Neighbors warn flood and fire risks as Little Rock planning commission approves 23‑lot 'Cottages at Carter Lane' preliminary plat

The Little Rock Planning Commission on April 9 approved a preliminary plat for a 23‑lot single‑family subdivision at 4209 Carter Lane after staff recommended approval and commissioners voted in favor.

Opponents from Carter Lane told commissioners the project is incompatible with the neighborhood’s low‑density character and that the site worsens chronic flooding. “This is profit over people,” resident Randy Reva said, arguing the parcel functions as wetlands and that new development would push floodwaters onto adjacent properties.

Tim Daters, an engineer for the applicant, told the commission the development will provide on‑site detention and will be designed for the 100‑year storm; he said the larger upstream detention basin and proposed on‑site measures will keep peak discharges at or below predevelopment levels. “We are going to provide detention on‑site and development of this site is not going to change the peak discharges for the 25 or the 100‑year event,” Daters said.

Neighbors also challenged proposed secondary emergency egresses shown in submitted documents, saying one route appears to cross private backyards and another would rely on property where the developer lacks access rights. Opponents urged the commission to defer action until drainage mitigation and legal access were resolved. Residents cited federal permitting questions too, noting the U.S. Army Corps of Engineers’ jurisdiction over work that fills or alters waters and wetlands.

Commissioners questioned staff and the applicant about the city’s new stormwater standards. Staff and the applicant said the project is eligible to proceed under the city’s pre‑existing filing date and that the applicant committed to comply with applicable stormwater and subdivision rules; they added the fire marshal will determine whether houses must be sprinklered or whether future secondary access could remove that requirement.

After discussion, a commissioner moved to approve the preliminary plat based on staff recommendations and as long as conditions in the staff report are met. The motion passed on the record; one commissioner recorded a no vote.

The commission recorded that final engineering approvals, any required permits and compliance with the staff‑listed conditions must be completed before building permits are issued. The applicant and staff said they will continue coordinating with the city on detention design and with the fire marshal on access and sprinklering requirements.