HomeMy WebLinkAboutBOD Staff Report 060926OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
February 17, 2026 AGENDA
Subject
An Ordinance
Approving a Planned
Zoning Development
Titled Thomas Property
Group — PD-R, located
at 2201 Rock Street (Z-
10201).
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
he applicant requests to rezone the 0.24-acre property from
-4 to PD-R to allow for the development of two (2)
iwnhouse buildings with three (3) units per building.
None
Approval of the Ordinance.
he applicant is proposing to rezone subject property form
-4 to PD-R to construct a residential development that will
mtain two (2) buildings which will contain three (3)
wnhouses each.
part of the proposed PD-R development, the applicant
poses to subdivide the property into six (6) lots, with a
rnhouse unit on each lot. The lots will range in width
-n 20.33 feet to 30.14 feet, with lot areas of 1,532 square
t to 2,390 square feet.
property contains R-4 zoning and uses in all directions.
,cress to the development will be provided by a shared
venty (20) foot wide driveway extending from S. Rock
treet (west) to the alley east of the townhouse
Background
Continued
Each townhouse will be 2-stories in height and 1,394 square
feet in area (total heated/cooled, with siding and brick). The
instruction materials will contain asphalt shingled roofs,
rick and vinyl siding. The total heating & cooled space,
including front/rear porches and 1-car garage range from
1,650 to 1,657 square feet in area.
on will also contain a five (5) foot wide sidewalk
the width of the development between the
:s and shared access drive.
front porch portion of each individual unit will have a
(0) setback from the front (north) property line. Each
rahouse structure will be located ten (10) feet from the
and west side property lines of the overall development
will be separated by 10.7 feet. The townhouses will be
ted approximately twenty seven (27) to twenty eight
feet from the rear property line.
;tion 36-502 of the City's Zoning Ordinance typically
uires a minimum of one (1) off-street parking space per
elling unit. Each townhouse will contain an attached,
r-loading garage. On -street parking is allowed in the area
ng S. Rock Street and E. 22°d Street. Staff feels the
king is sufficient to serve the proposed use.
applicant notes each townhome will utilize standard
i collection provided by the City of Little Rock.
site plan shows a fence extending the width of the
lopment along the rear property line. Any fence or wall
ted must comply with Section 36-516 of the City's
nja Ordinance.
applicant is not requesting a sign at this time. Any
re signs must comply with Section 36-551 of the City's
ing Ordinance (signs permitted in residential zones),
required landscaping must comply with Chapter 15
ndscape Ordinance) for screening and buffer
uirements.
All site lighting shall be low-level and directed away from
adjacent properties.
Background
Continued On January 8, 2026, the Planning Commission voted 9 ayes,
1 nay, 0 absent and 1 open position, to approve the PD-R
rezojzing. There was one (1) objector present.
I owners of property located within 300 feet of the site
I all neighborhood associations registered with the City
Little Rock were notified of the public hearing.
ase see the attached Planning Commission minute record
the complete staff analysis.
1 ORDINANCE NO.
2
3 AN ORDINANCE APPROVING A PLANNED ZONING DEVELOPMENT
4 AND ESTABLISHING A PLANNED DISTRICT - RESIDENTIAL
5 TITLED THOMAS PROPERTY GROUP — PD-R, LOCATED AT 2201
6 ROCK STREET (Z-10201) CITY OF LITTLE ROCK, PULASKI
7 COUNTY, ARKANSAS, AMENDING THE OFFICAL ZONING MAP
8 OF THE CITY OF LITTLE ROCK; AND FOR OTHER
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
Section 1. That the zoning classification of the following described property be
changed from R-4, Two Family Residential District, to PD-R, Planned District -Residential:
Z-10201 - DESCRIBED AS LOT 1 AND THE NORTH HALF OF LOT 2,
COLLINS SUBDIVISION OF BLOCK 409 DUVAL12S ADDITION TO
THE CITY OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS.
Section 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
Section 3. That the change in zoning classification contemplated for Thomas
Property Group — PD-R, located at 2201 Rock Street (Z-10201) is conditioned upon obtaining
final plan approval within the time specified by Chapter 36, Article VII, Section 36-454 (e) of
the Code of Ordinances.
Section 4. That this Ordinance shall take effect and be in full force until the final
plan approval.
Section 5. That the map referred to in Chapter 36 of the Code of Ordinances of the
City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
Page 1 of 2
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
Section 6. Severability. In the event any title, section, paragraph, item, sentence,
clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of
the ordinance which shall remain in full force and effect as if the portion so declared or
adjudged invalid or unconstitutional was not originally a part of the ordinance.
Section 5. Repealer. All laws, ordinances, resolutions, or parts of the same, that are
inconsistent with the provisions of this ordinance are hereby repealed to the extent of such
inconsistency.
PASSED:
ATTEST:
APPROVED:
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
H
H
H
Page 2 of 2
FILE NO.: Z-10201
NAME: Thomas Property Group - PD-R
LOCATION: 2201 Rock Street
DEVELOPER:
Bud Thomas Property Group (Owner)
17200 Chenal Parkway, Suite 300
Little Rock, AR 72223
SURVEYOR/ENGINEER:
GarNat Engineering, LLC
P.O. Box 116
Benton, AR 72018
AREA: 0.24 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone subject property form R-4 to PD-R to
construct a residential development that will contain two (2) buildings which will
contain three (3) townhouses each. Each townhouse will be built on their own lot.
B. EXISTING CONDITIONS:
The property contains R-4 zoning and uses in all directions.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS (PLANNING):
The applicant met with Civil Engineering (Planning) on September 9, 2025, to
address technical concerns initially proposed for the development. On November
11, 2025, the applicant submitted a revised site plan resolving concerns during the
FILE NO.: Z-10201
meeting. Staff approved the revised site plan and have no outstanding technical
issues with this application.
ENGINEERING COMMENTS PUBLIC WORKS):
The applicant met with Civil Engineering (Public Works) on September 9, 2025, to
address technical concerns initially proposed for the development. On November
11, 2025, the applicant submitted a revised site plan resolving concerns during the
meeting. Staff approved the revised site plan and have no outstanding technical
issues with this application.
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:
1. All Central Arkansas Water requirements in effect at the time of the request for
water 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 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.
2
FILE NO.: Z-10201
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.
Loadin
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt.
Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756
Number and Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions, please contact our office.. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N Ingram (501)
918-3756.
Parks and Recreation: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
3
FILE NO.: Z-10201
Land Use Plan:
The request is in Planning District 8, the Central City Planning District. The
development principles of this district include strengthening existing development,
supporting residential stability, encouraging neighborhood commercial uses, and
encouraging compatible infill development. The Land Use Plan shows RL for the
requested area. The Residential Low (RL) Density category provides for single
family homes at densities not to exceed 6 dwelling units per acre. Such residential
Future Land Use Plan for Z-10201
--
-C3�--
-,
R4--
ii C3
�-(33-E-1JST.ST
C3
-
- R4
C3
C3'
R4
PR
-
— -
- E 22ND 57
Z-10201
R4
N
{
7.
750
500
1.000
Feet
I ] N
Scale: 1:2,000 A
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-R to allow
for two triplexes, totaling six units.
Surrounding the application is area designated for Residential Low Density (RL)
uses and is characterized by single-family homes, duplexes, multifamily units, and
neighborhood commercial structures. Directly north of the application area, the
4
FILE NO.: Z-10201
Board of Directors approved a request in December of 2024 to construct five
townhomes facing S. Rock St. with parking in the rear just north of the application
across E. 22"d St.
This site is not located in an Overlay District.
Master Street Plan for Z-10201
- - --F-E151•S? _
L �< _J
Li
■ ..... i -
e - -
�. 2-10201
23RD.s .
250 Sao 1.000 Fee
Scale: 1:2,000
Master Street Plan:
S. Rock St. and E. 22"d St. are Local Streets on the Master Street Plan. Local
Streets are roads designed to provide access to adjacent property with the
movement of traffic being a secondary purpose. The standard Right-of-way is 50'.
Sidewalks are required on one side. This street may require dedication of right-of-
way and may require street improvements.
Bicycle Plan:
5
FILE NO.: Z-10201
S. Rock St. and E. 22"d St. 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 is proposing to rezone subject property form R-4 to PD-R to
construct a residential development that will contain two (2) buildings which will
contain three (3) townhouses each.
As part of the proposed PD-R development, the applicant proposes to subdivide
the property into six (6) lots, with a townhouse unit on each lot. The lots will range
in width from 20.33 feet to 30.14 feet, with lot areas of 1,532 square feet to 2,390
square feet.
The property contains R-4 zoning and uses in all directions.
Access to the development will be provided by a shared twenty (20) foot wide
driveway extending from S. Rock Street (west) to the alley east of the townhouse
development.
Each townhouse will be 2-stories in height and 1,394 square feet in area (total
heated/cooled, with siding and brick). The construction materials will contain
asphalt shingled roofs, brick and vinyl siding. The total heating & cooled space,
including front/rear porches and 1-car garage range from 1,650 to 1,657 square
feet in area.
Construction will also contain a five (5) foot wide sidewalk extending the width of
the development between the townhouses and shared access drive.
The front porch portion of each individual unit will have a zero (0) setback from the
front (north) property line. Each townhouse structure will be located ten (10) feet
from the east and west side property lines of the overall development and will be
separated by 10.7 feet. The townhouses will be located approximately twenty
seven (27) to twenty eight (28) feet from the rear property line.
Section 36-502 of the City's Zoning Ordinance typically requires a minimum of one
(1) off-street parking space per dwelling unit. Each townhouse will contain an
attached, rear -loading garage. On -street parking is allowed in the area along S.
Rock Street and E. 22"d Street. Staff feels the parking is sufficient to serve the
proposed use.
0
FILE NO.: Z-10201
The applicant notes each townhome will utilize standard trash collection provided
by the City of Little Rock.
The site plan shows a fence extending the width of the development along the rear
property line. Any fence or wall erected must comply with Section 36-516 of the
City's Zoning Ordinance.
The applicant is not requesting a sign at this time. Any future signs must comply
with Section 36-551 of the City's Zoning Ordinance (signs permitted in residential
zones).
All required landscaping must comply with Chapter 15 (Landscape Ordinance) for
screening and buffer requirements.
All site lighting shall be low-level and directed away from adjacent properties.
Staff is supportive of the proposed PD-R rezoning. To staffs knowledge,
there are no outstanding issues. The proposed increase in density should
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 paragraph E, and the staff analysis,
of the agenda staff report.
PLANNING COMMISSION ACTION- (JANUARY 8, 2026)
The applicant was present. There was one (1) person registered in opposition.
Staff presented the item, it was taken off the Consent Agenda and opened for
discussion. Daniel Sullivan expressed concerns that the development would cause
congestion, and that it does not meet the current character of the area and
requested that an 8-foot privacy fence be constructed to separate his property from
the adjacent lot being developed. There was a motion to approve the application.
There was a second. The vote was nine (9) ayes, one (1) nay, and one (1) open
position. The motion passed. The application was approved.
7