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LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
NOVEMBER 10, 2022
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Harold Betton
Derick Brooks
Todd Hart
Marlon D. Haynes
Paul Latture
Alicia McDonald
Michael Vickers
Robby Vogel
Members Absent: Diana M. Thomas
Kat Hodge
Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the October 13, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
NOVEMBER 10, 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-9714 Haynes Bed & Breakfast – Special Use Permit
6901 Shamrock Drive
NEW BUSINESS:
Item Number: File Number: Title:
1. S-1424-M Sienna Lake Subdivision Phase 1 – Revised Preliminary
Plat
Southeast and Northwest of the Sienna Lake Drive / West
Lake Lane Intersection
2. Z-6717-A Epperson Daycare Family Home – Special Use Permit
513 Thayer Street
3. LU2022-03-01 Land Use Plan Amendment – West Little Rock Planning
District Residential High Density (RH) to Neighborhood
Commercial (NC), 2410 Glover Street
3.1 Z-3250-B Rezoning from PD-C to C-1
2410 Glover Street
4. Z-9734 Rezoning from R-3 to C-3
3400 John Barrow Road
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
5. Z-5502-J West Kanis Storage – Revised PD-C
West of 17301 Kanis Road
6. Z-7069-D Tisdale Properties Self-Storage – PD-C
8500 West Markham Street
7. Z-9732 PVK Development – POD
15501 Kanis Road
8. Z-9733 Bale Chevrolet/Commercial – PCD
Northwest Corner of Highway 10 and Interstate 430
9. LA 2022-01 Hamilton Station – Advanced Grading Variance
14524 Highway 10
10. LA 2022-02 Cantrell West Development – Advance Grading Variance
15122 Highway 10
11. 2023 Planning Commission Calendar
12. Driveway Ordinance Amendment
13. Home Occupation Ordinance Amendment
November 10, 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.
November 10, 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.
November 10, 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.
November 10, 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.
November 10, 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.
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
November 10, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
6
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.
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
November 10, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
7
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.
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.
November 10, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
8
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:
Staff recommends approval of the requested preliminary plat, subject to compliance with
the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (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.
November 10, 2022
ITEM NO.: A (Cont.) FILE NO.: S-867-O (9)
9
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.
STAFF UPDATE:
The applicant submitted all of the drainage/stormwater analysis information as required and
requested by staff. The Department of Planning and Development Engineering Division has
reviewed and approved the analysis. Staff supports the preliminary plat application as noted in
the “Staff Recommendation” above.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in opposition. Staff
informed the Commission that the applicant failed to send the required notices to surrounding
property owners as required. Therefore, staff recommended the application be deferred to the
December 8, 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.
November 10, 2022
ITEM NO.: B FILE NO.: Z-9714
NAME: Haynes Bed 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.
November 10, 2022
ITEM NO.: B (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.
November 10, 2022
ITEM NO.: B (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.
November 10, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9714
4
The applicant agrees to comply with all conditions of the City’s Zoning Ordinance for the
proposed use.
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.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in opposition. Staff
informed the Commission that the applicant failed to send the required notices to surrounding
property owners as required. Therefore, staff recommended the application be deferred to the
December 8, 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.
November 10, 2022
ITEM NO.: 1 FILE NO.: S-1424-M
NAME: Sienna Lake Subdivision Phase I – Preliminary Plat
LOCATION: Southeast and Northwest of the Sienna Lake Drive/West Lake
Lane Intersection
DEVELOPER:
Sienna Lake Partners, LLC (Owner)
7000 Crystal Lake Road, Suite 1
North Little Rock, AR 72118
OWNER/AUTHORIZED AGENT:
Jess Griffin (Agent)
11719 Hinson Road, #130E
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Jess Griffin (Agent)
11719 Hinson Road, #130E
Little Rock, AR 72212
AREA: 34.0 acres NUMBER OF LOTS: 67 FT. NEW STREET: 3,609 LF
WARD: 7 PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variances requested for reduced building setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 34.0 acres into sixty-seven (67) lots for single-
family residential development with 3,625 linear feet of new streets. The
continuation of the subdivision will take access from Crystal Valley Road. The
property is zoned R-2.
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
2
B. EXISTING CONDITIONS:
The majority of the site is undeveloped and wooded. The majority of the existing
single-family residences are located to the south and east of Sienna Lake Drive.
There are additional single-family residences along the southwestern edge of the
lake along West Lake Lane.
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. 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 approval by the Department can be issued for the
public street construction and recommending recording of the future final
subdivision plat with Pulaski County. 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.
2. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as-built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
3. Per International Fire Code, the pavement width shall be 26 feet minimum
where a fire hydrant is located.
4. A grading permit will be required prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
3
5. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
6. 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.
7. At the time of roadway construction plans submission to the Department, a
drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is also 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. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
9. 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.
10. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
4
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
11. 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).
12. Contact Planning and Development Dept., Engineering Division 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.
13. Per standard drawing PW-22 and master street plan for a residential street,
sidewalk is required on one side of the roadway. Show sidewalk on one side
of the roadway on typical section that will tie into existing sidewalk per
respective preliminary plat.
14. Label Tracts A & B on preliminary plats.
15. Since Sienna Lake Lane is tying into Sienna Lake Drive as proposed, Sienna
Lake Drive shall be improved to collector street standards per master street
plan and standard drawing PW-23 to where Sienna Lake Drive currently ends
to the west.
16. Where Sienna Lake Lane ties into Sienna Lake Drive as proposed, Sienna
Lake Drive shall be extended a minimum of 60 feet from the centerline of
Sienna Lake Drive to meet International Fire Code requirements for a fire
apparatus turnaround and have a future tie in location when Sienna Lake
Drive is extended in the future.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. S-1424-M – Submit plans and specifications for proposed sewer infrastructure
to LRWRA for review and approval.
Entergy: No comments received.
Summit Energy: No comments.
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
5
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. A 12-inch water main will be required for West Lake Lane and Sienna Lake Dr
and continuing into future phases.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
6
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.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Planning Division: No comments.
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
7
H. ANALYSIS:
The applicant proposes to subdivide 34.0 acres into sixty-seven (67) lots for single-
family residential development. The property is zoned R-2 and is located north
Crystal Valley Road. The average lot size is 15,028 square-feet. The development
will include 3,625 linear feet of new streets.
The continuation of Sienna Lake Subdivision is proposed in two (2) areas; one (1)
being a continuation of W. Lake Lane, north of Sienna Lake Drive, and the other
being a continuation of Sienna Lake Lane, south of Sienna Lake Drive. The portion
north of Sienna Lake Drive will include sixteen (16) lots on over six (6) acres, and
the portion south of Sienna Lake Drive will be for fifty-one (51) lots on slightly over
twenty-one (21) acres.
The majority of the subdivision is undeveloped and wooded with the majority of the
existing residences located to the south and east of Sienna Lake Drive. There are
additional single-family residences north of W. Lake Lane.
The continuation of the subdivision will take access from Crystal Valley Road. The
site will be developed in one (1) phase.
The applicant is proposing front and rear yard building setbacks of fifteen (15) feet.
Side yard setbacks will be five (5) feet. Sections 36-254(d)(1) and 36-254(d)(3) of
the City’s Zoning Ordinance require front yard and rear yard building setbacks of
twenty-five (25) feet. Section 36-254(d)(2) of the City’s Zoning Ordinance requires
side yard setbacks of eight (8) feet or ten (10) percent the width of the lot.
Therefore, the applicant is requesting variances for reduced building setbacks.
Staff is supportive of the proposed setbacks due to the extreme topography
throughout the subdivision.
The applicant submitted drainage analysis information for the two (2) areas
proposed for platting. The Department of Planning and Development Engineering
Division has reviewed and approved the information submitted.
Staff is supportive of the requested preliminary plat for the continuation of the
Sienna Lake Addition. Staff views the request as reasonable. The proposed lots
will not be out of character in size with other residentially zoned lots in this
immediate area. Staff feels the proposed sixty-seven (67) lots of this development
will have no adverse impact on the surrounding properties.
November 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M
8
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.
November 10, 2022
ITEM NO.: 2 FILE NO.: Z-6717-A
NAME: Epperson Daycare Family Home – Special Use Permit
LOCATION: 513 Thayer Street
DEVELOPER:
Latarsha Epperson
513 Thayer Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
John Epperson – Owner
Latarsha Epperson – Agent
AREA: 0.17 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:
A Special Use Permit is requested to allow a daycare family home to be operated in
the single family residence located on the R-3 zoned property.
B. EXISTING CONDITIONS:
The property contains a 896 square foot, one-story frame residence. The property
slopes upward from Thayer Street. The front and rear yards are fenced. A paved alley
right-of-way is located at the rear of the lot, with a gravel parking pad in the rear yard 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.
November 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-6717-A
2
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utility: No comments.
AT & T: No comments received.
Central Arkansas Water:
No Objections. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Special Use Permit to allow a daycare family home to
be operated in the single family residence on the R-3 zoned property located at 513
Thayer Street. The proposed daycare family home will have a maximum of ten (10)
children.
The applicant proposes the hours of operation to be from 7:30 AM to 5:00 PM.,
Monday through Friday. The applicant notes that she will have one (1) employee
which resides off-site. The rear yard area is fenced for an outdoor play area.
November 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-6717-A
3
A paved alley right-of-way is located along the rear (east) property line, and provides
access to the property. A gravel parking pad is located in the rear yard area, and
will be utilized for the drop-off/pick-up of children.
The principal use of the property will remain single family residential. No signage
beyond that allowed in single family zones will be permitted.
No bill of assurance was found by the Pulaski County Circuit Clerk’s office. The
Circuit Clerk’s office only provided the applicant with a copy of the old plat for Capitol
Hill Extension Addition.
According to Section 36-54(e)(3) of the City’s Zoning Ordinance, the site and
location criteria for Day Care Family Homes are as follows:
a. This use may be located only in a single-family home, occupied by the caregiver
and which is the full-time residence of the caregiver.
b. Must be operated within licensing procedures established by the State of
Arkansas. State regulations shall control the number of employees residing off
premises.
c. The use is limited to ten (10) children including the care givers.
d. The minimum to qualify for special use permit is six (6) children from households
other than the care givers.
e. This use must obtain a special use permit in all districts where day care centers
are not allowed by right.
f. After the effective date of this subsection, no special use permit will be approved
for a day care family home proposed to be located within three hundred (300)
feet of a licensed day care center or an operating day care family home for which
a special use permit has previously been approved. For the purposes of this
subsection, the distance between properties shall be measured in a straight line
without regard to intervening structures or objects, from property line to property
line.
g. All day care family homes located in the city are required to obtain a city business
license and to pay an annual business tax as specified in chapter 17 of the Code.
h. A copy of the day care family home's current state license must be submitted to
the city collector's office each year at the time of payment of the annual business
tax.
i. All vehicles must be parked on an on-site paved surface.
j. All vehicles located on the site must be operational.
November 10, 2022
ITEM NO.: 2 (Cont.) FILE NO.: Z-6717-A
4
k. All pick-up and drop-off of children shall be on the property's driveway and not
on the public right-of-way unless otherwise approved by the planning
commission.
l. Special use permits for day care family homes shall be reviewed by staff every
three (3) years for compliance with the development criteria and planning
commission approval.
m. The fire marshal must approve use of the residence for the proposed day care
family home.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
To staff’s knowledge, there are no outstanding issues associated with this
application. Staff feels that the proposed day care family home at this location will
have no adverse impact on the general area. Based on an area survey staff could
find no permitted/licensed day care family homes or day care centers within 300 feet
of the site. The fire marshal’s office has inspected and approved the property for a
daycare family home. The applicant has submitted a copy of the report to staff.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Special Use Permit to allow a day care family
home at 513 Thayer Street, subject to the following conditions:
1. Compliance with the site and location criteria in Section 36-54(e)(3).
2. There is to be no signage beyond that permitted in single family zones.
3. Outdoor activities, including playground use, are to be limited to day-light
hours.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.
November 10, 2022
ITEM NO.: 3 FILE NO.: LU2022-03-01
NAME: Land Use Plan Amendment – West Little Rock Planning District
LOCATION: 2410 Glover Street
OWNER/AUTHORIZED AGENT:
Jamie McLarty
Hathaway Group
2100 Riverdale Road, Suite 100
Little Rock, AR 72202
AREA: 0.5 acres
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: Planned Commercial Development (PCD) District
BACKGROUND:
A. PROPOSAL/REQUEST:
The applicant requests a Land Use Plan amendment from Residential High
Density (RH) to Neighborhood Commercial (NC). The application is for an area of
approximately 0.5 acres. The site is located along the west side of Glover Street
between U Street and Cantrell Road.
The Residential High Density (RH) category accommodates residential
development of more than twelve (12) dwelling units per acre.
The proposed Neighborhood Commercial (NC) category includes limited small-
scale commercial development in close proximity to a neighborhood, providing
goods and services to that neighborhood market area.
This Land Use Plan map amendment application accompanies a zoning map
amendment request. It is the applicant’s intent to rezone the site to C-1,
Neighborhood Commercial District (File No. Z-3250-B).
B. EXISTING CONDITIONS/ZONING:
The application area is a parcel with an existing non-residential structure. The
zoning is Planned Development Commercial (PDC) District. There has been a
November 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-03-01
2
commercial use on the property. The
land to the east (across Glover Street)
is zoned C-3, General Commercial
District. There are retail, office, and
restaurant uses in the buildings
fronting Cantrell Road (Highway 10).
Generally, this portion of Cantrell
Road is lined with C-3 zoning. To the
north is land zoned C-1,
Neighborhood Commercial District
with an apartment complex (The Villas
on Cantrell). To the west is Sharon
Court Townhouses an attached
residential development zoned MF-6,
Multifamily (6 units per acre) District.
To the south is a parcel zoned R-2, Single Family District with a single-family house
on it. Further to the south and southwest is land zoned R-2, Single Family District
with single-family houses on the lots.
C. NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the Leawood Neighborhood Association. At the time of
writing, Staff had received no comments from area residents or Neighborhood
Associations
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The City’s Land Use Plan Map
shows Residential High Density
(RH) for the requested site. The
Residential High Density (RH)
category is shown east of Glover
Street. Commercial (C) is shown
west of Glover Street, along both
sides of Cantrell Road in this area.
There are small areas of Office (O),
Residential High Density (RH), and
Mixed Office Commercial (MOC)
south and west of the Cantrell
commercial corridor. These use
areas are a transition from the
commercial uses along Cantrell Road to the single-family neighborhoods to the
November 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-03-01
3
south. The area to the south of the application is the Leawood neighborhood
shown as Residential Low Density (RL).
There have been two requests for Land Use Plan map changes in this area since
2000.
LU2001-03-02 an amendment for the west side of Glover Street, north of U Street
from Multifamily and Single Family to Commercial was denied in November 2001.
LU2008-03-01 an amendment along the west side of Watt Street, north of T street
from Office to Mixed Office Commercial, was approved in March 2008.
Master Street Plan:
The site is bound to the east by Glover
Street. It is as a Local Street on the
Master Street Plan. The primary
function of Local Streets is to provide
access to adjacent properties. Local
Streets that are abutted by non-
residential zoning/use or more
intensive zoning than duplexes are
considered as “Commercial Streets”.
Commercial Streets use the design
standards for Collector Streets.
Glover Street is not constructed to
standard. There are no curbs or
sidewalks. The width of the road is
approximately 18 feet.
Bicycle Plan:
There is a Class III Bike Route shown on Glover Street. Bike Routes require no
additional right-of-way, but either a sign or pavement marking to identify and direct
the route.
Historic Preservation Plan:
There are no existing historic sites on, or in proximity to, this land.
H. ANALYSIS:
The application is in a developed portion of Little Rock. The land in the vicinity of
the requested amendment was annexed to the city in the mid and late 1950s. Most
November 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-03-01
4
of the development (neighborhoods and businesses) was done from the mid-
1950s through the mid-1970s. This site has been zoned Planned Development
Commercial (PDC) District since 2001. Prior to that the site had been used as a
daycare center for several decades.
The applicant amendment the application from Commercial (C) to Neighborhood
Commercial (NC) on October 21, 2022. Neighborhood Commercial (NC) is
intended to less intense than Commercial (C) in both scale and use. The uses are
often services to the immediate neighborhoods. Thus, it is not uncommon for
Neighborhood Commercial (NC) areas to be adjacent to residential areas.
The land east of Glover Street has been developed for businesses fronting
Highway 10 (Cantrell Road). This land is zoned mostly C-3, General Commercial.
Multifamily uses are located to the west and north of the site. To the north is a
large apartment complex – Villas on Cantrell which is zoned C-1, Neighborhood
Commercial District. While to the west is a condominium development of attached
residential. This land is zoned MF-6, Multifamily District (6 units per acre). To the
immediate south is a single-family house zoned R-2 Single Family with additional
homes to the south and west – Leawood subdivision. The use pattern in the
general area has not changed significantly for decades.
There have been new houses permitted in the vicinity of the application over the
last several years. There have also been a couple of new commercial buildings
constructed recently. This is evidence of continuing demand for both single-family
and commercial buildings in the area.
Glover Street is does not have gutters or sidewalks. When accessing the street, it
has a ‘feel’ for an alley or driveway/private street. The gutter for the cross street
is not broken as is common for street intersections. By Master Street Plan
Standards, Glover Street would be a ‘Commercial Street’. Such streets should be
at least 31-foot paved width. Glover Street is closer to 18-foot width.
The subject property is the only property that has its primary access from Glover
Street. The other parcels along Glover Street are a side or rear relationship. There
are no doorways except for emergency exits along the street. The Land Use Plan
Map has used the roadway as the land use line. Commercial (C) is to the east and
Residential High Density (RH) is the west. The actual uses have been commercial
and single-family on the west side of Glover Street, with commercial uses to the
east.
While this is a change in the Land Use Plan map, the change is consistent with the
historic uses of the property. Neighborhood Commercial (NC) makes a good
transition with Residential High Density (RH) from the more intense commercial
uses along the Cantrell Road corridor to the single-family neighborhoods to the
south and west.
November 10, 2022
ITEM NO.: 3 (Cont.) FILE NO.: LU2022-03-01
5
I. STAFF RECOMMENDATION:
Approval of the amendment to Neighborhood Commercial (NC).
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The item was placed on the consent agenda for approval. By a vote of 8 for, 0 against,
2 absent and 1 vacancy the consent agenda was approved.
November 10, 2022
ITEM NO.: 3.1 FILE NO.: Z-3250-B
NAME: Rezoning from PD-C to C-1
LOCATION: 2410 Glover Street
DEVELOPER:
Joyce H. Holt
2410 Glover Street
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
Joyce H. Holt – Owner
Jamie McLarty – Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.49 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: PD-C
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On November 15, 2001 the Planning Commission voted to approve rezoning of this property
from R-2 to PD-C (Window Works Short-Form PD-C). The PD-C zoning was approved for
a single use, a custom window covering business. On January 2, 2002 the Board of
Directors passed Ordinance No. 18,624 approving the Window Works Short-Form PD-C.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 0.49 acre property from “PD-C” Planned
November 10, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-3250-B
2
Development – Commercial to “C-1” Neighborhood Commercial District to allow the
existing building to be utilized for Neighborhood Commercial use. The applicant
originally requested C-3 zoning, but amended the application to C-1 early in the
process.
B. EXISTING CONDITIONS:
The property currently contains a 1,914 square foot primary commercial structure at the
east end of the property with a paved parking area connecting to Glover Street for
approximately eight (8) vehicles. The site also contains three (3) metal frame accessory
structures in the rear (west) portion of the property. The remainder of the property is
mostly lawn area with a wood frame fence around the south, west, and north perimeters
of the site. The property contains varying degrees of slope, primarily sloping downward
from north to south with a designated ten (10) foot utility easement along the northern
perimeter of the property.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
November 10, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-3250-B
3
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width
with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the
grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an
asphalt, concrete or other approved driving surface capable of supporting the
imposed load of fire apparatus weighing at least 75,000 pounds.
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.
November 10, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-3250-B
4
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock District. The Land Use
Plan shows Residential High Density (RH) for the requested area. The Residential
High Density (RH) category accommodates residential development of more than
twelve (12) dwelling units per acre. The application is to a re-zoning from Planned
Development Commercial (PDC) District to C-1, Neighborhood Commercial District.
To allow for neighborhood commercial use of this site. There is an accompanying
Land Use Plan amendment from Residential High Density (RH) to Neighborhood
Commercial (NC) – LU2022-03-01.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
east (across Glover Street) and north. The Residential High Density (RH)
designation is shown to the west and south. Residential Low Density (RL) is shown
on the Plan to the south, beyond the RH 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 land to the east
(across Glover Street) is zoned C-3, General Commercial District. There are retail,
office and restaurant uses in these buildings along Cantrell Road (Highway 10). To
the north is land zoned C-1, Neighborhood Commercial District with an apartment
complex (The Villas on Cantrell). The Residential High Density (RH) category
accommodates residential development of more than twelve (12) dwelling units per
acre. To then west is Sharon Court Townhouses an attached residential
development zoned MF-6, Multifamily (6 units per acre) District. To the south is a
parcel zoned R-2, Single Family District with a single-family house on it. 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. Further to the south and southwest is land zoned R-2, Single Family District
with single-family houses on the lots.
November 10, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-3250-B
5
Master Street Plan: To the east is Glover Street, it is as a Local Street on the Master
Street Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Glover Street. Bike Routes
require no additional right-of-way, but either a sign or pavement marking to identify
and direct the route.
Historic Preservation Plan: There are no existing historic sites on, or in proximity to,
this land.
H. ANALYSIS:
The applicant requests to rezone the 0.49 acre property from “PD-C” Planned
Development – Commercial to “C-1” Neighborhood Commercial District to allow the
existing building to be utilized for Neighborhood Commercial use. The applicant
originally requested C-3 zoning, but amended the application to C-1 early in the
process.
The property currently contains a 1,914 square foot primary commercial structure at
the east end of the property with a paved parking area connecting to Glover Street
for approximately eight (8) vehicles. The site also contains three (3) metal frame
accessory structures in the rear (west) portion of the property. The remainder of the
property is mostly lawn area with a wood frame fence around the south, west, and
north perimeters of the site. The property contains varying degrees of slope,
primarily sloping downward from north to south with a designated ten (10) foot utility
easement along the northern perimeter of the property.
The City’s Future Land Use Plan designates this property as “RH” Residential High
Density. A proposed Land Use Plan amendment from RH to “NC” Neighborhood
Commercial is a separate item on this agenda.
Staff is supportive of the requested C-1 zoning. Staff views the request as
reasonable. There is existing C-1 zoning immediately to the north and C-3 zoning
immediately to the east along Cantrell Road. The proposed C-1 zoning will help
serve as a transition between the heavy commercial zoning along the Cantrell Road
frontage and the existing residential uses to the west and south. The C-1 zoning will
represent a continuation of the existing zoning pattern in this area. The proposed
C-1 zoning should have no adverse impact on the surrounding properties.
November 10, 2022
ITEM NO.: 3.1 (Cont.) FILE NO.: Z-3250-B
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 rezoning.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff. The vote was 8 ayes, 0 nays and
2 absent and 1 open position.
November 10, 2022
ITEM NO.: 4 FILE NO.: Z-9734
NAME: Rezoning from R-3 to C-3
LOCATION: 3400 John Barrow Road
DEVELOPER:
Katrina L. Johnson (Owner)
1805 Glenda Drive
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Katrina L. Johnson
1805 Glenda Drive
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.08
CURRENT ZONING: R-3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone 0.16 acres (6,567 square feet) located at
3400 John Barrow Road from “R-3” Single-Family District to “C-3” General
Commercial District to allow for future commercial development.
B. EXISTING CONDITIONS:
The property contains an existing one-story, 754 square foot single-family dwelling.
Properties to the north and south are zoned R-3, Single Family District. To the
south is a church parking lot (Mount Sinai Missionary Baptist Church), to the west
and to the north (across 34th Street) there is additional residential and commercial
November 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9734
2
zoning and uses. Properties across John Barrow Road to the east contain more
residential and commercial zoning and uses. The proposed site lies within the John
Barrow Design Overlay District.
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.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
No Objections. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
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.
November 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9734
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
November 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9734
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Boyle Park Planning District. The Land
Use Plan shows Mixed Office Commercial (MOC) for the requested area. The
Mixed Office Commercial (MOC) category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The application is to rezone from R-3, Single Family District to C-3,
General Commercial District to allow for the future development of commercial on
to this site. The application is within the John Barrow Design Overlay District.
Surrounding the application area, the Land Use Plan shows Mixed Office
Commercial (MOC) use to the north (across 34th Street), east (across John Barrow
Road) and south from the site. Public Institutional (PI) is shown on the Plan map
to the west. Residential Low Density (RL) is to the northwest and west beyond the
PI area. The Mixed Office Commercial (MOC) category provides for a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed office
and commercial. A Planned Zoning District is required if the use is mixed office
and commercial. The land to both the north and south is zoned R-3, Single Family
District. To the south is a parking lot for the church to the west and to the north
(across 34th Street) is a single-family house and outbuildings. Across John Barrow
Road to the east is land zoned C-3, General commercial District and C-1,
Neighborhood Commercial District. There is a hair salon, restaurant, daycare and
vacant tracts within these zoning areas. 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. This land is zoned R-3, Single Family District with a church. 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 zoned R-3,
Single Family District.
Master Street Plan: To the east is John Barrow Road, it is a Minor Arterial on the
Master Street Plan. To the north is 34th Street, it is a Local Street 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 John Barrow Road since it is 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
November 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9734
5
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 J ohn Barrow Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to rezone 0.16 acres (6,567 square feet) located at
3400 John Barrow Road from “R-3” Single-Family District to “C-3” General
Commercial District to allow for future commercial development. The property
contains an existing one-story, 754 square foot single-family dwelling. Properties to the
north and south are zoned R-3, Single Family District. To the south is a church
parking lot (Mount Sinai Missionary Baptist Church), to the west and to the north
(across 34th Street) there is additional residential and commercial zoning and uses.
Properties across John Barrow Road to the east contain more residential and
commercial zoning and uses. The proposed site lies within the John Barrow Design
Overlay District.
An existing concrete driveway provides access to the property along W. 34th Street.
There is an existing asphalt surface, however it is overgrown and appears to be
not maintained. The remaining surface of the lot is grass covered. Existing stairs
and concrete walkway leading to the front of the residence are located along John
Barrow Road.
The City’s Future Land use Plan designates this property as Mixed Office
Commercial (MOC). The requested C-3 zoning does not require an amendment to
the Future Land Use Plan.
Staff is not supportive of the requested C-3 rezoning. Staff does not view the
request as reasonable. The survey indicates a lot area of 6,567.42 square feet
and a lot with of no more than 47.68 feet. Section 36-301(e) (4) of the City’s
Zoning Code requires a minimum lot area of fourteen-thousand (14,000)
square feet for C-3 zoned properties. In addition, there should be a lot width of
not less than one-hundred (100) feet.
Staff feels rezoning the small lot from R-3 to C-3 is not appropriate and that a
Planned Zoning Development proposal would be more appropriate.
November 10, 2022
ITEM NO.: 4 (Cont.) FILE NO.: Z-9734
6
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in support or
opposition. Staff informed the Commission that the applicant submitted a letter to staff
on October 26, 2022 requesting that the application be withdrawn, without prejudice. Staff
supported the withdrawal request. The item remained on the consent agenda and
withdrawn as recommended by staff. The vote was 8 ayes, 0 nays and 2 absent and
1 open position.
November 10, 2022
ITEM NO.: 5 FILE NO.: Z-5502-J
NAME: West Kanis Storage – Revised PD-C
LOCATION: 17301 Kanis Road
DEVELOPER:
Tisdale Properties & Development
43 Chenal Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Olan Asbury (Agent)
P.O. Box 241087
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
AREA: 13.54 NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2 (Single-Family District)
VARIANCE/WAIVERS:
Waiver of required boundary street improvements to Kanis Road.
STAFF UPDATE:
The applicant failed to provide responses to comments from staff as requested. Staff
recommends this application be deferred to the December 8, 2022 Planning Commission
agenda.
November 10, 2022
ITEM NO.: 5 (Cont.) FILE NO.: Z-5502-J
2
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in opposition.
Staff informed the Commission that the applicant failed to provide responses to comments
to staff as requested. Staff recommended the application be deferred to the December 8,
2022 Planning Commission 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.
November 10, 2022
ITEM NO.: 6 FILE NO.: Z-7069-D
NAME: Tisdale Properties Self Storage – PD-C
LOCATION: 8500 W. Markham Street
DEVELOPER:
Tisdale Property Development, LLC
43 Chenal Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Arkansas Bolt Company (Owner)
Olan Asbury (Agent)
Asbury Real Estate Services, Incorporated
P.O. Box 241087
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Arkansas Surveying & Consulting
1926 Salem Road
Benton, AR 72019
AREA: 1.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 CENSUS TRACT: 21.04
CURRENT ZONING: O-3
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant failed to provide responses to comments from staff as requested. Staff
recommends this application be deferred to the December 8, 2022 Planning Commission
agenda.
November 10, 2022
ITEM NO.: 6 (Cont.) FILE NO.: Z-7069-D
2
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in opposition.
Staff informed the Commission that the applicant failed to provide responses to comments
to staff as requested. Staff recommended the application be deferred to the December 8,
2022 Planning Commission 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.
November 10, 2022
ITEM NO.: 7 FILE NO.: Z-9732
NAME: PVK Development – POD
LOCATION: 15501 Kanis Road
DEVELOPER:
Wolfsbridge Development, LLC
P.O. Box 8248
Little Rock, AR 72145
OWNER/AUTHORIZED AGENT:
Joe White and Associates, Inc. (Agent)
25 Rahling Circle, Suite A2
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White and Associates, Inc. (Agent)
25 Rahling Circle, Suite A2
Little Rock, AR 72223
AREA: 1.2860 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PCD, Planned Commercial Development
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant’s request is to rezone the property from PCD to POD to allow for an
office / warehouse similar to Lot B PVK Development, which is located to the
southeast at 15315 Kanis Road. The current zoning of the parcel has restrictions
limiting to O-2 uses. The applicant is proposing a two-story building that will contain
approximately 17,466 square feet. The lower level will be a basement that
warehouses vehicles, and construction materials. There will not be any areas of
outdoor storage materials or equipment. The first floor of the building will be used
for office administration of the construction business.
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and has frontage along Kanis Road north
of Pride Valley Drive. The surrounding parcels to the east, west, and south are
zoned PCD. The area to the north across Kanis is zoned O2 with R2 in proximity.
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. Provide finished floor elevation (FFE) for all buildings on site plan and grading
and drainage plans.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. 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.
4. 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.
5. 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.
6. 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
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
3
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.
7. 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).
8. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and 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.
9. Contact Planning and Development Dept., Engineering Division 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.
10. Show all flood plain boundaries and flood zones on site plan and grading and
drainage plans.
11. If any work is performed in the established 100-year floodplain per latest
FEMA FIRM panel, a Special Flood Hazard Development Permit is required
to be obtained to prior to beginning construction. The Special Flood Hazard
Development Permit application can be found a
thttps://www.littlerock.gov/city-administration/city-departments/public-works/.
Special Flood Hazard Development Permits are issued by the Public Works
Department at 701 West Markham Street and no fee collected for issuance.
Contact Planning and Development Dept. Civil Engineering Private
Development at 501-371-4817 or 501-918-5348 or CEPermits@littlerock.gov
to schedule an appointment for issuance or to answer any questions.
12. If the proposed structure is being located within the 100-year floodplain, an
elevation certificate of the finished floor elevation for each structure must be
provided to the Public Works Department at 701 West Markham Street prior
to the issuance of a certificate of occupancy. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or 501-918-5348
or CEPermits@littlerock.gov to schedule an appointment for acceptance or
to answer any questions.
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Submit plans and specifications If there will be excavating or filling in the sewer
easement.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
5
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
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
6
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. A 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.
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
7
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 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 Ellis Mountain Planning District. The Land Use Plan shows
Suburban Office (SO) for the requested area. The Suburban Office (SO) category
shall provide for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The application is to revise an existing Planned
Commercial Development (PCD) District to allow for the development of office,
limited indoor storage and warehouse on to this site.
Surrounding the application area, the Land Use Plan shows Suburban Office (SO)
use in all directions from the site. The Suburban Office (SO) category shall provide
for low intensity development of office or office parks in close proximity to lower
density residential areas to assure compatibility. A Planned Zoning District is
required. To the north (across Kanis Road) is an apartment complex – Fitzroy
Chenal. This property is zoned O-2, Office and Institutional District with a
Conditional Use Permit for apartments. To the south, east and west is land zoned
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
8
Planned Commercial Development (PCD) District. There are mini warehouses on
the land to the south and west. To the east is vacant cleared land.
Master Street Plan: To the north is Kanis Road, it is a Minor Arterial on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Kanis Road since it is Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant’s request is to rezone the property from PCD to POD to allow for an
office / warehouse similar to Lot B PVK Development, which is located to the
southeast at 15315 Kanis Road. The current zoning of the parcel has restrictions
limiting to O-2 uses. The applicant is proposing a two-story building that will contain
approximately 17,466 square feet. The lower level will be a basement that
warehouses vehicles, and construction materials. There will not be any areas of
outdoor storage materials or equipment. The first floor of the building will be used
for office administration of the construction business.
The property is currently undeveloped and has frontage along Kanis Road north
of Pride Valley Drive. The surrounding parcels to the east, west, and south are
zoned PCD. The area to the north across Kanis is zoned O2 with R2 in proximity.
According to the site plan, the new building will be situated toward the back of the
lot with parking in front along Kanis Road. The exterior building materials will
consist of alternating sections of vertical and horizontal siding panels with stone
veneer.
The west portion of the property will be retained by the seller for a regional storm
water detention facility for all the lots in vicinity. The east and west sides of the
parking area will allow access to the basement area of the building in order to
warehouse vehicles and construction materials. There will be a shared access
easement at the eastern property line along Kanis Road, which will allow vehicular
access for the adjoining parcel. The dumpster will be located along the common
lot line and will be screened as required by code. There will be no fencing used on
this site.
November 10, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-9732
9
Staff is supportive of the POD zoning request. Staff views the request as
reasonable. The property is a “SO” (Suburban Office) on the city’s future land use
plan. The proposed rezoning to POD will be consistent with the future plan and
with other existing developments along Kanis Road. The requested POD zoning
should have no adverse impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F, and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.
November 10, 2022
ITEM NO.: 8 FILE NO.: Z-9733
NAME: Bale Chevrolet / Commercial – PCD
LOCATION: Northwest corner of Highway 10 and Interstate 430
DEVELOPER:
Flake and Company
John Flake
200 River Mountain Avenue, Suite 600
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Bonnie P. Harvey Revocable Trust – Owner
Joe White and Associates – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 33 acres NUMBER OF LOTS: 7 FT. NEW STREET: 450 linear feet
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2 and PD-R
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant submitted a letter to staff on October 4, 2022 requesting deferral of this
application to the December 8, 2022 Agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
The applicant was not present. There were no persons present registered in opposition.
Staff informed the Commission that the applicant submitted a letter on October 4, 2022
November 10, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-9733
2
requesting that the application be deferred to the December 8, 2022 Planning Commission
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.
November 10, 2022
ITEM NO.: 9 FILE NO.: LA-2022-01
NAME: 14524 Hwy. 10 Advanced Grading Variance
LOCATION: Near 14524 Cantrell Road, Little Rock, AR
APPLICANT: John A. Rees
APPLICANT’S REPRESENTATIVE: Jess Griffin
AREA: Approximately 10.67 acres
CURRENT ZONING: R2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to advance grade by clearing and filling approximately 2.96 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting an extension to the previously expired variance from the
Land Alteration Regulations to advance grade by clearing and filling approximately
2.76 acres of a 10.67 acre property on the northside of Cantrell Road just north of
the existing commercial developments at 14524 through 14810 Cantrell Road.
The variance would allow staff to re-issue a grading permit for the advance grading
activities without imminent construction. Fill material is proposed to be hauled to
this site from a nearby lot located at 15122 Cantrell Road. The filled area will slope
to the natural grade at no steeper than 2:1. The applicant proposes to clear and fill
only the portion of the property identified on the plan which part of the fill is located
within the 100-year floodplain and determined to not be within a wetland. The
applicant’s intention is to maintain the same undisturbed buffers, diversion
ditches, etc.
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially tree covered. Some site work
has taken place with fill material being placed on site.
C. NEIGHBORHOOD COMMENTS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
November 10, 2022
ITEM NO.: 9 (Cont.) FILE NO.: LA-2022-01
2
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a
State of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. All grading and land alteration activities shall comply with all requirements
and regulations as outlined in City Code Sec. 29-196 and Sec. 29-197.
4. The site should be signed with a Land Alteration Variance sign obtained from
Department of Planning and Development.
5. 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.
6. 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).
7. Development or fill within the floodway is prohibited. In accordance with
Section 31-176, floodway areas must be shown as floodway easements or
be dedicated to the City of Little Rock. In addition, a 25 ft access and
maintenance easement is required adjacent to the floodway boundary.
8. A Special Flood Hazard Development Permit is required to be obtained to
prior to beginning construction. The Special Flood Hazard Development
Permit application can be found a thttps://www.littlerock.gov/city-
administration/city-departments/public-works/. Special Flood Hazard
Development Permits are issued by the Public Works Department at
701 West Markham Street and no fee collected for issuance. Contact
Planning and Development Dept. Engineering Division at 501-371-4817 or
501-918-5348 or CEPermits@littlerock.gov to schedule an appointment for
issuance or to answer any questions.
November 10, 2022
ITEM NO.: 9 (Cont.) FILE NO.: LA-2022-01
3
9. Will the advance grading operation be complete in 1 year?
10. No fill shall be place within a wetlands area without providing proof of
approval from the US Corps of Engineers.
E. PLANNING STAFF COMMENTS: No comments.
F. ANALYSIS:
The applicant proposes to fill the dense tree covered 2.96 acres of the approximate
10.67 acre property. Part of the property is located within the 100-year floodplain
with regulatory floodway located in the northeast portion of the property to be
disturbed. Access is proposed from an existing private street off Cantrell Road to
the south of the subject property that cuts through the existing commercial
development.
The applicant has indicated on the grading and land alteration permit application
that grading and land alteration will be completed, and the site will be stabilized
within 1 year of the issuance of the grading permit. The applicant has provided an
erosion control plan showing silt fence, diversion ditches, and rock check dams,
and other erosion controls. The grading plan shows the 2.96 acres of the total
10.67 acres to be filled approximately 15 ft in elevation with 2:1 slopes to transition
to the existing grades. The applicant proposes to maintain the existing buffers,
diversion ditches, etc. on the property.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
The property will be graded to sheet flow stormwater and not pond on the property.
The sheet flow stormwater will then run off the 2:1 slopes into diversion ditches
that all drain and discharge to Ison Creek at the northwest corner of the proposed
disturbed 2.96 acres site. Maintenance of erosion controls, detention facilities, and
construction entrances will occur as needed during the grading period. Within
14 days of completion of the final grading, the disturbed area will be graded with
6 inches of top soil and seeded and vegetated with native grasses. When
vegetation is established, the erosion control devices can then be removed.
G. RECOMMENDATION:
Staff recommends denial of the requested extension of the advanced grading
variance due to the applicant’s documented history of multiple violations of not
adhering to the City’s land alteration regulations and flood damage prevention
regulations at this site.
H. PLANNING COMMISSION ACTION: (November 10,2022)
The applicant was present. There were no persons present registered in opposition.
Staff presented the item with a recommendation of denial as outlined in the
November 10, 2022
ITEM NO.: 9 (Cont.) FILE NO.: LA-2022-01
4
“staff recommendation” above. There was some further discussion between
commissioners, staff, and the applicant regarding this item. After the discussions
were concluded, the item was approved by the Planning Commission on the
regular agenda including all staff comments and conditions, except the
recommendation of denial by staff. The vote was 6 ayes, 2 nays and 2 absent and
1 open position.
November 10, 2022
ITEM NO.: 10 FILE NO.: LA-2022-02
NAME: 15122 Hwy. 10 Advanced Grading Variance
LOCATION: 15122 Cantrell Road, Little Rock, AR
APPLICANT: John A. Rees
APPLICANT’S REPRESENTATIVE: Jess Griffin
AREA: Approximately 3.36 acres
CURRENT ZONING: R2 & PD-O
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to advance grade by clearing and filling approximately 3 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting an extension to the previously expired variance from the
Land Alteration Regulations to advance grade by clearing and filling approximately
3 acres of a 3.36 acre property on the northside of Cantrell Road located at
15122 Cantrell Road. The variance would allow staff to re-issue a grading permit
for the advance grading activities without imminent construction. Cut material is
proposed to be hauled from this site to the site located near 14524 Cantrell Road
just north of the existing commercial developments on the north side of Cantrell
Road. The cut area will slope to the natural grade at no steeper than 3:1. The
applicant proposes to clear and cut only the portion of the property identified on
the grading and drainage plan. The applicant’s intention is to maintain the existing
grading and drainage plan previously submitted to Department staff.
B. EXISTING CONDITIONS:
The property is currently undeveloped with no tree cover. Some site work has
taken place with cut material removed from the site and some erosion control
measures installed including silt fence.
C. NEIGHBORHOOD COMMENTS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
November 10, 2022
ITEM NO.: 10 (Cont.) FILE NO.: LA-2022-02
2
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., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. All grading and land alteration activities shall comply with all requirements
and regulations as outlined in City Code Sec. 29-196 and Sec. 29-197.
4. The site should be signed with a Land Alteration Variance sign obtained from
Department of Planning and Development.
5. 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.
6. 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).
7. Development or fill within the floodway is prohibited. In accordance with
Section 31-176, floodway areas must be shown as floodway easements or
be dedicated to the City of Little Rock. In addition, a 25 ft access and
maintenance easement is required adjacent to the floodway boundary.
8. Will the advance grading operation be complete in 1 year?
E. PLANNING STAFF COMMENTS: No comments.
F. ANALYSIS:
The applicant proposes to maintain the existing grading of 3 cleared acres of the
approximate 3.37 acre property until construction commences in the future. The
November 10, 2022
ITEM NO.: 10 (Cont.) FILE NO.: LA-2022-02
3
site currently has two access driveways along Cantrell Road closer to the east
property line.
The applicant has indicated on the grading and land alteration permit application
that grading and land alteration will be completed, and the site will be stabilized
within 1 year of the issuance of the grading permit. The applicant has provided an
erosion control plan showing silt fence and rock check dams to mitigate sediment
runoff and erosion on site. The grading plan shows the 3 acres of the total 3.37
acres to be maintained with 14 ft of cut in elevation with 3:1 slopes to transition to
the existing grades. The applicant proposes to maintain the existing buffers,
drainage swales, grades, etc. on the property.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
The property will be graded to sheet flow stormwater and not pond on the property.
The sheet flow stormwater will flow into the existing drainage swale along the north
side of Cantrell Road and a temporary detention pond in the southwest corner of
the property. The temporary detention pond discharges to the existing drainage
swale along the north side of Cantrell Road. Maintenance of erosion controls,
detention facilities, and construction entrances will occur as needed during the
grading period. Within 14 days of completion of the final grading, the disturbed
area will be graded with 6 inches of top soil and seeded and vegetated with native
grasses. When vegetation is established, the erosion control devices can then be
removed.
G. RECOMMENDATION:
Staff recommends denial of the requested extension of the advanced grading
variance due to the applicant’s documented history of multiple violations of not
adhering to the City’s land alteration regulations at this site.
H. PLANNING COMMISSION ACTION: (November 10,2022)
The applicant was present. There were no persons present registered in opposition.
Staff presented the item with a recommendation of denial as outlined in the
“staff recommendation” above. There was no further discussion. The item was
approved by the Planning Commission on the regular agenda including all staff
comments and conditions, except the recommendation of denial by staff. The vote
was 6 ayes, 2 nays and 2 absent and 1 open position.
November 10, 2022
ITEM NO.: 13 HOME OCCUPATION ORDINANCE AMENDMENT
PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022)
Jamie Collins, Planning & Development Director, presented a “Home Occupation
Ordinance Amendment” with proposed changes to the current ordinance governing home
occupation uses within the City of Little Rock. There was general discussion regarding
modifications such as the type of home occupational uses, storage, signage etc. There
was a motion to approve the proposed changes to the ordinance as proposed and
seconded. There was no further discussion. The vote was 8 ayes, 0 nays and 2 absent
and 1 open position.
PLANNING COMMISSION VOTE RECORD
DATE: November 10, 2022 4:OOPM
Minutes
Consent Agenda
A,B,1,2,3,3.1,4,5,6,7,8,11
RegularAgenda
MEMBER
9
10 12 13
BETTON, HAROLD, MD
✓
✓
✓
✓ ✓
BROOKS, DERICK
✓
✓
✓
✓ ✓
HART, TODD
✓
✓
✓
✓ ✓
HAYNES, MARLON D.
A
✓
✓
✓ ✓
HODGE, KAT
A
A
A
A A
LATTURE, PAUL
✓
✓
•
• ✓
McDONALD, ALICIA
✓
✓
I ✓
I ✓ ✓
THOMAS, DIANA M.
A
A
A
A A
VICKERS, MICHAEL
✓
✓
✓
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VOGEL, ROBBY
✓
✓
•
• ✓
OPEN POSITION
MEMBER
Note: Item 12 required no action
Meeting Adjourned 5:06 PM
✓AYE NAYE A ABSENT Ab ABSTAIN R RECUSE
November 10, 2022
There being no further business before the Commission, the meeting was adjourned
at 5:06 p.m.
Date
Chairman Secretary