HomeMy WebLinkAboutpc_03 12 2026LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
March 12, 2026
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present there being seven (7) members present.
II Members Present: Joshua Baxter
Michael Vickers
Jimmy Brown
Steven Person
John Eaves
Alicia McDonald
Andre Benard II
Members Absent: Norman Hodges
Jeremiah Russell
Ahmed Samad
Open Position
City Attorney:
1!!. Approval of the Minutes of the February 12, 2026, Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
March 12, 2026
I. OLD BUSINESS:
Item Number:
File Number:
Title:
1.
Z-7500-K
Hamilton Station Apartments — PRD
North of 14524 Cantrell Road
2.
Z-8911-B
De La Rosa — Revised PCD
9123 Chicot Road
3.
Z-10228
CKM Group Home — Special Use Permit
15 Brookhaven Drive
4.
Z-10239
Miles #3 STR-2 — PD-C
1908 S. Van Buren Street
5.
Z-9850-A
Bassett Parolee/Probationer Housing Facility — Special Use
Permit
3118 S. Izard Street
6.
Z-10253
Perani — PD-C
12223 Colonel Glenn Road
7.
A-354
Kanis Road Annexation
14703 Kanis Road
8.
Z-9533-A
Hayes — STR-1 — Special Use Permit
1801 E. 3rd Street
9.
Z-10246
Archer — STR-2 — PD-C
5521 J Street
10.
Z-10258
Tippen — STR-2 — PD-C
8024 W. 33rd Street
Page Two
II. NEW BUSINESS:
Item Number: File Number:
Title:
11. Z-10262
MC Capital Management Services Addition — PCD
Immediately South of 10500 Stagecoach Road
12. Z-10245
Bates Group Home — Special Use Permit
301 Dryad Lane
13. Z-7838-A
Benbran Storage — Conditional Use Permit
Immediately South of 4111 S. University Avenue
14. LU2026-19-01
Land Use Plan Amendment, Chenal Valley Planning
District — from SO, RL to MX
6 Norton Road & 18511-18521 Cantrell Road
14.1. Z-7880-C
Rezoning from R-2 & 0-1 to C-3
6 Norton Road & 18511-18521 Cantrell Road
15. Z-10232-A
Rezoning from R-2 to R-4
SEC of Colonel Glenn Road & Marigold Drive
16. Z-6458-A Hill Land Trust — PD-O
1701 N. University Avenue
17. Z-8294-B Oak Glen — Revised PD-R
#2 thru #19 Oak Glen Lane
18. Z-10261 Empire Development Group — PD-R
12401 Kanis Road
19. Z-10264 Ace General Contractors — PD-R
SEC of W. Baseline Road & Margo Lane
Page Three
NEW BUSINESS: (Cont.)
III. SHORT TERM RENTALS:
Item Number: File Number: Title:
20. Z-10131 King — STR-2 — PD-C
223 Rosetta Street
21. Z-10263 Sanchez — STR-2 — PD-C
212 N. Jackson Street
March 12, 2026
ITEM NO.: 1
NAME: Hamilton Station Apartments - PRD
LOCATION: North of 14524 Cantrell Road
DEVELOPER:
Rees Commercial (Owner)
11719 Hinson Road, Suite 130
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Jess Griffin (Agent)
11719 Hinson Road, Suite 130
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
AREA: 11 acres NUMBER OF LOTS: 1
CURRENT ZONING: POD
VARIANCENVAIVERS:
None requested.
BACKGROUND:
FILE NO.: Z-7500-K
FT. NEW STREET: 0 LF
On August 17, the Planning Commission denied a proposed rezoning of this property
titled The Hamilton Apartments Long -form PD-R, a proposed 250 unit, multi -family
development. The applicant appealed the Planning Commission's decision to the Board
of Directors, but that request was withdrawn by the applicant.
March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now requesting to rezone 10.67 acres from POD to PCD. The
multi -family apartment development will contain three (3) separate buildings, four
(4) stories in height and 250 residential units. The development will also contain
three (3) townhomes located near the northeast portion of the property. The
applicant notes the development has no phasing plan at this time, but is subject to
change in the future.
B. EXISTING CONDITIONS:
The site is currently undeveloped and partially tree covered. Some site work has
taken place on the property. Properties in the general area contain a mixture of
zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS (PLANNING):
1. Engineer of record needs to provide all correspondence with AR Department
of Transportation.
2. Applicant to provide adequate site plan. Showing all surrounding streets
existing and proposed.
3. Approval from LRFD and suggested access plans and hydrant locations.
4. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in removal
of any improperly placed concrete or asphalt at the expense of the owner or
contractor.
5. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
6. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
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March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
7. 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, inlets and an analysis of
downstream impact with existing infrastructure as required per City's current
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.
8. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).Provide engineer's certification statement saying this
drainage report was conducted by yourself or directly under your supervision
and attesting to the accuracy of the information within this report.
9. 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."
10.A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@littlerock.gov to schedule an appointment for issuance or to
answer any questions. Permit cost is based on total project area at $100.00
for the less than'/2 acre, $200.00 for'/2 to 1 acre, and $200.00 for the first acre
and $100.00 for each additional acre for project greater than 1 acre.
11.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
12. Any new development shall be permitted and receive all reviews to ensure all
codes, specifications, and ordinances are met.
13.ADA Access shall be shown to the Right -of -Way.
14. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum
aisle.
15. Proposal for use will require a change for ADA to meet max feasibility, when
3
March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
you apply for a building permit this will be commented on.
16. May be subject to building permit for further review.
17. Accessible path of travel to be shown from public street and between
buildings, including trash enclosures.
18.All facilities on site to meet accessibility requirements. Including parking and
path of travel.
ENGINEERING COMMENTS (PUBLIC WORK51:
1. A special Grading Permit for Flood Hazard Areas will be required per Sec.
13-55 prior to construction.
2. The minimum Finish Floor of all proposed inhabitable structures are required
to be elevated to at least 1 ft higher than the base flood elevation and required
to be shown on the site plan.
3. No development is permitted within the floodway. In accordance with Section
31-176, floodway areas must be shown as floodway easements or be
dedicated to the public. In addition, a 25 foot wide drainage and access
easement is required adjacent to the floodway boundary.
4. Provide additional information detailing the uses of the east and west proposed
driveways. Will tenants use both driveways for typical access or is one
driveway for secondary fire access only.
5. The development is required to provide stormwater detention in conformance
with the Little Rock Drainage Manual.
6. The proposed residential apartment development will add substantial traffic to
the Cantrell Rd/Taylor Loop Rd intersection which has insufficient lanes, lane
geometry, and vehicle stacking. A traffic study is required to be provided based
on existing and future traffic volumes to verify the adequacy of the existing
lanes, lane geometry, and vehicle stacking or if additional improvements are
required to prevent a reduction in the level of service of the intersection. The
engineer should contact ARDOT and obtain the latest plans and expected time
of construction of the Cantrell Rd Widening Project.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
.19
March 12, 2026
ITEM NO.: 1 Cont.) FILE NO.: Z-7500-K
Central Arkansas Water does not support approval of the project until the
following issues are resolved:
1. A 48-inch raw water line and a 72-inch raw water line crosses this site within a
50-foot wide waterline easement in the middle of this property. Care must be
taken to protect these water lines and any appurtenances, such as access and
air release vaults, or monumentation which may be in the area. No signs, light
poles, dumpster pads or other structures on foundations will be allowed within
the existing 50-foot waterline easement. Paved parking and driveways are
allowed. Field verification of the pipeline depth and location will need to be
made by Central Arkansas Water. Construction of the proposed improvements
must be performed with materials and techniques that will not harm or damage
the pipelines or interfere with their operation. Due to the critical nature of the
raw water lines located near this grading please contact CAW at 501-377-1241,
24 hours prior to any work within the water line Right -of -Way.
2. A survey of the planned site and location of the existing 48" and 72" raw water
line easement must be provided to Central Arkansas Water by a licensed
surveyor.
3. Provide a grading plan showing existing and proposed contours to Central
Arkansas Water.
4. No structures included retaining walls and light pole foundations are allowed
within the 48" and 72" 50-foot raw water line easement or within 15' of the edge
of the easement.
5. Owner to provide a geotechnical engineer to examine the site to study the
potential increased loads on the pipes due to fill, adjacent structures and
dynamic loads during and after construction, and provide recommendations to
minimize additional burden on the pipes that are acceptable to CAW.
6. All construction work, including earthwork, shall be observed by CAW. Contact
CAW, Andrew Pownall, prior to any work in this area.
7. A water main extension will be needed to provide water service to this property.
8. 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.
9. 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.
10.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.
11. If there are facilities that need to be adjusted and/or relocated, contact Central
G�
March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
Arkansas Water. That work would be done at the expense of the developer.
12. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned
Line Agreement is required.
13. 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.
14. 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:
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
C.
March 12, 2026
ITEM NO.: 1 (Cont.
FILE NO.: Z-7500-K
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.
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.
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.
npnd FndQ
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.
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March 12, 2026
ITEM NO.: 1 Cont. FILE NO.: Z-7500-K
4. Gate components shall be maintained in an operable condition at all times
and replace or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all buildings, including nonresidential
occupancies, are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
The request is in Planning District 1, the River Mountain Planning District. The
development principles of the district include the improvement of roads for
multimodal transportation, preservation of open space and environmental features,
and development of Neo-Traditional neighborhoods in undeveloped areas. The
Land Use Plan shows Transition (T) for the application area. Transition (T) is a
land use plan designation that provides for an orderly transition between residential
uses and other more intense uses. Transition was established to deal with areas
which contain zoned residential uses and nonconforming nonresidential uses. A
Planned Zoning District is required unless the application conforms to the Design
Overlay standards. Uses that may be considered are low -density multi -family
residential and office uses if the proposals are compatible with quality of life in
nearby residential areas. The application is for a PRD.
North and northwest of the application area are areas designated Park/Open
Space (PK/OS) and are characterized by a creek. North beyond the creek and
west of the application area are areas designated for Residential Low Density (RL)
uses and are characterized by single-family residences in developed subdivisions.
East of the application area is area designated for Transition (T) uses and is
characterized by a veterinary hospital and single-family residences. South of the
application area are areas designated for Office (0) and Mixed Office and
Commercial (MOC) uses and are characterized by office buildings, a healthcare
clinic, and two restaurants.
This site is not located in an Overlay District.
Master Street Plan:
Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials
are roads designed to serve through traffic, and to connect major traffic generators
or activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
Bicycle Plan:
Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike Path. Class
I Bike Paths are a route designated for the sole use of bicycles that is physically
separated from vehicular lanes.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
March 12, 2026
ITEM NO.: 1 Cont. FILE NO.: Z-7500-K
ANALYSIS:
The applicant is now requesting to rezone 10.67 acres from POD to PCD. The
multi -family apartment development will contain three (3) separate buildings, four
(4) stories in height and 250 residential units. The development will also contain
three (3) townhomes located near the northeast portion of the property. The
applicant notes the development has no phasing plan at this time but is subject to
change in the future.
The site is currently undeveloped and partially tree covered. Some site work has
taken place on the property. Properties in the general area contain a mixture of
zoning and uses.
Access to the development will be provided from a newly created access road on
the north side of Cantell Road. The site plan shows the development and
townhomes will share access with the property to the south via shared access
easements near the eastern and western portions of the development.
The main buildings and townhouses show building setbacks over eighty (80) feet
from all property lines. All garages and carports will be setback over twenty (26)
feet from all property lines.
The 4-story multi -family apartment buildings will contain the following number of
units:
■ Studio apartments — 12
0 1 BDRM/1 BATH — 127
0 2 BDRM/2 BATH — 87
• 3 BDRM/2 BATH — 4
4 3 BDRM/2.5 BATH — 4
Amenities for the proposed development will include a swimming pool/pavilion
area, an area for hammocks, clubhouse, mini -golf course. Townhouse amenities
shown on the plan depict an area that will contain a fire/BBQ pit and playground.
The applicant is providing a total of 352 parking spaces, including handicap parking
spaces. The parking plan contains a mixture of garages, covered, open -space
parking. Typically, 342 spaces are required for the apartment units and clubhouse
use.
Parking for the three (3) townhouses shown on the plan will contain a 2-car garage
for each townhouse. Staff feels that parking provided for the apartments, the
clubhouse and townhomes is sufficient to serve the use.
10
March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
All required landscaping must comply with Chapter 15 (Landscape Ordinance) for
screening and buffer requirements.
The applicant did not provide a sign plan with this application. All signs must
comply with Section 36-552 of the City's Zoning Ordinance (signs permitted in
multifamily zones).
The site plan shows several dumpsters throughout the site. All dumpsters on the
site must be screened and comply with and comply with Section 36-523 of the
City's Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
Any fence or wall erected must comply with Section 36-516 of the City's Zoning
Ordinance.
Staff cannot support the project at this time due to the fact that issues have been
raised by Central Arkansas Water, Public Works and ARDOT, which have not been
addressed by the applicant. Staff believes the application needs to be deferred so
that the outstanding issues can be resolved.
TAFF RECOMMENDATION:
Staff recommends the application be deferred in order for the applicant to address
issues raised by Central Arkansas Water, Public Works and ARDOT.
PLANNING COMMISSION ACTION: (JANUARY 8, 2026)
The item was deferred to the March 12, 2026 agenda at the request of the
applicant.
STAFF UPDATE:
The applicant has not provided staff with information showing that the issues raised
by staff, and noted in the staff analysis above, have been resolved. Staff
recommends the application be deferred to the April 9, 2026 agenda. This will be
the second deferral for this application.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The application was placed on the Consent Agenda for deferral to the May 14,
2026 agenda. There was a motion to approve the Consent Agenda. The
11
March 12, 2026
ITEM NO.: 1 Cont. FILE NO.: Z-7500-K
motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The
application was deferred.
12
March 12, 2026
ITEM NO.: 2 FILE NO.: Z-8911-B
NAME: De La Rosa — Revised PCD
LOCATION: 9123 Chicot Road
DEVELOPER:
Lorena De La Rosa (Owner)
9123 Chicot Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Lorena De La Rosa
9123 Chicot Road
Little Rock, AR 72209
SURVEYOR/ENGINEER:
Laha Engineers, Inc.
6602 Baseline Road, Ste. E
Little Rock, AR 72209
AREA: 0.53 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 CENSUS TRACT: 41.06
CURRENT ZONING: PCD
BACKGROUND:
On March 18, 2014, the Little Rock Board of Directors approved Wallace Baseline Acres
preliminary plat (Ordinance No. 20,860), to be rezoned from R-2 to PCD to allow for the
rezoning of Lots 1 and 2, with conditions. Lots 3 and 4 of the overall tract remained zoned
as single-family residential. The approved PCD site plan for Lot 2 (this subject property)
showed an existing billboard and a small temporary office building, with no additional
improvements.
March 12, 2026
ITEM NO.: 2 (Cont.) FILE NO.: Z-8911-B
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to revise the existing PCD (Lot 2) to allow for the
continued use of the property for retail sales and mobile canteen unit (food truck)
uses. The applicant proposes to retain an existing food truck and place an
additional food truck on the site. Both food trucks will be permanently placed on
the property.
B. EXISTING CONDITIONS:
The property is located on the east side of Chicot Road, north of Vernon Estates
Drive. Properties in the general area primarily contain a mixture of zoning and
uses.
C. NEIGHBORHOOD NOTIFICTIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
E
March 12, 2026
ITEM NO.: 2 (Cont.
Grade.
FILE NO.: Z-8911-B
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
— D 105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceeds 30', approved aerial fire apparatus
3
March 12, 2026
ITEM NO.: 2 Cont. FILE NO.: Z-8911-B
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be placed with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates.
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
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.
2
March 12, 2026
ITEM NO.: 2
FILE NO.: Z-8911-B
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants.
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshals Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756
Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
The request is in the 1-430 Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application for a Revised
PCD.
5
March 12, 2026
III L 10[el I WX10TOTI #
PI MANN RD
L
Z-8911-A Land Use
C
a t I ONriWAff., Lel iIa V
ESTATES DR. RL
0 1} 300 600 Feet
so
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Surrounding the application area to the north, south, and west are commercial,
and office uses along Chicot Road. To the east is vacant residential lots.
This site is not located in an Overlay District.
Master Street Plan:
Chicot Road is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
Bicycle Plan:
Chicot Rd is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
A
March 12, 2026
ITEM NO.: 2 (Cont.) FILE NO.: Z-8911-B
Historic Preservation Plan:
This property is not located in a Historic District.
H. ANALYSIS:
The applicant is now proposing to revise the existing PCD (Lot 2) to allow for the
continued use of the property for retail sales and mobile canteen unit (food truck)
uses. The applicant proposes to retain an existing food truck and place an
additional food truck on the site. Both food trucks will be permanently placed on
the property.
The property is located on the east side of Chicot Road, north of Vernon Estates
Drive. Properties in the general area primarily contain a mixture of zoning and
uses.
Access to the site is provided from an asphalt driveway extending from Chicot
Road. The driveway opens up to a gravel parking lot that spans most of the
property.
The property is secured by chain -link fencing with an access gate along Chicot
Road. There is shared access with the properties to the north and south of the site.
The applicant provided the following improvement plan for the property:
"We will begin with required site upgrades, including asphalt paving of the parking area
that'll provide a clean, safe, and durable surface for both vehicular and pedestrian use,
and additional lighting on the property to improve safety and visibility for the customers.
Once these site upgrades are complete, the existing shipping container will undergo
cosmetic repairs that will convert it into a permanent structure on the site. The mobile
office type building on the site will remain to be used for storage of inventory and
supplies. It, too, will undergo the necessary improvement required by the city. We will
anchor down the mobile office to the ground to prevent it from flipping over. All
modifications will be done in compliance with building and zoning codes."
1. Site Improvements:
A. Asphalt paving (Estimated Completion: 2-3 months/ Completed by May or
June 1, 2026)
We will schedule asphalt paving in compliance with city standards and
regulation for the parking area to enhance safety, cleanliness, and durability
for both pedestrian movement and vehicle access. We will also be
preventing any gravel/rocks from pouring into the street.
*(This timeframe accounts for contractor availability, weather, and proper
grading/preparation. )
7
March 12, 2026
ITEM NO.: 2
FILE NO.: Z-8911-13
B. Additional lighting installation (Estimated Completion: 1 month/ Completed
by April 30, 2026)
We will install additional light poles to improve visibility and safety
throughout the food court.
2. Shipping Container enhancements:
A. Shipping container enhancements (Estimated Completion: 1 month/
Completed by April 30, 2026)
The container will be cleaned, repainted, and undergo cosmetic repairs to
ensure it presents a clean, professional appearance consistent with the
overall appearance of the site. The container will be anchored down into the
ground.
B. The building located along the south property line will be utilized for storage
(Estimated Completion: 2 months/ Completed by May or June 1, 2026.)
The building will be anchored down into the ground to prevent the unit from
flipping over due to strong winds.
The property contains the following existing uses:
An 8'x40' foot metal container near the northwest corner of the of property
that contains a current retail use.
An 8'x26' building labeled "office" along the south property line. The
applicant notes the current use of the building is utilized for storage.
A 30'x13' concrete pad containing an existing food truck use is located
immediately north of the storage building.
As part of this request, the applicant is proposing to build a new 20'x13' concrete
pad and place a second food truck on the property adjacent to the existing food
truck.
The applicant notes hours of operation for proposed uses on the property will be
M-F from 11:00am-8:00pm, Saturday from 11:00am-5:00pm, and closed on
Sundays. The second food truck on the site (El Jalapeno Postres Belicones) will
be closed during weekends.
The proposed uses requested as part of the overall development will contain a
maximum number of fourteen (14) employees at any given time.
The site plan shows a dumpster and grease collection container near the east
property line. The dumpster must be screened and comply with Section 36-523(d)
of the City's Zoning Ordinance.
�1
March 12, 2026
ITEM NO.: 2 (Cont.
FILE NO.: Z-8911-B
The applicant provided a letter to staff noting approval from LRWRA approving the
required liquid waste container and method of disposal, dated September 16,
2025.
The applicant is not proposing additional signage at this time. Any new signage
shall conform to Section 36-555 of the City's Zoning Ordinance (signs permitted in
commercial zones).
The applicant states that additional lighting will be installed on the site to improve
visibility and safety. All existing and additional site lighting must be low-level and
directed away from adjacent properties.
Staff is supportive of the applicant's request to revise the PCD, including all site
improvements noted above. The applicant provided responses to staffs concerns
regarding technical aspects and existing uses on the site. The applicant's timeline
has been reviewed and considered acceptable by staff, including approval from
LRWRA regarding location, liquid waste collection and disposal required for
compliance. Staff feels site improvements proposed by the applicant will create an
acceptable permanent development for the site and the general area at large.
STAFF RECOMMENDATION:
Staff recommends approval of the revised PCD, subject to compliance with the
comments and conditions outlined in paragraph E, and the staff analysis, of the
agenda staff report.
STAFF UPDATE:
On July 23, 2025, the applicant submitted correspondence to staff requesting the
application be deferred to the November meeting. Staff supports the deferral
request.
PLANNING COMMISSION ACTION: (AUGUST 14, 2025):
This item was deferred to the November 13, 2025 agenda at the request of the
applicant.
STAFF UPDATE:
On September 18, 2025 the applicant requested that this application be deferred
to the February 12, 2026 agenda. Staff supports this deferral request.
9
March 12, 2026
ITEM NO.: 2 (Cont.
FILE NO.: Z-8911-B
PLANNING COMMISSION ACTION: (NOVEMBER 13, 2025)
The item was deferred to the February 12, 2026 agenda at the request of the
applicant.
PLANNING COMMISSION ACTION: (FEBRUARY 12, 2026)
The applicant was present. There were no persons registered in opposition. The
applicant requested the Planning Commission waive their bylaws to allow for a
third deferral. The Commission stated they would have to have two votes, one to
waive the by-laws and the second to defer the item. There was a motion to waive
the by-laws. There was a second. The vote was eight (8) ayes, zero (0) nays, two
(2) absent, and one (1) open position. The motion passed. The by-laws were
waived. There was a motion to defer the item. There was a second. The vote was
eight (8) ayes, zero (0) nays, two (2) absent, and one (1) open position. The motion
passed. The item was deferred to the March 12, 2026 Planning Commission
Agenda hearing.
PLANNING COMMISSION ACTION: (March 12, 2026)
The applicant was present. There were no objectors present. The application
was placed on the Consent Agenda for approval as recommended by staff.
There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
approved.
10
March 12, 2026
ITEM NO.: 3 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
CURRENT ZONING:
VARIANCES:
None requested.
NUMBER OF LOTS: 1
R-2
PLANNING COMMISSION ACTION:
FT. NEW STREET: 0 LF
(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 application was deferred to the February 12, 2026 Planning
Commission agenda.
PLANNING COMMISSION ACTION:
(February 12, 2026)
The item was deferred to the March 12, 2026 agenda due to insufficient notification.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The application was placed on the Consent Agenda for deferral to the April 9, 2026
agenda. There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was deferred.
March 12, 2026
ITEM NO.: 4
FILE NO.: Z-10239
NAME: Miles #3 — STR-2 — PD-C
LOCATION: 1908 S. Van Buren Street
APPLICANT/OWNER:
Sheila Miles
P.O. Box 45345
Little Rock„ AR 72214
SURVEYOR/ENGINEER:
Edward Lofton Engineering
15415 Oakcrest
Little Rock, AR 72206
AREA:.14 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: R-3
VARIANCEM/AIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.14-acre property located at 1908 S. Van
Buren Street from R-3 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 residence has been used as a short-term 2 rental since 2018, and
is rented out as a whole unit.
B. EXISTING CONDITIONS:
The property is occupied by a 1,217 square foot, one-story, single-family residence.
The home has a three (3) car driveway. Subject property is in a residential
March 12, 2026
ITEM NO.: 4 CONT. FILE NO.: Z-10239
neighborhood made up of single-family homes. The Future Land Use Plan is
Residential Low Density "RL". The current zoning is R-3.
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.
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: 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 primary 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) 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
KA
March 12, 2026
ITEM NO.: 4 CONT. FILE NO.: Z-10239
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.
Surrounding the application area are areas designated Residential Low Density (RL)
and are characterized by single-family residences. To the north one block is area
designated Public/Institution (PI) and is characterized by Franklin Elementary
School.
This site is not located in an Overlay District.
Master Street Plan:
S. Van Buren Street is a Local Street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
S. Van Buren Street 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 0.14-acre property located at 1908 S. Van
Buren Street from R-3 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 residence has been used as a short-term 2 rental since 2018, and
is rented out as a whole unit.
The property is occupied by a 1,217 square foot, one-story, single-family residence.
The home has a three (3) car driveway. Subject property is in a residential
neighborhood made up of single-family homes. The Future Land Use Plan is
Residential Low Density "RL". The current zoning is R-3.
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
March 12, 2026
ITEM NO.: 4 (CONT.) FILE NO.. Z-10239
Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short -
Term Rentals.
2_ Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to
paying guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single -Family
Residential Standard.
5. Parking plan must be provided with permit application. Off -
Street Standard for STRs shall be provided in accordance with
Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on -
street parking is proposed as an alternative to meet the above
requirements, parking must be available for guest use within
330 feet of the STR and parking plan must address
neighborhood impact. If the STR is proposed within a Design
Overlay District, any alternate parking requirements, as
provided in Little Rock, Arkansas Rev. Code, Chapter 36.
Zoning, Article V. District Regulations shall be applicable.
6. Applicants shall provide a scaled floor plan that includes all of
the rooms available for rent with location of windows, doors,
and 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
4
March 12, 2026
ITEM NO.: 4 CONT. FILE NO.: Z-10239
leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the unit
has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on
the street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration
to permit occupancy of 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 is existing off-street parking for three (3) vehicles.
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.
61
March 12, 2026
��I:r] W,9[r161011
PLANNING COMMISSION ACTION:
FILE NO.: Z-10239
(JANUARY 8, 2026)
This item was deferred to the February 12, 2026 agenda due to insufficient notification.
PLANNING COMMISSION ACTION:
(FEBRUARY 12, 2026)
This item was deferred to the March 12, 2026 agenda due to insufficient notification.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The applicant was present. There were no objectors present. The application was
placed on the Consent Agenda for approval as recommended by staff. There was a
motion to approve the Consent Agenda. The motion passed by a vote of 7 ayes, 0
nays, 3 absent and 1 open position. The application was approved.
5:
March 12, 2026
ITEM NO.: 5 FILE NO.: Z-9850-A
NAME: Bassett Parolee/Probationer Housing Facility — Special Use Permit
LOCATION: 3118 S. Izard Street
OWNER/AGENT:
Phyllis & Harry Bassett, Jr.
16 Marchwood Cove
Little Rock, AR 72210
AREA: .17 acres
WARD: 1
CURRENT ZONING
NUMBER OF LOTS: 1
R-3
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant is requesting a special use permit to allow for a parolee/probationer
housing facility to operate within an existing one-story 1,500 square -foot, three (3)
bedroom, single-family residence. The home, located at 3118 S. Izard Street, will
contain a maximum of four (4) elderly individuals, transitioning from the
Department of Corrections (DOC), at any given time.
B. EXISTING CONDITIONS:
Subject property is the second house from the northwest corner of S. Izard Street
and W. 32"d Street. Properties in the surrounding area contain a mixture of zoning
and uses. Crump Park and the Boys Club of Central Arkansas (Thrasher),
including several religious institutions are located withing the general area of the
proposed site. The Future Land Use shows Residential Low Density, "RL". The
current zoning is R-3.
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.
March 12, 2026
ITEM NO.: 5 (Cont.) FILE NO.: Z-9850-A
D. ENGINEERING COMMENTS (PLANNING DIVISION):
1. ADA Access shall be shown to the Right -of -Way.
2. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum
aisle.
3. 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.
4. May be subject to building permit for further review.
5. Gravel parking lots are not permitted.
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.
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
March 12, 2026
ITEM NO.: 5 (Cont.) FILE NO.: Z-9850-A
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access
roads shall not exceed 10 percent in grade except as approved by the fire
chief. If the grade exceeds 10 percent, approval will be denied and the
applicant must submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No Comments.
G. TRANSPORTATIONIPLANNING:
Rock Reaion Metro: No comments received.
Plannina Division
The request is in Planning District 8, the Central City Planning District. The
Development principles of this district include strengthening the existing
development and to better define single-family and non-residential use areas by
neighborhood oriented commercial uses. The Land Use Plan shows Residential
Low Density (RL) uses for the application area. The Residential Low Density (RL)
March 12, 2026
ITEM NO.: 5 (Cont.) FILE NO.: Z-9850-A
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 Housing Facility
Surrounding the application area is area designated for Residential Low Density
(RL) uses and is characterized by single-family residences. Interspersed to the
north, northeast, and southeast are areas designated for Public/Institutional (PI)
uses and are characterized by faith -based institutions. To the west of the
application area is area designated for Park/Open Space (PK/OS) use and is
characterized by Crump Park.
This site is not located in an Overlay District.
Master Street Plan:
S. Izard Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on
one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
S. Izard 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 special use permit to allow for a parolee/probationer
housing facility to operate within an existing one-story 1,500 square -foot, three (3)
bedroom, single-family residence. The home, located at 3118 S. Izard Street, will
contain a maximum of four (4) elderly individuals, transitioning from the
Department of Corrections (DOC), at any given time.
Subject property is the second house from the northwest corner of S. Izard Street
and W. 32"d Street. Properties in the surrounding area contain a mixture of zoning
and uses. Crump Park and the Boys Club of Central Arkansas (Thrasher),
including several religious institutions are located withing the general area of the
March 12, 2026
ITEM NO.: 5 (Cont.
FILE NO.: Z
proposed site. The Future Land Use shows Residential Low Density, "RL". The
current zoning is R-3.
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
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
March 12, 2026
ITEM NO.: 5 (Cont.) FILE NO.: Z-9850-A
5. Access 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 staffs knowledge, there are no other transitional residential facilities located
within 1,500 feet of the property.
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 four (4) persons is 450 square feet. As noted, the
residence contains 1,500 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
three (3) bedrooms capable of housing a total of four (4) persons. The applicant
notes that each bedroom measures 11'x12', or 132 square feet in area.
Generally, the occupants will not be disabled as defined by ADA. The home will
have two (2) on -site staff members that will be present from 6am-6pm, seven (7)
days a week. The applicant notes that additional staff will be provided to ensure
resident care and safety, as needed.
The applicant notes that a newly poured gravel driveway can accommodate up to
five (5) vehicles that will provide ample parking for staff, visitors and services
provided. On -street parking may provide additional parking in front of the property,
if necessary.
Residents are not permitted to operate or keep personal vehicles at the facility.
The nearest public transportation is available via Rock Region Metro's Bus Route
#2 (S. Main) located near the northwest corner of W. 33rd Street and Gaines Street,
immediately across the street from Grace Temple AME Zion Church.
Ci
March 12, 2026
ITEM NO.: 5 (Cont.) FILE NO.: Z-9850-A
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 requested special 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: (February 12, 2026)
The item was deferred to the March 12, 2026 agenda due to insufficient
notification.
PLANNING COMMISSION ACTION. (March 12, 2026)
The application was placed on the Consent Agenda for deferral to the April 9,
2026 agenda. There was a motion to approve the Consent Agenda. The
motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The
application was deferred.
7
March 12, 2026
ITEM NO.: 6
NAME: Perani— PD-C
LOCATION: 12223 Colonel Glenn Road
OWNER/AUTHORIZED AGENT:
Eileen, LLC
1501 Rahling Road, Apt. 412
Little Rock, AR 72223
RVEYOR/ENGINEER:
Tucker Land Surveying
P.O. Box 116
Cabot, AR 72023
FILE NO.: Z-10253
AREA: 0.52 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone the 0.52 acre site from R-2 to PD-C to
continue the historical commercial use of the property. The applicant intends to
utilize the existing building as a pool hall, including daily food and drink specials.
B. EXISTING CONDITIONS:
The property contains an existing one-story brick building approximately 3,000
square feet in area, that historically operated as a non -conforming, family owned
convenience store (Joe's Grocery) that closed following decades of service. The
building remained vacant for an extended period prior to reopening as a small
grocery store & deli market. The grocery store & deli market closed following a
short period of operation prior the applicant's purchase of the property. The
majority of properties surrounding the site contain a mixture of intense commercial
and office zoning and uses. The remaining properties in the general area contain
small pockets of residential zoning and uses.
March 12, 2026
ITEM NO.: 6 (Cont.) FILE NO.: Z-10253
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):
1. ADA Access shall be shown to the Right -of -Way.
2. Handicap Parking shall include one van stall 11ft wide with a 5ft minimum aisle.
3. Proposal for use will require a change for ADA to meet max feasibility when you
apply for a building permit this will be commented on.
4. May be subject to building permit for further review.
5. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in removal
of any improperly placed concrete or asphalt at the expense of the owner or
contractor.
6. 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.
7. 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):
1. Colonel Glenn Rd is classified on the Master Street Plan as a principal arterial
street. A dedication of right-of-way 55 feet from centerline will be required, up
to the edge of the in -ground fuel tank and old gas pump area.
2. A 20 feet radial dedication of right-of-way is required at the intersection of Col.
Glenn Rd. and Lawson Rd.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Lawson Road for the front of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline. The applicant can
apply for a franchise permit for continued use of the parking areas.
4. With site development, provide design of Col. Glenn Rd. conforming to the
Master Street Plan. Construct one-half street improvement of Col. Glenn Rd.,
including 5-foot sidewalks with planned development. The new back of curb
should be placed 29.5 feet from the existing striped centerline.
2
March 12, 2026
ITEM NO.: 6 Cont. FILE NO.: Z-10253
5. With site development, provide design of Lawson Road conforming to the
Master Street Plan. Construct one-half street improvements, including 5-foot
sidewalks with planned development. The new back of curb should be placed
29.5 from the existing striped centerline. The new back of curb should be
placed 36 ft from the existing west back of curb and striped for 3 lanes (1-SB,
1-NBL, & 1-NBR).
6. Show the proposed driveway locations. Driveway spacing on Col. Glenn Rd
is 300 ft from other driveways and streets and 150 ft from side property lines.
Driveway spacing on Lawson Rd. is 250 ft from other driveways and streets
and 150 ft from side property lines.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Provide a 10' utility easement adjacent to the north property line along Colonel
Glenn Rd. for the existing 16" DI water main.
Fire Department:
Must Comolv 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
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.
3
March 12, 2026
ITEM NO.: 6 (Cont.) FILE NO.: Z-10253
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.
Parks and Recreation: No comments received.
F. BUILDING CODES/LANDSCAPE:
2
March 12, 2026
ITEM NO.: 6 (Cont.) FILE NO.: Z-10253
Building Code: No comments received.
Landscape:
1. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning 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
Commercial (C) uses for the application area. The Commercial (C) category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The application is
for PD-C for a pool hall
To the north, south, and east of the application area are areas designated for Mixed
Office Commercial (MOC) uses and are characterized by offices, an automobile
sales dealership, commercial buildings, and a single-family residence. West of the
application area is area designated for Service Trades District (STD) uses and is
characterized by a strip commercial building and two single-family residences.
This site is not located in an Overlay District.
Master Street Plan:
Colonel Glenn Road is a Principal Arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic, and to connect major traffic
generators or activity centers within urbanized areas. The standard Right of way
of 110 feet is required. Sidewalks are required on both sides. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Colonel Glenn Road 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.
5
March 12, 2026
ITEM NO.: 6 (Cont.) FILE NO.: Z-1
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources
H. ANALYSIS:
The applicant is requesting to rezone the 0.52 acre site from R-2 to PD-C to
continue the historical commercial use of the property. The applicant intends to
utilize the existing building as a pool hall, including daily food and drink specials.
The property contains an existing one-story brick building approximately 3,000
square feet in area, that historically operated as a non -conforming, family owned
convenience store (Joe's Grocery) that closed following decades of service. The
building remained vacant for an extended period prior to reopening as a small
grocery store & deli market. The grocery store & deli market closed following a
short period of operation prior the applicant's purchase of the property. The
majority of properties surrounding the site contain a mixture of intense commercial
and office zoning and uses. The remaining properties in the general area contain
small pockets of residential zoning and uses.
The building is located at the southeast corner of Colonel Glenn Road and Lawson
Road. Existing building orientation provides ample distance from the rights -of -way
shown on the plan. The front building setback is shown to be over thirty-eight (38)
feet from the Colonel Glenn ROW and over forty-seven (47) feet from the Lawson
Road ROW. Staff feels the existing building setbacks along the rights -of -way
should not be a cause for concern regarding sight distance at the intersection.
The applicant notes that six (6) employees may be present at any given time.
The applicant notes that music, including live bands, will be limited to the inside of
the building. The proposed use will offer daily food specials, alcoholic and non-
alcoholic beverages, pool, trivia, karaoke, darts, etc. The proposed use will not
contain or offer special events, parties, weddings, etc., at any time during operating
hours.
Section 36-502 of the City's Zoning Ordinance typically requires a minimum of
thirty (30) parking spaces for the proposed use. The site plan shows five (5) parking
spaces along Colonel Glenn frontage and ten (10) parking spaces, plus one (1)
ADA parking space along Lawson Road frontage. Due the building's orientation
and historically limited parking along the intersection, staff feels the parking is
sufficient to serve the proposed use.
March 12, 2026
ITEM NO.: 6 (Cont.
FILE NO.: Z-10253
The site plan does not show a dumpster on the site. Any dumpster placed on the
site must be screened as per Section 36-523 of the City's Zoning Ordinance.
The applicant is not requesting additional signs with this application. All existing
and any future signs placed on the site must comply with Section 36-555 of the
City's Zoning Ordinance (signs permitted in commercial zones).
The site plan shows screening extending along the north and south property lines
extending away from the building. All existing and any new fence or wall erected
must comply with Section 36-516 of the City's Zoning Ordinance. The existing
fence must be maintained as required.
All existing and any new site lighting shall be low-level and directed away from
adjacent properties.
Staff is supportive of the requested PD-C zoning. The property and previously
existing uses have historically operated as a neighborhood convenience and
grocery store, deli, gas station, food market, etc., servicing the community at large.
The majority of properties surrounding the site contain a mixture of intense
commercial and office zoning and uses. The remaining properties in the general
area contain small pockets of residential zoning and uses, abut, or near the county
line and surrounded by commercial uses in all directions. Staff feels the proposed
use will have no adverse impact on the surrounding properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION:
(February 12, 2026)
The item was deferred to the March 12, 2026 agenda due to insufficient
notification.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The applicant was present. There were no objectors present. The application
was placed on the Consent Agenda for approval as recommended by staff.
There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
approved.
7
March 12, 2026
Iti�LJ�]
F1J—Et40.: A-3-anti Z-10259
NAME: Kanis Road Annexation and MF-12, Multi -Family Zoning District
LOCATION: 14703 Kanis Road
OWNER/AUTHORIZED AGENT:
BJ White (Owner)
14703 Kanis Road
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 2.8 acres more or less
WARD: N/A
PLANNING DISTRICT: 18
CURRENT LAUD 11SE: RM, Residential Medium & RL, Residential Low
CURRENT ZONING: Not currently zoned.
PLANNING COMMISSION ACTIQN—
---(FEBRUARY 12, 2026)
The applicant failed to submit supporting documents as required. The application was
deferred to the March 12, 2026 Planning Commission meeting.
PLANNING COMMISSION ACTLQN MARCH 12 2026
The applicant requested to withdrawn the applicant without prejudice. The application was
withdrawn without prejudice.
March 12, 2026
ITEM NO.: 8
NAME: Hayes — STR-1 — Special Use Permit
LOCATION: 1801 E. 3rd Street
APPLICANT/OWNER:
Kenneth Hayes
1722 E. Capitol Avenue
Little Rock, AR 72202
FILE NO.: Z-9533-A
AREA:.06 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a special use permit for the 0.06-acre property located at
1801 E 3rd Street to allow the property to operate as a short-term rental 1 (STR-1) with
a maximum stay of twenty-nine (29) days. The owner lives within 1,500 feet of the
property. The residence is not being used as a short-term rental. The entire unit will
be rented out as a whole.
B. EXISTING CONDITIONS:
The property is occupied by a 2,213 square foot, two-story, single-family residence.
The home resides in a two-family residential neighborhood. There is a multiple -car
driveway that will provide five (5) off-street parking spaces. The current zoning is R-4.
The Future Land Use Plan is Residential Medium Density "RM".
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 (PLANNINGj: No comments.
March 12, 2026
ITEM NO.: 8 (CONT
FILE NO.: Z-9533-A
ENGINEERING COMMENTS (PUBLIC WORKS): No comments.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: 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 Planning District 6, the East Little Rock Planning District. The
development principles of this district include developing facilities for all modes of
transportation and the preservation of greenways, open spaces, and significant
environmental features and systems. The Land Use Plan shows Residential Medium
Density (RM) uses for the application area. The Residential Medium Density (RM)
accommodates a broad range of housing types including single family attached, single
family detached, duplex, town homes, multi -family and patio or garden homes. Any
combination of these and possibly other housing types may fall in this category
provided that the density is between six (6) and twelve (12) dwelling units per
acre. The application is for a STR-1.
Surrounding the application area is designated for Residential Medium
Density (RM) use and is characterized by single-family homes and two faith -based
institutions.
This site is not located in an Overlay District.
2
March 12, 2026
ITEM NO.: 8 (CONT.
Master Street Plan:
FILE NO.: Z-9533-A
E. 3rd Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being a
secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on one
side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
E. 3rd Street 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 a special use permit for the 0.06-acre property located at
1801 E 31d Street to allow the property to operate as a short-term rental 1 (STR-1) with
a maximum stay of twenty-nine (29) days. The owner lives within 1,500 feet of the
property. The residence is not being used as a short-term rental. The entire unit will
be rented out as a whole.
The property is occupied by a 2,213 square foot, two-story, single-family residence.
The home resides in a two-family residential neighborhood. There is a multiple -car
driveway that will provide five (5) off-street parking spaces. The current zoning is R-4.
The Future Land Use Plan is Residential Medium Density "RM".
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:
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.
3
March 12, 2026
ITEM NO.: 8 (CONT.
FILE NO.: Z-9533-A
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.
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 beat least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
4
March 12, 2026
ITEM NO.: 8 (CONT.) FILE NO.: Z-9533-A
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 is existing off-street parking for at least (5) vehicles.
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 forty-one (141) 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 special use permit to allow a short-term rental 1
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.
STAFF RECOMMENDATION:
Staff recommends approval of the special use permit, subject to compliance with the
comments and conditions outlined in paragraph E, and the staff analysis of the agenda
staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 12, 2026)
This item was deferred to the March 12, 2026 agenda due to insufficient notification.
PLANNING COMMISSION ACTION: (March 12, 2026)
The applicant was present. There were no objectors present. The application was
placed on the Consent Agenda for approval as recommended by staff. There was a
motion to approve the Consent Agenda. The motion passed by a vote of 7 ayes, 0
nays, 3 absent and 1 open position. The application was approved.
5
March 12, 2026
ITEM NO.: 9
NAME: Archer— STR-(2) — PD-C
LOCATION: 5521 J Street
APPLICANT/OWNER:
Nicholas Archer (applicant)
70 Vigne Boulevard
Little Rock, AR 72223
Archer Ventures, LLC (owner)
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-10246
AREA:.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3
CURRENT ZONING: R-2
VARIANCEMAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.15-acre property located at 5521 J Street
from R-2 to PD-C to allow the property to operate two (2) short-term rentals 2 (STR-
2) with a maximum stay of twenty-nine (29) days. The property contains a studio unit
and a main residence. Both the main residence and the studio unit will be rented out
as separate units. The owner will not reside in either residence. Both residences are
currently vacant and are not being used as short-term rentals.
B. EXISTING CONDITIONS:
The property is occupied by a 722 square foot, one-story, single-family residence and
a 240 square foot, one-story accessory dwelling. There are two driveways providing
a total of seven (7) off-street parking spaces. The property resides in a predominately
March 12, 2026
ITEM NO.: 9 (CONT.) FILE NO.: Z-10246
single-family residential neighborhood. Forest Heights Stem Academy is to the west
of the property and Holy Souls Church is southeast of the property. The current zoning
is R-2. The Future Land Use Plan is Residential Low Density "RL".
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 Authoritv: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements
in effect at the time of request for water service must be met
Fire Department: 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 Planning District 4, the Heights/Hillcrest Planning District. The
development principles of this district advocate preservation and enhancement of the
unique and positive features of this section of the city. The Land Use Plan
shows Residential Low Density (RL) for the application area. The Residential Low
Density (RL) category provides for single family homes at densities not to exceed 6
4
March 12, 2026
ITEM NO.: 9 (CONT.
dwelling units per acre. Such residential development
dwelling units per acre. Such residential development
conventional single-family homes but may also include
cluster homes, provided that the density remains less
application is for a STR-2.
FILE NO.: Z-10246
s typically characterized by
s typically characterized by
patio or garden homes and
than 6 units per acre. The
Surrounding the application area is area designated for Residential Low
Density (RL) uses and is characterized by single-family residences.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223). The
purpose of the Hillcrest design overlay district is to help maintain the built environment
in a neighborhood that is rich in history and architectural character and consists of
both a vital residential area and a thriving commercial sector. In order to preserve and
enhance those qualities, compatible design and scale of buildings, parking areas,
signage, landscaping, streetscapes, and street furnishings are required such that the
friendly, pedestrian -oriented, "small-town" nature of the neighborhood is continued.
Master Street Plan:
J Street is a Local Street on the Master Street Plan. Local Streets are roads designed
to provide access to adjacent property with the movement of traffic being a secondary
purpose. The standard Right-of-way is 50'. Sidewalks are required on one side. This
street may require dedication of right-of-way and may require street improvements.
Bicycle Plan:
J Street 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 5521 J Street
from R-2 to PD-C to allow the property to operate two (2) short-term rentals 2 (STR-
2) with a maximum stay of twenty-nine (29) days. The property contains a studio unit
and a main residence. Both the main residence and the studio unit will be rented out
as separate units. The owner will not reside in either residence. Both residences are
currently vacant and are not being used as short-term rentals.
The property is occupied by a 722 square foot, one-story, single-family residence and
a 240 square foot, one-story accessory dwelling. There are two driveways providing
a total of seven (7) off-street parking spaces. The property resides in a predominately
single-family residential neighborhood. Forest Heights Stem Academy is to the west
of the property and Holy Souls Church is southeast of the property. The current zoning
3
March 12, 2026
ITEM NO.: 9 (CONT.
FILE NO.: Z-1
is R-2. The Future Land Use Plan is Residential Low Density "RL".
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:
Development Standards.
1. Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short -
Term Rentals.
2. Tours for a fee are not allowed to anyone other than an Occupant.
3. The Occupancy Fee may include any meal to be served to
paying guests; no other meal service is permitted.
4. Allowable signage is that as permitted by the Single -Family
Residential Standard.
5. Parking plan must be provided with permit application. Off -
Street Standard for STRs shall be provided in accordance with
Little Rock Arkansas Code, Chapter 36 36-54 (e) (1). If on -
street parking is proposed as an alternative to meet the above
requirements, parking must be available for guest use within
330 feet of the STR and parking plan must address
neighborhood impact. If the STR is proposed within a Design
Overlay District, any alternate parking requirements, as
provided in Little Rock, Arkansas Rev. Code, Chapter 36.
Zoning, Article V. District Regulations shall be applicable.
6. Applicants shall provide a scaled floor plan that includes all of
the rooms available for rent with location of windows, doors,
and 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
4
March 12, 2026
ITEM NO.: 9 CONT. FILE NO.: Z-10246
Rental (Type 1 & 2), the annual City of Little Rock, Building
Code and Fire Marshal inspection fee must be paid, and
payment of annual Business License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet
local and state standards (current Fire Code). Smoke alarms
shall be installed in all sleeping areas and every room in the
path of the means of egress from the sleeping area to the door
leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the unit
has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on
the street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration
to permit occupancy of 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 is existing off-street parking for at least (7) vehicles.
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 forty-one (141) 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
5
March 12, 2026
ITEM NO.: 9 (CONT.) FILE NO.: Z-10246
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.
PLANNING COMMISSION ACTION:
(FEBRUARY 12, 2026)
This item was deferred to the March 12, 2026 agenda due to insufficient notification.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The application was placed on the Consent Agenda for withdrawal, as requested by
the applicant. There was a motion to approve the Consent Agenda. The motion
passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application
was withdrawn.
M.
March 12, 2026
ITEM NO.: 10
NAME: Tippen — STR-2 — PD-C
LOCATION: 8024 W. 33,d Street
AGENT/OWNER:
Latonya Tippen-Cross (Agent)
12216 Shawnee Forest Drive
Little Rock, AR 72212
Leonard Tippen (Owner)
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-10258
AREA:.30 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6
CURRENT ZONING: R-3
VARIANCENVAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.30-acre property located at 8024 W. 33rd
Street from R-3 to PD-C to allow the property to operate 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 short-term rental has been in operation since 2019. The home will be
rented out as a whole unit.
B. EXISTING CONDITIONS:
The property is occupied by a 1,092-square foot, one-story, single-family residence.
The home resides in a single-family residential neighborhood. There is a single lane
driveway providing two (2) off-street parking spaces. The current zoning is R-3. The
Future Land Use Plan is Residential Low Density "RL".
March 12, 2026
ITEM NO.: 10 CONT.) FILE NO.: Z-10258
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.
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: Full life Safety Inspection
Landscape: No comments.
F. Transportation/Planning:
Rock Region Metro: No comments received.
Planning Division:
The request is in Planning 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) uses 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 STR-2.
2
March 12, 2026
Itiiroi•IIONrem us] (Ki7►IM
FILE NO.: Z-10258
Surrounding the application area is low density residential and is characterized
by single family homes in developed subdivisions.
This site is not located in an Overlay District.
Land Use Plan:
Master Street Plan:
W. 33rd Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being a
secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on one
side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
W. 33rd Street 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 0.30-acre property located at 8024 W. 33rd
Street from R-3 to PD-C to allow the property to operate 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 short-term rental has been in operation since 2019. The home will be
rented out as a whole unit.
The property is occupied by a 1,092-square foot, one-story, single-family residence.
The home resides in a single-family residential neighborhood. There is a single lane
driveway providing two (2) off-street parking spaces. The current zoning is R-3. The
Future Land Use Plan is Residential Low Density "RL".
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:
Development Standards.
Hosting of private parties and special events such as weddings,
receptions, and other similar gatherings is not allowed in Short -
Term Rentals.
3
March 12, 2026
ITEM NO.: 10 CONT. FILE NO.: Z-10258
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 ll. Arkansas Fire Prevention
Code. Prior to use as a Bed and Breakfast House/Short-Term
Rental (Type 1 & 2), the annual City of Little Rock, Building
Code and Fire Marshal inspection fee must be paid, and
payment of annual Business License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet
local and state standards (current Fire Code). Smoke alarms
shall be installed in all sleeping areas and every room in the
path of the means of egress from the sleeping area to the door
leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the unit
has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted where
readily accessible.
n
March 12, 2026
ITEM NO.: 10 CONT. FILE NO.: Z-10258
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 beat 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 is existing off-street parking for at least (2) vehicles
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 forty-one (141) 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.
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.
PLANNING COMMISSION ACTION: (FEBRUARY 12, 2026)
This item was deferred to the March 12, 2026 agenda due to insufficient notification.
5
March 12, 2026
PLANNING COMMISSION ACTION:
(March 12, 2026)
The applicant was present. There were no objectors present. The application was
placed on the Consent Agenda for approval as recommended by staff. There was a
motion to approve the Consent Agenda. The motion passed by a vote of 7 ayes, 0
nays, 3 absent and 1 open position. The application was approved.
0
March 12, 2026
ITEM NO.: 11
NAME: MC Capital Management Services Addition — PCD
LOCATION: Immediately south of 10500 Stagecoach Road
DEVELOPER:
MC Capital Management Services
117 LuJuan Point
Hot Springs National Park, AR 71913
OWNER/AUTHORIZED AGENT:
MC Capital Management Services (Owner)
Terry Burrus (Applicant)
SURVEYOR/ENGINEER:
Thomas Engineering Co.
3810 Lookout Road
NLR, AR 72116
FILE NO.: Z-10262
AREA: 1.664 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 7
CURRENT ZONING: C-2
VARIANCENVAIVERS:
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to rezone the 1.664 acre property located immediately
south of 10500 Stagecoach Road from C-2 to PCD to allow a three (3) lot
commercial development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded.
March 12, 2026
EM NO.: 11 (Cont.) FILE NO.: Z-10262
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION):
1. Grading Permit will be required.
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. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in removal
of any improperly placed concrete or asphalt at the expense of the owner or
contractor.
5. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
6. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
7. Any new development shall be permitted and receive all reviews to ensure all
codes, specifications, and ordinances are met.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Stagecoach 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. Private street access is proposed for these lots. In accordance with section 31-
207, private streets must be designed to the same standards as public streets.
A minimum access easement width of 45' is required with a 31 ft wide street
from back of curb to back of curb.
3. With the private access required to be constructed to public street standards,
construct a sidewalk with appropriate access ramps on the northside of the
access easement with construction.
4. The private street access should be constructed with a concrete apron at
Stagecoach Road.
4
March 12, 2026
ITEM NO.: 11 (Cont.
NO.: Z-10262
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Provide the
direction of flow and all storm water flows (Q) entering and leaving the property.
Show the proposed 100 year overflow drainage path.
6. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners' association and detailed in the bill of
assurance.
7. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
8. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Show and reference the existing water main and utility easement, instrument
No. 86-33997 and 95-14340.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. 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
3
March 12, 2026
ITEM NO.: 11 (Cont.) _ FILE NO.: Z-10262
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.
6. 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:
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.
4
March 12, 2026
ITEM NO.: 11 (Cont.) FILE NO.: Z-10262
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.
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
March 12, 2026
ITEM NO.: 11 (Cont.) FILE NO.: Z-10262
apparatus road and the building. Other obstructions shall be permitted to be
placed with the approval of the fire code official.
nPad FnrJq_
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.
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.
County Planning: No comments received.
1.
March 12, 2026
ITEM NO.: 11 (Cont.) FILE NO.: Z-10262
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
Section 15-84
Developments with fewer than one hundred fifty (150) parking spaces shall have:
(1)Single-trunk trees with a minimum caliper of two (2) inches measured twelve
(12) inches above grade at planting; or 0(2) Multitrunk trees with a minimum of
three (3) canes with a minimum caliper of one (1) inch each measured twelve (12)
inches above grade at planting.
15.96 states that: A perimeter planting strip is required along any side of a vehicular
use area that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip shall be at least nine (9) feet wide.
15-95 states: Where development which requires screening abuts land use of a
more restrictive nature at least eighty (80) percent of the view of the vehicular use
area and parked vehicles shall be screened so as to not be visible when viewed
from the adjacent property. A wooden fence may satisfy sixty-five (65) percent of
the requirement and evergreen trees may be used to satisfy the balance.
15-95(4) states that screening standards are intended to apply during all seasons
of the year. A minimum of fifty (50) percent of the trees and a minimum of seventy-
five (75) percent of the shrubs to be used for screening purposes shall be
evergreen varieties.
Sec. 15-96. - Perimeter planting strips.
(a)A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway. This
strip shall be at least nine (9) feet wide. The perimeter planting strip adjacent to
freeways or expressways shall be at least thirty (30) feet wide except within mature
areas.
(b)Trees shall be planted with an average linear spacing of not less than thirty (30)
feet within the required landscape or buffer area. Three (3) shrubs or vines for
every thirty (30) linear feet shall be planted in the perimeter planting strip. Massing
is permitted as long as trees are spaced not more than one hundred (100) linear
feet apart including width of driveway.
(d) Where a fence or wall is utilized in a perimeter planting strip, the fence or wall
shall be constructed with the face toward the adjacent property with any supporting
structural members screened from view of the adjoining property.
7
March 12, 2026
ITEM NO.: 11 (Cont.
FILE NO.: Z-1
15.97
(a) Interior landscape areas shall comprise at least eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
(b)ln order to apply toward the required eight (8) percent landscape area, the
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces.
15.98
(b)One (1) tree and four (4) shrubs shall be planted in the building landscape areas
for each forty (40) linear feet of vehicular use area abutting the building.
(c)For buildings greater than forty (40) feet in height at least one-third ('/3) of the
trees to be placed in the building landscape area shall be of a species with a
mature height greater than thirty (30) feet.
Sec. 15-100. - Protection of landscaping.
(a) Raised concrete curbing or other approved devices shall be placed around the
base of each landscaped area to protect plantings from automobile and pedestrian
traffic. Such curbing should be offset two (2) feet from planting areas abutting
parked vehicles in order to protect plantings from vehicle front end overhang and
vehicle doors opening into planter areas.
(b) The soil within the landscape areas shall be properly prepared prior to plant
installation in accordance with acceptable horticultural practices.
(c) Massing of shrubs is permitted only in mulch beds and not in grass or turf areas.
(d) An irrigation system shall be required for developments of one (1) acre or larger.
Developments of less than one (1) acre shall have a water source within seventy-
five (75) feet of the plants to be irrigated.
Consult Zoning Code 15-87 for allowable trees.
Planning Division:
Land Use Plan:
The request is in Planning 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 Service Trade
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 for a Planned Commercial Development.
March 12, 2026
ITEM NO.: 11 (Cont.) FILE NO.: Z-10262
The application area is located at the southwest corner of the intersection of
Stagecoach Road and Otter Creek Road. To the north and east of the application
area are areas designated for Commercial (C) uses and is characterized by
restaurants, two strip commercial buildings, a bank, a grocery store, commercial
buildings, and a convenience store with fuel pumps. South and west of the
application area are areas designated for Service Trades District (STD) uses and
are characterized by mini storage facilities.
This site is not located in an Overlay District.
Master Street Plan:
Stagecoach Road is a Minor Arterial on the Master Street Plan. Minor Arterials are
high volume roads designed to provide the connections to and through an urban
area. Curb cuts should be minimized to allow for continuous traffic flow while still
allowing some access to adjoining property. Deceleration Lanes are required.
Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides.
This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Stagecoach Road is on the Master Bike Plan as an Existing Class II Bike Lane.
Class I I Bike Lanes provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan
The application, as shown, should have no effect on identified historic resources.
H. Analysis:
The applicant requests to rezone the 1.664 acre property located immediately
south of 10500 Stagecoach Road from C-2 to PCD to allow a three (3) lot
commercial development. The property is currently undeveloped and wooded.
The property is comprised of three (3) unplatted tracts of land. With the proposed
PCD development, the tracts will be final platted as Lots 1 thru 3, MC Capital
Management Services Addition. Access easements will be platted between the
three (3) lots.
The applicant is proposing a development plan for Lots 1 and 2. C-2 permitted
uses are requested as a use mix for all three (3) lots. Lot 3 will be developed in he
future as per the C-2 development standards (building setbacks and height,
buffers, landscaping, etc.). The development of Lot 3 will not require additional
Planning Commission approval.
�7
March 12, 2026
ITEM NO.: 11 (Cont.
FILE NO.: Z-
The site plan for Lot 1 shows a one-story single tenant building containing
approximately 1,680 square feet. A one-story two (2) tenant building containing
approximately 3,150 square feet is proposed for Lot 2. Both buildings will have
drive-thru windows on their south sides. Paved parking will be located on the east
side of both buildings, and along the north side of the building on Lot 1. Twenty
(20) parking spaces are proposed for Lots 1 and 2. Staff believes the parking will
be sufficient to serve the proposed development.
A main entry drive is proposed at the southeast corner of the development. The
applicant is proposing cross -access between this property and the properties to
the north and south.
All dumpster areas must be screened as per Section 36-523 of the City's Zoning
Ordinance.
Any fencing must comply with Section 36-516.
All signage must comply with Section 36-555.
All site lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the proposed PCD development. The property is currently
zoned C-2. The proposed development will represent a continuation of the
development pattern along Stagecoach Road.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The applicant was present. There were no objectors present. The application
was placed on the Consent Agenda for approval as recommended by staff.
There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
approved.
10
March 12, 2026
ITEM NO.: 12
NAME: Bates Group Home —Special Use Permit
LOCATION: 301 Dryad Lane
DEVELOPER:
James Kevin Bates
5616 Carlyle Drive
Little Rock, AR 72209
OWNER/AGENT:
Xiaowenjun Wang (Owner)
James Kevin Bates (Applicant)
SURVEYOR/ENGINEER:
N/A
AREA: 0.23 acre
WARD: 6
CURRENT ZONING:
VARIANCES:
None requested.
STAFF UPDATE:
NUMBER OF LOTS: 1
R-2
Z-10245
FT. NEW STREET: 0 LF
Staff recommends the application be deferred to the April 9, 2026 agenda, as the City
Attorney's office is reviewing issues related to group homes. The deferral will not be
charged to the applicant.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The application was placed on the Consent Agenda for deferral to the April 9, 2026
agenda. There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was deferred.
March 12, 2026
ITEM NO.: 13 FILE NO.: Z-7
NAME: Benbran Storage — Conditional Use Permit
LOCATION: Immediately south of 4111 S. University Avenue
DEVELOPER:
Benbran, LLC
10809 Executive Center Drive, Suite 100
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Benbran, LLC (Owner)
Phillip Lewis (Applicant)
SURVEYOR/ENGINEER:
Phillip Lewis Engineers, Inc.
23620 1-30
Bryant, AR 72022
AREA: 7.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
�HA
CURRENT ZONING: C-3
VARIANCE/WAIVERS:
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests a conditional use permit to allow a mini-
warehouse/commercial development on the C-3 zoned property located
immediately south of 4111 S. University Avenue.
B. EXISTING CONDITIONS:
The property is currently undeveloped. Some site work has taken place in
preparation for future development.
March 12, 2026
ITEM NO.: 13 (Cont.) FILE NO.: Z-7838-A
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION):
1. Grading Permit will be required.
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. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in removal
of any improperly placed concrete or asphalt at the expense of the owner or
contractor.
5. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
6. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
7. 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: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
2
March 12, 2026
ITEM NO.: 13
NO.: Z-7838-A
1. Provide a 10' utility easement on the West side of the property adjoining
University Avenue.
2. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
5. 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.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned
Line Agreement is required.
8. 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.
9. 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.
41
March 12, 2026
ITEM NO.: 13 Cont. FILE NO.: Z-7838-A
Fire Department:
Must Comoly 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.
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.
n
March 12, 2026
ITEM NO.: 13 (Cont.
FILE NO.: Z-7838-A
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.
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
5
March 12, 2026
ITEM NO.: 13 (Cont.
LE NO.: Z-7838-A
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 U L 325.
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.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
C-9
March 12, 2026
ITEM NO.: 13 Cont. FILE NO.: Z-7838-A
Landscape:
Section 15-84
Developments with fewer than one hundred fifty (150) parking spaces shall have:
(1)Single-trunk trees with a minimum caliper of two (2) inches measured twelve
(12) inches above grade at planting; or 0(2) Multitrunk trees with a minimum of
three (3) canes with a minimum caliper of one (1) inch each measured twelve
(12) inches above grade at planting.
15.96 states that: A perimeter planting strip is required along any side of a
vehicular use area that abuts adjoining property or the right-of-way of any streef,
highway or freeway. This strip shall be at least nine (9) feet wide.
15-95 states: Where development which requires screening abuts land use of a
more restrictive nature at least eighty (80) percent of the view of the vehicular
use area and parked vehicles shall be screened so as to not be visible when
viewed from the adjacent property. A wooden fence may satisfy sixty-five (65)
percent of the requirement and evergreen trees may be used to satisfy the
balance.
15-95(4) states that screening standards are intended to apply during all seasons
of the year. A minimum of fifty (50) percent of the trees and a minimum of
seventy-five (75) percent of the shrubs to be used for screening purposes shall
be evergreen varieties.
Sec. 15-96. - Perimeter planting strips.
(a)A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip shall be at least nine (9) feet wide. The perimeter planting
strip adjacent to freeways or expressways shall be at least thirty (30) feet wide
except within mature areas.
(b)Trees shall be planted with an average linear spacing of not less than thirty
(30) feet within the required landscape or buffer area. Three (3) shrubs or vines
for every thirty (30) linear feet shall be planted in the perimeter planting strip.
Massing is permitted as long as trees are spaced not more than one hundred
(100) linear feet apart including width of driveway.
(d) Where a fence or wall is utilized in a perimeter planting strip, the fence or wall
shall be constructed with the face toward the adjacent property with any
supporting structural members screened from view of the adjoining property.
15.97
(a) Interior landscape areas shall comprise at least eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
tl
March 12, 2026
ITEM NO.: 13 [Cont.
LE NO.: Z-7838-A
(b)ln order to apply toward the required eight (8) percent landscape area, the
minimum size of an interior landscape area shall be one hundred fifty (150)
square feet for developments with one hundred fifty (150) or fewer parking
spaces.
15.98
(b)One (1) tree and four (4) shrubs shall be planted in the building landscape
areas for each forty (40) linear feet of vehicular use area abutting the building.
(c)For buildings greater than forty (40) feet in height at least one-third ('/3) of the
trees to be placed in the building landscape area shall be of a species with a
mature height greater than thirty (30) feet.
Sec. 15-100. - Protection of landscaping.
(a) Raised concrete curbing or other approved devices shall be placed around
the base of each landscaped area to protect plantings from automobile and
pedestrian traffic. Such curbing should be offset two (2) feet from planting areas
abutting parked vehicles in order to protect plantings from vehicle front end
overhang and vehicle doors opening into planter areas.
(b) The soil within the landscape areas shall be properly prepared prior to plant
installation in accordance with acceptable horticultural practices.
(c) Massing of shrubs is permitted only in mulch beds and not in grass or turf
areas.
(d) An irrigation system shall be required for developments of one (1) acre or
larger. Developments of less than one (1) acre shall have a water source within
seventy-five (75) feet of the plants to be irrigated.
Consult Zoning Code 15-87 for allowable trees.
Planning Division:
Land Use Plan:
The request is in Planning District 9, the 1-630 Planning District. The development
principles of this district are 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 Commercial (C) and Park/Open Space
(PK/OS) for the application area. The Commercial (C) category includes a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The Park/Open Space (PK/OS)
category includes all public parks, recreation facilities, greenbelts, flood plains, and
other designated open space and recreational land. The application is for a Mini -
Storage Facility.
March 12, 2026
ITEM NO.: 13 Cont. FILE NO.: Z-7838-A
To the north of the application area is area designated for Commercial (C) uses
and is characterized by restaurants and strip commercial buildings. South of the
application area is area designated for Park/Open Space (PK/OS) uses and is
characterized by the floodplain of Fourche Creek. Farther south across Fourche
Creek is area designated for Commercial (C) uses and is characterized by
commercial buildings and a grocery store. West and northwest of the application
area are areas designated for Mixed Use (MX) uses and are characterized by
restaurants, a theater, a gym, office buildings, and strip commercial buildings.
This site is not located in an Overlay District.
Master Street Plan:
South University Avenue is a Principal Arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic, and to connect major traffic
generators or activity centers within urbanized areas. The standard Right of way
of 110 feet is required. Sidewalks are required on both sides. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
South University Avenue is on the Master Bike Plan as a Proposed Class II Bike
Lane. Class II Bike Lanes provides a portion of the pavement for the sole use of
bicycles.
Historic Preservation Plan:
The application area is south of the site of El Porcellino, a restaurant in a
commercial strip building. This site has not been identified eligible or ineligible for
the National Register of Historic Places, though it has been assigned a resource
number. The application, as shown, should have no effect on identified historic
resources.
H. Analysis:
The applicant requests a conditional use permit to allow a mini-
warehouse/commercial development on the C-3 zoned property located
immediately south of 4111 S. University Avenue. The property is currently
undeveloped. Some site work has taken place in preparation for future
development. A portion of the property, along the south property line and at the
southeast corner of the property, is located in the floodway. The proposed site plan
shows a required twenty-five (25) foot easement for maintenance of the floodway
area.
9
March 12, 2026
ITEM NO.: 13 (Cont.
FILE NO.: Z-7838-A
The proposed development will have a single access point from S. University
Avenue. Cross -access is being proposed between this development and the
existing development to the north.
The applicant is proposing a 9,000 square foot single story building within the west
half of the property, along the S. University Avenue frontage. This building will be
a multi -tenant commercial building. The building setback and height will comply
with ordinance standards. The building will contain C-3 permitted uses.
A total of thirty-nine (39) parking spaces is proposed for the commercial building.
Section 36-502 requires a minimum of thirty (30) parking spaces for the multi -
tenant building. The proposed parking complies with the code.
A total of five (5) mini -warehouse buildings will be located within the east half of
the property. The buildings will range in size from 6,000 square feet to 16,000
square feet. The largest northernmost building will be for climate controlled
storage. The other four (4) buildings will be for traditional mini -storage. An office
for the mini -warehouse development will be located in the climate controlled
building. There will be six (6) parking spaces for the mini -warehouse development.
Staff believes the parking will be sufficient.
The middle portion of the overall property will be a compacted gravel area. This
area will be used for the storage of vehicles, RV's and trailers.
Proposed hours of operation for the mini -warehouse development will be 6:OOam
to 10:00pm, seven days a week. The office will be open Monday -Saturday, 8:OOam
to 6:OOpm.
All dumpster areas must be screened as per Section 36-523 of the City's Zoning
Ordinance.
Any fencing must comply with Section 36-516.
All signage must comply with Section 36-555.
Screening must be provided along the east property line, as allowed based on the
location of the floodway.
All site lighting must be low-level and directed away from adjacent properties.
10
March 12, 2026
ITEM NO.: 13 (Cont.) FILE NO.: Z-7838-A
Staff is supportive of the requested CUP to allow a commercial development. The
proposed development will be consistent with the development pattern along S.
University Avenue. There are many other properties along S, University Avenue
which contain C-4 uses and are zoned C-4.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D, E and F,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (March 12, 2026)
The applicant was present. There were no objectors present. The application
was placed on the Consent Agenda for approval as recommended by staff.
There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
approved.
11
March 12, 2026
ITEM NO, 14:
FILE NO.: LU202671901
NAME: Chenal Planning District Land Use Plan Amendment— SO, RL to MX
LOCATION: 6 Norton Road & 18511-18521 Cantrell Road
OWNER/AUTHORIZED AGENT:
Owner
NMG Limited Partnership
14 Paddock Ct
Little Rock, AR 72223
Agent
Brian Dale
Joe White &Associates Inc
25 Rahling Circle, Suite A2
Little Rock, AR 72223
AREA: 4.18 acres +/-
WARD: Ward 5 PLAN _NINQ_DJ5JJ31U: 19
CURRENT ZONING: 0-1, Quiet Office District; R-2, Single -Family District; Highway 10
Design Overlay District
BACKGROUND:
A. PROP❑SAUBEQUFST:
The request is for a Land Use Plan Amendment from Suburban Office (0) and
Residential Low Density (RL) to Mixed Use (MX). The application is pursued
concurrently with a rezoning application, File No. Z-7880-C, request from Quiet
Office District (0-1) and Single -Family District (R-2) to Neighborhood Commercial
District (C-1).
B. FOISTING CONDITION
The subject site is 4.18 acres +/- of developed land, plated into four tracts, each
containing one single-family structure. The site jointly has 584 feet of frontage along
Cantrell Road, 403 feet of frontage along Norton Road, and 309 feet of frontage along
Maywood Drive. The site directly abuts a single-family cul-de-sac and dead-end
March 12, 2026
FILE NQ: Ill 2026-19-01 _(CDt7W
development along its eastern, southern, and western boundaries. To the east
across Norton Road is a day care center.
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All Neighborhood Associations notified prior to planning commission meetings.
Land Use Plan:
The request is in Planning District 19, the Chenal Planning District. The development
principles of this district include developing facilities for all modes of transportation
and the preservation of greenways, open spaces, and significant environmental
features and systems. The Land Use Plan shows Residential Low Density (RL) and
Suburban Office (SO) 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 Suburban Office
(SO) category provides for low intensity development of office or office parks in close
proximityto lower density residential areas to assure compatibility. A Planned Zoning
District is required. The application is for rezoning to Commercial.
To the east, south, and west of the application area are areas designated for
Residential Low Density (RL) uses and are characterized by single-family homes and
accessory buildings in developed subdivisions and a daycare center. Northeast of
the application area is area designated for Office (0) uses and is characterized by
office buildings, a rehabilitation center, duplexes, and single-family residences.
Farther east and northeast are areas designated for Mixed Use (MX) uses and are
characterized by a liquor store, restaurants, single-family residences, and mobile
homes. Northwest of the application area is area designated for Residential Low
Density (RL) uses and is characterized by single-family residences.
The subject site is located in the Highway 10 Design Overlay District (Ord.15965). The
Highway 10 Design Overlay District regulates design features to protect the aesthetic
and visual character of lands surrounding Highway 10 as it continues to develop. A
Planned Zoning District is required unless the application conforms to the Design
Overlay standards for Highway 10 (Cantrell Road). Uses that may be considered are
Lower -density multifamily residential and offices uses if the proposal is compatible
with quality of life in nearby residential areas.
Master Street Plan:
2
March 12, 2026
Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials are
roads designed to serve through traffic, and to connect major traffic generators or
activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. Norton Road and Maywood Drive
are Local Streets on the Master Street Plan. Local Streets are roads designed to
provide access to adjacent property with the movement of traffic being a secondary
purpose. The standard Right-of-way is 50'. Sidewalks are required on one side.
These streets may require dedication of right-of-way and may require street
improvements.
-BiCycfe Plan.
Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike Path. Class I Bike
Paths are a route designated for the sole use of bicycles that is physically separated
from vehicular lanes. Norton Road and Maywood Drive are not shown on the Master
Bike Plan with existing or proposed facilities in this area.
The application, as shown, should have no effect on identified historic resources.
E. ANALYSISO
The subject property consists of approximately 4.18 acres of developed land located
at 6 Norton Road and 18511-18521 Cantrell Road. The site contains four platted
tracts, each developed with a single-family residence, and has significant frontage
along three public streets: approximately 584 feet on Cantrell Road, 403 feet on
Norton Road, and 309 feet on Maywood Drive. The property is bordered on the east,
south, and west by existing single-family neighborhoods located on cut -de -sacs or
dead-end streets. A day care center is located east of the site across Norton Road.
Staff finds that the requested Land Use Plan amendment from Suburban Office (SO)
and Residential Low Density (RL) to Mixed Use (MX) is reasonable and appropriate
given the site's arterial frontage, surrounding land -use context, and access to existing
and planned multimodal transportation facilities. The Mixed Use (MX) category
provides for a mixture of residential, office, and commercial uses to occur. A Planned
Zoning District is required if the use is entirely office or commercial, or if the use is a
mixture of the three.
Cantrell Road is supported by established multimodal planning frameworks. The
Master Street Plan calls for a 110-foot right-of-way and sidewalks on both sides. The
3
March 12, 2026
ITEM NO. 14: FILE NO.: LU2026�-4UCont.l.
Master Bike Plan identifies Cantrell Road as the location of a future Class I Bike Path,
which would provide dedicated, separated bicycle access along the corridor. Norton
Road and Maywood Drive are designated Local Streets and may require right-of-way
dedication or improvements as development occurs. These transportation facilities
support the feasibility of small-scale commercial or mixed -use development that
provides goods and services to nearby neighborhoods while maintaining access and
connectivity.
The proposed Mixed Use (MX) designation is consistent with development patterns
already present to the northeast and farther east along the corridor. MX areas in this
vicinity support a wide range of neighborhood -oriented commercial and residential
uses. The amendment would allow the site to function as a logical transition between
the higher -intensity commercial and office uses along Cantrell Road and the
Lower -density single-family neighborhoods to the south and west. The Highway 10
Design Overlay District provides an additional layer of design guidance to ensure
compatibility with surrounding residential areas.
The amendment is consistent with the development trends and land -use patterns
along the Cantrell Road corridor and the intentions of the Chenal Valley Planning
District. There are no identified historic resource concerns, and the concurrent
rezoning request (File No. Z-7880-C) allows coordinated review and ensures that
subsequent development will conform to applicable district and overlay standards.
F. STAFF RECOMMENDATION:
Staff supports the proposed Land Use Plan Amendment in the Chenal Valley
Planning District from Suburban Office (SO) and Residential Low Density (RL) to
Mixed Use (MX) and recommends approval.
(MARCH 12, 2026)
The item was deferred to the April 9, 2026 agenda at the request of the applicant.
El
March 12, 2026
ITEM NO.: 14.1 FILE NO.: Z-7880-C
NAME: Rezoning from R-2 and 0-1 to C-3
LOCATION: 6 Norton Road & 18511-18521 Cantrell Road
DEVELOPER:
NMG Limited Partnership
14 Padddock Court
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
NMG Limited Partnership (Owner)
Joe White & Associates (Agent)
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 4.8778 acres
WARD: 5
CURRENT ZONING
VARIANCENVAIVERS:
None requested.
NUMBER OF LOTS: 4
R-2 & O-1
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant requests to rezone 4.8778 acres of property located at 6 Norton
Road and 18511-18521 Cantrell Road from R-2 and 0-1 to C-3.
B. EXISTING CONDITIONS:
The property is comprised of four (4) parcels of land. A single-family home is
located on each parcel. Portions of the overall property are tree covered.
March 12, 2026
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7880-C
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION):
1. Boundary street improvements are required to meet master street plan.
2. Any new development shall be permitted and receive all reviews to ensure all
codes, specifications, and ordinances are met.
ENGINEERING COMMENTS PUBLIC WORKS):
1. Cantrell Rd is classified on the Master Street Plan as an arterial street. A
dedication of right-of-way 55 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Norton Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Maywood Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
4. A 20 feet radial dedication of right-of-way is required at the intersection of
Cantrell Rd and Norton St.
5. A 20 feet radial dedication of right-of-way is required at the intersection of
Cantrell Rd and Maywood Drive.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Provide a 10' utility easement on the North edge of the property.
it
March 12, 2026
ITEM NO.: 14.1 (Con
FILE NO.: Z-7880-C
2. 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.
3. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
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.
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
3
March 12, 2026
ITEM NO.: 14.1 Cont. FILE NO.: Z-7880-C
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.
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.
March 12, 2026
ITEM NO.: 14.1 Cont. FILE NO.: Z-7880-C
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
U L 325.
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.
County Planning: No comments received.
F. BUILDING CODESILANDSCAPE:
Buildino Codes: No comments received.
Landscape: No Comments.
;i
March 12, 2026
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7880-C
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning District 19, the Chenal Planning District. The
development principles of this district include developing facilities for all modes of
transportation and the preservation of greenways, open spaces, and significant
environmental features and systems. The Land Use Plan shows Residential Low
Density (RL) and Suburban Office (SO) 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 Suburban Office (SO) category provides for low intensity
development of office or office parks in close proximity to lower density residential
areas to assure compatibility. A Planned Zoning District is required. The
application is for rezoning to Commercial.
To the east, south, and west of the application area are areas designated for
Residential Low Density (RL) uses and are characterized by single-family homes
and accessory buildings in developed subdivisions and a daycare center.
Northeast of the application area is area designated for Office (0) uses and is
characterized by office buildings, a rehabilitation center, duplexes, and single-
family residences. Farther east and northeast are areas designated for Mixed Use
(MX) uses and are characterized by a liquor store, restaurants, single-family
residences, and mobile homes. Northwest of the application area is area
designated for Residential Low Density (RL) uses and is characterized by single-
family residences.
The subject site is located in the Highway 10 Design Overlay District (Ord. 15965).
The Highway 10 Design Overlay District regulates design features to protect the
aesthetic and visual character of lands surrounding Highway 10 as it continues to
develop. A Planned Zoning District is required unless the application conforms to
the Design Overlay standards for Highway 10 (Cantrell Road). Uses that may be
considered are lower -density multifamily residential and offices uses if the proposal
is compatible with quality of life in nearby residential areas.
C.
March 12, 2026
ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7880-C
Master Street Plan:
Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials
are roads designed to serve through traffic, and to connect major traffic generators
or activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. Norton Road and Maywood Drive
are Local Streets on the Master Street Plan. Local Streets are roads designed to
provide access to adjacent property with the movement of traffic being a secondary
purpose. The standard Right-of-way is 50'. Sidewalks are required on one side.
These streets may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Cantrell Road is on the Master Bike Plan as a Proposerd Class I Bike Path. Class
I Bike Paths are a route designated for the sole use of bicycles that is physically
separated from vehicular lanes. Norton Road and Maywood Drive are not shown
on the Master Bike Plan with existing or proposed facilities in this area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant requests to rezone 4.8778 acres of property at 6 Norton Road and
18511-18521 Cantrell Road from "R-2" Single -Family District and "0-1" Quiet
Office District to "C-3" General Commercial District. The rezoning is requested for
future development of the site.
The property is comprised of four (4) parcels of land. A single-family home is
located on each parcel. Portions of the overall property are tree covered.
The City's Future Land Use Plan designates the property as "RL" Residential Low
Density and "SO" Suburban Office. A land us plan amendment from RL and SO to
" MX Mixed Use is a separate application on this agenda.
Staff is supportive of the requested C-3 rezoning. Staff believes the C-3 zoning will
represent a continuation of the zoning pattern along Cantrell Road. 0-1, PD-O, C-
3 and PCD zoned properties are located north and east of the site. A
nonconforming welding shop has historically been located across Maywood Drive
to the west.
7
March 12, 2026
ITEM NO.: 14.1 (Cont.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION:
FILE NO.: Z-7880-C
(March 12, 2026)
The application was placed on the Consent Agenda for deferral to the April 9,
2026 agenda. There was a motion to approve the Consent Agenda. The
motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The
application was deferred.
E-13
March 12, 2026
ITEM NO.: 15 FILE NO,: Z-
NAME: Rezoning from R-2 to R-4
LOCATION: Southeast corner of Colonel Glenn Road and Marigold Drive
DEVELOPER:
Patricia Hines
5023 Littlefield Road
Labelle, FL, 33935
OWNER/AUTHORIZED AGENT:
Patricia Hines (Owner/Applicant)
SURVEYOR/ENGINEER:
Robbins Professional Land Services, Incorporated
P.O. Box 939
Bryant, AR 72089
AREA: 0.36 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
VI%1 V QWA
CURRENT ZONING: R-2
VARIANCENVAIVERS:
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to rezone the 0.36 acre property located at the southeast
corner of Colonel Glenn Road and Marigold Drive from R-2 to R-4.
B. EXISTING CONDITIONS:
The property is currently undeveloped and partially tree covered.
March 12, 2026
ITEM NO.: 15 Cont. FILE NO.: Z-10232-A
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION):
1. Any new development shall be permitted and receive all reviews to ensure all
codes, specifications, and ordinances are met.
ENGINEERING COMMENTS (PUBLIC WORKS:
1. Colonel Glenn Rd. is classified on the Master Street Plan as an arterial street.
A dedication of right-of-way 55 feet from centerline will be required.
2. A 20 feet radial dedication of right-of-way is required at the intersection of
Colonel Glenn Road and Marigold Drive
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Provide a 10' utility easement on the North edge of the property.
2. 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.
3. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
All projects submitted for zoning approval must comply with the Arkansas
Fire Prevention Code, 2021 Edition, including any comments or
2
March 12, 2026
ITEM NO.: 15 (Cont.
FILE NO.: Z-10232-A
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.
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
March 12, 2026
ITEM NO.: 15 Cont. FILE NO.: Z-10232-A
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.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all buildings, including nonresidential
occupancies, are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
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.
12
March 12, 2026
ITEM NO.: 15 (Cont.) FILE NO.: Z-10232-A
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.
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.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning District 12, the 65th Street West Planning District. The
development principles of the district include retaining and encouraging residential
uses in the area. The Land Use Plan shows Mixed Use (MX) for the application
area. The Mixed Use (MX) category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is entirely
office or commercial or if the use is a mixture of the three. The application is for
rezoning to R-4.
To the east and west of the application area are areas designated for Mixed Use
(MX) uses and are characterized by single-family homes in a developed
5
March 12, 2026
ITEM NO.: 15 (Cont.
ILE NO.: Z-10232-A
subdivision, a storage facility, a farmers' cooperative, and a tire shop. North of the
application area are areas designated for Office (0) and Residential Low Density
(RL) and are characterized by a gym and single-family homes, respectively.
This site is not located in an Overlay District.
Master Street Plan:
Colonel Glenn Road is a Principal Arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic, and to connect major traffic
generators or activity centers within urbanized areas. The standard Right of way
of 110 feet is required. Sidewalks are required on both sides. Marigold Drive is a
minor residential street on the Master Street Plan. Minor Residential Streets are:
(a) A cul-de-sac street not exceeding 40 lots, or (b) a loop street not exceeding 80
lots, and in no case generating more than 400 vehicle trips per day. The standard
Right-of-way is 45'.
These streets may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
These streets are not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The application area is north of the site of the House at 13 Marigold Drive. Also
known as HUD Tracking #97698, this home is in the Plan/Traditional Style. This
site has been identified as having undetermined eligibility for the National Register
of Historic Places. The application, as shown, should have no effect on identified
historic resources.
H. ANALYSIS:
The applicant requests to rezone the 0.36 acre property located at the southeast
corner of Colonel Glenn Road and Marigold Drive from "R-2" Single -Family District
to "R-4" Two -Family District. The rezoning is proposed for future development of
the site.
The property is currently undeveloped and partially tree covered. The property is
located in an area of mixed uses and zoning. Properties immediately to the south
and west contain single-family residences. Commercial zoning and uses are
located further west. A PD-O zoned office development is located across Colonel
Glenn Road to the north. A commercial development is located to the east.
0
March 12, 2026
ITEM NO.: 15 (Cont.) FILE NO.: Z-10232-A
The City's Future Land Use Plan designates this property as "MV Mixed Use. The
requested R-4 zoning will not require a land use plan amendment.
Staff is supportive of the requested R-4 rezoning. Staff believes that the proposed
R-4 is consistent with the Mixed Use land use plan designation and the existing
development along Colonel Glenn Road.
STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (March 12, 2026)
The applicant was present. There was one (1) objector present. Staff
presented the application with a recommendation of approval. The objector
previously left the meeting. A motion was made to approve the application as
recommended by staff. The motion passed by a vote of 7 ayes, 0 nays, 3
absent and 1 open position. The application was approved.
7
March 12, 2026
ITEM NO.: 16
NAME: Hill Land Trust — PD-O
LOCATION: 1701 N. University Avenue
DEVELOPER:
Hill Land Trust
1701 N. University Avenue
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Hill Land Trust (Owner/Applicant)
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 7265
NO.: Z-6458-A
AREA: 0.15 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 proposed to rezone the 0.15 acre property located at 1701 N.
University Avenue from R-2 to PD-O to allow an office use. The property is located
at the northeast corner of N. University Avenue and "P" Street. A paved alley is
located along the rear (east) property line.
B. EXISTING CONDITIONS:
The property contains a one-story frame single-family residence which is
approximately 1,253 square feet in area. A one -car wide drive from "P" Street
serves as access to the property and leads to a one car wide carport in the rear
yard area.
March 12, 2026
ITEM NO.: 16 (Cont.) FILE NO.: Z-6458-A
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION):
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.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. A 20 feet radial dedication of right-of-way is required at the intersection of
University Avenue and P Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Must 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.
2
March 12, 2026
ITEM NO.: 16 (Cont.) FILE NO.: Z-6458-A
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.
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.
3
March 12, 2026
ITEM NO.: 16 (Cont.
FILE NO.: Z-6458-A
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.
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
2
March 12, 2026
ITEM NO.: 16 (Cont.) FILE NO.: Z-6458-A
Plannina Division:
Land Use Plan:
The request is in Planning District 4, the Heights/Hillcrest Planning District. The
development principles of this district advocate preservation and enhancement of
the unique and positive features of this section of the city. The Land Use Plan
shows Residential Medium Density (RM) for the application area. The Residential
Medium Density (RM) accommodates a broad range of housing types including
single family attached, single family detached, duplex, town homes, multi -family
and patio or garden homes. Any combination of these and possibly other housing
types may fall in this category provided that the density is between six (6) and
twelve (12) dwelling units per acre. The application is for a Planned Development -
Office.
To the north of the application area is area designated for Park/Open Space
(PK/OS) uses and is characterized by landscaped open space, a bank, and retail
buildings. West and south of the application are areas designated for Residential
Medium Density (RM) uses and are characterized by single-family homes
interspersed with two duplexes, a variable recreation building, and an office
building. Farther south of the application area is area designated for Office (0)
uses and is characterized by the Prospect Building and Sissy's Log Cabin. West
of the application area, across N. University Avenue, is area desinated for
Residential Low Density (RL) uses and is characterized by single-family
residences in a developed subdivision.
The subject site is located in the Heights Landscape Design Overlay District (Ord.
21787). The purpose of the District is to preserve and restore the tree canopy along
residential streets.
Master Street Plan:
North University Avenue is a Principal arterial on the Master Street Plan. Principal
Arterials are roads designed to serve through traffic, and to connect major traffic
generators or activity centers within urbanized areas. The standard Right of way
of 110 feet is required. Sidewalks are required on both sides.
P Street is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on
one side.
These streets may require dedication of right-of-way and may require street
improvements.
6i
March 12, 2026
ITEM NO.: 16 Cont. FILE NO.: Z-6458-A
Bicycle Plan:
North University Avenue is on the Master Bike Plan as a Proposed Class II Bike
Lane. Class II Bike Lanes provides a portion of the pavement for the sole use of
bicycles. P Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The subject site is the site of the House at 1701 N. University Ave. The house is
identified as ineligible for the National Register of Historic Places, potentially due
to extensive alterations. The house is in a potential district, though the houses that
immediately surround it have undetermined eligibility or are ineligible for the
National Register of Historic Places. As shown, should have no effect on identified
historic resources.
H. Analysis:
The applicant proposed to rezone the 0.15 acre property located at 1701 N.
University Avenue from R-2 to PD-O to allow an office use. The property is located
at the northeast corner of N. University Avenue and "P" Street. A paved alley is
located along the rear (east) property line.
The property contains a one-story frame single-family residence which is
approximately 1,253 square feet in area. A one -car wide drive from "P" Street
serves as access to the property and leads to a one car wide carport in the rear
yard area.
The proposed PD-O zoning is to allow the existing building to be used as an office -
type use. The applicant is proposing no changes to the property (building addition,
new fencing, off-street parking area, etc.). The applicant is proposing the following
uses and hours of operation for the proposed PD-O:
1. Proposed use:
a) Commercial office
b) Commercial medical related facility (medical, dental, optical
clinic/medical walk in clinic (not emergency room services).
c) Commercial real estate office
d) Commercial type of businesses
2. Proposed business hours for the commercial zoning shall be:
a) Monday -Friday 6am-6pm
b) Saturday 7am-6pm
c) Sunday 1 pm-6pm
N.
March 12, 2026
ITEM NO.: 16 (Co
FILE NO.: Z-6458-A
The applicant notes that the proposed use of the property will include a maximum
of eight (8) staff members at any given time. The applicant is proposing to utilize
two (2) off -site parking spaces along the "P" Street right-of-way.
Staff does not support the rezoning of the property as an office use. Staff has the
following concerns:
1. The proposed parking will not be sufficient to serve the proposed use.
2. No handicap parking is proposed.
3. The proposed on -street parking along "P" Street will be located relatively
close to the intersection of "P" Street and N. University Avenue.
4. There are no sidewalks along either street frontage.
5. The site plan does not show ADA access from the building to the right-
of-way.
I. STAFF RECOMMENDATION. -
Staff recommends denial of the requested PD-O rezoning.
PLANNING COMMISSION ACTION: (March 12, 2026)
The application was present and requested the application be deferred to the
April 9, 2026 agenda. A motion to that effect was made. The motion passed
by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
deferred.
rA
March 12, 2026
ITEM NO.: 17 FILE NO.: Z-8294-B
NAME: Oak Glen — Revised PD-R
LOCATION: #2 thru #19 Oak Glen Lane
DEVELOPER:
Arturo Reynoso Casas
7 Oak Glen Lane
Little Rock, AR 72227
OWNER/AUTHORIZED AGENT:
Arturo Reynoso Casas (Owner)
SURVEYOR/ENGINEER:
Rasbury Surveying
308 W. South Street
Benton, AR 72015
AREA: 1.78 acres
WARD: 4
CURRENT ZONING:
VARIANCE/WAIVERS:
None requested.
STAFF UPDATE:
NUMBER OF LOTS: 9
FT. NEW STREET: 0 LF
The applicant failed to provide responses to information requested by staff during the
review of this application. Staff recommends the application be deferred to the April 9,
2026 agenda.
PLANNING COMMISSION ACTION:
(March 12, 2026)
The application was placed on the Consent Agenda for deferral to the April 9, 2026
agenda. There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was deferred.
March 12, 2026
ITEM NO.: 18 FILE NO.: Z-10261
NAME: Empire Development Group — PD-R
LOCATION: 12401 Kanis Road
DEVELOPER:
Empire Development Group
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Hong & Ban Nguyen (Owners)
SURVEYOR/ENGINEER:
Nick Tucker
P.O. Box 1021
Cabot, AR 72023
AREA: 0.12 acre
u:;9 .
CURRENT ZONING
VARIANCENVAIVERS:
None requested.
NUMBER OF LOTS: 3
C-3
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant requests to rezone the 0.12 acre property located at 12401 Kanis
Road from C-3 to PD-R to allow a three (3) lot single-family residential
development.
B. EXISTING CONDITIONS:
The property is currently undeveloped and grass covered.
March 12, 2026
ITEM NO.: 18 (Cont.) FILE NO.:.Z-10261
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):
Any work in the future to meet all City of Little Rock Standards, adopted
Municipal code, and current stormwater management and drainage manual.
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.
mmit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. Edge of building foundations must have 10' foot of separation between it and
existing water main.
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. 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
March 12, 2026
ITEM NO.: 18 (Cont.
Fire Department:
FILE NO.: Z-10261
Must CompIV 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.
nPaci FndS_
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
March 12, 2026
ITEM NO.: 18 (Cont.) FILE NO.: Z-10261
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section 13103.5 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 replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
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.
.19
March 12, 2026
I061110FOX14 , a
FILE NO.: Z-10261
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.
County Planning: No comments received.
F, BUILDING CODES/LANDSCAPE:
Buildinci Codes: No comments received.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning District 18, the Ellis Mountain 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 (walking, cycling,
automobile, public transit and truck) and encourage commercial concentrations at
major intersections of arterial streets The Land Use Plan shows Suburban Office
(SO) 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 assure compatibility, a Planned Zoning District is required.
The application is for a PD-R for single family homes.
To the north of the application area is area designated for Park/Open Space
(PK/OS) uses and is characterized by forested area. Northeast of the application
area is area designated for Mixed Office and Commercial (MOC) uses and is
characterized by commercial retail buildings. East and northwest of the application
area are areas designated for Suburban Office (SO) uses and are characterized
by faith -based institutions and a USDA office. South of the application area is area
designated for Residential Low Density (RL) uses and is characterized by single-
March 12, 2026
ITEM NO.: 18
FILE NO.: Z-10261
family homes is developed subidivions. West of the application area is area
designated for Neighborhood Commercial (NC) uses and is characterized by an
office building.
This site is not located in an Overlay District.
Master Street Plan:
Kanis Road is a Minor Arterial on the Master Street Plan. Minor Arterials are high
volume roads designed to provide the connections to and through an urban area.
Curb cuts should be minimized to allow for continuous traffic flow while still allowing
some access to adjoining property. Deceleration Lanes are required. Standard
Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. This street
may require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Kanis Road 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 0.12 acre property located at 12401 Kanis
Road from C-3 to PD-R to allow a three (3) lot single-family residential
development. The property is currently undeveloped and grass covered. The
subject property shares an access drive from Kanis Road with the five (5) unit
townhouse development located immediately to he east. The proposed single-
family homes will also share access, driveway and common areas with the
townhome development, as per the original bill of assurance of the property.
The applicant proposes to subdivide the 0.12 acre area into three (3) lots. Each lot
will be approximately 0.04 acre in size. The lots will be approximately forty-seven
(47) feet wide and thirty-seven (37) feet deep.
The applicant proposes to construct a single-family residence on each lot. Each
residence will have a zero (0) setback from the north property line of each lot, a
two (2) foot setback from the east property lines, a ten (10) foot setback from the
south property lines and a five (5) foot setback from the west property lines. Each
lot will have a driveway from the common asphalt area between the lots and the
townhome development to the east. The proposed homes are not to exceed a
building height of thirty-five (35) feet.
[.
March 12, 2026
ITEM NO.: 18 (Cont.
FILE NO.: Z-10261
Any new sight lighting must be low-level and directed away from adjacent
properties.
If a dumpster is to be located on the overall site, it must be screened as per Section
36-253 of the code.
Staff is supportive of the requested PD-R zoning. The proposed three (3) single-
family homes should have no adverse impact on the surrounding properties.
1. STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R rezoning, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (March 12, 2026)
The applicant was present. There were no objectors present. The application
was placed on the Consent Agenda for approval as recommended by staff.
There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
approved.
7
March 12, 2026
ITEM NO.: 19
NAME: Ace General Contractors — PD-R
LOCATION: Southeast Corner of Baseline Road & Margo Lane
DEVELOPER:
Ace General Contractors, Inc.
12 Sienna Lake Lane
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Ace General Contractors, Inc. (Owner/Applicant)
SURVEYOR/ENGINEER:
Harbor
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 1.5 acres
WARD: 7
CURRENT ZONING
VARIANCEIWAIVERS:
None requested.
NUMBER OF LOTS: 1
R-2
FILE NO.: Z-10264
FT. NEW STREET: 0 LF
PLANNING COMMISSION ACTION: (March 12, 2026)
The application was placed on the Consent Agenda for deferral to the May 14, 2026
agenda. There was a motion to approve the Consent Agenda. The motion passed by a
vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was deferred.
March 12, 2026
ITEM NO.: 20
NAME: King — STR-2 — PD-C
LOCATION: 223 Rosetta Street
AGENT/OWNER:
Tara Masiello (agent)
5921 Ampersand
Little Rock, AR 72207
Sarah King (owner)
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-10131
AREA:.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3
CURRENT ZONING: R-3
VARIANCE/WAIVERS:
None Requested.
A. PROPOSAL./REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.15-acre property located at 223 Rosetta
Street from R-3 to PD-C to allow the property to operate 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 residence has not been previously operated as an STR and will be
rented out as a whole unit.
B. EXISTING CONDITIONS:
The property is occupied by a 1,772 square foot, one-story, single-family residence.
The home has parking for two cars utilizing the one -car garage and the driveaway
suitable for one car. Subject property is in a residential neighborhood made up of
single-family homes. The Future Land Use Plan is Residential Low Density "RL". The
March 12, 2026
ITEM NO.: 20 (CONT.) FILE NO.: Z-10131
current zoning is R-3.
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.
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: 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 Planning District 9, the 1-630 Planning District. The development
principles of this district are 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) 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 an STR 2.
Surrounding the application area is area designated for Residential Low Density
(RL) and is characterized by primarily single-family homes and several duplexes.
2
March 12, 2026
ITEM NO.: 20(CONT.) FILE NO.: Z-10131
This site is not located in an Overlay District.
Master Street Plan:
Rosetta Street is a Local street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being a
secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on one
side. This street may require dedication of right-of-way and may require street
improvements.
Bic cle Plan:
Rosetta Street is not shown on the Master Bike Plan with existing or proposed facilities
in this area.
Historic Preservation Plan:
The application area is the site of the House at 223 Rosetta Street and is in the Stifft
Station National Historic District. Built in 1924 in the Craftsman style, this home
is identified as contributing to the Stifft Station National Historic District.
The Historic Preservation Plan advocates for increased effectiveness and
coordination with the review of development plans. Staff advocates that the proposed
rehabilitation of the site to accommodate a new use consider its potential adverse
impacts to the site and adjacent historic sites. Staff finds the proposed conditional
use will not adversely affect the existing historic fabric and context of the area if
changes are sensitively implemented and follow national preservation standards. The
application, as shown, should have no effect on identified historic resources
G. ANALYSIS:
The applicant is requesting to rezone a 0.15-acre property located at 223 Rosetta
Street from R-3 to PD-C to allow the property to operate 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 residence has not been previously operated as an STR and will be
rented out as a whole unit.
The property is occupied by a 1,772 square foot, one-story, single-family residence.
The home has parking for two cars utilizing the one -car garage and the driveaway
suitable for one car. Subject property is in a residential neighborhood made up of
single-family homes. The Future Land Use Plan is Residential Low Density "RL". The
current zoning is R-3.
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
March 12, 2026
ITEM NO.: 20 (CONT.) FILE NO.: Z-10131
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 STIR 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
4
March 12, 2026
ITEM NO.: 20 CONT. FILE NO.: Z-10131
leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the unit
has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on
the street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration
to permit occupancy of 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 is existing off-street parking for two (2) vehicles.
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 forty-five (145) 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.
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
March 12, 2026
ITEM NO.: 20 (CONT.) FILE NO.: Z-10131
PLANNING COMMISSION ACTION:
(March 12, 2026)
The application was placed on the Consent Agenda for deferral to the May 14, 2026
agenda. There was a motion to approve the Consent Agenda. The motion passed
by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The application was
deferred.
0
March 12, 2026
ITEM NO.: 21
NAME: Sanchez — STR-2 — PD-C
LOCATION: 212 N. Jackson Street
APPLICANT/OWNER:
Pablo Sanchez Soria
6905 Lucea Court
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-10263
AREA:.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3
CURRENT ZONING: R-3
VARIANCEIWAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.16-acre property located at 212 N Jackson
Street from R-3 to PD-C to allow the property to operate 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 residence was used as a short-term 2 rental at the end of 2025 and
has since been converted to a long-term rental. The home will be rented out as a
whole unit.
B. EXISTING CONDITIONS:
The property is occupied by a 2,363 square foot, two-story, single-family residence.
The home has parking for three cars utilizing the driveaway and carport. North of the
property is a residential neighborhood and to the south is a mixture of zoning and
uses. The Future Land Use Plan is Residential Low Density "RL". The current zoning
is R-3.
March 12, 2026
ITEM NO.: 21 (CONT.) FILE NO.: Z-10263
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.
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: 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 Planning District 4, the Heights/Hillcrest Planning District. The
development principles of this district advocate preservation and enhancement of the
unique and positive features of this section of the city. The Land Use Plan
shows Residential Low Density (RL) 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 an STR-2.
To the north, east, and west of the application are areas designated for Residential
Low -Density (RL) uses and are characterized by primarily single-family homes
interspersed with duplexes and one apartment building. Southwest of the application
2
March 12, 2026
ITEM NO.: 21 CONT. FILE NO.: Z-10263
area is area designated for Suburban Office (SO) uses and is characterized by a
restaurant and medical office buildings.
The subject site is located in the Hillcrest Design Overlay District (Ord. 20223). The
purpose of the Hillcrest design overlay district is to maintain the built environment of
a neighborhood that is rich in history and architectural character and consists of both
a vital residential area and a thriving commercial sector.
Master Street Plan:
North Jackson Street is a Local street on the Master Street Plan. Local Streets are
roads designed to provide access to adjacent property with the movement of traffic
being a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required
on one side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan -
North Jackson Street is on the Master Bike Plan as a Proposed Class III Bike Route.
Class III Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
Historic Preservation Plan:
The application area is one (1) block away from the Hillcrest National Historic
District. The application area is surrounded by structures that have been identified as
having undetermined eligibility for the National Register of Historic Places. The
application, as shown, should have no effect on identified historic resources.
G. ANALYSIS:
The applicant is requesting to rezone a 0.16-acre property located at 212 N Jackson
Street from R-3 to PD-C to allow the property to operate 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 residence was used as a short-term 2 rental at the end of 2025 and
has since been converted to a long-term rental. The home will be rented out as a
whole unit.
The property is occupied by a 2,363 square foot, two-story, single-family residence.
The home has parking for three cars utilizing the driveaway and carport. North of the
property is a residential neighborhood and to the south is a mixture of zoning and
uses. The Future Land Use Plan is Residential Low Density "RL". The current zoning
is R-3.
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
3
March 12, 2026
ITEM NO.: 21 (CONT.) FILE NO.: Z-10263
other requirements of the new ordinance:
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
4
March 12, 2026
ITEM NO.: 21 CONT. FILE NO.: Z-10263
path of the means of egress from the sleeping area to the door
leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the unit
has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted where
readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible on
the street or property in conjunction with the Bed and Breakfast
House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or remuneration
to permit occupancy of 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 is existing off-street parking for three (3) vehicles.
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 forty-five (145) 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.
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
March 12, 2026
ITEM NO.: 21 (CONT.) FILE NO.: Z-10263
PLANNING COMMISSION ACTION:
(March 12, 2026)
The applicant was present. There was one (1) objector present. Staff presented
the application with a recommendation of approval. The objector did not wish to
address the Commission. A motion was made to approve the application as
recommended by staff. The motion passed by a vote of 7 ayes, 0 nays, 3 absent
and 1 open position. The application was approved.
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March 12, 2026
There being no further business before the Commission, the meeting was
adjourned at 4:21 p.m.