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HomeMy WebLinkAboutpc_12 11 2025LITTLE ROCK PLANNING COMMISSION SUMMARY AND MINUTE RECORD December 11, 2025 4:00 P.M. Roll Call and Finding of a Quorum A Quorum was present there being nine (9) members present. Members Present: Members Absent: City Attorney: Joshua Baxter Michael Vickers Jimmy Brown Ahmed Samad Steven Person Alicia McDonald Andre Benard II Jeremiah Russell Norman Hodges Open Position Open Position Cameron Bowden Approval of the Minutes of the November 13, 2025, Meeting of the Little Rock Planning Commission. The Minutes were approved as presented. LITTLE ROCK PLANNING COMMISSION AGENDA December 11, 2025 I. OLD BUSINESS: Item Number: File Number: 1. Z-10201 2. S-2002 3. S-2006 II, NEW BUSINESS: Item Number: File Number: 4. Z-10229 5. Z-10230 6. Z-10233 7. Z-5580-A 8. Z-10228 9. Z-10234 10, Z-8092-A Title: Thomas Property Group — PD-R 2201 Rock Street Cottages at Carter Lane 4209 Carter Lane Eagle Place — Preliminary Plat 13700 Alexander Road Title: Rezoning from R-2 to R-4 SEC of Hilaro Springs Road & Pine Cone Drive Rezoning from R-2 to R-4 6505 Juniper Road Rezoning from R-2 to 0-3 12612 Lawson Road Youth Success Center — Conditional Use Permit 25 Sheraton Drive CKM Group Home — Special Use Permit 15 Brookhaven Drive Apex Duplexes — Conditional Use Permit 3800 Block of Elam Street (westside) & SWC of Elam Street & W 39th Street Snell Northcut Electric - POD 13401 Kanis Road Page Two NEW BUSINESS (Cont.) Item Number: File Number: 11. Z-9407-❑ 12. A-352 III. SHORT TERM RENTALS: Item Number: File Number: 13. Z-10231 Title: Village at Whispering Valley — Revised PRD West of Village Run Pkwy., North of Big Rock Avenue Valerie Place Annexation 14600, 14617 & 14621 Kanis Road Hopper — STR-2 (2) — PD-C 705 S. Oak Street Title: December 11, 2025 ITEM NO.: 1 NAME: Thomas Property Group — PD-R LOCATION: 2201 Rock Street DEVELOPER: Bud Thomas Property Group, LLC 17200 Chenal Parkway, Suite 300 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Bud Thomas Property Group, LLC (Owner) Gar Nat Engineering (Agent) SURVEYORIENGINEER: Gar Nat Engineering P.O. Box 116 Benton, AR 72018 AREA: 0.25 acre WARD: 1 CURRENT ZONING: R-4 NUMBER OF LOTS: 1 FILE NO.: Z-10201 FT. NEW STREET: 0 LF PLANNING DISTRICT: 8 CENSUS TRACT: 46 VARIANCEANAIVERS: None Requested AFF UPDATE: On September 18, 2025 the applicant submitted a letter to staff requesting this application be deferred to the December 11, 2025 Planning Commission Agenda. Saff supports the deferral request. PLANNING COMMISSION ACTION: (OCTOBER 9, 2025) The item was deferred to the December 11, 2025 agenda at the request of the applicant. December 11, 2025 ITEM NO.: 1 STAFF UPDATE: FILE NO.: Z-10201 On October 13, 2025 the applicant submitted a letter to staff requesting this application be deferred to the January 8, 2026 Planning Commission Agenda. Staff supports the deferral request. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The application was deferred to the January 8, 2026 agenda at the request of the applicant. 2 December 11, 2025 ITEM NO.: 2 NAME: Cottages at Carter Lane — Preliminary Plat LOCATION: 4209 Carter Lane DEVELOPER: Carter Lane, LLP 24 Rahling Circle Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Carter Lane, LLP - owner White-Daters & Assoc. - agent SURVEYOR/ENGINEER White -Daters & Assoc. 24 Rahling Circle Little Rock, AR 72223 AREA: 5 acres WARD: 5 CURRENT ZONING: R-2 VARIANCE/WAIVERS: NUMBER OF LOTS: 23 PLANNING DISTRICT: 19 FILE NO.: S-2002 FT. NEW STREET: 850 LF CENSUS TRACT: 42.12 1. Variance to allow reduced lot width (corner lots). 2. Variance to allow reduced front/street side building setbacks. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant requests to subdivide 5 acres into 23 lots for single family residential development. The subdivision will contain 850 linear feet of new streets. B. EXISTING CONDITIONS: There is an existing single family residence within the west half of the property. The east half of the property is undeveloped and contains a creek. December 11, 2025 ITEM NO.: 2 (CONT.) FILE NO.: S-2002 C. NEIGHBORHOOD COMMENTS: All owners of property abutting the site and all neighborhood associations registered with the City Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING): 1. Drives may not exceed 40% of the lot width. 2. City of Little Rock Residential Road Standard is min. 50 ft ROW, plans show only 45 ft. 3. Subdivision must provide sidewalk per City Standard. 4. Boundary street requirements for Carter Lane shall be done in accordance with city Residential Street Standards. 5. How are you going to detain in line? 6. The drainage on the east, how are you going to maintain the private responsibility of not forcing that onto your neighbors? Swale? 7. Provide Finished Floor Elevations for all lots near the creek, also show the possible extents of flooding with the show Q of 740CFS. 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 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. 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. 10. 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. 11.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 (3048 2 December 11, 2025 ITEM NO.: 2 CONT. FILE NO.: S-2002 mm) of the building foundation shall be sloped a minimum of 2 percent away from the building. ENGINEERING COMMENTS PUBLIC WORKS): 1. The boundary street improvements on Carter Lane should connect with the improvements to the south and at least 1 inlet is recommended to be provided with those improvements; 2. A ditch is recommended to be constructed along the north property line connecting into the creek; 3. The creek bank is recommended to be constructed with measures for bank stabilization and armoring at all change of directions to prevent erosion and scour; 4. The 18" ditch on the south is recommended to be constructed with Phase 1; 5. Ditching with steeper than 3:1 side slopes will not be accepted by the City of Little Rock for maintenance and should be noted on the final plat; 6. Due to the history of flooding, finished floor elevations should be set at least 1 ft higher than the predicted water surface elevation during 100 yr event for all lots in the subdivision; 7. Due to the lack of access to the rear of the lots 9-14 for ditch maintenance, a concrete ditch is recommended to be constructed along the east property line. 8. A pipe invert or flared end section is recommended to be installed on the existing 48 in concrete pipe located at the rear of lot 9 to direct stormwater into the pipe; 9. Roofs and front yards are recommended to drain to the street. 10. Compliance with Public Works Comments #1 thru #7 and #9; 11. Carter Lane boundary street improvements shall be constructed with Phase 1; 12.Install ditch on north property line to the creek with Phase 1; 13. No fence or other obstruction shall be placed within any drainage easement and should be noted on the final plat; 14. Since no access is provided, the drainage easements at the rear of Lots 1-8 and Lots 9-14 will not be maintained by the City of Little Rock and should be noted on the final plat and bill of assurance to be maintained by the Property Owner's Association; 15. Prior to the approval of the final plat for Phase 2, a temporary turnaround shall be provided at the end of the street, 100% of the stormwater detention capacity provided for all subdivision phases, and complete all creek channelization work; 3 December 11, 2025 ITEM NO.: 2 (CONT.) FILE NO.: S-2002 16. The south hammerhead of Old Cottage Cove exceeds 150 ft. The fire code requires a turnaround to be provided for streets exceeding 150 ft. Obtain approval from LRFD to vary from the fire code; 17.The owner should obtain all necessary state and federal permits prior to beginning construction; 18. Provide a stormwater end treatment to direct all stormwater in the east ditch into the existing 48-inch underground drainage pipe. Provide an emergency overflow for the 100-year storm event. E. UtilitieslFire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Please submit plans for sewer main extension. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: Provide a 10' utility Easement along Old Cottage Ln. on either side. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: 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. 4 December 11, 2025 ITEM NO.: 2 (CONY) FILE NO.: S-2002 Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead 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. 9. Gates, intended for automatic operation, shall be designed, constructed and installed to comply with requirements of ASTM F 2200. F. BUILDING CODES/LANDSCAPE: 101 December 11, 2025 ITEM NO.:2 (CONT.) FILE NO.: S-2002 Building Code: No comments received. Landscape: No Comments. G. Transportation/Planning: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in the Chenal Planning District, District 19. 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 Preliminary Plat. Surrounding the application area is designated for Residential Low (RL) uses and is characterized by single-family homes. An area designated for Park and Open Space uses is shown bisecting the application from north to south along a creek which encompasses the riparian areas abutting the creek. This site is not located in an Overlay District. 0 December 11, 2025 ITEM NO.: 2(CONT.) FILE NO.: S-2002 Future Land Use Plan for S-2002 I RL KL M- - � - I S 002� - _- PIUOS A 0 225 450 5uu ree[ ! I Scale: 1:2,0D0 Master Street Plan: Carter Lane 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. Carter Lane is a dead-end road and currently serves more than 30 residences as the sole route for ingress and egress. 7 December 11, 2025 ITEM NO.: 2 CONT. FILE NO.: S-2002 Master Street Plan for S-2002 0 230 460 920 Feet N Scale: 1:2,000 A Bicycle Plan: Carter Lane is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: This property is located in the Central High National Register Historic District. H. ANALYSIS: The applicant requests to subdivide five (5) acres into 23 lots for single family residential development. The subdivision will contain 850 linear feet of new street. The property contains an existing single-family residence located within the west half of the property. The east half of the property is undeveloped and mostly tree covered. A creek is located in the east half of the overall property. A driveway from Carter Lane is located at the southeast portion of the property. 8 December 11, 2025 ITEM NO.: 2 (CONY) FILE NO.: S-2002 The applicant proposes to develop the subdivision in three (3) phases as follows: Phase 1 - Lots 1-2 and Lots 21-23 Phase 2 - Lots 3-7 and Lots 16-20 Phase 3 - Lots 8-15 Lots 1 thru 8 and Lots 15 thru 22 will front on Old Cottage Lane which will run east/west from Carter Lane, through the center of the overall property. Lots 9 thru 14 will take access from Old Cottage Cove, which runs north/south at the east end of Old Cottage Lane. Lot 23 will take access from Carter Lane. The new streets within this subdivision will have 45 feet of right-of-way and be constructed to minor residential standards as per to the City's Master Street Plan. The applicant is requesting two (2) variances with the proposed preliminary plat. Section 36-254 (d)(1) of the City's Zoning Ordinance requires a minimum 25-foot front building setback for R-2 zoned lots. Section 31-256 of the City's Subdivision Ordinance requires minimum street setbacks of 25 feet for corner lots. Therefore, the applicant is requesting a variance to allow Lot 23 with a 15-foot front setback and Lots 1 and 22 with 15-foot street side setbacks, all along the Carter Lane frontage. Staff supports the variance request. Section 31-232 (e) requires a minimum lot width of 75 feet for residential corner lots. Lots 1 and 22 have lot widths of 67.5 feet. Therefore, the applicant is requesting a variance to allow the reduced lot width. Staff supports the variance request. Stormwater detention areas will be located south of Lots 15-20 and east of Lots 8 and 15, between these lots and Old Cottage Cove. As of this writing, the applicant is working to submit Engineering Analysis for Stormwater Drainage as required by Section 31-90 of the code to the engineering divisions. Any issues with drainage must be resolved prior to a Grading Permit being issued for the property. The applicant has proposed two (2) possible future secondary access points for the Carter Lane area. The first is located between Carter Lane and LaMarche Drive through property owned by this same developer, via Derring Place located just south of this property. The other possible secondary access will be extending the proposed Old Cottage Cove roadway to the north and tying into Gooch Drive to the northeast. The Staffs knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff supports the preliminary plat with variances. 1. STAFF RECOMMENDATION: Staff recommends approval of the preliminary plat, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis of the agenda staff report. December 11, 2025 ITEM NO.: 2 (CONT.) FILE NO.: S-2002 PLANNING COMMISION ACTION: (SEPTEMBER 11, 2025) This item was deferred to the October 9, 2025 agenda at the request of the applicant. PLANNING COMMISSION ACTION- (OCTOBER 9, 2025) Item was deferred to the November 13, 2025, agenda to allow the applicant additional time to meet with the Fire Department. The deferral will not be charged to the applicant as it is staffs request. PLANNING COMMISSION ACTION: (NOVEMBER 13, 2025) The applicant was present. There were (3) persons registered in opposition. The item was taken off the Consent Agenda. The Commissioners gave the applicant the option to defer the item due to an incomplete commissioner attendance. The applicant chose to defer the item to the December 11, 2025 agenda hearing. The request was granted. The application was deferred to the December 11, 2025 hearing date. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The application was withdrawn, without prejudice, at the request of the applicant. 10 December 11, 2025 ITEM NO.: 3 FILE NO.: S-2006 NAME: Eagle Place — Preliminary Plat LOCATION: 13700 Alexander Road DEVELOPER: JP Custom Homes 6812 Hilo Avenue Benton, AR 72019 OWNER/AUTHORIZED AGENT: Pepe Properties, LLC (Owner) Hope Consulting, Inc. (Agent) SURVEYOR/ENGINEER: Hope Consulting, Inc. 129 N. Main Street Benton, AR 72015 AREA: 28.84 acres WARD: 7 CURRENT ZONING:R-2 VARIANCEIWAIVERS: None Requested. STAFF UPDATE: NUMBER OF LOTS: 90 PLANNING DISTRICT: 16 FT. NEW STREET: 4,022 LF CENSUS TRACT: 41.04 On October 24, 2025 the applicant requested this item be deferred to the December 11, 2025 agenda. Staff supports that request. PLANNING COMMISSION UPDATE: (NOVEMBER 13, 2025) The item was deferred to the December 11, 2025 agenda at the request of the applicant. STAFF UPDATE: On November 20, 2025 the applicant requested this item be deferred to the January 8, 2026 agenda. Staff supports the deferral request. December 11, 2025 ITEM NO.: 3 FILE NO.: S-2006 PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The application was deferred to the January 8, 2026 agenda at the request of the applicant. December 11, 2025 ITEM NO.: 4 NAME: Rezoning from R-2 to R-4 FILE NO.: Z-10229 LOCATION: Southeast corner of Hilaro Springs Road and Pine Cone Drive DEVELOPER: Genesis Properties, LLC 23 Whispering Drive Alexander, AR 72002 OWNER/AGENT: Genesis Properties, LLC (owner) Bianca Gonzalez (agent) SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: .44 acre WARD: 2 CURRENT ZONING: NUMBER OF LOTS: 2 R-2 VARIANCEIWAIVERS: None requested A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant proposes to rezone the 0.44 acre property from R-2 to R-4 for future development. B. EXISTING CONDITIONS: The property is currently undeveloped. The property previously contained a multifamily development. December 11, 2025 ITEM NO.: 4 Cont.) _FILE NO.: Z-10229 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): No Comments. ENGINEERING COMMENTS PUBLIC WORKS): 1. Hilaro Springs Rd is classified on the Master Street Plan as a minor arterial street. A dedication of right-of-way 45 feet from centerline will be required. 2. A 20 feet radial dedication of right-of-way is required at all adjacent intersections. 3. Pine Cone Dr. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: 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 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. 2 December 11, 2025 ITEM NO.: 4 (Cont.) FILE NO.: Z-10229 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. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planninq Division: Land Use Plan: The request is in Planning District 14, the Geyer Springs East Planning District. The development principles of the district include protecting and stabilizing existing neighborhoods from haphazard placement of commercial uses. The Land Use Plan shows Residential Low Density (RL) use for the application area. The Residential Low Density category provides for single-family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is for rezoning two lots to R-4. 3 December 11, 2025 ITEM NO.: 4 Cont. FILE NO.: Z-10229 Surrounding the application area are Residential Low Density (RL) use characterized by single-family homes, apartment complexes, and duplexes. This site is not located in an Overlay District. Master Street Plan: Hilaro Springs Rd. is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Deceleration Lanes are required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. Pine Cone Dr. is a Local Street. 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. These street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Hilaro Springs Rd. is on the Master Bike Plan as a Proposed Class II Bike Lane. Class I I Bike Lanes provides a portion of the pavement for the sole use of bicycles. Pine Cone Dr. is 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. H. ANALYSIS: The applicant requests to rezone the 0.44 acre property located at the southeast corner of Hilaro Springs Road and Pine Cone Drive from "R-2" Single -Family District to "R-4" Two -Family District. The rezoning is proposed for future development of the property. The property is comprised of two (2) platted lots. The property is currently undeveloped and mostly grass covered. The property previously contained a multifamily development. The property contains remnants of concrete parking along both street frontages. Ell December 11, 2025 ITEM NO.: 4 Cont. FILE NO.: Z-10229 The City's Future Land Use Plan designates the property as "RL" Residential Low. The proposed R-4 zoning will not require an amendment to the Future Land Use Plan. Staff is supportive of the requested R-4 rezoning. Staff feels that the request is reasonable. The general area contains a mixture of residential zoning and uses. The two (2) lots immediately to the south contain multifamily structures. There are several R-5 zoned lots with multifamily uses along American Manor Drive to the northwest. Staff believes that the requested R-4 zoning will have no adverse impact on the area. I. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACT1ON: (DECEMBER 11, 2025) The application was deferred to the January 8, 2026 agenda due to the notices not being completed. 5 December 11, 2025 ITEM NO.: 5 FILE NO.: Z-10230 NAME: Rezoning from R-2 to R-4 LOCATION: 6505 Juniper Road DEVELOPER: Willie and Kizmet Johnson 10206 Stillman Drive Little Rock, AR 72209 OWNER/AGENT: Kizmet Johnson (owner/applicant) SURVEYOR/ENGINEER: Brooks Surveying, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.32-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 2 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant requests to rezone the 0.32-acre property from R-2 to R-4 for future development. B. EXISTING CONDITIONS: The property contains a small storage building located near the center of the site. The remainder of the property is undeveloped. There is a 50-foot-wide gas easement within the front half of the property, mostly within the northwest quarter of the property. The property contains a 25-foot front building setback line. December 11, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10230 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: No Comments. ENGINEERING COMMENTS (PUBLIC WORKS): Juniper Rd. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Enter : No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: 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 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 2 December 11, 2025 ITEM NO.: 5 (Cont. FILE NO.: Z-1 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. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments. l=andscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in District 15, the Geyer Springs West Planning District. The development principles of the district seek to minimize potential negative impacts between industrial and residential uses and to improve traffic circulation. The Land Use Plan shows Residential Low Density (RL) use for the application area. The Residential Low Density (RL) category provides for single-family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to rezone to R-4 for a duplex. Surrounding the application area is area designated for Residential Low Density (RL) use and is characterized by single-family homes in developed subdivisions. To the south is an area designated for Public/Institutional (PI) use and is the site of the Cloverdale Elementary and Cloverdale Magnet Middle Schools. The Public/Institutional (PI) category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. This site is not located in an Overlay District. 3 December 11, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10230 Land Use Plan: Master Street Plan: Juniper Rd. 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: Juniper Rd. is 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. H. ANALYSIS; The applicant requests to rezone the 0.32-acre property located at 6505 Juniper Road from "R-2" Single -Family District to "R-4" Two -Family District. The rezoning is proposed for future development of the property. The property contains a small storage building located near the center of the site. The remainder of the property is undeveloped. There is a 50-foot-wide gas easement within the front half of the property, mostly within the northwest quarter of the property. The property contains a 25-foot front building setback line. The City's Future Land Use Plan designates the property as "RL" Residential Low. The proposed R-4 zoning will not require an amendment to the Future Land Use Plan. Staff is supportive of the requested R-4 rezoning. Staff views the request as reasonable. The property is large enough to be replatted into two (2) lots with only a minor lot width variance. Therefore, the proposed rezoning to R-4 does not change the potential density for the property. Staff believes the proposed rezoning will have no adverse impact on the surrounding properties. S1 December 11, 2025 ITEM NO.: 5 (Cont.) FILE NO.: Z-10230 1. STAFF RECOMMENDATION: Staff recommends approval of the requested R-4 rezoning. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were no persons registered in opposition. Staff presented the item, and a recommendation of approval as outlined in the "staff analysis" above. The item remained on the Consent Agenda for Approval. The vote was (9) ayes, (0) nays, and (2) open positions. The motion passed. The application was approved. 5 December 11, 2025 ITEM NO.: 6 NAME: Rezoning from R-2 to 0-3 LOCATION: 12612 Lawson Road DEVELOPER: Arkansas Family Dental Properties, LLC 15601 Summit View Lane North Little Rock, AR 72113 OWNER/AGENT: Arkansas Family Dental Properties, LLC (owner) Samaria Mascagni (applicant) SURVEYOR/ENGINEER: Arkansas Surveying and Consulting 1926 Salem Road Benton, AR 72019 FILE NO.: Z- AREA: 0.51-acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant requests to rezone the 0.51-acre property from R-2 to 0-3 to allow for future development/redevelopment of the property. B. EXISTING CONDITIONS: The property is a vacant lot with a few mature trees. The one-story, single-family structure was recently demolished. December 11, 2025 ITEM NO.: 6 Cont. FILE NO.: Z-10233 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: Project is subject to building permit review and all required codes, specifications, etc., to ensure compliance. ENGINEERING COMMENTS PUBLIC WORKS): Due to the proposed use of the property, the Master Street Plan specifies that Lawson Rd for the frontage of this property shall meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Enter : No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. 2 December 11, 2025 ITEM NO.: 6 Cont.) _ FILE NO.: Z-10233 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. Fire Department: 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 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. 3 December 11, 2025 M NO.: 6 (Cont. NO.: Z-10233 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. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in District 18, the Ellis Mountain Planning District. The development principles of the district include balancing market pressures for density and protecting the natural areas. The Land Use Plan shows Service Trades District (STD) for the application area. The Service Trades District (STD) category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The application is to rezone to 0-3 for a Dental Office. Surrounding the -application area to the north and west are areas designated for Service Trade District (STD) use and are characterized by a commercial building and two office/warehouses and is the site of the Crystal Hill Fire Department. To the east, across Lawson Road, is area designated for Mixed Office Commercial (MOC) uses and is characterized by an auto dealership and a single-family home. To the northeast is an area designated for Commercial (C) use along the south side of Colonel Glenn Road corridor with two convenience stores with fuel pumps and an auto dealership. This site is not located in an Overlay District. LI December 11, 2025 ITEM NO.: 6 (Cont) FILE NO.: Z-10233 Land Use Plan: Master Street Plan: Lawson Rd. is a Commercial street on the Master Street Plan. Commercial Streets are a Local public street that is abutted by non-residential or residential use that 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'. Sidewalks are required on both sides. This street may require dedication of right-of-way and may require street improvements. Bic cle Plan: Lawson Rd. is 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. H. ANALYSIS: The applicant proposes to rezone the 0.51-acre property located at 12612 Lawson Road from "R-2" Single Family District to "O-Y General Office District. The rezoning is proposed to allow future development/redevelopment of the property. The property is a vacant lot with a few mature trees. The one-story, single-family structure was recently demolished. The City's Future Land Use Plan designates the property as "STD" Service Trades District. The proposed 0-3 zoning will not require an amendment to the future land use plan. Staff is supportive of the requested 0-3 rezoning. Staff views the request as reasonable. The property is located in an area of mixed uses and zoning. There are several PD-C and PCD zonings located along Lawson Road, between Colonel Glenn and Lawson Cut -Off. A pest control business and a Dollar General store are located south of the site. Kinco Construction Company is located to the north. The proposed 0-3 zoning is appropriate for the area and should have no adverse impact on the surrounding properties. STAFF RECOMMENDATION: .Gi December 11, 2025 ITEM NO.: 6 (Cont.) FILE NO.: Z-10233 Staff recommends approval of the requested 0-3 rezoning. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were no persons registered in opposition. Staff presented the item, and a recommendation of approval as outlined in the "staff analysis" above. The item remained on the Consent Agenda for Approval. The vote was (9) ayes, (0) nays, and (2) open positions. The motion passed. The application was approved. December 11, 2025 I►LA ,111tLellW/ NAME: Youth Success Center — Conditional Use Permit LOCATION: 25 Sheraton Drive DEVELOPER: Shannon Smith (Agent) 1619 S. Martin Street Little Rock, AR 72204 OWNER/AUTHORIZED AGENT: Little Rock School District (Owner) 810 Markham Street Little Rock, AR 72201 SURVEYOR/ENGINEER: Brooks Surveying, Incorporated 20820 Arch Street Pike Hensley, AR 72065 FILE NO.: Z-5580-A AREA: 9.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: R-2 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a conditional use permit to operate a youth success center in an existing school building. The center will serve as a community -based hub for youth prevention, intervention, and family support connected to the opioid crisis. B. EXISTING CONDITIONS: Subject property is located within the Meadowcliff Subdivision. Properties east of the site, along Mabelvale Pike and S. University Avenue, contain a mixture of commercial and light -industrial zoning and uses. Properties located to the west, north, and south contain single-family residential zoning and uses. December 11, 2025 ITEM NO.: 7(Cont.) FILE NO.: Z-5580-A C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING): 1. Provide complete Site Plan for staffs review comments below are based on aerial view provided. 2. ADA Access shall be shown to the Right -of -Way. 3. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle. 4. Proposal of use will require a change for ADA to meet max feasibility, when you apply for a building permit this will be commented on. 5. May be subject to building permit for further review. 6. 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. 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. 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING. Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. 2 December 11, 2025 ITEM NO.: 7 (Cont.) FILE NO.: Z-5580-A Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: 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. Full Plan Review & Life Safety Inspection Parks and Recreation: No comments received. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in District 12, the 65th Street West Planning District. The development principles of the district include strengthening residential stability and improving infrastructure to support residential _growth. The Land Use Plan shows Public/Institutional (PI) use for the application area. The Public/Institutional (PI) category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The application is for a CUP for a youth success center. Surrounding the application area to the north, west, and south is area designated for Residential Low Density (RL) use and is characterized by single-family homes in developed subdivisions as well as a church and funeral home. East of the application area is area designated for Commercial (C) use and is characterized by a hotel, a used car dealership, and office spaces. This site is not located in an Overlay District. 3 December 11, 2025 ITEM. NO.: 7 (Cont.) FILE NO.: Z-5580-A Master Street Plan: Sheraton Dr. is a Commercial street on the Master Street Plan. Commercial Streets are a Local public street that is abutted by non-residential or residential use which is more intense than duplex or two -unit residential. These streets have the same design standard as a Collector. The standard Right-of-way is 60 feet. Sidewalks are required on both sides. This street may require dedication of right- of-way and may require street improvements. Bicycle Plan: Sheraton Dr. is 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 H. ANALYSIS: The applicant is requesting a conditional use permit to operate a youth success center in the existing school building. The center will serve as a community -based hub for youth prevention, intervention, and family support connected to the opioid crisis. Subject property is located within the Meadowcliff Subdivision. Properties east of the site, along Mabelvale Pike and S. University Avenue, contain a mixture of commercial and light -industrial zoning and uses. Properties located to the west, north, and south contain single-family residential zoning and uses. The Center will operate as a non-residential prevention and recovery support center. The center will not provide detoxification or residential treatment services. The program will offer programming designed to educate, support, and empower youth and families impacted by the opioid epidemic. The applicant notes that a registered nurse will be available part-time, and contracted security will be present as needed during large community events. The Center anticipates serving approximately 80-100 youth annually through structured prevention and intervention programs. In addition, the Center will reach an estimated 2,500-3,000 students annually through school -based education and outreach and engage 300-400 parents and caregivers annually through family programming. The applicant will utilize the existing parking spaces for staff, youth drop-off/pick 0 December 11, 2025 ITEM NO.: ? Cont. FILE NO.: Z-5580-A up, ADA and visitor parking. The parking plan will include directional arrows for lot circulation. Staff feels the parking plan is sufficient to serve the proposed use. General operating hours will be Monday -Friday from 8:OOam to 8:OOpm. The Center will employ fifteen (15) staff members, including administrative, programmatic, and support personnel. Eight (8) to ten (10) staff will be present for operations, program planning, and coordination. During after school and evenings, at least six (6) staff members will be on -site to supervise and facilitate youth activities. The applicant provided the following information for weekend activities: Standard weekend programming: Saturday from 10:OOam to 4:OOpm and Sunday from 1:OOpm to 5:OOpm. Community events: Saturday from 10:OOam to 8:OOpm and Sunday from 1:OOpm to 6:OOpm, as needed. The applicant notes that there will be no more than two (2) weekend events per month. There will be a maximum number of twenty (20) employees at any given time for weekend activities. There will be no outside activities. All activities will take place inside the building. Staff is supportive of the requested conditional use permit to allow the repurposing of the existing school facility to be utilized for the proposed use. The Youth Success Center's mission is to transform the currently vacant property into a safe, educational, and supportive space for youth and families. The use may create new employment opportunities, provide essential prevention and recovery resources, and foster community collaboration in addressing the opioid epidemic. Staff feels that the proposed use will provide a benefit to the community and facilitate the need to address youth and families with a vital resource and should have no adverse impact on the surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The application was deferred to the January 8, 2026 agenda at the request of the applicant. The Commission waived their bylaws, as the request for deferral was made less than five (5) working days prior to the public hearing. 5 December 11, 2025 ITEM NO.: 8 FILE NO.: Z-10228 NAME: CKM Group Home — Special Use Permit LOCATION: 15 Brookhaven Drive OWNER/AGENT: Carl Caple (Agent) 5 Country Oaks Drive Little Rock, AR 72223 CKM Holdings, LLC (owner) AREA: .24 acres WARD: 4 CURRENT ZONING: NUMBER OF LOTS: 1 R-2 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is requesting a special use permit to allow for a group home to operate within an existing two-story 2,312 square -foot, four (4) bedroom, single- family residence. The home, located at 15 Brookhaven Drive, will contain a maximum of five (5) disabled men at any given time. B. EXISTING CONDITIONS: The site sits on the corner of Brooklawn Drive and Brookhaven Drive. Brooklawn Drive is a Cul De Sac. The proposed site resides within a residential neighborhood consisting of single-family residences. The Future Land Use shows Residential Low Density, "RL". The current zoning is R-2. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. December 11, 2025 ITEM NO.: 8 Cont. FILE NO.: Z-10228 D. ENGINEERING COMMENTS PLANNING DIVISION: 1. Provide complete Site Plan for staffs review comments below are based on aerial view provided. 2. ADA Access shall be shown to the Right -of -Way. 3. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle. 4. Proposal of use will require a change for ADA to meet max feasibility, when you apply for a building permit this will be commented on. 5. May be subject to building permit for further review. 6. 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. 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. 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Enter : No comments received. Summit Utilities: No comments. AT & T: No comments received. 2 December 11, 2025 ITEM NO.: 8 (Cont.) FILE NO.: Z-10228 Central Arkansas Water: No comments. Fire Department: No Comments. F. BUILDING CODES/LANDSCAPE- Building Codes: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Re ion Metro: No comments received. Planning Division: No Comments. H. ANALYSIS: The applicant is requesting a special use permit to allow for a group home to operate within an existing two-story 2,312 square foot, four (4) bedroom, single- family residence. The home, located at 15 Brookhaven Drive, will contain a maximum of five (5) disabled men at any given time. The site sits on the corner of Brooklawn Drive and Brookhaven Drive. Brooklawn Drive is a Cul De Sac. The proposed site resides within a residential neighborhood consisting of single-family residences. The Future Land Use shows Residential Low Density, "RL". The current zoning is R-2. Section 36-54(e)(4) of the City's Zoning Ordinance provides the following provisions for Family Care Facilities, as adopted by the Board of Directors on September 6, 2005: 1. Family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. a. Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission 3 December 11, 2025 751111 CiW:1[eM FILE NO.: Z-10228 determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. b. There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. c. Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi - public transportation. 5. Acce to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on -site parking. d. The fire marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. e. Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all applicable licensing and procedural requirements established by the State of Arkansas. To staff's knowledge, there are no other transitional residential facilities located within 1,500 feet of the property. 2 December 11, 2025 ITEM NO.: 8 (Cont.) FILE NO.: Z-10228 Section 8-406 (a) of the City's Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by six (6) persons is 650 square feet. As noted, the residence contains 2,312 square feet in area. Section 8-406 (b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant. The applicant provided a statement demonstrating compliance with this section of the code as there are four bedrooms capable of housing a total of six (6) persons. The first bedroom is one hundred thirty-three (133) square feet, the second is one hundred (100) square feet, the third is one hundred (184) square feet, and the fourth is one hundred fifteen (115) square feet. The home will have one staff member that will live in the home. Staff at Magnolia Recovery Community is available by phone Monday through Sunday at any given time and is immediately available between 7:00 am and 7:00 pm Monday through Friday, and on Saturdays from 8:00 am until 12:00 pm. The home has a four -car driveway and a two -car garage. Most of the residents drive. For any resident that is not driving, they will carpool with the residents who drive or utilize public transportation via Rock Region Metro's Bus Route #12287 located at W. Markham Street and Fairbrook Drive. Special Use Permits are not transferable in any manner. Permits cannot be transferred from owner to owner, location to location or use to use. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed conditional use permit, subject to compliance with the comments and conditions outlined in paragraph D, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were (8) persons registered in opposition. The item was taken off the Consent Agenda and opened for discussion. The applicant asked to defer their item until the February 12, 2026 agenda. There was a motion to approve the request. There was a second. The vote was (9) ayes, (0) noes and (2) open positions. The motion passed. The 5 December 11, 2025 ITEM NO.: 8 (Cont.) FILE NO.: Z-10228 application was deferred until the February 12, 2026 Planning Commission agenda. December 11, 2025 EM NO.: 9 FILE NO.: Z-10234 NAME: Apex Duplexes — Conditional Use Permit LOCATION: 3800 Block of Elam Street (westside) & SWC of Elam Street & W. 39th Street OWNER/AGENT: Kendel Grooms, ESQ. (Agent) 32 Caurel Court Little Rock, AR 72223 Ryan Brooks (owner) SURVEYOR/ENGINEER: Bond Consulting Engineers, Inc. 2601 T.P. White Drive Jacksonville, AR 72076 AREA: 1.07 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 LF WARD: 6 CURRENT ZONING: R-3 A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: The applicant is requesting a conditional use permit to develop a total of 1.07 acres for seven (7) duplexes. The property is comprised of seven (7) platted lots, located along the west side of the 3800 Block of Elam Street and the SWC corner of Elam Street and W. 39th Street. B. EXISTING CONDITIONS: The application includes seven (7) lots on the west side of Elam Street from 3800 Elam Street to 3822 Elam Street and 3900 Elam Street. Six of the seven lots are vacant, grass covered and undeveloped. The corner lot located at 3800 Elam Street is occupied by a one-story 1,236 square -foot single-family residential home. The front and back yards are fenced in and there are several mature trees on the property. The Future Land Use shows Residential Low Density, "RL". The current zoning is R-3. December 11, 2025 ITEM NO.: 9 Cont. FILE NO.: Z-10234 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: No Comments. ENGINEERING COMMENTS fPUBLIC WORKS): 1. Elam St. is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Enter : No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: 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 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 2 December 11, 2025 ITEM NO.: 9 (Cont.) FILE NO.: Z-10234 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. F. BUILDING CODES/LANDSCAPE: Building Codes: No comments received. Landscape: No Comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received Planning Division: The request is in District 10, the Boyle Park Planning District. The development principles of this district include developing facilities for all modes of transportation, retaining land in environmentally sensitive areas as open space —especially along Rock Creek —and limiting commercial development along John Barrow Road to between 32nd and 37th Streets. The Land Use Plan shows Residential Low Density (RL) use for the application area. The Residential Low Density (RL) category provides for single-family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is for a CUP for seven duplexes. Surrounding the application area is an area designated for Residential Low Density (RL) use and is characterized by single-family homes, duplexes, and churches. This site is not located in an Overlay District. 3 December 11, 2025 ITEM NO.: 9 (Cont. Land Use Plan: Master Street Plan: FILE NO.: Z-10234 Elam St. 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. W. 39th Street has dedicated public right of way but is not constructed. Bicycle Plan: Elam St. is 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. H. ANALYSIS: The applicant is requesting a conditional use permit to develop a total of 1.07 acres for seven (7) duplexes. The property is comprised of seven (7) platted lots, located along the west side of the 3800 Block of Elam Street and the SWC corner of Elam Street and W. 39th Street. The application includes seven (7) lots on the west side of Elam Street from 3800 Elam Street to 3822 Elam Street and 3900 Elam Street. Six of the seven lots are vacant, grass covered and undeveloped. The corner lot located at 3800 Elam Street is occupied by a one-story 1,236 square -foot single-family residential home. The front and back yards are fenced in and there are several mature trees on the property. The Future Land Use shows Residential Low Density, "RL". The current zoning is R-3. Each of the seven (7) duplexes will be one-story structures. Each unit will be 1,089 square feet with a 6.7-foot front porch facing east towards Elam Street. Section 36-502 requires three (3) off-street parking spaces for each duplex for the proposed development. Each duplex has a parking pad consisting of 4 parking spaces with access from Elam Street. December 11, 2025 ITEM NO.: 9 (Cont.) FILE NO.: Z-10234 The site plan shows each duplex having a forty-six (46) foot setback from the east (front) property line, a six (6) foot setback from the north and south property lines, and a thirty-one and a half (31.5) foot setback from the west (rear) property line. Each duplex meets setback requirements notated in Section 36-255. Each building will not exceed thirty-five (35) feet in height. The applicant notes typical building materials will include a concrete slab foundation and exterior siding predominately being board and batten vinyl siding, with the potential for some brick accents on portions of the building. The applicant proposes laying Bermuda grass for landscaping on each lot. Site lighting must be low-level and directed away from adjacent properties. Each individual unit will have its own trash and recycle bin for collection. Any fencing constructed will comply with Section 36-516 of the City's Zoning Ordinance. To staffs knowledge, there are no outstanding issues associated with this application. Staff feels that the proposed duplex for each lot is an appropriate use for the subject properties. Staff feels the proposed use will have minimal impact within the general area and will serve the community with clean, affordable housing. Staff feels the proposed use will have no adverse impact on the surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the proposed conditional use permit, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were two (2) persons registered in opposition. The item was taken off the Consent Agenda and opened for discussion. Sandy Becker and Hui Romero both expressed concerns that insufficient information had been presented to understand the impact of the proposed development. Mr. Becker wanted to understand how the duplexes would fit on the land and how the duplexes would be oriented on the lots. Kendal Grooms, agent for the applicant, 5 December 11, 2025 ITEM NO.: 9 FILE NO.: Z-102 said that he would be willing to defer the item until the February 12, 2026 agenda so that he could address the parking pads being in the front as opposed to the rear of the duplexes as well as provide renderings of the proposed duplexes. After some discussion, there was a motion to approve the requested deferral. There was a second. The vote was (9) ayes, (0) noes, and (2) open positions. The motion passed. The application was deferred to the February 12, 2026 Planning Commission agenda. December 11, 2025 ITEM NO.: 10 NAME: Snell Northcut Electric — POD LOCATION: 13401 Kanis Road DEVELOPER: Snell Family Living Trust (Owner) 13401 Kanis Road Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: Joe White & Associates (Agent) 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 SURVEYOR/ENGINEER: Joe White & Associates (Agent) 25 Rahling Circle, Suite A-2 Little Rock, AR 72221 AREA: 1.5 acre NUMBER OF LOTS: 4 CURRENT ZONING: POD/R-2 BACKGROUND: FILE NO.: Z-8092-A FT. NEW STREET: 0 LF On April 4, 1995, the Planning Commission approved the rezoning of subject property from R-2 to POD to utilize the existing 2-story building as an office for an electrical contracting business. On May 2,1995, the application was approved by the Board of Directors (Ordinance No. 19,878). A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant proposes to rezone 1.2 acres from POD/R-2 to POD. The development will contain an office/warehouse building in the northern portion of the site and three (3) single-family residential lots located south of the office/warehouse. The office/warehouse will align with the existing development to the west. The residential lots will take frontage along White Road to the east. December 11, 2025 ITEM NO.: 10 (cont.) FILE NO.: Z-8092-A B. EXISTING CONDITIONS: Properties in the general area contain office and residential zoning and uses in all directions. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 300 feet of the site and all neighborhood associations registered with The City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING): 1. Any new development shall be permitted and receive all reviews to ensure all codes, specifications, and ordinances are met. 2. ADA Access shall be shown to the Right -of -Way. 3. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle. 4. 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. 5. Submit traffic impact study (TIA) showing the additional projected traffic ,:expected to be generated by the proposed development. TIA should show the following: 1. an evaluation of the existing traffic conditions in the vicinity of the proposed site 2. an analysis of projected traffic volumes entering and exiting the proposed development at the nearby access drives and intersections used to serve the site 3. Identify the effects of traffic operations for the existing traffic in combination with site -generated traffic associated with the proposed development 4. evaluate traffic operations for the study intersections and access drives that will serve the site and make recommendations for mitigative improvements which may be necessary and appropriate for safe and acceptable traffic operations 5. Assess the adequacy of the site to accommodate projected drive-thru traffic via queueing analysis. 6. 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 2 December 11, 2025 ITEM NO.: 10 (cont.) FILE NO.: Z-8092-A of any improperly placed concrete or asphalt at the expense of the owner or contractor. 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. 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. 9. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, culverts, 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. 10. 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. 11. Provide ADA accessible route from the public right of way to the proposed development in accordance with 36 CFR Part 1191 Section F206.2.1, "... at least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones, public streets and sidewalks, and public transportation stops to the accessible building or facility entrance they serve." 12.A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City's stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918- 5348 or Permits littlerock. ov 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 Y2 to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 13.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. 3 December 11, 2025 ITEM NO.: 10 (cont.) FILE NO.: Z-8092-A ENGINEERING COMMENTS (PUBLIC WORKS 1. Kanis Rd is classified on the Master Street Plan as a minor arterial street. A dedication of right-of-way 45 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that White Rd for the frontage of this property shall meet commercial street standards adjacent to the office use and residential street standards adjacent to the residential use. Dedicate right-of-way to 30 feet and 25 ft from centerline, respectively. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Kanis Rd and White Rd. 4. With site development, provide design of Kanis Road conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5- foot sidewalks with planned development to a width of 29.5 ft from centerline. A public street project will occur in the future to widen Kanis Rd. at this location. Per Sec. 30-283(e), a payment in -lieu of construction for the cost of boundary street improvements to Kanis Road should be provided prior to approval of the final plat or issuance of the certificate of occupancy. 5. With site development, provide design of White Road conforming to the Master Street Plan. Construct one-half street improvements to White Road including 5-foot sidewalk with planned development to a width of 15.5 ft adjacent to the office use and 13 ft adjacent to the residential use from centerline. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210 for minor commercial streets. Driveway spacing on a minor commercial street is 200 ft from intersections and other driveways and 100 ft from side property lines. The width of driveway must not exceed 26 feet. A lot is required 500 ft of frontage for two (2) driveways, if the lot is adjacent to an intersecting collector street or street of higher classification (Kanis Rd). 7. Show the proposed location of the stormwater detention pond. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owners' association and detailed in the bill of assurance. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Enter : No comments received. 0 December 11, 2025 ITEM NO.: 10 (contJ FILE NO.: Z-8092-A Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: 1. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required 3. A 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. 4. 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. 5. 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 Department: 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 H drants. 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 5 December 11, 2025 ITEM NO.: 10 (cont.) FILE NO.: Z-8092-A width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied, and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with 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 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 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. N. December 11, 2025 ITEM NO.: 10 cont.) FILE NO.: Z-8092-A 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 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 replace or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 7 December 11, 2025 ITEM NO.: 10 (cont. FILE NO.: Z-8092-A 9. Gates, intended for automatic operation, shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Parks and Recreation: No comments received. F. BUILDING CODESILANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 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. G. TRANSPORTATIONIPLANNING: Rock Region Metro: No comments received. Planning Division: The request is in District 18, the Ellis Mountain Planning District. The development principles of the district include balancing market pressures for density and protecting the natural areas. The Land Use Plan shows Suburban Office (SO) use and Residential Low (RL) for the application 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 ensure compatibility, a Planned Zoning District is required. The application is for a POD for an Office/Warehouse. 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. To the west of the application area is area designated for Suburban Office (SO) use and is characterized by an office warehouse, an office, and three single-family homes. South of the application area is area designated as Residential Low Density (RL) use and is characterized by single-family homes, twenty multi -unit townhomes, and several single-family homes on large lots. To the east and northeast of the application area is area designated for Residential Medium Ez7 December 11, 2025 ITEM NO.: 10 (cont) FILE NO.: Z-8092-A Density (RM) use and is characterized by a few single-family homes, office spaces, and vacant lots. This site is not located in an Overlay District. Master Street Plan: Kanis Rd. is a minor arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide 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. White Rd. is a Commercial Street. Commercial Streets are a Local public street that is abutted by non-residential or residential use which is more intense than duplex or two -unit residential. These streets have the same design standard as a Collector. The standard Right-of-way is 60 feet. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Kanis Rd. is not shown on the Master Bike Plan with existing or proposed facilities in this area. White Rd. is 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. H. ANALYSIS: The applicant proposes to rezone 1.2 acres from POD/R-2 to POD. The development will contain an office/warehouse building in the northern portion of the site and three (3) single-family residential lots located south of the office/warehouse. The office/warehouse will align with the existing development to the west. The residential lots will take frontage along White Road to the east. Properties in the general area contain office and residential zoning and uses in all directions. The developer will construct a new 8,000 square foot, one-story, steel frame building in the north portion of the site, on Lot 1-R. The metal building will contain a brick wainscot and a sixteen (16) foot eave height with a twenty-four (24) foot ridge height. The applicant notes that the building materials and elevation will match the existing building to the west. The proposed building will contain five 0 December 11, 2025 ITEM NO.: 10 cont.) FILE NO.: Z-8092-A hundred (500) square feet of office space and 7,500 square feet of warehouse space. The site plan shows a building setback over twenty-five (25) feet from the front property line, over thirty (30) feet from the side property lines and ten (10) feet from the rear property line. Access to the office/warehouse will be from a paved driveway extending from White Drive, near the southeast corner of the proposed building. The office/warehouse will contain shared access with the office/warehouse development to the west. The site plan shows a total of thirty-one (31) parking spaces. Eleven (11) parking spaces are located on the north side of the building, along Kanis Road. The remaining twenty (20) parking spaces are located on the south side of the building, near the entrance along White Drive. Staff feels the parking is sufficient to serve the proposed use. The developer is also proposing three (3) single-family residential lots as part of the overall development. Lots 2R-A through 3R-C are shown to be located south of the proposed office/warehouse. All of the residential lots will front White Drive. Lots 2R-A and 2R-B are shown to be 8,400 square feet in area. Lot 3R-C is shown to be 8,680 square feet in area. Lots 2R-A through 3R-C will be developed as per R-2 standards. Staff is supportive of the POD rezoning. To staff's knowledge there are no outstanding issues associated with this application. The proposed development will match the POD use to the west. Staff feels the development will be similar to the intensity with the existing office and residential zoning and uses in the general area. Although there will be a minor increase in traffic staff feels the proposed development will have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested POD rezoning, subject to compliance with the comments and conditions outlined in paragraphs D, E, and F, and the staff analysis, of the agenda and staff report. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were (8) persons registered in opposition. The item was taken off the Consent Agenda and opened for discussion. The applicant asked to defer their item until the January 12, 2026 agenda. There was a motion 10 December 11, 2025 EM NO.: 10 (cont. FILE NO.: Z-8092-A to approve the request. There was a second. The vote was (9) ayes, (0) noes and (2) open positions. The motion passed. The application was deferred until the January 12, 2026 Planning Commission agenda. 11 December 11, 2025 ITEM NO.: 11 FI NAME: Village at Whispering Valley — Revised PRD LOCATION: West of Village Run Parkway, North of Big Rock Avenue DEVELOPER: VD2, LLC (Owner) 4514 Cole Avenue, Suite 300 Dallas, TX 76092 SURVEYOR/ENGINEER: SAM Suite 40OW Dallas, TX 75247 : Z-9407-D AREA: 0.7 acre NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF CURRENT ZONING: PRD BACKGROUN On April 25, 2019, the Planning Commission approved the rezoning of 12.70 acres from R-2 to PRD to allow for the development of 48 lots for residential development titled Village at the Gateway. On June 6, 2019, the Board of Directors adopted Ordinance No. 21,742 (Z-9407) for the proposed multi -family development containing 3-plex & 4-plex apartment buildings. .91,3) On July 8, 2021, the Planning Commission approved the rezoning of 42.51 acres from R- 2 to PRD to allow for the development of Phase 8, containing 117 lots, titled Village at the Gateway for residential development. On August 17, 2021, the Board of Directors adopted Ordinance No. 22,032 (Z-9407-A) for the proposed 351 unit, multi -family apartment buildings. On September 12, 2024, the Planning Commission approved 2.04 acres to the previously approved PRD to add twelve (12) lots with a 4-plex on each lot. On October 15, 2024, the Board of Directors adopted Ordinance No. 22,533 (Z-9407-C). December 11, 2025 ITEM NO.: 11 (Cont.) FILE NO.: Z-9407-D A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to create five (5) additional lots from tract areas within the previously approved plat. Three (3) of the newly created lots will each contain eight (8)- one bedroom apartments (24 total units). The remaining two (2) lots will be utilized to provide parking for the newly created units. All remaining aspects of the previously approved planned development will remain unchanged. B. EXISTING CONDITIONS: Subject property is surrounded by a mixture of zoning and uses in all directions. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING): Any new development shall be permitted and receive all reviews to ensure all codes, specifications, and ordinances are met. ENGINEERING COMMENTS PUBLIC WORKS): No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2 December 11, 2025 ITEM NO.: 11 Cont. FILE NO.: Z-9407-D Fire Department: 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 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied, and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 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. 3 December 11, 2025 ITEM NO.: 11 (Cont.) FILE NO.: Z-9407-❑ 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 replace or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation, shall be designed, constructed and installed to comply with requirements of ASTM F 2200. one- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an approved automatic sprinkler system in 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. December 11, 2025 ITEM NO.: 11 (Cont.) FILE NO.: Z-9407-D 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. Contact Chief Davbram Flowers at (501) 918-3780, Capt. Tony Rhodes at (501) 918-3757, Fire Marshal Derek N Ingram (501) 918-3756, or Fire Marshal Evan Johnson (501) 765-1646. Parks and Recreation: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Plannina Division: The request is in District 16, the Otter Creek Planning District. The development principles of the district include ensuring that roads are improved in a manner that are supportive of all modes of transportation and the preservation of natural sound barriers, open spaces and wetlands, and significant environmental features and systems. The Land Use Plan shows Residential Low Density (RL) use for the application area. The Residential Low Density (RL) category provides for single- family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is to revise a PRD. Surrounding the application area to the north, south, west, and southeast is area designated for Residential Low Density (RL) use and is characterized by apartment buildings and duplexes in developing subdivisions. To the east is area designated for Residential Medium Density (RM) use and is characterized by apartment buildings and duplexes in a developed subdivision. This site is not located in an Overlay District. Master Street Plan: Village Run Pkwy. 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 5 December 11, 2025 ITEM NO.: 11 (Cont. FILE NO.: Z-9407 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. A proposed Collector street extending from Pleasant Hill Road to the southeast traverses across the existing PRD where Village Run Parkway now serves as the intended Collector from Alexander Road to Vimy Ridge Road. Bicycle Plan: Village Run Pkwy. is 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. H. ANALYSIS: The applicant is proposing to create five (5) additional lots from tract areas within the previously approved plat. Three (3) of the newly created lots will each contain eight (8)- one bedroom apartments (24 total units). The remaining two (2) lots will be utilized to provide parking for the newly created units. All remaining aspects of the previously approved planned development will remain unchanged. Subject property is surrounded by a mixture of zoning and uses in all directions. The only change to the previously approved PRD includes creating additional units and parking spaces as proposed. All public roads requiring dedication within the PRD have already been dedicated, and all necessary utility mains serving the site have been previously approved and installed. The additional buildings will connect to the existing, approved infrastructure without requiring new public right-of-way or off -site utility extensions. The proposed buildings are designed to be compatible with the existing PRD in architectural character, materials, elevation, and site organization. The additional building placement and orientation is consistent with the existing internal connectivity, preserve existing circulation patterns, and support pedestrian access within the development. Typically, Section 36-502 of the City's Zoning Ordinance requires thirty-six (36) parking spaces for the additional dwelling units. The site plan shows thirty-two (32) parking spaces will be provided for tenant parking. Staff feels the proposed parking is sufficient to serve the use. 0 December 11, 2025 ITEM NO.: 11 Cont.) FILE NO,: Z-9407-D Staff is supportive of the PRD revision to allow twenty-four (24) additional units into the residential development. Staff feels the request is reasonable. The property is located in an area of mixed zoning and uses. Existing similar types of multi -family developments are located east of the subject property. Staff feels that the additional units are compatible with the existing PRD. Staff feels the additional units will have no adverse impact on the properties in the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested PRD revision, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were no persons registered in opposition. Staff presented the item, and a recommendation of approval as outlined in the "staff analysis" above. The item remained on the Consent Agenda for Approval. The vote was (9) ayes, (0) nays, and (2) open positions. The motion passed. The application was approved. rA December 11, 2025 ITEM NO.: 12 FILE NO.: A-352. LU2025-18-03 and Z-10240 NAME: Valerie Place Annexation, Ellis Mountain Land Use Amendment from C to RM, and MF-12, Multifamily Zoning District and C-1, Neighborhood Commercial Zoning District LOCATION: 14600,14617, & 14621 Kanis Road OWNER/AUTHORIZED AGENT: Pladcock, LLC (Owner) PO Box 242142 Little Rock, AR 72223-0021 SURVEYOR/ENGINEER: Joe White & Associates, Inc. 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 20.78 acres more or less WARD: N/A C&RM Kurtbogan Volkan (Owner) 204 Pebble Beach Drive Little Rock, AR 72212-2663 PLANNING DISTRICT: 18 CURRENT LAND USE: CURRENT ZONING: Not currently zoned. BACKGROUND: • Petition for Annexation was filed on October 28, 2025 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 December 2,2025. • In a letter dated October 10, 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 eastern boundary. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: December 11, 2025 T_EM_N�.. _'L2, _ FILE NO.: A-352.LU2Q?5-1-03,and Z-102AQ 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 20.78 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 western property for uses under the MF-12 Multifamily Zoning District and the eastern property for uses under the C-1 Neighborhood Commercial Zoning District. The request is also to amend the Ellis Mountain Planning District from Commercial (C) to Residential Medium (RM) for the western property and to establish the MF- 12 Multifamily Zoning District designation for the western petitioned land and C-1 Neighborhood Commercial Zoning District designation for the eastern land upon annexation. The land use plan amendment and zoning designations are being requested concurrently with the annexation request. B. EXISTING CONDITIONS: Land use authority The property is located outside the city's incorporated limits, within what was previously the City's extraterritorial jurisdiction (ETJ). With the enactment of Act 314 by the Arkansas State Legislature, the City's authority over zoning, land use, and infrastructure regulations in unincorporated areas outside the city limits was repealed in August 2025. Little Rock Municipal Ordinance No. 22,651 repealed the City of Little Rock's ETJ in compliance with Act 314 and clarified the retention of comprehensive plans, including the Land Use Plan, Master Street Plan, and other long range plans. Upon annexation of any property into the corporate limits of the City of Little Rock, all applicable municipal planning documents and regulations shall immediately apply to the annexed property. Development & environmental context The western site consists of approximately 20.59 acres of primarily wooded land with a stream traversing the eastern section parallel to Kanis Road and a single- family home, mobile homes, and two accessory structures located in the northeastern section of the parcel. The eastern site consists of approximately 0.19 acres with a single-family structure located on the parcel. All structures within the land petitioning for annexation are vacant and derelict. 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 December 11, 2025 1T_EJ" -O.- 12_ __ FILE NO.: A-352, LU2025-18-03, and Z-10240 D. ENGINEERING COMMENTS: Engineering Division, Planning & Development Department: No comments received. Public Works Department: Kanis Road adjacent to the subject properties is currently constructed as a 2-lane roadway. Per the Master Street Plan, Kanis Road is shown to be a 5-lane minor arterial street with a 90 ft right-of-way. Based on predicted traffic volumes, the 5-lane section will be warranted for Kanis Road in the future. The estimated cost of improving Kanis Road to a 5 lane minor arterial street adjacent to the subject properties is a $875,000 impact on the City of Little Rock. No City of Little Rock street and drainage improvement project is proposed for this portion of Kanis Road. At the time of building permit issuance, dedication of right- of-way and boundary street improvements to the Master Street Plan standard will be required. F. BUILDING CODES/LANDSCAPE Building Code: No comment received. Landscape: No comment received. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authoritv: No comment received. Enter : No comments received. Summit Utilities: No comments received. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: No comments received. Police Department: The department already provides services to this area, so no additional costs will be necessary to cover or respond to the annexed area. However, as Little Rock continues to grow west, the possibility of additional resources or a new patrol substation will likely need to be considered. Parks and Recreation: No comments received. 4 December 11, 2025 ITEM ND.: 12 _ _ FILE --352. 1-U2025-18___0_3 I aiLd 4-10240 County Planning: No comments received. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in the Ellise Mountain Planning District, District 18. The development principles of the district include ensuring that roads are improved in a manner that are supportive of all modes of transportation (walking, cycling, automobile, public transit and truck), preserving significant environmental features and functions, providing active and passive park facilities, and developing Neo-Traditional Neighborhoods in undeveloped areas. The Land Use Plan shows Commercial (C) on either side of the Kanis Road corridor and Residential Medium Density (RM) in the rear half of the western property for the petitioned area. The Commercial (C) land use designation provides for a broad range of retail and wholesales of products, personal and professional services, and general business activities. The Residential Medium Density (RM) land use designation provides for a broad range of housing types including single family attached, single family detached, duplex, town homes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwellings per acre. o-� The areas to the north of the subject area within the city limits are designated for Residential Low (RL) uses and are characterized by developed, single-family subdivisions and Public Institutional (PI) uses characterized by the Baker Elementary School and the Islamic Center of Little Rock -West Campus. Areas to the north outside the city limits is designation Residential Medium (RM) along the Kanis corridor and Residential Low (RL) and are characterized by rural residential tracts, small offices, and fourteen (14) unit apartment building. The area to the east outside the city limits is designated Commercial (C) and are characterized by rural residential tracts, small offices, and a storage warehouse structure. The area to the south is designated Commercial (C), Residential High Density (RH), and Residential Medium Density (RM) and characterized by a pet boarding business, an 168-unit apartment complex, and undeveloped woodland. 4 December 11, 2025 ITEM NO.: 12 FILE NO.: A-352, LU2025-18-03, and Z-10240 There has been one (1) Land Use Plan amendments in the vicinity which thematically changed the land use of the areas from Residential Low and Suburban Office to Residential Medium and Commercial. Master Street Plan: The subject properties have approx. 750 feet of frontage on the west side of Kanis Road and approx. 115 feet on the east side. The Master Street Plan Map shows Kanis Road as a Minor Arterial. Minor Arterials are high volume roads designed to provide 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. Bicycle Plan: Kanis Road is not shown on the Master Bike Plan with existing or proposed facilities in this area. No existing or proposed bike facilities exist or connect to the subject properties. Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS: The area requesting annexation is contiguous with the City limits along portions of its northeastern section. The land to the east, across Kanis Road, was annexed by the City in-2016 with Ord. 21,187 (A-326 Kanis Ridge Annexation) and in 2023 with Ord. 22,283 (A-344 National Property Holding Annexation). The subject area has historically been a mix of rural residential and undeveloped woodland, located along the Kanis Road corridor in western Pulaski County. The area lies within the Ellis Mountain Planning District and has long served as a transitional zone between the more urbanized areas of Little Rock and the rural tracts to the west. The site consists of approximately 20.78 acres, primarily wooded, with a stream traversing the eastern portion of the western parcel. Existing structures on the land include a vacant single- family home, mobile homes, and accessory structures, all of which are currently derelict. The Arkansas Geographic Information Systems Office (AGIO), in a letter dated October 10, 2025, confirmed that the annexation request meets all requirements outlined in Arkansas Code § 14-40-101. The petition qualifies as 5 December 11, 2025 ITEM NO.: 12 _ FILE_,N0. _A_352.,J U2025;t$433� an�L-1(�24fl a 100% annexation under Arkansas Code § 14-40-609, with all property owners having signed the petition. The Pulaski County Judge's Order verifying the annexation was filed on December 2, 2025. The Order sets the exact boundaries of the annexation, which, by custom, includes all adjacent rights -of - way. Land Use & Zoning The subject area is currently designated as Commercial (C) by the Land Use Plan. The applicant requests a Land Use Plan amendment to Residential Medium (RM) for the western portion of the site and proposes zoning designations of MF-12, Multifamily District, for the western parcel and C-1, Neighborhood Commercial District, for the eastern parcel. These requests are being made concurrently with the annexation. The MF-12 zoning district is intended to accommodate a variety of housing types at a density of 6 to 12 units per acre, consistent with the RM land use designation. The C-1 zoning district supports low -intensity commercial uses that serve nearby residential neighborhoods. The proposed zoning and land use amendment align with the development principles of the Ellis Mountain Planning District. Surrounding land uses include Residential Low (RL) and Public Institutional (PI) to the north within the city limits, and a mix of Commercial (C), Residential Medium (RM), and Residential High (RH) designations to the south. Staff finds the proposed zoning is compatible with these surrounding uses and supports a logical extension of the City's development pattern. Infrastructure & Services Upon annexation, the City will assume responsibility for the regulation and coordination of infrastructure improvements in accordance with the Master Street Plan. Kanis Road, which fronts the subject properties, is currently a two-lane roadway. The Master Street Plan designates Kanis Road as a Minor Arterial with a 90-foot right-of-way. While no City street or drainage improvement project is currently planned for this section, future development will require dedication of right-of-way and improvements consistent with the arterial standard, including sidewalks and deceleration lanes. The Little Rock Police Department currently provides service to this area and has indicated that no additional resources are immediately necessary. However, as development continues westward, the need for additional patrol resources or a substation may be evaluated. N. December 11, 2025 ITEM ND.: 12 _ FILE NO.: A-352, LU2025-18-03, and.Z-1.0 40.. Municipal solid waste services will be provided to the area should residential development occur. Where zoned for commercial use, no municipal solid waste services will be provided. The nearest feasible Little Rock Water Reclamation Authority (LRWRA) facility is a 8" sewer line approximately 815 feet from the subject area. No comments have been received by Little Rock Water Reclamation on the proposed annexation. The nearest Central Arkansas Water (CAW) facility is a 24" water line approximately directly adjacent to the subject area within the right-of-way of Kanis 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 in coordination with CAW and LRWRA. The nearest fire station is Station 20 at 300 Oak Meadow Road, approximately 0.9 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 adjacent to this area is approximately 3,775 acres. The annexation would increase the patrol district by 0.55 percent. The Police Department indicate there are no issues with the annexation request. The proposed annexation of the Valerie Place properties is consistent with the City's long-range planning goals and represents a logical extension of the municipal boundary. The requested land use amendment and zoning designations are compatible with surrounding development and align with the Eliss Mountain Planning District goals. The annexation will allow for the orderly provision of municipal services and infrastructure, and the development of the sites will contribute to the City's housing and commercial needs in a growing area of west Little Rock. 7 December 11, 2025 jTEM ND.: 12 FILE NO.: A-352. 2Q - JS nd 240 STAFF RECOMMENDATION: The Staff recommends approval of annexation and incorporation of the land into the City of Little Rock and the concurrent designation of the land use designation to Residential Medium (RM) for the western property and the zoning classification of the area to MF-12, Multifamily Zoning District and the eastern property for uses under the C-1 Neighborhood Commercial Zoning District. PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There were no persons registered in opposition. Staff presented the item with a recommendation of approval. The item remained on the Consent Agenda for Approval. The vote was nine (9) ayes, (0) nays, and (2) open positions. The motion passed. The application was approved. P December 11, 2025 ITEM NO.: 13 NAME: Hopper — STR-2 (2) — PD-C LOCATION: 705 S. Oak Street OWNER: R.D Hopper 83 Greystone Blvd Cabot, AR 72023 SURVEYOR/ENGINEER Brooks Surveying, Inc 20820 Arch Street Pike Hensley, AR 72065 AREA:.15 acre WARD: 3 CURRENT ZONING: R-4 VARIANCEIWAIVERS: None Requested. NUMBER OF LOTS: 1 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FILE NO.: Z-10231 FT. NEW STREET: 0 LF The applicant is requesting to rezone a 0.15-acre property located at 705 S. Oak Street from R-4 to PD-C to allow use of the property as a short-term rental 2 (STR-2) with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The home is a duplex, and each side will be rented out separately. The residence is currently vacant and is not being used as a short-term rental. B. EXISTING CONDITIONS: The property is occupied by a 1,785 square foot, one-story, duplex. The home sits on a dead end; the southern edge of the property is adjacent to the 1-630 corridor. There are single family homes surrounding the property going north on Oak. There is a two - car driveway as well as off-street parking. There is a natural land buffer between the home and 1-630's corridor. The Future Land Use Plan is Residential Low Density "RL". The current zoning is R-4. December 11, 2025 ITEM NO.: 13 (CONY) FILE NO.: Z-10231 C. NEIGHBORHOOD COMMENTS: All owners of property located within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS (PLANNING: No comments. ENGINEERING COMMENTS PUBLIC WORKS): No comments. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: No comments. Enter : No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met Fire Department: Full life Safety Inspection Landscape: No comments. F. Transportation/Planning: Rock Region Metro: No comments received. Planning Division: Land Use Plan: The request is in District 9, the 1-630 Planning District. The development principle of this district is to preserve the residential character of the area and isolate the non- residential use to specific locations without affecting adjacent neighborhoods. The Land Use Plan shows Residential Low Density (RL) use for the application 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 PD-C for an STR-2 for an existing duplex. South of the application area is Interstate 630. To the north, east, and west is area I December 11, 2025 ITEM NO.: 13 (CONT.)_ FILE NO.: Z-10231 designated for Residential Low Density (RL) use and is characterized by single-family dwellings. Further west is an area designated for Mixed Use (MX) uses characterized by single-family homes, duplexes, and multi -unit residences facing the UAMS Medical Center. Master Street Plan: S. Oak St. 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: S. Oak St. is 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. G. ANALYSIS: The applicant is requesting to rezone a 0.15-acre property located at 705 S. Oak Street from R-4 to PD-C to allow use of the property as a short-term rental 2 (STR-2) with a maximum stay of twenty-nine (29) days. The owner will not reside in the residence. The home is a duplex, and each side will be rented out separately. The residence is currently vacant and is not being used as a short-term rental. The property is occupied by a 1,785 square foot, one-story, duplex. The home sits on a dead end; the southern edge of the property is adjacent to the 1-630 corridor and there are single family homes surrounding the property going north on Oak. There is a two -car driveway as well as off-street parking. A natural land buffer is between the home and 1-630's corridor. The Future Land Use Plan is Residential Low Density "RL". The current zoning is R-4. On June 20, 2023, the City Board of Directors passed an ordinance regulating short- term rentals within the City of Little Rock. The new ordinance establishes "development standards" for short-term rentals. If approved, the applicant must comply with the newly established development standards as follows, in addition to all other requirements of the new ordinance: 3 December 11, 2025 ITEM NO.: 13 (CONT.) FILE NO.: Z-10231 Development Standards. Hosting of private parties and special events such as weddings, receptions, and other similar gatherings is not allowed in Short - Term Rentals. 2. Tours for a fee are not allowed to anyone other than an Occupant. 3. The Occupancy Fee may include any meal to be served to paying guests; no other meal service is permitted. 4. Allowable signage is that as permitted by the Single -Family Residential Standard. 5. Parking plan must be provided with permit application. Off - Street Standard for STRs shall be provided in accordance with Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on - street parking is proposed as an alternative to meet the above requirements, parking must be available for guest use within 330 feet of the STR and parking plan must address neighborhood impact. If the STR is proposed within a Design Overlay District, any alternate parking requirements, as provided in Little Rock, Arkansas Rev. Code, Chapter 36. Zoning, Article V. District Regulations shall be applicable. 6. Applicants shall provide a scaled floor plan that includes all of the rooms available for rent with location of windows, doors, and smoke detectors identified. Smoke detectors (certified) are required in all sleeping areas, in every room in the path of the means of egress from the sleeping area to the exit, and in each story with sleeping unit, including basements. 7. All sleeping areas must have two (2) ways of egress, one of which can be an operable window. 8. Proof of homeowner's fire, hazard, and liability insurance. Liability coverage shall have limits of not less than One Million Dollars ($1,000,000.00) per occurrence. 9. All persons operating a Bed and Breakfast House/Short-Term Rental (Type I & 2) shall meet all applicable requirements of the City of Little Rock's Municipal Code, Chapter 12, Fire Prevention and Protection, Article II. Arkansas Fire Prevention Code. Prior to use as a Bed and Breakfast House/Short-Term Rental (Type 1 & 2), the annual City of Little Rock, Building Code and Fire Marshal inspection fee must be paid, and payment of annual Business License received. 10. Smoke alarms shall be installed, all smoke alarms shall meet local and state standards (current Fire Code). Smoke alarms shall be installed in all sleeping areas and every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. n December 11, 2025 ITEM NO.: 13 (CONT.) FILE NO.: Z-10231 11. Carbon monoxide detectors shall be installed as directed by City Staff if there are fuel -fired appliances in the unit or the unit has an attached garage. 12. Five (5)-pound ABC -type extinguisher shall be mounted where readily accessible. 13. No recreational vehicles, buses, or trailers shall be visible on the street or property in conjunction with the Bed and Breakfast House/Short-Term Rental use. 14. Principal renter shall be at least eighteen (18) years of age. 15. Maximum occupancy. Maximum occupancy of any room or structure as a whole shall be determined by the Arkansas Fire Prevention Code. 16. Simultaneous rental to more than one party under separate contracts shall not be allowed. 17. The owner shall not receive any compensation or remuneration to permit occupancy of an STR for a period of less than a one (1)-day rental. All trash pick-up shall comply with requirements for residential one — and two-family residential zones. There have been no Department of Planning & Development enforcement cases nor any police reports for this property. Currently the City of Little Rock Department of Planning and Development has one hundred and thirty-two (132) short-term rentals (STR-1 and STR-2) listed within the database for approved short-term rentals in the City of Little Rock. The City's new short-term rental ordinance allows a maximum of 500 short-term rentals within the corporate boundary of the City of Little Rock. Staff is supportive of the requested rezoning to allow a short-term rental 2 as the desired use. Staff feels the rental will continue to create a diversity of housing options for this neighborhood. Staff feels that the rezoning of this property will have no adverse impact on the surrounding properties in the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the PD-C, subject to compliance with the comments and conditions outlined in paragraph E, and the staff analysis of the agenda staff report. 5 December 11, 2025 ITEM NO.: 13 CONT. FILE NO.: Z-10231 PLANNING COMMISSION ACTION: (DECEMBER 11, 2025) The applicant was present. There was (1) person registered in opposition. The item was taken off the Consent Agenda and opened for discussion. Evan Lewis expressed concerns about there being no off-street parking, how the Stift Station neighborhood doesn't need another STR and how UAMS is building a hotel a couple blocks away. After some discussion, there was a motion to approve the application. There was a second. The vote was (9) ayes, (0) noes and (2) open positions. The motion passed. The application was approved. Q 0 oc O U W cc W H O z O N L/Y O U Z Z Z Q J a > > > > > > > > > 0 0 00 d Lo T,>>>>>>>>>00 d > > > > > > > > > O O > > > > > > > > > O O m rq c � Lu � m � 'R > > > > > > > > > O 0 c m O r4 U ry 00 C OJ 0! E LD � 0) N Q Q> >>>>>> O O N c 06 � � a E M O Y 01 W E N N 'O LO N Q w N x CC 01 00 3 U a �7 C n 0 V x U w 3 7 LA- a Z Q x > m m c a� C Q _U Z a a W a Co o v c OC J a> W C G L+i W x Z 0 Z 0 'O ;? C�C G Z a H W x O v Q Z J N J a N Ln d Ln d 3 d v a; oti W m Z Z W 0 Z O Z 0 w O QC O: F Q: W W m Oo W Q =ou 0 0 LA C G X V Z W Z W W n E E E m m x a i= LA m> a O a O 2 �' 2 a 2 z O H N O d z w a O a O w Ln U W ii Z W (A m Q ZO W } Q December 11, 2025 There being no further business before the Commission, the meeting was adjourned at 4:55 p.m. } l 1 2Z I-S bate Chairman