HomeMy WebLinkAboutBOD Staff Report 072326OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
March 17, 2026 AGENDA
Subject
An Ordinance
Approving a Planned
Zoning Development
titled Southdale Estates
Mobile Home Park —
PD-R, located at 9105
Geyer Springs Road
(Z-10256).
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
4Ordinance
Resolution
Approval
Information Report
Approved By
Delphone Hubbard
City Manager
applicant requests to rezone the 4.8334-acre property
R-2 to PD-R to allow an addition to an existing mobile
park.
None
Approval of the Ordinance.
The applicant is requesting to rezone 4.8334 acres located at
9105 Geyer Springs Road from R-2 to PD-R to add four (4)
manufactured homes to an existing mobile home park.
The property is occupied by an existing, non -conforming
BACKGROUND
CONTINUED
210,543 square -foot mobile home park consisting of two tracts
with a total of thirty-seven (37) mobile/manufactured homes.
The applicant is requesting to add four (4) manufactured homes
to tract 1, on the corner of Gourgues Lane and Geyer Springs
Road. Both tract 1 and 2's western property lines are fenced in
with a chain linked fence. There are three private drives, Cindy
Lane, Gourgues Lane and George Lane circulating through the
park. The property resides in a mixed -use area consisting of
residential, office and commercial uses. The current zoning is R-
2. The Future Land Use Plan is Residential High Density "RH".
Access to the park is from either Cindy Lane or Gourgues Lane
on the western property line abutting Geyer Springs Road. The
four (4) additional manufactured homes can be accessed from
Gourgues Lane.
The four (4) additional manufactured homes each have their own
proposed parking pad abutting Gourgues Lane. The dimensions
of the additional manufactured homes are relatively the same in
size as the existing mobile homes that range from 460 square
feet to 1,064 square feet.
The setbacks for the proposed manufactured homes will be at
least 5 feet from all property lines.
The applicant proposes to follow with respect to future home
change -outs and additions to homes within the mobile home
park:
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1. If any existing mobile or manufactured
home is replaced, it can be replaced with a
manufactured home to be located at least
ten (10) feet away from any property line
and ten (10) feet away from any existing
mobile or manufactured home.
2. Any additions (porch, deck, mailbox, etc.)
to existing or new mobile home or
manufactured homes must be located at
least 10 feet away from any property line
and at least 10 feet away from any other
mobile or manufactured home.
3. Manufactured homes may be moved into
the mobile home park so long as they
comply with the ten (10) foot setbacks
BACKGROUND
CONTINUED
referenced in No. 1 above.
4. The above -referenced changing out of
mobile or manufactured homes and
additions of manufactured homes will not
require further City of Little Rock approval.
Staff has met with the applicant and supports the above
conditions.
All signs must comply with Section 36-552 of the City's Zoning
Ordinance.
Any required landscaping will comply with Chapter 15 of the
City's Landscape Ordinance.
Any new site lighting will be low-level and directed away from
adjacent properties.
On February 12, 2026 the Planning Commission voted 8 ayes, 0
noes, 2 absent, and 1 open position, as part of the Consent Agenda,
to approve the PD-R rezoning. There were no objectors present.
All owners of property located within 300 feet of the site and all
neighborhood associations registered with the City of Little Rock
were notified of the public hearing.
Please see the attached Planning Commission minute record for
the complete staff analysis.
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2 ORDINANCE NO.
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4 AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT
5 AND ESTABLISHING A PLANNED DISTRICT - RESIDENTIAL
6 TITLED SOUTHDALE ESTATES MOBILE HOME PARK — PD-R,
7 LOCATED AT 9105 GEYER SPRINGS ROAD (Z-10256), CITY OF LITTLE
8 ROCK, PULASKI COUNTY, ARKANSAS, AMEDNING THE OFFICIAL
9 ZONING MAP OF THE CITY OF LITTLE ROCK; AND FOR
10 OTHER PURPOSES.
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12 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
13 ROCK, ARKANSAS.
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15 Section 1. That the zoning classification of the following described property be
16 Changed from R-2, Single Family Residential District, to PD-R Planned District - Residential:
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18 Z-10256 -DESCRIBED AS "TRACT 1" APART OF THE NW1/4 NW1/4, SECTION 6,
19 T 1-S, R-12-W, CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS; MORE
20 PARTICULARLY DESCRIBED AS FOLLOWS:
21 COMMENCING AT A POINT LOCATED S02050'53"W-725.0' AND S87000'19"E-
22 40.00' FROM THE NORTHWEST CORNER OF THE NW1/4 NW1/4, SECTION 6, T-
23 1-S, R-12-W; SAID POINT LOCATED ON THE EASTERN RIGHT OF WAY LINE OF
24 GEYER SPRINGS ROAD AND ALSO BEING THE POINT OF BEGINNING OF SAID
25 TRACT 1; THENCE LEAVING SAID RIGHT OF WAY, S87000'19"E-247.26'; THENCE
26 N02050'53"E-100.00'; THENCE N87100'19"W-105.00'; THENCE N02038'44"E-239.71';
27 THENCE S86058'18"E-218.28'; THENCE S03037'01"W-686.23'; THENCE
28 N87048' 15"W-350.50' TO A POINT LOCATED ON THE EASTERN RIGHT OF WAY
29 LINE OF GEYER SPRINGS ROAD; THENCE ALONG SAID RIGHT OF WAY
30 N02050'53"E-351.50'; BACK TO THE POINT OF BEGINNING. CONTAINING 4.2658
31 ACRES, MORE OR LESS.
32 "TRACT 2"
33 APART OF THE NWIA NW1/4, SECTION 6, T-1-S, R-12-W, CITY OF LITTLE ROCK,
34 PULASKI COUNTY, ARKANSAS; MORE PARTICULARLY DESCRIBED AS
35 FOLLOWS:
Page 1 of 3
1 COMMENCING AT A POINT LOCATED S02050'53"W-625.0' AND S87000'19"E-
2 40.00' FROM THE NORTHWEST CORNER OF THE NWIA NW1/4, SECTION 6, T-
3 1-S, R-12-W; SAID POINT LOCATED ON THE EASTERN RIGHT OF WAY LINE OF
4 GEYER SPRINGS ROAD AND ALSO BEING THE POINT OF BEGINNING OF SAID
5 TRACT 2; THENCE LEAVING SAID RIGHT OF WAY, S87000' 19"E-242.26'; THENCE
6 S02050'53"W-100.00'; THENCE N87000'19"W-247.26' TO A POINT ON THE
7 EASTERN RIGHT OF WAY LINE OF GEYER SPRINGS ROAD; THENCE ALONG
8 SAID RIGHT OF WAY, N02050'53"E-100.00'; BACK TO THE POINT OF
9 BEGINNING. CONTAINING 0.5676 ACRES, MORE OR LESS.
1❑
11 Section 2. That the preliminary site development plan/plat be approved as
12 recommended by the Little Rock Planning Commission.
13
14 Section 3. That the change in zoning classification contemplated for Southdale Estates
15 Mobile Home Park— PD-R, located at 9105 Geyer Springs Road (Z-10256) is conditioned
16 upon obtaining final plan approval within the time specified by Chapter 36, Article VII, Section
17 36-454 (e) of the Code of Ordinances.
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19 Section 4. That this Ordinance shall not take effect and be in full force until the final
20 plan approval.
21
22 Section 5. That the map referred to in Chapter 36 of the Code of Ordinances of the City
23 of Little Rock, Arkansas, and designated district map be and it hereby amended to the extent
24 and in the respects necessary to affect and designate the change provided for in Section 1
25 hereof.
26
27 Section 6. Severability. In the event any title, section, paragraph, item, sentence,
28 clause phrase, or word of this resolution is declared or adjudged to be invalid or
29 unconstitutional, such declaration or adjudication shall not affect the remaining portions of
30 the ordinance which shall remain in full force and effect as if the portion so declared or
31 adjudged invalid or unconstitutional was not originally apart of the ordinance.
32
33 Section 7. Repealer. All laws, ordinances, resolutions, or parts of the same, that are
34 inconsistent with the provisions of this resolution, are hereby repealed to the extent of such
35 inconsistency.
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PASSED:
ATTEST:
Allison Segars, City Clerk
APPROVED AS TO FORM:
APPROVED:
Frank Scott, Jr., Mayor
Thomas M. Carpenter, City Attorney
Page 3 of 3
FILE NO.: Z-10256
NAME: Southdale Estates Mobile Home Park — PD-R
LOCATION: 9105 Geyer Springs Road
AGENT/OWNER:
Randal B Frazier (Agent)
200 River Market Avenue, Suite 500
Little Rock, AR 72201
Southdale Estates, LLC (Owner)
SURVEYOR/ENGINEER:
Joe White & Associates, Inc.
25 Rahling Circle
Little Rock, AR 72223
AREA: 4.8334 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
None Requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone 4.8334 acres located at 9105 Geyer Springs
Road from R-2 to PD-R to add four (4) manufactured homes to an existing mobile
home park.
B. EXISTING CONDITIONS:
The property is occupied by an existing, non -conforming 210,543 square foot mobile
home park consisting of two tracts with a total of thirty-seven (37)
mobile/manufactured homes. The applicant is requesting to add an additional four (4)
manufactured homes to tract 1, on the corner of Gourgues Lane and Geyer Springs
Road. Both tract 1 and 2's western property lines are fenced in with a chain linked
fence. There are three private drives, Cindy Lane, Gourgues Lane and George Lane
circulating through the park. The property resides in a mixed -use area consisting of
residential, office and commercial uses. The current zoning is R-2. The Future Land
Use Plan is Residential High Density "RH".
FILE NO.: Z-10256
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/CountyDepartment/Parks/County Plannin :
Little Rock Water Reclamation Authority: If necessary, please submit sewer plans to
LRWRA.
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
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
2
FILE NO.: Z-10256
accessible to fire department apparatus by way of an approved fire apparatus access
road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the
2021 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
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.
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FILE NO.: Z-10256
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.
Landscape: No comments.
F. Transportation/Planning:
Rock Region Metro: No comments received.
Planning Division:
The request is in Planning District 14, the Geyer Springs East Planning District. The
development principles of this district include developing facilities for all modes of
transportation and protecting and stabilizing existing neighborhoods from haphazard
placement of commercial uses. The Land Use Plan shows Residential High Density
(RH) uses for the application area. The Residential High Density (RH) category
accommodates residential development of more than twelve (12) dwelling units per
acre. The application is for a Mobile Home Park.
To the east of the application area is area designated for Residential High Density
(RH) uses and is characterized by mobile homes and apartment buildings. To the west
is area designated for Office (0) uses and is characterized by medical offices. South
of the application area is area designated for Residential Low Density (,9L) uses and
is characterized by apartment buildings and single-family residences"in developed
subdivisions. North and northwest of the application area are areas designated for
Commercial (C) uses and are characterized by office and commercial buildings.
This site is not located in an Overlay District.
Land Use Plan:
Master Street Plan:
Geyer Springs 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.
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FILE NO.: Z-10256
Bicycle Plan:
Geyer Springs 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 4.8334 acres located at 9105 Geyer Springs
Road from R-2 to PD-R to add four (4) manufactured homes to an existing mobile
home park.
The property is occupied by an existing, non -conforming 210,543 square -foot mobile
home park consisting of two tracts with a total of thirty-seven (37)
mobile/manufactured homes. The applicant is requesting to add four (4) manufactured
homes to tract 1, on the corner of Gourgues Lane and Geyer Springs Road. Both tract
1 and 2's western property lines are fenced in with a chain linked fence. There are
three private drives, Cindy Lane, Gourgues Lane and George Lane circulating through
the park. The property resides in a mixed -use area consisting of residential, office and
commercial uses. The current zoning is R-2. The Future Land Use Plan is Residential
High Density "RH".
Access to the park is from either Cindy Lane or Gourgues Lane on the western
property line abutting Geyer Springs Road. The four (4) additional manufactured
homes can be accessed from Gourgues Lane.
The four (4) additional manufactured homes each have their own proposed parking
pad abutting Gourgues Lane. The dimensions of the additional manufactured homes
are relatively the same in size as the existing mobile homes that range from 460
square feet to 1,064 square feet.
The setbacks for the proposed manufactured homes will be at least 5 feet from all
property lines.
The applicant proposes to follow with respect to future home change -outs and
additions to homes within the mobile home park:
1. If any existing mobile or manufactured home is replaced, it can be
replaced with a manufactured home to be located at least ten (10) feet
away from any property line and ten (10) feet away from any existing
mobile or manufactured home.
2. Any additions (porch, deck, mailbox, etc.) to existing or new mobile
home or manufactured homes must be located at least 10 feet away
from any property line and at least 10 feet away from any other mobile
5
FILE NO.: Z-
or manufactured home.
3. Manufactured homes may be moved into the mobile home park so long
as they comply with the ten (10) foot setbacks referenced in No. 1 above.
4. The above -referenced changing out of mobile or manufactured homes
and additions of manufactured homes will not require further City of Little
Rock approval.
Staff has met with the applicant and supports the above conditions.
All signs must comply with Section 36-552 of the City's Zoning Ordinance.
Any required landscaping will comply with Chapter 15 of the City's Landscape
Ordinance.
Any new site lighting will be low-level and directed away from adjacent properties.
Staff is supportive of the requested rezoning to allow the existing mobile home park
to add four (4) manufactured homes to the park. Staff feels there is enough space to
properly accommodate the additions. 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-R, subject to compliance with the comments
and conditions outlined in paragraph E and the staff analysis of the agenda staff
report.
PLANNING COMMISSION ACTION: (FEBRUARY 12, 2026)
The applicant was present. There were no persons registered in opposition. Staff
presented the item with a recommendation of approval. The item remained on the
Consent Agenda for Approval. The vote was eight (8) ayes, zero (0) nays, two (2)
absent, and one (1) open position. The motion passed. The application was approved.
E