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LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
APRIL 10, 2025
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: Michael Vickers
Joshua Baxter
Andre Bernard II
Jimmy Brown
Norman Hodges, Jr.
Alicia McDonald
Steven Person
Jeremiah Russell
Ahmed Samad
Kelvin Trimble
Members Absent: Todd Hart
City Attorney: Cameron Bowden
III. Approval of the Minutes of the March 13, 2025 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
APRIL 10, 2025
I. OLD BUSINESS:
Item Number: File Number: Title:
1. S-1963 King’s Crossing Phase 1 – Preliminary Plat
Southeast of the south end of Copper Drive
2. Z-10123 Gamzu Duplex – Conditional Use Permit
2016 S. Van Buren Street
3. Z-10107 Thornton – STR-2 – PD-C
800 North Street (Apt. 58)
4. Z-5317-B Rezoning from R-2 to C-3
5924 Baseline Road
5. Z-10132 Hoover – PD-C
South side of Goodson Road, at Highway 10
6. MSP-2025-02 Relocation of Arterial Street and Change to Collector
Extension of Capitol Hill Blvd., South of Pride Valley Road
II. NEW BUSINESS:
Item Number: File Number: Title:
7. S-1992 Sardis Flats – Minor Subdivision Plat
11700 Block of Sardis Road
8. S-1993 Berkshire Place Commercial – Replat of Lot 2
Northeast corner of Green Mountain Drive & Rainwood
Road
9. Z-10134 Baker Accessory Dwelling – Conditional Use Permit
4424 Lee Avenue
Agenda, Page Two
II. NEW BUSINESS: (Continued)
Item Number: File Number: Title:
10. Z-10010-A Rezoning from R-2 and MF-12 to O-1
5124/5224 Stagecoach Road
11. Z-10135 Rezoning from R-2 to R-4
5207 Frazier Pike
12. Z-8103-A Brewster – PCD
5603 Fisher Street
13. Z-10136 Mays – PD-R
2524 S. Pine Street
14. Z-10143 Lots 3A & 3B, The Divide – PCD & Revised Preliminary Plat
Northwest corner of Cantrell Road & The Divide Pkwy.
April 10, 2025
ITEM NO.: 1 FILE NO.: S-1963
NAME: King’s Crossing Phase 1 – Preliminary Plat
LOCATION: Southeast of the south end of Copper Drive
DEVELOPER:
Layman Lane 6, LLC
12521 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Copper Run 6, LLC – Owner
Joe White and Associates, Inc. – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 4.11 acres NUMBER OF LOTS: 18 FT. NEW STREET: 760 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 4.11 acres of property into 18 lots for single
family residential development. The property is zoned R-2 and will be accessed
via White Oak Circle/Copper Drive, through Copper Run Subdivision Phase 6.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded.
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. 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.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. 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., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or
to answer any questions. Permit cost is based on total project area at
$100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for
the first acre and $100.00 for each additional acre for project greater than
1 acre.
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.
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).
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
3
7. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
8. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes and curb
inlets are located within the development also. Additionally, provide profile
and cross- sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. Delineation of the drainage areas pre and post
construction with respective discharges via rational method shall also be
shown. The preliminary plat shall also contain all information as outlined in
City Code Sec. 31-89 and 31-90.
9. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
11. Per City Rev. Code 31-403 the Department requires street lighting plans to
be submitted to the Department for review and approval before filing and
recording of the final plat for the subdivision. The street lighting plans
required shall include conduit and pull/junction box locations, street luminaire
locations and mounting heights, wire sizes, current photometric data for the
proposed fixtures, and subdivision street photometrics using the proposed
fixtures that meet AASHTO Roadway Lighting Design Guide standards.
12. Department engineering staff are required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to recording of the final plat.
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
4
13. 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.
14. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets , City’s Master
Street Plan (2018), and City’s Standard Details for street and drainage
facilities improvements (2015).
15. Street stormwater and detention infrastructure design standards shall
comply with the City’s Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
16. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City’s
specifications for construction as outlined in City Code Chapters 30.
17. Submit a clearer, legible preliminary plat for staff’s review.
18. 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Submit the wastewater infrastructure
plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No objections to the preliminary plat.
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.
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
5
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
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.
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
6
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.
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.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
County Planning: No comments received.
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
7
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Master Street Plan:
Copper Dr is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Copper Dr is not shown on the Master Bike Plan Map with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to subdivide 4.11 acres into 18 lots for single family
residential development. The property is zoned R-2 and is currently undeveloped
and wooded. The property will be accessed via White Oak Circle/Copper Drive,
through Copper Run Subdivision Phase 6. This proposed subdivision will be
developed in one (1) phase.
The proposed subdivision will have a minimum lot size of 6,000 square feet and
average lot sizes of 50 feet by 120 feet and 62.5 feet by 125 feet. The subdivision
will contain approximately 760 linear feet of new streets. Sidewalks will be located
along White Oak Circle and Ironwood Way. A temporary turn-around will be
located at the south end of White Oak Circle.
The applicant proposes the following minimum building setbacks for the
subdivision:
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
8
Front – 25 feet
Rear – 25 feet
Sides – 10-% of the average lot width
The applicant is requesting no variances with this preliminary plat application.
To staff’s knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The proposed
single family subdivision should have no adverse impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions noted in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (MAY 9, 2024)
The application was deferred to the June 13, 2024 Planning Commission Agenda at the
request of the City Attorney’s office. The deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JUNE 13, 2024)
This item was deferred to the July 11, 2024, agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (JULY 11, 2024)
The item was deferred to the August 8, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (AUGUST 8, 2024)
Item 1. (S-1963) was deferred to the September 12, 2024, agenda due to further legal
issues. The deferral will not be charged to the applicant.
April 10, 2025
ITEM NO.: 1 (Cont.) FILE NO.: S-1963
9
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024)
The item was deferred to the October 10, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The item was deferred to the December 12, 2024 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (DECEMBER 12, 2024)
The item was deferred to the March 13, 2025, agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (MARCH 13, 2025)
The item was deferred to the April 10, 2025 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The item was deferred to the May 8, 2025 agenda due to further legal issues. The deferral
will not be charged to the applicant.
April 10, 2025
ITEM NO.: 2 FILE NO.: Z-10123
NAME: Gamzu Duplex – Conditional Use Permit
LOCATION: 2016 South Van Buren Street
AGENT:
Eric James
6834 Cantrell Rd
Little Rock, AR 72207
(501) 299-6699
OWNER:
Gamzu Property Investment LLC
6831 Cantrell Road #1844
Little Rock, AR 72207
ENGINEER/SURVEYOR:
West Land Surveying
420 Highway 287
Vilonia, AR 72173
AREA: .17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
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
a duplex structure on R-3 zoned property.
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
2
B. EXISTING CONDITIONS:
The site contains a 7,550 square foot vacant lot. The request is in the I-630
Planning District. The Land Use Plan shows Residential Low Density (RL) for the
requested area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 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. Extend your driveway to meet S. Van Buren St. and ensure your drive does
not exceed 20 feet in width Per City Code 30-43.
2. With what is shown how do you plan on moving the vehicles on site? As of
right now the cars have nowhere to back up or maneuver.
3. Arkansas Fire Prevention Code 2021 Chapter 4 Foundations Section R401.3
Drainage. Surface drainage shall be diverted to a storm sewer conveyance
or other approved point of collection that does not create a hazard. Lots shall
be graded to drain surface water away from foundation walls. The grade
shall fall a minimum of 6 inches (152mm) within the first 10 feet (3048mm).
Exception: Where lot lines, walls, slopes or other physical barriers prohibit
6 inches (152mm) of fall within 10 feet (3048mm), drains or swales shall be
constructed to ensure drainage away from the structure. Impervious surfaces
within 10 feet (3048mm) of the building foundation shall be sloped a minimum of
2 percent away from the building.
PUBLIC WORKS:
Van Buren St. is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
Per City code, 90 degree head-in vehicle parking design must provide at least 38
ft of width with an 18 ft long parking stall and a 20 ft wide maneuvering area. Revise
drawing to meet City codes and standards.
The proposed driveway width in the right-of-way cannot exceed 20 ft.
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
4
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Setbacks of 7 .5' meet requirements with no special construction required.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
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 for a
Conditional Use Permit for a Duplex.
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
5
Surrounding the subject site to the north, east and west are single-family
residences in established neighborhoods in Low Density Residential area. South
of the subject site are businesses in the Commercial area along Kavanaugh
Boulevard.
The subject site is located in the Heights Landscape Design Overlay District
(Ord. 21787).
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
6
Master Street Plan:
N Van Buren Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are
required on one side. This street may require dedication of right-of-way and may
require street improvements.
Bicycle Plan:
N Van Buren Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
7
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
a duplex structure on R-3 zoned property.
The site contains a 7,550 square foot vacant lot. The request is in the I-630
Planning District. The Land Use Plan shows Residential Low Density (RL) for
the requested area.
The proposed duplex structure will be approximately 2,275 square feet in area
(1,138 square feet per unit) and one story in height. The exterior of the structure
will be vinal siding. The proposed structure complies with all ordinances required
minimum setbacks from property lines.
There will be three (3) concrete paved off-street parking spaces in the front yard
area, with an access drive from South Van Buren Street. The proposed number
of parking spaces complies with ordinance requirements. The design of the parking
area may need to be adjusted/revised at the time of building permit to assure that
there will be adequate maneuvering area.
Any site lighting must be low-level and directed away from adjacent properties.
The applicant notes that there is no bill of assurance for this property.
Staff is in support the requested Conditional Use Permit. The applicant is
requesting no variances. Staff believes the request is reasonable and that the
proposed duplex is appropriate for this location.
I. STAFF RECOMMENDATION:
Staff recommends approval of the Conditional Use Permit request, subject to
compliance with comments and conditions noted in paragraph D, E, and F and the
staff analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 13, 2025)
The applicant was not present. There was one (1) objector present. There was a motion
to defer the application to the March 13, 2025, agenda. There was a second. The vote
April 10, 2025
ITEM NO.: 2 (Cont.) FILE NO.: Z-10123
8
was 9 ayes, 0 nays, 1 absent and 1 open position. The application was deferred to the
March 13, 2025, agenda.
PLANNING COMMISSION ACTION: (MARCH 13, 2025)
The item was deferred to the April 10, 2025 agenda as the applicant failed to notify
surrounding property owners as required.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The applicant was present. The application came off consent agenda. There were two
(2) objectors present. Bobbie Hockenhill and Richard Farmer voiced concerns about
noise, traffic and parking issues. After some discussion there was a motion to approve
the application. There was a second. The vote was 10 ayes, 0 nays and 1 absent. The
motion passed.
April 10, 2025
ITEM NO.: 3 FILE NO.: Z-10107
NAME: Thornton - STR-2 – PD-C
LOCATION: 800 North Street (Unit 58)
AGENT:
Marilyn Glissman
OWNER:
Clifford Thornton
800 North Street (Apt. 58)
Little Rock, AR 72212
AREA: .30-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 44
CURRENT ZONING: UU
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone unit #58 at the Cliffs Condominiums which is
located at 800 North Street. The proposal is to rezone the unit from UU to PD-C
to allow use of the property as Short-Term Rental-2 with a maximum stay of twenty-
nine (29) days. The entire structure will be rented as one unit.
B. EXISTING CONDITIONS:
The Cliffs Condominiums are in the Downtown Planning District. The Future Land
Use Plan shows Mixed Use Urban (MXU) for the requested area. The Land Use
surrounding the application area is Residential Low Density (RL).
This property is in the Little Rock Arts Neighborhood Association, the Downtown
Neighborhood Association, and the Quapaw Quarter Association.
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
Fire Department: FULL LIFE SAFETY REVIEW
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Downtown Planning District. The Land Use Plan shows Mixed
Use Urban (MXU) for the requested area. This category provides for a mix of
residential, office and commercial uses not only in the same block but also within
the same structure. This category is intended for older "urban" areas to allow
dissimilar uses to exist, which support each other to create a vital area.
Development should reinforce the urban fabric. High and moderate density
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
3
developments that result in a vital (dense) pedestrian-oriented area are
appropriate. The application is to rezone from UU to PD-C. STR-2
The Land Use surrounding the application area is Mixed Use Urban (MXU).
The application site and all surrounding properties are zoned Urban Use (UU).
This property is in the Little Rock Arts Neighborhood Association, the Downtown
Neighborhood Association, and the Quapaw Quarter Association.
This site is not located in an Overlay District.
Master Street Plan:
North Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
North Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District. The application, as shown, should
have no effect on identified historic resources.
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
4
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
5
H. ANALYSIS:
The applicant proposes to rezone unit #58 at the Cliffs Condominiums which is
located at 800 North Street. The proposal is to rezone the unit from UU to PD-C
to allow use of the property as Short-Term Rental-2 with a maximum stay of twenty-
nine (29) days. The entire structure will be rented as one unit.
The Cliffs Condominiums are in the Downtown Planning District. The Future Land
Use Plan shows Mixed Use Urban (MXU) for the requested area. The Land Use
surrounding the application area is Residential Low Density (RL).
This property is in the Little Rock Arts Neighborhood Association, the Downtown
Neighborhood Association, and the Quapaw Quarter Association.
On June 20, 2023, the City Board of Directors passed an ordinance regulating
short-term rentals within the City of Little Rock. The new ordinance establishes
“development standards” for short-term rentals. If approved, the applicant must
comply with the newly established development standards as follows, in addition
to all other requirements of the new ordinance:
b.) Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short-
Term Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to paying
guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single-Family
Residential Standard.
5. Parking plan must be provided with permit application. Off-Street
Standard for STRs shall be provided in accordance with Little Rock
Arkansas Code, Chapter 36 36-54 (e) (1). If on-street parking is
proposed as an alternative to meet the above requirements,
parking must be available for guest use within 330 feet of the STR
and parking plan must address neighborhood impact. If the STR
is proposed within a Design Overlay District, any alternate parking
requirements, as provided in Little Rock, Arkansas Rev. Code,
Chapter 36. Zoning, Article V. District Regulations shall be
applicable.
6. Applicants shall provide a scaled floor plan that includes all of the
rooms available for rent with location of windows, doors, and
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
6
smoke detectors identified. Smoke detectors (certified) are
required in all sleeping areas, in every room in the path of the
means of egress from the sleeping area to the exit, and in each
story with sleeping unit, including basements.
7. All sleeping areas must have two (2) ways of egress, one of which
can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance. Liability
coverage shall have limits of not less than One Million Dollars
($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-Term
Rental (Type I & 2) shall meet all applicable requirements of the
City of Little Rock's Municipal Code, Chapter 12, Fire Prevention
and Protection, Article II. Arkansas Fire Prevention Code. Prior to
use as a Bed and Breakfast House/Short-Term Rental (Type 1 &
2), the annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual Business
License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet local
and state standards (current Fire Code). Smoke alarms shall be
installed in all sleeping areas and every room in the path of the
means of egress from the sleeping area to the door leading from
the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by City
Staff if there are fuel-fired appliances in the unit or the unit has an
attached garage.
12. Five (5)-pound ABC-type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on the
street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration to
permit occupancy of a STR for a period of less than a one (1)-day
rental.
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
7
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.
The applicant provided a bill of assurance for this property. There have been no
Department of Planning & Development enforcement cases nor any police reports
for this property. This property has been in operation as a Short-Term Rental since
October 2024.
There are two assigned parking places for each of the units at this Condo.
Currently the City of Little Rock Department of Planning and Development has one
hundred eleven (111) short-term rentals (STR-1 and STR-2) listed within the
database for approved short-term rentals in the City of Little Rock. The City’s new
short-term rental ordinance allows a maximum of 500 short-term rentals within the
corporate boundary of the City of Little Rock. There are no approved STR’s
located within ¼ mile of this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C zoning request subject to compliance with
the comments and conditions noted in paragraph E and the staff analysis of the
agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 13, 2025)
The item was deferred to the March 13, 2025 agenda at the request of the applicant.
STAFF UPDATE:
The applicant submitted a letter to staff on February 21, 2025 requesting this application
be deferred to the April 10, 2025 agenda. Staff supports the deferral request.
PLANNING COMMISSION ACTION: (MARCH 13, 2025)
The item was deferred to the April 10, 2025 agenda at the request of the applicant.
April 10, 2025
ITEM NO.: 3 (Cont.) FILE NO.: Z-10107
8
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The item was withdrawn, without prejudice at the request of the applicant.
April 10, 2025
ITEM NO.: 4 FILE NO.: Z-5317-B
NAME: Rezoning from R-2 to C-3
LOCATION: 5924 Baseline Road
AGENT:
Hiral Hudda (Agent)
5924 Baseline Road
Little Rock, AR 72209
OWNER:
Baseline X Road LLC
5924 Baseline Road
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: .40 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the .40-acre lot at 5924 Baseline Road from
“R-2” (Single Family District) to “C-3” (General Commercial District) to recognize
the historic and continued use of the existing property as a convenience store with
gas pumps.
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
2
B. EXISTING CONDITIONS:
The site contains an existing 1,500 square foot convenience store building, with a
canopy fuel island located along Geyer Springs Road (west). The property is
zoned R-2 and contains the last remaining, nonconforming, commercial use at the
intersection of Baseline Road and Geyer Springs Road. Properties in the general
area contain a mixture of commercial zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 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
Public Works:
Baseline Road is classified on the Master Street Plan as a principal arterial street
with a special design standard. Dedication of right-of-way to 45 feet from centerline
will be required. Geyer Springs Road is classified on the Master Street Plan as a
minor arterial street. Dedication of right-of-way to 45 feet from centerline will be
required. Per the Master Street Plan, where a principal arterial street intersects a
minor arterial street, the applicant shall dedicate an additional 10 ft of right-of-way
along Baseline Road for a future right turn lane totaling 55 feet from the centerline
will be required. At the arterial-arterial intersection, a radial right-of-way dedication
shall be made with a radius of 75 to 100 ft.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
3
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
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 2021 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.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention
Code Vol. 1
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
4
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 2021 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 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
5
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 2021
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes:
Any alteration to this facility will require a building permit.
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
6
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Geyer Springs East Planning District. The Land Use Plan
shows 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 R-2 to C-3.
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
7
Surrounding the application area in a large Commercial (C) use area are large
retail stores, restaurants, pharmacies, and banking.
This site is not located in an Overlay District.
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
8
Master Street Plan:
Baseline Road is a Principal Arterial on the Master Street Plan. Principal Arterials
are roads designed to serve through traffic, and to connect major traffic generators
or activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
9
Bicycle Plan:
Baseline Road is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class
2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone the .40-acre lot at 5924 Baseline Road from
“R-2” (Single Family District) to “C-3” (General Commercial District) to recognize
the historic and continued use of the existing property as a convenience store with
gas pumps.
The site contains an existing 1,500 square foot convenience store building, with a
canopy fuel island located along Geyer Springs Road (west). The property is
zoned R-2 and contains the last remaining, nonconforming, commercial use at the
intersection of Baseline Road and Geyer Springs Road. Properties in the general
area contain a mixture of commercial zoning and uses in all directions.
The request is in the Geyer Springs East Planning District. The Land Use Plan
shows Commercial (C) for the requested area. The proposed C-3 zoning will not
require a Land Use Plan Amendment.
Staff is supportive of the requested C-3 zoning. Staff views the request as
reasonable. The proposed C-3 zoning will be consistent with other zonings in the
area. Properties in all directions of this property are currently zoned commercial.
Staff believes the proposed C-3 zoning will have no adverse impact on the general
area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (FEBRUARY 13, 2025)
The item was deferred to the March 13, 2025 agenda as the applicant failed to complete
notifications to surrounding property owners.
April 10, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-5317-B
10
PLANNING COMMISSION ACTION: (MARCH 13, 2025)
The item was deferred to the April 10, 2025 agenda as the applicant failed to notify
surrounding property owners as required.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The applicant was present. The application came off consent agenda. There was one
(1) person present in opposition. Troy Laha voiced concerns about trash from the food
trucks on the property. After some discussion there was a motion to approve the
application. There was a second. The vote was 10 ayes, 0 nays and 1 absent. The
motion passed.
April 10, 2025
ITEM NO.: 5 FILE NO.: Z-10132
NAME: Hoover – PD-C
LOCATION: South side of Goodson Road, at Highway 10
OWNER:
Ray & Tammy Hoover
11315 Garrison Road
Little Rock, AR 72223
(501) 612-4143
ENGINEER/SURVEYOR:
Tucker Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: 1.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 30 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 1.81-acres property located on the South side
of Goodson Road, at Highway 10 from R-2 to PD-C to allow use of the property as
a HVAC business. The operating hours will be from 8:00 a.m. to 5:00 p.m.,
Monday through Friday.
B. EXISTING CONDITIONS:
The property is located in an R-2 zoning and is currently vacant. The request is in
the Buzzard Mountain Planning District. The Land Use Plan shows Neighborhood
Commercial (NC) for the requested area. Surrounding the application area to the
west, south, and east is Residential Low Density use with timber and single family
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
2
homes on large tracts. Across Highway 10 to the north is Commercial use area
with a real estate office and two single family homes.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 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. The handicap layout is backwards, and it shall be a van accessible stall. This
meaning that it shall be a minimum of 11ft in width with a minimum of a 5ft
access aisle.
2. Why is the site oriented to have the driveway skewed and entering at an
angle. Can the site be rotated to fix this?
3. Boundary Street requirements to be met per Public Works Comments.
4. Driveway to be an improved surface to match the parking lot.
PUBLIC WORKS:
1. AR Hwy 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Goodson Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Matthews Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
4. A 20 feet radial dedication of right-of-way is required at the intersection of
Goodson Road and Matthews Road.
5. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to AR Hwy 10 including
5-foot sidewalks with planned development following approval obtained from
ARDOT, District 6.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
3
7. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Goodson Rd including
5-foot sidewalks with planned development. The new back of curb should be
placed 18 ft from centerline.
8. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Matthews Rd including
5-foot sidewalks with planned development. The new back of curb should be
placed 15.5 ft from centerline.
9. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owners’ association and detailed in the
bill of assurance.
10. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. If gate is proposed to be installed at the driveway, the gate should be placed
at least 20 ft from the Goodson Road edge of pavement.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
Fire Department:
Maintain Access:
Fire Hydrants.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
4
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
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 2021 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 2021 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
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
5
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 2021 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 2021
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.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
6
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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:
1. Pay $33.00 review fee.
2. Provide Quit-claim deed for any right of way dedication required by the City
of Little Rock.
3. If the City of Little Rock requires any half street improvements to Goodson
or Matthews Road, provide construction plans for county approval prior to
construction.
4. Provide septic permit or verification of existing septic system.
5. Provide letter from West Pulaski Volunteer Fire Department stating
coverage will be provided.
6. Obtain driveway permit from Pulaski County Road and Bridge for driveway
off Goodson Road (501-340-6800).
7. Show Pagis contours at 4' intervals.
8. Provide state plane coordinates for NW and SW property corners.
9. Show owner's address on Title Block.
10. Show instrument number on survey.
11. Verify parking shown meets city requirements.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
7
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit for all structures. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or Tim Whitener at
501-371-4875 twhitener@littlerock.gov.
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
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
3. Any new site development must comply with the City’s minimal Site Design and
Development requirements. Refer to the Code of Ordinances, Chapter 36,
Article 5, Division 7. Design Overlay District – Highway 10 Scenic Corridor.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Buzzard Mountain Planning District. The Land Use Plan
shows NC for the requested area. The Neighborhood Commercial (NC) category
includes limited small-scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood market area.
The application is PD-C for an Office/Warehouse.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
8
Surrounding the application area to the west, south, and east is Residential Low
Density use with timber and single family homes on large tracts. Across Highway
10 to the north is Commercial use area with a real estate office and two single
family homes.
The subject site is located in the Highway 10 Design Overlay District (Ord. 19041).
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
9
Master Street Plan:
Goodson Rd is a Collector on the Master Street Plan. Collectors are designed to
connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60’. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
10
Bicycle Plan:
Goodson Rd is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone 1.81-acres property located on the South side
of Goodson Road, at Highway 10 from R-2 to PD-C to allow use of the property as
a HVAC business. The operating hours will be from 8:00 a.m. to 5:00 p.m.,
Monday through Friday.
The property is located in an R-2 zoning and is currently vacant. The request is in
the Buzzard Mountain Planning District. The Land Use Plan shows Neighborhood
Commercial (NC) for the requested area. Surrounding the application area to the
west, south, and east is Residential Low Density use with timber and single-family
homes on large tracts. Across Highway 10 to the north is Commercial use area
with a real estate office and two single family homes.
The subject site is located in the Highway 10 Design Overlay District (Ord. 19041).
The proposed one-story building will be 80’x60’, 4800 square foot structure. This
proposed building will be a metal building with a metal roof.
Any signs proposed along Highway 10 frontage must comply with the Highway-10
Design Overlay District. All other signage must comply with Section 36-555 of the
City’s Zoning Ordinance (signs allowed in Commercial Zoning).
Any dumpsters on site must be screened and comply with Section 36-523 of the
City’s Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
Ample parking exists on the site to serve the proposed facility.
Staff is in support of the requested PD-C rezoning. Staff believes the request is
reasonable and that the proposed PD-C use is appropriate for this location.
April 10, 2025
ITEM NO.: 5 (Cont.) FILE NO.: Z-10132
11
I. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C rezoning request subject to compliance
with the comments and conditions noted in paragraphs D, E, and F and the staff
analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (MARCH 13, 2025)
The applicant was not present. There was one (1) objector present. There was a motion
to defer the application to the April 10, 2025, agenda. There was a second. The vote
was 8 ayes, 0 nays, 2 and 1 open position. The application was deferred to the April 10,
2025, agenda.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The item was deferred to the July 10, 2025 agenda at the request of the applicant.
April 10, 2025
ITEM NO.: 6 FILE NO.: MSP2025-02
NAME: Master Street Plan Amendment – Realignment of Proposed Collector.
LOCATION: Extension of Capitol Hill Boulevard, South of Pride Valley Road
OWNER/AUTHORIZED AGENT:
City of Little Rock
Planning and Development Department
AREA: N/A
WARD: ETJ PLANNING DISTRICT: 18 CENSUS TRACT: 42.25
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST:
The request is to relocate a proposed arterial and change the classification of the
street to a collector with a specific design standard.
B. EXISTING CONDITIONS/ZONING:
The land surrounding the amendment area is all zoned R-2, Single Family District.
There is a developed single-family subdivision to the east at the end of the existing
Capitol Hill Boulevard. South of Capital Hill Boulevard is a Planned Development
– Residental property consisting of Multi-Family Residential Apartments. To the
south and west of the amendment is undeveloped land and single family lots.
C. NEIGHBORHOOD NOTIFICATIONS:
A letter was mailed to all property owners affected by the amendment. Staff has
received NO CONTACT as of this writing.
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The Land Use Plan Map shows Residential Low Density (RL) use for the 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
April 10, 2025
ITEM NO.: 6 (Cont.) FILENO.: MSP2025-02
2
typically characterized by conventional single family homes, but may also include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. There is a single-family subdivision in the RL area to the
west. An undeveloped area of Residential Medium Density (RM) is shown to the
east of the Proposed Collector. The Residential Medium Density (RM) use
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.
Master Street Plan:
The proposed amendment is an extension of Capitol Hill Boulevard, a minor
arterial. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize the negative effects of traffic and
pedestrians. The proposed extension will be bound to the west by a proposed
principal arterial. Principal Arterials are roads designed to serve through traffic,
and to connect major traffic generators or activity centers within urbanized areas.
The standard Right of way of 110 feet is required. Sidewalks are required on both
sides.
Bicycle Plan:
The Master Bike Plan shows no facilities adjacent to or traversing application area.
The proposed collector will have side paths.
Historic Preservation Plan:
No Historic Sites or Districts are in the vicinity.
H. ANALYSIS:
The proposed amendment to the Master Street Plan is to relocate the extension of
Capitol Hill Boulevard, a minor arterial. The proposed amendment will change the
street classification of the extension from minor arterial to collector with a specific
design. The primary function of Collector Streets is to provide connections for
neighborhoods to Arterial Streets or activity centers.
The Master Street Plan states:
The location of designated streets which do not physically exist at the time of the
Plan's adoption are shown as general corridor locations. When an area develops
April 10, 2025
ITEM NO.: 6 (Cont.) FILENO.: MSP2025-02
3
which includes a proposed street, the Planning Commission will approve that
street's specific location, taking into consideration both topography and
economics. Further, the Commission may approve
revisions to the stated standards and alignments at the time of subdivision, in order
to address site-specific concerns and interests while assuring that the goals of the
plan are achieved.
The review of the location of the Capitol Hill Boulevard extension was requested
by the Planning Commission in November of 2024. A special committee was
created for this review and the results of their findings were presented to the
Planning Commission on February 13, 2025. The Planning Commission voted
unanimously to recommend staff make the proposed change to the Master Street
Plan. This location was also agreed upon by stakeholders.
I. STAFF RECOMMENDATION:
Staff recommends approval of the relocation of the proposed collector on the
Master Street Plan.
PLANNING COMMISSION ACTION: (MARCH 13, 2025)
The item was deferred to the April 10, 2025 agenda due to further legal issues. The
deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The item was deferred to the May 8, 2025 agenda due to further legal issues. The deferral
will not be charged to the applicant.
April 10, 2025
ITEM NO.: 7 FILE NO.: S-1992
NAME: Sardis Flats – Minor Subdivision Plat
LOCATION: 11700 Block of Sardis Road (east side)
DEVELOPER:
John McKissick
7625 Perry Lane
Mabelvale, AR 72103
OWNER/AUTHORIZED AGENT:
John McKissick – Owner
Stan Cunningham – Agent
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.69 acre NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.04
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 0.69 acre of property into four (4) lots for
single family residential development.
B. EXISTING CONDITIONS:
A one-story single family residence is located within the south portion of the
property, in the area of the proposed Lot 1. The remainder of the property is
undeveloped and wooded.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
2
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: (PLANNING)
1. Drive on lot 4 shall be an access easement as that is the only access to the
back lot.
ENGINEERING COMMENTS: (PUBLIC WORKS)
1. Sardis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. An access and utility easement of at least 20 ft must be platted across proposed
lot 4 of sufficient width for the existing unimproved road and required utilities.
3. The Lot 4 easement will reduce the building area of proposed lot 4. If approved
access to proposed Lot 4 will be taken from the platted access and utility
easement.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Sardis Road including 5-foot
sidewalks with planned development. The new back of curb should be placed
29.5 ft from the centerline.
5. Driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Due to the property located adjacent to Sardis
Road which is a minor arterial street on the Master Street Plan, driveway
spacing is 300 ft from streets and other driveways and 150 ft from side property
lines. The width of residential driveways must not exceed 20 feet and
constructed with a concrete apron to the property line.
6. Per Sec. 31-257, residential driveways for each lot accessing a minor arterial
street is not desirable, access to Sardis Road is prohibited and a 10 ft wide
restricted access easement should be platted adjacent to Sardis Road. For
conformance with Sec. 30-43 and 31-210, one (1) driveway within an access
easement or tract land should be constructed accessing the residential lots.
7. Per Sec. 31-256, a 35 ft front building setback is required adjacent to a minor
arterial street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
3
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities 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. Approval of plans by
Central Arkansas Water, 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.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
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.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
4
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 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 2021
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.
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.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
5
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: : No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single Family
Dwellings have the following requirements when dealing with Dwellings that are
closer than 7’ from the property line:
1. If the soffit assembly extends inside of 5’ from the property line, it must be
constructed with fire -treated materials. 5/8” Type “X” Drywall, stucco, fire
treated plywood or some other fire treated material on underside of the soffit,
fire treated fascia, elimination of soffit vents and gable vents and crawl space
vents on the affected portion of the wall. Note: Vents must be relocated to
ensure proper venting of the attic space.
a. Exceptions to this are to fire block this section of the exterior wall from the
top plate to the underside of the roof decking and to fire caulk the blocking
at all joints.
2. As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single
Family Dwellings have the following requirements when dealing with Dwellings
that are closer than 5’ from the property line:
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
6
a. Exterior walls from 3 to 5’ from the property line must be constructed of
1-hour fire rated material and the soffit must be constructed from 1-hour
fire rated material. Soffit and gable vents are not allowed, and venting
must be relocated to adjacent roof and wall sections.
b. Fire Treated roof decking must extend 4’ up the roof as per the Authority
having jurisdiction.
c. In applications 3’ to 5’ from the dwelling unit to the property line exterior
windows are not allowed to exceed 25% of the wall area.
3. Zero Lot Line Construction must be processed through Zoning for such
allowances. Once processed the following requirements apply.
a. No part of the footing/foundation is allowed to extend beyond the
property line.
b. No overhang is allowed closer than 2’ from the property line and must
be constructed from 1-hour fire- treated materials.
c. Roof decking must have 4’ of fire treated material for the entire length of
the wall and turning 4’ along the adjacent wall with hip roof construction.
d. No windows or doors are allowed when the exterior wall is less than 3’
from the property line. Windows are required in all sleeping rooms.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Geyer Springs West Planning District. The Land Use Plan
shows 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 for a Minor Subdivision Plat.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
7
Surrounding the application area on the east side of Sardis Road are single family
residences on large tracts of land in an area of Residential Low Density use. To
the west of the site, across Sardis Road, are single family residences on large
tracts of land in areas of Mixed Commercial Industrial (MCI) and Commercial (C)
uses.
This site is not located in an Overlay District.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
8
Master Street Plan:
Sardis Rd is a Minor Arterial on the Master Street Plan. 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 Lanes are required. Standard
Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street
may require dedication of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
9
Bicycle Plan:
Sardis Rd is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class 2
Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to subdivide 0.69 acre of property into four (4) lots for
single family residential development. The property is located on the east side of
Sardis Road, within the 11700 block. A one-story single family residence is located
within the south portion of the property, in the area of the proposed Lot 1. The
remainder of the property is undeveloped and wooded.
The approximate sizes for the four (4) proposed lots will be as follows:
Lot 1 – 60 feet by 119 feet (7,137.65 sq. ft.)
Lot 2 – 55 feet by 119 feet (6541.83 sq. ft.)
Lot 3 – 55 feet by 119 feet (6,540.87 sq. ft.)
Lot 4 – 54 feet by 119 feet (6,533.92 sq. ft.)
The property is being subdivided as per the minor subdivision requirements as
found in Section 31-142 of the City’s Subdivision Ordinance as follows:
“Sec. 31-142. - Minor subdivisions.
(a) The staff may authorize a combined preliminary and final review
procedure for minor subdivisions. All plats submitted as minor
subdivisions shall require review and approval by the planning
commission.
(b) In order to qualify as a minor subdivision, a proposed subdivision
must meet the following requirements:
(1) The proposed plat does not create more than four (4) lots,
tracts or parcels of land.
(2) The proposed plat is intended for residential or commercial
use only and is not more than five (5) acres in size.
April 10, 2025
ITEM NO.: 7 (Cont.) FILE NO.: S-1992
10
(3) The proposed plat does not involve dedication of public street
or access easement through rather than adjacent to the lot,
tract or parcel proposed for subdivision.
(c) Request for minor subdivision approval shall be made by the
owner of the land to the department of planning and
development. Subdivision requirements shall be the same as
those required for the final plat. The planning commission shall
review the plat at their next regularly scheduled monthly
meetings. If the final plat is in conformance with the objectives
and standards of this chapter and all required information is
contained thereon, the planning commission shall certify its
approval of the plat, making proper notation on the original
tracing of the plat, and permit the plat's recording in the office of
the circuit clerk.”
The site is located adjacent to Sardis Road which is a minor arterial roadway. The
driveway spacing requirement of Section 31-210 will not allow each of the
proposed lots to have a driveway from Sardis Road. As such, the applicant is
proposing a 20 foot wide access easement along the north property line of the
proposed Lot 4 and along the east property line of proposed Lots 2 thru 4, providing
rear access to the proposed lots.
Section 31-256 requires residential lots which front on a minor arterial roadway to
have front platted building lines of not less than 35 feet. The proposed plat
conforms with that requirement.
To staff’s knowledge, there are no outstanding issues associated with the
proposed minor subdivision plat. The applicant is requesting no variances. Staff
believes that the proposed plat is appropriate for the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested minor subdivision plat, 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: (APRIL 10, 2025)
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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent The application was approved.
April 10, 2025
ITEM NO.: 8 FILE NO.: S-1993
NAME: Berkshire Place Commercial – Replat of Lot 2
LOCATION: Northeast corner of Green Mountain Drive and Rainwood Road
DEVELOPER:
Stuart Finley
P.O. Box 10
Bryant, AR
OWNER/AUTHORIZED AGENT:
Arkansas Storage Centers VIII, LLC – Owner
Joe White and Associates – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 5.75 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: C-4
VARIANCE/WAIVERS:
Variance to allow reduced side and rear building setbacks.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to replat Lot 2, Berkshire Place Commercial Addition into
four (4) total lots. The replat is requested so that existing commercial
buildings/developments can be on separate lots.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
2
B. EXISTING CONDITIONS:
The property contains a multi-building commercial development on C-4 zoned
property. There is a strip center building along Green Mountain Drive and a
commercial building and carwash building along Rainwood Road. A six (6)
building mini-warehouse facility is located within the north and interior portions of
the overall property.
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: (PLANNING)
No comments.
ENGINEERING COMMENTS: (PUBLIC WORKS)
No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Please provide plans to sewer lot 2R-3.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities 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. Approval of plans by Central
Arkansas Water, 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.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
3
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
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 2021 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.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
4
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 2021 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 2021 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 2021
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.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
5
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: : No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
1. No comments from Building Codes on replat.
2. All new construction or modifications to building will require full prints and
review of those prints for a building permit. Coordinate with Curtis Richey at
501-371-4724, crichey@littlerock.gov or Tim Whitener, 501-371-4875,
twhitener@littlerock.gov to work out details moving forward.
Landscape: No comments.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
6
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
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 Commercial
Replat.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
7
Surrounding the application area are apartment complexes, and to the south is
strip commercial uses.
This site is not located in an Overlay District.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
8
Master Street Plan:
Rainwood Rd is a Commercial Street on the Master Street Plan. Commercial
Streets are a Local public street which is abutted by non-residential or residential
use which is more intense than duplex or two-unit residential. These streets have
the same design standard as a Collector. The standard Right-of-way is 60 feet.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
9
Bicycle Plan:
Rainwood Rd is on the Master Bike Plan as a Proposed Class 3 Bike Route. Class
3 Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to replat Lot 2, Berkshire Place Commercial Addition into
four (4) total lots. The replat is requested so that existing commercial
buildings/developments can be on separate lots.
The property contains a multi-building commercial development on C-4 zoned
property. There is a strip center building along Green Mountain Drive and a
commercial building and carwash building along Rainwood Road. A six (6)
building mini-warehouse facility is located within the north and interior portions of
the overall property.
The sizes for the four (4) proposed lots will be as follows:
Lot 2R-1 – 3.8542 Acres (167,889 sq. ft.)
Lot 2R-2 – 0.7850 Acre (34,192 sq. ft.)
Lot 2R-3 – 0.4016 Acre (17,491 sq. ft.)
Lot 2R-4 – 0.7058 (30,744 sq. ft.)
The proposed lot sizes, minimum lot area and minimum lot width conform with
ordinance standards.
The existing buildings on the proposed lots will be as follows:
Lot 2R-1 – six (6) one-story mini-warehouse buildings
Lot 2R-2 – one-story commercial strip center building
Lot 2R-3 – one-story carwash building
Lot 2R-4 – one-story office/commercial building
All of the proposed lots have existing access drives from either Green Mountain
Drive or Rainwood Road.
April 10, 2025
ITEM NO.: 8 (Cont.) FILE NO.: S-1993
10
Section 36-302(e) of the City’s Zoning Ordinance requires minimum side building
setbacks of 15 feet and a minimum rear building setbacks of 25 feet for structures
in C-4 zoning. The building on Lot 2R-2 will be located approximately 16 feet from
the proposed north property line and 23 feet (at its closest point) from the proposed
east rear property line. The building on Lot 2R-4 will be located approximately
three (3) feet from the proposed west side property line and 22 feet from the
proposed north rear property line. Therefore, the applicant is requesting variances
to allow the reduced side and rear building setbacks on Lot 2R-2 and Lot 2R-4.
Staff supports the variances for reduced building setbacks, as the project only
involves the development of new lot lines and no new building construction.
Section 36-302(e) also requires a minimum front building setback of 45 feet.
However, the original plat for this property was approved with a 25 feet front platted
building line, which will remain unchanged with the replat.
The proposed replat also provides a new cross-access easement between Lots
2R-1 and 2R-2. All other easements approved with the original plat will remain
unchanged.
Staff is supportive of the proposed replat. Staff believes that the replat is
appropriate for this development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed replat, subject to compliance with the
comments and conditions outlined in paragraphs E and F, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent The application was approved.
April 10, 2025
ITEM NO.: 9 FILE NO.: Z-10134
NAME: Baker Accessory Dwelling – Conditional Use Permit
LOCATION: 4424 Lee Avenue
DEVELOPER:
Sarah Baker(Owner)
4424 Lee Avenue
Little Rock, AR 72034
OWNER/AUTHORIZED AGENT:
Brooks Surveying, Inc.
20820Arch Street Pike
Little Rock, AR 72065
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.08
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a conditional use permit to construct a new, one-story
accessory dwelling in the rear yard area of the property. The applicant notes that
the existing single-family residence, and the accessory dwelling will not be rented
or leased. The subject property is within the Hillcrest Design Overlay District.
B. EXISTING CONDITIONS:
The property contains an existing one-story, wood-frame single-family residence,
approximately 1,764 square feet in area and a one-story accessory building
located in the rear yard area of the property.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
2
D. ENGINEERING COMMENTS (PLANNING):
1. If Driveway is proposed, then it shall allow adequate room outside of the Right-
of-Way.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Vehicle on-street parking is prohibited on the east side of Ash St.
2. If a driveway is proposed to be constructed for the proposed structure, the
driveway must be of sufficient length to prevent vehicle parking within the
public right-of-way.
3. Parking is prohibited within the public alley.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utility: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of the request
for water must be met.
Fire Department:
1. Full Life Safety Inspection.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single Family
Dwellings have the following requirements when dealing with Dwellings that are
closer than 7’ from the property line:
1. If the soffit assembly extends inside of 5’ from the property line, it must be
constructed with fire -treated materials. 5/8” Type “X” Drywall, stucco, fire
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
3
treated plywood or some other fire treated material on underside of the soffit,
fire treated fascia, elimination of soffit vents and gable vents and crawl space
vents on the affected portion of the wall. Note: Vents must be relocated to
ensure proper venting of the attic space.
a. Exceptions to this are to fire block this section of the exterior wall from the
top plate to the underside of the roof decking and to fire caulk the blocking
at all joints.
2. As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single
Family Dwellings have the following requirements when dealing with Dwellings
that are closer than 5’ from the property line:
a. Exterior walls from 3 to 5’ from the property line must be constructed of
1-hour fire rated material and the soffit must be constructed from 1-hour fire
rated material. Soffit and gable vents are not allowed, and venting must be
relocated to adjacent roof and wall sections.
b. Fire Treated roof decking must extend 4’ up the roof as per the Authority
having jurisdiction.
c. In applications 3’ to 5’ from the dwelling unit to the property line exterior
windows are not allowed to exceed 25% of the wall area.
3. Zero Lot Line Construction must be processed through Zoning for such
allowances. Once processed the following requirements apply.
a. No part of the footing/foundation is allowed to extend beyond the property
line.
b. No overhang is allowed closer than 2’ from the property line and must be
constructed from 1-hour fire- treated materials.
c. Roof decking must have 4’ of fire treated material for the entire length of the
wall and turning 4’ along the adjacent wall with hip roof construction.
d. No windows or doors are allowed when the exterior wall is less than 3’ from
the property line. Windows are required in all sleeping rooms.
Utilities: Utilities are permitted below grade on property but cannot enter where
dwellings are located less than 7’ from the property line. HVAC Units must be
located on dwelling unit property.
1’ setback shown – No overhand and fire wall construction required. No windows
or doors allowed.
4’ setback shown – Fire wall required. Overhand limited to 12”
Other requirements as listed above.
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
4
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Heights/Hillcrest Planning District. The Land Use Plan shows
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 for a CUP
for an Accessory Dwelling.
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
5
Surrounding the application area are single family homes and to the north is a faith
based institution.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223).
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
6
Master Street Plan:
Lee Ave is a Collector on the Master Street Plan. Collectors are designed to
connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60’. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
7
Bicycle Plan:
Lee Ave is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is requesting a conditional use permit to construct a new, one-story
accessory dwelling in the rear yard area of the property. The applicant notes that
the existing single-family residence, and the accessory dwelling will not be rented
or leased. The subject property is within the Hillcrest Design Overlay District.
The property contains an existing one-story, wood-frame single-family residence,
approximately 1,764 square feet in area and a one-story accessory building
located in the rear yard area of the property.
The accessory dwelling will replace the existing accessory building in the rear yard
area of the property and align with the existing single-family dwelling on the property.
Entrance to the accessory dwelling is shown to be from a door (entrance stoop) on
the north side of the building, along the alley in the rear of the property.
The dimensions are shown as 16.0 feet x 31.0 feet (496 square feet) that includes a
244 square foot loft. The loft will be accessed by stairs that lead to the upper area of
the accessory dwelling. The total heated and cooled space will be 740 square feet in
area.
Section 36-502 requires one (1) parking space for accessory dwellings. The applicant
will build a new concrete driveway along Ash Street that will provide the off-street
parking space as required by code. The driveway must comply with ordinance
requirements.
Section 36-156(2)(c) requires an accessory building to be located no closer than
fifteen (15) feet from a street side property line. The site plan shows a twelve (12) foot
side yard setback from the west property line. Therefore, the applicant is requesting
a variance to reduce the side yard setback from fifteen (15) feet to twelve (12) feet,
along Ash Street. All remaining building setbacks, height, separation and rear yard
coverage comply with the code. Staff supports the variance request.
Staff is supportive of the requested conditional use permit to allow for the
construction of the accessory dwelling, as depicted on the site plan. Staff views
April 10, 2025
ITEM NO.: 9 (Cont.) FILE NO.: Z-10134
8
the request as reasonable. To staff’s knowledge, the proposed accessory dwelling
will not exceed the allowed rear yard coverage as required by the Hillcrest DOD
section of the code. Several properties in the general area contain a mixture of
residential zoning and uses that are denser than the proposed use of the subject
property. Staff feels that the proposed use will not be out of character with the
surrounding properties and should have no adverse impact on surrounding
properties in the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the comments and conditions noted in paragraphs D, E, and
F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent The application was approved.
April 10, 2025
ITEM NO.: 10 FILE NO.: Z-10010-A
NAME: Rezoning from R-2 and MF-12 to O-1
LOCATION: 5124/5224 Stagecoach Road
DEVELOPER:
Antioch Missionary Baptist Church, et al
5224 Stagecoach Road
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Antioch Missionary Baptist Church – Owner
Joe White and Associates – Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 11.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05
CURRENT ZONING: R-2 and MF-12
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property owner requests to rezone the 11.17 acre property located at
5124/5224 Stagecoach Road from “R-2” Single Family District and “MF-12”
Multifamily District to “O-1” Quiet Office District. The rezoning is requested to allow
a private school.
B. EXISTING CONDITIONS:
The property is currently occupied by the Missionary Baptist Seminary campus.
Two (2) existing buildings are located on the site, with driveways from Stagecoach
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
2
Road and Rockwood Road. A paved parking area is located to the west of the
largest building.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: (PLANNING)
No comments.
ENGINEERING COMMENTS: (PUBLIC WORKS)
1. Stagecoach Road is classified on the Master Street Plan as a principal arterial
street. A dedication of right-of-way 55 feet from centerline is required.
2. Rockwood Road is classified on the Master Street Plan as a commercial street.
A dedication of right-of-way 30 ft from centerline is required.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Stagecoach Road and Rockwood Road.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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.
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 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 2021
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 2021 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 2021 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.
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
4
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 2021 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 2021
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.
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
5
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.
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change of occupancy, therefore subject to full plan
review. Being re-zoned does not mean the building complies it simply means the
building, once modified can be used for the intended purpose of the rezoning. A
Building permit review, building permit will be required. Contact
crichey@littlerock.gov 501-371-4724 or twhitener@littlerock.gov 501-371-4875 to
determine further requirements.
Landscape: No comments.
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
6
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 65th Street West Planning District. The Land Use Plan shows
PI for the requested area. The Public/Institutional (PI) category includes public
and quasi-public facilities that provide a variety of services to the community such
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
7
as schools, libraries, fire stations, churches, utility substations, and hospitals. The
application is for Rezoning.
Surrounding the application area to the east and south are faith based institutions.
North of the site is a single family residence. East of the site are dormitories.
This site is not located in an Overlay District.
Master Street Plan:
Stagecoach Rd is a Principal Arterial on the Master Street Plan. Principal Arterials
are roads designed to serve through traffic, and to connect major traffic generators
or activity centers within urbanized areas. The standard Right of way of 110 feet
is required. Sidewalks are required on both sides. This street may require
dedication of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
8
Bicycle Plan:
Stagecoach Rd is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class
2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
April 10, 2025
ITEM NO.: 10 (Cont.) FILE NO.: Z-10010-A
9
H. ANALYSIS:
The property owner requests to rezone the 11.17 acre property located at
5124/5224 Stagecoach Road from “R-2” Single Family District and “MF-12”
Multifamily District to “O-1” Quiet Office District. The rezoning is requested to allow
a private school.
The property is currently occupied by the Missionary Baptist Seminary campus.
Two (2) existing buildings are located on the site, with driveways from Stagecoach
Road and Rockwood Road. A paved parking area is located to the west of the
largest building.
The City’s Future Land Use Plan designates the property as “PI”
Public/Institutional. The requested O-1 zoning will not require an amendment to
the plan.
Staff is supportive of the requested O-1 zoning. The proposed O-1 zoning will be
compatible within this area along Stagecoach Road which is a principal arterial
roadway. Office zoned lots (O-3) are located across Stagecoach Road to the east
and northeast, and across Rockwood Road to the southwest. PD-C zoned
property is located immediately to the north, with I-1 and MF-12 zoned property to
the west. Staff believes that the requested O-1 zoning is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested O-1 rezoning.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent The application was approved.
April 10, 2025
ITEM NO.: 11 FILE NO.: Z-10135
NAME: Rezoning from R-2 to R-4
LOCATION: 5207 Frazier Pike
DEVELOPER:
Stevie Boatner
P.O. Box 1
College Station, AR 72053
OWNER/AUTHORIZED AGENT:
Stevie and Rekeithal Boatner – Owners/Applicants
SURVEYOR/ENGINEER:
Harbor
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 0.17 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 24 CENSUS TRACT: 40.01
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property owner requests to rezone the 0.17 acre property at 5207 Frazier Pike
from “R-2” Single Family District to “R-4” Two-Family District. The rezoning is
requested in order to convert an existing single family residence into a duplex.
B. EXISTING CONDITIONS:
The property is occupied by a one-story, 1,820 square foot single family residence.
A two-car wide driveway and parking pad are located at the southeast corner of
the lot.
April 10, 2025
ITEM NO.: 11 (Cont.) FILE NO.: Z-10135
2
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: (PLANNING)
1. Parking for future duplex must comply with ordinance requirements.
ENGINEERING COMMENTS: (PUBLIC WORKS)
1. Frazier Pike is classified on the Master Street Plan as a minor arterial street. A
dedication of right-of-way 45 feet from centerline is required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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.
April 10, 2025
ITEM NO.: 11 (Cont.) FILE NO.: Z-10135
3
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments . Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: As a duplex it is required that a one-hour wall be constructed to
separate one side of the unit from the other. Wall must extend from the ground
level to the underside of the roof deck. A review and permit will be required.
Coordinate this review/permit with Curtis Richey, crichey@littlerock.gov
501-371-4724 or Tim Whitener twhitener@littlerock.gov 501-371-4875.
April 10, 2025
ITEM NO.: 11 (Cont.) FILE NO.: Z-10135
4
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the College Station/Sweet Home Planning District. The Land
Use Plan shows 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 for rezoning.
April 10, 2025
ITEM NO.: 11 (Cont.) FILE NO.: Z-10135
5
Surrounding the application area are single family homes and to the southwest is
a faith based institution.
This site is not located in an Overlay District.
April 10, 2025
ITEM NO.: 11 (Cont.) FILE NO.: Z-10135
6
Master Street Plan:
Frazier Pike is a Minor Arterial on the Master Street Plan. 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 Lanes are required. Standard
Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street
may require dedication of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 11 (Cont.) FILE NO.: Z-10135
7
Bicycle Plan:
Frazier Pike is on the Master Bike Plan as a Proposed Class 2 Bike Lane. Class
2 Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The property owner requests to rezone the 0.17 acre property at 5207 Frazier Pike
from “R-2” Single Family District to “R-4” Two-Family District. The rezoning is
requested in order to convert an existing single family residence into a duplex.
The property is occupied by a one-story, 1,820 square foot single family residence.
A two-car wide driveway and parking pad are located at the southeast corner of
the lot.
The City’s Future Land Use Plan designates this property as “RL” Residential Low
Density. The proposed R-4 zoning will not require an amendment to the plan.
Staff is supportive of the requested R-4 rezoning. There is a scattering of R-4,
PD-R and MF-18 zonings in the College Station area. Staff believes the proposed
R-4 zoning will not be out of character for the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent The application was approved.
April 10, 2025
ITEM NO.: 12 FILE NO.: Z-8103-A
NAME: Brewster – PCD
LOCATION: 5603 Fisher Street
DEVELOPER:
Freddie Brewster (Owner)
60 Deauville Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Home Sweet Home Rentals, LLC
Attn: Freddie Brewster
60 Deauville Circle
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Little Rock, AR 72065
AREA: 0.45 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 CENSUS TRACT: 20.02
CURRENT ZONING: R-2
STAFF UPDATE:
The applicant submitted a letter to staff on March 25, 2025, requesting to withdraw the
application. Staff supports the withdrawal request.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The item was withdrawn at the request of the applicant.
April 10, 2025
ITEM NO.: 13 FILE NO.: Z-10136
NAME: Mays – PD-R
LOCATION: 2524 S. Pine Street
OWNER/AUTHORIZED AGENT:
Jimmie Mays (Owner)
2109 Red River Road
Forney, TX 75126
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.24 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the property from R-3 to PD-R to construct a
multifamily, residential building that will contain four (4) units. The property will be
owner occupied. The three (3) remaining units will be marketed for rent or lease.
B. EXISTING CONDITIONS:
Properties surrounding the site contain a mixture of zoning and uses in all
directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
2
D. ENGINEERING COMMENTS (PLANNING DIVISION):
1. Show plot plan layouts.
2. Show all measurements and drives with widths.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Parking is prohibited on the west side of Pine St. adjacent to the subject
property.
2. W. 26th St. is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline is required.
3. A 20 feet radial dedication of right-of-way is required at the intersection of Pine
St. and 26th St.
4. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to the subject property on Pine St. and 26 th St.
5. Show the proposed driveway locations. It is recommended; the subject
property should construct two (2) driveways within a shared access easement
for vehicle parking in the front yard area.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water must be met.
Fire Department:
Maintain Access:
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
3
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 2021
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. The construction of gates shall be of material that allows manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times and
replace 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 the requirements of ASTM F 2200.
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 all dwelling units are equipped
throughout with an approved automatic sprinkler system in
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
4
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 Hydrant
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Codes:
Project appears to be Townhouse or Apartment Dwelling use intended. Both have
very specific requirements. A building permit is required. A full plan review is
required. Please clarify and make determinations before moving forward with this
project. Coordinate with Curtis Richey @ 501-371-4724, crichey@littlerock.gov or
Tim Whitener, 501-371-4875, twhitener@littlerock.gov to work out details moving
forward.
Landscape: No comments received.
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 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 for a residential
development.
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
5
Surrounding the application area are single family residences on all sides in
Residential Low Density area.
This site is not located in an Overlay District.
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
6
Master Street Plan:
S Pine St is a Collector on the Master Street Plan. Collectors are designed to
connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60’. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
7
Bicycle Plan:
S Pine St is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone the property from R-3 to PD-R to construct a
multifamily, residential building that will contain four (4) units. The property will be
owner occupied. The three (3) remaining units will be marketed for rent or lease.
Properties surrounding the site contain a mixture of zoning and uses in all
directions.
The site plan includes a townhouse style; multifamily residential building that will
contain four (4) units, each being approximately 880 square feet in area. Each unit
will have a front porch facing W. 26th Street and a patio at the rear.
Section 36-502(b)(1)(c) requires 1.5 parking spaces per unit. The site plan shows
a 23 foot wide x 25 foot long driveway that extends from W. 26 th Street. The
development will contain a shared driveway that leads to a garage for each unit.
There appears to be ample parking for a second vehicle outside the garage for
each unit. Staff feels the parking plan is sufficient to serve the proposed use.
The site plan shows twenty-six (26) foot, front and rear setbacks, and 17.6 foot
side yard setbacks for the development.
The two-story, residential building shall not exceed thirty-five (35) feet in height.
The applicant is not proposing any signage at this time. Any future signage must
comply with Section 36-552 of the City’s Zoning Ordinance (signs permit permitted
in multifamily zones).
The applicant notes that trash bins will be provided in accordance with the current
curb trash pickup policy. Owners will be required to take trash to curb for pickup
in accordance with the local trash pickup schedule
All sight lighting must be low-level and directed away from adjacent properties.
April 10, 2025
ITEM NO.: 13 (Cont.) FILE NO.: Z-10136
8
To staff’s knowledge, there are no outstanding issues associated with this
application. Staff feels the proposed development is an appropriate use for this
property and will not be out of character with the existing development pattern in
the area. Properties in the general area contain a mixture of residential zoning
and uses with some properties containing a higher density than the proposed
development. Although the development will create a minor increase in traffic,
staff feels it will not adversely affect the overall traffic pattern in the general area
and will not have an adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
The applicant was present. The application came off consent agenda. There was one
(1) person present in opposition. Beverly Meadows voiced concerns about loss of
community, noise, traffic and devalued property. After some discussion there was a
motion to approve the application. There was a second. The vote was 10 ayes, 0 nays
and 1 absent. The motion passed.
April 10, 2025
ITEM NO.: 14 FILE NO.: Z-10143
NAME: Lots 3A & 3B, The Divide – PCD & Revised Preliminary Plat
LOCATION: Northwest corner of Cantrell Road & The Divide Parkway
DEVELOPER:
PDC, LLC (Owner)
16623 Cantrell Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
White-Daters & Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.07 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone 3.07 acres from C-3 to PCD. The applicant is
also proposing to revise the preliminary plat for Lot 3, The Divide Addition. The
applicant will subdivide the 3.07 acre tract, described as Lots 3A & 3B, The Divide
Addition, creating two (2) separate lots. Lot 3A shows an area of 1.28 acres and
will contain a carwash. Lot 3B shows an area of 1.72 acres and will be developed
to contain a future restaurant.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
2
B. EXISTING CONDITIONS:
The site is currently undeveloped and heavily wooded. Properties in the general
area mostly contain commercial and office zoning and uses. The Chenal Valley
“Bronte Court” subdivision is located to the west and the Bible Church of Little Rock
is located to the east of the proposed development. There is a Wal-Mart retail
store located on the southeast corner of Highway 10 and Chenal Parkway. The
proposed site for the PCD & revised preliminary plat lies within the Highway 10
Design Overlay District.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 300 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS (PLANNING):
1. 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.
2. Submit traffic impact study (TIA) showing the additional, projected traffic
expected to be generated by the proposed development. TIA should show the
following: 1. an evaluation of the existing traffic conditions in the vicinity of the
proposed site. 2. an analysis of projected traffic volumes entering and exiting
the proposed development at the nearby access drives and intersections used
to serve the site. 3. Identify the effects of traffic operations for the existing
traffic in combination with site-generated traffic associated with the proposed
development 4. evaluate traffic operations for the study intersections and
access drives that will serve the site and make recommendations for mitigative
improvements which may be necessary and appropriate for safe and
acceptable traffic operations. 5. Assess the adequacy of the site to
accommodate projected drive-thru traffic via queueing analysis.
3. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, “… at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, public streets and
sidewalks, and public transportation stops to the accessible building or facility
entrance they serve.”
4. Dumpster Enclosure shall be permitted separately as a fence permit, if it is 7ft
in height or taller it will require plans, profiles, and calculations done by an
Arkansas Licensed Structural Engineer.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
3
5. Retaining walls shall be permitted separately as a retaining wall permit, if it is
4ft in height or taller it will require plans, profiles, and calculations done by an
Arkansas Licensed Structural Engineer.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Dedicate right-of-way as shown on plan for construction of sidewalk with the
development.
2. Obtain approval from Entergy for use of utility easement for the proposed
development.
3. Construct sidewalk with handicap ramps as shown on plans.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction. Is a variance being requested to advance
grade both lots with imminent construction on 1 lot?
5. Storm water detention ordinance applies to this property. Maintenance of the
detention facility and all private drainage improvements is the responsibility of
the developer and/or local property owners’ association and detailed in the bill
of assurance.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Water and sewer easements appear to
overlap. Please clarify.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
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.
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.
A Capital Investment Charge based on the size of meter connection(s) will apply
to this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
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.
Contact Central Arkansas Water regarding the size and location of the water
meter.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water (CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
5
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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 2021 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
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
6
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 2021 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 2021
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 2021 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Jason Lowder 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.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
7
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: Full Plan review is required for all construction moving forward.
Coordinate with Curtis Richey @ 501-371-4724, crichey@littlerock.gov or
Tim Whitener, 501-371-4875, twhitener@littlerock.gov to work out details moving
forward. Building permits are required. Full Plans will be required from Architects,
Engineers in each MEP Field.
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
Landscaping and Tree Protection, and Chapter 36, Article IX – Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
3. Any new site development must comply with the City’s minimal Site Design and
Development requirements. Refer to the Code of Ordinances, Chapter 36,
Article 5, Division 7. Design Overlay District – Highway 10 Scenic Corridor.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Pinnacle Planning District. The Land Use Plan shows 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 for a commercial development and
commercial preliminary plat.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
8
West of the application area are a quick lube and car wash in an area of
Commercial (C). North of the area is vacant Office (O). A school campus is on the
east in an area of Public/Institutional (PI) use. To the south of the area, across
Cantrell Road is Commercial (C) uses.
The subject site is located in the Highway 10 Design Overlay District (Ord. 15965).
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
9
Master Street Plan:
The Divide Pkwy is a Commercial Street on the Master Street Plan. Commercial
Streets are a Local public street which is abutted by non-residential or residential
use which is more intense than duplex or two-unit residential. These streets have
the same design standard as a Collector. The standard Right-of-way is 60 feet.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
10
Bicycle Plan:
The Divide Pkwy is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant proposes to rezone 3.07 acres from C-3 to PCD. The applicant is
also proposing to revise the preliminary plat for Lot 3, The Divide Addition. The
applicant will subdivide the 3.07 acre tract, described as Lots 3A & 3B, The Divide
Addition, creating two (2) separate lots. Lot 3A shows an area of 1.28 acres and
will contain a carwash. Lot 3B shows an area of 1.72 acres and will be developed
to contain a future restaurant.
The site is currently undeveloped and heavily wooded. Properties in the general
area mostly contain commercial and office zoning and uses. The Chenal Valley
“Bronte Court” subdivision is located to the west and the Bible Church of Little Rock
is located to the east of the proposed development. There is a Wal-Mart retail
store located on the southeast corner of Highway 10 and Chenal Parkway. The
proposed site for the PCD & revised preliminary plat lies within the Highway 10
Design Overlay District.
Both lots will be accessed by a sixty (60) foot wide, shared access & utility
easement extending from Highway 10, in a north-south direction through both lots.
A thirty-six (36) foot wide secondary ingress/egress drive is located near the
northeast corner of Lot 3B, along The Divide Parkway.
On Lot 3A , the developer is proposing to construct a 4,100, square foot, automated
and manual carwash facility that will contain four (4) service lanes. The carwash
vacuum area will contain six (6) bays and will be located in the southern portion of
the lot facing Hwy 10. The site plan shows an ATM to the east of the carwash
service lanes.
The maximum building height for Lot 3A shall not exceed thirty-five (35) feet in
height.
The hours of operation for Lot 3A will be seven (7) days a week, from 7:00am-
9:00pm.
Section 36-502(3)(g) requires 5.0 spaces plus one (1) space for every two hundred
(250) feet of gross building area. The site plan shows more than twenty-four (24)
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
11
parking spaces for Lot 3A considering stacking in the four (4) carwash service
lanes and six (6) parking spaces in vacuum area. Staff feels the parking is
sufficient to serve the proposed use on Lot 3A.
On lot 3B, the developer is proposing to construct a one-story, 3,200 square foot
building. The proposed use includes a restaurant with drive-thru service located
on the eastern side of the building.
The maximum building height for Lot 3B shall not exceed thirty-five (35) feet in
height.
The hours of operation for Lot 3B will be seven (7) days a week, from 6:00am to
12:00 midnight.
Section 36-502(3)(c) requires 1.0 space for each one hundred (100) square feet
of gross floor area. The site plan shows more than fifty-two (52) parking spaces
for Lot 3B considering stacking for the drive-thru service lane. Staff feels the
parking is sufficient to serve the proposed use on Lot 3A.
All required building setbacks for the proposed buildings on Lot 3A and Lot 3B
comply with the Highway 10 DOD.
The site plan shows the dumpster enclosure located near the northwestern corner,
in the rear of the proposed buildings, for both lots. All dumpsters must be screened
and comply with Section 36-523 of the City’s Zoning Ordinance.
The site plan shows a monument sign to be located between the front property line
and the vacuum area for Lot 3A and between the front property line and parking
area for Lot 3B. All signage must comply with Section 36-346(f)(1)(2) of the City’s
Zoning Ordinance.
All sight lighting must be low-level and directed away from adjacent properties.
Staff supports the requested PCD zoning and revised preliminary plat. Staff views
the request as reasonable. The property is currently zoned C-3 but is being
reviewed through the PCD process based on the fact that each of the two (2) lots
will be less than two (2) acres in area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning and revised preliminary
plat, subject to compliance with the comments and conditions outlined in
paragraphs D, E, and F, and the staff analysis, of the agenda staff report.
April 10, 2025
ITEM NO.: 14 (Cont.) FILE NO.: Z-10143
12
PLANNING COMMISSION ACTION: (APRIL 10, 2025)
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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 9 ayes,
0 nays and 2 absent. The application was approved.
PLANNING COMMISSION VOTE RECORD
DATE: April 10, 2025 4:OOPM
•MMM-MMMMM
Consent Agenda
Q —Is
m
BROWN, JIMMY
BERNARD, ANDRE
HART, TODD
OWN
MMM
'HODGES, NORMAN
MCDONALD, ALICIA
M,
ME
PERSON,STEVEN
RUSSELL, JEREMIAH
SAMAD, AHMED
TRIMBLE, KELVOM
BAXTER, JOSHUA - VICE CHAIR
VICKERS, MICHAEL - CHAIR
mom
No
PLANNING COMMISSION VOTE RECORD
AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE OP OPEN POSITION
Meeting Adjourned: 4:43 PM
April 10, 2025
There being no further business before the Commission, the meeting was adjourned
at 4:43 p.m.
Date
Chairman Secretary