 3,000 square foot parts department
by 2,261 square feet. This brings the total area of the parts department to 5,261 square
feet. The expansion of the service bay area and parts department (internally) will result in
a total building footprint increase of 23,300 square feet. The applicant notes the building
height will not exceed thirty-five (35) feet in height.
There is an existing carwash located off the southwest corner of the parts department that
will remain. The applicant is proposing no changes to the carwash at this time.
The site plan indicates building setbacks for the proposed addition are over fifty (50) feet
from the north and west property lines, and over twenty (20) feet from the south and east
property lines.
The applicant is providing 184 onsite parking spaces and 55 parking spaces for the service
bay area for a total of 239 spaces. The site plan indicates most of the parking to be located
towards the front of the building along Colonel Glenn Road. Additional parking (63 spaces)
is located to the west of the building with ingress/egress along Lawson Road. Staff feels
the existing parking combined with the proposed parking is sufficient to serve this use.
The facility will have one-hundred (100) employees. Operating hours will be from 7:00am
to 7:00pm Monday through Saturday and 1:00pm to 6:00pm on Sundays.
The applicant is proposing no signage at this time. All future signage must comply with
Section 36-555 (signs permitted in commercial zones).
October 13, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-6973-I
8
The site plan indicates a dumpster in the northwest portion of the parking lot along Lawson
Road. 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 revision to the PCD zoning. Staff views the request as
reasonable. An Acura dealership is located immediately south of the site, with shared
access along this property’s south property line. Other major car dealerships are located
in the general area along Colonel Glenn Road. Staff believes the proposed expansion is
consistent with the use pattern in this area and the development should have no adverse
impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD revision, subject to compliance with the
comments and conditions outlined in paragraphs E and F, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
The applicant was present. There were no objectors present. Staff presented the application with
a recommendation of approval as noted in the “staff recommendation” above. There were no
further discussion. The application was placed on the Consent Agenda for approval. A motion to
approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position.
The application was approved.
October 13, 2022
ITEM NO.: 7 FILE NO.: Z-9715
NAME: August Renewals- Hyde Park Project - PRD
LOCATION: Southeast Corner of West 26th Street and
Jefferson Avenue
DEVELOPER:
Leonard Smith
12008 Desoto Forest Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT
Leonard Smith
12008 Desoto Forest Drive
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street
Hensley AR 72065
AREA: 0.17 acre NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None Requested.
STAFF UPDATE: The applicant submitted a letter to staff on September 20, 2022
requesting this application be deferred to the December 8, 2022 agenda. Staff supports
the deferral request.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on
September 20, 2022, requesting that the application be deferred to the December 8, 2022
Planning Commission Agenda. Staff supported the deferral request.
October 13, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9715
2
The application was placed on the Consent Agenda for deferral to the December 8, 2022
agenda. A motion to approve the Consent Agenda passed by a vote of 9 ayes, 0 nays,
1 absent and 1 open position. The application was deferred.
October 13, 2022
ITEM NO.: 8 FILE NO.: LU2022-01
NAME: Land Use Plan Amendment – Southeast Extra-territorial Area
LOCATION: South and East of the City Limits within the Planning Boundary
OWNER/AUTHORIZED AGENT: City of Little Rock, Staff
AREA: 4600 acres
WARD: NA PLANNING DISTRICT: 14,23,24,26,27& 28 CENSUS TRACT:40.01, 40.06, & 40.07
CURRENT ZONING: None
BACKGROUND:
With Resolution 15,339 (Nov. 2, 2020) the City expressed the intent to zone the Extra-Territorial
Jurisdiction (ETJ) southeast of Little Rock. In anticipation of this effort a review of the Future Land
Use Plan Map was undertaken. In July of 2021, Staff reviewed the ETJ with intent to identify
areas where the existing land use of a parcel was inconsistent with the Future Land Use Map.
Using the Pulaski Assessor’s office data, Staff identified areas where the County’s information on
property type and the City’s Future Land Use Map were not in alignment. Staff drove the roads in
the area to also identify non-residential use areas. Ownership maps were reviewed and
compared with the Future Land Use Plan Map. All of this information was used to help determine
if an amendment was warranted.
For proposes of this review and amendment package, four sub-areas are being used to present
the changes. From east to west these are: South of the Port (generally from the Arkansas River
to State Hwy 365); Sweet Home – Higgins (State Hwy 365 to Interstate 530); Arch to I-530
(Interstate 530 to Arch Street); West of Arch (West of Arch Street).
A. PROPOSAL/REQUEST:
South of Port Area has three proposed changes. Area 1: Land Use Plan Map change is
from AG, Aquiculture and ‘Not Designated’ (an area along Frazier Pike near David Terry
Dam Park) to I, Industrial. The Agriculture (A) category is to encourage the continuation of
agricultural uses of the land. The agricultural classification also provides for a transition
between rural areas and the urban fringe, where it would be appropriate to preserve
existing rural land use, prior to annexation into the city. ‘Not Designated’ is no land use is
shown for the 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.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
2
Area 2: Land Use Plan Map change is from PI, Public Institutional to I, Industrial. The
Public Institutional (PI) category includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations, churches, utility
substations, and hospitals. The 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.
Area 3: Land Use Plan Map change is from ‘Not Designated’ to PK/OS, Park/Open Space.
‘Not Designated’ is no land use is shown for the area. The Park/Open Space (PK/OS)
category includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land.
Sweet Home – Higgins Area has eight proposed changes. Area 1: Land Use Plan Map
change is from RL, Residential Low Density to PK/OS, Park/Open Space. 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 remain less than 6 units per acre. The Park/Open Space (PK/OS) category
includes all public parks, recreation facilities, greenbelts, flood plains, and other designated
open space and recreational land.
Area 2: Land Use Plan Map change is from RL, Residential Low Density and PK/OS,
Park/Open Space to M, Mining. 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 remain less
than 6 units per acre. The Park/Open Space (PK/OS) category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. The Mining (M) category provides for the extraction of various natural
resources such as bauxite, sand, gravel, limestone, granite or other. Mining uses will
include assurances that these resources be properly managed so as not to create a
hazard, nuisance or the disfigurement or pollution of the land.
Area 3: Land Use Plan Map change is from RL, Residential Low Density and PK/OS, Park
Open Space to M, Mining. 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 remain less than 6 units per
acre. The Park/Open Space (PK/OS) category includes all public parks, recreation
facilities, greenbelts, flood plains, and other designated open space and recreational land.
The Mining (M) category provides for the extraction of various natural resources such as
bauxite, sand, gravel, limestone, granite or other. Mining uses will include assurances that
these resources be properly managed so as not to create a hazard, nuisance or the
disfigurement or pollution of the land.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
3
Area 4: Land Use Plan Map change is from RL, Residential Low Density to PK/OS,
Park/Open Space. 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 remain less than 6 units per acre. The
Park/Open Space (PK/OS) category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
Area 5: Land Use Plan Map change is from I, Industrial to M, Mining. 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 Mining (M) category provides for the extraction of various natural
resources such as bauxite, sand, gravel, limestone, granite or other. Mining uses will
include assurances that these resources be properly managed so as not to create a
hazard, nuisance or the disfigurement or pollution of the land.
Area 6: Land Use Plan Map change is from I, Industrial to M, Mining. 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 Mining (M) category provides for the extraction of various natural
resources such as bauxite, sand, gravel, limestone, granite or other. Mining uses will
include assurances that these resources be properly managed so as not to create a
hazard, nuisance or the disfigurement or pollution of the land.
Area 7: Land Use Plan Map change is from RM, Residential Medium Density to RL,
Residential Low Density. The Residential Medium Density (RM) category accommodates
a broad range of housing types including single family attached, single family detached,
duplex, town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density is
between six (6) and twelve (12) dwelling units per acre. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 units per acre. Such
residential development is typically characterized by conventional single family homes, but
may include patio or garden homes and cluster homes, provided that the density remain
less than 6 units per acre.
Area 8: Land Use Plan Map change is from C, Commercial to RL, Residential Low Density.
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
Residential Low Density (RL) category provides for single family homes at densities not to
exceed 6 units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
4
Arch to I-530 Area has eighteen proposed changes. Area 1: Land Use Plan Map change
is from STD, Service Trades District to M, Mining. The Service Trades District (STD)
category 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 is required for any development not wholly office. The Mining (M)
category provides for the extraction of various natural resources such as bauxite, sand,
gravel, limestone, granite or other. Mining uses will include assurances that these
resources be properly managed so as not to create a hazard, nuisance or the disfigurement
or pollution of the land.
Area 2: Land Use Plan Map change is from RL, Residential Low Density to M, Mining.
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 remain less than 6 units per acre. The Mining (M)
category provides for the extraction of various natural resources such as bauxite, sand,
gravel, limestone, granite or other. Mining uses will include assurances that these
resources be properly managed so as not to create a hazard, nuisance or the disfigurement
or pollution of the land.
Area 3: Land Use Plan Map change is from M, Mining to RL, Residential Low Density. The
Mining (M) category provides for the extraction of various natural resources such as
bauxite, sand, gravel, limestone, granite or other. Mining uses will include assurances that
these resources be properly managed so as not to create a hazard, nuisance or the
disfigurement or pollution of the land. 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 remain less
than 6 units per acre.
Area 4: Land Use Plan Map change is from LI, Light Industrial to M, Mining. The Light
Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or
other industrial uses that are developed in a well-designed "park like" setting. The Mining
(M) category provides for the extraction of various natural resources such as bauxite, sand,
gravel, limestone, granite or other. Mining uses will include assurances that these
resources be properly managed so as not to create a hazard, nuisance or the disfigurement
or pollution of the land.
Area 5: Land Use Plan Map change is from LI, Light Industrial to I, Industrial. The Light
Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or
other industrial uses that are developed in a well-designed "park like" setting. 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.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
5
Area 6: Land Use Plan Map change is from MX, Mixed Use to MH, Mobile Home Park.
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 Mobile Home Park (MH) category
accommodates an area specifically developed to accommodate mobile homes.
Area 7: Land Use Plan Map change is from MX, Mixed Use and M, Mining to I, Industrial.
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 Mining (M) category provides for
the extraction of various natural resources such as bauxite, sand, gravel, limestone, granite
or other. Mining uses will include assurances that these resources be properly managed
so as not to create a hazard, nuisance or the disfigurement or pollution of the land. 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.
Area 8: Land Use Plan Map change is from M, Mining to MX, Mixed Use. The Mining (M)
category provides for the extraction of various natural resources such as bauxite, sand,
gravel, limestone, granite or other. Mining uses will include assurances that these
resources be properly managed so as not to create a hazard, nuisance or the disfigurement
or pollution of the land. 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.
Area 9: Land Use Plan Map change is from PK/OS, Park/Open Space and RL, Residential
Low Density to PI, Public Institutional. The Park/Open Space (PK/OS) 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 remain less
than 6 units per acre. The Public Institutional (PI) category includes public and quasi-public
facilities that provide a variety of services to the community such as schools, libraries, fire
stations, churches, utility substations, and hospitals.
Area 10: Land Use Plan Map change is from RL, Residential Low Density to I, Industrial.
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 remain less than 6 units per acre. 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.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
6
Area 11: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. 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 remain less than 6 units per acre. The Light
Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or
other industrial uses that are developed in a well-designed "park like" setting.
Area 12: Land Use Plan Map change is from RL, Residential Low Density to NC,
Neighborhood Commercial. 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 remain 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.
Area 13: Land Use Plan Map change is from MX, Mixed Use and RL, Residential Low
Density to LI, Light Industrial. 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
Residential Low Density (RL) category provides for single family homes at densities not to
exceed 6 units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. The Light Industrial
(LI) category provides for light warehouse, distribution or storage uses, and/or other
industrial uses that are developed in a well-designed "park like" setting.
Area 14: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. 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 remain less than 6 units per acre. The Light
Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or
other industrial uses that are developed in a well-designed "park like" setting.
Area 15: Land Use Plan Map change is from LI, Light Industrial to RL, Residential Low
Density. The Light Industrial (LI) category provides for light warehouse, distribution or
storage uses, and/or other industrial uses that are developed in a well-designed "park like"
setting. 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 remain less than 6 units per acre.
Area 16: Land Use Plan Map change is from RL, Residential Low Density and LI, Light
Industrial to MX, Mixed Use. The Residential Low Density (RL) category provides for single
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
7
family homes at densities not to exceed 6 units per acre. Such residential development is
typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than 6 units per
acre. The Light Industrial (LI) category provides for light warehouse, distribution or storage
uses, and/or other industrial uses that are developed in a well-designed "park like" setting.
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.
Area 17: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. 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 remain less than 6 units per acre. The Light
Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or
other industrial uses that are developed in a well-designed "park like" setting.
Area 18: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. 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 remain less than 6 units per acre. The Light
Industrial (LI) category provides for light warehouse, distribution or storage uses, and/or
other industrial uses that are developed in a well-designed "park like" setting.
West of Arch Area has nine proposed changes. Area 1: Land Use Plan Map change is
from RL, Residential Low Density to I, Industrial. 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 remain
less than 6 units per acre. 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.
Area 2: Land Use Plan Map change is from RL, Residential Low Density to MX, Mixed Use.
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 remain less than 6 units per acre. 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.
Area 3: Land Use Plan Map change is from RL, Residential Low Density to NC,
Neighborhood Commercial. The Residential Low Density (RL) category provides for single
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
8
family homes at densities not to exceed 6 units per acre. Such residential development is
typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than 6 units per
acre. The 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.
Area 4: Land Use Plan Map change is from RL, Residential Low Density to O, Office. 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 remain less than 6 units per acre. The Office (O) category
represents services provided directly to consumers (e.g., legal, financial, medical) as well
as general offices which support more basic economic activities.
Area 5: Land Use Plan Map change is from RL, Residential Low Density to RM, Residential
Medium Density. 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 remain less than 6 units per acre. The
Residential Medium Density (RM) category accommodates a broad range of housing types
including single family attached, single family detached, duplex, town homes, multi-family
and patio or garden homes. 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.
Area 6: Land Use Plan Map change is from RL, Residential Low Density to NC,
Neighborhood Commercial. 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 remain 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.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
9
Area 7: Land Use Plan Map change is from RL, Residential Low Density to PI, Public
Institutional. 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 remain less than 6 units per acre. The Public
Institutional (PI) category includes public and quasi-public facilities that provide a variety of
services to the community such as schools, libraries, fire stations, churches, utility
substations, and hospitals.
Area 8: Land Use Plan Map change is from RL, Residential Low Density to NC,
Neighborhood Commercial. 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 remain 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.
Area 9: Land Use Plan Map change is from NC, Neighborhood Commercial to RL,
Residential Low Density. 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 Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 units per acre. Such
residential development is typically characterized by conventional single family homes, but
may include patio or garden homes and cluster homes, provided that the density remain
less than 6 units per acre.
B. EXISTING CONDITIONS/ZONING:
South of Port Area has three proposed changes. Area 1: Land Use Plan Map change is
from AG, Aquiculture and ‘Not Designated’ (along Frazier Pike near David Terry Dam Park)
to I, Industrial. There is no zoning since it is outside the city limits. This area is some
2657 acres. Most the area is farmland or undeveloped land. There are a few structures
and houses near Harper Road is the western portion of the area. A shooting range has
also been developed in
between Fourche Bayou
and Harper Road. On
the east side of Frazier
Pike in the eastern
portion of the application
area, there are also a
few structures and
couple of houses. There
is also an earth
excavation operation
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
10
east of Frazier Pike. The Little Rock Port Authority has acquired a third to half of the area
over the last few years.
Area 2: Land Use Plan Map change is from PI, Public Institutional to I, Industrial. There is
no zoning since it is outside the city limits. This area is some 43 acres. This is the site of
a radar unit for the Little Rock National Airport. The Little Rock Port Authority is working
on the relocation of this installation so that they may include it in the surrounding land they
currently own.
Area 3: Land Use Plan Map change is from ‘Not Designated’ to PK/OS, Park/Open Space.
‘Not Designated’ has no Land Use is shown for the area. There is no zoning since it is
outside the city limits. This area is some 253 acres. This land is along the Arkansas River
and currently owned by the Corp of Engineers. Most of the land is wooded and
undeveloped. There is a small park on the land at the site of the Terry Lock and Dam.
Sweet Home – Higgins Area has eight proposed changes. Area 1: Land Use Plan Map
change is from RL, Residential Low Density to PK/OS, Park/Open Space. There is no
zoning since it is outside the city limits. This area is some 8 acres. The land is undeveloped
and mostly wooded. The area has been acquired by a quarry company.
Area 2: Land Use Plan Map change is from RL, Residential Low Density and PK/OS,
Park/Open Space to M, Mining. There is no zoning since it is outside the city limits. This
area is some 31 acres. The land is undeveloped and mostly wooded. The area has been
acquired by a quarry company.
Area 3: Land Use Plan Map
change is from RL, Residential
Low Density and PK/OS, Park
Open Space to M, Mining. There is
no zoning since it is outside the city
limits. This area is some 37 acres.
The land is undeveloped and
mostly wooded. There are some
support operations to the quarry
activities on the land further to the
west. The area has been acquired
by a quarry company.
Area 4: Land Use Plan Map
change is from RL, Residential
Low Density to PK/OS, Park/Open Space. There is no zoning since it is outside the city
limits. This area is some 6 acres. The land is undeveloped and mostly wooded. The area
has been acquired by a quarry company.
Area 5: Land Use Plan Map change is from I, Industrial to M, Mining. There is no zoning
since it is outside the city limits. This area is some 10 acres. There are some support
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
11
operations to the quarry activities on the land further to the north. The area has been
acquired by a quarry company.
Area 6: Land Use Plan Map change is from I, Industrial to M, Mining. There is no zoning
since it is outside the city limits. This area is some 55 acres. The land is undeveloped and
mostly wooded. The area has been acquired by a quarry company.
Area 7: Land Use Plan Map
change is from RM,
Residential Medium Density
to RL, Residential Low
Density. There is no zoning
since it is outside the city
limits. This area is some 42
acres. The land is mostly
large tracts (acre and half to 6
acres) with single-family
houses. A couple of the tracts
are vacant and wooded.
Area 8: Land Use Plan Map
change is from C,
Commercial to RL,
Residential Low Density.
There is no zoning since it is
outside the city limits. This area is some 38 acres. The eastern half of the area is mostly
large tracts (acre and half to 6 acres) with single-family houses. The western half is mostly
vacant and wooded tracts.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
12
Arch to I-530 Area has eighteen proposed changes.
Area 1: Land Use Plan Map change is from STD, Service
Trades District to M, Mining. There is no zoning since it
is outside the city limits. This area is some 28 acres. The
land is mostly undeveloped and wooded. The area has
been acquired by a quarry company
Area 2: Land Use Plan Map change is from RL,
Residential Low Density to M, Mining. There is no zoning
since it is outside the city limits. This area is some 73
acres. The land is mostly undeveloped and wooded. The
area has been acquired by a quarry company
Area 3: Land Use Plan Map change is from M, Mining to
RL, Residential Low Density. There is no zoning since it
is outside the city limits. This area is some 48 acres. The
area is partly developed with large tract single-family
houses. The western portion are undeveloped. The area
has been acquired by a quarry company.
Area 4: Land Use Plan Map change is from LI, Light
Industrial to M, Mining. There is no zoning since it is outside the city limits. This area is
some 35 acres. The land is developed with uses related to the quarry business to the north
and west. It is owned by a quarry company.
Area 5: Land Use Plan Map change is from LI, Light
Industrial to I, Industrial. There is no zoning since it
is outside the city limits. This area is some 43 acres.
The area is developed with industrial uses: an
asphalt business, freight company, etc.
Area 6: Land Use Plan Map change is from MX,
Mixed Use to MH, Mobile Home Park. There is no
zoning since it is outside the city limits. This area is
some 15 acres. The land is an existing mobile home
park.
Area 7: Land Use Plan Map change is from MX,
Mixed Use and M, Mining to I, Industrial. There is no
zoning since it is outside the city limits. This area is
some 142 acres. A portion of the land is a landfill.
Most of the remaining land is owned by the same
company for future use as a landfill.
Area 8: Land Use Plan Map change is from M, Mining to MX, Mixed Use. There is no
zoning since it is outside the city limits. This area is some 34 acres. The western portion
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
13
of the area is developed with a church and residential structures. The eastern portion is
vacant and wooded, owned by a quarry company.
Area 9: Land Use Plan Map change is from PK/OS, Park/Open Space and RL, Residential
Low Density to PI, Public Institutional. There is no zoning since it is outside the city limits.
This area is some 416 acres. This is the City landfill and related uses. The area includes
adjacent land owned by the city, which could in the future be landfill or related uses.
Area 10: Land Use Plan
Map change is from RL,
Residential Low Density
to I, Industrial. There is
no zoning since it is
outside the city limits.
This area is some 8
acres. The land is
developed with a private
toxic waste deposal
company.
Area 11: Land Use Plan
Map change is from RL,
Residential Low Density
to LI, Light Industrial.
There is no zoning since it
is outside the city limits.
This area is some 77
acres. The land is a
former quarry location and is still owned by a quarry company.
Area 12: Land Use Plan Map change is from RL, Residential Low Density to NC,
Neighborhood Commercial. There is no zoning since it is outside the city limits. This area
is some 5 acres. There is a single-family house and a large metal utility building on this
site.
Area 13: Land Use Plan Map change is from MX, Mixed Use and RL, Residential Low
Density to LI, Light Industrial. There is no zoning since it is outside the city limits. This
area is some 60 acres. This land is one ownership and is partially developed. There is a
demolition contractors’ yard on the land with large wooded areas surrounding the
developed portion.
Area 14: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. There is no zoning since it is outside the city limits. This area is some 30 acres.
The land is primarily single-family or vacant tracts.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
14
Area 15: Land Use Plan Map change is from LI, Light Industrial to RL, Residential Low
Density. There is no zoning since it is outside the city limits. This area is some 8 acres.
The area is segments of large tracts with single-family houses on them.
Area 16: Land Use Plan Map change is from RL, Residential Low Density and LI, Light
Industrial to MX, Mixed Use. There is no zoning since it is outside the city limits. This area
is some 79 acres. This area is vacant and wooded. The owners have indicated a desire
to develop the land with commercial uses in the southern quadrant and residential in the
northern quadrant.
Area 17: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. There is no zoning since it is outside the city limits. This area is some 10 acres.
This land is mostly vacant and wooded.
Area 18: Land Use Plan Map change is from RL, Residential Low Density to LI, Light
Industrial. There is no zoning since it is outside the city limits. This area is some 30 acres.
The land is partially developed with warehouse and storage uses.
West of Arch Area has nine proposed changes. Area 1: Land Use Plan Map change is
from RL, Residential Low Density to I, Industrial. The northern portion is within the City
and zoned Planned Industrial Development (PID) District. There is an existing industrial
user on this land. The southern portion is not zoned since it is outside the city limits. The
southern portion is mostly wooded and vacant. The entire area is some 109 acres and in
one ownership.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
15
Area 2: Land Use Plan Map change is
from RL, Residential Low Density to
MX, Mixed Use. There is no zoning
since it is outside the city limits. This
area is some 138 acres. Over half the
area is made up of large ponds.
Access is available via rentals. There
is a construction company on a portion
of the land as well as a single-family
house.
Area 3: Land Use Plan Map change is
from RL, Residential Low Density to
NC, Neighborhood Commercial. There is no zoning since it is outside the city limits. This
area is some 2 acres. The site is developed with a metal commercial building. There is
an auto repair business as well as a single-family house on the property.
Area 4: Land Use Plan Map change is
from RL, Residential Low Density to O,
Office. There is no zoning since it is
outside the city limits. This area is some
1 acre. The site is developed with a
commercial structure used for office
purposes.
Area 5: Land Use Plan Map change is
from RL, Residential Low Density to RM,
Residential Medium Density. There is
no zoning since it is outside the city
limits. This area is some 5 acres. There
is a structure with multiple units on this
land.
Area 6: Land Use Plan Map change is from RL, Residential Low Density to NC,
Neighborhood Commercial. There is no zoning since it is outside the city limits. This area
is some 5 acres. There is a business on this land.
Area 7: Land Use Plan Map change is from RL, Residential Low Density to PI, Public
Institutional. There is no zoning since it is outside the city limits. This area is some 11
acres. There is a church on this land.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
16
Area 8: Land Use Plan Map change is from RL,
Residential Low Density to NC, Neighborhood
Commercial. There is no zoning since it is outside
the city limits. This area is some 5 acres. There
is a large metal structure on the western portion
with an ‘event center’. There are also mobile
homes and a single-family house within the area.
Area 9: Land Use Plan Map change is from NC,
Neighborhood Commercial to RL, Residential Low
Density. There is no zoning since it is outside the
city limits. This area is some 2 acres. The land is
vacant and wooded.
C. NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to property owners within the study area about two public meetings.
These were held within the study area on May 16 and May 23 to provide information and
begin to receive feedback. A webpage on the City’s website was also set up to provide
information and receive comment. A letter was sent to all owners with land included in a
potential change on June 22. Email contact was also made about updated change maps
to all those who attended the two May meetings and provided email contact information.
A letter was sent to all property owners (September 2, 2022) whose property is included in
the package of changes. This letter informed them of the public hearing before the
Planning Commission to discuss and potentially approve the package of Land Use Plan
Map changes.
D. ANALYSIS:
In late 2020, the city expressed the intent to zone the remaining areas outside of the city
limits within the Planning Area. Prior to initiated zoning, it is important to review and update
the Land Use Plan Map for the area. For this staff compared the Pulaski County Assessor’s
Office (Taxation) uses against the Land Use Plan Map designations. Tracts with existing
uses that were different from that proposed on the Plan Map were identified.
The review of Taxation Uses versus Plan Uses gave staff a set of areas to examine. Each
site of conflict was visited by staff. From this work, a set of possible change areas was
developed. At the same time staff collected ownership information to identify property
owners with large ownerships. The quarry company ownership and related uses were
compared with the areas shown for ‘Mining’ on the Plan Map.
Staff had conversations with the Little Rock Port Authority Staff about their expansion plans
and ownership. Possible change areas were identified. From these three efforts a final
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
17
set of possible changes was developed to share with residents and property owners of the
area. A new page for the city website was developed to help communicate the Land Use
Plan Map changes to citizens and to receive their comments.
Two community meetings were planned for the area during May 2022. One on either side
of interstate 530 was arranged. Letters were sent to all absentee property owners and at
least fifty percent of the remaining owners. This letter informed the citizens of the Land
Use Plan Map review and invited them to the community meetings. A link was provided to
the webpage with ‘ETJ’ information in the letter. They were encouraged to use the
webpage to send comments about the Land Use Plan Map and proposed changes.
Comments were received at the two meetings, via the website and from phone and written
communications to staff. Based on these comments staff reviewed the proposed changes
and made modifications. A second package of changes was developed in mid-June 2022.
All property owners whose land was within an area of possible change and all those that
provided email contact information with the city’s initial period of comment were contacted
about the revised change package.
A few comments were received over the summer of 2022. Staff developed a final package
of changes in late August. The new updated change maps were posted on the ‘ETJ’ and
a letter was mailed (September 2) to each property owner whose land was included in any
area of potential change. To help in the discussion, the review area has been divided into
four sectors. The changes by sector are outlined below.
South of Port Area has three proposed changes. Change Areas 1 and 2 are both to
Industrial (I). This is the remaining area within the City’s Planning Jurisdiction, between
Fourche Bayou and the levee for the Arkansas River not already shown for industrial use.
The Little Rock Port Authority owns a large area outside the City for future expansion of
Port related industrial uses. The long-term plans of the Port is for all the land south of the
Port area to Wrightsville to be Industrial. The area is a major economic engine for the City,
region and State. Currently the Port are working with County, City, Regional and State
officials to examine the transportation connectivity to the south and southwest for future
industrialization of the area. Changes 1 and 2 recognize the importance of increasing the
available area for industrialization. For the future economic growth of the regional
economy, Industrial (I) would be the most appropriate designation.
Change Area 3 is along the Arkansas River at Terry Lock and Dam. The land is owned by
the federal government and is mostly undeveloped (on the ‘wet side’ of the levee). There
is a small park near the Lock and Dam. With the location of the lock and dam as well as
existing public ownership of the land, the Park/Open Space (PK/OS) designation would
seem most appropriate.
Sweet Home – Higgins Area has eight proposed changes. Change Areas 1 through 6
recognize the changing ownership in the area toward activities related to quarrying the
land. All these areas are currently owned by a company that quarries. They intend to
continue and expand the quarry activities in the general area. Thus, these changes to
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
18
Mining(M) and/or Park/Open Space (PK/OS) as a buffer from mining to residential are more
representational for the future use of the land.
Change Areas 7 and 8, remove a ‘Commercial Node’ and some of the transitional
residential around the proposed node. This is the proposed future intersection of two
Arterial roadways. There is a proposal to extend Dixon Road to the east through this area
to State Highway 365. Along with this, Danny Thomas Road would be extended to the
south to the proposed extension of Dixon Road. These ‘improvements’ of the Arterial
system might improve circulation and allow traffic to by-pass Sweet Home. There is no
money to make these road ‘improvements’ happen. The area is already partial developed
with single-family homes. The most likely mid-term future for the area is to remain rural
residential.
Arch to I-530 Area has eighteen proposed changes. Change Areas 1 through 4 are to
reflect the mid-term mining (quarry related) activities of the area more accurately. Areas
1, 2 , and 4 are all owned by mining interests. Quarry operations are occurring nearby.
Mining would be to the most appropriate designation for mid-term. Area 3 is divided to the
east with tracts with single-family houses. These tracts are owned by non-mining
interests. These property owners wish to continue to be single-family tracts. The
western approximately third of Area 3 is currently owned by a mining interest. With
homes both to the east and west, mining/quarry operations will not be an option in the
mid-term, making Residential Low Density (RL) more appropriate.
Area 5 is developed with industrial uses – an asphalt business, freight company,
warehouse/distribution, and contractors’ materials yard. The area is adjacent to the
quarry activities and is along Dixon Road near an interchange with interstate 530.
These uses are not likely to change in the mid-term, making Industrial (I) the most
appropriate designation.
Area 6 is an existing mobile home park. The use is along Dixon Road near Ironton Road.
The property owner wishes to continue this use and believes it is meeting a need. Mobile
Home Park would be the most appropriate designation for the land.
Area 7 is a former quarry area that has recently converted to a private landfill. The new
owners of the land do not plan to continue quarry related activities. They are a regional
solid waste and recycling company. For the mid-term a landfill is the most likely future
use. That use falls within the Industrial (I) or Public Institutional (PI) use groups. Since
this is a private landfill, Industrial (I) would seem to be the most appropriate designation.
Area 8 is south of Dixon Road and west of Russenberger Road. It is mostly developed
with single-family and a church. Since Dixon Road is a major roadway with higher traffic,
allowing for some intensification of use and change to non-residential use would seem
appropriate. Mixed Use (MX) allows for residential, office and/or commercial use. The
Planned Development process could be used to help assure future non-residential uses
do not adversely affect the existing residential in the area.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
19
Area 9 is along Ironton Cutoff Road, just south of Dixon Road. It is the landfill for the City
of Little Rock. There are also related uses to the landfill on site. This use is not likely to
change in the mid-term making Public Institutional (PI) the most appropriate use for the
land.
Area 10 is east of Ironton Cutoff Road, just south of the landfill ownership. It is an existing
industrial waste disposal business. The use is not likely to change in the mid-term, making
the Industrial (I) designation most appropriate.
Area 11 is south of the landfill side and east of Ironton Cutoff Road. It is a former quarry
site and is owned by a quarry company. With the adjacent uses and as a former quarry
site, a Light Industrial (LI) use would seem appropriate for the redevelopment of this land.
Area12 is at the northeast corner of Ironton Cutoff Road - Jennings Road – Pitts Road.
There is a single-family house and a large metal building on the land. This is the
intersection of an Arterial and Collection on the Master Street Plan. There is a large non-
residential structure on a portion of the site. The use of this land for Neighborhood
Commercial (NC) to provide support commercial for the surrounding neighborhood would
seem appropriate.
Area 13 is a large ownership which is only partially developed. There is a contractor’s yard
and buildings toward the middle of the site. A contractor’s yard is allowable in the industrial
zoning classifications. With the proximity to both the landfill ownership and single-family
houses, a Light Industrial (LI) designation would seem appropriate. This is based on the
rural nature of all of the developments in the vicinity.
Area 14 along the northside of 145th Street just east of Arch Street. It is proposed for Light
Industrial (LI). Much of this land is rural residential or undeveloped today. light industrial
use is common along 145th Street from the interstate to Arch Street. This designation
would allow for future expand of that use in the area.
Area 15 is more of a ‘clean-up’. This is the northern boundary of the Light Industrial (LI)
uses allow 145th Street. However, this land is part of tracts along Pinkerton which are
developed single-family. Thus, a change to Residential Low Density (RL) for this ‘sliver’ is
a better representation of the use pattern in the area today and in the future.
Area 16 is an undeveloped wooded area that the property owners have plans to develop.
Their plans are for commercial uses along 145th Street and residential in the north. They
have requested a change to Mixed Use (MX) on the Plan as part of this process to reflect
their development plans. Staff is supportive of this change which would provide a transition
from the light industrial to the south and east to the residential to the north and west.
Area 17 is a vacant wooded area between areas which are to be designed for Light
Industrial (LI) and Mixed Use (MX). Since the dominate use along 145th Street is light
industrial in nature a change to this designation is proposed. This would allow for the
expansion of light industrial uses along the street.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
20
Area 18 is north of 145th Street. It has existing warehouse and storage uses on the land.
This is similar to the uses along 145th Street to the south. A more appropriate designation
would be Light Industrial (LI) for this land.
West of Arch Area has nine proposed changes. Area 1 is one ownership. The northern
portion has been zoned as Planned Industrial Development (PID) District. There is an
existing industrial user on this land. The southern portion is not zoned, vacant and mostly
wooded. The southern portion of the ownership provides access to a public street for the
property. The industrial use recently expanded and is not likely to change making an
Industrial (I) designation most appropriate.
Area 2 has large ponds over about half the area between Hilaro Springs Road and Arch
Street. There is a business that allows fishing in these ponds. A construction company is
located on a portion of the land as well as a single-family house. The majority of the site
is commercial use but the residential component is also likely to continue. Mixed Use (MX)
would seem to be the most appropriate designation for the land.
Area 3 is a tract along the southside of Hilaro Springs Road. The site is developed with a
metal commercial building. The proposal is to recognize the existing use with a designation
of Neighborhood Commercial (NC).
Area 4 is a tract along the east side of Hilaro Springs Road, between Vinson Road and
Sooner Lane. The site is developed with a commercial structure used for office purposes.
The recommendation is to recognize the existing use with a designation of Office (O).
Area 5 is a tract along the east side of Geyer Springs Road, just north of Geyer Springs
Lateral Road. There is a structure with multiple residential units on this land. The
recommendation is to recognize the existing use with a designation of Residential Medium
Density (RM). To the south at the corner of Geyer Springs Road and Geyer Springs Lateral
Road is Area 6. There is a business on this land. To recognize this business a Plan change
to Neighborhood Commercial (NC) is proposed.
Area 7 is a tract of land along the south side of Sandstone Drive, east of B B Circle. There
is a church on this land. A designation of Public Institutional (PI) is proposed to recognize
the existing use.
Area 8 is tract of land at the northeast corner of Willow Springs Road and Sandy Ann Drive.
There is a large metal structure on the western portion of the area with an ‘event center’.
There are also mobile homes and a single-family house within the area. A change to
Neighborhood Commercial (NC) is proposed to recognize the existing non-residential use
and allow for some expansion.
Area 9 is a tract of land at the northeast corner of Willow Springs and Hilaro Springs Roads.
The area is vacant and wooded. There is no commercial use in this area and the owner
as well as adjacent owners do not want to increase commercial in this location. A change
in designation to Residential Low Density (RL) is proposed to honor this desire.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
21
E. STAFF RECOMMENDATION:
Approval
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Walter Malone, Planning Staff, asked if the Commission would like to hear a presentation on the
entire package of changes or just the two where there is opposition today. Chairman Vogel stated
we would here the entire package. Mr. Malone reviewed each proposed Land Use Plan Map
change starting from east going west. He reviewed the three change areas in the South of Port
area and the eight areas within the Sweet Home/Higgins area. Chairman Vogel asked that we
skip to the western most area and return to the I-530 to Arch area since it was the area of
opposition. Mr. Malone reviewed the nine changes areas within the West of Arch subarea.
Returning to the I-530 to Arch subarea, Mr. Malone review Areas 1 and 2 and pointed out that
Area 3 was one of the opposition areas. There was some discussion of the ownership (both
residential and land owned by a quarry company) and development pattern within and around
that area. Mr. Malone then reviewed Areas 4 through 10 of the sub-area. Area 11 is the second
area of opposition. Mr. Malone described the use (former quarry owned by a quarry company).
He proceeded to review the remaining change areas within the I-530 to Arch subarea. Chairman
Vogel gave an overview of the process used – meetings in the area, work by Plans Committee,
input from citizens and property owners starting in May of this year.
Chairmen Vogel suggested calling the opposition to Areas 3 and 11 to discuss their issues.
Commissioner Brooks asked for clarification about Area 3. Chairman Vogel and Mr. Malone gave
information about the ownership and development within Area 3 (east side of Peil is owned by
mining interests and the west side is owned by private citizens with three or so houses. The
eastern half of the change area is owned by folks with houses and the western portion is owned
by a mining interest. There are also single-family houses backing up to the western portion,
fronting Brittany Point).
Lucas Hargraves, representing McGeorge Contracting Company introduced Thomas Dickinson
CEO and Edward Jackson Land Manager. Mr. Hargraves thanked staff for their efforts and noted
the importance of the Land Use Plan. Both Area 3 and Area 11 deserve the Mining classification.
Mr. Dickinson indicated his office is in Sweet Home within the ETJ. He stated they operate several
businesses within the ETJ (listing several). There are up to 200 employees (team members)
working within this area. The company is always looking for properties that can be opportunities.
Area 11 was a quarry before they purchased the land and is adjacent to the land fill. We feel that
mining is the most appropriate use of the land. Area 3, we understand there are other property
owners, but one side is already McGeorge ownership and use. Edward Jackson spoke to the
Commission, he indicated he was available to answer questions. Area 3 is geologically part of
the same area current quarrying. It will be many years before we get there but this is the direction
we are moving. Mr. Dickinson stated they have two quarries either side of the freeway and a rock
crusher, been in the area since 1960s.
October 13, 2022
ITEM NO.: 8 (Cont.) FILE NO.: LU2022-01
22
Chairman Vogel asked if there were any questions. Commission Betton asked about Area 8,
south of Dixon and if it was the same geologically? Mr. Jackson indicated it was clay not hard
rock. Mr. Dickinson stated that they are different types of mines. Commissioner Hart asked about
the ownership within Area 3 and wished there was a plat map. Is there a clear boundary? Yes,
but the McGeorge ownship bounds them on all sides. Mr. Malone tried to describe the ownership
pattern. Commissioner Hart asked if it had been Land Used for Mining. Mr. Malone stated that it
had likely been shown as Mining starting with an extra-territorial plan done be consultants back in
the 1980s. Commissioner Hart said no one is going to take and mine the properties of
homeowners in the area. Commissioner Hart stated that the general long-term plan for the Area
should be Mining. Chairman Vogel stated this should be to plan for the lands future use pattern.
We need to give due process and the ability for people to give their concerns, but we have a look
at the biggest picture possible. Here we have a major Arkansas employer who is asking to just
have the Plan as it is. Area 3 does not make any since based on the surrounding uses. Our job
is to listen then make the best decision possible. Mr. Vogel talked abut Area 11 and asked if there
was a compromise for the amendment.
Commissioner Betton asked about the process for voting on these issues. Mr. Malone suggested
to vote on each of the disputed change areas, then vote on an amended package of changes if
any changes were made. Chairman Vogel talked about possible motions. He asked what the
pleasure of the opposition was. Mr. Hargraves said that they appreciate the Commissions hearing
what they had to say about Area 3. We continue to think that Area 11 makes since for Mining and
will leave it at that. Commissioner Latture agreed with previous discussion on Area 3. Area 11
was a quarry why not make the change to Mining. So, the motion would be to keep Area 3 as
Mining and make Area 11 Mining. Commissioner Hodge asked about the ownership and use of
the land in Area 3. Mr. Malone stated the eastern portion of Area 3 has at least three houses on
tracts. Chairman Vogel said they would still get to keep those homes and live in them. This is a
Land Use guide map not a zoning.
Commissioner Betton moved to keep Area 3 Mining and take Area 11 to Mining. By a vote of
8 for and 2 against (1 vacancy) the motion was approved. Commissioner Betton moved the
approval of the amended package of changes. By a vote of 8 for and 2 against (1 vacancy) the
motion was approved.
PLANNING COMMISSION VOTE RECORD
DATE: October 13, 2022 4:0013M
Minutes
Consent Agenda
A,1,2,3,4,5,6,7
RegularAgenda
MEMBER
B
C
8
8
BETTON, HAROLD, MD
✓
✓
•
✓
`
`
BROOKS, DERICK
✓
✓
•
HART, TODD
✓
✓
•
HAYNES, MARLON D.
✓
✓
✓
✓
✓
`
HODGE, KAT
A
A
✓
✓
•
•
LATTURE, PAUL
✓
✓
•
•
McDONALD, ALICIA
✓
✓
•
✓
`
`
THOMAS, DIANA M.
✓
✓
✓
✓
•
•
VICKERS, MICHAEL
✓
✓
✓
✓
✓
✓
VOGEL, ROBBY
✓
✓
•
•
✓
OPEN POSITION
MEMBER
Meeting Adjourned 5:39 PM
✓AYE + NAYE A ABSENT Ab ABSTAIN R RECUSE
October 13, 2022
There being no further business before the Commission, the meeting was adjourned
at 5:39 p.m.
Date
Chairman Secretary