HomeMy WebLinkAbout031226 PC MinutesMarch 12, 2026
ITEM NO.: 1
NAME: Hamilton Station Apartments - PRD
LOCATION: North of 14524 Cantrell Road
DEVELOPER:
Rees Commercial (Owner)
11719 Hinson Road, Suite 130
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Jess Griffin (Agent)
11719 Hinson Road, Suite 130
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Arrow Surveying
P.O. Box 13087
Maumelle, AR 72113
AREA: 11 acres NUMBER OF LOTS: 1
CURRENT ZONING: POD
VARIANCE/WAIVERS:
None requested.
BACKGROUND:
FILE NO.: Z-7
FT. NEW STREET: 0 LF
On August 17, the Planning Commission denied a proposed rezoning of this property
titled The Hamilton Apartments Long -form PD-R, a proposed 250 unit, multi -family
development. The applicant appealed the Planning Commission's decision to the Board
of Directors, but that request was withdrawn by the applicant.
March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now requesting to rezone 10.67 acres from POD to PCD. The
multi -family apartment development will contain three (3) separate buildings, four
(4) stories in height and 250 residential units. The development will also contain
three (3) townhomes located near the northeast portion of the property. The
applicant notes the development has no phasing plan at this time, but is subject to
change in the future.
B. EXISTING CONDITIONS:
The site is currently undeveloped and partially tree covered. Some site work has
taken place on the property. Properties in the general area contain a mixture of
zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS (PLANNING):
1. Engineer of record needs to provide all correspondence with AR Department
of Transportation.
2. Applicant to provide adequate site plan. Showing all surrounding streets
existing and proposed.
3. Approval from LRFD and suggested access plans and hydrant locations.
4. Contact Planning and Development Dept., Engineering Division at 501-371-
4817 or at 501-918-5348 for inspections of any work in the public right-of-way
prior to placement of concrete or asphalt or for on -site clarification of
requirements prior to commencing work. Failure to do so can result in removal
of any improperly placed concrete or asphalt at the expense of the owner or
contractor.
5. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
6. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
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March 12, 2026
ITEM NO.: 1 (Cont.
FILE NO.: Z-
7. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, culverts, detention ponds, outlet structures, inlets and an analysis of
downstream impact with existing infrastructure as required per City's current
stormwater management and drainage manual. For final drainage report, sign,
date, and seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
8. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).Provide engineer's certification statement saying this
drainage report was conducted by yourself or directly under your supervision
and attesting to the accuracy of the information within this report.
9. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, "... at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, public streets and
sidewalks, and public transportation stops to the accessible building or facility
entrance they serve."
10. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits littlerock. ov to schedule an appointment for issuance or to
answer any questions. Permit cost is based on total project area at $100.00
for the less than'/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
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March 12, 2026
ITEM NO.: 1 (Cont.
FILE NO.: Z-
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.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
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March 12, 2026
ITEM NO.: 1 (Cont.
FILE NO.: Z-7500-K
Central Arkansas Water does not support approval of the project until the
following issues are resolved:
1. A 48-inch raw water line and a 72-inch raw water line crosses this site within a
50-foot wide waterline easement in the middle of this property. Care must be
taken to protect these water lines and any appurtenances, such as access and
air release vaults, or monumentation which may be in the area. No signs, light
poles, dumpster pads or other structures on foundations will be allowed within
the existing 50-foot waterline easement. Paved parking and driveways are
allowed. Field verification of the pipeline depth and location will need to be
made by Central Arkansas Water. Construction of the proposed improvements
must be performed with materials and techniques that will not harm or damage
the pipelines or interfere with their operation. Due to the critical nature of the
raw water lines located near this grading please contact CAW at 501-377-1241,
24 hours prior to any work within the water line Right -of -Way.
2. A survey of the planned site and location of the existing 48" and 72" raw water
line easement must be provided to Central Arkansas Water by a licensed
surveyor.
3. Provide a grading plan showing existing and proposed contours to Central
Arkansas Water.
4. No structures included retaining walls and light pole foundations are allowed
within the 48" and 72" 50-foot raw water line easement or within 15' of the edge
of the easement.
5. Owner to provide a geotechnical engineer to examine the site to study the
potential increased loads on the pipes due to fill, adjacent structures and
dynamic loads during and after construction, and provide recommendations to
minimize additional burden on the pipes that are acceptable to CAW.
6. All construction work, including earthwork, shall be observed by CAW. Contact
CAW, Andrew Pownall, prior to any work in this area.
7. A water main extension will be needed to provide water service to this property.
8. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
9. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
10.A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
11. If there are facilities that need to be adjusted and/or relocated, contact Central
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March 12, 2026
ITEM NO.: 1 (Cont.) FILE NO.: Z-7500-K
Arkansas Water. That work would be done at the expense of the developer.
12. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned
Line Agreement is required.
13. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZ) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water (CAW) requires that upon installation of the RPZA, successful
tests of the assembly must be completed by a Certified Assembly Tester
licensed by the State of Arkansas and approved by CAW. The test results must
be sent to CAW's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project.
14. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure zone backflow preventer shall be required.
Fire Department:
Must Comply with Arkansas Fire Prevention Code 2021 edition
All projects submitted for zoning approval must comply with the Arkansas
Fire Prevention Code, 2021 Edition, including any comments or
requirements provided by the Little Rock Fire Marshal's Office, prior to
acceptance.
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
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March 12, 2026
ITEM NO.: 1 (Cont.
FILE NO.: Z-75
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.
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March 12, 2026
ITEM NO.: 1 (Cont.
FILE NO.: Z-7500-K
4. Gate components shall be maintained in an operable condition at all times
and replace or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible entry
tools or when a key box containing the keys to the lock is installed at the
gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation, shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi -Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple -family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all buildings, including nonresidential
occupancies, are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple -family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments received.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
Et1
March 12, 2026
ITEM NO.: 1 Cont. FILE NO.: Z-7500-K
The request is in Planning District 1, the River Mountain Planning District. The
development principles of the district include the improvement of roads for
multimodal transportation, preservation of open space and environmental features,
and development of Neo-Traditional neighborhoods in undeveloped areas. The
Land Use Plan shows Transition (T) for the application area. Transition (T) is a
land use plan designation that provides for an orderly transition between residential
uses and other more intense uses. Transition was established to deal with areas
which contain zoned residential uses and nonconforming nonresidential uses. A
Planned Zoning District is required unless the application conforms to the Design
Overlay standards. Uses that may be considered are low -density multi -family
residential and office uses if the proposals are compatible with quality of life in
nearby residential areas. The application is for a PRD.
North and northwest of the application area are areas designated Park/Open
Space (PK/OS) and are characterized by a creek. North beyond the creek and
west of the application area are areas designated for Residential Low Density (RL)
uses and are characterized by single-family residences in developed subdivisions.
East of the application area is area designated for Transition (T) uses and is
characterized by a veterinary hospital and single-family residences. South of the
application area are areas designated for Office (0) and Mixed Office and
Commercial (MOC) uses and are characterized by office buildings, a healthcare
clinic, and two restaurants.
This site is not located in an Overlay District.
Master Street Plan:
Cantrell Road is a Principal Arterial on the Master Street Plan. Principal Arterials
are roads designed to serve through traffic, and to connect major traffic generators
or activity centers within urbanized areas. The standard Right of way of 110 feet is
required. Sidewalks are required on both sides. This street may require dedication
of right-of-way and may require street improvements.
Bicycle Plan:
Cantrell Road is on the Master Bike Plan as a Proposed Class I Bike Path. Class
I Bike Paths are a route designated for the sole use of bicycles that is physically
separated from vehicular lanes.
Historic Preservation Plan:
The application, as shown, should have no effect on identified historic resources
March 12, 2026
ITEM NO.: 1 (Cont.
ANALYSIS:
FILE NO.: Z-7
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:
a Studio apartments — 12
• 1 BDRM/1 BATH — 127
• 2 BDRM/2 BATH — 87
• 3 BDRM/2 BATH — 4
a 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.
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March 12, 2026
ITEM NO.: 1 Cont.) FILE NO.: Z-7500-K
All required landscaping must comply with Chapter 15 (Landscape Ordinance) for
screening and buffer requirements.
The applicant did not provide a sign plan with this application. All signs must
comply with Section 36-552 of the City's Zoning Ordinance (signs permitted in
multifamily zones).
The site plan shows several dumpsters throughout the site. All dumpsters on the
site must be screened and comply with and comply with Section 36-523 of the
City's Zoning Ordinance.
Any site lighting must be low-level and directed away from adjacent properties.
Any fence or wall erected must comply with Section 36-516 of the City's Zoning
Ordinance.
Staff cannot support the project at this time due to the fact that issues have been
raised by Central Arkansas Water, Public Works and ARDOT, which have not been
addressed by the applicant. Staff believes the application needs to be deferred so
that the outstanding issues can be resolved.
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.
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
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March 12, 2026
ITEM NO.: 1 (Cont.
motion passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. The
application was deferred.
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