HomeMy WebLinkAboutpc_06 12 2025June 12, 2025
There being no further business before the Commission, the meeting was adjourned
at 6:08 p.m.
Dat
Chairman
LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
June 12, 2025
-1T-
Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
Members Present:
Members Absent:
City Attorney:
Joshua Baxter
Norman Hodges
Kelvin Trimble
Steven Person
Jeremiah Russell
Michael Vickers
Todd Hart
Alicia McDonald
Andre Benard II
Jimmy Brown
Ahmed Samad
Cameron Bowden
Approval of the Minutes of the May 8, 2025, Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
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LITTLE ROCK PLANNING COMMISSION
AGENDA
JUNE 12, 2025
I. OLD BUSINESS
Item Number: File Number: Title:
1. 5-1963 King's Crossing Phase 1 — Preliminary Plat
Southeast of the South end of Copper Drive
II. NEW BUSINESS:
Item Number:
File Number:
Title:
2.
5-309-G
Block 24, Gibralter Heights — Replat
Northwest corner of Kanis Road & Atkins Street
3.
Z-9094-A
Neal Duplex — Conditional Use Permit
East side of the 1200 Block of Dennison Street
4.
Z-10153
Rash Office/Warehouse — Conditional Use Permit
11000 Block of Huron Lane
5.
Z-7500-K
Hamilton Station Apartments — PD-R
North of 14524 Hwy. 10
6.
Z-6831-A
13608 Kanis Road — PCD
13608 Kanis Road
7.
A-350 &
Project Boar Land Annexation and 1-3, Heavy Industrial
Z-10172
Zoning
Located east of Fourche Bayou, south of 6101 Zeuber
Road, west of 7001 Zeuber Road & north of Earl Lane
June 12, 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. (Agent)
25 Rahling Circle, Ste. A-2
Little Rock, AR 72223
AREA: 4.11 acres
WARD: 5
CURRENT ZONING: R-2
VARIANCEIWAIVERS:
None Requested.
NUMBER OF LOTS: 18
PLANNING DISTRICT: 18
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 760 LF
CENSUS TRACT: 42.07
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.
June 12, 2025
ITEM NO.: 1 CONT. FILE NO.: 5-1963
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 (PUBLIC WORKS):
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
PgrmitsCa7littlerock.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
'/2 acre, $200.00 for'/2 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-4-1-2 (A-B).
6. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
7. 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
2
June 12, 2025
ITEM NO.: 1 CONT. FILE NO.: S-1963
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.
8. 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.
9. 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.
10.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 MSHTO
Roadway Lighting Design Guide standards.
11.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.
12.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.
13.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
3
June 12, 2025
ITEM NO.: 1 CONT. FILE NO.: 5-1963
(2018), and City's Standard Details for street and drainage facilities improvements
(2015).
14.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.
15.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.
16.Submit a clearer, legible preliminary plat for staffs review.
17.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. ENGINEERING COMMENTS (PUBLIC WORKS):
No Comments.
F. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
plans to LRWRA for review and approval.
Enteray: No comments received.
Submit the wastewater infrastructure
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:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
E
June 12, 2025
ITEM NO.: 1 CONT. FILE NS-196
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.
Loadming
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.
Qgad Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width
and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road
gates. Gates securing the fire apparatus access roads shall comply with all of the
following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when
a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
5
June 12, 2025
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 0107.1 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.
G. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No Comments.
► f]:iFIN 1191z0aW-11►Ii:[P
Rock Region Metro: No comments received.
Master Street Plan:
103
0
June 12, 2025
ITEM NO.: 1 CONT. FILE NO.:$-1963
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.
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:
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 staffs 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.
7
June 12, 2025
ITEM NO.: 1 CONT. FILE NO.: S-
J. 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 COMMLSSION 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.
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.
June 12, 2025
ITEM NO.: 1 CONT. FILE NO.: S-1963
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.
PLANNING COMMISSION ACTION:
(MAY 8, 2025)
The item was deferred to the June 12, 2025 agenda due to further legal
issues. The deferral will not be charged to the applicant.
PLANNING COMMISSION ACTION:
(JUNE 12, 2025)
The item was deferred to the July 10, 2025 agenda at the request of the applicant.
E
June 12, 2025
ITEM NO.: 2 FILE NO.: S-309-G
NAME: Block 24, Gibralter Heights- Replat
LOCATION: Northwest corner of Kanis Road and Atkins Road
DEVELOPER/OWNER:
Nick and Zee, Inc.
16 Menden Lane
Little Rock, AR 72223
AUTHORIZED AGENT:
Joe White and Associates, Inc. (Agent)
25 Rahling Circle, Ste. A-2
Little Rock, AR 72223
Broadway Fairfield, Inc. (Owner)
16 Menden Lane
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White and Associates, Inc. (Agent)
25 Rahling Circle, Ste. A-2
Little Rock, AR 72223
AREA: 2.60 acres
WARD: 5
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
NUMBER OF LOTS: 20
PLANNING DISTRICT: 18
Variance to allow reduced lot width for corner lots.
Back round:
FT. NEW STREET: 414 LF
CENSUS TRACT: 42.18
The subject property is comprised of Block 24, Gibralter Heights Addition. The
block currently contains 16 lots (lots 1 thru 16). The Gibralter Heights Addition was
platted over 40 years ago.
June 12, 2025
ITEM NO.: 2 CONT. FILE NO.: S-309-G
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant proposes to replat Block 24, Gibralter Heights Addition into 20 lots
for single family residential development. The proposed development will be a zero
lot line development and will be final platted in two (2) phases.
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property generally
slopes downward from north to south.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associates registered
with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS PUBLIC WORKS)-
1. Trumpler Street is considered a Residential Street and shall be built out to the
standard, this means a dedication of 10ft is required from each side of the ROW.
You will be responsible for 5ft of the dedication. Please see Master Street plan
Standard Residential Local Street for complete design.
2. Atkins Street is considered a Residential Street and shall be built out to the
standard, ensure that the Right -of -Way is at a minimum of 50ft, dedication will
vary. Please see Master Street plan Standard Residential Local Street for
complete design.
3. Where is your detention? Show all preliminary drainage.
4. Grading permit will be required. 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 littlenock.:. av 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
'/2 acre, $200.00 for '/z to 1 acre, and $200.00 for the first acre and $100.00 for
each additional acre for project greater than 1 acre.
5. 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.
6. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
2
June 12, 2025
ITEM NO.: 2 CONT. FILE NO.: S-309-G
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
7. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or for
more information.
8. Boundary street improvements are required per master street plan. Boundary
street improvements shall include, but not be limited to, reconstruction of one-half
section of the abutting street if the existing street is not up to city standards. Repair,
replace, or extend existing damaged, missing, and noncompliant curb and gutter,
sidewalk, access ramps or concrete driveway aprons within the public right-of-way
adjacent to the site. Remove abandoned driveway cuts and replace with curb,
gutter, and sidewalk. All work within the public right-of-way shall conform to City of
Little Rock Public Works Standard Details and ADA guidelines.
9. 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.
10. Arkansas Fire Prevention Code 2021 Volume 3 Residential 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.
E. ENGINEERING COMMENTS (PUBLIC WORKS):
No Comments.
F. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enteray: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
Provide a 15 foot utility easement on the east side of Trumpler street.
3
June 12, 2025
Ilt��l0L0li X410P111l
FILE NO- S-309-G
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
A water main extension will be needed to provide water service to this property.
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.
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 sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire ❑eoartment:
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 0103.1 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.
0
June 12, 2025
ITEM NO.: 2 CONT. FILE NO.: S-309-G
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.
Qgad End.
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
5
June 12, 2025
ITEM NO.: 2 CONT. FILE NO.: S-309-G
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two- amily Rgsidential ❑evelopments.
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 Marshals 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.
G. BUILDING CODES/LANDSCAPE:
Building Code:
Townhouse Construction Requirements for the City of Little Rock, Arkansas
1. Framing Requirements:
a. All Townhomes shall be constructed with 2-Hour Fire Barrier Wall extending
through the roof and exterior walls or from the slab to the roof deck and front
walls with a 1-Hour extension on both sides of the wall for 48" on the walls and
48" on the roof structure.
0
June 12, 2025
ITEM NO.: 2 CONT. FILE NO.: S-309-G
Doors must be fire rated if they are installed in this section of wall.
ii. Overhead doors are not allowed to be installed in the fire rated wall section
listed above.
b. 2-Hour Fire Barrier Walls shall be independently constructed from all roof and
floor loads and must remain standing throughout a fire event. No framing
members are allowed to pass through the fire wall.
c. No power, gas, sewer, water, phone, security wiring, is allowed to be installed
in the 2-Hour fire barrier walls. No exceptions will be granted.
d. 2-Hour wall must extend out into the soffit to the back of the sub -fascia and
down to the bottom of the soffit.
e. Soffit Vents must be broken 48" from each side of the 2-hour fire barrier wall.
f. Ridge Vents must be broken 48" from each side of the 2-hour fire barrier wall.
2. Utilities:
a. Electrical
i. Separate Electrical Services are required. Each unit must have its own
separate electric meter and disconnecting means on the outside of the
unit.
ii. No electrical allowed in 2-hour fire barrier walls.
b. Water
i. A single water meter is allowed but water must enter each unit from the
outside with a water box/ valve / union assembly before entering the unit.
ii. Each unit requires its own water heater.
c. Sanitary Sewer
i. A single sanitary sewer service is allowed in units that are leased to the
occupants.
ii. Each unit individually owned must have its own sanitary sewer service.
iii. Each unit individually owned where the yard is also owned must have its
own individual sanitary service on the property under ownership.
iv. Cleanouts required at the entry and exit from the building.
d. Natural Gas
i. A single natural gas meter is allowed in buildings that are leased to the
occupants or units where the building unit is owned but not the yard.
ii. Gas Service must enter each unit from the outside and have a shutoff on
the outside of each unit.
iii. Each unit individually owned where the yard is also owned must have its
own natural gas service meter and service. Services must be contained
within each individual yard.
7
June 12, 2025
e. HVAC
All units must have their own designated HVAC System. No sharing within
the overall building or yard area.
NOTE: A site utility plan is required for all townhouse construction.
NOTE: Townhouse construction requires separately derived utility services for
Electrical, Water, Sanitary Sewer, Natural Gas and HVAC with all systems
contained in front / back yard building lines extending to a shared utility
easement.
NOTE: If Townhouse Units cannot comply with utility requirements they are
classified as condominiums and are required to have fire sprinkler installations
throughout and are allowed to be separated by 1-hour fire walls.
Landscape:
No Comments.
H. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The Planning Division is concerned about the limited connectivity and potential
safety implications for lots accessing the proposed segment of Trumpler Street. As
depicted on the plat, Trumpler functions as a dead-end street. In the event that
Trumpler or its intersection with Kanis Road are obstructed, access would be
completely restricted for up to ten dwellings, as there is currently no secondary
connection to Gamble Road to the west or an alternative route.
Land Use Plan:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Suburban Office (SO) for the requested area. The Suburban Office (SO) category
provides for low intensity development of office or office parks in close proximity to
lower density residential areas. The application is for a 20-lot preliminary plat for
a residential subdivision to be completed in two phases, with 414 linear feet of
proposed Residential Street. This development will result in a residential density
of 4.5 dwellings per acre.
June 12, 2025
ITEM NO.: 2 CONT.
Future Land Use S-309-G
FILE NO.: S-309-G
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The area north and northeast of the application site is designated for Residential
Low (RL) use and is characterized by completed subdivisions. To the east, along
the Kanis Road corridor, the land is designated for Suburban Office (SO) use but
remains largely undeveloped. South of Kanis Road, the Land Use Plan identifies
both Neighborhood Commercial (NC) and Suburban Office (SO) designations,
which are also currently undeveloped. To the west, the area is designated for
Residential Medium (RM) use and includes a Veterans of Foreign Wars (VFW)
Post.
This site is not located in an Overlay District.
E
June 12, 2025
ITEM NO.: 2 CONT.
Master Street Plan S-309-G
FILE NO.: S-309-G
0 310 620 1,240 Feet
Master Street Plan:
Kanis Road is designated as 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 may be required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are
required on both sides.
10
June 12, 2025
ITEM NO.: 2 CONT. FILE N - -
Atkins Road and the proposed Trumpler Street are Local Streets. 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.
Bicycle Plan:
Kanis Road and Atkins Road are not shown on the Master Bike Plan with existing
or proposed facilities in this area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
ANALYSIS:
The subject property is comprised of Block 24, Gibralter Heights Addition. The
block currently contains 16 lots (1 thru 16). The Gibralter Heights Addition was
platted over 40 years ago.
The applicant proposes to replat Block 24, Gibralter Heights Addition into 20 lots
for single family residential development. The proposed development will be a
zero -lot line development and will be final platter in two (2) phases.
The property is currently undeveloped and mostly wooded. The property generally
slopes downward from north to south.
According to Section 36-254 (d) (4) of the City's Zoning Ordinance, "For the
purposes of zero -lot -lines, the minimum lot width may be reduced to not less than
thirty-five (35) feet. The lot area shall not be less than four thousand (4,000) square
feet." All of the proposed lot widths range from 35 feet to 63.72 feet. The minimum
lot size for the overall development will be 4,025 square feet.
All of the lots contain 25-foot front platted building setback lines. Each lot also
shows a buildable area/site plan as required by Section 31-234 of the City's
Subdivision Ordinance.
According to Section 31-232 (e) of the Subdivision Ordinance, corner lots per
residential use shall have a minimum width of 75 feet. The applicant is requesting
a variance from this requirement for Lots 1 OR and 11 R. Lot 1 OR has a width of
63.72 feet and Lot 11 R has a width of 63.44 feet. Staff supports the variance
request.
11
June 12, 2025
ITEM NO_: 2 CONT. E - -
The proposed minimum building setbacks will be as follows:
Front - 25 feet (35 feet along Kanis Road frontage)
Rear - 25 Feet
Sides - 0 feeU6.5 feet
Tract A will run through the center of the overall block and along the north property
line of the block. Tract A will be used for grading, utilities, drainage and storm water
detention.
Trumpler Street will be constructed along the west side of the block with Phase 2
development. The roadway will be constructed from Kanis Road to the north
property line of the overall block.
The developer will clear and grade all the lots with the first phase of infrastructure
construction. This will reduce the amount of earthen material to be hauled across
public city streets.
The neighborhood will have a ground mounted identification sign near the entrance
to the subdivision. This signage will comply with Section 36-551 (a) (2) of the City
of Little Rock code.
The staffs knowledge, there are no outstanding issues associated with the
proposed replat. The applicant submitted all information requested during staffs
review of the replat. Staff is supportive of the requested replat. The proposed plat
represents a continuation of the single family development North of Kanis Road in
this general area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, 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 COMMISION ACTION: (JUNE 12, 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 8 ayes, 0 nays and 3 absent. The application was approved.
12
June 12, 2025
ITEM NO.: 3 FILE NO.: Z-9094-A
NAME: Neal Duplex- Conditional Use Permit
LOCATION: East Side of the 1200 Block of Dennison Street
DEVELOPER/OWNER:
Sheila Neal (Owner)
1601 Hunters Chase Road
Jacksonville, AR 72076
AUTHORIZED AGENT:
Telly Clemmons (Agent)
51 Baltimore Street
Little Rock, AR 72206
SURVEYOR/ENGINEER:
Bond Consulting Engineers, Inc.
2601 T.P. White Drive
Jacksonville, AR 72076
AREA: 0.17 acres
WARD: 1
CURRENT ZONING:
VARIANCENVAIVERS:
None Requested
NUMBER OF LOTS: 1
PLANNING DISTRICT: 8
R-3
A. PROPOSAURE UEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 45
The applicant is requesting a conditional use permit to allow the construction of a
duplex on the R-3 zoned property located on the east side of the 1200 Block of
Dennison Street.
June 12, 2025
B. EXISTING CONDITIONS:
The R-3 zoned lot is currently vacant and grass covered. An old concrete drive/
parking pad is located at the northwest corner of the lot. The property is located in
an area of mixed zoning and uses. R-3, R-4, PD-R, POD, C-3 and 1-2 zoning is
located in the immediate 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 (PLANNING):
1. Driveway shall be 5ft off the property line from the street connection to the
property line then you could meander back.
2. Show the dimension between the building and the south property line.
3. Note that your parking cannot shed water to the north onto your neighbor.
4. Arkansas Fire Prevention Code 2021 Volume 3 Residential 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 (3,048 mm). 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.
ENGINEERING COMMENTS (PUBLIC WORKS
No Comments.
E. UTILITIESIFIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority-. No comments received.
Enterav: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
2
June 12, 2025
ITEM NO.: 3 CONT,
Central Arkansas Water:
FILE NO.: Z-9094-A
1. No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
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 0103.1 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 0103.2 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 0102.1 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 0107.1 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 0104.3.
3
June 12, 2025
ITEM NO.: 3 CONT.
Exceptions:
FILE NO.: Z-9094-A
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.
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 Marshals 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. 1 hr. separation between units required
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.
0
June 12, 2025
ITEM NO.: 3 CONT. FILE NO.: Z-9094-A
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Central City Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) category provides for single family homes at densities not to exceed 6
dwelling units per acre. Such residential development is typically characterized by
conventional single family homes but may also include patio or garden homes and
cluster homes, provided that the density remains less than 6 units per acre. The
application is for a Conditional Use Permit (CUP) to allow for the use of the property
as a duplex.
61
June 12, 2025
ITEM NO.: 3 CONT. FILE NO.: Z-9094-A
Future Land Use Z-9094-A
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The area surrounding the application site is designated for Residential Low density
(RL) use and is characterized by triplexes, duplexes, and single-family residences.
The area to the north of the site is designated for Mixed Use (MX) and provides for
a mixture of residential, office, and commercial uses to occur. The area is
characterized by neighborhood businesses and residential units. To the south of
the site is designated Public/Institutional (PI) and provides for public and quasi -
public facilities. The PI area is characterized by the Little Rock Central High School
National Historic Site Visitor Center and parking for the school and center.
9
June 12, 2025
ITEM NO.: 3 CONT. FILE NO.: Z-9094-A
Design Overlay District
The application site is located in the Central High Neighborhood Design Overlay
District (Ord. 20,180) (DOD). The purpose of the DOD is to create a quality vital
atmosphere for businesses (commercial or office) and residents through
protecting the historical architectural integrity and sense of place of the district, by
encouraging historic rehabilitation of existing structures, and in -fill development
which is fully compatible with existing, historic building stock. Buildings, parking
area, signage, landscaping, and street furnishings should all be designed to
complement and encourage pedestrian use both day and evening. Proper planning
is necessary to ensure visual clutter is avoided.
Plans for new construction, additions and modifications shall be submitted to the
Department of Planning and Development. The Department will review plans for
consistency with the DOD design standards and site requirements. The applicant
will be required to submit architectural drawings of the proposed structure when
applying for building permits.
7
June 12, 2025
ITEM NO.: 3 CONT.
Master Street Plan Z-9094-A
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Dennison Street is designated as 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. The Central High Neighborhood Design
Overlay District requires sidewalks on both sides of public streets and additional
landscaping requirements.
E-13
June 12, 2025
ITEM NO.: 3 CONT-
Bicycle Plan:
FILE NO.: Z-9094-A
Dennison Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
This subject site is the previous location of a historic residence at 1215 Dennison
Street (PU3707) and is located in the Central High School Nieghborhood National
Register Historic District, a block and a half north of the Central High School
National Historic Landmark. The historic residence was constructed c. 1915 as a
one-story wood frame dwelling with a full one-story front porch in the Craftsman
style. A detached accessory building for automobile storage was located at the
rear northeast corner of the lot (see 1939 Sanborn Map). The site was demolished
sometime between 1991 and 1998.
1939 Sanborn Fire Insurance Map
V. 12 TH ST.
project area
9
June 12, 2025
ITEM NO.: 3 CONT. FILE NO.: Z-9094-A
2
The Historic Preservation Plan advocates for increased effectiveness and
coordination with the review of development plans. Staff advocates that the
proposed residential infill construction consider its potential adverse impacts to
adjacent historic sites within the Central High School Neighborhood Historic
District and the surrounding context of the Central High School National Historic
Landmark. Staff finds the site plan showing proposed parking located at the rear
of the property accessed by a side drive will not have an adverse impact and will
positively affect the existing historic fabric and context of the area.
The applicant is requesting a conditional use permit to allow the construction of a
duplex on the R-3 zoned property located on the east side of the 1200 Block of
Dennison Street. The R-3 zoned lot is currently vacant and grass covered. An old
concrete drive/parkin pad is located at the northwest corner of the lot. The property
is located in an area of mixed zoning and uses. R-3, R-4, PD-R, POD, C-3 and 1-2
zoning is located in the immediate area. The property is located in the Central High
Design Overlay District.
The proposed duplex will be 30.7 feet by 49.8 feet in area (1,528 square feet). A
small front porch will be located on the front of the structure. The duplex will be
located 15 feet back from the front (west) property line and over 80 feet from the
rear (east) property line. The structure will have side setbacks of 6.1 feet and 13.1
feet. The proposal building setbacks conform with ordinance standards.
There will be a concrete driveway from Dennison Street at the northwest corner of
the lot. A 10-foot-wide drive will run along the north property line to the rear yard
area. The drive will lead to a small parking pad in the rear yard area. There will
also be a sidewalk along the front property line in the right-of-way. A sidewalk will
be located between the front porch and the sidewalk within the right-of-way.
The parking pad in the rear yard area will contain four (4) parking spaces. Section
36502 of the City's Zoning Ordinance requires a minimum of three (3) spaces for
a duplex. The proposed parking complies with ordinance standards. Additionally,
the parking area complies with the Central High DOD, as it is located in the rear
yard area.
The exterior of the structure will be constructed of horizontal siding of asphalt roof
shingles. The applicant notes that the roof pitch will comply with the DOD (8:12 or
greater). The structure will be one (1) story in height (under 35 feet).
10
June 12, 2025
ITEM NO.: 3 CONT. FILE N : Z- 4-A
Staff is supportive of the requested CUP. Staff believes that the request is
reasonable. The property owner will live in half of the duplex and rent out the
second duplex unit. The property is located in an area of mixed zoning and uses.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E, and F,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 12, 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 8 ayes, 0 nays and 3 absent. The application was approved.
11
June 12, 2025
ITEM NO.: 4 FILE NO.: Z-10153
NAME: Rash Office/Warehouse - Conditional Use Permit
LOCATION: 11000 Block of Huron Lane
DEVELOPER:
Rash Properties, LLC (Owner)
7214 Cantrell Road
Little Rock, AR 72207
OWNERIAUTHORIZED AGENT:
Terry Burrus (Agent)
11912 Kanis Road, Ste. F-8
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1 acre
WARD: 4
CURRENT ZONING:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 2
0-3
VARIANCE/WAIVERS:
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 22.09
The applicant is requesting a conditional use permit to allow for the construction of
12,000 square foot office/warehouse to store outdoor furnishings. The building will
contain two (2), 1,000 square office spaces. The remaining 10,000 square feet will
be used for storage and the warehouse only. The facility will have no sales,
showroom, or public access.
June 12, 2025
ITEM NO.: 4 (Cont. FILE NO. : Z-1015
B. EXISTING CONDITIONS:
Properties surrounding the site contain a mixture of zoning and uses.
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. The handicap stall shall be minimum of 11ftwide with a minimum of a 5ftaisle.
2. The striping shall not be wider than the ramp opening.
3. You shall stripe the crossing across the drive aisle for the ADA path.
4. Show your detectible warning device on each side of the drive.
5. Driveway to not exceed 36 ft in width.
6. Dumpster enclosure shall be permitted as a fence separately and if 7ft in
height or taller for a fence from the ground to the top or from the bottom of the
footing if a wall then it shall be engineered and shall have plans, profiles, and
calculations done by an Arkansas Licensed Structural Engineer.
7. Proposed Fence shall be permitted as a fence separately and if 7ft in height
or taller for a fence from the ground to the top or from the bottom of the footing
if a wall then it shall be engineered and shall have plans, profiles, and
calculations done by an Arkansas Licensed Structural Engineer.
8. Comments for drainage to be addressed at the time of the building permit.
ENGINEERING COMMENTS (PUBLIC WORKS): No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergv: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2
June 12, 2025
ITEM NO.: 4 (Cont.) FILE NO.: Z-10153
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
4. 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.
5. 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.
6. 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.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure zone backflow preventer shall be required.
Fire Deoar[ment:
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.
3
June 12, 2025
li��► ��Ce1�l
FILE NO.: Z-10153
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 asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial n Industrial Develol2rnjents- 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.
Buildings 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
provided 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
buildings 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.
' Tilli Buildings - 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 exceeds 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.
E
June 12, 2025
ITEM NO.: 4 (Cont.)
FILE NO.: Z-10153
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 placed with the
approval of the fire code official.
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.
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 replaced 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
U L 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
5
June 12, 2025
ITEM NO.: 4 Cont. FILE NO.: Z-10153
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 Marshals 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. Project is subject to full commercial plan review and approval prior to issuance
of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey(cr7_littierock.gov or Tim Whitener at 501-371-4875 or
thitener(d)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.
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in the Rodney Parham Planning District. The Land Use Plan shows
Office (0) uses for the requested area. The Office (0) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The application for
a Conditional Use Permit (CUP) for an Office Warehouse.
June 12, 2025
ITEM N .: 4 (Cont.) FILE NO.: Z-1015a
Land Use Plan Z-10153
C
O HURON LN
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Z-10153
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0 155 310 620 Feet
The area south and east of the application site is designated for Office (0) uses
and is characterized by office buildings and a post office. To the north of the
application site, across Huron Lane, the area is designated for Commercial (C) use
and is characterized by buildings with various retail and office uses. The area west
of the application site is designated for Residential Low density (RL) use and is
characterized by developed single-family subdivisions
7
June 12, 2025
ITEM NO.: 4 Cont. FILE NO.: Z-10153
Master Street Pian Z-10153
0 155 310 620 Feet
Master Street Plan:
Huron Lane is designated as a Local Street with the contextual designation as a
Commercial Street. Commercial Streets are Local Streets which are 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.
E:1
June 12, 2025
ITEM NO.: 4 Cont.) FILE NO.: Z-10153
Bicycle Plan:
Huron Lane is a designated bike route on the Master Bike Plan as a Proposed
Class III Bike Route. Class III Bike Routes utilize sharrow pavements markings
and directional signage and require no additional right-of-way.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow for the construction of
12,000 square foot office/warehouse building.
Properties surrounding the site contain a mixture of zoning and uses.
The overall site takes access from an existing driveway extending south from
Huron Lane that provides a shared access easement for the four (4) lots connected
to it.
The applicant will access the building from an existing thirty-six (36) foot wide,
private driveway extending to the west from the shared access easement.
The site plan shows a front building setback over twenty-five (25) feet, fifteen (15)
feet from the rear property line, over fifty (50) feet from the side (east) property line
and fifteen (15) feet from the west side property line.
The building shall not exceed forty-five (45) feet in height as per Section 36-281(c)
of the City's Zoning Ordinance.
The building will contain two thousand (2000) square feet of office space in the
northern portion of the building (1,000 square feet each). The southern portion of
the building will contain the remaining ten thousand (10,000) square feet dedicated
to warehouse/storage for a total of 12,000 square feet in area for the entire
building. The site plan shows a covered dock at the southeast corner of the
building.
The facility will not be open to the public and will have no sales, showroom, or
public access areas.
The hours of operation will be Monday -Saturday from 7:30am-5:00pm. The
approximate number of employees will be five (5) at any given time.
Section 36-502 requires four (4) parking spaces for office use and ten (10) parking
spaces for the warehouse/storage use.
E
June 12, 2025
ITEM NO.: 4 Cont.
FILE NO.: Z-10153
The site plan shows six (6) parking spaces on the north side of the building,
including one (1) ADA parking space and nine (9) parking spaces on the east side
of the building for a total of fifteen (15) parking spaces for the proposed uses. Staff
feels the parking is sufficient to serve the use.
Screening is provided by an eight (8) foot tall, opaque wood fence along the
western property line as required by Section 36-516 of the City's Zoning
The site plan shows a dumpster enclosure east of the loading dock. The dumpster
area must be screened and comply with Section 36-523(d) of the City's Zoning
Ordinance.
All site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested conditional use permit. Staff feels the request
is reasonable. Staff feels that the applicant is proposing a quality plan for the
development of this site. Properties in the general area contain a mixture of zoning
and uses. The office zoning and uses, south of Huron Lane, provides a transition
area for the Walnut Vally subdivision to the south. Properties north of the site have
more denser residential use and commercial uses. Staff feels that the development
of this property will not have an adverse effect on the surrounding properties in the
general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E and F,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION:
(JUNE 12, 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 8 ayes, 0 nays and 3 absent. The application was approved.
10
June 12, 2025
ITEM NO.: 5 FILE NO.: Z-7500-K
NAME: Hamilton Station Apartments - PD-R
LOCATION: North of 14524 Highway 10
DEVELOPER/OWNER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
Pinnacle Valley Shoppes, LLC (owner)
AUTHORIZED AGENT:
Jess Griffin (Agent)
11719 Hinson Road, Suite 130
Little Rock, AR 72212
SURVEYOR/ENGINEER:
Jess Griffin, PE CFM
11719 Hinson Road, Suite 130
Little Rock, AR 72212
AREA: 10.67 acres
WARD: 5
CURRENT ZONING: POD
VARIANCE/WAIVERS:
None Requested
A. Staff Update:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 1
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.05
The applicant contacted staff on May 23, 2025 and requested this application be
withdrawn, without prejudice. Staff supports the withdrawal request.
PLANNING COMMISSION ACTION:
(JUNE 12, 2025)
Application was withdrawn, without prejudice at the request of the applicant.
June 12, 2025
ITEM NO.: 6 FILE NO.: Z-6831-A
NAME: 13608 Kanis Road - PCD
LOCATION: 13608 Kanis Road
DEVELOPER:
Patrick Sullivan
12521 Kanis Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Joe White & Associates, Inc. (Agent)
25 Rahling Road, Ste. A-2
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates, Inc.
25 Rahling Road, Ste. A-2
Little Rock, AR 72223
AREA: 2.4 acres
me .
CURRENT ZONING:
VARIANCE/WAIVERS:
NUMBER OF LOTS: 2
PLANNING DISTRICT: 18
1. Advance grading with infrastructure in Phase 1.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.18
The applicant is proposing to rezone 2.4 acres from PD-O to PCD to allow for the
construction of a 12,000 square foot indoor golf training facility on Lot 5R-2. The
existing building on Lot 5R-1 will remain as a general professional office.
B. EXISTING CONDITIONS:
Properties surrounding the site contain a mixture of zoning and uses.
June 12, 2025
ITEM NO.: 6 Cont. FILE NO.: Z-6831-A
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. The typical parking stall is 20x9 or 18x10 (its showing 17.5x10, please revise)
2. Handicap stall for the existing building shall be van accessible with an 11ft
stall and 5ft min aisle.
3. Kanis is considered to be Minor Arterial Boundary Street improvements are
required. Boundary street improvements are required per master street plan.
Boundary street improvements shall include, but are not limited to,
reconstruction of one-half section of the abutting street if the existing street is
not up to city standards. Repair, replace, or extend existing damaged,
missing, and noncompliant curb and gutter, sidewalk, access ramps or
concrete driveway aprons within the public right-of-way adjacent to the
site. Remove abandoned driveway cuts and replace with curb, gutter, and
sidewalk. All work within the public right-of-way shall conform to City of Little
Rock Public Works Standard Details and ADA guidelines.
4. The sidewalk shall be extended to the proposed golf training facility.
5. At least 1 of your handicap parking at the training facility shall be a van
accessible stall and aisle.
6. 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(d-),iittlerock.gav 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 '/z acre, $200.00 for'/z to 1 acre, and $200.00 for the first acre
and $100.00 for each additional acre for project greater than 1 acre.
7. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
Exception to this requirement is described in City Code 29-100: "If an existing
site with an existing coefficient of runoff of 1.0 (totally impervious) is
developed, no on -site detention or in -lieu fee for detention is required. Also,
if an existing site is developed whereby the coefficient of runoff is requced to
a lesser value, no on -site detention or in -lieu fee is required."
8. 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
2
June 12, 2025
ITEM NO.: 5(Cont.)FILE NO.: Z-6831--A
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.
9. Any work involving one (1) or more acres of disturbed area require a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
10. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
11. 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.
12. Building permit to cover drainage and erosion control comments.
ENGINEERING COMMENTS [PUBLIC WORKS]: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergv: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3
June 12, 2025
ITEM NO.: 6 (Cont.). _ FILE NO.:Z-5831-A
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
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.
Loadung
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 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.
Buildings 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
provided 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
E
June 12, 2025
ITEM NO.: 6 Coat. FILE NO.: Z-6831-A
buildings 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 aco&�s_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 exceeds 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 placed 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
5
June 12, 2025
ITEM NO.: 6 Cont. FILE NO.: Z-6831-A
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
U L 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
1-101 o i ■. 99TI114
1. Project is subject to full commercial plan review and approval prior to issuance
of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichev(@littlerock.aoy or Tim Whitener at 501-371-4875 or
twhitenerCa7littlerock.aov.
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
6
June 12, 2025
ITEM NO.: 6 jCont.) FILE NO.: Z-6831-A
for review, and approval, prior to site clearing and tree removal.
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Suburban Office (SO) use for the requested area. The Suburban Office (SO)
category provides for low intensity development of office or office parks in close
proximity to lower density residential areas. To assure compatibility of use with
residential and office transition, a Planned Zoning District is required. The
application is PCD for an indoor athletic facility.
7
June 12, 2025
ITEM NO.: 6 Cont. FILE NO.: Z-6831-A
Future Land U s e Z-6831-A
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The area north of the application site is designated for Residential Low density
(RL) use and is characterized by completed residential subdivisions. The area
east of the application site is designated for Residential Medium density (RM) use
and is undeveloped. The area south of the application site, across Kanis Road, is
designated for Suburban Office (SO) and Commercial (C) uses. The Suburban
Office (SO) area is characterized by a developed subdivision and offices. The
Commercial (C) area is undeveloped. The area west of the application site is
designated Suburban Office (0) and is characterized by single family residences
on large tracts of land.
This site is not located in an Overlay District.
June 12, 2025
ITEM NO.: 6 Cont. FILE NO.: Z-6831-A
Master Street Plan Z-6831-A
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Master Street Plan:
Kanis Road is designated as 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.The site plan, as submitted, does not show sidewalks.
Bicycle Plan:
Kanis Road is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
9
June 12, 2025
ITEM NO.: fi Cont. FILE NO.: Z-6831-A
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant is proposing to rezone 2.4 acres from PD-O to PCD to allow for the
construction of a 12,000 square foot indoor golf training facility on Lot 5R-2. The
existing building on Lot 5R-1 will remain as a general professional office.
Properties surrounding the site contain a mixture of zoning and uses.
Access to the site will be from a twenty-seven (27) foot wide driveway extending
from Kanis Road located near the southwest corner of the property.
There is an existing driveway shown on the site plan that extends from Kanis Road
onto the property near the southeast corner. Previously, this driveway serviced the
existing building that contains a general professional office use.
The site plan shows front and rear building setbacks well over thirty (30) feet,
twenty-five (25) feet from the east property line, and approximately thirty-five (35)
feet from the west property line.
The proposed building will be approximately (30) feet in height.
Lot 5R-2 (the rear lot) will be serviced by an ingress/egress easement across Lot
5R-1. The facility will offer year-round golf experiences for golfers and will feature
professional golf lessons, high -end simulators, a putting green, and a short game
area.
The hours of operation will be Monday -Thursday from 10:00am to 10:00pm, Friday
and Saturday from 10:am to 11:00pm and Sunday from 12:OOpm to 8:OOpm. The
facility will have four (4) employees at any given time.
Lot 5R-1 fronting on Kanis Road will be used as a general professional office.
Typically, four (4) parking spaces would be required for the office use. The site
plan shows eleven (11) parking spaces, that includes one (1) ADA parking space,
to serve both the existing office building and the proposed office display building.
Staff feel the proposed parking spaces are sufficient to serve the use.
The site plan shows thirty (30) parking spaces for the golf training facility, including
two (2) ADA parking spaces. Staff feels the parking is sufficient to serve the use.
The developer will build a five (5) foot wide sidewalk through Lot 5R-1 to the
parking area of Lot SR-2. A five (5) foot wide sidewalk will also be built between
the golf training facility and the south fac;ade of the golf training facility that will
10
June 12, 2025
ITEM NO.: 6(Cont.)FILE NO. Z-6831-A
provide ADA access from the two (2) ADA parking spaces located at the northwest
corner of the parking area.
According to the applicant: "The facility will be constructed using premium -grade
black -coated steel -selected not only for its durability and structural integrity, but
also for its sleek, contemporary aesthetic that complements the city's evolving
character. The structure's all -black steel exterior is a deliberate design choice,
offering a modern and minimalist appearance that harmonizes with both natural
surroundings and nearby developments. The finish is low -glare and non -reflective,
ensuring visual cohesion and minimal impact on neighboring properties. The use
of steel allows for clean lines, open interior spaces, and efficient use of land, while
also ensuring longevity, low maintenance, and environmental resilience."
Screening is provided by ten foot (10) wide land use buffers along the east and
west property lines starting at the thirty (30) foot platted building line. This land use
buffer increases to a width of forty (40) feet to the rear property line.
The applicant notes that required screening will be provided by a six (6) foot tall
opaque screen fence or dense evergreen plantings.
The site plan shows a ground mounted sign near the front property line along Kanis
Road. A second sign is shown at the driveway along Kanis Road. All signs must
comply with Section 36-555 of the City's Zoning Ordinance (signs allowed in
commercial zones).
The site plan does not show a dumpster at this time. Any dumpster placed on the
site must be screened and comply with Section 36-523(d) of the City's Zoning
Ordinance.
All site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PCD rezoning. Staff feels the request is
reasonable. Staff feels that the applicant is proposing a quality plan for the
development of this site. Properties in the general area contain a mixture of zoning
and uses including office zoning and uses south of Kanis Road. The office zoning
and uses abutting the north property line provides a transition zone for the Cedar
Ridge subdivision to the north. Staff feels that the development of this property will
not have an adverse effect on the surrounding properties in the general area.
11
June 12, 2025
ITEM NO.: 6
I. STAFF RECOMMENDATION:
FILE NO.: Z-6831-A
Staff recommends approval of the requested PCD rezoning, subject to
compliance with the comments and conditions outlined in paragraphs D, E and
F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION- (JUNE 12, 2025)
The applicant was present. The application came off the consent agenda.
There were (2) objectors and (2) neutrals present. Carolyn Hatch and Beth
Smarzik voiced concerns over traffic and the driveway position in conjunction
to the neighborhood. Ann Jones voiced concerns over traffic and lack of
infrastructure improvement. Maunish Shah declined to speak. After some
discussion there was a motion to approve the application as recommended by
staff. There was a second. The vote was 9 ayes, 0 nays and (1) absent and
(1) abstention (Person). The motion passed. The application was approved.
12
June 12, 2025
ITEM NO.: 7 FILE NO.: A-350 & Z-10172
NAME: Project Boar Land Annexation and 1-3, Heavy Industrial Zoning
LOCATION: East of the Fourche Bayou, south of 6101 Zeuber Road, west of 7001 Zeuber
Road, and north of Earl Lane
OWNER/AUTHORIZED AGENT:
Little Rock Port Authority (Agent/Owner) Amazon.com Services, LLC (Owner)
10600 Industrial Harbor Rd PO BOX80416
Little Rock, AR Seattle, WA
72206-3800 98108-0416
Stephan William Keohler/Maertens J August Jr/William Adams Ratcliffe II (Owner)
PO BOX 146
Sweet Home, AR
72164-0146
iURVEY9R/ NG1NEER:
Joe White & Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AB.EA: 783 acres more or less
WARD: N/A- ETJ PLANNING DISTRICT: 26 CENSUS TRACT: 40.07
.CURRENT ZONING: Not currently zoned
BACKGROUND:
• Petition for Annexation was filed with the County Court of Pulaski County pursuant
to A.C.A § 14-40-409 on May 14, 2025.
• The petition qualifies as an annexation by 100%, in accordance with Arkansas Code
§ 14-40-609. There are multiple separate property owners, and all owners have
signed the petition to request that the are be incorporated into the municipal
boundaries.
• The County Judge's Order verifying findings was filed on May 14,2025.
• In a letter dated May 12, 2025, the Arkansas GIS Office confirmed that the
annexation request meets all requirements outlined in Arkansas Code§ 14-40-101.
• The subject area lies within the City's extraterritorial jurisdiction and is contiguous to
the City of Little Rock's municipal boundary along the area's northeastern boundary.
June 12, 2025
ITEM NO.: 7 CONT. FILE NO.: A-350 & Z-10172
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The request is to grant the 100% petition, accept the property petitioned to be
annexed, and to obtain municipal services. The annexation request involves
approximately 783 acres proposed for incorporation into the City of Little Rock. The
applicant (petitioners) seeks access to municipal services in order to facilitate
development of the property for uses under the 1-3 Heavy Industrial zoning district.
The request is also to establish the 1-3 Heavy Industrial zoning district designation for
the petitioned land upon annexation. Annexation and zoning designation are being
requested concurrently.
B. EXISTING CONDITIONS:
Land use authority
The property is located east of Fourche Bayou, within the City's extraterritorial
jurisdiction (ETJ), where zoning authority is granted but has not yet been exercised.
However, with the enactment of Act 314 by the Arkansas State Legislature, the City's
authority over zoning, land use, and infrastructure planning in unincorporated areas
outside the city limits will expire in August. Act 314 repeals the provision allowing
municipalities to exercise planning authority within their ETJ.
Development & environmental context
The site consists of approximately 783 acres of primarily wooded, open farmland,
and wetlands. Development plans have been submitted for review for a f 933,565
square foot distribution center at the north portion of the land. Public right-of-way
has been dedicated for a portion of an arterial standard road to access the
development from Zeuber Road with the intention of extending to the intersection of
Harper Road to the south upon future development of the area. The area consists of
approximately 45 acres of wetland habitat identified in the National Wetlands
Inventory by the U.S. Fish and Wildlife Service.
C. NEIGHBORHOOD NOTIFICATIONS:
Neighborhood Association contacts are notified of all items on the Planning
Commission agenda via a single notice prior the Commission's hearing.
2
June 12, 2025
ITEM NO.: 7 CONT. FILE NO.: A-350 & Z-10172
D . ENGINEERING COMMENTS:
.Enaineetina Division. Planning & Development Department: No comments at this
time.
Public Works Department: Indicated no issues with the annexation of the subject
property.
F. BUILDING COPES/LANDSCAPE
Buildi ode: No comment received.
Landscape: No comment received.
E . UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comment received.
A No comments received.
Summit Utilities: No comments received_
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire D artment: No comments received.
Police Department: : Indicated no issues with the annexation of the subject property.
Parks. and Recreation: No comments received.
County Planning: No comments received.
3
June 12, 2025
ITEM NO.: 7 (CONT.) FILE NO.: A-350 & Z-10172
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan;
The request is in the Port South Planning District, District 26. The development
principles of the district include two goals: to allow for future expansion of industrial
uses lying to the north and the protection of existing agricultural land.
The Land Use Plan shows Industrial (1) for the requested area. The Industrial (1)
category encompasses a wide variety of manufacturing, warehousing research and
development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan.
The areas east and southeast of the subject area is designated for Industrial (1) use
and is characterized by three large scale industrial developments to the east and
wetlands and wetland bank parcels to the east and southeast. The area to the west
of the subject area is designated Park/Open Space (PK/OS), Agriculture (A), and
Residential Low (RL) and is characterized by woodlands, the Fourche Bayou, a Union
Pacific rail line, and rural residential tracts.
The Park/Open Space (PK/OS) land use category includes all public parks,
recreational facilities, greenbelts, flood plains, and other designated open space and
recreational land. The Agriculture (A) land use category encourages the continuation
of agricultural uses of land and provides for transition zones between rural areas and
the urban fringe where it is considered appropriate to preserve existing rural land use
prior to annexation. The Residential Low (RL) land use category provides for single
family homes at densities not to exceed 6 dwelling units per acre.
There have been two (2) Land Use Plan amendments in the vicinity which
thematically changed the land use of the areas from Agriculture to Industrial.
rd
June 12, 2025
ITEM NO.: 7 CONT. FILE NO.: A-350 & Z-10172
Master Street Plan:
The northeastern section of the subject area that is contiguous to the city boundary
will access and extend roadway infrastructure through Zeuber Road. The Master
Street Plan Map shows Zeuber Road as a Minor Arterial. The primary function of a
Minor Arterial to provide short distance travel within the urbanized area. Zeuber Road
has been constructed to 'Industrial Street' design standards with shoulders and open
ditches. Standard Right -of -Way (ROW) is 90 feet.
The Master Street Plan shows a proposed Minor Arterial route intended to provide a
general path from Zeuber Road to Harper Road. Public right-of-way has been
dedicated in the subject area for a portion of a new roadway -named Riverport
Road -to intersect with Zeuber Road at the east and extend west towards to the
Fourche Bayou. The road is intended to intersect Harper Road to the south upon
future development of the land.
Bicycle Plan:
Zeuber Rd and Harper Road are a designated bike routes on the Master Bike Plan as
Proposed Class III Bike Routes. Class III Bike Routes utilize sharrow pavements
markings and directional signage to indicate facility use. Class III Bike Routes do not
require additional right-of-way.
Historic Preservation Plan:
The subject area is in proximity to the Hanger Cotton Gin (PU3275), located at 4300
Harper Road, in the Sweet Home community. The Hanger Cotton Gin is a steam -
powered gin built c. 1876 that was utilized commercially in the 19th century and
affiliated with Peter Hanger and his son, Federick Hanger (Hanger House, 1010 S.
Scott Street). Peter Hanger's daughter, Margaret M. Hanger Ratcliffe, and her
husband became managers of the land on which the Hanger Gin located and the
Ratcliffe's have retained ownership since.
The application, as shown, should have no effect on identified historic resources.
The area requesting annexation is contiguous with the City limits along portions of
its northeastern section. The land to the east was annexed by the City in 2021
with Ord. 22,034 (A-340 Amazon Zeuber Annexation). The land to the north was
annexed by the City in 2024 with Ord. 22,555 (A-349 Elopak Annexation). The
6i
June 12, 2025
ITEM NO.: 7 CONT. FILE NO.: A-350 & Z-10172
subject area has been farmland and rural farmland estates since the land was
considered to be within the Arkansas Territory. According to General Land Office
records, in 1837, the lands were managed by families such as the Fletchers, Keatts,
and Thorns. The site consists of approximately 783 acres of primarily wooded, open
farmland, and wetlands.
The entire Port South Planning District, in which the subject area is located, is
protected by levee systems -Little Rock Pulaski Drainage District No. 2 Levee and
Fourche Island Drainage District No. 2 Levee. Two sections of land within the
subject area are within the 100-year floodplain. One area is a small area of the
northern section of the annexation area, adjacent to the current municipal
boundary. The other area is larger and makes up a majority of the western half of the
annexation area.
Land Use & Zoning
The subject area requesting annexation is designated as Industrial (1) by the
Land Use Plan. The area is not currently zoned. The applicant requests
concurrently with annexation that the lands be zoned for uses within the 1-3,
Heavy Industrial District (Z-10172). This zoning district is designed to
accommodate industrial uses which involve potentially objectionable uses and
hazards, and which, therefore, cannot be reasonably expected to conform to a
high level of performance standards, but which are essential to the economic
viability of the city. The incorporated land to the north and northeast is zoned 1-
3, Heavy Industrial District, is designated for Industrial (1) use, and is
characterized by three large scale industrial developments that have completed
construction within the past four years. The lands to the east, south, and west are
unincorporated and not currently zoned. The requested zoning designation for the
annexation area is consistent with the Land Use Plan and the Port of Little Rock
internal land use plans.
Infrastructure & Services
Upon annexation, the City will be responsible for the continued maintenance of
approximately 6,575 linear feet of roadway- Rive rport Road -and related drainage
facilities. The road is being constructed to the City's 'Industrial Street' standard
approved for roads within the Port area.
No municipal solid waste services will be provided to the area as there are no
residential structures on the land and the proposed use intend for non-residential
use.
A
June 12, 2025
I�r�►h�r<[safl
FILE NO.: A-350 & Z-10172
The nearest Little Rock Water Reclamation Authority facility is a 24" to 42" sewer line
approximately 168 feet from the subject area. The nearest Central Arkansas Water
facility is a 16" water line approximately 1,940 feet from the subject area in the
southern right-of-way of Zeuber Road. As part of the development of any land within
the annexation area, the developer will have to extend these services from the
existing service lines to any new development. No comments have been received
from either Central Arkansas Water or Little Rock Water Reclamation on the
proposed annexation.
The nearest fire station is Station 4 at 7500 Lindsey Road, approximately 2.29 miles
from the closest annexation area utilizing the existing street system. Station 13, at
1105 E Roosevelt, is 3.69 miles from the closest annexation area utilizing the existing
street system. No comments have been received the Little Rock Fire Department on
the proposed annexation.
The current patrol district for the Little Rock Police Department for this area is
approximately 6,080 acres. The annexation would increase the patrol district by 12.9
percent. The Police Department indicate there were no issues with the annexation
request.
The applicant has provided the City with a letter, dated May 12, 2025, from the
Arkansas Geographic Information Systems Office (AGIO) that the annexation request
meets all requirements outlined in Arkansas Code § 14-40-101. The area is
continuous the City of Little Rock's municipal boundary along the area's
northeastern boundary and meets all requirements for a petition of annexation by
100 percent, in accordance with Arkansas Code § 14-40-609, verified by the Pulaski
County Judge's Order that was signed and filed on May 14, 2025. The Order sets the
exact boundaries of the annexation, which, by custom, includes all adjacent rights -
of -way.
I. STAFF RECOMMENDATION:
The Staff recommends approval of annexation and zoning classification of the area
to 1-3, Heavy Industrial District.
PLANNING COMMISSION ACTION: (JUNE 12, 2025)
The applicant was present. The application came off the consent agenda. There
were (3) objectors present. Tara N Lancaster voiced concerns over environmental
factors that will arise from a possible data center and access to highways for
June 12, 2025
ITEM NO.: 7 (CONT.
FILE NO.: A-350 & Z-1
emergencies. Deborah Wilson voiced concerns over water supply and air quality
pollution as well as noise pollution. James Wilson voiced concerns over the
residences' land being right next to proposed annexation and how they will be
affected. After a lengthy discussion there was a motion to approve the application as
recommended by staff. There was a second. The vote was 6 ayes, 4 nays and 1
absent. The application was approved.
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