HomeMy WebLinkAboutBOD Communication 121125OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
November 18, 2025 AGENDA
Subject
An Ordinance
Approving a Planned
Zoning Development
titled Hunsicker — PCD,
located at 600 N. Tyler
Street (Z-6841-F)
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Delphone Hubbard
City Manager
The applicant requests to rezone the 0.14 acre property
from PD-C to PCD to allow a barber/beauty salon and a
single family residence.
I None.
Approval of the Ordinance
The current owner and applicant is proposing to rezone
the property from PD-C to PCD to allow the site to be
utilized for barber/beauty use. The applicant is also
proposing to build and occupy a new single-family
residence in the rear of property.
The site contains an existing one-story, 1,324 square foot,
wood -framed building with a 16x10 foot wood deck at the
southeast corner of the building. Properties surrounding
the site contain single-family uses and zoning in all
directions. Fair Park Elementary School is located to the
east, across N. Tyler Street.
The existing wood framed structure at the northwest
corner of N. Tyler and Woodlawn Streets will be
renovated and will contain the barber/beauty use, with C-1
permitted uses as an alternate use. The applicant will
Background
Continued
construct a new deck on the rear of the existing structure,
with ramps to serve as handicap accessibility. The
applicant must obtain a franchise permit for the deck at
the front corner of the structure, as it encroaches into the
right -of way.
Operating hours will be from 9:OOam to 7:OOpm during
days of operation and will contain six (6) personal service
professionals providing a low-tox/no-tox, cleaner -air salon
experience, hair stylists, estheticians, massage therapists
and varying professional services to approximately six (6)
to eight (8) clients at any given time.
The applicant also proposes to construct and occupy a
two-story, detached 1,137 square foot single-family
residence in the rear of the property. The site plan shows
the residence will be setback five (5) feet from the north
and south property lines, and a fifteen (15) foot building
setback from the rear property line. The single-family
residence shall not exceed thirty-five (35) feet in height.
Section 36-502 requires one (1) parking space for the
proposed single-family dwelling. The applicant will
provide approximately four (4) parking spaces off the
alley for the residence. Section 36-502 would typically
require six (6) parking spaces for the proposed salon use.
The applicant notes that there are six (6) to seven (7) on -
street parking spaces along the frontage of this lot. The
past commercial use of this property has utilized on -street
parking.
Staff feels that the overall parking plan for the
development is sufficient to serve both uses.
The applicant did not provide a sign plan with this
application. Any future signage must comply with Section
36-555 of the City's Zoning Ordinance (signs allowed in
commercial zones) for the barber/beauty use, and Section
36-551 of the City's Zoning Ordinance (signs permitted in
residential one — and two — family zones) for the single-
family residence.
The applicant notes that normal city trash collection will
be utilized for commercial and residential use. If a
dumpster is placed on the property, it must be screened
and comply with Section 36-523 of the City's Zoning
Ordinance.
The site plan shows existing perimeter fencing. Any new
fence erected in the future must comply with Section 36-
516 of the City's Zoning Ordinance.
All lighting must be low-level and directed away from
adjacent properties.
On October 9, 2025, the Planning Commission voted nine
(9) ayes, (0) noes, and two (2) absent, to approve the PCD
rezoning. There was one (1) objector present.
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.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED COMMERCIAL
DISTRICT TITLED HUNSICKER — PCD, LOCATED AT
600 N TYLER STREET (Z-6841-F), CITY OF LITTLE ROCK,
PULASKI COUNTY, ARKANSAS, AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK;
AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zone classification of the following property be changed
from PD-C, Planned District- Commercial, to PCD, Planned Commercial District:
Z-6841-F — DESCRIBED AS LOT 11 AND THE SOUTH 1/2 OF LOT 129
BLOCK 18, LINCOLN PARK ADDITION TO THE CITY OF LITTLE ROCK,
PULASKI COUNTY, ARKANSAS.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Hunsicker
— PCD, located at 600 N. Tyler Street (Z-6841-F) is conditioned upon obtaining final plan
approval within the time specified by Chapter 36, Article VII, Section 36-454 (e) of the
Code of Ordinances.
SECTION 4. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to
the extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
Page 1 of 2
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SECTION 5. Severability. In the event any title, section, paragraph item.
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of
the ordinance which shall remain in full force and effect as if the portion so declared or
adjudged invalid or unconstitutional was not originally a part of the ordinance.
SECTION 6. Repealed. All laws, ordinances, resolutions, or parts of the
same that are inconsistent with the provisions of this ordinance are hereby repealed to the
extent of such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
//
APPROVED:
Mayor
Page 2 of 2
NAME: Hunsicker — PCD
LOCATION: 600 N. Tyler Street
DEVELOPER:
Sydney Hunsicker & Jack Lloyd (Owner)
412 Valentine Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Incorporated
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.14 acre
CURRENT ZONING:
BACKGROUND:
NUMBER OF LOTS: 1.5
PLANNING DISTRICT: 4
PD-C
FILE NO.: Z-6841-F
FT. NEW STREET: 0 LF
CENSUS TRACT: 15.01
On September 15, 1998, the Board of Directors approved rezoning of the site from R-3
to PD-C to allow the existing building to be utilized as a small neighborhood restaurant
(Ordinance No. 17820).
On November 10, 2005, the Planning Commission denied the request to extend operating
hours and additional seating. On February 16, 2006, the Board of Directors reviewed the
request and sent it back to the Planning Commission. On April 18, 2006, the Board of
Directors denied the application as filed.
In 2016 the applicant applied to revise the PD-C. On February 2, 2016, the Board of
Directors approved the application to extend operation hours (Ordinance No, 21,161).
On June 10, 2025, the property was purchased by a new owner who intends to develop
the site for commercial and residential uses.
FILE NO.: Z-6841-F
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The current owner and applicant is now proposing to rezone the property from PD-
C to PCD to allow the site to be utilized for barber/beauty use. The applicant is
also proposing to build and occupy a new single-family residence in the rear of
property.
B. EXISTING CONDITIONS:
The site contains an existing one-story, 1,324 square foot, wood -framed building
with a 16x10 foot wood deck at the southeast corner of the building. Properties
surrounding the site contain single-family uses and zoning in all directions. Fair
Park Elementary School is located to the east, across N. Tyler Street.
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 DIVISION):
1. Provide a parking plan including driveways and accessible parking as required
for the change of use and newly proposed commercial business.
2. Deck out front shall have a franchise permit applied for with Public Works,
please provide approval.
3. Deck ramp doesn't currently meet ADA standards and shall meet current
adopted codes for compliance per change of use.
4. 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.
5. 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.
6. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
ENGINEERING COMMENTS (PUBLIC WORKS)- No comments.
2
FILE NO.: Z-6841-F
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori : No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Must ComDIV with Arkansas Fire Prevention Code 2021 edition
All projects submitted for zoning approval must comply with the Arkansas
Fire Prevention Code, 2021 Edition, including any comments or
requirements provided by the Little Rock Fire Marshal's Office, prior to
acceptance.
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
Loading
3
FILE NO.: Z-6841-F
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 asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
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
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface 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.
2
FILE NO.: Z-6841-F
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.
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 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.
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.
Must Comply with Arkansas Fire Prevention Code 2021 edition
All projects submitted for zoning approval must comply with the Arkansas
Fire Prevention Code, 2021 Edition, including any comments or
requirements provided by the Little Rock Fire Marshal's Office, prior to
acceptance.
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied, and the applicant
must submit request to be reviewed by Fire Chief for Approval.
5
FILE NO.: Z-684
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
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.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with Chapter 36, Article IX — Buffers
and Screening.
2. Site development plans must be submitted for review, and approval, prior to
site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
0
FILE NO.: Z-6841-F
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan
The request is in Planning District 4, the Heights/Hillcrest Planning District. The
Development Principals of this district stress preservation and enhancement of the
unique and positive features of this section of the city. The Land Use Plan shows
Residential Low (RL) Density use 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 PCD.
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Future Land Use Plan for Z-6841-F
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The application is surrounded on the north, west and south by areas designated
for Residential Low (RL) Density use characterized by single family houses as
well as duplexes and small-scale multifamily units in developed neighborhoods.
East of the application is an area of Public/Institutional use which is the Fair Park
Early Childhood Center.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20,223).
The purpose of the Hillcrest Design Overlay District is to help maintain the built
environment in a neighborhood that is rich in history and architectural character
and consists of both a vital residential area and a thriving commercial sector. In
order to preserve and enhance those qualities, compatible design and scale of
buildings, parking areas, signage, landscaping, streetscapes, and street
E:3
FILE NO.: Z-6841-F
furnishings are required such that the friendly, pedestrian -oriented, "small-town"
nature of the neighborhood is continued.
Master Street Plan for Z-6841-F
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Master Street Plan:
Woodlawn Dr and N Tyler St are Local Streets 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:
ti
FILE NO.: Z-6841-F
Woodlawn Dr and N Tyler St are not shown on the Master Bike Plan with existing
or proposed facilities in this area.
Historic Preservation Plan:
It is staff's understanding that the applicant is currently pursuing a Determination
of Eligibility for potential nomination of the site to the National Register of Historic
Places.
The Historic Preservation Plan advocates for increased effectiveness and
coordination with the review of development plans. Staff advocates that the
proposed rehabilitation of the site to accommodate a new use consider its potential
adverse impacts to the site and adjacent historic sites. Staff finds the proposal will
not adversely affect the existing historic fabric and context of the area if changes
are sensitively implemented and follow national preservation standards. The
application, as shown, should have no effect on identified historic resources
H. ANALYSIS:
The current owner and applicant is now proposing to rezone the property from PD-
C to PCD to allow the site to be utilized for barber/beauty use. The applicant is
also proposing to build and occupy a new single-family residence in the rear of
property.
The site contains an existing one-story, 1,324 square foot, wood -framed building
with a 16x10 foot wood deck at the southeast corner of the building. Properties
surrounding the site contain single-family uses and zoning in all directions. Fair
Park Elementary School is located to the east, across N. Tyler Street.
The existing wood framed structure at the northwest corner of N. Tyler and
Woodlawn Streets will be renovated and will contain the barber/beauty use, with
C-1 permitted uses as an alternate use. The applicant will construct a new deck
on the rear of the existing structure, with ramps to serve as handicap accessibility.
The applicant must obtain a franchise permit for the deck at the front corner of the
structure, as it encroaches into the right -of way.
Operating hours will be from 9:OOam to 7:OOpm during days of operation and will
contain six (6) personal service professionals providing a low-tox/no-tox, cleaner -
air salon experience, hair stylists, estheticians, massage therapists and varying
professional services to approximately six (6) to eight (8) clients at any given time.
The applicant also proposes to construct and occupy a two-story, detached 1,137
square foot single-family residence in the rear of the property. The site plan shows
10
FILE NO.: Z-6841-F
the residence will be setback five (5) feet from the north and south property lines,
and a fifteen (15) foot building setback from the rear property line. The single-family
residence shall not exceed thirty-five (35) feet in height.
Section 36-502 requires one (1) parking space for the proposed single-family
dwelling. The applicant will provide approximately four (4) parking spaces off the
alley for the residence. Section 36-502 would typically require six (6) parking
spaces for the proposed salon use. The applicant notes that there are six (6) to
seven (7) on -street parking spaces along the frontage of this lot. The past
commercial use of this property has utilized on -street parking.
Staff feels that the overall parking plan for the development is sufficient to serve
both uses.
The applicant did not provide a sign plan with this application. Any future signage
must comply with Section 36-555 of the City's Zoning Ordinance (signs allowed in
commercial zones) for the barber/beauty use, and Section 36-551 of the City's
Zoning Ordinance (signs permitted in residential one — and two — family zones) for
the single-family residence.
The applicant notes that normal city trash collection will be utilized for commercial
and residential use. If a dumpster is placed on the property, it must be screened
and comply with Section 36-523 of the City's Zoning Ordinance.
The site plan shows existing perimeter fencing. Any new fence erected in the future
must comply with Section 36-516 of the City's Zoning Ordinance.
All lighting must be low-level and directed away from adjacent properties.
To staffs knowledge, there are no outstanding issues associated with this
application. Staff feels that the proposed development is an appropriate use for the
subject property. Staff feels the proposed commercial and residential use will have
less impact within the general area as the proposed use will serve the community
with a broader range of services than the previous restaurant use. Although there
may be a minor increase in traffic, staff feels the proposed development will not
have an adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
11
E NO.: Z-6841-F
PLANNING COMMISSION ACTION (OCTOBER 9, 2025)
The applicant was present. There was one (1) person registered in opposition. The
item was taken off the Consent Agenda and opened for discussion. Joel
Rodriguez expressed concerns about parking and the congestion in the area. After
some discussion there was a motion to approve the application. There was a
second. The vote was (9) ayes, (0) nays and (2) absent. The motion passed. The
application was approved.
12