HomeMy WebLinkAboutpc_03 09 2023
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
MARCH 9, 2023
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Harold Betton
Jimmy Brown
Todd Hart
Marlon D. Haynes
Kat Hodge
Paul Latture
Alicia McDonald
Michael Vickers
Robby Vogel
Pamela Whitaker
Members Absent: Diana M. Thomas
City Attorney: Shawn Overton
III. Approval of the Minutes of the February 9, 2023 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
MARCH 9, 2023
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-5817-L Cantrell West Retail Center – PCD
15122 Cantrell Road
NEW BUSINESS:
Item Number: File Number: Title:
1. Z-8061-B Southern Magnolia House – Office – Conditional Use Permit
1301 Cumberland Street
2. Z-9756 Gregory Duplex – Conditional Use Permit
819 West 32nd Street
3. Z-9764 Bear Den Estates – Neighborhood Park – Conditional Use
Permit
6 Bear Valley Circle
4. Z-3371-HHH Rezoning from C-3 to C-4
600 Colonel Glenn Plaza Loop
5. Z-5093-B Rezoning from C-2 to C-3
317 S. Shackleford Road
6. LU2023-14-01 Land Use Plan Amendment – Geyer Springs East Planning
District Residential Low Density (RL) to Commercial (C),
located at 10305 Geyer Springs Road.
6.1 Z-9745 Rezoning from R-2 to C-4
10305 Geyer Springs Road
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
7. Z-3125-C White Water Tavern – PD-C
2507 West 7th Street
8. Z-4343-NN Little Rock West High School – POD
5619 Ranch Road
9. Z-5257-B Markham Vernon, LLC – PCD
2623 West Markham Street
10. Z-6323-BB Lot 5, The Village at Rahling Road – Revised PCD
West side of Rahling Circle, 225 feet south of Rahling
Road
11. Z-7870-B King Seasonal Fireworks Sales – Revised PCD
23800 Highway 10
12. Z-9760 Reding Properties – Short-Term Rental – PCD
1117 Kavanaugh Blvd.
13. Z-9761 McGrath 1 – Short-Term Rental – PCD
407 N. Van Buren Street
14. Z-9762 McGrath 2 – Short-Term Rental – PCD
710 Beechwood Street
15. Z-9763 Vasquez – Short-Term Rental – PD-C
308 S. Woodrow Street
16. Z-9765 Tract 404, Chenal Valley – PCD
Northeast corner of Highway 10 and Morgan Cemetery
Road
17. Z-9766 Moreno Event Center – PCD
13008 West Markham Street
18. S-1499-S Lots 8R and 9R, Original City of Little Rock – Lot
Recombination/Replat
1516 S. Chester Street
19. Discussion Item – Webex Meeting Protocol
March 9, 2023
ITEM NO.: A FILE NO.: Z-5817-L
NAME: Cantrell West Retail Center – PCD
LOCATION: 15122 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Jesse Griffin
Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456
SURVEYOR/ENGINEER:
Jesse Griffin
Griffin Engineering
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456
AREA: 3.803 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PD-O/R-2
VARIANCE/WAIVERS:
1. Variance to allow two (2) ground-mounted, monument type signs.
2. Variance to allow more than 30% of land use buffers to be disturbed.
3. Variance to allow a retaining wall to be greater than 15’ feet in height without block
face and no terraces.
4. Variance to allow reduced driveway separation.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
2
BACKGROUND:
On July 16, 2020, the Planning Commission voted to approve a request to rezone this
property from PD-O and R-2 to PCD, to allow the property to be subdivided into three (3)
lots with a restaurant development on each lot. The rezoning request was denied by the
Board of Directors. On December 9, 2021 the applicant submitted a revised site plan with
a request to rezone the property from R-2 to PD-O. On February 10, 2022 the Planning
Commission voted to approve the request to rezone the property from R-2 to PD-O with
conditions. The rezoning request was referred back to the Planning Commission by the
Board of Directors on May 17, 2022.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone a 3.803-acre property from PD-O/R-2 to PCD
located at the Northeast corner of Cantrell Road and Rummel Road. The rezoning
is to allow for a future commercial retail development with a main retail structure,
and an auto service center structure.
B. EXISTING CONDITIONS:
The property is currently divided into three (3) tracts with a majority of the property
cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which
is mostly wooded and is located on the west border of the site adjacent to Rummel
Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally
located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is
located at the eastern edge of the overall site with a paved access connecting to
Cantrell Road to the south. The property is bordered to the east by commercially
zoned properties and mostly R-2 zoned properties to the north and west across
Rummel Road. To the south of the property across Cantrell Road is a mixture of
residential and commercial zoned properties.
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. 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.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
3
2. 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.
3. Whenever access to State Highways is needed for residential or commercial
purposes, an access driveway permit is required. These permits are issued
by the Permit officer for the District in which the driveway will be located.
Please contact ARDOT District 6 permit officer at 501-569-2266.
4. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266.
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. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. Provide grading and drainage plans showing the location of
stormwater detention, collection, and conveyance facilities and site discharge
location.
8. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City’s
stormwater management and drainage manual. 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. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred
twenty-five (625) feet of frontage for two (2) drives. If two driveways are still
desired for this site by the developer, a variance request will have to be filed
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
4
with the application for the planning commission’s consideration per City
Code 31-210 (j).
10. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly.
11. “If proposed retaining walls shown on plans are equal to or above four feet
tall measured from the bottom of the footing or leveling layer or if there is
surcharge loading for a retaining wall less than four feet tall measured from
the bottom of the footing or leveling layer, the Department requires retaining
wall design plans by an Arkansas licensed professional engineer showing
plan, profile, and cross sectional views of the wall with special details, design
loading calculations clearly showing all required factors of safety are met or
exceed per state building codes. A separate building permit-accessory
structure will be required for the retaining walls along with inspections by
Department engineering staff during their construction.”
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comment received.
Summit Utilities: No comment.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Provide a 15-ft utility easement along the Cantrell Rd and Rummel Rd road
frontages.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
5
4. 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.
5. 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.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not 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.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
6
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30’, approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
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.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
7
Parks and Recreation: No comments received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division:
The request is in the River Mountain Planning District and the Highway 10 Design
Overlay District.
The Land Use Plan shows Suburban Office (SO) for the requested area. The
suburban office category shall provide for low intensity development of office or
office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The application is to rezone
from R-2, Single Family Residential to PCD, Planned Commercial Development.
Surrounding the application area north of Cantrell Rd, the Land Use Plan shows
developed and undeveloped Residential Low Density (RL) area to the north.
Mixed Use (MX) with restaurant, office, and banking; then Commercial (C) with
drive thru restaurant and strip commercial to the east. South of Cantrell Rd is
Park/Open Space PK/OS along Taylor Loop Creek, developed RL and Transition
(T) with offices and a school.
Master Street Plan:
To the south is Cantrell Rd and is a Principal Arterial on Master Street Plan. To the
west is Rummel Rd which is a Local Street.
Function of Principal Arterials is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Right of way of 110 feet is
required unless otherwise stated. Sidewalks are required on both sides. A Local
public street which is abutted by non-residential or residential use which is more
intense than duplex or two-unit residential is considered a Commercial Street.
These streets have the same design standard as a Collector. Right-of-way is 60’.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
8
Sidewalks are required on both sides. At the time of site development dedication
of additional ROW or improvements may be required.
Bicycle Plan:
The Master Bike Plan shows a proposed Class 1 Path along Cantrell Rd. Class I
Bike Paths are designated for the sole use of bicycles that is physically separated
from vehicular lanes.
Historic Preservation Plan:
There are no historic structures or districts in the area.
H. ANALYSIS:
The applicant proposes to rezone a 3.803-acre property from PD-O/R-2 to PCD
located at the Northeast corner of Cantrell Road and Rummel Road. The rezoning
is to allow for a future commercial retail development with a main retail structure,
and an auto service center structure.
The property is currently divided into three (3) tracts with a majority of the property
cleared and graded. Tract # 1 is a 0.58-acre R-2 zoned undeveloped tract which
is mostly wooded and is located on the west border of the site adjacent to Rummel
Road and north side of Cantrell Road. Tract # 2 is a PD-O zoned lot centrally
located on the north side of Cantrell Road with a gravel access drive. Tract # 3 is
located at the eastern edge of the overall site with a paved access connecting to
Cantrell Road to the south. The property is bordered to the east by commercially
zoned properties and mostly R-2 zoned properties to the north and west across
Rummel Road. To the south of the development across Cantrell Road is a mixture
of residential and commercial zoned properties.
The applicant is proposing a 28,026 square foot commercial retail structure to be
located within the northern portion of the property with a 6,620 square foot auto
service center structure in the east central portion of the development. Paved
parking and internal access drives will be located along the front and sides of each
building. The site plan indicates that internal drives will circle internal parking areas
in the south and east portions of the development and accommodate a drive-thru
window at the west end of the retail center building.
The applicant is requesting the following uses for the shopping center building:
• All O-1, O-2, and O-3 permitted uses and conditional uses.
• All C-1 permitted uses and conditional uses except the following:
ss. Secondhand store, used furniture or rummage shop.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
9
tt. Shoe repair.
yy. Tool and equipment rental (inside display only).
a. Amusement, commercial (inside).
c. Appliance repair.
e. Cabinet or woodwork shop.
j. Convenience food store with gas pumps.
o. Furniture repair store.
v. Service station.
w. Theater (not drive-in).
x. Upholstery shop, furniture.
• Other commercial uses to be included.
a. Beverage Shop
b. Swimming pool sales and supply
c. Bakery and Confectionary Shop
d. Savings and Loan
e. Dry cleaners
f. Pharmacy
g. Medical clinic
i. Cigar, Tobacco, and candy store
The applicant notes that the hours of operation for development will be 7:00 am to
10:00 pm Monday through Saturday and 10:00 am to 8:00 pm on Sunday.
The development includes a main parking area centrally located with 151 spaces
to serve the main building and 28 parking spaces to serve the auto service center
at the southeast corner. The applicant also proposes an additional parking space
along the northeast perimeter of the development for delivery truck parking. The
applicant is propsoing179 parking spaces for this development. Staff believes the
overall parking layout will be sufficient to support the proposed use.
The applicant is proposing two (2) access drives to the site; one (1) centrally
located at the south perimeter and one (1) located near the southeast corner of the
development connecting to Cantrell Road. Each of the access drives include one
(1) entry lane and two (2) exit turn lanes which connect Cantrell Road to the internal
drives. Each of the drives will have a width of 36 feet.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets
requires 625 feet of frontage for two (2) drives. The applicant has requested a
variance from the regulations to allow two (2) access drives from an arterial street
with a lot frontage of less than six hundred-twenty-five (625) feet in length. The
existing lot frontage is approximately 490 feet.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
10
Section 31-210 (e) (1) of the City’s Subdivision Ordinance for arterial streets,
driveway spacing shall be three hundred (300) feet. Driveway spacing shall be
centerline to centerline or centerline to right of way of an intersecting collector
street or street of higher classification. Minimum spacing from the property line
shall be one hundred fifty (150) feet. The applicant has requested a variance from
the regulations to allow the two (2) access drives from Cantrell Road to be
separated by approximately 270 feet and the eastern most driveway to be located
approximately 65 feet from the east side property line.
The applicant is proposing three (3) dumpster areas located near the northeast
and northwest corners to the development with space for approximately eight (8)
dumpsters . The dumpster areas must be screened as per Section 36-523 of the
City’s Zoning Ordinance. The site plan additionally shows an enclosed tire storage
area adjacent to the dumpsters along the northeast perimeter of the site.
Section 36-346 of the City’s Zoning Ordinance (Highway 10 DOD) allows a
ground-mounted commercial development sign with a maximum height of 10 feet
and a maximum area of 100 square feet. All ground-mounted signs must be of a
monument type design. The applicant is requesting a variance to allow two (2)
ground -mounted signs of this development. The signs must comply with the
height and area standard of the DOD and be monument type signs.
All site lighting proposed must be low level and directed away from adjacent
properties.
Section 29-190(d) “Grading and drainage plan requirements“ is as follows: “Cut
or fills shall be limited to ten (10) feet in height or to fifteen (15) feet if architectural
stone is included to protect the vertical face. A series of smaller cuts or fills with
terraces, preserving portions of natural vegetation and providing areas for planting,
shall be used in situations where more than ten (10) feet of cut or fill is needed.”
The applicant is requesting to construct retaining walls along the north and east
property lines. The retaining walls will vary in height to a maximum height of
approximately 20 feet. The applicant is proposing to utilize no architectural stone
and no terraces with the proposed walls (cut and fill). The applicant is requesting
a variance from the provisions of Section 29-190.
The applicant notes that the land use buffers along the north and east perimeters
will be significantly reduced to accommodate site grading requirements. Section
36-521 requires that a minimum of 70 percent of land use buffers be undisturbed.
The applicant notes that more than 30 percent of the required buffers will be
disturbed and has requested a variance from the regulations to allow 100 % of the
land use buffer requirement along the north perimeter of the site to be disturbed.
March 9, 2023
ITEM NO.: A (Cont.) FILE NO.: Z-5817-L
11
Staff is not supportive of the overall proposed site development plan as submitted
due to the following issues.
• Staff believes an emergency access drive should be provided from Rummel
Road.
• No vehicular access is available along the north perimeter of the main retail
structure to allow for deliveries or emergency vehicle access.
• Staff cannot support the drive-thru area design/circulation at the west end
of the retail building, due to the fact that a specific use is not known for this
section of the building.
• The C-4 auto related use is too intense for the development.
• Staff does not support the intended retaining wall height along the north
property line as proposed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD zoning.
PLANNING COMMISSION ACTION: (FEBRUARY 9, 2023)
Jesse Griffin was present, representing the application. There was three (3) objectors
present. Staff presented the application with a recommendation of denial.
Jesse Griffin addressed the commission and requested that the item be deferred to the
March 9,2023 planning commission hearing agenda.
There was a motion to approve the applicants request for deferral. The motion passed
by a vote of 9 ayes, 0 nays, 1 recuse and 1 absent. The deferral was approved.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant not present. Staff informed the Commission that the applicant failed to
send notifications to surrounding property owners as required. Staff recommended the
application be deferred to the April 13, 2023 agenda. The application was placed on the
Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent, 1 abstain (Brown).
March 9, 2023
ITEM NO.: 1 FILE NO.: Z-8061-B
NAME: Southern Magnolia House, LLC – Office – Conditional Use Permit
LOCATION: 1301 Cumberland Street
DEVELOPER:
Andrea Andrews
Southern Magnolia House, LLC
3603 Lacoste Drive
Jonesboro, AR 72404
OWNER/AUTHORIZED AGENT:
Andrea Andrews
Southern Magnolia House, LLC
3603 Lacoste Drive
Jonesboro, AR 72404
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 46
CURRENT ZONING: R-4A
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow the use of a General
Office in an R-4A zoned area.
March 9, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-8061-B
2
B. EXISTING CONDITIONS:
The property at 1301 Cumberland has two primary structures on one lot, with
common area in between the buildings, and is surrounded by a block wall with
access from E. 13th Street. The property is in an area where the primary zoning
is R-4A. However, the immediate area does include UU zoning and a residentially
zoned section of the Capitol Zoning 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 received.
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: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
March 9, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-8061-B
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow the use of a General
Office in an R-4A zoned area. The property at 1301 Cumberland has two primary
structures on one lot, with common area in between the buildings, and is
surrounded by a block wall with access from E. 13th Street. The property is in an
area where the primary zoning is R-4A. However, the immediate area does include
UU zoning and a residentially zoned section of the Capitol Zoning District.
The applicant has stated that the structure facing Cumberland will be used as a
General Office and the structure behind will be used as a Single-Family Residence.
The proposed residential structure has off-street parking in the back, adjacent to
E. 13th Street, while the office structure along Cumberland has on-street parking.
There is a small parking pad on E. 13th Street near the entrance to the property’s
common area.
Any signage added to the site must be reviewed and approved by the Little Rock
Historic District Commission.
In 2009, a conditional use permit was approved at the site for the use as a
counseling office. The current request is similar to this 2009 approval, in that there
will be no changes made to the exterior of the property or to the current parking.
Staff supports the proposed conditional use permit to use the structure along
Cumberland Street as a General Office. Staff believes the request is reasonable.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraph E, and the
staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
March 9, 2023
ITEM NO.: 1 (Cont.) FILE NO.: Z-8061-B
4
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 2 FILE NO.: Z-9756
NAME: Gregory Duplex – Conditional Use Permit
LOCATION: 819 West 32nd Street
DEVELOPER:
Gerald Gregory
P O Box 166687
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Gerald Gregory – Owner/Applicant
SURVEYOR/ENGINEER:
South Point Surveying
P O Box 400
Sheridan, AR 72150
AREA: .13 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow for the construction of
one (1) duplex structure on two (2) platted lots at 819 West 32nd Street.
B. EXISTING CONDITIONS:
The property is located within a single-family residential neighborhood which
contains a variety of housing types and sizes. The site is currently undeveloped
and mostly grass covered.
March 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-9756
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 Comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comment.
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 comment.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No Comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
one (1) duplex structure on two (2) platted lots at 819 West 32nd Street. The
property is located at the southeast corner of West 32nd Street and South Izard
Street. West Short 32nd Street frontage is located along the south property line.
March 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: Z-9756
3
The property is located within a single-family residential neighborhood which
contains a variety of housing types and sizes. The site is currently undeveloped
and mostly grass covered.
The applicant proposes to construct one (1) duplex structure centered on two existing
platted lots. The duplex structure will have one unit facing South Izard Street and
the second unit facing West Short 32nd Street.
The duplex structure will be located 27 feet back from the front and rear (north and
south) property lines and 7.5 feet back from the side property lines. All proposed
setbacks will conform with Section 36-255 (R-3 zoning standards) of the City’s
Zoning Ordinance. The building height will not exceed 35 feet.
The applicant is proposing a paved drive to be located within the front yard area of
each unit connecting to Izard Street to the west and West Short 32nd Street to the
South. Section 36-502 requires a minimum of three (3) parking spaces for the
duplex. The parking as proposed will be sufficient to serve the development.
To staff’s knowledge, there are no outstanding issues associated with this
application. Staff believes the proposed duplex structure located at 819 West 32nd
Street is an appropriate use for this property. The duplex structure will comply
with the original platted density for this property (2 residential units on 2 platted lots).
The proposed duplex structure will not be out of character with the general area.
Other duplex structures are located throughout the neighborhood. Staff believes
the proposed duplex will have no adverse impact on the neighborhood or
surrounding uses. The applicant is requesting no variances with the proposed
development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in the staff analysis, in the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. Staff informed the Commission that the applicant failed to
send notifications to surrounding property owners as required. Staff recommended the
application be deferred to the April 13, 2023 agenda. The application was placed on the
Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent, 1 abstain (Brown).
March 9, 2023
ITEM NO.: 3 FILE NO.: Z-9764
NAME: Bear Den Estates – Neighborhood Park – Conditional Use Permit
LOCATION: 6 Bear Valley Circle
DEVELOPER:
Bear Den Development Co., LLC
Bradford Gaines
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Bear Den Development Co., LLC - Owner
Connor Sutton - Agent
SURVEYOR/ENGINEER:
Phillip Lewis Engineering, Inc.
23620 I-30
Bryant, AR 72022
AREA: 0.35 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to allow a neighborhood park
(playground) within Tract D of the Bear Den Estates, Block 1 (Phase 1), a single
family residential development.
B. EXISTING CONDITIONS:
Tract D, Block 1 of the Bear Den Estates is an undeveloped tract. The tract is
bordered by Gordon Road to the north and Bear Valley Circle to the south. A
March 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9764
2
mailbox cluster with sidewalk and ADA access ramp is located along the south
side of Tract D, along Bear Valley Circle.
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. If proposed retaining walls shown on plans are equal to or above four feet tall
measured from the bottom of the footing or leveling layer or if there is surcharge
loading for a retaining wall less than four feet tall measured from the bottom of
the footing or leveling layer, the Department requires retaining wall design
plans by an Arkansas licensed professional engineer showing plan, profile, and
cross sectional views of the wall with special details, design loading
calculations clearly showing all required factors of safety are met or exceed per
state building codes. A separate building permit-accessory structure will be
required for the retaining walls along with inspections by Department
engineering staff during their construction.
2. 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.
3. At least one accessible route shall be provided within the play area per ICC
2017 a117.1 Section 1008. The accessible route shall connect to ground level
play components required to comply with Section 1008.3.2.1 and elevated play
components required to comply with Section 1008.3.2.2, including entry and
exit points of the play components.
4. Accessible routes serving play areas shall comply with Chapter 4 and Section
1008.4.1 per ICC 2017 a117.1.
5. Accessible routes connecting play components shall provide a clear width
complying with Section 1008.4.1.1 per ICC 2017 a117.1.
6. Accessible route within the play area shall be accessible and connect to the
site arrival point with the accessible ramp from the sidewalk to the street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
March 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9764
3
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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.
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.
March 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9764
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow a neighborhood park
(playground) within Tract D of the Bear Den Estates, Block 1 (Phase 1), a single
family residential development.
Tract D, Block 1 of the Bear Den Estates is an undeveloped tract. The tract is
bordered by Gordon Road to the north and Bear Valley Circle to the south. A
mailbox cluster with sidewalk and ADA access ramp is located along the south
side of Tract D, along Bear Valley Circle. Tract D is surrounded by single family
residential lots within Block 1 (Phase 1) of the Bear Den Estates subdivision.
The proposed neighborhood park will consist of a playground area within the west
half of Tract D. The proposed park will be encircled by a retaining wall with varying
heights. A three (3) foot high handrail will be placed along a portion of the retaining
wall. The areas within Tract D, outside the proposed playground construction limits
will remain protected greenspace (not to be disturbed).
The proposed neighborhood park area will be accessed from two (2) sidewalks
which will tie into existing sidewalks along Gordon Road. The easternmost
sidewalk will also tie into the sidewalk for the mailbox cluster area.
Staff is supportive of the requested conditional use permit to allow a neighborhood
park/playground for Block 1, Phase 1 of the Bear Den Estates Subdivision. Staff
views the request as reasonable. The proposed park should prove to be a quality
addition to the Bear Den Estates Subdivision. Similar park areas are located in
single family subdivisions throughout Little Rock. The proposed neighborhood
park should have no adverse impact on the surrounding properties.
March 9, 2023
ITEM NO.: 3 (Cont.) FILE NO.: Z-9764
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 4 FILE NO.: Z-3371-HHH
NAME: Rezoning from C-3 to C-4
LOCATION: 600 Colonel Glenn Plaza Loop
DEVELOPER:
LL Ark Properties, LLC
Katherine Dickson
3701 Alabama Ave. South
St. Louis Park, MN 55416
OWNER/AUTHORIZED AGENT:
LL Ark Properties, LLC - Owner
Katherine Dickson – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 8.05 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 8.05 acre property located at 600 Colonel
Glenn Plaza Loop from “C-3” General Commercial District to “C-4” Open Display
District to allow auto sales and repair.
B. EXISTING CONDITIONS:
The property is occupied by a 45,766 square foot commercial building located near
the southwest corner of the lot. Paved parking is located on the north and east
March 9, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-HHH
2
sides of the building. An access drive from Colonel Glenn Plaza Loop is located
at the northwest corner of the property.
The south 50 feet of the overall property is zoned “OS” Open Space and serves as
a buffer between this property and the R-2 zoned property to the south.
Additionally, the east 50 feet of the property was designated as an open space
buffer by Instrument # 2007023298 and serves as a buffer between the developed
portion of the property and I-430.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. 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
March 9, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-HHH
3
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
March 9, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-HHH
4
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the West 65th St Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is to rezone
from C-3 (General Commercial District) to C-4 (Open Display Commercial District).
The subject site anchors the southeastern corner of a large area of Commercial
(C) and is accessed from David O Dodd Rd. via Colonel Glenn Plaza Loop or from
Colonel Glenn Rd via Colonel Glenn Plaza Dr. The Commercial (C) category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The area includes
a drive-thru restaurant, convenience store with gas pumps, a theater multiplex,
commercial warehouse, and several auto dealers.
The southern half of the Commercial (C) area is bound on the east, south, and
west by Park/Open Space (PK/OS). This category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. The PK/OS area is designed to be a buffer between the
Commercial and non-commercial areas. To the south is an area of Residential
Low Density (RL) with several undeveloped tracts, a platted and developed
subdivision, and unplatted tracts with single family homes. 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.
On the west is Public/Institutional (PI). This category includes public and quasi-
public facilities that provide a variety of services to the community such as schools,
libraries, fire stations, churches, utility substations, and hospitals. It is currently a
public school. Also to the west is an area of Office (O) with two medical facilities.
The Office (O) category represents services provided directly to consumers (e.g.,
legal, financial, medical) as well as general offices which support more basic
economic activities.
March 9, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-HHH
5
Master Street Plan:
Colonel Glenn Plaza Loop bounds the site it is a Local Street. Local Streets that
abut non-residential or residential use which is more intense than duplex or
two-unit residential are Commercial Streets. These streets have the same design
standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides.
This street may require dedication of additional right-of-way and may require street
improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this area
of Colonel Glenn Plaza Loop.
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
H. ANALYSIS:
The applicant requests to rezone the 8.05 acre property located at 600 Colonel
Glenn Place Loop from “C-3” General Commercial District to “C-4” Open Display
District to allow auto sales and repair.
The property is occupied by a 45,766 square foot commercial building located near
the southwest corner of the lot. Paved parking is located on the north and east
sides of the building. An access drive from Colonel Glenn Plaza Loop is located
at the northwest corner of the property.
The south 50 feet of the overall property is zoned “OS” Open Space and serves as
a buffer between this property and the R-2 zoned property to the south.
Additionally, the east 50 feet of the property was designated as an open space
buffer by Instrument # 2007023298 and serves as a buffer between the developed
portion of the property and I-430.
The property is located adjacent to C-4 zoned parcels to the west and north, with
PCD zoning located across Colonel Glenn Plaza Loop. R-2 zoning is located to
the south and across I-430 to the east.
The City’s Future Land Use Plan designates this property as “C” Commercial. The
proposed C-4 zoning will not require an amendment to the future land use plan.
Staff is supportive of the requested rezoning from C-3 to C-4 to allow auto sales
and service type uses. Auto sales and service uses are located immediately west
and north of the site, as well as across Colonel Glenn Plaza Loop to the north. The
March 9, 2023
ITEM NO.: 4 (Cont.) FILE NO.: Z-3371-HHH
6
proposed C-4 zoning will represent a continuation of the commercial zoning along
Colonel Glenn Plaza Loop. The south 50 feet of the overall property will remain
zoned OS.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-4 rezoning, subject to the south
50 feet of the overall site remaining zoned OS.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 5 FILE NO.: Z-5093-B
NAME: Rezoning from C-2 to C-3
LOCATION: 317 S. Shackleford Road
DEVELOPER:
Anchor Realty Investments, LLC
102 Country Club Pkwy.
Maumelle, AR 72113
OWNER/AUTHORIZED AGENT:
Anchor Realty Investments, LLC - Owner
Jess Griffin – Agent
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 2.06 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: C-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 2.06 acre property from “C-2” Shopping
Center District to “C-3” General Commercial District for future commercial
development of the property.
B. EXISTING CONDITIONS:
The property is occupied by a one-story commercial building which was previously
used as a restaurant. An access drive from S. Shackleford Road is located near
the northwest corner of the property. Paved parking is located on all sides of the
building.
March 9, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-5093-B
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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.
March 9, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-5093-B
3
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 Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Rodney Parham Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
March 9, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-5093-B
4
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 application is to rezone
from C-2 (Shopping Center District) to C-3 (General Commercial District).
Surrounding the application area on the north is Commercial (C) with a hotel, strip
commercial and fast food. The Commercial (C) category includes a broad range
of retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. Across S Shackleford Rd, to the west
is Commercial with restaurants, emergency medical office, commercial
warehouse, commercial strip, motel, car wash and car rental. On the east and
south is the I-430/I-630 interchange.
Master Street Plan:
South Shackleford Road is shown as a Minor Arterial on the Master Street Plan
Map. Minor Arterials are high volume roads designed to provide the connections
to and through an urban area. Curb cuts should be limited to allow for continuous
traffic flow while providing some access to adjoining property, Deceleration Lanes
are required. Right of way is 90 feet. Sidewalks are required on both sides. This
street may require dedication of additional right-of-way and may require street
improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this area
of S Shackleford Road.
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
H. ANALYSIS:
The applicant requests to rezone the 2.06 acre property located at 317 S.
Shackleford Road from “C-2” Shopping Center District to “C-3” General
Commercial District for future commercial development of the property.
The property is occupied by a one-story commercial building which was previously
used as a restaurant. An access drive from S. Shackleford Road is located near
the northwest corner of the property. Paved parking is located on all sides of the
building. The property is located on the east side of S. Shackleford Road, with
interstate right-of-way along the property’s west and south boundaries.
March 9, 2023
ITEM NO.: 5 (Cont.) FILE NO.: Z-5093-B
5
The property is located in an area of commercial zoning along S. Shackleford
Road. The property immediately to the north is zoned PCD and contains a hotel
complex. The properties further north are zoned PCD and C-3. The properties
across S. Shackleford Road to the west are zoned C-3 and contain mixed
commercial uses.
The City’s Future Land Use Plan designates this property as “C” Commercial. The
proposed C-3 zoning will not require an amendment to the future land use plan.
Staff is supportive of the requested rezoning from C-2 to C-3 to allow future
commercial development of the property. Staff views the request as reasonable.
There is existing C-3 zoning west and north of the site. Interstate right-of-way is
located to the east and south. S. Shackleford Road at this location is classified as
a minor arterial roadway. Staff believes that this is an appropriate location for C-3
zoning.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 6 FILE NO.: LU2023-14-01
NAME: Land Use Plan Amendment – Geyer Springs East Planning District
Residential Low Density (RL) to Commercial (C)
LOCATION: 10305 Geyer Springs Road
OWNER/AUTHORIZED AGENT:
Jose Sierra
3025 Highway 5 N Lot 39
Benton, AR 72019
AREA: 1.25 acres
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 14.08
CURRENT ZONING: R-2, Single Family District
BACKGROUND:
The applicant requested a reclassification of the property from R-2, Single Family District
to C-4, Open Display Commercial District (File No. Z-9745). The application is for an area
of approximately 1.25 acres. The site is located on the east side of Geyer Springs Road
between Palo Alto Drive and Rinke Road. This request is in conflict with the adopted
Land Future Land Use Plan Map and therefore an amendment to the Future Land Use
Plan Map was filed for the site.
A. PROPOSAL/REQUEST:
The applicant requests a Future Land Use Plan Map amendment in the Geyer Springs
East Planning District changing approximately 1.25 acres from Residential Low Density
(RL) to Commercial (C) at 10305 Geyer Springs Road. The request is on the west
boundary of East Geyer Springs Planning District. This boundary coincides with
Geyer Road. The Land Use Plan Map shows Residential Low Density (RL) for the
requested area. The Residential Low Density (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single-family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre.
March 9, 2023
ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01
2
The application is to amend the Land Use Plan Map from Residential Low Density
(RL) to Commercial (C). The Commercial (C) category includes a broad range of
retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve.
B. EXISTING CONDITIONS/ZONING:
The subject site is an unplatted tract with a house on it. The land is zoned R-2
(Single Family District). To the west, across Geyer Springs Road, is an
undeveloped tract. The portion of the tract at the intersection of Geyer Springs
Road and Mabelvale Cutoff Road is zoned C-3 (General Commercial District).
Surrounding the C-3 is C-2 (Shopping Center District) zoning to the west and north
transitioning to the existing single-family neighborhood beyond.. To the south of
subject site are two vacant tracts and to the north are two vacant tracts. Each of
the four tracts was previously used for single family homes and are zoned R-2
(Single Family District). North along both sides of Geyer Springs Road are
developed platted single-family subdivisions, zoned R-2 (Single Family District).
C. NEIGHBORHOOD NOTIFICATIONS:
Following are the neighborhood associations that the applicant was encouraged
to contact concerning their application: OUR Neighborhood Association (Carla
Coleman) – chines-coleman@sbcglobal.net; and Southwest United for Progress
(Troy Laha) - lahaengrls@sbcglobal.net. Staff notified the same two association
of the application the week of January 30, 2023. Notice was also provided to all
associations by the Planning & Development Department with notice of this
hearing.
G. TRANSPORTATION/PLANNING:
Land Use Plan:
Along the east side of Geyer Springs Road surrounding the subject site is shown
as a large area of Residential Low Density (RL). Much of this area is developed
with completed single-family subdivisions. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single-family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. There
are several large tracts (two with houses) then a developed single-family
subdivision to the north and east. To the south are larger tracts much of the area
is undeveloped and wooded. But there are two houses on tracts along Rinke Road
to the south. The area is bordered a flood zone shown as Park/Open Space
March 9, 2023
ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01
3
(PK/OS). The Park/Open Space category includes all public parks, recreation
facilities, greenbelts, flood plains, and other designated open space and
recreational land. This is the floodway/floodplain of Little Fourche Creek.
Continuing northward is an area of Residential Medium Density (RM) developed
with apartments and an area of Public/Institutional (PI) with a school. The
Residential Medium Density (RM) category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the density
is between six (6) and twelve (12) dwelling units per acre. The 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. To the south of the subject site past the Park/Open
Space (PK/OS) is an area of Public/Institutional (PI) with a religious institution with
a school.
Across Geyer Springs Road to the west is an area of undeveloped Commercial (C)
between Mabelvale Cutoff and Santa Monica Drive. West and north of the
Commercial (C) is Residential Low Density (RL) developed with single-family
subdivisions. The Residential Low Density (RL) area is bordered on the west with
an area of Commercial (C) and Residential High Density (RH) developed with
apartments. The Residential High Density (RH) category accommodates
residential development of more than twelve (12) dwelling units per acre. North of
the Residential Low Density (RL) on the west side of Geyer Springs Road is
Public/Institutional (PI) with a religious institution, then Park/Open Space (PK/OS).
South of Mabelvale Cutoff Road on the west side of Geyer Springs Road is
undeveloped Residential Medium Density (RM), then Residential High Density
(RH) developed with apartments. To the south of these areas is undeveloped
Park/Open Space (PK/OS) which bounds an area of undeveloped Residential
Medium Density (RM).
The Future Land Use Plan Map was last amended by Ordinance No. 20755 in
2013. File No. LU13-01 Southwest LUP was a Staff generated special study. Two
areas north of the subject site on the westside of Geyer Springs Road were
changed to PI and are developed with faith-based organizations. One area south
of the subject site on the eastside of Geyer Springs Road was changed to PI and
is developed with a faith-based organization and private school.
Master Street Plan:
Geyer Springs Road is shown as a Minor Arterial on the Master Street Plan Map.
Minor Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be minimized to allow for continuous
traffic flow while still allowing some access to adjoining property, Deceleration
March 9, 2023
ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01
4
Lanes are required. Right of way is 90 feet. Sidewalks are required on both sides.
This road may need more ROW or paving width.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this area
of Geyer Springs Rd.
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
H. ANALYSIS:
The application area is in a partially developed portion of Little Rock. The land in
the vicinity was annexed in 1968. This site has been used for residential purposes
in the past. The Future Land Use Plan Map shows Residential Low Density (RL)
for the site. It is currently zoned R-2, Single-Family District.
The land to the southeast in the Residential Low Density (RL) area is vacant and
wooded to Rinke Road. Along Rinke Road there are some residential properties.
South of Rinke Road, the RL area is vacant timber land. East of the application
site is residentially developed. North, along the eastside of Geyer Springs Road,
the RL is developed with residential subdivisions. A Park/Open Space (PK/OS)
area north of Trenton Lane along the Little Fourche Creek floodway borders the
RL on the north and east sides.
To the northwest of the Geyer Springs Road -Mabelvale Cutoff Road intersection
is a vacant Commercial (C) area. This land is zoned for commercial use (C-3,
General Commercial District and C-2, Shopping Center District). Then to the north
and west is RL land developed residentially. Beyond the RL is an area of C along
the northside of Mabelvale Cutoff Road. On this land is a convenience store with
fuel pumps as well as undeveloped land. One of the tracts has been rezoned for a
use car lot; File No. 5352-A (4/20/21). North of this Commercial strip is an area of
Residential High Density (RH) developed with apartments. North, along the west
side of Geyer Springs Road, beyond the RL is an area of Public/Institutional (P/I)
developed with a religious institution and then a mostly undeveloped area of
PK/OS, excepting a fraternal organization at the southeast corner abutting Geyer
Springs Road.
South of Mabelvale Cutoff Road along the west side of Geyer Springs Road is
vacant and wooded Residential Medium Density (RM) then vacant and wooded
PK/OS. West of the RM along the southside of Mabelvale Cutoff Road is an area
of RH partially developed with apartments. Beyond the RH area is a RL area,
March 9, 2023
ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01
5
further to the west with developed residential subdivisions. Within the northeast
corner of the RL area is an area of RM developed with Duplexes.
This is a stable portion of Little Rock that has not seen much change over the last
several years. There has been little to no building permit activity for either
residential or commercial uses in the vicinity. There have also only been a few
requests for reclassifications of zoning in the portion of Little Rock. These have
tended to be to recognize an existing non-residential use on residential zoned land
or to allow for a more intense commercial use on land already commercially zoned.
There is existing undeveloped land shown and zoned for commercial use in the
immediate area. Most notably immediately to the west, across Geyer Springs
Road from the application site. This land is undeveloped, ‘for sale’ and has been
zoned for commercial use for decades. There is also undeveloped zoned land for
single-family in the vicinity. For either use, there appears to be availability land
and a lack of demand as shown by the lack permit and zoning activity over the last
decade plus.
There is no non-residential use along the eastside of Geyer Springs Road in this
area. The introduction of non-residential use on this site could have impacts on
the surrounding single-family developments. The introduction of ‘open display’
commercial to the area would be major change in the use pattern in this area. If
there is to be any change in the use pattern care should be taken to minimize the
negative impacts that such a change could have on the surrounding properties.
There does not appear to be a need for a change at this time. A change in an area
such as this should only be done with protections for the existing residential areas.
I. STAFF RECOMMENDATION:
Denial of the request as filed.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
Walter Malone, Planning Staff, reviewed the staff report. Torrence Thrower, Planning
Staff, reviewed the related zoning case file, Z-9745. (For complete minute report see the
casefile Z-9745). The applicant reviewed their proposal. They wish to replace what has
been a residence with a commercial car lot. The applicant stated there is commercial
across the street. The car lot would be limited to 10 to 12 cars and there would be no
repairs on site. They also gave the proposed hours of operation. In response to a
question, it was stated that the existing dwelling is currently not in use and will be the
office for the business.
March 9, 2023
ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01
6
Mr. Hunter Douglas spoke against the application. He identified his ownership around
the application site. The change in use would have a drastic effect on his property. He
described some previous actions which had affected his property.
Pam Noble, property to the south, spoke against the application. She also gave some
past actions which had negatively affected her property. She feels that there has been
some work happening on the site.
Ms. Walker, spoke against the change from R-2 to C-4. The changes would bring down
the value of the homes in the area. This is not a good place for a businesses (car lot).
Ms. Walker does not believe that the applicant has notified or talked with the surrounding
neighborhood organizations.
Troy Laha, Vice-president of Southwest United for Progress, spoke against the
application. The applicant did attend their recent meeting. The group present voted
against the application at that time. He indicated all the things he and they felt were
needed and not done - landscape plan, drainage, plan etc. The City Attorney did cut
Mr. Laha short when discussing some issues with the survey.
The applicant readdressed the Commission. She indicated the fence was removed
before they acquired the property. She also discussed the tree removal and the work
they have done on the structure. She did state that there has been some work done on
their personal vehicles on the property. She also indicated they would have the parking
area professionally designed before it is constructed.
Commissioner Hodge asked about the commercial across the street. Mr. Collins
indicated there was vacant C-2 and C-3 zoned land across Geyer Springs Road. He also
described where C-4, Open Display Commercial would be appropriate. There was
discussion about the order of the two items (Land Use and Zoning). A motion was made
for the approval of LU2023-14-01. By a vote of 0 for, 10 against and 1 absent the motion
was denied.
March 9, 2023
ITEM NO.: 6.1 FILE NO.: Z-9745
NAME: Rezoning from R-2 to C-4
LOCATION: 10305 Geyer Springs Road
DEVELOPER:
Jose Sierra
3025 Highway 5 N., Lot 39
Benton, AR 72019
OWNER/AUTHORIZED AGENT:
Jose Sierra – Owner/Applicant
SURVEYOR/ENGINEER:
Real Estate Services of Saline Co., Inc.
1200 Ferguson Drive, Suite 5
Benton, AR 72015
AREA: 1.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to rezone the 1.25 acre property located at 10305 Geyer
Springs Road from “R-2” Single Family District to “C-4” Open Display District to
allow development of an auto sales business.
B. EXISTING CONDITIONS:
A one-story frame single family residence is located within the west half of the
property, approximately 44 feet back from the Geyer Springs Road frontage. A
one-car wide driveway from Geyer Springs Road is located near the northwest
corner of the property. The remainder of the property is undeveloped.
March 9, 2023
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
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.
March 9, 2023
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745
3
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 Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the East Geyer Springs Planning District. The Land Use Plan
shows Residential Low Density (RL) for the requested area. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential development is typically characterized
March 9, 2023
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745
4
by conventional single-family homes but may also include patio or garden homes
and cluster homes, provided that the density remains less than 6 units per acre.
The application is to rezone from R-2 (Single Family District) to C-4 (Open Display
Commercial District). There is an accompanying Land Use Plan Amendment
(LU2023-14-01) on this agenda to change the Plan Map from Residential Low
Density (RL) to Commercial (C).
Surrounding the application area on the east side of Geyer Springs Road is
Residential Low Density (RL). To the north and east are developed platted
subdivisions. South of Rinke Road are undeveloped tracts. Adjacent to the subject
site west of Geyer Springs Rd is a large undeveloped Commercial (C) area. The
Commercial (C) category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. North and west on Geyer Springs Road is more Residential Low Density
(RL) with platted and developed subdivisions.
Master Street Plan:
Geyer Springs Road is shown as a Minor Arterial on the Master Street Plan Map.
Minor Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be limited to allow for continuous traffic
flow while permitting some access to adjoining property, Deceleration Lanes are
required. Right of way is 90 feet. Sidewalks are required on both sides. This street
may require dedication of additional right-of-way and may require street
improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this area
of Geyer Springs Road.
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
H. ANALYSIS:
The applicant requests to rezone the 1.25 acre property located at 10305 Geyer
Springs Road from “R-2” Single Family District to “C-4” Open Display District to
allow development of an auto sales business.
A one-story frame single family residence is located within the west half of the
property, approximately 44 feet back from the Geyer Springs Road frontage. A
March 9, 2023
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745
5
one-car wide driveway from Geyer Springs Road is located near the northwest
corner of the property. The remainder of the property is undeveloped.
Undeveloped property and single family residences, zoned R-2, are located north,
south and east of the subject property. Undeveloped C-2 and C-3 zoned property
is located to the west, at the northwest corner of Geyer Springs Road and
Mabelvale Cut-Off. Additional single family residences are located further west
and northwest.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. An application to amend the future land use plan from “RL” to “C”
Commercial is a separate item on this agenda.
Staff is not supportive of the requested C-4 rezoning. The City’s Future Land Use
Plan designates this property and all of the surrounding properties to the north,
south and east as “RL” Residential Low Density. The site is located in an area
which is single family residential in character, and not at a major intersection or a
developed commercial area. Staff believes that the subject property is not an
appropriate site to introduce commercial zoning along the east side of Geyer
Springs Road.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-4 rezoning.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
Nora Castaneda was present representing the applicant. There were three (3) objectors
present. Staff presented the application with a recommendation of denial.
Nora Castaneda addressed the commission representing the applicant stating that the
application is for a used car business and the site will not be used for repairs or body work
to any vehicles. She stated that this type of business will benefit the area and we will
operate from 9a.m. to 5 p.m. Monday through Saturday.
Hunter Douglas addressed the commission stating that he was opposed to the rezoning
of the property and that the use as a used car lot was not beneficial to the area and that
it would lower property values.
Pam Noble addressed the commission stating that she was opposed to the proposed use
and that the property was in bad condition with cars and auto parts laying around the
structure. She also stated that an auto repair shop business was being operated on the
property.
March 9, 2023
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9745
6
Mildred Walker address the commission stating that she was opposed to the proposed
used car lot and that it would diminish the property values in the area and that no notice
had been sent to her regarding the new car lot or the cutting of trees on the property.
Troy Laha addressed the commission stating that he was opposed to the proposed use
of the property and that the applicant has not provided a drainage plan, parking plan, or
proper survey of the site.
Nora Castaneda addressed the commission representing the applicant stating that they
had performed some tree removal to clean up the property and that the vehicles being
repaired at the structure belonged to the owners and that someone had been hired to
gravel the parking area.
There was a discussion by the Planning Commission regarding the currently zoned
commercial properties across Geyer Springs Road, and how the “C-4” zoning would
impact the general area around the Geyer Springs Road and Rinke Road intersection.
There was a motion to deny the application. The motion passed by a vote of 0 ayes,
10 nays, and 1 absent. The application was denied.
March 9, 2023
ITEM NO.: 7 FILE NO.: Z-3125-C
NAME: White Water Tavern – PD-C
LOCATION: 2507 W. 7th Street
DEVELOPER:
Travis B. Hill (Owner)
2507 W. 7th Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Stephen R. Giles (Agent)
200 West Capitol Ave.
Suite 2300
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle
Suite A-2
Little Rock, AR 72223
AREA: 0.78 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3 and I-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property located at 2507 W. 7th Street from
R-3 and I-2 to PD-C to allow continued use of the property as a restaurant, bar,
and musical entertainment venue. This property has deteriorated over time, and
the owners wish to rehab the structure and add outdoor seating to the west of the
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
2
main structure. They also plan improvements to the parking areas around the
building and to construct exterior fencing.
B. EXISTING CONDITIONS:
The property contains an existing one-story wood-frame structure, which was
constructed in 1956. The surrounding area is reflective of the property itself, with
a mix of R-3 and I-2 zoning. The development encompasses an entire block (save
for one structure) at the corner of 7th and Thayer Streets. The majority of this block
is vacant and will be used toward the improvements planned for the area.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Any work involving one (1) or more acres of disturbed area require 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.
2. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. Exception to this requirement is described in City Code 29-100:
“If an existing site with an existing coefficient of runoff of 1.0 (totally
impervious) is developed, no on-site detention or in-lieu fee for detention is
required. Also, if an existing site is developed whereby the coefficient of
runoff is reduced to a lesser value, no on-site detention or in-lieu fee is
required.”
3. 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.
4. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
3
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.
5. 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).
6. 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.
7. 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.
8. Per City Code 31-210 (e) (4), Driveways for commercial uses approved to be
located on a residential street shall be spaced the same as for other
commercial streets. However, for properties that are located on existing
platted residential lots of the same size and character as adjoining residential
properties the driveway requirements are to be the same as listed in section
30-43: maximum width twenty (20) feet, the drive shall be five (5) feet from
property line and twenty-five (25) feet from the right-of-way of an adjacent
street.
9. Thayer Street and Coates Street are classified as a local streets per City’s
Master Street Plan. Therefore, dedication of fifty (50) feet of total right of way
from centerline of Thayer Street and Coates Street respectively per master
street plan is required.
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
4
10. Boundary street improvements are required per master street plan on Thayer
Street and Coates Street along the developer’s street frontage for both
streets. Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section of the abutting street if the existing street is
not up to city standards. Repair, replace, or extend existing damaged,
missing, and noncompliant curb and gutter, sidewalk, access ramps or
concrete driveway aprons within the public right-of-way adjacent to the
site. Remove abandoned driveway cuts and replace with curb, gutter, and
sidewalk. All work within the public right-of-way shall conform to City of Little
Rock Public Works Standard Details and ADA guidelines.
11. Per City Code 31-206 (f), “Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet.”
12. Existing building shall meet all accessibility requirements as outlined in
Section 3411.4.2 in the 2012 Arkansas Fire Prevention Code.
13. 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.
14. Provide accessible route from the accessible parking stalls’ aisles to
proposed buildings’ entrances in accordance with Section 402 & 502 of ICC
A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections 1104.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
No Objections. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Maintain Access:
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
5
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
6
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be always maintained in an operable condition and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
7
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows Office (O)
and Park/Open Space (PK/OS) for the requested area. The Office (O) category
represents services provided directly to consumers (e.g., legal, financial, medical)
as well as general offices which support more basic economic activities. The
Park/Open Space (PK/OS) category includes all public parks, recreation facilities,
greenbelts, flood plains, and other designated open space and recreational land.
The application is to rezone from R-3 (Single Family District) and I-2 (Light
Industrial District) to PD-C (Planned Development - Commercial). This is to
recognize an existing non-conforming use (bar with patio and parking) with
improvements.
West of the application area is Office (O) on the Plan Map. This area has single
family homes and an auto service use. The Office (O) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. South of 7th Street
is Service Trades District (STD) with commercial warehouses. This category
provides for a selection of office, warehousing, and industrial park activities that
primarily serve other office service or industrial businesses. The district is intended
to allow support services to these businesses and to provide for uses with an office
component. To the north is Residential Low Density (RL) with developed
residential uses. On the east is Park/Open Space (PK/OS). The Park/Open Space
(PK/OS) category includes all public parks, recreation facilities, greenbelts, flood
plains, and other designated open space and recreational land. This area parallels
the Union Pacific Railroad tracks and includes some area where the tracks have
been taken up.
Master Street Plan:
Thayer Street is adjacent on the east and south, and Coates Street is adjacent on
the west. Both are both Local Streets. A Local Street which abuts non-residential
or residential use which is more intense than duplex or two-unit residential is a
Commercial Street. These streets have the same design standard as a Collector.
Right-of-way is 60’. Sidewalks are required on both sides. These streets may
require dedication of additional right-of-way and may require street improvements.
Bicycle Plan:
The Master Bike Plan Map shows a proposed Class III Bicycle Route along Cates
Street which is designated with only signage for bicycle use. These routes use the
existing vehicular area, with no physical separation.
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
8
Historic Preservation Plan:
This site is in the Capitol View National Register Historic District.
H. ANALYSIS:
The applicant proposes to rezone the property located at 2507 W. 7th Street from
R-3 and I-2 to PD-C to allow continued use of the property as a restaurant, bar,
and musical entertainment venue. This property has deteriorated over time, and
the owners wish to rehab the structure and add outdoor seating to the west of the
main structure. They also plan improvements to the parking areas around the
building and to construct exterior fencing.
The property contains an existing one-story wood-frame structure, which was
constructed in 1956. The surrounding area is reflective of the property itself, with
a mix of R-3 and I-2 zoning. The development encompasses an entire block (save
for one structure) at the corner of 7th and Thayer Streets. Most of this block is
vacant and will be used toward the improvements planned for the area.
The proposal calls for improvements to the gravel lots to the east and west of the
main structure. These lots have been historically used as parking for this business
since it’s inception. These improvements include proposed concrete aprons on
both lots, allowing vehicles smooth transition from the road to the parking area.
These lots will remain gravel. They propose a new 5’ wide sidewalk along W. 7th
Street in addition to a proposed right-of-way dedication along the same route. The
parking area to the east will also being improved will a new concrete apron and a
proposed ‘timber barricade’ between the lot and the roadway. The east parking
area improvements also call for a right-of-way closure. Any ROW closure or
dedication will be heard separately by the City of Little Rock Board of Directors.
Staff supports the proposed PD-C rezoning. Staff believes the request is
reasonable. The property will be used and operated in the same manner as it has
for several decades, and any improvement to the sight will be a positive for the
surrounding neighborhood.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraph D and E, and the staff
analysis, of the agenda staff report.
March 9, 2023
ITEM NO.: 7 (Cont.) FILE NO.: Z-3125-C
9
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 8 FILE NO.: Z-4343-NN
NAME: Little Rock West High School - POD
LOCATION: 5619 Ranch Drive
DEVELOPER:
Little Rock School District (Owner)
3601 S. Bryant Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Little Rock School District (Owner)
Josh Minton (Agent)
Minton Engineering
300 North Port Drive
Cabot, AR 72023
SURVEYOR/ENGINEER:
Minton Engineering
300 North Port Drive
Cabot, AR 72023
AREA: 66.70 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: POD / O-2 / R-2-CUP
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the existing lots and parcels from a
combination of POD/O2/R2 zonings to a (POD) Planned Office Development at
5619 Ranch Drive to allow the construction of a new high school facility. The
proposal also includes site improvements such as extending internal access drives
and enlargement of parking areas on the main campus area and around an
existing sports facility.
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
2
B. EXISTING CONDITIONS:
The campus is located at 5619 Ranch Drive and currently contains the Pinnacle
View Middle School, associated buildings and sports facilities. The campus is
bordered by Kattillus Road to the east, single-family residences to the north and
east, and a mix of office and commercial properties to the west and across Ranch
Drive to the south.
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. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
2. 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.
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.
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-
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
3
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. 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.
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. If existing pond on the east side of the project site is the regional
detention pond for the school and subdivisions to the north, provide
calculations in drainage report showing the existing pond can handle the
additional runoff from the school or if the pond will need to be improved to
increase the detention volume required for the 25 year storm event.
Provide calculations for the 100 year storm also for Department engineering
staff’s review.
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.
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. Provide accessible route from the accessible parking stalls’ aisles to
proposed recreational buildings’ entrances in accordance with Section 402 &
502 of ICC A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections
1104.
11. Provide required number of accessible parking spaces per Table 1106.1 of
the 2012 Arkansas Fire Prevention Code Section 1106.1.
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comment.
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.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
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.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer. The
facilities on-site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's material and construction
specifications and installation will be inspected by an engineer, licensed to practice
in the State of Arkansas. Execution of Customer Owned Line Agreement is
required.
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
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
5
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than 62,000 square feet
shall be provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required,
they shall be placed a distance apart equal to not less than one half of the length
of the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
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
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
6
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus
road and the building. Other obstructions shall be permitted to be places with
the approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
7
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances,
Chapter 15 Landscape and Tree Protection.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot will be required when an adjacent property has a dissimilar use of a
more restrictive nature. The properties to the north, east, and a portion of the
south are zoned R-2. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet
in height shall be required upon the property line side of the buffer. A
minimum of seventy (70) percent of the land use buffer shall be undisturbed.
In addition to the required screening, buffers are to be landscaped at the rate
of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements
cannot count toward fulfilling this requirement. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the city,
section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
8
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
10. A minimum of ten (10) percent of gross planned office district (POD) area
shall be designated as landscaped open space not to be used for streets or
parking.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Pinnacle Planning District. The Land Use Plan shows Office
(O) and Residential Low Density (RL) for the requested area. The Office (O)
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The Residential Low Density (RL) category provides for single family homes at
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
9
densities not to exceed 6 dwelling units per acre. Such residential development is
typically characterized by conventional single-family homes but may also include
patio or garden homes and cluster homes, provided that the density remains less
than 6 units per acre. The application is to rezone from POD (Planned Office
Development), O-2 (Office and Institutional District ) and R-2 (Single Family
District) to POD (Planned Office Development). The application is to recognize
and existing middle school and athletic facility and add a high school.
To the north is a Residential Low Density (RL) area platted and developed
subdivisions. To the east is a large vacant tract shown as Residential Low Density
(RL). The Residential Low Density (RL) category provides for single family homes
at densities not to exceed 6 dwelling units per acre. To the south is Commercial
(C), with restaurants, convenience store with fuel pumps, and strip commercial.
The Commercial (C) category includes a broad range of retail and wholesale sales
of products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. Southwest of the site is an area of Park/Open Space (PK/OS) buffering a
creek. The Park/Open Space category includes all public parks, recreation
facilities, greenbelts, flood plains, and other designated open space and
recreational land. An area of Office (O) is shown to the south (across Ranch Drive
with two large office buildings. The Office (O) category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities.
Master Street Plan:
On the Master Street Plan Map, Ranch Drive is a Local Street. A Local Street
which abuts non-residential or residential use which is more intense than duplex
or two-unit residential is a Commercial Street. These streets have the same design
standard as a Collector. Right-of-way is 60’. Sidewalks are required on both sides.
This street may require dedication of additional right-of-way and may require street
improvements.
Bicycle Plan:
Ranch Drive. is shown on the Master Bike Plan Map with a proposed Class III
Bicycle Route: A route designated with only signage for bicycle use. These routes
use the existing vehicular area, with no physical separation.
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
10
H. ANALYSIS:
The applicant is requesting to rezone the existing lots and parcels from a
combination of POD/O2/R2 zonings to a (POD) Planned Office Development at
5619 Ranch Drive to allow the construction of a new high school facility. The
proposal also includes site improvements such as extending internal access drives
and enlargement of parking areas on the main campus area and around an
existing sports facility.
The campus is located at 5619 Ranch Drive and currently contains the Pinnacle
View Middle School, associated buildings and sports facilities. The campus is
bordered by Kattillus Road to the east, single-family residences to the north and
east, and a mix of office and commercial properties to the west and across Ranch
Drive to the south.
The requested revised POD and rezoning includes a replat to combine the existing
Lots # 1,2, and 3 along with an existing un-platted 39.80-acre parcel to the east of
the existing campus which currently contains a sports facility. The existing lots
contain an existing fifty-six (56) classroom Middle School facility which will remain
operational during the construction process to accommodate approximately one-
hundred ten (110) staff and up to one thousand (1000) students.
The site plan indicates a new high school facility located in the east central portion
of the campus adjacent to the existing structures to the west. The new building is
proposed to contain fifty-four (54) new classrooms to accommodate approximately
1,200 new students and 80 staff members. The proposed structure will connect to
the existing gymnasium structure and extend east towards the existing sports
facility, north towards a parking area and south towards Ranch Drive. The site
plan indicates the structure will be setback over two-hundred (200) feet from the
rear (north) property line, over one-hundred sixty (160) feet from the front (south)
property line and approximately six-hundred feet from the east and west property
lines.
The site plan indicates new improvements to the site including eight (8) new
parking areas, internal streets, circulation lanes for student drop-off and pick-up
and a separate bus loading drive lanes adjacent to the buildings along Ranch
Drive. The new internal drives are proposed to run in a northerly and westerly
circulation pattern around the structures and connect to existing drives which
connect to Ranch Drive.
The site plan shows multiple new parking areas including a 132-space parking
area to be located immediately west of the existing Middle School building, a
32-space parking area with drop-off lane located south of the existing gymnasium,
a 174-space parking area north and a 110-space parking area south of the new
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
11
high school facility. The site plan also indicates a new 329-space parking area to
the northwest of the sports facility along with a 132-space parking area to the east.
The new proposed parking areas will provide a total of nine-hundred nine (909)
new parking spaces.
The site plan shows the construction of a new Baseball / Softball Ball complex
within the most eastern portion of the site. The complex includes two (2) separate
new ball fields with grandstands and press box/concession structures. The
ballfields will be located adjacent to proposed perimeter buffers bordering existing
undeveloped “R-2” Residential zoned areas to the east and an undeveloped “POD”
Planned Office Development to the south.
The applicant proposes the inclusion of buffers along the north, east, and south
perimeters of the site adjacent to the “R-2” Residential zones properties. The site
plan indicates the enlargement and re-planting of an existing buffer located at the
northern intersection of Tract L2-R containing the school buildings and the
39.80 acre tract containing the sports facility. The applicant states “The area will
be regraded. Trees to be replace with full evergreen trees (1.5 caliper). Existing
“dead” trees shall be replaced to create similar landscaped screen as desired”.
The site plan shows a one hundred (100) foot continuous perimeter buffer along
the border of the 39.80-acre tract containing the sports facility. The applicant notes
on the site plan an “Additional buffer in an undulating manner to compensate for
reduced buffer areas” along the north and east perimeters of the tract with
additional landscape areas adjacent to the proposed baseball / softball field
complex. The applicant states the following regarding the buffers: “Combination
of evergreen full to the ground trees 1.5” caliper and linear shade trees 2.5”
caliper.” and “Groves of ornamental trees in addition landscape requirements” will
be provided at locations adjacent to residential zoned properties.
The site plan shows a new two (2) dumpster enclosure located at the northwest
corner of the new high school facility. The dumpster area must be screened as
per Section 36-523 of the City's Zoning Ordinance.
All new site lighting will be low-level and directed away from adjacent properties.
No new signage is indicated on the site plan. All new signs must conform to
Section 36-553 of the City's Zoning Ordinance.
The proposal includes the abandonment of these additional easements located
between Ranch Drive and the northern property lines of the development within
Tracts L1-R, L2-R, and L3-R including:
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
12
• The existing 10-foot easement located in “Plat BK D” of Tract L1-R which
extends from the south property line at Ranch Drive north approximately
320-feet, then east approximately 200 feet to the north property line.
• The existing 10-foot drainage easement located in Tract L2-R which
extends from the northwest central portion of the tract line east
approximately 480-feet east to adjoin an existing easement at the border of
the adjoining tract.
• The existing 25-foot easement located along the eastern edge of Tract
L2-R which extends south from the property line approximately 520 feet and
terminates at the tract line of Tract L3-R.
• The existing 40-foot access easement located at the western edge of Tract
L3-R bordering Tract L2-R which extends northeast approximately 200 feet
and terminates.
The easement abandonments proposed will be applied for separately to the Board
of Directors following approval of the requested “POD” by the Planning
Commission.
Staff is supportive of the requested “POD” Planned Office Development to allow
construction of the new high school facility including all site improvements. Staff
feels that the expansion of the campus and proposed use of the property will have
a positive impact on the general area and have no adverse impact on the
surrounding residential properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested “POD” Planned Office Development,
subject to compliance with the comments and conditions outlined in paragraphs D,
E and F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
Josh Minton was present, representing the application. There was two (2) objectors
present. Staff presented the application with a recommendation of approval. The
applicant deferred their time to the opposition for comments.
Kelly Binz addressed the Commission in opposition to the application. She stated that
the school football field was already too close to the neighborhood and there were noise
issues.
Ed Willis addressed the commission in support of the application stating that he
developed the neighborhood and that the area residence only wanted a few
March 9, 2023
ITEM NO.: 8 (Cont.) FILE NO.: Z-4343-NN
13
accommodations to be met to insure the quality of the area. He requested that the letter
he submitted be read into the record and that the school district agree to the requested
conditions as part of their approval to proceed.
There was a discussion by the Planning Commission regarding the landscape buffer, site
access and security, and the disposition of the existing pond on the property.
Josh Minton addressed the Commission representing the application. He stated that he
and the clients have not had ample opportunity to review or address the concerns of the
property owners since the letter in question was dated March 8, 2023 and not sent to
them for consideration prior to the meeting.
There was an additional discussion by the Planning Commission regarding date of the
letters submission, the extent of the conditions requested and that the application has
been reviewed with a recommendation of approval by staff.
The applicant was requested by the Chairperson if a deferral was desired and the
applicant replied they did not wish to defer the application. There was a motion to approve
the application, including all staff comments and conditions. The motion passed by a vote
of 7 ayes, 3 nays and 1 absent. The application was approved.
March 9, 2023
ITEM NO.: 9 FILE NO.: Z-5257-B
NAME: Markham Vernon, LLC – PCD
LOCATION: 2623 West Markham Street
DEVELOPER:
Markham Vernon, LLC (Owner)
212 Center Street, 10th Floor
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Thomas M. Davis (Agent)
212 Center Street, 10th Floor
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.52 acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone an overall 0.52 acres containing three (3) lots
located at 2623 West Markham Street from R-3 to PCD to allow the use for a short-
term rental and a professional office as an alternate use. The entire residence will
be rented as one (1) unit. The owner will not reside at the residence.
B. EXISTING CONDITIONS:
The property contains an existing 3,448 square foot, two-story, wood-framed
residence. Access is provided via a concrete driveway extending from Vernon
March 9, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-5257-B
2
Avenue. The property is primarily surrounded by R-3 zoning south of West
Markham Street. A mixture of higher density residential and commercial zoning
exists in the general area.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
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.
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.
March 9, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-5257-B
3
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s
Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
March 9, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-5257-B
4
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single-family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-3 (Single Family District) to PCD (Planned
Commercial Development). The request is to use the existing structure for a Short
Term Rental.
Surrounding the application area, to the south of W Markham Street, is shown on
the Future Land Use Map as Residential Low Density (RL) with platted and
developed residential subdivisions. Adjacent to W. Markham Street to the west is
an area of Commercial (C) with a medical office, convenience store with gas
pumps, and a car wash. The Commercial (C) category includes a broad range of
retail and wholesale sales of products, personal and professional services, and
general business activities. Commercial activities vary in type and scale,
depending on the trade area that they serve. To the north of W. Markham Street
is shown as Public/Institutional (PI) and are the campuses for the Arkansas School
for the Blind and the Arkansas School for the Deaf. 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.
Master Street Plan:
W Markham St is shown as a Minor Arterial on the Master Street Plan Map. Minor
Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be limited to allow for continuous traffic
flow while still allowing some access to adjoining property, Deceleration Lanes are
required. Right of way is 90 feet. Sidewalks are required on both sides. Vernon
Avenue is a Local Street, which are roads designed to provide access to adjacent
property with the movement of traffic being a secondary purpose. Right-of-way is
50’. Sidewalks are required on one side. These streets may require dedication of
additional right-of-way and may require street improvements.
Bicycle Plan:
W. Markham Street is shown on the Master Bike Plan Map with a proposed Class
1 Bike Path. Class I Bike Paths are a route designated for the sole use of bicycles
that is physically separated from vehicular lanes.
March 9, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-5257-B
5
Historic Preservation Plan:
This site is in the Capitol View National Historic District.
H. ANALYSIS:
The applicant is proposing to rezone an overall 0.52 acres containing three (3) lots
from R-3 to PCD to allow the use of an existing residential structure for a short-
term rental and general professional office as an alternate use. The typical length
of stay will range between two (2) to five (5) nights, although weekly and monthly
stays are allowed. The applicant notes no meals will be provided to guests. The
entire residence will be rented as one (1) unit. The owner will not reside at the
residence.
The property contains a 3,448 square foot, two-story, wood-framed residence.
Access is provided via a concrete driveway extending from Vernon Avenue. The
property is primarily surrounded by R-3 zoning south of W. Markham Street. A
mixture of higher density residential and commercial zoning exists in the general
area.
The site plan indicates parking for eight (8) vehicles in the carport and driveway
area. This will provide ample parking for the short-term rental and general
professional office uses. The applicant notes the proposed alternative professional
office use would only be an alternative use should the short-term rental be
discontinued. The proposed office use would be for a law office or other similar
low-traffic professional or business office. Staff feels the parking is sufficient for
this use.
The applicant is not proposing any signage at this time. Any signage for the short-
term rental or the general professional office use shall comply with Section 36-551
of the City’s Zoning Ordinance (signs permitted in residential one – and two-family
zones).
Any new lighting shall be low-level and directed away for adjacent properties.
The applicant notes that standard City of Little Rock garbage collection will
continue to be used.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PCD zoning.
Staff supports the requested PCD zoning to allow a short-term rental and general
professional office as an alternate use. Staff views the request as reasonable. To
March 9, 2023
ITEM NO.: 9 (Cont.) FILE NO.: Z-5257-B
6
staff’s knowledge there are no outstanding issues associated with this application.
The Arkansas School for the Blind and Visually Impaired is located north of the
site. Staff feels the minor increase in traffic will not have an adverse impact in the
area. There is a mixture of commercial uses west of the site along W. Markham
Street. Staff feels that this is a good location for a short-term rental and office use
and will not be out of character within the overall area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 10 FILE NO.: Z-6323-BB
NAME: Lot 5, The Village at Rahling Road – Revised PCD
LOCATION: West side of Rahling Circle, 225 feet south of Rahling Road
DEVELOPER:
PotlatchDeltic Real Estate, LLC (Owner)
7 Chenal Club Boulevard
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Tim Daters (Agent)
White – Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Roark – Perkins – Perry - Yelvington
713 W Second Street
Little Rock, AR 72201
AREA: 3.31 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise an existing approved PCD to develop a 3.31 acre
site to allow for the construction a one-story Micro Hospital that will contain nine
(9) emergency rooms and four (4) patient rooms. The hospital will operate
24 hours a day, seven days a week. The property is located on the West side of
Rahling Circle, 225 feet south of Rahling Road. The property is located in the
Chenal Overlay Design District.
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
2
B. EXISTING CONDITIONS:
The site is undeveloped and mostly wooded. The property represents a
continuation of development of an existing approved PCD. The overall site
contains a mixture of office and commercial uses in all directions.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
2. A grading permit might be required prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City’s stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
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.
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
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
3
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. 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.
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. If this parcel is part of the Chenal Valley regional detention area,
provide evidence within submitted drainage report for Department
engineering staff’s review.
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.
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. Pedestrian crossing signs per MUTCD are recommended for the midblock
pedestrian crossing located on the private driveway east of the project site.
11. If proposed retaining walls shown on plans are equal to or above four feet tall
measured from the bottom of the footing or leveling layer or if there is
surcharge loading for a retaining wall less than four feet tall measured from
the bottom of the footing or leveling layer, the Department requires retaining
wall design plans by an Arkansas licensed professional engineer showing
plan, profile, and cross sectional views of the wall with special details, design
loading calculations clearly showing all required factors of safety are met or
exceed per state building codes. A separate building permit-accessory
structure will be required for the retaining walls along with inspections by
Department engineering staff during their construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
4
Entergy: No comments received.
Summit Utilities: No comments.
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. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
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.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's material
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
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
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
5
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
6
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
7
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. Refer to the Code of Ordinances, Chapter
15 - Landscape and Tree Protection.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
5. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
6. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
8
requirements can be given when preserving trees of six (6) inch caliper or
larger.
9. A minimum of ten (10) percent of gross planned office district (POD) area
shall be designated as landscaped open space not to be used for streets or
parking.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Chenal Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is to rezone
from PCD (Planned Commercial Development) to PCD (Planned Commercial
Development). The request is to develop a hospital on the site.
Surrounding the application area, Future Land Use Map shows developed and
vacant Commercial (C). The commercial uses include banking, professional
offices, restaurants, and general retail uses. North and east of subject site are
areas shown as Office (O). The Office (O) category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. The Office (O) area includes
banking, general offices as well as undeveloped land.
This site is within the Chenal Design Overlay District.
Master Street Plan:
Rahling Circle is a Local Street. A Local Street which abuts non-residential or
residential use which is more intense than duplex or two-unit residential is a
Commercial Street. These streets have the same design standard as a Collector.
Right-of-way is 60’. Sidewalks are required on both sides. Chenal Parkway is
shown on the Master Street Plan Map to be a Principal Arterial: Principal Arterials
are roads designed to serve through traffic and to connect major traffic generators
or activity centers within urbanized areas. Right of way of 110 feet is required.
Sidewalks are required on both sides. These streets may require dedication of
additional right-of-way and may require street improvements.
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
9
Bicycle Plan:
The Master Bike Plan Map shows proposed Class I Bike Path along Chenal
Parkway. Class I Bike Paths are routes designated for the sole use of bicycles
that is physically separated from vehicular lanes.
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
H. ANALYSIS:
The applicant proposes to revise an existing approved PCD to develop a 3.31 acre
site to allow for the construction a one-story Micro Hospital that will contain nine
(9) emergency rooms and four (4) patient rooms. The site is undeveloped and
mostly wooded. The property represents a continuation of development of an
existing approved PCD. The overall site contains a mixture of office and
commercial uses in all directions. The property is located in the Chenal Overlay
Design District.
All building setbacks comply with the City’s Zoning Code for structures in
commercial zones.
The proposed building will be 18,661 square foot in area and will operate 24 hours
a day, seven days a week. The building will not exceed thirty-five (35) feet in
height.
Access to the site will be from a concrete driveway which extends from Rahling
Circle. The site plan indicates an existing cross-access easement with the bank
facility to the west and a cross-access easement for the development to the east.
The applicant is proposing fifty (50) parking spaces of which twenty-four (24) will
be in the front of the building along Rahling Circle. The site plan indicates parking
spaces along the west and south sides of the building. Additional parking spaces
are provided further south behind the building along a retaining wall as required.
Staff feels the parking is sufficient to serve the proposed use.
The applicant notes a monument style sign to be located in the northwestern
portion of the property at the entrance to the site along Rahling Circle. Any signage
must conform to Section 36-349 of the City’s Zoning Ordinance.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
March 9, 2023
ITEM NO.: 10 (Cont.) FILE NO.: Z-6323-BB
10
A dumpster will be located on the west side if the building adjacent to the loading
zone. The dumpster shall comply with screening requirement as per Section
36-523(d) of the City’s Zoning Ordinance.
Staff is supportive of the requested revised PCD zoning. Staff views the request
as reasonable. To staff’s knowledge, there are no outstanding issues associated
with this application. Staff feels the development of the site is appropriate. The
proposed commercial use will be compatible with the surrounding developed
commercial and office uses in the area. The proposal represents a continuation
of development of a previously approved PCD. Staff feels the development will
not have an adverse impact on the surrounding area.
I. STAFF RECOMMEDATION:
Staff recommends approval of the requested PCD, subject to compliance with the
comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 11 FILE NO.: Z-7870-B
NAME: King Seasonal Firework Sales– Revised PCD
LOCATION: 23800 Highway 10
DEVELOPER:
Timothy King (Owner)
King Mill Estates, LLC
12315 Garrison Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Timothy King (Owner)
Steve Giles (Agent)
Wright, Lindsey & Jennings Attorneys
200 West Capitol Avenue, Suite 2300
Little Rock, AR 72201
(501) 371-0808
SURVEYOR/ENGINEER:
Joe White Associates
24 Rahling Road, Suite A2
Little Rock, AR 72223
(501) 214-9141
AREA: 2.75 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: NA PLANNING DISTRICT: 29 CENSUS TRACT: 42.01
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On May 12, 2002, the Planning Commission denied a Revised PCD request for this site
to allow the seasonal sale of fireworks including the use of a temporary tent structure.
The application was denied due to the poor condition of the site.
March 9, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-7870-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Applicant is requesting a revised “PCD” Planned Commercial Development, to
allow the seasonal sale of fireworks on an existing 2.75-acre site located at
23800 Highway 10.
B. EXISTING CONDITIONS:
The property currently contains an existing commercial office building on the west
perimeter and a convenience store with gas pumps on the east perimeter. The
middle portion of the overall property previously contained the remains of a
landscaping business which previously occupied the property. This area has
recently been cleaned up and improved with new gravel. The property is bordered
by Barrett Road to the west and to Highway 10 along the entire south perimeter.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
March 9, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-7870-B
3
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Barrett Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial category includes a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is to rezone
from PCD (Planned Commercial Development) to PCD (Planned Commercial
Development). The request is to allow the sales of fireworks on the site.
Surrounding the application area, are developed and undeveloped Residential
Low Density (RL) tracts. 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. To the east along both sides of
Hwy 10 is shown areas of undeveloped Residential Medium Density (RM). This
category accommodates a broad range of housing types including single family
attached, single family detached, duplex, town homes, multi-family and patio or
garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
dwelling units per acre.
This site is within the Highway 10 Design Overlay District.
Master Street Plan:
The Master Street Plan Map shows Highway 10 to be a Principal Arterial: Principal
Arterials are roads designed to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of additional right-of-way and may require street improvements.
Bicycle Plan:
Highway 10 is shown on the Master Bike Plan Map with a proposed Class 1 Bike
Path. Class I Bike Paths are a route designated for the sole use of bicycles that is
physically separated from vehicular lanes.
March 9, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-7870-B
4
Historic Preservation Plan:
There are no Historic Sites or Districts in vicinity.
H. ANALYSIS:
The applicant is requesting a revised “PCD” Planned Commercial Development,
to allow the seasonal sale of fireworks on an existing 2.75-acre site located at
23800 Highway 10.
The property currently contains an existing commercial office building on the west
perimeter and a convenience store with gas pumps on the east perimeter. The
middle portion of the overall property previously contained the remains of a
landscaping business which previously occupied the property. This area has
recently been cleaned up and improved with new gravel. The property is bordered
by Barrett Road to the west and to Highway 10 along the entire south perimeter.
The property has a circular gravel access drive that runs east to west and connects
the convenience store, the commercial building, proposed tent structure and
parking areas. The applicant has improved the condition of the access drive and
the parking area with the addition of a new gravel overlay infilling potholes and
uneven surfaces. The applicant has extended the improvements to the northern
portion of the site to include the proposed parking area, proposed location of the
sales tent along with removal of deteriorated fencing and debris from the overall
site. Staff believes that the improved condition of the drive, parking area, and
overall site are appropriate to allow ingress and egress between the site and
Highway 10.
The proposed forty (40) foot by eighty (80) foot tent structure will be centered on
the site and located approximately 150 feet north of the roadway near an existing
fence. An RV (camper trailer) will be set up to the west of the tent temporarily to
lodge the business caretaker and will have temporary utility connections for the
duration of the use.
The proposed temporary tent structure will be set up June 10, 2023, and removed
on July 10, 2023. Sales of fireworks will occur between June 24, 2023, through
July 5, 2023. The hours of operation will be from 8:00 am to 10:00 pm (June 24 to
July 2 and July 5) and 8:00 am to 12:00 midnight (July 3 and July 4).
The site plan illustrates a proposed parking plan with eleven (11) spaces along the
south perimeter of the tent. The proposed parking area has been improved with a
layer of gravel eliminating potholes and uneven areas.
The site plan shows a temporary roll-off dumpster located on the north side of the
tent. The site plan also shows a temporary light tower located south of the tent to
March 9, 2023
ITEM NO.: 11 (Cont.) FILE NO.: Z-7870-B
5
illuminate the parking area and a temporary four (4) foot by eight (8) foot coroplast
sign near the access drive connecting to highway 10.
Staff is supportive of the requested Revised PCD zoning. The applicants
proposed use of the site is similar to the intensity of other uses in the area.
Staff believes the proposed short term temporary use will have no adverse
impact on the surrounding properties. The applicant has improve the property
in order to provide safe ingress, egress and parking for the temporary sales use.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised PCD zoning, subject to
compliance with the comments and conditionals outlined in paragraph E, and
the staff analysis, of the agenda and staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 12 FILE NO.: Z-9760
NAME: Reding Properties – Short-Term Rental – PCD
LOCATION: 1117 Kavanaugh Boulevard
DEVELOPER:
Reding Properties, LLC (Agent)
9 Glenridge Road
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
Holly Reding (Owner)
1117 Kavanuagh Boulevard
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.18 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant submitted a letter to staff on February 21, 2023 requesting this application
be deferred to the June 8, 2023 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was not present. Staff informed the Commission that the applicant
submitted a letter to staff on February 21, 2023 requesting this application be deferred to
March 9, 2023
ITEM NO.: 12 (Cont.) FILE NO.: Z-9760
2
the June 8, 2023 agenda. Staff supported the deferral request. The application was
placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent,
1 abstain (Brown).
March 9, 2023
ITEM NO.: 13 FILE NO.: Z-9761
NAME: McGrath 1 – Short-Term Rental – PCD
LOCATION: 407 N Van Buren Street
DEVELOPER:
Anna McGrath (Owner)
18 Sunset Drive
Cammack Village, AR 72207
OWNER/AUTHORIZED AGENT:
CAM AR, LLC (Agent)
407 N Van Buren Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant submitted a letter to staff on February 21, 2023 requesting this application
be deferred to the June 8, 2023 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was not present. Staff informed the Commission that the applicant
submitted a letter to staff on February 21, 2023 requesting this application be deferred to
March 9, 2023
ITEM NO.: 13 (Cont.) FILE NO.: Z-9761
2
the June 8, 2023 agenda. Staff supported the deferral request. The application was
placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent,
1 abstain (Brown).
March 9, 2023
ITEM NO.: 14 FILE NO.: Z-9762
NAME: McGrath 2 – Short-Term Rental – PCD
LOCATION: 710 Beechwood Street
DEVELOPER:
Anna McGrath (Owner)
18 Sunset Drive
Cammack Village, AR 72207
OWNER/AUTHORIZED AGENT:
CAM AR, LLC (Agent)
407 N Van Buren Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.17 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: O-3
VARIANCE/WAIVERS: None requested.
STAFF UPDATE:
The applicant submitted a letter to staff on February 21, 2023 requesting this application
be deferred to the June 8, 2023 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was not present. Staff informed the Commission that the applicant
submitted a letter to staff on February 21, 2023 requesting this application be deferred to
March 9, 2023
ITEM NO.: 14 (Cont.) FILE NO.: Z-9762
2
the June 8, 2023 agenda. Staff supported the deferral request. The application was
placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent,
1 abstain (Brown).
March 9, 2023
ITEM NO.: 15 FILE NO.: Z-9763
NAME: Vasquez – Short-Term Rental – PD-C
LOCATION: 308 Woodrow Street
DEVELOPER:
Ruth Vasquez (Owner)
8501 Herndon Road
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Ruth Vasquez (Owner)
8501 Herndon Road
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Laha Engineers, Inc.
PO Box 190251
Hensley, AR 72219
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 9 CENSUS TRACT: 48
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 0.16-acre property located at 308 S Woodrow
Street from R-3 to PDC to allow use of the property as Short-Term Rental with a
maximum stay of fourteen (14) days. The owner will not reside in the residence.
The entire residence will be rented as one (1) unit. The property is located in the
Stifft Station National Historic District.
March 9, 2023
ITEM NO.: 15 (Cont.) FILE NO.: Z-9763
2
B. EXISTING CONDITIONS:
The property contains an existing one-story wood-frame structure. Access is
provided along S. Woodrow Street via a concrete driveway which extends along
the east side of the house and continues south with additional concrete paving
located in the rear yard area. The property is primarily surrounded by R-3 zoning
in all directions with a mixture of higher density residential zoning in the general
area.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
No. Objections. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
March 9, 2023
ITEM NO.: 15 (Cont.) FILE NO.: Z-9763
3
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the I-630 Planning District. The Land Use Plan shows Residential
Low Density (RL) for the requested area. The Residential Low Density (RL)
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single-family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is to rezone from R-3 (Single Family District) to PCD (Planned
Commercial Development). The request is to allow the site to be used for Short
Term Rental.
Surrounding the application area in all directions is Residential Low Density (RL)
designated land. This land is developed, platted single-family subdivisions with a
scattering of duplexes.
Master Street Plan:
South Woodrow Street is shown on the Master Street Plan Map as a Minor Arterial.
Minor Arterials are high volume roads designed to provide the connections to and
through an urban area. Curb cuts should be limited to allow for continuous traffic
flow while still allowing some access to adjoining property, Deceleration Lanes are
required. Right of way is 90 feet. Sidewalks are required on both sides. This
street may require dedication of additional right-of-way and may require street
improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this area
of S. Woodrow Street.
Historic Preservation Plan:
This site is in the Stifft Station National Historic District.
H. ANALYSIS:
The applicant proposes to rezone 0.16 acre property located at 308 Woodrow
Street from R-3 to PD-C to allow use of the property as a short-term rental with a
maximum stay of fourteen (14) days. The owner will not reside in the residence.
March 9, 2023
ITEM NO.: 15 (Cont.) FILE NO.: Z-9763
4
The entire residence will be rented as one (1) unit. The property is located in the
Stifft Station Historic District. The property contains an existing one-story wood-
frame structure. A six (6) foot wood fence surrounds the property on the north,
south and west sides. An alley is located in the rear (south) of the residence.
Access is provided along S. Woodrow Street via a concrete driveway which
extends along the north side of the house and continues south with additional
concrete paving located in the rear yard area, which may be utilized for parking.
Additional parking is provided on the south side of the residence. Staff feels the
parking is sufficient to serve the proposed use.
The applicant is proposing a 3 foot by 2 foot hanging wooden sign providing contact
information on the property. Any signage must comply with Section 36-551 of the
City’s Zoning Ordinance (signs permitted in residential one – and two-family
zones).
All trash pick-up shall comply with requirements for residential one – and two-
family residential zones.
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant is requesting no variances
with the PD-C zoning request.
Staff supports the proposed PD-C rezoning. Staff believes the request is
reasonable and that the short-term rental is appropriate for this location. The
property is surrounded primarily by R-3 zoning in all directions with a mixture of
higher density residential zoning in the general area. Staff feels the short-term
rental will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 9 ayes,
0 nays, 1 absent and 1 abstain (Brown).
March 9, 2023
ITEM NO.: 16 FILE NO.: Z-9765
NAME: Tract 404, Chenal Valley – PCD
LOCATION: Northeast corner of Highway 10 and Morgan Cemetery Road
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC - Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 7.23 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 29 CENSUS TRACT: 42.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow a lot less than two (2) acres in area.
2. Variance to allow a reduced landscape buffer along Highway 10.
3. Variance to allow no new street improvements.
STAFF UPDATE:
The applicant submitted a letter to staff on February 16, 2023 requesting this application
be deferred to the April 13, 2023 agenda. Staff supports the deferral request.
March 9, 2023
ITEM NO.: 16 (Cont.) FILE NO.: Z-9765
2
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
The applicant was present. Staff informed the Commission that the applicant submitted
a letter to staff on February 16, 2023 requesting this application be deferred to the
April 13, 2023 agenda. Staff supported the deferral request. The application was placed
on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays, 1 absent, 1 abstain
(Brown).
March 9, 2023
ITEM NO.: 17 FILE NO.: Z-9766
NAME: Moreno Event Center – PCD
LOCATION: 13008 West Markham Street
DEVELOPER:
Raul Moreno (Owner)
13008 West Markham Street
Little Rock, AR 72211
(559) 351-7683
OWNER/AUTHORIZED AGENT:
Raul Moreno (Owner)
Mark Redder (Agent)
Holloway Engineering
200 Casey Drive
Maumelle, AR 72213
(501) 851-3366
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72213
(501) 851-3366
AREA: 0.61 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: O-3
VARIANCE/WAIVERS: No variances requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 0.61-acre property from “O-3” General Office
District to “PCD” Planned Commercial Development to allow the use of an existing
3,606 square foot residential structure as an events venue. The property is located
at 13008 West Markham Street, at the southwest corner of West Markham Street
and Gamble Road.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
2
B. EXISTING CONDITIONS:
The property is currently developed containing a 3,606 square foot residential
structure with a paved access drive connecting to West Markham Street along the
north perimeter of the property and chain link fence enclosing the rear (south) lawn
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:
1. 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.
2. Per City Rev. Code 29-99, stormwater detention for developments
is required. Provide stormwater detention infrastructure to satisfy this
requirement. Exception to this requirement is described in City Code 29-100:
“If an existing site with an existing coefficient of runoff of 1.0 (totally
impervious) is developed, no on-site detention or in-lieu fee for detention is
required. Also, if an existing site is developed whereby the coefficient of
runoff is reduced to a lesser value, no on-site detention or in-lieu fee is
required.”
3. 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.
4. 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.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
3
5. 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).
6. 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.
7. Markham Street is classified as a collector per City’s Master Street Plan.
Therefore, dedication of sixty (60) feet of total right of way from centerline of
Markham Street per master street plan is required.
8. Per City Code 31-206 (f), “Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet.”
9. Provide accessible route from the accessible parking stall aisle to existing
building’s entrance in accordance with Section 402 & 502 of ICC A117.1-
2017 and 2012 Arkansas Fire Prevention Code Sections 1104.
10. Existing building shall meet all accessibility requirements as outlined in
Section 3411.4.2 in the 2012 Arkansas Fire Prevention Code.
11. A building permit will be required for both the proposed 20 ft. by 40 ft. pavilion
and the proposed parking lot from the Department of Planning and
Development.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comment.
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.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
4
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.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. A land use buffer equivalent to six (6) percent of the average width / depth of
the lot will be required when an adjacent property has a dissimilar use of a
more restrictive nature. The property to the east is zoned R-2. As a
component of all land use buffer requirements, opaque screening, whether a
fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. A minimum of seventy (70) percent
of the land use buffer shall be undisturbed. In addition to the required
screening, buffers are to be landscaped at the rate of one (1) tree and three
(3) shrubs for every thirty (30) linear feet. Easements cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the city, section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be less than nine (9) feet.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
5
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
6. The interior landscape area of the vehicular use area shall, at a minimum,
equal eight percent (8%) of the vehicular use area and must be designated
for green space; this green space needs to be evenly distributed throughout
the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger. Developments of less than one
(1) acre shall have a water source within seventy-five (75) feet of the plants
to be irrigated.
8. Development of sites two (2) acres or less requires the landscape plan be
prepared by a design professional. The development of two (2) acres or more
requires the landscape plan to be stamped with the seal of a Registered
Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Office (O) for the requested area. The Office (O) category represents services
provided directly to consumers (e.g., legal, financial, medical) as well as general
offices which support more basic economic activities. The application is to rezone
from O-3 (General Office District) to PCD (Planned Commercial Development).
The request is for a special events center on this site.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
6
Surrounding the application area to the south, east and west is Office (O)
designated land. To the south and west are professional and business offices,
with a faith-based institution to the east. Further to the west and south is
Residential High Density (RH) developed with apartments. The Residential High
Density (RH) category accommodates residential development of more than
twelve (12) dwelling units per acre. Across West Markham Street to the north is
Commercial (C) land, developed with an auto dealership and strip commercial
center.
Master Street Plan:
West Markham Street and Gamble Road are shown on the Master Street Plan
Map as Collectors. A Collector is a road designed to connect traffic from Local
Streets to Arterials or to activity centers, with the secondary function of providing
access to adjoining property. Right of way is 60’. Sidewalks are required on one
side of Collectors. These streets may require dedication of additional right-of-way
and may require street improvements.
Bicycle Plan:
The Master Bike Plan Map does not show existing or proposed facilities in this
area.
Historic Preservation Plan:
There are no historic sites or districts in the vicinity.
H. ANALYSIS:
The applicant proposes to rezone the 0.61-acre property from “O-3” General Office
District to “PCD” Planned Commercial Development to allow the use of an existing
3,606 square foot residential structure as an events venue. The property is located
at 13008 West Markham Street, at the southwest corner of West Markham Street
and Gamble Road.
The property is currently developed containing a 3,606 square foot residential
structure with a paved access drive connecting to West Markham Street along
the north perimeter of the property and chain link fence enclosing the rear (south)
lawn area.
The applicant proposes to host events such as wedding receptions, birthday
parties, business meetings, luncheons, and small get-togethers. The applicant
proposes to have hours of operation for the office between 8:00 a.m. to 5:00 p.m.
Monday through Friday and 7 p.m. to 1:00 a.m. Friday through Sunday for events.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
7
The applicant notes that there will be no ticketed events and that the structure has
a current estimated maximum occupancy of 60.
The applicant proposes to construct a new paved fifteen (15) space parking lot
connecting to the existing paved access drive along the north perimeter of the
property between the structure and West Markham Street to the north. Staff
believes the proposed number of parking spaces is not sufficient to support the
sixty (60) person maximum proposed occupancy for the proposed events venue.
The applicant proposes to construct a new 20 foot by 40 foot pavilion in the rear
(south) yard area of the property near the southwest corner of the site. The pavilion
will be open air and have an area at the west end to permanently house a sixteen
(16) foot food vending truck. The applicant notes that the proposed food vending
truck will be permanently located in the pavilion and be open to the public Monday
through Friday from 8 a.m.-5 p.m. and available for any scheduled events Friday
through Sunday from 7 p.m.-1 a.m.
The applicant notes that alcohol and food service options will be made available
on site for events per all applicable regulations. The applicant also notes that live
music will be optional for the events and be required to confirm to city sound
ordinance regulations.
The applicant notes that the existing chain link fence enclosing the rear (south)
yard area of the property will be removed and a new decorative block privacy wall
will be constructed as a sound barrier.
The proposed site plan shows a proposed dumpster located at the northwest
corner of the structure. The dumpster must be screened as per Section 36-523 of
the City’s Zoning Ordinance.
All new site lighting is low level and directed away from adjacent properties per
ordinance requirements.
The site plan shows a new sign located at the northeast corner of the property
adjacent to the West Markham Street and the Gamble Road intersection. All new
signage on the property must comply with Section 36-555 of the zoning ordinance
(signs permitted in Commercial zones).
The applicant provided responses and additional information to all issues raised
during staff’s review of the application. The applicant requested no variances with
the proposed “PCD” Planned Commercial Development.
Staff is not supportive of the requested “PCD” Planned Commercial Development
to allow the development of an event venue in the existing residential structure at
13008 West Markham Street. Staff does not view the request as reasonable.
March 9, 2023
ITEM NO.: 17 (Cont.) FILE NO.: Z-9766
8
The City’s Future Land Use Plan shows the property and surrounding properties
south of West Markham Street as “O” Office and “RH” Residential High Density.
The property is currently bordered by “O-3” Office and “R-2” Residential uses on
the adjacent properties to the west, east, and south with large Commercial zoned
properties to the north across West Markham Street.
Staff believes that the proposed parking is insufficient to support the proposed
occupancy of the structure and the location of the proposed parking area shown
on the submitted site plan does not allow for the required perimeter buffers and
landscaping along the West Markham Street and Gamble Road corridors. Staff
believes the proposed event center use is too intense for the site and that this small
property is better suited for a small office or similar type use. Staff believes the
intensity of the proposed use, and the lack of off-street parking will have an adverse
impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the requested PCD rezoning.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
Raul Moreno was present, representing the application. There were no objectors present.
Staff presented the application with a recommendation of denial.
Raul Moreno addressed the Commission representing the application. He briefly
described the project, noting that the proposed parking layout would accommodate the
proposed event center use and that he was not clear on why a buffer was required for the
site.
Planning Director Jamie Collins addressed the Commission stating that the site required
a buffer along West Markham Street and that the recommendation of denial was based
on multiple factors such as: the location of the food truck and it’s access, the location
of a retaining wall bordering West Markham Street and Gamble Road, and the proposed
parking area was not shown to accommodate the stated occupancy of the structure.
Raul Moreno addressed the Commission representing the application. He requested that
the application be deferred to the April 13, 2023 agenda so that he had an opportunity to
address the concerns outlined in the staff report.
There was a motion to approve the application be deferred to the April 13, 2023 agenda.
The motion passed by a vote of 10 ayes, 0 nays, and 1 absent. The deferral was
approved.
March 9, 2023
ITEM NO.: 18 FILE NO.: S-1499-S
NAME: Lots 8R and 9R, Block 271, Original City of Little Rock –
Lot Recombination/Replat
LOCATION: 1516 S. Chester Street
DEVELOPER:
E & Y Development, LLC
319 Valmar Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Haybar Properties, LLC - Owner
Holloway Engineering – Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 0.217 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 47
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. Variance to allow reduced lot width.
2. Variance to allow reduced lot area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to recombine/replat portions of two (2) platted lots into two
(2) lots, for the development of two (2) single family residences. The property is
currently one (1) ownership, one (1) Pulaski County parcel number.
March 9, 2023
ITEM NO.: 18 (Cont.) FILE NO.: S-1499-S
2
B. EXISTING CONDITIONS:
The property consists of portions of two (2) original platted lots, Lots 8 and 9, Block
271, Original City of Little Rock. The property is currently undeveloped. Remnants
of an old concrete driveway are located at the southeast corner of the property.
An undeveloped alley right-of-way is located along the north property line.
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: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: NO 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.
March 9, 2023
ITEM NO.: 18 (Cont.) FILE NO.: S-1499-S
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.
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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to recombine/replat portions of two (2) platted lots into two
(2) lots, for the development of two (2) single family residences. The property is
currently one (1) ownership, one (1) Pulaski County parcel number.
The property consists of portions of two (2) original platted lots, Lots 8 and 9, Block
271, Original City of Little Rock. The property is currently undeveloped. Remnants
of an old concrete driveway are located at the southeast corner of the property.
An undeveloped alley right-of-way is located along the north property line.
The applicant is proposing to recombine the property into Lots 8R and 9R as
follows:
March 9, 2023
ITEM NO.: 18 (Cont.) FILE NO.: S-1499-S
4
Lot 8R – 0.086 acre (3,744 sq. ft.)
37.39' wide by 100.15' deep
Lot 9R – 0.131 acre (5,740 sq. ft.)
37.40' wide by 150' deep
The applicant is proposing 25 foot front and rear setbacks, and five (5) foot side
setbacks. The proposed setbacks will comply with ordinance standards.
The applicant is requesting two (2) variances with the proposed lot recombination.
Section 36-256(d) (4) of the City’s Zoning Ordinance requires a minimum lot area
of 7,000 square feet for R-4 zoned lots. As noted above, Lot 8R will contain
approximately 3,744 square feet and Lot 9R will contain approximately 5,740
square feet. Staff is supportive of the requested variance.
Section 36-256(d) (4) also requires a minimum lot width of 70 feet for R-4 zoned
lots. The applicant is requesting a lot width of 37.39 feet for Lot 8R and 37.40 for
Lot 9R. Staff is supportive of the requested variance.
Staff is supportive of the requested lot recombination/replat to create Lots 8R and
9R, Block 271, Original City of Little Rock. Staff views the request as reasonable.
Although the property is zoned R-4, the applicant is planning to development single
family residences on the two (2) lots. There are existing lots of record within this
block and within the overall neighborhood area which are similar in size (or smaller)
than the two (2) proposed recombined lots. Staff believes the proposed replat will
provide a good opportunity for in-fill development, which should have no adverse
impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, subject to compliance with the
comments and conditions outlined in paragraph E., and the staff analysis, of the
agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 9, 2023)
Roy Andrews was present, representing the application. There was one (1) objector
present. Staff presented the application with a recommendation of approval. The
applicant deferred their time to the opposition for comments.
March 9, 2023
ITEM NO.: 18 (Cont.) FILE NO.: S-1499-S
5
Kaye York addressed the commission in opposition to the application. She stated that
she was not notified about the proposed construction and that the small lot would not
support a large structure and that it would put a strain on the utilities in the area.
Roy Andrews addressed the Commission representing the application. He stated that
the applicant proposed to divide the lot and construct two (2) single family homes which
were similar to the surrounding properties and would have little or no impact on the utilities
in the area.
There was a motion to approve the application as recommended by staff, including all
staff comments and conditions. The motion passed by a vote of 9 ayes, 0 nays, and
2 absent. The application was approved.
March 9, 2023
There being no further business before the Commission, the meeting was
adjourned at 5:51 p.m.
Date
Chairman Secretary