Little Rock planners reject five-unit rowhouse proposal after neighbors warn of parking, bus-safety issues

The Little Rock Planning Commission on Sept. 11 rejected a request to approve a five-unit rowhouse development on a narrow lot at the southeast corner of East 20th Street and Bragg Street, after neighbors and several commissioners said the proposal lacked adequate parking and raised bus-stop safety concerns. The motion to approve the application failed on a roll-call vote.

Staff and the applicant described changes made since the project’s earlier hearing, including a 5-foot concrete sidewalk behind the proposed houses to allow trash cans to be moved to the right-of-way. Staff continued to recommend denial because the plan provided no off-street parking.

Neighbors told the commission the site is too narrow to support five homes and their cars. Gerard Jewell, who said he owns land adjacent to the lot at 721 East 20th Street, rose in opposition. “I rise in opposition to the proposed development of this plot,” Jewell said. His sister, Sharon Jewell, said the lot cannot reasonably accommodate the number of vehicles the units would produce: “If you’re talking five units, even if there’s a minimum of two people per unit, you’re talking 10 parking spaces,” she said, adding that an alley behind the lot is not maintained for parking or access.

Vernon Williams of Garnet Engineering, the applicant’s representative, told commissioners the revised site plan shows space for parallel parking on 20th Street. “There’s room for five parallel spots along 20th Street,” Williams said, and he said the developer would provide off-street parking for only one vehicle per unit if it were offered. Williams also reiterated the developer’s stated goal of producing “reasonably priced” ownership opportunities.

Several commissioners split over whether the location’s transit service reduces the need for off-street parking. Commissioner Hart pointed to the bus route and said some future homeowners might rely on public transit rather than cars: “It’s on a route for public transportation, and we seem to all be assuming that everyone who purchases one of these units is going to have a car,” Hart said. By contrast, Commissioner Russell, who said he lives in the neighborhood, said the development would be “palatable” only if it included one off-street parking spot per unit and worried that on-street parking would add safety problems.

Commissioners and neighbors also discussed how a bus stop at the corner would be handled if the project is approved. Staff said Rock Region Metro would handle required bus-stop striping and public works would post no-parking signage where needed, but several commissioners pressed staff on the trigger and timing for those actions if the development were approved.

After discussion about whether to defer the request so the applicant could return with a parking plan, the applicant’s agent said the developer preferred to proceed. A motion to approve the rezoning failed on a roll-call vote.

What’s next: The applicant may ask to refile or defer to a future meeting; the commission noted the applicant could request additional deferrals but that repeated deferrals carry time and noticing consequences for the applicant. The transcript does not record a subsequent formal filing or next hearing date.

Commissioners, applicants and opponents may still pursue options off the commission record, including a revised site plan with off-street parking or a more detailed street-parking analysis that coordinates with Rock Region Metro and Public Works.