HomeMy WebLinkAboutpc_06 11 2026May 14th, 2026
There being no further business before the Commission, the meeting
Was adjourned at 5:23 pm.
Date
LITTLE ROCK PLANNING COMMISSION
SUMMARYAND MINUTE RECORD
May 14, 2026
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present there being Ten (10) members present.
Members Present:
Members Absent:
City Attorney:
Joshua Baxter
Michael Vickers
Ahmed Samad
Steven Person
Norman Hodges
John Eaves
Andre Benard II
Jeremiah Russell
Alicia McDonald
Jimmy Brown
none
one open position
Shawn Overton
Approval of the Minutes of the April 9th, 2026 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING
COMMISSION AGENDA
May 14, 2026
OLD BUSINESS:
Item Number
File Number:
Title:
1.
Z-7500-K
Hamilton Station Apartments — PRD
North of 14524 Cantrell Road
2.
Z-10264
Ace General Contractors — PD-R
SEC of W. Baseline Road & Margo Lane
3.
Z-10131
King — STR-2 — PD-C
223 Rosetta Street
4.
Z-10245
Bates Group Home — Special Use Permit
301 Dryad Lane
5,
Z-8294-B
Oak Glenn — Revised PD-R
#2 thru #19 Oak Glen Lane
6.
S-2016
World View Properties — Replat
SWC of E. 4th Street & Kimball Street
7,
Z-10280
Rezoning from R-3 to 1-3
1600 Block of Boyce Street (west side)
8.
Z-4768-E
Valley Oaks Court — Lots 1 R-4R — Conceptual
PD-C
NWC of Mabelvale West Road & Angel Court
9,
Z-9650-A
KustomMade Properties — PD-R
2916 W. 12th Street
1
Page Two
OLD BUSINESS (Cont.)
Item Number: File Number: Title:
10, Z-10236-A Grulke — PCD
218 Kings Row Drive
11, Z-10283 Common Ground Properties — PD-R
2219/2223 S. Commerce Street
II. NEW BUSINESS:
Item Number:
File Number:
Title:
12.
S-2017
Lots 1 R thru 3R, Block 12, Garland's Addition —
Replat, SEC of E. 4th & Reichardt Streets
13.
Z-10152-A
Meechie's Private Club & Lounge — Conditional
Use Permit at 617/619 S. Spring Street
14.
Z-10287
Elite Equity X —Conditional Use Permit
2105 S. Tyler Street
15.
Z-10285
Rezoning from 1-2 to R-3
4412 W. 24th Street
16.
Z-10288
Rezoning from R-3 to R-4
310 S. Oak Street
17.
LU2026-01-01
Land Use Plan Amendment, River Mountain
Planning District —from RL to PK/OS
4410 Sam Peck Road
17.1
Z-10293
Rezoning from R-2 to AF
4410 Sam Peck Road
Page Three
NEW BUSINESS: (Cont.)
iq
Item Number: File Number: Title:
18, Z-10294 Rezoning from R-2 to R-4
8406 Dreher Lane
19. LU2026-09-01 Land Use Plan Amendment, 1-630 Planning
District — from MX to LI
Lots 5-8, Block 11, Roots & Coy Addition
19.1 Z-10295 Rezoning from R-3 to 1-2
N. Side of W. 11th Street, Approx: 200' E. of S.
Woodrow Street
20. Z-9257-B Big Rock Plaza (Tract B) — Revised PCD
SWC of Vimy Ridge Road & Village Run Pkwy.
21. Z-9407-E Village at Whispering Valley/The Beverly —
Revised PRD - W. of Village Run Pkwy.,
S. of Alexander Road
22. Z-10286 Elite Equity X — PD-R
NWC of Young Road & Eda Drive
23. Z-8629-D Storage Space, LLC —
Conditional Use Permit— Time Extension
102 S. Rodney Parham Road
Page Four
NEW BUSINESS- (Cont.)
3
III. SHORT TERM RENTALS:
Item Number: File Number: Title:
24. Z-10273 Smith — STR-2 — PD-C
9102 Bailey Road
25. Z-10284 Vasquez — STR-2 — PD-C
1912 W. Daisy G. Bates Drive
4
May 14, 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
OWNERIAUTHORIZED AGENT:
Jess Griffin (Agent)
11719 Hinson Road, Suite 130
Little Rock, AR 72223
SURVEYOR/ENGINEER,
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
FILE NO.: Z-7500-K
AREA: 11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
VARIANCE/WAIVERS:
None requested.
BACKGROUND:
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.
May 14, 2026
M NO.: 1 (Cont.) FILE NO.: Z-
A. PROPOSAUREQUEST/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 CONDITION
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.
2
May 14, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-750
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 ]ittlerock.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 '/z 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
K
May 14, 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 WORKS):
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 Authority: No comments received.
Enter : No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
!!
May 14, 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
F1
May 14, 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
0
May 14, 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.
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.
7
May 14, 2026
ITEM NO.: 1 (Cont.1 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
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 Development
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:
May 14, 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.
All
May 14, 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:
0 Studio apartments — 12
A 1 BDRM/1 BATH — 127
0 2 BDRM/2 BATH — 87
■ 3 BDRM/2 BATH — 4
0 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
May 14, 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.
STAFF 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.
11
May 14, 2026
ITEM NO.: 1 Cont. FILE NO.: Z-7500-K
PLANNING COMMISSION ACTION: (May 14, 2026)
The application was placed on the Consent Agenda for withdrawal, without
prejudice. There was a motion to approve the Consent Agenda. The motion passed
by a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application was
withdrawn, without prejudice.
`K
May 14, 2026
ITEM NO.: 2
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:
VARIANCE/WAIVERS:
None requested.
NUMBER OF LOTS- 1
R-2
PLANNING COMMISSION ACTION:
FILE NO.: Z-10264
FT. NEW STREET: 0 LF
(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.
May 14, 2026
M NO.: 2 (Cont.1 FILE NO.: Z-10264
STAFF UPDA
On April 20, 2026, the applicant requested this application be deferred to the June 11,
2026 agenda. Staff supports the deferred request.
PLANNING COMMISSION ACTION:
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11,
2026 agenda. There was a motion to approve the Consent Agenda. The motion
passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application
was deferred.
1►
May 14, 2026
ITEM NO.: 3
NAME: King — STR-2 — PD-C
LOCATION: 223 Rosetta Street
AGENTIOWNER:
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
VARIANCEIWAIVERS:
None Requested.
A. PROPOSALIREQUEST/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:
May 14, 2026
ITEM NO.: 3 CONT. FILE NO.: Z-10131
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.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS (PLANNING): No comments.
ENGINEERING COMMENTS PUBLIC WORKS: No comments.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: No comments.
Enter : No comments received.
ummit 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.
Plannina 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
2
May 14, 2026
ITEM NO.: 3 (CONT.
FILE NO.: Z-10131
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.
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.
Bicycle 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
3
May 14, 2026
ITEM NO.: 3 (CONT.
FILE NO.: Z-10131
(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:
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
r, I
May 14, 2026
ITEM NO.: 3 (CONT.) FILE NO.: Z-10131
in the path of the means of egress from the sleeping area to
the exit, and in each story with sleeping unit, including
basements.
7. All sleeping areas must have two (2) ways of egress, one of
which can be an operable window.
8. Proof of homeowner's fire, hazard, and liability insurance.
Liability coverage shall have limits of not less than One
Million Dollars ($1,000,000.00) per occurrence.
9. All persons operating a Bed and Breakfast House/Short-
Term Rental (Type I & 2) shall meet all applicable
requirements of the City of Little Rock's Municipal Code,
Chapter 12, Fire Prevention and Protection, Article II.
Arkansas Fire Prevention Code. Prior to use as a Bed and
Breakfast House/Short-Term Rental (Type 1 & 2), the
annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual
Business License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet
local and state standards (current Fire Code). Smoke
alarms shall be installed in all sleeping areas and every
room in the path of the means of egress from the sleeping
area to the door leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the
unit has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted
where readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible
on the street or property in conjunction with the Bed and
Breakfast House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas
Fire
Prevention Code.
16. Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or
4
May 14, 2026
ITEM NO.: 3 (CONT.) FILE NO.: Z-10131
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 forthis 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.
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.
STAFF UPDA
After reviewing the original application, it came to staffs attention that the
applicant's parking plan was inaccurate. The garage in the parking plan had been
turned into an office in 2025 (Building Permit #202411281). After multiple attempts
0
May 14, 2026
ITEM NO.: 3 (CONT.
NO.: Z-10131
to get a revised parking plan, the applicant supplied a parking plan proposing
parking to the north of West 3rd Steet. The applicant intended to gravel this area
for off street parking. Staff informed the applicant that this was city right-of-way
and could not be used as off-street parking. Staff further informed the applicant
that they could not gravel this area as it was city right of way and not the applicant's
property. On March 23, 2026, staff was informed that the area had been graveled
for parking.
Staff is not supportive of the requested PD-C zoning. The proposed STR-2
application has not provided an accurate parking plan indicating off-street parking.
Furthermore, the one proposed parking spot outside the renovated garage is also
in the right of way.
J. STAFF RECOMMENDATION:
Staff recommends denial of the PD-C.
PLANNING COMMISSION ACTION:
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11,
2026 agenda. There was a motion to approve the Consent Agenda. The motion
passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application
was deferred.
7
May 14, 2026
ITEM NO.: 4
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
FILE NO.: Z-10245
AREA: 0.23 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2
%/AD1AK1f�M:c-
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests a special use permit to allow a group home to be located
in the single-family residential structure at 301 Dryad Lane.
B. EXISTING CONDITIONS:
The property contains a one-story, bricked frame single-family residence. The
structure is approximately 1,399 square feet in area. A one -car wide driveway from
Dryad Lane provides parking for two (2) vehicles.
May 14, 2026
ITEM NO.: 4 (Cont.) FILE NO.: Z-10245
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION)- No comments.
E.
ENGINEERING COMMENTS (PUBLIC WORKS): No comments-
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.
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.
2
May 14, 2026
ITEM NO.: 4 Cont. FILE NO.: Z-10245
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. 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
3
May 14, 2026
ITEM NO.: 4 (Co
FILE NO.: Z-10245
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.
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.
51
May 14, 2026
ITEM NO.: 4 Cont. FILE NO.: Z-10245
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received
Plannina Division:
Land Use Plan:
The request is in Planning District 11, the 1-430 Planning District. The development
principles for the 1-430 Corridor advocate for careful consideration and response
to the various existing land uses and natural features of the area. New
developments should support and compliment desirable existing land uses. 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 a Group Home.
To the north, south, 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 Residential Medium Density (RM) and is characterized by duplexes.
This site is not located in an Overlay District.
Master Street Plan:
Dryad Lane 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'. This street may require dedication of
right-of-way and may require street improvements.
Bicycle Plan:
Dryad Lane 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
5
May 14, 2026
ITEM NO.: 4 (Cont.
H. ANALYSIS:
FILE NO.: Z-10245
The applicant is requesting a special use permit to allow for a group home to
operate within an existing one-story 1,399 square foot, four (4) bedroom, single-
family residence. The home is located at 301 Dryad Lane will contain a maximum
of six (6) disabled persons at any given time.
The applicant notes that there will be one (1) live-in staff person. A second staff
person will visit the residence as needed.
The residential structure contains four (4) bedrooms as follows:
• Bedroom 1 — 100 sq. ft.
• Bedroom 2 — 105 sq. ft.
• Bedroom 3 — 146 sq. ft.
• Bedroom 4 — 190 sq. ft.
The property contains s one -car wide driveway from Dryad Lane. The driveway will
for the parking of two (2) vehicles. On -street parking is allowed along Dryad Lane.
The applicant notes that one (1) or two (2) of the residents will drive. Also, there
will typically be one (1) staff person at the site at any given time.
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
May 14, 2026
ITEM NO.: 4
FILE NO.: Z-10245
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. 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 seven (7) persons is 750 square feet. As noted, the
residence contains 1,399 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
7
May 14, 2026
ITEM NO.: 4 (Cont.
FILE NO.: Z-10245
a statement demonstrating compliance with this section of the code as there are
four (4) bedrooms capable of housing a total of (7) persons.
Special Use Permits are not transferable in any manner. Permits cannot be
transferred from owner to owner, location to location or use to use.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed
compliance with the comments and conditions
and the staff analysis, of the agenda staff report.
STAFF UPDATE:
special use permit, subject to
outlined in paragraphs D and E,
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.
PLANNING COMMISSION ACTION: (April 9, 2026)
The applicant was not present. There were two (2) objectors registered in
opposition. The item was taken off Consent Agenda, however without the
applicant present a motion was made to defer the item to the May 14, 2026
Planning Commission. There was a second. The motion passed by a vote of 8
ayes, 0 nays, 2 absent and 1 open position. The application was deferred.
May 14, 2026
ITEM NO.: 4 Cont. FILE NO.: Z-10245
PLANNING COMMISSION ACTION:
(May 14, 2026)
The applicant was present. There were (3) objectors present and (1) in support. Eric
Devries, Meg Dunn and 011ie Haney addressed the commission in opposition. They
raised issues with the group home and a dog on premises. The Commission discussed
the application. There was a motion to approve the approve the application as
recommended by staff. The motion passed by a vote of 9 ayes, 0 nays, 0 absent, 1
abstention (Baxter) and 1 open position. The application was approved with conditions.
May 14, 2026
uHNO-W
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:
STAFF UPDATE:
NUMBER OF LOTS: 9
-w
NO.: Z-8294-B
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.
May 14, 2026
ITEM NO.: 5 (Cont.
STAFF UPDATE:
FILE NO.: Z-8294-B
The applicant has not submitted responses to issues raised by staff. Staff
recommends the application be deferred to the May 14, 2026 agenda.
PLANNING COMMISSION ACTION:
(April 9, 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 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred.
STAFF UPDATE:
After further review of the original approved PD-R for this property, staff has determined
that the perimeter fence constructed by the applicant was part of the original approval.
As such, no Revised PD-R application will be needed. Staff recommends withdrawal of
this application.
PLANNING COMMISSION ACTION:
( May 14, 2026 )
The application was placed on the consent agenda for withdrawal. There was a motion
to approve the Consent Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0
absent and 1 open position. The application was withdrawn.
i•
May 14, 2026
ITEM NO.: 6 FILE NO.: S-2016
NAME: World View Properties — Replat
LOCATION: SWC of E. 4th Street & Kimball Street
OWNER/AUTHORIZED AGENT:
World View Properties, LLC
5806 W. 66th Street
Cave Springs, AR 72718
SURVEYOR/ENGINEER-
Tucker Land Surveying
P.O. Box 1021
Cabot, AR 72023
AREA: 0.17 acre
WARD: 1
RRENT ZONING:
VARIANCE/WAIVERS:
NUMBER OF LOTS: 2
1. Variance to allow reduced lot width.
2. Variance to allow reduced lot area.
3. Variance from the lot width -to -depth ratio requirement.
W
PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant proposes to replat a 0.17 acre parcel into two (2) lots to allow a
single-family residence on each lot. The lot proposed to be split is Lot 6, Block 12,
Garland's Addition.
B. EXISTING CONDITIONS:
The lot is undeveloped and partially tree covered. The lot is relatively free of slope.
May 14, 2026
ITEM NO.: 6 Cont. FILE NO.: S-2016
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. All documents shall be prepared based on the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
2. All streets to meet the current City of Little Rock Master Street Plan.
3. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Kimball Street is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 22.5 feet from the centerline is required, if
not already existing.
2. E. 4th Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from the centerline is required, if not already
existing.
3. A 20 foot radial dedication of right-of-way is required at the intersection of E.
4th Street and Kimball Street.
4. Label and resubmit the existing right-of-way width for E.4th Street and Kimball
Street on a revised survey. (appl. needs to provide rev. survey)
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. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2
May 14, 2026
ITEM NO.: 6 Cont. FILE NO.: S-2016
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.
Parks and Recreation: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No Comments.
3
May 14, 2026
ITEM NO.: 6 (Cont.) FILE NO.: S-201
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
nd Use Plan:
The request is in Planning District 6, the East Little Rock Planning District. The
development principles of this district include protecting residential uses by
buffering and restricting the industrial uses to the area around the Little Rock
National Airport. 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 Replat.
Surrounding the application area is area designated for Residential Medium
Density (RM) and is characterized by single-family homes and duplexes. Farther
to the southwest and east are areas designated for Public/Institutional (PI) uses
and are characterized by the Little Rock School District Supply Center and the
Carver Magnet Elementary School. One block south of the application area is area
designated for Park/Open Space (PK/OS) uses and is characterized by Cheatham
Park.
This site is not located in an Overlay District.
Master Street Plan:
East 4th 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.
Kimball 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.
E
May 14, 2026
ITEM NO.: 6 Cont.) FILE NO.: 5-2016
Bicycle Plan.
East 4th Street and Kimball Street are not shown on the Master Bike Plan with
existing or proposed facilities in this area.
Historic Preservation Plan:
The application area is directly southwest of the site of the House at 2004 E. 4th
Street. This site is identified as ineligible for the National Register of Historic
Places. The site at 2004 E. 4th Street is the only surveyed structure in the area.
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant proposes to replat a 0.17 acre parcel into two (2) lots to allow a
single-family residence on each lot. The lot proposed to be split is Lot 6, Block 12,
Garland's Addition.
The lot is undeveloped and partially tree covered. The lot is relatively free of slope.
The two (2) lots will have lot sizes as follows:
Lot 6A — 25 feet x 150 feet
3,750 square feet
Lot 6B — 25 feet x 150 feet
3,750 square feet
The applicant is requesting three (3) variances with the proposed replat. Section
36-256(d)(4) of the City's Zoning Ordinance requires a minimum lot width of
seventy (70) feet and a minimum lot area of seven thousand (7,000) feet.
Therefore, the applicant is requesting variances for reduced lot width and reduced
lot area.
Section 31-232(b) of the City's Zoning Subdivision Ordinance states that no
residential lot shall be more than three (3) times as deep as it is wide. The applicant
is requesting a variance from this requirement for the two (2) proposed lots. Staff
is supportive of the requested variances. All of the variances are relatively minor
issues.
The applicant submitted additional information to staff as requested. To staffs
knowledge, there are no outstanding issues associated with this application. Staff
supports the requested replat.
I:
May 14, 2026
M NO.: 6 (Cont.) FILE NO.: 5-2016
STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, subject to compliance with the
comments and conditions outlined in paragraphs D & E, and the staff analysis, of
the agenda staff report.
PLANNING COMMISSION ACTION: (April 9, 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 8 ayes, 0 nays, 2 absent and 1 open position. The application
was deferred.
PLANNING COMMISSION ACTION: (May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11,
2026 agenda. due to insufficient notifications. There was a motion to approve the
Consent Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and
1 open position. The application was deferred.
0
May 14, 2026
ITEM NO.: 7 FILE NO.: Z-10280
NAME: Rezoning from R-3 to 1-3
LOCATION: 1600 Block of Boyce Street (west side)
OWNER/AUTHORIZED AGENT:
Robby Vogel
6 Longfellow Place
Little Rock, AR 72207
AREA: 0.43 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: R-3
STAFF UPDATE:
Staff requests the application be deferred to the May 14, 2026 agenda, so that the
applicant can amend the application to a planned zoning development. The deferral will
not be charged to the applicant.
PLANNING COMMISSION ACTION;
(April 9, 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 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred.
AFF UPDATE:
On April 15, 2026, the applicant requested this application be deferred to the June 11,
2026 agenda. Staff supports the deferral request.
May 14, 2026
ITEM NO.: 7 Cont. FILE NO.: Z-10280
PLANNING COMMISSION ACTION: (May 14, 2026)
The application was placed on the Consent Agenda for deferral to the July 9,
2026 agenda at the request of the applicant. There was a motion to approve the Consent
Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The
application was deferred.
2
May 14, 2026
ITEM NO.: 8 FILE NO.: Z-4768-E
NAME: Valley Oaks Court — Lots 1 R-4R, Conceptual PD-C
LOCATION: NWC of Mabelvale West Road and Angel Court
DEVELOPER:
ARCare
200 W. Race Street
Searcy, AR 72143
OWNER/AUTHORIZED AGENT:
Davidson Engineering (Agent)
210 W. Arch Street Avenue, Ste. D
Little Rock, AR 72207
AREA: 2.28 acre
WARD: 7
CURRENT ZONING
NUMBER OF LOTS: 1
-m
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant requests to rezone Lots 1 R thru 4R, Valley Oaks Court Addition from
POD to PD-C to allow for the development of a medical facility. The applicant
proposes to replot Lots 1 R-4R into a single lot for one (1) commercial development,
with C-3 permitted uses as alternate uses.
B. EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
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. All documents shall be prepared based on the current Arkansas Fire
May 14, 2026
ITEM NO.: 8 (Cont.
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
2. All streets to meet the current City of Little Rock Master Street Plan.
3. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Driveway locations and widths shall meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must not
exceed 40 feet.
2. Storm water detention ordinance applies to this property. Maintenance of the
detention pod and all private drainage improvements is the responsibility of
the developer and/or local property owners' association and detailed in the bill
of assurance.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Author: No comments received.
Enter : 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.
Maintain Access:
0a
May 14, 2026
ITEM NO.: 8 [Cont.
Fire Hydrants.
FILE NO.: Z-4768-E
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. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
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.
3
May 14, 2026
ITEM NO.: 8
FILE NO.: Z-4768-E
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 places with the
approval of the fire code official.
nova Fnric
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.
CI
May 14, 2026
ITEM NO.: 8 Cont.) FILE NO.: Z-4768-E
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.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter
15 Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning District 15, the Geyer Springs West Planning District.
The development principles of this district seek to minimize potential negative
impacts between industrial and residential usage, and to improve traffic circulation.
The Land Use Plan shows Office (0) for the application area. The Office (0)
category represents services provided directly to consumers (e.g., legal, financial,
G9
May 14, 2026
ITEM NO.: 8 (Cont.) FILE NO.: Z-4768-E
medical) as well as general offices that support more basic economic activities.
The application is for a Planned Development -Commercial.
To the north and east of the application area are areas designated for Office (0)
uses and are characterized by vacant lots, wooded lots, and a single-family home.
Farther north of the application area is area designated for Residential Low Density
(RL) uses and is characterized by single-family homes in a developed subdivision.
East of the application area is area designated for Park/Open Space (PK/OS) uses
and is characterized by a runoff creek from Fourche Creek and the associated
floodway. Farther east, beyond the Fourche Creek runoff, is area designated for
Public/Institutional (P/1) uses and is characterized by three faith -based institutions
and a single-family home. South of the application area is area designated for
Mixed Use (MX) and is characterized by woodlands. Southwest and west of the
application area are areas designated for Public/institutional (P/1) uses and are
characterized by the Southwest Hospital, a faith -based institution, Mabelvale
Middle School, a U.S. Post Office, and a single-family home.
This site is not located in an Overlay District.
Master Street Plan:
Mabelvale West 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:
Mabelvale West 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 Lots 1 R thru 4R, Valley Oaks Court Addition from
POD to PD-C to allow for the development of a medical facility. The applicant
proposes to replot Lots 1 R-4R into a single lot for one (1) commercial development,
with C-3 permitted uses as alternate uses.
May 14, 2026
ITEM NO.: 8 (Cont.) FILE NO.: Z-4768-E
The property is undeveloped and partially tree covered.
The proposed lot will contain 2.28 acres and will have 45-foot platted building
setback lines along both street frontages and 25-foot platted building setback lines
along both interior property lines. The applicant proposes to develop the new lot
as per the C-3 zoning standards. In addition to the building setbacks shown on
the replat, future development will comply with the C-3 building height, street and
land use buffers, number of parking spaces, landscaping as per Chapter 15
(building, interior and perimeter landscaping), signage, etc. The conceptual
development approach was previously approved for lots 1 R thru 9R of this
development.
The following items will be required to be submitted, reviewed and approved at the
time of building permit application:
1. Provide an accessible route from the public right-of-way to the building
entrance.
2. A drainage study will be required.
3. A traffic impact study will be required.
4. Storm drainage preliminary analysis showing drainage data for all
watercourses entering and leaving the plat boundaries.
5. An analysis of all stormwater conveyance for the one -hundred -year storm event
onto, within and leaving the property.
All dumpster locations must be screened as per Section 36-523(d) of the City's
Zoning Ordinance.
All site lighting must be low level and directed away from adjacent properties.
The applicant provided responses and additional information to all issues raised
during the staffs review of the application. To the staffs knowledge, there are no
additional outstanding issues.
Staff is supportive of the requested conceptual PD-C zoning. Staff believes the
proposed use will have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed rezoning, subject to compliance with
the comments and conditions outlined in paragraph D, E and F, and the staff
analysis, of the agenda staff report.
7
May 14, 2026
ITEM NO.: 8 (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: Z-4768-E
(April 9, 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 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred.
PLANNING COMMISSION ACTION:
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the July 9, 2026 at
the request of the applicant. There was a motion to approve the request. The motion
passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application
was deferred
May 14, 2026
101101 We]
NAME: Kustom Made Properties — PD-R
LOCATION: 2916 W. 1211 Street
DEVELOPER:
Kustom Made Properties
1619 S. Martin Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Robert Alexander (Owner)
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-9650-A
AREA: 0.22 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: POD
VARIANCE/WAIVERS:
None requested.
BACKGROUND.
On April 8, 2021, the Planning Commission approved the site to allow for the development
of a mix use, community resource center office in the front portion of the property and
temporary housing units in the rear portion of the property. On May 8, 2021, the Board of
Directors approved Ordinance 21,997 (Z-9650). The site was never developed for the
proposed use.
May 14, 2026
ITEM NO.: 9 Conti FILE NO.: Z-9650-A
A. PROPOSAL/ REQUEST!APPLICANT'S STATEMENT:
The applicant now proposes to rezone the 0.22 acre property from POD to PD-R
to develop the site to contain a 4-unit, multifamily residential development.
B. EXISTING CONDITIONS:
C
The property is currently undeveloped. The existing building once contained on the
site was previously demolished. The site appears to contain partial asphalt paving
on the front portion of the property. The remainder of the site appears to contain
gravel and grass covered surface. An opaque fence extends along the rear
property line.
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
The applicant met with staff to revise the initial site plan to address proposed
parking plan and dumpster location. On April 1, 2026, the applicant submitted and
staff reviewed the revised plan addressing the technical issues raised during the
review of the application. Staff has no further concerns regarding the proposed
development.
ENGINEERING COMMENTS PUBLIC WORKS:
1. West 12th Street is classified on the Master Street Plan ss a minor arterial with
special design standard. A dedication of right-of-way 35 feet from centerline will
be required. The dedication should not include the area with the existing
building coverage. If the existing building is removed at any point during
construction, right-of-way should be dedicated across the entire property.
2. Edge of building foundations must have 10' foot of separation between it and
existing water main.
3. Edge of building foundations must have 10' foot of separation between it and
existing water main.
4. Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section for the abutting street in the existing street is
not up to city standards. Repair, replace or extend existing damaged, missing,
and noncompliant curb and gutter, sidewalk, access ramps or concrete
driveway aprons within the public right-of-way adjacent to the site. Removed
abandoned driveway cuts and replace with curb, gutter and sidewalk. All work
2
May 14, 2026
ITEM NO.: 9 (Cont.1 FILE NO.: Z-9650-A
within the public right-of-way shall conform to the City of Little Rock Standard
Details and ADA guidelines.
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. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
3
May 14, 2026
ITEM NO.: 9 (Cont.)FILE NO.: Z-9650-A
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height.
Buildings or facilities exceeding 30 feet or three stories in height shall have at least
two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provided with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
buildings are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Parks and Recreation: No comments received-
F. BUILDING CODES/LANDSCAPE-
Buildina Codes: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-way. Provide screening shrubs with an average linear
spacing of not less at three (3) feet within the required landscape area. Provide
trees with an average linear spacing of not less than thirty (30) feet.
3. 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. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the east and west are zoned R-2. As component of
all land use buffer requirements, opaque screening, whether a fence or other
l:l
May 14, 2026
ITEM NO.: 9 (Cont.
FILE NO.: Z-96
device, a minimum of six (6) feet in height shall be required upon the property
line side of the buffer. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within the
landscape ordinance of the city, section 15-81.
5. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division. -
The request is in the 1-630 Planning District. The Land Use Plan shows Mixed Use
(MX) for the requested area. The Mixed Use 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 to change the property from R-3 (Single Family District)
to POD (Planned Office Development) District to allow for the development of a
group home with on -site training on this site.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) in all
directions. Further to the northwest is land shown for Residential Low Density
(RL). 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 existing
uses are primarily residential to the west and north. To the south across 12th Street
and to the east are businesses and business structures. 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 remain less than 6 units per acre.
This area is an established residential platted area with some vacant lots as well
as single-family houses.
Master Street Plan: To the south is 12th Street and it is shown as a Minor Arterial
on the Master Street Plan. A Minor Arterial provides connections to and through
an urban area and their primary function is to provide short distance travel within
the urbanized area. Entrances and exits should be limited to minimize negative
5
May 14, 2026
ITEM NO.: 9 (Cont.) FILE NO.: Z-9650-A
effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on 121h Street. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. ANALYSIS:
The applicant proposes to rezone the 0.22 acre property from POD to PD-R to
develop the site to contain a 4-unit, multifamily residential development.
The property is currently undeveloped.
The existing building once contained on the site was previously demolished. The
site appears to contain partial asphalt paving on the front portion of the property.
The remainder of the site appears to contain gravel and grass covered surface. An
opaque fence extends along the rear property line.
The site will be accessed from a twenty (20) foot driveway extending from W. 12th
Street.
The applicant proposes to construct a one-story, 46.6 foot by 46.6 foot building
that will contain four (4) residential units. The applicant proposes to build a
sidewalk between the parking area to the south and the front entrance to the
building.
The applicant notes that the building will be designed with efficiency, durability,
and tenant comfort in mind, each unit will be constructed to meet or exceed current
building codes and will incorporate modern materials and systems to ensure
longevity and low maintenance requirements.
The site plan shows front and rear building setbacks over twenty-five (25) feet and
over nine (9) feet from the property lines along the east, and west sides of the
building.
The proposed building shall not to exceed thirty-five (35) feet in height.
Section 36-502 typically requires six (6) parking spaces for the proposed use. The
site plan shows eight (8) parking spaces, including required twenty (20) foot
maneuvering room between parking spaces. Required ADA parking spaces must
be provided as required as part of the overall parking plan.
May 14, 2026
ITEM NO.: 9 (Cont.
FILE NO.: Z-9650-A
The site plan shows perimeter fencing around the building along the side and rear
property lines. Any fence or wall erected must comply with Section 36-516 of the
City's Zoning Ordinance.
Any signage placed on the site must comply with Section 36-552 of the code (signs
allowed in multifamily zones).
Sight lighting must be low-level and directed away from adjacent properties.
Standard city trash collection will be provided for each unit.
Staff is supportive of the requested PD-R zoning. The proposed multifamily
building is located along W. 12t" Street, corridor that contains a mixture of zoning
and uses. Staff feels the proposed development will have no adverse impact on
the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (May 14, 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 10
ayes, 0 nays, 0 absent and 1 open position. The application was approved.
7
May 14, 2026
ITEM NO.: 10 FILE NO.: Z-10236-A
NAME: Grulke — PCD
LOCATION: 218 Kings Row Drive
OWNER/AUTHORIZED AGENT:
Myranda Grulke (Owner)
218 Kings Row Drive
Little Rock, AR 72207
AREA: 0.71 acre
WARD: 3
CURRENT ZONING
NUMBER OF LOTS: 1
R-2
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant proposes to rezone the property from R-2 to PCD to allow for a
mixture of uses on the site. The applicant proposes continued use of the main
structure as a single-family residence, with two (2) accessory structures, one (1)
being utilized as a short-term rental-1 and the other a small event space.
B. EXISTING CONDITIONS:
The property is currently developed, with a main residential structure and two (2)
accessory structures. A one -car wide driveway from Kings Row Drive is located
at the southeast corner of the site. The driveway extends along the east side of
the house into the rear yard area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION
1. All documents shall be prepared based on the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
2. All streets to meet the current City of Little Rock Master Street Plan.
May 14, 2026
ITEM NO.: 10 (Cont.
FILE NO.: Z-10236-A
3. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. The existing internal street, which is within public right-of-way, adjacent to the
subject property measures 17 ft wide with a 5 ft gravel shoulder and no curb
and gutter. King Row Drive, also within public right-of-way measures 27 ft wide
with curb and gutter and no sidewalks. Vehicle parking is not prohibited on
either street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: 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.
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
FA
May 14, 2026
ITEM NO.: 90 Cont. FILE NO.: Z-10236-A
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter
15 Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
The request is in Planning District 3, the West Little Rock Planning District. The
development principles of this district include developing facilities for all modes of
3
May 14, 2026
NO.: 10 (Cont.) FILE NO.: Z-10236-A
transportation, the preservation of greenways, open spaces, and maintaining
residential neighborhood integrity. 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 a Planned Commercial District.
To the north, east, and west of the application area are areas designated for
Residential Low Density (RL) uses and are characterized by single-family homes
in developed subdivisions. South of the application area is area designated for
Residential High Density (RH) uses and is characterized by a condominium
complex.
This site is not located in an Overlay District.
Master Street Plan:
Kingsrow Drive 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:
Kingsrow Drive is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant proposes to rezone the property from R-2 to PCD to allow for a
mixture of uses on the site. The applicant proposes continued use of the main
structure as a single-family residence, with two (2) accessory structures, one (1)
being utilized as a short-term rental-1 and the other a small event space.
The property is currently developed, with a main residential structure and two (2)
accessory structures. A one -car wide driveway from Kings Row Drive is located
at the southeast corner of the site. The driveway extends along the east side of
the house into the rear yard area.
n
May 14, 2026
ITEM NO.: 10 (Cont.
FILE NO.: Z-10236-A
In addition to the continued use of the principal structure as a single-family
residence, the applicant proposes the following for the accessory structures:
"The purpose of this request is to allow for two small-scale, low impact uses on the
property: a short-term rental treehouse and a greenhouse event space."
"The treehouse is approximately 400 square feet and is designed to accommodate
a maximum of two guests for short-term rental stays. Parking will be limited to one
to two vehicles, with designated parking located at the rear of the property, as
shown in the submitted exhibits."
"Additionally, the property includes a 400 square foot greenhouse that will be used
for small gatherings and events. The greenhouse will have a maximum occupancy
of eight people, and events will not exceed six hours in duration. This space will
not be used for overnight accommodations. Parking for greenhouse events will
also be limited to two vehicles and will be located at the rear of the property. The
driveway can accommodate up to four vehicles in total."
"To ensure compatibility with the surrounding neighborhood, no loud noise will be
permitted at either he treehouse or the greenhouse."
"These uses are intended to remain low in intensity, with minimal traffic and limited
occupancy, while preserving the character of the neighborhood."
While staff has no issues with the single-family residence with an STR-1, staff
cannot support the use of the second accessory structure as an event space. Staff
believes that this use is too intense for a single-family lot. All the surrounding
properties to the north, east, and west are zoned R-2, with single-family residences
fronting on Kings Row Drive.
STAFF RECOMMENDATION:
Staff recommends denial of the proposed PCD rezoning.
PLANNING COMMISSION ACTION:
(April 9, 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 8 ayes, 0 nays, 2 absent and 1 open position. The application was deferred.
5
May 14, 2026
ITEM NO.: 10
PLANNING COMMISSION ACTION:
FILE NO.: Z-10236-A
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11,
2026 agenda due to insufficient notifications. There was a motion to approve the
Consent Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1
open position. The application was deferred.
0
May 14, 2026
ITEM NO.: 11 FILE NO.: Z-10283
NAME: Common Ground Properties — PD-R
LOCATION: 2219/2223 S. Commerce Street
DEVELOPER:
Common Ground, LLC/ Ennett2Win, LLC (Owners)
1920 Commerce Street
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Common Ground Properties, LLC (Agent)
1920 Commerce Street
Little Rock, AR 72205
AREA: 1.2 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: R-4
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT -
The applicant requests to rezone the property from R-4 to PD-R to allow for the
development of sixteen (16) single-family homes on sixteen (16) individually
platted lots. The project will include eleven (11) detached single-family homes and
five (5) townhouses in two (2) structures. The proposed site plan shows a buildable
area for each of the detached homes and building footprints for the townhomes.
B. EXISTING CONDITIONS:
The property is comprised of five (5) parcels of land. The parcels include all or part
of eleven (11) platted lots. The property is currently undeveloped and partially tree
covered. The west portion of the property can be accessed via S. Commerce
Street, with the east portion having access from E. 23rd Street.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
May 14, 2026
ITEM NO.: 11 (Cont.) FILE NO.: Z-10283
D. ENGINEERING COMMENTS PLANNING DIVISION:
1. All documents shall be prepared based on the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
2. All streets to meet the current City of Little Rock Master Street Plan.
3. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
ENGINEERING COMMENTS (PUBLIC WORKS)_
1. Access is requested from the curvature of E. 231d St. between two (2) existing
residential driveways. Per Sec. 30-43(a)(2), no driveway shall be constructed
within 5 ft of a line drawn from the point of intersection of a property line with
the right-of-way of a street and perpendicular to the centerline of the street,
except where the property abuts an alley the minimum distance shall be ten
(10) feet. The 5 ft offset from the property line allows for a 5 ft driveway wing in
conformance with City of Little Rock Standard Detail PW-30 for residential
driveways.
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. A water main extension may be required to serve parcel numbers
341_2060006800 and 341_2060007000.
2. 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
2
May 14, 2026
ITEM NO.: 11 (Cont
F
G
FILE NO.: Z-10283
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.
BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
3
May 14, 2026
ITEM NO.: 11 (Cont.) FILE NO.: Z-10283
The request is in Planning District 8, the Central City Planning District. The
development principles of this district include strengthening the existing
development and better define single-family and non-residential use areas by
neighborhood oriented commercial uses. The Land Use Plan shows 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 a Planned District -
Residential.
Surrounding the application area is area designated for Residential Low Density
(RL) uses and is characterized by single-family homes interspersed with duplexes
and small apartment buildings. One block to the north is area designated for
Park/Open Space (PK/OS) uses and is characterized by Pettaway Park. One block
to the south is area designated for Public/Institutional(P/1) uses and is
characterized by two single-family homes and two faith -based institutions.
This site is not located in an Overlay District.
Master Street Plan:
S. Commerce 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. Commerce 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.
H. ANALYSIS:
The applicant requests to rezone the property from R-4 to PD-R to allow for the
development of sixteen (16) single-family homes on sixteen (16) individually
platted lots. The project will include eleven (11) detached single-family homes and
five (5) townhouses in two (2) structures. The proposed site plan shows a buildable
area for each of the detached homes and building footprints for the townhomes.
C1
May 14, 2026
ITEM NO.: 11 (Cont.
FILE NO.: Z-10283
The property is comprised of five (5) parcels of land. The parcels include all or part
of eleven (11) platted lots. The property is currently undeveloped and partially tree
covered. The west portion of the property can be accessed via S. Commerce
Street, with the east portion having access from E. 23rd Street.
The applicant provided the following information regarding the configuration of the
property:
"Five (5) of the exiting platted lots within this development area are
landlocked as the result of the City authorizing additions to the City that
immediately adjoin the platted lots and without requiring direct street access
or other provisions for access. Duval's Addition was platted in 1872. Braggs
2nd Addition, which is immediately to the east of the subject property, was
platted in 1920. Fulks Subdivision of Rapley's Estate, which is immediately
adjacent to the south of Duval's Addition, was platted prior to 1943, and
Rapley's Estate was most likely platted prior to 1885. The result of these
adjoining additions was that the landlocked lots were rendered
undevelopable under modern standards, unless creative solutions are
applied. Cottage court developments are not a new concept, and when
paired with Little Rock's planned zone development, they present the best
possible path to provide for development of the subject property."
The applicant also provided the following description of the project:
"The residential development will include the construction of eleven (11)
detached single family homes and five (5) town homes. Each structure will
be on a separate platted lot. The homes will be constructed using an asphalt
shingle roof and clad siding or brick veneer.
Two homes will face Commerce Street reflecting the existing development
pattern along Commerce. These two homes will have a minimum setback
of fifteen (15) feet from the property boundary along Commerce. Between
those two homes there will be a celebrated entrance into the courtyard. The
celebrated entrance will double as a fire access lane, permitting greater
access for fire protection and emergency services from the western extent
of the property.
On the eastern edge of the property, there will be a parking lot with thirteen
(13) parking stalls on the east, and the drive lane on the west of the paved
area. Five (5) town homes will be constructed to the west of the drive lane,
and four (4) of the five (5) town homes will have garages that load from the
drive lane. The townhomes are to be clustered as one two -unit and one
three -unit building. A walk path will cross from the drive lane to the courtyard
between the two (2) townhouse buildings, and the curb of the drive lane
adjoining the walk path will be designated as a fire lane to provide access
6
May 14, 2026
ITEM NO.: 11 (Cont.
FILE NO.: Z-10283
for fire protection and emergency services from the eastern extent of the
property. The drive lane will have a width of not less than twenty feet (20)
and will connect to 23rd Street.
Trash service will be provided via an enclosed dumpster to be accessed via
the drive lane from 23rd Street. Mail for the units facing Commerce Street
is to be received by mailbox affixed to the structures. Mail for the remaining
units is to be received by a cluster mailbox near the parking lot on the
eastern end of the subject property.
Upon approval of this PRD, the two (2) owners will convey their interests to
a single separate entity for the purpose of site development. The common
areas of the development -fire lane adjoining Commerce Street, interior walk
paths and shared green, parking area accessed from 23rd Street, and
dumpster service will be conveyed upon site completion to a Property
Owners Association, Property Owners Improvement District, or similar legal
entity for the purpose to perpetual maintenance."
The fire department typically requires a minimum access driveway width of twenty
(20) feet. To accomplish this, the driveway from E. 23rd Street will need to be closer
than five (5) feet from the property lines. The applicant will need a variance from
Section 30-43, as explained in paragraph D. of the staff report. The variance can
be granted by the Planning Director or the Planning Commission. Staff supports
the variance request.
Any site lighting must be low-level and directed away from adjacent properties.
Any signage must comply with Section 36-551 of the City's Zoning Ordinance
(signs permitted in one- and two-family zones.)
Any fences or walls erected must comply with Section 36-516 of the City's Zoning
Ordinance.
Staff is supportive of the requested PD-R zoning. Staff believes that the applicant
has done a good job in proposing a development on lots that were platted 100
years or more ago. Within the overall development there are five (5) platted lots
that are virtually landlocked. Staff feels that the proposed development will have
no adverse impact on surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance
with the comments and conditions outlined in paragraphs D and E, and the staff
analysis, of the agenda staff report.
0
May 14, 2026
ITEM NO.: 11 (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: Z-10283
(April 9, 2026)
The applicant was present. The applicant requested to defer the item to the May
14, 2026 Planning Commission. There was a motion to approve the deferral. The
motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The
application was deferred.
PLANNING COMMISSION ACTION:
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June, 11
2026 agenda at the request of the applicant. There was a motion to approve the
Consent Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and
1 open position. The application was deferred.
7
May 14, 2026
ITEM NO_: 12
NAME: Lot 1 R - 3R, Block 12, Garland's Addition — Replat
LOCATION: Southeast Corner of E. 4th Street and Reichardt Street
DEVELOPER:
Thomas Property Group, LLC
17200 Chenal Parkway, Suite 300
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Thomas Property Group, LLC - owner
Joe White and Associates - agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
FILE NO_: S-2017
AREA: 0.344 acre NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. Variances to allow reduced lot width, lot depth, and lot area.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to replat two (2) lots of record into three (3) lots for
residential development. The property is zoned R-4.
B. EXISTING CONDITIONS:
The lot is undeveloped and mostly grass covered.
May 14, 2026
ITEM NO.: 12 (Cont.) FILE NO.: S-2017
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS PLANNING DIVISION
1. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared, stamped and signed by an Arkansas
Licensed Professional Engineer.
3. Land Survey to be no older than five (5) years, prepared, stamped and signed
by an Arkansas professional Land Surveyor.
4. All documents shall be prepared based on the current Arkansas Fire Prevention
Codes, City of Little Rock Municipal codes and ordinances, and current
Stormwater Management and Drainage Manual.
5. All future streets to meet the current City of Little Rock Master Street Plan.
6. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. A 20 feet radial dedication of right-of-way is required at the intersection of E.
4th St. and Reichardt St.
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:
4
May 14, 2026
ITEM NO.: 12 (Cont.
FILE NO.: S-2017
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
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.
Parks and Recreation: No comments received.
F. BUILDING CODES/LANDSCAPE:
Buildin Codes: No comments received.
Landscape: No Comments.
3
May 14, 2026
ITEM NO.: 12 (Cont.
G
TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
FILE NO.: S-2017
The request is in Planning District 6, the East Little Rock Planning District. The
development principles of this district include protecting residential uses by buffering and
restricting the industrial uses to the area around the Little Rock National Airport. 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 Replat of Lots 1-3 of Block 12.
Surrounding the application area is area designated for Residential Medium Density
(RM) uses and is characterized by single-family homes. One block south of the
application area are areas designated for Park/Open Space (PK/OS) uses and
Public/Institutional (P/1) uses and are characterized by Cheatham Park and the Little
Rock School District Supply Center.
This site is not located in an Overlay District.
Master Street Plan:
East 4th and Riechardt Streets are Locals 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.
Bicycle Plan:
East 4th and Riechardt Streets 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.
12
May 14, 2026
ITEM NO.: 12 (Cont.
H. ANALYSIS:
FILE NO.: S-2017
The applicant requests to replat two (2) lots of record into three (3) lots for future
residential development. The property is currently undeveloped and zoned R-4.
The two (2) lots of record are comprised of the north 2/3 of lots 1,2, and 3, Block
12, Garland's Addition to the City of Little Rock.
The applicant proposes to replat the lots into three (3) lots as follows:
Lots 1-R - 50.36 feet (avg.) by 99.78 feet (avg.)
5,023.75 sq. ft. (0.1153 acres)
Lots 2-R - 49.58 feet (avg.) by 99.78 feet (avg.)
4,946.54 sq. ft. (0.1136 acres)
Lots 3-R - 50.04 feet (avg.) by 99.9 feet (avg.)
5,018.45 sq. ft. (0.1152 acres)
Section 36-256(d)(4) of the City's Zoning Ordinance requires a minimum lot width
of 70 feet, a minimum lot depth of 100 feet, and a minimum lot area of 7,000 square
feet for R-4 zoned lots. Therefore, the applicant is requesting variances from these
requirements for the proposed three (3) lot replat. Staff is supportive of the
requested variances.
Staff supports the requested replat to create three (3) lots for future residential
development. Staff views the request as reasonable. The replat represents a net
increase in one (1) lot for the subject property at the southeast corner of E. 4th and
Riechardt Streets. There are several examples of smaller lots throughout this
residential area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested replat, subject to compliance with the
comments and conditions outlined in paragraphs D & E, and the staff analysis, of
the agenda staff report.
May 14, 2026
ITEM NO.: 12 (Cont.
FILE NO.: S-2017
PLANNING COMMISSION ACTION: (May 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The
application was approved.
0
May 14, 2026
ITEM NO.: 13 FILE NO.: Z-10152-A
NAME: Meechie's Private Club and Lounge - Conditional Use Permit
LOCATION: 617/619 Spring Street
DEVELOPE
Demetrius Randle
20 Cottage Court
North Little Rock, AR 72118
OWNER/AUTHORIZED AGENT:
Square Deal Builders, LLC - owner
Demetrius Randle - agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.34 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: UU
VARIANCE/WAIVERS:
None requested
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests a conditional use permit in order to operate a private club
and lounge in the existing building located at 617/619 Spring Street.
B. EXISTING CONDITIONS:
The property is occupied by a one-story brick commercial building-
C. NEIGHBORHOOD NOTIFICATIONS:
May 14, 2026
ITEM NO.: 13 (Cont.) FILE NO.: Z-10152-A
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared, stamped and signed by an Arkansas
Licensed Professional Engineer.
3. Land Survey to be no older than five (5) years, prepared, stamped and signed
by an Arkansas professional Land Surveyor.
4. All documents shall be prepared in accordance with the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
5. All streets must comply with the current City of Little Rock Master Street Plan.
6. Any new development shall be reviewed to confirm compliance with applicable
codes, specifications, and ordinances prior to issuing any related permits.
7. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPermits(�i),littlerock.gov
ENGINEERING COMMENTS PUBLIC WORKS): No comment.
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.
2
May 14, 2026
ITEM NO.: 13 (Cont.) FILE NO.: Z-10152-A
Fire Department:
Addresses
Addresses shall be posted in a conspicuous place during construction and when
construction is complete as per Little Rock City Ordinance Section 30-346 and
Section 505 of the 2021 Arkansas Fire Prevention Code, Vol. 1
to facilitate emergency response. Numbers/Letters -shall be Arabic numbers or
alphabetic letters to be minimum 6" in height, of a durable, reflective material on a
color contrasting background to promote enhanced visibility. The numbers hall be
in a conspicuously placed immediately above, on or at the side of the proper door
of each building so that the number can be seen plainly from the street on which
the number is based. Whenever any building is situated so that the number is not
clearly discernible from the street line or vision of the building from the street is
otherwise obscured, the number or numbers assigned shall be placed near the
walk, driveway or common entrance to such buildings, and affixed upon a gate
post, fence, mailbox, post, or other appropriate place so as to be easily discernible
(this is in addition to the numbers/letters on the building). Numbers painted or
stenciled on the curb shall not be a lawful substitute for the display of address
numbers prescribed by this article. Subject to change upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757, Fire Marshal Derek N
Ingram (501) 918-3756, or Fire Marshal Evan Johnson (501) 765-1646.
NEED TO MAKE SURE THE ADDRESS IS CORRECTED The business
is located on 617 & 619 S Sprina Street
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
3
May 14, 2026
ITEM NO.: 13 (Cont.
FILE NO.: Z-10152-A
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.
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 8, the Central City Planning District. The
development principles of this district include strengthening the existing
development and better defining single-family and non-residential use areas by
neighborhood oriented commercial uses. The Land Use Plan shows Mixed Use
Urban (MXU) for the application area. The Mixed Use Urban (MXU) category
allows for uses ranging from high-rise office buildings to single-family homes. The
intent is to create a vital, diverse area which is street oriented and pedestrian -
friendly. The uses may be mixed (residential, office, and commercial in any
combination) within the building itself or within an area. The application
is for a CUP to allow a Private Club & Lounge.
Surrounding the application area is area designated for Mixed Use Urban
(MXU) uses and is characterized by a restaurant with a drive -through, one- and
two-part commercial block buildings, and two commercial parking decks.
This site is not located in an Overlay District.
12
May 14, 2026
ITEM NO.: 13 (Cont.
Master Street Plan:
FILE NO.: Z-10152-A
West 7th Street is a Collector on the Master Street Plan. Collectors are designed
to connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60'. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
West 7th Street 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 subject property is the site of Beard's Furniture Co. Built in 1921; Beard's
Furniture Co. is identified as having undetermined eligibility for listing on the
National Register of Historic Places. The subject property is adjacent to the site of
Horn's Men's Store, the Building at 612-614 Center Street, Hayes Grocery & Seed
Store, the L. S. Stahl Building, and the Rogoski Building, all of which have been
identified as having undetermined eligibility for the National Register of Historic
Places.
The Historic Preservation Plan advocates increased effectiveness and
coordination with the review of development plans. Staff advocates that the
proposed conversion of the site to accommodate a new use consider its potential
adverse impacts to the site and adjacent historic sites. The application, as shown,
should have no effect on identified historic resources.
H. ANALYSIS:
The applicant requests a conditional use permit to allow for the operation of a
private club and lounge in the existing building located at 617/619 S. Spring Street.
The property is occupied by a one-story brick commercial building. The proposed
private club and lounge will occupy approximately 5,000 square feet of the overall
14,925 square foot building.
The applicant provided the following description of the proposed use:
"Meechie's Private Club and Lounge is designed to operate as an
upscale private membership lounge that will serve as a welcoming
space for adults to enjoy music, social gatherings, and hospitality in a
safe and professionally managed environment. The venue will
provide a refined atmosphere for members and guests while
61
May 14, 2026
ITEM NO.: 13 (Cont.) FILE NO.: Z-10152-A
contributing positively to the downtown entertainment and business
district.
Our establishment will include a lounge seating area, bar service, and
space for occasional live entertainment or private events. The
concept is intended to attract professionals and responsible patrons
seeking a sophisticated environment for networking, celebrations,
and community gatherings.
Security personnel will be present during operating hours and
additional security staff will be utilized for larger events. Surveillance
cameras and controlled entry procedures will be implemented to
ensure the safety of our guests and the surrounding community.
Proposed operating hours:
Monday - Thursday: 4:00 PM - 10:00 PM
Friday- Sunday: 4:00 PM- 12:00 AM
Meechie's Private Club and Lounge is committed to operating
responsibly and contributing positively to the economic and social
vitality of downtown Little Rock. We appreciate your time and
consideration of this request."
The applicant provided the following additional information during staffs review of
the application:
® An official maximum occupancy number has not yet been determined. The
applicant will comply with all Fire Marshal and building code requirements
once the occupancy load is established and will strictly enforce the
approved limit.
• Select events may be ticketed (e.g. live entertainment, private functions, or
themed events). All ticketed events will be managed in compliance with
local regulations, including capacity limits and security requirements.
• Noise control measures will be implemented for all events, including
keeping all entertainment indoors, us of sound -absorbing materials,
monitoring volume levels, keeping doors closed, and complying with local
noise ordinances.
• All events and entertainment activities will take place inside the building
only. No outdoor events, amplified music, or gatherings will be conducted
outside.
A
May 14, 2026
ITEM NO.: 13 (Cont.
FILE NO.: Z-10152-A
The property is located in the UU zoning district. There are no off-street parking
requirements. On -street parking is allowed along both sides of Spring Street and
W. 7th Street, as well as other streets in the immediate area.
Staff is supportive of the requested conditional use permit. Staff feels that the
request is reasonable and an appropriate use for this location.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis of the agenda staff report.
PLANNING COMMISSION ACTION: (May 14, 2026)
The applicant was present. There was 1 objector present. (Mr. Stark Legion). The
objector expressed concerns with parking in the area. There was a brief discussion
by the Commission. There was a brief discussion by the Commission. There was a
motion to approve the application as recommended by staff. The motion passed by
a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
7
May 14, 2026
ITEM NO.: 1
NAME: Elite Equity X - Conditional Use Permit
LOCATION: 2105 South Tyler Street
DEVELOPER:
Elite Equity X, LLC
P.O. Box 481
Bentonville, AR 72712
OWNER/AUTHORIZED AGENT:
Elite Equity X, LLC - owner
Kendel Grooms - agent
SURVEYOR/ENGINEER:
Bond Consulting Engineers, Inc.
2601 T.P. White Drive
Jacksonville, AR 72076
AREA: 0.165 acre NUMBER OF LOTS: 1
WARD: 1
URRENT ZONING: R-3
VARIANCE/WAIVERS:
None requested
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FILE NO.: Z-10287
FT. NEW STREET: 0 LF
The applicant requests a conditional use permit to allow the construction of a
duplex on the R-3 zoned property located at 2105 South Tyler Street.
B. EXISTING CONDITIONS:
The property is currently undeveloped and grass covered-
C. NEIGHBORHOOD NOTIFICATIONS:
May 14, 2026
ITEM NO.: 14 (Cont.
FILE NO.: Z-10287
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. All documents shall be prepared in accordance with the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
4. Driveways shall meet all City of little Rock Standard Details and City Code Sec.
30-43
5. The grade shall fall a minimum of 6 inches within the first 10 feet as required per
Arkansas Fire Prevention Code section R401.3
6. Any Retaining Walls SHALL be under separate application/review/approval
7. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
8. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPermits littlerock. ov
ENGINEERING COMMENTS PUBLIC WORKS):
1. Tyler St. is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline is required.
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:
K
May 14, 2026
ITEM NO.: 14 (Cont.) FILE NO.: Z-10287
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
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.
Loadin
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.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No Comments.
3
May 14, 2026
ITEM NO.: 14 (Cont.) FILE NO.: Z-10287
G. 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
a CUP to allow a duplex.
Surrounding the application area is area designated for Residential Low Density
(RL) uses and is characterized by single-family homes, a faith -based
institution, and the Little Rock City Alert Center.
This site is not located in an Overlay District.
Master Street Plan;
South Tyler 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:
South Tyler Street is not shown on the Master Bike Plan with existing or proposed
facilities in this area.
Historic Preservation Plan:
The subject site is across the street from the Tyler Street Baptist Church, now
called the Connect Church. The Tyler Street Baptist Church was identified
as ineligible for listing in the National Register of Historic Places. The subject
site is also across the street from the Tyler Street Baptist Church Education
Building, now the site of the Little Rock City Alert Center. The Tyler Street Baptist
Church Education Building was identified as ineligible for listing in the National
0
May 14, 2026
ITEM NO.: 14(Cont.)FILE NO.: Z-10287
Register of Historic Places. The application, as shown, should have no effect on
identified historic resources-
H. ANALYSIS:
The applicant requests a conditional use permit to allow for the construction of a
duplex on the R-3 zoned property at 2105 South Tyler Street. The property is
currently undeveloped. A paved alley right-of-way is located along the rear (east)
property line.
The applicant proposes to construct a one-story, 1,716 square foot duplex building
on the lot. The duplex will be located 28.4 feet from the front (west) property line,
55.6 feet form the rear (east) property line and approximately 5.5 feet from the side
property lines.
The proposed duplex structure will have horizontal siding on the exterior, with a
shingled roof. A small front porch for each unit will be located or the front facade.
An entry door for each unit will also be located on the north and south building
sides.
There will be a parking area for four (4) vehicles located in the rear yard area, with
access from the alley right-of-way. Section 36-502 of the City's Zoning Ordinance
requires a minimum of three (3) parking spaces for a duplex. A sidewalk from the
South Tyler Street right-of-way will access the front of the structure. There will also
be sidewalks from the parking area to each duplex unit.
Staff is supportive of the requested conditional use permit. Staff believes the
request is reasonable. The property is located across the street from an existing
church development. Staff feels that a duplex will an appropriate in -fill use for this
property.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis of the agenda staff report.
5
May 14, 2026
ITEM NO.: 14 (Cont.) FILE NO.: Z-10287
PLANNING COMMISSION ACTION: (May 14, 2026)
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 of10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
C.
May 14, 2026
ITEM NO.: 15 FILE NO.: Z-10285
NAME: Rezoning from 1-2 to R-3
LOCATION: 4412 W. 24th Steet
EVELOPER:
University District Development Corp.
2801 S. University Ave.
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
University District Development Corp. - owner
Quincy Edwards - applicant
SURVEYOR/ENGINEER:
Edward Lofton - surveyor
15415 Oakcrest
Little Rock, Arkansas
AREA: 0.15 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
NUZINK
CURRENT ZONING: 1-2
VARIANCEIWAIVERS:
None requested
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to rezone the 0.15-acre property from "1-2" Light Industrial
District to "R-3" Single Family District. The rezoning is requested to allow for the
construction of a single-family residence.
B. EXISTING CONDITIONS:
The property is currently vacant.
C. NEIGHBORHOOD NOTIFICATIONS:
May 14, 2026
ITEM NO.: 15 (Cont.
FILE NO.: Z-10285
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. All documents shall be prepared in accordance with the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
4. Driveways shall meet all City of little Rock Standard Details and City Code Sec.
30-43.
5. The grade shall fall a minimum of 6 inches within the first 10 feet as required per
Arkansas Fire Prevention Code section R401.3.
6. Any Retaining Walls SHALL be under separate application/review/approval.
7. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
8. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPermits(cblittlerock_gov
ENGINEERING COMMENTS (PUBLIC WORKS
1. W. 24t" St. is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline is required if not existing. The
lot survey does not show the adjacent right-of-way width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water_
2
May 14, 2026
ITEM NO.: 15 (Cont.) FILE NO.: Z-1028
Provide a 5' utility easement on the south side of the property.
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 Hvdrants.
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.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape:
No Comments.
M
May 14, 2026
ITEM NO.: 15 (Cont.) FILE NO.: Z-10285
G. 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 single-
family homes at densities not to exceed 6 dwelling units per acre. Such residential
development is typically characterized by conventional single-family homes but
may also include patio or garden homes and cluster homes, provided that the
density remains less than 6 units per acre. The application is to rezone to R-3.
Surrounding the application area is area designated for Residential Low
Density (RL) uses and is characterized by single-
family homes, two duplexes, small apartment buildings, and vacant lots.
This site is not located in an Overlay District.
Master Street Plan:
West 24th 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:
West 24th 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.
H. ANALYSIS:
The applicant requests to rezone the 0.15-acre property located at 4412 W. 24th
Street from "1-2" Light Industrial District to "R-3" Single Family District. The
rezoning is requested to allow for the construction of a sign family residence. The
property is currently vacant.
0
May 14, 2026
ITEM NO.: 15 (Cont.
FILE NO.: Z-10285
The City's Future Land Use Plan designates this property as "RL" Residential Low.
Th requested R-3 zoning does not require an amendment to the future land use
plan.
Staff is supportive of the requested R-3 zoning. Staff views the request as
reasonable. All the adjacent properties are zoned R-3. The proposed R-3 zoning
represents a continuation of the zoning pattern in this area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested R-3 zoning.
PLANNING COMMISSION ACTION: (May 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The
application was approved.
5
May 14, 2026
ITEM NO.: 16 FILE NO.: Z-10288
NAME: Rezoning from R-3 to R-4
LOCATION: 310 South Oak Street
DEVELOPER:
Andrew Francis
309 Fairfax Drive
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Andrew Francis - owner/agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, Arkansas 72223
AREA: 0.149 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3
RRENT ZONING: R-3
VARIANCE/WAIVERS:
None requested
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to rezone the 0.149-acre property from "R-Y Single Family
District to "R-4" Two Family District. The rezoning is requested to allow future lot
development.
B. EXISTING CONDITIONS:
The property contains a one-story frame single family residence. There is a one -
car wide driveway at the northeast corner of the property.
C. NEIGHBORHOOD NOTIFICATIONS:
May 14, 2026
ITEM NO.: 16 (Cont.) FILE NO.: Z-10288
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 DIVISI
1. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. All documents shall be prepared in accordance with the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
4. Provide complete parking spaces layout including accessible parking spaces
based on Arkansas Fire Prevention Code and City of Little Rock Municipal
Code section 36-511
5. Driveways shall meet all City of little Rock Standard Details and City Code Sec.
30-43
6. The grade shall fall a minimum of 6 inches within the first 10 feet as required per
Arkansas Fire Prevention Code section R401.3
7. Any Retaining Walls SHALL be under separate application/review/approval
8. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
9. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPerm its littlerock. ov
ENGINEERING COMMENTS PUBLIC WORKS):
1. Oak St. is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline is required if not existing. The
lot survey does not show the adjacent right-of-way width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Entergy: No comments received.
Summit Utilities: No comments.
2
May 14, 2026
ITEM NO.: 16 (Cont,) FILE NO.: Z-1
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:
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.
Parks and Recreation: No comments received.
County Planning: No Comments received.
3
May 14, 2026
ITEM NO.: 16 Cont. FILE NO.: Z-10288
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 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 to
rezone to R-4.
To the north, east, and south of the application area are
areas designated for Residential Low Density (RL) uses and are characterized by
single-family homes interspersed with duplexes. East of the application area is
area designated for Mixed Use (MX) uses and is characterized by single-family
homes.
This site is not located in an Overlay District.
Master Street Plan:
South Oak 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:
2
May 14, 2026
ITEM NO.: 16 Cont. FILE NO.: Z-10288
South Oak 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.
H. ANALYSIS:
The applicant requests to rezone the 0.149-acre property located at 310 S. Oak
Street from "R-Y Single Family District to "R-4" Two -Family District. The rezoning
is requested to allow for future development. The property contains a one-story
frame single family residence. There is a one -car wide driveway from South Oak
Street at the northeast corner of the property.
The City's Future Land Use Plan designates this property as "RL" Residential Low.
The proposed R-4 zoning will not require an amendment to the future land use
plan.
Staff is supportive of the requested R-4 zoning. Staff views the request as
reasonable. The proposed R-4 zoning will be compatible with the existing zoning
in the area. All the lots within the west half of the block are zoned R-4, as well as
the property immediately to the south. There is a scattering of R-4 zoning within
the overall neighborhood to the east.
STAFF RECOMMENDATION:
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION:
(May 14, 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 10 ayes,
0 nays, 0 absent and 1 open position. The application was approved.
G�
May 14, 2026
ffE NO. 17:
F I L E-NaYLU2-02-6 --0-7-QJ.
NAME: River Mountain Planning District Land Use Plan Amendment- RLto PK/OS
LOCATION: 4410 Sam Peck Road
QMER1AUTHORI2EDA_QENT_:
Owner
James A Kroskey Jr & Donna Kroskey
4410 Sam Peck Road
Little Rock, AR 72223
Agent
Jake White
Joe White &Associates Inc
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 0.23 acres +/-
WARD: Ward 4 PLANNING DISTRICT: 01
C RRENTZONING: R-2, Single -Family District
A. PROPOSAL/REQUEST:
The request is for a Land Use Plan Amendment from Residential Low Density (RL) to
Park/Open Space (PK/OS). The application is pursued concurrently with a rezoning
application, File No. Z-10293, request from Single -Family District (R-2) to Agricultural
and Forestry District (AF).
B. EXLSTING.QQNDITIONS;
The subject site is 0.23 acres +/- of developed land containing a single-family
residential dwellingwithin the Piedmont Subdivision. The site has approximately 114
feet of frontage along Sam Peck Road.
May 14, 2026
I_T.E.M_N Q._Z 7:
C. NEIGHBORHOOD.NOTIFICATLONS:
FILE NO.. LU2026-GL1.7-01 (QQrLt=)
All Neighborhood Associations notified prior to planning commission meetings.
D. PI�IN0ITRANSPQRTATIOIV:
Land. U.0 Plan:
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 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. Surrounding the application area is area designated for Residential Low
Density (RL) uses and is characterized by single-family residences and a facility of
the Little Rock Athletic Club directly south of Peckerwood Road. Approximately 150
feet north of the application area is area designated for Public/Institutional (PI) uses
and is characterized by facilities related to the Little Rock Athletic Center.
This site is not located in an Overlay District.
Master treet P� n:
Sam Peck Road is a Collector on the Master Street Plan. Collectors are designed to
connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right of
way is 60'. Sidewalks are required on one side of Collectors. This street may require
dedication of right-of-way and may require street improvements.
BiCJLle -Paa:
West 11th Street and W. 10`h Street are not shown on the Master Bike Plan with
existing or proposed facilities in this area.
HiStoic Preserva#fan Plan:
The application, as shown, should have no effect on identified historic resources.
N
May 14, 2026
ITEM NO. 17:
E. ANALYSIS:
F(LE NQ_: LLJ202Cz47_p'l Ca )
The subject property consists of approximately 0.23 acres of developed land located
at 4410 Sam Peck Road within the Piedmont Subdivision. The site contains a
single-family residential dwelling and has approximately 114 feet of frontage along
Sam Peck Road. Surrounding development consists primarily of low -density
residential subdivisions with institutional and recreational facilities associated with
the Little Rock Athletic Club located nearby.
Staff finds that the requested Land Use Plan amendment from Residential Low
Density (RL) to Park/Open Space (PK/OS) is reasonable and appropriate given the
site's proximity to existing recreational and open space facilities, the presence of
adjacent Public/Institutional (PI) land uses, the designation of PK/OS for private
recreational facilities across the city (e.g. CountryClub of Little Rock, Chenal Country
Club, etc.), and the broader land use framework of the River Mountain Planning
District. The Park/Open Space (PK/OS) designation is intended to preserve land for
recreation, environmental protection, and public open space. The concurrent
rezoning request (File No. Z-10293) to Agricultural and Forestry District (AF) further
supports long-term preservation of the property for low -impact open space or
conservation use.
The site is located within Planning District 1, the River Mountain Planning District,
where development principles emphasize improving multimodal transportation
corridors, preserving natural open space and environmental features, and supporting
Neo-Traditional development patterns in appropriate areas. The current Residential
Low Density (RL) designation provides for single-family homes at densities not
exceeding 6 units per acre. While the surrounding area remains predominantly RL, the
presence of significant public and recreational facilities in close proximity —including
Little Rock Athletic Club facilities located just south of Peckerwood Road and
approximately 150 feet north of the site —provides a logical context for the transition
to PK/OS. The amendment would allow the property to function as a small but
meaningful extension of open space within a larger cluster of recreational and
institutional uses.
Sam Peck Road is designated as a Collector on the Master Street Plan, providing
connectivity between local streets and higher -order roadways. Collectors maintain a
dual function of facilitating movement and providing access to adjoining properties. A
standard 60-foot right-of-way is required, with sidewalks on one side. Future
redevelopment under PK/OS or AF zoning may require right-of-way dedication or
minor street improvements consistent with Collector Street standards. The site is not
identified on the Master Bike Plan for existing or planned bicycle facilities.
3
May 14, 2026
ITEM NO. 17: FILE NO.-: LU2d26-01-01_(Cont.)
There are no known historic resources affected bythe request, and the amendment is
not expected to impact any identified cultural or environmental features.
The proposed Park/Open Space (PK/OS) designation aligns with the long-term
planning objectives for the area and provides a compatible land use transition
between surrounding residential neighborhoods and nearby institutional and
recreational facilities. The amendment supports preservation of open space within
the River Mountain Planning District and coordinates appropriately with the
associated rezoning application.
■w� L ■
Staff supports the proposed Land Use Plan Amendment in the River Mountain
Planning District from Residential Low Density (RL) to Park/Open Space (PK/OS) and
recommends approval.
RLAN_N N CO_NLM.).SSI_DfV ACTL0 N_ (MAY 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The application was approved.
9
May 14, 2026
ITEM NO.: 17.1 FILE NO.: Z-10293
NAME: Rezoning from R-2 to AF
LOCATION: 4410 Sam Peck Road
DEVELOPER:
James and Donna Kroskey
105 Turtle Creek Cove
Maumelle, Arkansas 72113
OWNER/AUTHORIZED AGENT:
James and Donna Kroskey - owner
Jake White - applicant
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, Arkansas 72223
AREA: 0.23 acre
WARD: 4
CURRENT ZONING
VARIANCEMAIVERS:
None requested
NUMBER OF LOTS: 1
R-2
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant requests to rezone the 0.23-acre property from "R-2" Single Family
District to "AF" Agriculture and Forestry District. The rezoning is requested to allow
the property to be incorporated into the adjacent property to the north, owned by
the Little Rock Athletic Club.
B. EXISTING CONDITIONS:
The property contains a one-story brick and frame single family residence. There
is a two -car wide driveway from Sam Peck Road.
May 14, 2026
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-10293
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. All documents shall be prepared in accordance with the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
4. Driveways shall meet all City of little Rock Standard Details and City Code Sec.
30-43
5. Any Retaining Walls SHALL be under separate application/review/approval
6. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
7. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPermits littierock. ov
ENGINEERING COMMENTS PUBLIC WORKS): No Comments
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
Enter : No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
2
May 14, 2026
EM NO.: 17.1 (Cont.) FILE NO.: Z-10293
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
Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in height shall have
at least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall
be provide with two separate and approved fire apparatus access roads.
3
May 14, 2026
ITEM NO.: 17.1 (Cont.
LE NO.: Z-10293
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served, measured
in a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
0
May 14, 2026
NO.: 17.1 (Cont.
FILE NO.: Z-10293
Maintain fire apparatus access road gates as per Appendix D of the
2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads
shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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:
5
May 14, 2026
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-10293
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
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 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 to
rezone to Agriculture and Forestry (AF). The application requires an amendment
to the Land Use Plan, which is being pursued concurrently as LU20-01-01.
Surrounding the application area is area designated for Residential Low Density
(RL) uses and is characterized by single-family residences and a facility of the
Little Rock Athletic Club directly south of Peckerwood Road. Approximately 150
feet north of the application area is area designated for Public/Institutional (PI)
uses and is characterized by facilities related to the Little Rock Athletic Center.
This site is not located in an Overlay District.
Master Street Plan:
Sam Peck Road is a Collector on the Master Street Plan. Collectors are designed
to connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60'. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Sam Peck 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:
0
May 14, 2026
ITEM NO.: 17.1 (Cont.) FILE NO.: Z-10293
The applicant requests to rezone the 0.23-acre property located at 4410 Sam Peck
Road from "R-2" Single Family District to "AF" Agriculture and Forestry District.
The rezoning is requested to allow the property to be incorporated into the adjacent
property to the north, owned by the Little Rock Athletic Club.
The property contains a one-story brick and frame single family residence. There
is a two -car wide driveway from Sam Peck Road.
The City's Future Land Use Plan designates the property as "RL" Residential Low.
The requested AF zoning will require an amendment to the future land use plan,
from "RL" Residential Low to "PK/OS" Park /Open Space. This will be a separate
item on this agenda.
Staff is supportive of the requested AF zoning. Staff views the request as
reasonable. The proposed AF zoning will be compatible with the zoning in the
immediate area. The adjacent properties to the north and west are currently zoned
AF.
STAFF RECOMMENDATION:
Staff recommends approval of the requested AF rezoning.
PLANNING COMMISSION ACTION:
(May 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
7
May 14, 2026
ITEM NO.: 18
NAME: Rezoning from R-2 to R-4
LOCATION: 8406 Dreher Lane
DEVELOPER:
Genesis Properties, LLC.
1119 Edison Avenue
Benton, AR 72015
OWNER/AUTHORIZED AGENT:
Genesis Properties, LLC - owner
Bianca Gonzalez - applicant
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.21 acre
WARD: 2
CURRENT ZONING
VARIANCE/WAIVERS:
None requested
NUMBER OF LOTS- 1
R-2
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FILE NO.: Z-10294
FT. NEW STREET: 0 LF
The applicant requests to rezone the 0.21-acre property from "R-2" Single Family
District to "R-4" Two Family District. The rezoning is requested to allow future lot
development.
B. EXISTING CONDITIONS:
The property is currently vacant.
C. NEIGHBORHOOD NOTIFICATIONS:
May 14, 2026
ITEM NO.- 18 (Cont.
FILE NO.: Z-10294
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. The Land Survey to be no older than five (5) years prepared, stamped,
and signed by an Arkansas Licensed Professional Land Surveyor.
4. Provide complete parking spaces layout including accessible parking spaces
based on Arkansas Fire Prevention Code and City of Little Rock Municipal
Code section 36-511
5. All documents shall be prepared based on the current Arkansas Fire Prevention
Codes, City of Little Rock Municipal codes and ordinances, and current
Stormwater Management and Drainage Manual.
6. All streets to meet the current City of Little Rock Master Street Plan.
7. Driveways shall meet all City of little Rock Standard Details and City Code Sec.
30-43
8. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
9. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPermits ljttlerock. ov
ENGINEERING COMMENTS (PUBLIC WORKS
1. Dreher Lane is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 25 feet from centerline is required if not
existing. The lot survey does not show the adjacent right-of-way width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments.
Enter : No comments received.
Summit Utilities: No comments.
2
May 14, 2026
ITEM NO.: 18 (Cont.) FILE NO.: Z-10294
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:
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.
Parks and Recreation: No comments received.
County Planning: No Comments received.
3
May 14, 2026
ITEM NO.: 18 Cont. FILE NO.: Z-10294
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 14, the Geyer Springs East Planning District. The
development principles of this district include protection and stabilization of existing
neighborhoods and limit commercial strip development along major roads. 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 to
rezone to R-4.
To the north and west of application area are areas designated for Residential Low
Density (RL) uses and are characterized by single-family homes. South and
east of application area are
areas designated for Residential High Density (RH) uses and are characterized by
apartment complexes.
This site is not located in an Overlay District.
Master Street Plan:
Dreher Lane is a Local Street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being a
secondary purpose. The standard Right-of-way is 50'. Sidewalks are required on one
side. This street may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
Dreher Lane is not shown on the Master Bike Plan with existing or proposed facilities in
this area
Historic Preservation Plan:
0
May 14, 2026
ITEM NO.: 18 Cont. FILE NO.: Z-10294
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS:
The applicant requests to rezone the 0.21-acre property located at 8406 Dreher
Lane from "R-2" Single Family District to "R-4" Two -Family District. The rezoning
is requested to allow for future development. The property is currently vacant.
The City's Future Land Use Plan designates this property as "RL" Residential Low.
The proposed R-4 zoning will not require an amendment to the future land use
plan.
Staff is supportive of the requested R-4 zoning. Staff views the request as
reasonable. The property is in an area of mixed residential uses and zoning. A
multifamily development is located immediately southwest of the site. An
additional multifamily development is located across Dreher Lane to the east.
Single family lots and residences are located to the north.
STAFF RECOMMENDATION
Staff recommends approval of the requested R-4 rezoning.
PLANNING COMMISSION ACTION: (May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11,
2026 due to insufficient notifications. There was a motion to approve the Consent
Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open
position. The application was deferred.
5
May 14, 2026
MariNL��
FILE ND..: LU202:Q9-01
NAME: 1-630 Planning District Land Use Plan Amendment— MX to LI
LOCATION: Lots 5-8, Block 11, and W 30 feet of adjacent land of Roots and Coy Addition
OWNER/AUT1iaRIZE❑ AGES:
Owner
Triangle Group LLC
904 N Martin St
Little Rock, AR 72205
Agent
Chris East
Cromwell Architects Engineers
1300 E. 6th St
Little Rock, AR 72202
AREA: 0.84 acres +/-
WARD:Ward 1 PLANNING DISTRICT: 09
CURRENTZCN[NG: R-3, Single -Family District
ACKGROUN D :
A. PROPOSAL/REQUEST:
The request is for a Land Use Plan Amendmentfrom Mixed Use (MX) to Light Industrial
(LI). The application is pursued concurrently with a rezoning application, File No. Z-
10295, request from Single -Family District (R-3) to Light Industrial (1-2).
3-10011�1■ K
The subject site is 0.85 acres +/- of developed land containing surface parking lots, a
vacant residential parcel, with a 20-foot platted alley the bisects the property. The
site jointly has 130 feet of frontage along W 11th Street, 130 feet of frontage along W
10th Street.
May 14, 2026
ILE1H-ND_ 19:
C. NFIGHBORHDQ_p IVQTJFLCATICNS:
FILE NO.: LU20.26_09-0_L(CarA.]
All Neighborhood Associations notified prior to planning commission meetings.
D. PLANNIN A S QRTATION-.
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 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.
To the north of the application area is area designated for Residential Medium
Density (RM) uses and is characterized by two single-family homes and the entrance
to Fletcher Park. Northeast of the application area is designated for Park/Open
Space (PK/OS) uses and is characterized by single-family homes, a duplex, vacant
lots, and Fletcher Park. East of the application area is designated for Light
Industrial (LI) uses and is characterized by a tour bus facility, an HVAC contractor,
and four single-family residences. South and west of the application area are
areas designated for Mixed Use (MX) uses and are characterized by single-family
homes, duplexes, vacant lots, and a faith -based institution. Six new residential
structures have been constructed in this area within the past five years.
This site is not located in an Overlay District.
MMa-sLer Street Plan:
West 11 th Street and W 10th Street are Local Streets on the Master Street Plan. Local
Streets are roads designed to provide access to adjacent property with the
movement of traffic being a secondary purpose. The standard Right-of-way is 50'.
Sidewalks are required on one side. This street may require dedication of right-of-way
and may require street improvements.
Bl C_V_C_lQJP La
West 11th Street and W. 10th Street are not shown on the Master Bike Plan with
existing or proposed facilities in this area.
2
May 14, 2026
ITEM NO. 19:
Historic P_[eservattartP_La!?:
FILE NO.: nt.
The application, as shown, should have no effect on identified historic resources.
E. AN.AL_ Sta:
The subject property consists of approximately 0.85 acres of developed land located
between West 11th Street and West 10th Street. The site includes surface parking
areas, a vacant residential parcel, and a 20-foot platted alleythat bisects the property.
The combined frontage includes approximately 130 feet along W 11th Street and 130
feet along W 10th Street. Surrounding development includes a mixture of single-family
homes, duplexes, vacant lots, park/open space, and various small-scale industrial
and service -oriented uses.
Staff finds that the requested Land Use Plan amendment from Mixed Use (MX) to Light
Industrial (LI) is reasonable given the existing industrial activity immediately east of
the site, the presence of long-established non-residential service uses in the vicinity,
and the site's proximity to transportation infrastructure suitable for light -intensity
industrial operations. The LI designation is intended to provide locations for
low -impact, employment -oriented industrial uses that can be compatible with
adjacent development when appropriate site design and buffering are applied. The
concurrent rezoning request (File No. Z-10295) allows coordinated review to ensure
future development will meet the applicable standards of the Light Industrial District
(1-2).
The site lies within the 1-630 Planning District, where development principles
emphasize preserving existing residential areas while directing non-residential
activity to appropriate locations. The surrounding Land Use Plan designations reflect
a variety of uses in close proximity. To the north, areas are designated Residential
Medium Density (RM) and include single-family homes and the entrance to Fletcher
Park. Northeast lies Park/Open Space (PK/OS), characterized by additional
single-family residential structures, a duplex, and vacant lots adjoining the park.
Directly east is an area already designated Light Industrial (LI), developed with a tour
bus facility, HVAC contractor, and several single-family homes. To the south and
west, properties are designated Mixed Use (MX) and consist of residential uses,
vacant parcels, and a faith -based institution. The area to the west has seen recent
residential investment as six new residential structures have been constructed in
proximity within the past five years.
The requested Light Industrial (LI) designation aligns with the existing LI uses directly
east of the site. The amendment is a logical and minor extension of light -industrial
3
May 14, 2026
ITEM NO. 19: FiLE NO..:__LU2026-09-01__(Cant.)
activity on land use currently as a bus parking and will be required to provide
appropriate landscape bufferingto maintain compatibility with nearby homes through
application of zoning and design standards. The request is consistent with the
established land use context of the 1-630 Planning District and supports orderly,
predictable transitions between residential and non-residential areas.
F. STAFF RECOM_M E N DATIO :
Staff supports the proposed Land Use Plan Amendment in the 1-630 Planning District
from mixed Use (MX) to Light Industrial (LI) and recommends approval.
P_LANLNINO �MJLSS ACC
--(MAY 2-026.)
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 10 ayes, 0 nays, 0 absent and 1 open position. The application was approved.
rd
May 14, 2026
M NO.: 19.1 FILE NO.: Z-10295
NAME: Rezoning from R-3 to 1-2
LOCATION: North side of W. 11th Street, approximately 200 feet east of S. Woodrow
Street
DEVELOPER:
Triangle Group, LLC
904 N. Martin St.
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Triangle Group, LLC - owner
Chris East - agent
SURVEYOR/ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, Arkansas 72116
AREA: 0.845 acre
WARD: 1
CURRENT ZONING
VARIANCE/WAIVERS:
None requested
NUMBER OF LOTS: 4
:c
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant requests to rezone the 0.845-acre property from "R-Y Single Family
District to 1-2" Light Industrial District. The rezoning is requested to allow for the
expansion of the bus/travel facility located immediately to the east.
B. EXISTING CONDITIONS:
Portions of the property contain paved parking areas, with the remainder being
undeveloped.
May 14, 2026
ITEM NO.: 19.1 Cont. FILE NO.: Z-1
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. The Land Survey to be no older than five (5) years prepared, stamped,
and signed by an Arkansas Licensed Professional Land Surveyor
4. Provide complete parking spaces layout including accessible parking spaces
based on Arkansas Fire Prevention Code and City of Little Rock Municipal
Code section 36-511
5. All documents shall be prepared based on the current Arkansas Fire Prevention
Codes, City of Little Rock Municipal codes and ordinances, and current
Stormwater Management and Drainage Manual.
6. All streets to meet the current City of Little Rock Master Street Plan.
7. Driveways shall meet all City of Little Rock Standard Details and City Code
Sec. 30-43
8. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPerm its(d),littlerock.gov
ENGINEERING COMMENTS PUBLIC WORKS):
1. At the time of project design and construction, all vehicle wash water is
required to be captured and not allowed to discharge into the City of Little Rock
municipal separate stormwater sewer system (MS4) in violation of the water
quality standards of the State of Arkansas without adequate water
quality controls and treatment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit :
1. Sand and oil filter shall not be connected to LRWRA system.
I%
May 14, 2026
ITEM NO.: 19.1 (Cont.) FILE NO.: Z-10295
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:
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 Hvdrants.
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.
3
May 14, 2026
ITEM NO.: 19.1 Cont.) FILE NO.: Z-10295
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 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 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 to rezone to 1-2. The application requires an amendment
to the Land Use Plan, which is being pursued concurrently as LU2026-09-01.
To the north of the application area is area designated for Residential Medium
Density (RM) uses and is characterized by two single-family homes and the
entrance to Fletcher Park. Northeast of the application area is
area designated for Park/Open Space (PK/OS) uses and is characterized
by single-family homes, a duplex, vacant lots, and Fletcher Park. East of the
application area is area designated for Light Industrial (LI) uses and
is characterized by a tour bus facility, an HVAC contractor, and four single-family
residences. South and west of the application area are areas designated for Mixed
Use (MX) uses and are characterized by single-family homes, duplexes, vacant
lots, and a faith -based institution.
This site is not located in an Overlay District.
Master Street Plan:
West 11 th Street and W 10th Street 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'.
rd
May 14, 2026
ITEM NO.: 19.1 (Cont.) FILE NO.: Z-10295
Sidewalks are required on one side. This street may require dedication of right-of-
way and may require street improvements.
Bicycle Plan:
West 11th Street and W. 10th Street 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 the 0.845-acre property from "R-Y Single Family
District to 1-2" Light Industrial District. The rezoning is requested to allow for the
expansion of the bus/travel facility located immediately to the east.
The property is comprised of four (4) platted lots, Lots 5-8, Block 11, Roots and
Coy Addition to the City of Little Rock, as well as the west 30 feet of the abandoned
Appainway Street right-of-way (abandoned by Ordinance No. 16,143). Lots 5 and
6 front on W. 11 th Street, with Lots 7 and 8 having W. 10th Street frontage.
Portions of the property contain paved parking areas, with the remainder being
undeveloped.
The City's Future Land Use Plan designates this property as "MV Mixed Use. A
land use plan amendment to "LI" Light Industrial is a separate item on this agenda.
Staff is supportive of the requested 1-2 zoning. Staff views the request as
reasonable. The property is in an area containing a mixture of zoning and uses.
There is existing 1-2 zoning immediately east of the site. The additional 1-2 zoning
should have a minimal impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested 1-2 zoning_
May 14, 2026
ITEM NO.: 19.1 (Cont.) FILE NO.: Z-10295
PLANNING COMMISSION ACTION: (May 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
May 14, 2026
ITEM NO.: 20 FILE NO.: Z-925
NAME: Big Rock Plaza (Tract B) - Revised PCD
LOCATION: Southwest Corner of Vimy Ridge Road and Village Run Parkway
DEVELOPE
Big Rock Development, LLC
4514 Cole Avenue, Suite 300
Dallas, TX 76092
OWNER/AUTHORIZED AGENT:
Big Rock Development, LLC - owner
Zac Mowery - agent
SURVEYOR/ENGINEER:
Smith & Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 2.40 acres
WARD: 7
CURRENT ZONING:
VARIANCE/WAIVERS:
None requested
BACKGROUND
NUMBER OF LOTS: 1
PCD
FT. NEW STREET: 0 LF
On November 7, 2017, the Board of Directors passed Ordinance No. 21,507 which
established the Big Rock Plaza Long -Form PCD. The PCD was approved for a
multi -lot mixed use development including commercial, office and residential. To
date, residential components of the PCD have been developed. The area shown
as Tract B, at the southwest corner of Vimy Ridge Road and Village Run Parkway,
was approved for a commercial building (C-3 uses) and associated parking.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
May 14, 2026
ITEM NO.: 20 (Cont.
FILE NO.: Z-9257-B
The applicant requests to revise the previously approved PCD for Tract B only, to
allow mixed commercial and multifamily building and associated parking.
B. EXISTING CONDITIONS:
The lot is currently undeveloped. Some site work has taken place in preparation
of new development.
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. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. The Land Survey to be no older than five (5) years prepared, stamped,
and signed by an Arkansas Licensed Professional Land Surveyor.
4. Provide complete parking spaces layout including accessible parking spaces
based on Arkansas Fire Prevention Code and City of Little Rock Municipal
Code section 36-511
5. All documents shall be prepared based on the current Arkansas Fire Prevention
Codes, City of Little Rock Municipal codes and ordinances, and current
Stormwater Management and Drainage Manual.
6. Along with the Grading application (GLA), The applicant to submit traffic
impact study (TIA) showing the additional, projected traffic expected to be
generated by the proposed development.
7. All streets to meet the current City of Little Rock Master Street Plan.
8. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
9. Driveways shall meet all City Standard Details and City Code Sec. 30-43.
10.Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
11. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPermits@littlerock.gov
2
May 14, 2026
ITEM NO.: 20 (Cont.) FILE NO.: Z-9257-B
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e) for Tract B
showing the proposed structure, parking area, and
the existing/proposed detention area.
2. 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 local property owners' association and detailed in the bill
of assurance.
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:
SWC of Vimy Ridge Road and Village Run Pkwy — Contact CAW at (501) 377-
1241 and include all utility easements included in this plat.
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
3
May 14, 2026
ITEM NO.: 20 (Cont.
NO.: Z-9257-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.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the
2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads
shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
May 14, 2026
ITEM NO.: 20 Cont. FILE NO.: Z-9257-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 UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private fire
apparatus access road and al dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions
shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall not
be increased unless fire apparatus access roads will connect with future
development, as determined by the fire code official.
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.
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:
6".
May 14, 2026
ITEM NO.: 20 (Cont.) FILE NO.: Z-9257-B
(1)Single-trunk trees with a minimum caliper of two (2) inches measured twelve
(12) inches above grade at planting; or
(2)Multitrunked 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.
c) 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.
b) In 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)
1.1
May 14, 2026
ITEM NO.: 20 (Cont.
15.98
ILE NO.: Z-925
square feet for developments with one hundred fifty (150) or fewer parking
spaces.
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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
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, the preservation of
natural sound barriers, open spaces and wetlands, and significant environmental
features and systems. The Land Use Plan shows Residential Low Density (RL) 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
7
May 14, 2026
M NO.: 20 (Cont.) FILE NO.: Z-9257-B
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 revised PCD to build a 40-unit, mixed use, multi -family building.
To the north, east, and west of the application area are areas designated
for Residential Low Density (RL) uses and are characterized by single-family
homes, small apartment buildings, duplexes, a tree service
business, undeveloped woodlands, and cleared lots for development. South of the
application area is area designated for Residential Medium Density (RM) uses and
is characterized by a faith -based institution and a single-family home. Farther
south of the application area is area designated for Residential Low Density
(RL) uses and is characterized by single-family homes and undeveloped
woodlands.
This site is not located in an Overlay District.
Master Street Plan:
Vimy Ridge 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:
Vimy Ridge 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 revise the previously approved PCD for Tract B only, to
allow mixed commercial and multifamily building and associated parking. Tract B
is currently undeveloped. Some site work has taken place in preparation of new
development.
The applicant proposes to construct a four (4) story building with the east half of
the property. The building will be approximately 42,000 square feet in area. A
E:3
May 14, 2026
ITEM NO.: 20 (Cont.) FILE NO.: Z-9257-B
paved parking area containing approximately 186 parking spaces will be located
along all sides of the building. A driveway from Village Run Parkway at the
northwest corner of the site will serve as access to the development.
The applicant is proposing C-3 permitted uses for the first floor of the building, with
40 multifamily residential units on the upper three (3) floors. A condition placed on
the original PCD eliminated convenience stores, liquor stores and pawn shops as
permitted uses.
The applicant provided the following information for the project:
Tract B, Village at the Gateway, a ±2.4-acre mixed -use pad located at the
northwest corner of Vimy Ridge Road and Village Run Parkway. This tract sits
directly across Village Run Parkway from the Village at Whispering Valley
residential community and is intended to serve as the commercial and residential
anchor for that neighborhood. A summary of the proposed use follows.
Proposed Use
A single four-story mixed -use residential development situated on the east side of
the tract, fronting Vimy Ridge Road, with surface parking wrapping the north, west,
and south sides. The ground floor is designed to provide much -needed commercial
options along the Vimy Ridge corridor that will serve both the adjacent Village at
Whispering Valley community and the broader Vimy Ridge trade area, which is
currently underserved by this type of commercial offering. The upper three floors
contain residential units above the ground floor commercial, adding housing to the
corridor and activating the streetscape throughout the day. The building is
positioned to address both the Vimy Ridge corridor and the Village Run Parkway
streetscape, creating a walkable, pedestrian -friendly edge between the
development and the residential community to the west.
Site Summary
Legal description: Tract B, Village at the Gateway (an addition to the City of Little
Rock)
Site area: ±2.4 acres
Frontage: Vimy Ridge Road (east) and Village Run Parkway (north)
Building: One (1) four-story mixed -use building (ground -floor commercial with
residential above)
Parking spaces: Approximately 186 surface spaces (as shown on site plan)
E
May 14, 2026
NO.: 20 (Cont.
FILE NO.: Z-9257-B
Parking is distributed around the building in perimeter bays with landscape islands
and pedestrian connections to the building entrances.
Access, Streetscape & Common Elements
Primary vehicular access to the site is taken from Village Run Parkway along the
north frontage, with all drives, curb cuts, and fire -apparatus access configured per
the attached plan. Landscape buffers are provided along both street frontages.
The Village Run Parkway frontage is treated as part of the broader parkway
streetscape being developed in coordination with the Village at Whispering Valley
community, which includes placemaking elements such as pocket seating areas,
landscape features, common gardens, and decorative fencing. The Tract B
streetscape will tie into that character along the shared edge.
The proposed building is designed to be compatible with the existing PCD in
architectural character, materials, height, and site organization. Building
placement and orientation have been planned to maintain internal connectivity,
preserve established circulation patterns, and support pedestrian access within the
development.
Importantly, all public roads requiring dedication within the PCD have already been
dedicated, and all necessary utility mains serving the site have been approved and
installed. The requested buildings will connect to the existing, approved
infrastructure without requiring new public right-of-way dedications or off -site utility
extensions. As such, we do not anticipate adverse impacts to surrounding streets
or municipal services.
All site lighting must be low-level and directed away from adjacent properties.
If a dumpster is placed on the site it must be oriented away from the adjacent
streets and screened as per ordinance requirements.
Any signage placed on the site must comply with Section 36-555 of the City's
Zoning Ordinance (signs permitted in commercial zones).
Staff is supportive of the Revised PCD for Tract B. Staff feels that the proposed
development is reasonable and appropriate for the area. Staff believes that the
development of Tract B will be compatible with the overall Village at the
Gateway/Village at Whispering Valle development, as well as the general area.
10
May 14, 2026
ITEM NO.: 20 (Cont.
I. STAFF RECOMMENDATION:
FILE NO.: Z-9257-B
Staff recommends approval of the Revised PCD subject to the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E,
and F, and the staff analysis of the agenda staff report.
2. No use within the PCD shall include a convenience store, a liquor store or a
pawn shop, and no tenant or owner shall permit such use (condition from
original PCD approval).
PLANNING COMMISSION ACTION:
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11, 2026,
due to insufficient notifications. There was a motion to approve the Consent
Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open
position. The application was deferred.
11
May 14, 2026
ITEM NO.: 21 FILE NO.: Z-9407-E
NAME: Village at Whispering Valley/The Beverly - Revised PRD
LOCATION: West of Village Run Parkway, South of Alexander Road
DEVELOPER:
Big Rock Development, LLC
4514 Cole Avenue, Suite 300
Dallas, TX 76092
OWNER/AUTHORIZED AGENT:
VD2, LLC - owner
Zac Mowery - agent
SURVEYOR/ENGINEER:
Smith & Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 40+ acres
WARD: 7
CURRENT ZONING
VARIANCE/WAIVERS:
None requested
BACKGROUND
MBER OF LOTS: Multiple
9_
FT. NEW STREET: 0 LF
On April 25, 2019, the Planning Commission approved the rezoning of 12.70 acres
from R-2 to PRD to allow for the development of 48 lots for residential development
titled Village at the gateway. On June 6, 2019, the Board of Directors adopted
Ordinance no. 21,742 (Z-9407) for th4e proposed multi -family development
containing 3-plex & 4-plex apartment buildings.
On July 8, 2021, the Planning Commission approved the rezoning of 42.51 acres
from R-2 to PRD to allow for the development of Phase 8, containing 117 lots, titled
Village at the Gateway for residential development. On August 17, 2021, the
May 14, 2026
ITEM NO.: 21 Cont. FILE NO.: Z-9407-E
Board of Directors adopted Ordinance No. 22,032 (Z-9407-A) for the proposed
351-unit, multi -family apartment buildings.
On September 12, 2024, the Planning Commission approved adding 2.04 acres to
the previously approved PRD to add twelve (12) lots with a 4-plex on each lot. On
October 15, 2024, the Board of Directors adopted Ordinance No. 22,533 (Z-9407-
C)
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant requests to revise the previously approved PRD zoning by adding a
small amount of acreage, as well as additional lots, multi -family building/units and
associated parking.
B. EXISTING CONDITIONS:
The area of the PRD zoning for the Village at Whispering Valley si partially
developed with multi family building and infrastructure. The general area along
Alexander Road and Vimy Ridge Road contains 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 DIVISION):
1. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. The Land Survey to be no older than five (5) years prepared, stamped,
and signed by an Arkansas Licensed Professional Land Surveyor.
4. Provide complete parking spaces layout including accessible parking spaces
based on Arkansas Fire Prevention Code and City of Little Rock Municipal
Code section 36-511
5. All documents shall be prepared based on the current Arkansas Fire Prevention
Codes, City of Little Rock Municipal codes and ordinances, and current
Stormwater Management and Drainage Manual.
6. Along with the Grading application (GLA), The applicant to submit traffic
impact study (TIA) showing the additional, projected traffic expected to be
generated by the proposed development.
7. All streets to meet the current City of Little Rock Master Street Plan.
RIJ
May 14, 2026
ITEM NO.: 21 (Cont.) FILE NO.: Z-9407-E
8. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
9. Driveways shall meet all City Standard Details and City Code Sec. 30-43.
10. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
11. Prior to issuance of Certificate of Occupancy; the applicant shall provide as -
built plans and data entry template of newly installed or modified public and
private stormwater drainage system to Planning and Development Dept., Civil
Engineering Private Development by email to CEPerm its littlerock. ov
ENGINEERING COMMENTS PUBLIC WORKS):
With the proposed denser residential land use, grading and drainage plans
with additional detention may be required to be submitted than originally
permitted based on the previous approved density at the time of plan review.
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:
W. of Village Run Pkwy — Show and reference existing 15' wide easement on the
existing 12" waterline on the east side of the property — Instrument # 56 14531
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:
3
May 14, 2026
ITEM NO.: 21 (Cont.) FILE NO.: Z-9407-E
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. Building or facilities exceeding 30 feet or three stories in height shall have
at least two means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall
be provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served, measured
in a straight line between accesses.
0
May 14, 2026
ITEM NO.: 21 (Cont.
FILE NO.: Z-9407-E
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the
2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads
shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
5
May 14, 2026
ITEM NO.: 21 Cont. FILE NO.: Z-9407-E
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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 building, 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.
Parks and Recreation: No Comments Received.
County Planning: No Comments Received.
F. BUILDING CODES/LANDSCAPE:
May 14, 2026
ITEM NO.: 21 (Cont.) FILE NO.: Z-9407-E
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
(2) Multi-trunked 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.
c) 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.
rA
May 14, 2026
ITEM NO.: 21
15.97
FILE NO.: Z-9407-E
a) Interior landscape areas shall comprise at least eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
b) In 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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
Land Use Plan:
E:3
May 14, 2026
ITEM NO.: 21 (Cont.
FILE NO.: Z-9407-E
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, the preservation of
natural sound barriers, open spaces and wetlands, and significant environmental
features and systems. The Land Use Plan shows Residential Low Density (RL) 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 revised PRD to adjust the boundary line of Whispering Valley Subdivision, to
modify the site plan, and to adjust the building and dwelling unit counts.
To the north, south, and west of the application area are areas designated
for Residential Low Density (RL) uses and are characterized by single-family
homes, small apartment buildings, duplexes, a tree service business,
undeveloped woodlands, and cleared lots for development. East of the application
area is area designated for Residential Medium Density (RM) uses and is
characterized by a faith -based institution, a single-family home, and cleared lots
for development. Farther east of the application area is area designated
for Residential Low Density (RL) uses and is characterized by single-family homes
and undeveloped woodlands.
This site is not located in an Overlay District.
Master Street Plan:
Village Run Parkway 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:
Village Run Parkway 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:
9
May 14, 2026
ITEM NO.: 21 {Cont.
LE NO.: Z
The applicant requests to revise the previously approved PRD zoning by adding a
small amount of acreage, as well as additional lots, multifamily buildings/units and
associated parking.
The area of the PRD zoning for the Village at Whispering Valley is partially
developed with multifamily building and infrastructure. The general area along
Aleander Road and Vimy Ridge Road contains a mixture of zoning and uses.
The applicant provided the following description of the project:
Village at Whispering Valley, a ±48-acre multifamily community in Section 17, T-
1-S, R-13-W, Pulaski County. Approximately half of the project has already been
constructed, and leasing activity has been strong, with new units coming online
every month. This amendment updates the current building mix and adds a new
phase, The Beverly, in response to market demand for more affordable housing
options. A summary of the proposed use follows.
Proposed Use
Attached townhome-style multifamily residences in eight standardized unit types
(D, G, H, K, L, P, Q, and R), arranged along private internal drives with surface
parking, stormwater detention, and shared open space. The community will be
professionally managed under common ownership.
Buildings, Units & Parking
Village at Whispering Valley (initial phase):
9 buildings, 415 units, 581 parking spaces
The Beverly (subsequent phase, Unit R only):
34 buildings, 476units, 448 parking spaces
Total: 113 buildings, 891 units, 1,029 parking spaces
In addition to the striped spaces shown above, most units have a private driveway
apron that accommodates one to two additional vehicles per unit.
Common Areas & Amenities
Common -area tracts (shown on the site plan) provide open space, perimeter
landscape buffers, drainage, and utility corridors, and include a scenic detention
lake at the north end of the site and a detention pond at the south. Village Run
Parkway will be activated with placemaking elements including pocket seating
areas, landscape features such as waterfalls, common gardens, and decorative
10
May 14, 2026
ITEM NO.: 21 (Cont.
FILE NO.: Z-9407-E
fencing. Planned resident amenities include a clubhouse with leasing office,
swimming pool, fitness center, dog park, walking paths, and a shared mail/package
kiosk serving both phases.
The building types throughout the development are as follows:
Type D - 3 units/bldg.
Type G - 4 units/bldg.
Type H - 4 units/bldg.
Type K - 4 units/bldg.
Type L - 4 units/bldg.
Type P - 8 units/bldg.
Type Q - 6 units/bldg.
Type R - 14 units/bldg.
The applicant provided the following additional information with respect to the PRD
revision:
"The following points outline the changes reflected in the current PRD Revision
from the previously approved PRD.
1. Boundary line of the Whisper Valley Subdivision to be extended south to
incorporate space for additional lots and parking. A revised legal description is
included in this submission.
2. Total building count of 99 buildings and 411 dwelling units changed to 113
buildings and 891 dwelling units.
3. A new phase called The Beverly was added to the development through the
creation of 7 new lots south of Quartz Rock Drive. The existing 12 lots south of
Quartz Rock Drive approved by Z-9407-C are reclassified as The Beverly.
Additionally, lots fronting Quartz Rock Drive and Big Rock Avenue between
Village Run Parkway and Slate Rock Drive are reclassified as The Beverly.
4. All of The Beverly phase lots are designed for Building R plans.
5. Three R Building lots are added the Whisper Valley phase.
6. Whisper Valley lots 104 and 105 are changed to open space/ parking.
7. Whisper Valley lots 37 and 28 are changed to L Plan lots.
8. Whisper Valley lots 10 through 15 are changed to R Building lots.
9. Slate Rock Drive is extended to connect to the alley behind the lots south of
Quartz Rock Drive.
10. The existing detention pond is relocated to the south of the new lots south of
Quartz Rock Drive."
Any additional site lighting must be low-level and directed away from adjacent
properties.
11
May 14, 2026
ITEM NO.: 21 (Cont.
FILE NO.: Z-9407-E
Any signage placed on the site must comply with Section 36-552 of the code (sins
allowed in multifamily zones.
Staff is supportive of the PRD revision. Staff feels that the additional
units/buildings proposed will be compatible with the overall PRD development.
The developer owns additional land surrounding the PRD zoning. Therefore, the
additions proposed will be interior to the overall ownership and should have no
adverse impact on the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Revised PRD, 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:
(May 14, 2026)
The application was placed on the Consent Agenda for deferral to the June 11,
2026 agenda due to insufficient notifications. There was a motion to approve the
Consent Agenda. The motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1
open position. The application was deferred.
12
May 14, 2026
ITEM NO.: 22 FILE NO.: Z-10286
NAME: Elite Equity X — PD-R
LOCATION: NWC of Young Road and Eda Drive
DEVELOPER:
Elite Equity X, LLC (Owner)
P.O. Box 481
Bentonville, AR 72712
OWNER/AUTHORIZED AGENT:
Kendel Grooms (Agent)
8114 Cantrell Road
Little Rock, AR 72227
AREA: 0.32 acre NUMBER OF LOTS: 1
WARD: 2
CURRENT ZONING: R-2
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant proposes to rezone a 0.32 acre site from R-2 to PD-R to allow for
the construction of two (2) duplex buildings.
B. EXISTING CONDITIONS:
The site is undeveloped and contains mature trees on most of 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.
May 14, 2026
ITEM NO.: 22 Cont. FILE NO.: Z-10286
D. ENGINEERING COMMENTS (PLANNING DIVISION):
1. All documents are to be submitted to Planning and Development for complete
plan check.
2. All documents shall be prepared by an Arkansas Licensed Professional
Engineer.
3. Land Survey to be no older than five (5) years.
4. All documents shall be prepared based on the current Arkansas Fire
Prevention Codes, City of Little Rock Municipal codes and ordinances, and
current Stormwater Management and Drainage Manual.
5. All streets to meet the current City of Little Rock Master Street Plan.
6. Driveways shall meet all City of little Rock Standard Details and City Code
Sec. 30-43.
7. Any new development shall be reviewed to ensure all codes, specifications,
and ordinances are met before issuing any related permits.
ENGINEERING COMMENTS (PUBLIC WORKS):
1. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Two (2) driveways should be
constructed instead of four (4) driveways accessing 4 spaces each. The width
of driveway must not exceed 20 feet.
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. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2
May 14, 2026
ITEM NO.: 22 (Cont.) FILE NO.: Z-10286
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.
F. BUILDING CODES/LANDSCAPE:
Buildinci Codes: No comments received.
Landscape: No Comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received
3
May 14, 2026
ITEM NO.: 22 Cont. FILE NO.: Z-10286
Planning Division:
Land Use Plan:
The request is in Planning District 13, the 65th Street East Planning District. The
development principles of the district include continuing to reflect the existing land
use and zoning. 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 a
Duplex.
Surrounding the application area are areas designated for Mixed Use (MX) uses
and are characterized by single-family residences, vacant lots, and a day care
center. Farther north is area designated for Residential High Density (RH) uses
and is characterized by an apartment complex. Farther east is area designated for
Residential Low Density (RL) uses and is characterized by single-family homes
and undeveloped woodlands. Farther west, along the Geyer Springs Road
commercial corridor, is area designated for Commercial (C) uses and is
characterized by two convenience stores with gas stations, an autobody shop, two
drive -through restaurants, two restaurants, a flooring store, and a single-family
home.
This site is not located in an Overlay District.
Master Street Plan:
Young Road is a Collector on the Master Street Plan. Collectors are designed to
connect traffic from Local Streets to Arterials or to activity centers, with the
secondary function of providing access to adjoining property. The standard Right
of way is 60'. Sidewalks are required on one side of Collectors. This street may
require dedication of right-of-way and may require street improvements.
Bicycle Plan:
Young 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.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources.
H. ANALYSIS
The applicant proposes to rezone a 0.32 acre site from R-2 to PD-R to allow for
the construction of two (2) duplex buildings.
0
May 14, 2026
ITEM NO.: 22 (Cont.
FILE NO.: Z-10286
The site is undeveloped and contains mature trees on most of the property.
Properties in the general area contain a mixture of zoning and uses.
Each of the duplex structures will be approximately 2,118 square feet in area. The
structures will be one-story in height, not to exceed a building height of thirty-five
(35) feet.
Each duplex structure will be twenty-five (25) feet from the front (east) property
line, over twenty-five (25) feet from the rear (west) property line, 5.5 feet from the
north property line and over twenty (23) feet from the south property line.
The duplex buildings will be separated by a distance of ten (10) feet.
A twenty (20) foot access drive from Eda Lane will serve as access to the property,
for each duplex building. Eight (8) paved parking spaces (4 per lot) will be located
along Eda Lane. Section 36-502(b)(1)(c) of the City's Zoning Ordinance requires
a minimum of three (3) parking spaces for each duplex.
Any sight 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.
Any dumpster placed on the site must comply with Section 36-523 of the City's
Zoning Ordinance.
All signs must comply with Section 36-551 (signs permitted in residential one- and
two-family zones).
Staff is in support of the requested PD-R zoning. The applicant is requesting no
variances for the proposed development. Staff believes the request is reasonable
and that the proposed duplexes are appropriate for this location. There is a
residential, multifamily apartment complex (Spanish Willows) located
approximately 135 feet from the north property line from the proposed duplex
development. Geyer Springs Road is approximately 385 feet from the west
property line.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance
with the comments and conditions outlined in paragraphs D and E, and the staff
analysis, of the agenda staff report.
5
May 14, 2026
ITEM NO.: 22(Cont.)FILE NO.: Z-10286
PLANNING COMMISSION ACTION: (May 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
R.
May 14, 2026
ITEM NO.: 23 FILE NO.: Z-8629-D
NAME: Storage Space, LLC - Conditional Use Permit - Time Extension
LOCATION: 102 S. Rodney Parham Road
DEVELOPER:
SS Rodney Parham, LLC
P.O. Box 429
Lavon, TX 75116
OWNER/AUTHORIZED AGENT_
SS Roney Parham, LLC - owner
Michael Hall - applicant
AREA: 1.86 acres NUMBER OF LOTS: 1
CURRENT ZONING: C-3
VARIANCE/WAIVERS:
None requested
BACKGROUND
FT. NEW STREET
0 LF
On July 13, 2023 the Planning Commission unanimously approved a Conditional
Use permit for 102 S. Rodney Parham Road to allow for the construction of a three-
story, enclosed mini -warehouse facility. The facility is to contain a 750 unit mini -
warehouse building on a 1.86 acre C-3 zoned property.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a 36-month time extension for the previously approved
conditional use permit.
B. EXISTING CONDITIONS:
May 14, 2026
ITEM NO.: 23 (Cont.) FILE NO.: Z-8629-D
The property is currently undeveloped.
C. ANALYSIS:
On July 13, 2023 the Planning Commission unanimously approved a Conditional
Use permit for 102 S. Rodney Parham Road to allow for the construction of a three-
story, enclosed mini -warehouse facility. The facility is to contain a 750 unit mini -
warehouse building on a 1.86-acre C-3 zoned property.
As of this date, permits have not been obtained and construction has not been
initiated on the project. Conditional Use permit approval expires after three (3)
years as per Section 36-108(c) of the City's Zoning Ordinance as follows:
(c) Conditions may include time limits for exercise of authorization. However,
the maximum allowable time shall be three (3) years from the date of
approval. Required permits must be obtained within the allotted period,
unless an extension of time is granted by the commission. Otherwise, the
conditional use permit approval shall be considered void.
The applicant is requesting a 36-month time extension for the previously approved
conditional use permit. The applicant's request is as follows:
"We are writing to respectfully request a 36-month extension on Conditional Use
Permit Z-8629-D. Our progress has been impacted by a few key factors, and we'd
appreciate your consideration.
® The city recently approved a similar development directly across the street.
We're waiting for its lease -up to be completed so we can better align market
timing.
• Interest rate fluctuations have significantly affected financing.
• Steel costs, while volatile, have now begun trending downward - we're
seeing roughly a 25% to 35% reduction compared to where costs were 36
months ago, positioning us for a more favorable construction timeline
ahead.
Given these conditions, an extension will ensure we can move forward with the
project responsibly and in line with market readiness. Thank you for your time and
consideration we look forward to continued partnership."
Staff continues to support the proposed project and feels that a 36-month
extension will be appropriate. All conditions and review comments from the
original staff review will remain in place, with no changes.
I. STAFF RECOMMENDATION:
2
May 14, 2026
ITEM NO.: 23 (Cont.
FILE NO.: Z-8629-D
Staff recommends approval of the requested 36-month time extension.
PLANNING COMMISSION ACTION:
(May 14, 2026)
The application was placed on the Consent Agenda for approval of the 36 month -
time extension. There was a motion to approve the Consent Agenda. The motion
passed by a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application
was approved.
3
May 14, 2026
ITEM NO.: 24
NAME: Smith — STR-2 — PD-C
LOCATION: 9102 Bailey Road
APPLICANTIOWNER:
Leonard T. Smith
7224 Vista Point Ct.
Sherwood, AR 72120
SURVEYORIENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.: Z-10273
AREA:.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6
CURRENT ZONING: R-2
VARIANCEIWAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.16-acre property located at 9102 Bailey
Road from R-2 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 home is a single-family
residence. The owner will not reside in the residence. The residence has been
operating as a short-term rental for two and a half years.
B. EXISTING CONDITIONS:
The property is occupied by a 1,314 square foot, one-story, single-family
residence. The property has parking for two cars from a concrete drive off of Bailey
Road. The Future Land Use Plan is Residential Low Density "RL". The current
May 14, 2026
ITEM NO.: 24 CONT. FILE NO.: Z-10273
zoning is R-2.
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 Authorit : 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. Trans ortation/Plannin
Rock Region Metro: No comments received.
Planninq Division:
Land Use Plan:
The request is in Planning District 11, the 1-430 Planning District. The
development principles for the 1-430 Corridor advocate for careful consideration
and response to the various existing land uses and natural features of the area.
New developments should support and compliment desirable existing land
uses. 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
E
May 14, 2026
ITEM NO.: 24 (CONT.) FILE NO.: Z-10273
residential development is typically characterized by conventional single-
family homes but may also include patio or garden homes and cluster homes,
provided that the density remains less than 6 units per acre. The application
is for a PD-C for a STR-2.
To the north, east, and west of the application area are
areas designated for Residential Low Density (RL) uses and are characterized
by single-family homes. South of the application area is 1-630.
This site is not located in an Overlay District.
Master Street Plan:
Bailey Road 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:
Bailey 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-
G. ANALYSIS:
The applicant is requesting to rezone a 0.16-acre property located at 9102 Bailey
Road from R-2 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 home is a single-family
residence. The owner will not reside in the residence. The residence has been
operating as a short-term rental for two and a half years.
The property is occupied by a 1,314 square foot, one-story, single-family
residence. The property has parking for two cars from a concrete drive off of Bailey
Road. The Future Land Use Plan is Residential Low Density "RL". The current
zoning is R-2.
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
Cl
May 14, 2026
ITEM NO.: 24 (CONT.) FILE NO.: Z-10273
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.
.19
May 14, 2026
ITEM NO.: 24 (CONT1 FILE NO.: Z-10273
Arkansas Fire Prevention Code. Prior to use as a Bed and
Breakfast House/Short-Term Rental (Type 1 & 2), the
annual City of Little Rock, Building Code and Fire Marshal
inspection fee must be paid, and payment of annual
Business License received.
10. Smoke alarms shall be installed, all smoke alarms shall meet
local and state standards (current Fire Code). Smoke
alarms shall be installed in all sleeping areas and every
room in the path of the means of egress from the sleeping
area to the door leading from the sleeping unit.
11. Carbon monoxide detectors shall be installed as directed by
City Staff if there are fuel -fired appliances in the unit or the
unit has an attached garage.
12. Five (5)-pound ABC -type extinguisher shall be mounted
where readily accessible.
13. No recreational vehicles, buses, or trailers shall be visible
on the street or property in conjunction with the Bed and
Breakfast House/Short-Term Rental use.
14. Principal renter shall be at least eighteen (18) years of age.
15. Maximum occupancy. Maximum occupancy of any room or
structure as a whole shall be determined by the Arkansas
Fire
Prevention Code.
16, Simultaneous rental to more than one party under separate
contracts shall not be allowed.
17. The owner shall not receive any compensation or
remuneration to permit occupancy of 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 four (4) 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 fifty (150) 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
5
May 14, 2026
ITEM NO.: 24 CONT. FILE NO.: Z-10273
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 for a short-term rental 2 unit
as the desired use. Staff feels the rentals 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: (May 14, 2026)
The applicant was present. There were 2 objectors present. (Wes Johnson & Meg
Dunn.) Wes Johnson addressed the commission with concerns about there being a
short-term rental in the neighborhood. Meg Dunn left the meeting prior to the
discussion. The application was discussed briefly by the Commission. There was a
motion to approve the application as recommended by Staff. The motion passed by
a vote of 10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
May 14, 2026
ITEM NO.: 25
NAME: Vasquez — STR-2 — PD-C
LOCATION: 1912 W. Daisy Bates Drive
APPLICANT/OWNER:
Vasquez Properties
8501 Herndon Road
Little Rock, AR 72204
Ruth M. Vasquez (owner)
SURVEYOR/ENGINEER:
Laha Engineering, Inc.
6602 Baseline Road, Suite E
P.O. Box 190251
Little Rock, AR 72219
FILE NO.: Z-10284
AREA:.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: R-3
VARIANCEIWAIVERS:
None Requested.
A. PROPOSALIREQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone a 0.16-acre property located at 1912 W.
Daisy Bates Drive 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 home is
a single-family residence. The owner will not reside in the residence. The
residence has been operating as a short-term rental for approximately one (1)
year.
B. EXISTING CONDITIONS:
May 14, 2026
ITEM NO.: 25 (CONT.) _ FIEF NO.: Z-10284
The property is occupied by a 1,484 square foot, two-story, single-family
residence. The property has parking for multiple cars from a concrete drive off of
W. Daisy Bates Drive. 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.
Plannina Division:
Land Use Plan:
The request is in Planning District 8, the Central City Planning District. The
development principles of this district include strengthening the existing
development and better defining single-family and non-residential use areas by
4
May 14, 2026
ITEM NO.: 25 CONT. FILE NO.: Z-10284
neighborhood oriented commercial uses. 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 a PD-C for two STR-2 permits.
To the north, south, and west of the application area are
areas designated for Residential Low Density (RL) uses and is characterized by
single-family homes interspersed with duplexes and vacant lots. East of
application area is area designated for Residential Medium Density (RM) uses and
is characterized by duplexes and apartments.
This site is not located in an Overlay District.
Master Street Plan:
West Daisy L. Gaston Bates Drive is a Collector on the Master Street
Plan. Collectors are designed to connect traffic from Local Streets to Arterials or
to activity centers, with the secondary function of providing access to adjoining
property. The standard Right of way is 60'. Sidewalks are required on one side of
Collectors. This street may require dedication of right-of-way and may require
street improvements.
Bicycle Plan:
West Daisy L. Gaston Bates Drive 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 the site of the J. W. Rivers House. Built in 1923, the J. W.
Rivers house was identified as being Eligible for listing in the National Register of
Historic Places, meaning the property could've been nominated and listed in the
National Register and become eligible for state and federal historic tax
credits. However, in 2022 the property was significantly altered and due to these
alterations it is considered ineligible. The subject site is one block north, across
Daisy L. Gatson Bates Drive, from the Central High School Neighborhood Historic
District. The application area is approximately 240 feet northeast of the W. R.
Stewart House, which was listed on the National Register of Historic Places on
12/22/82.
The Historic Preservation Plan advocates for increased effectiveness and
coordination with the review of development plans. Staff advocates that the
3
May 14, 2026
ITEM NO.: 25 CONT. FILE NO.: Z-10284
proposed conversion of the site to accommodate a new use consider its potential
adverse impacts to adjacent historic sites. The application, as shown, should have
no effect on identified historic resources as alterations have already taken place.
G. ANALYSIS:
The applicant is requesting to rezone a 0.16-acre property located at 1912 W.
Daisy Bates Drive 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 home is
a single-family residence. The owner will not reside in the residence. The
residence has been operating as a short-term rental for approximately one (1)
year.
The property is occupied by a 1,484 square foot, two-story, single-family
residence. The property has parking for multiple cars from a concrete drive off of
W. Daisy Bates Drive. 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:
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
4
May 14, 2026
ITEM NO.: 25 (CONT.) FILE NO.: Z-10284
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.
k
May 14, 2026
ITEM NO.: 25 CONT. FILE NO.: Z-10284
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 four (4) vehicles.
There have been no Department of Planning & Development enforcement
cases nor any police reports forthis property.
Currently the City of Little Rock Department of Planning and Development has one
hundred and fifty (150) 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 for a short-term rental 2 unit
as the desired use. Staff feels the rentals 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.
C.
May 14, 2026
ITEM NO.: 25 CONT. FILE NO.: Z-10284
PLANNING COMMISSION ACTION:
(May 14, 2026)
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 10 ayes, 0 nays, 0 absent and 1 open position. The application was
approved.
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