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Planning & Development

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1. How can I get a map and/or an aerial photo that shows the area around the property I am looking to purchase?

You may get information about property by visiting the Planning Department offices or by checking the department's webpage. The Planning Department's Offices are located in the Municipal building at 133 Convention Boulevard. If you visit our offices, a Planning Department staff member will be glad to assist you in finding out more about any parcel of land in which you may have an interest.

You may also view the city GIS Zoning Map . This map has many interactive features; including the ability to let you to enter a specific address to obtain information about zoning, aerial photography, and other geographic information.

2. How do I find my property lines?

First, obtain a copy of your property's legal description (if you don't have a copy, you may be able to get this from the Garland County Assessor's office, or copy of the plat map for your subdivision). Using this information, try to locate your property pins - iron rods inserted into the ground in each corner of your property (you may need to use a metal detector to find them). Stringing a line (or laying a garden hose) between those pins will give you a fairly accurate idea of where your property lines are. You may also want to hire a surveyor to reestablish your property corners and property lines for you.

3. How can I tell if a property is inside or outside the Hot Springs city limits?

You may contact the Planning Department by phone at 501-321-6650 or email. If you need verification that the property is outside the city limits, please include the address and parcel and/or property ID of the property. The city limits also appear on the zoning maps that can be accessed from the Planning Department webpage.

4. How can I find out whether my neighbor can build a second story?

Yes, your neighbor can build a second story as long as they comply with the Zoning Ordinance and Building Codes.

5. Do I need a building permit to put a storage shed or shop on my property?

Any structure over 120 square feet requires a permit.

6. Can I use my camper / trailer / recreational vehicle for temporary living quarters?

In limited or emergency circumstances, it is possible. Please see Section 16.1.8 of the Hot Springs Municipal Code to see regulations pertaining to temporary structures, or call the Hot Springs Planning Department at 501-321-6650 for additional information.

7. How do I find out the zoning designation on my property and my neighbor's property? What does it mean, and how does it restrict the way that we can use our land?

See the zoning map on the website. Then go to Title 16 Zoning, and select the chapter containing the rules for your district. If you have questions, call the Planning Department at 501-21-6650. Some areas have "overlay" districts that impose additional restrictions on the use of the land. These districts include Malvern Overlay, Seasonal Parking Overlay, and the Manufactured Home Overlay Districts. The zoning map has a selection to view these overlays online. Citizens may also call the number listed above to ask which overlays may apply to their property.

8. How do I know if a permit has been issued for construction projects in our neighborhood?

Contact the Permits Division at 501-321-6851 or 501-321-6846 and give them the address.

9. I believe that the contractors who helped build my home are not building to the Code. What should I do?

Contact the building inspector immediately, at 501-321-6849.

10. I think my neighbor is using his property illegally according to the zoning rules. Where do I make a complaint?

The planning inspector / zoning administrator enforces the zoning ordinance. To report a violation, call 501-321-6856, send a letter to P.O. Box 700, Hot Springs, Arkansas 71902, or email the planning inspector.

11. Is my property in the floodplain?

Denny McPhate, with the Engineering Department, can answer all of your flood plain questions. Call 501-321-6866.

12. What are building setbacks?

Setbacks are required minimum distances between a building and the related front, side, exterior side, or rear property line. These distances determine how far construction must be set back from the property line. Setbacks for your particular property may be determined by calling the Planning Department office at 501-321-6650. Or, if you know the zoning of your property, simply check Title 16 online.

13. What can I do if my neighbor is trying to change the zoning on his property, and I don't like his plans?

First, you can contact the applicant directly to discuss your concerns. You have the right to comment on any application filed. You can comment in person by testifying at the official public hearing or in writing or by fax or email prior to the hearing. Aggrieved parties, as well as the applicant, have the right to appeal Planning Commission decisions to the elected board, and decisions of the final approving body can be appealed to District Court. Appeals must be filed within specified time periods. For additional information, call the Planning Department at 501-321-6650.

14. What does it mean if my property is located in a historic district?

The process tries to balance the individual owner's rights to make use of his or her property and the public interest in preserving Hot Springs' heritage. For more information, contact the Planning Department's historic district planner Rick Stauder at 501-321-6872.

15. What does the Planning and Development Department do?

The Planning and Development Department is comprised of four divisions:

• Planning and Zoning Division
• Building Permits and Inspections Division
• Neighborhood Services Division
• Community Development Division

16. What height fence can I build?

Any fence 6 feet or less does not require a permit.

17. What if a property owner wants to do something on his or her property that is not allowed by the current zoning designation? How can he or she get it changed?

The process begins with the owner or a prospective purchaser submitting an application for a Zone Change and filing fee to the Planning Department. All applicants are encouraged to first meet with staff to make sure that they understand the information required for a submittal and the potential issues they may face. Applicants are also strongly encouraged to meet with neighboring owners prior to filing the application, especially if the change appears to be controversial. This allows the applicant to consider incorporating the concerns of neighbors in order to find out how best to mitigate the impact of their proposed development.

Read more.

18. What is a subdivision or plat, and what does it do? Do I need to have one to sell my property?

The zoning laws regulate some aspects of how you can use your property, but other aspects are regulated by the city's subdivision regulations, Title 16 of the Hot Springs Municipal Code.

Read more.

19. What is the Comprehensive Plan, and how is it developed?

At its most basic, a comprehensive plan is a community's common vision of what it hopes to become in the future - the quality of its residential neighborhoods; the places residents live, work, shop and play; the way people and goods move about the urban and rural areas; and the treatment of natural environmental features as development changes the rural landscape.

The current Comprehensive Plan was adopted in 2020. This plan describes in text, illustrations and maps how the city will grow and evolve to meet changing economic, social and environmental conditions.

20. What is zoning?

Zoning is a type of regulation that is used by most cities to implement the adopted Comprehensive Plan. Zoning encourages the kind of land development that is indicated in the policies and maps of the plan. Zoning regulations also provide a guide on how property owners can use their land in the best interests of public health, safety, or general welfare.

Read more.

21. What permit do I need to build a new house?

You will need a residential permit.

22. What permit do I need to build a room addition?

You will need a residential addition permit.

23. What permits do I need to build a commercial or office building?

You will need a commercial building permit.

24. What permits do I need to build a deck?

You will need a building permit.

25. What's the difference between a permitted use and a conditional use?

Most uses in each zoning district are permitted "as of right." That means the uses are permitted with special conditions set out in the zoning ordinance without the requirement for public hearings and board approvals. But certain uses in certain districts are only allowed by conditional use permit. Conditional uses can be approved by the Planning Commission after a public hearing with prior notification to nearby owners and proper advertisement. Examples of conditional uses include home occupations, daycare facilities, and nursing homes. Other uses permitted in some zones may be conditional uses in others.

For a complete list please refer to the Permitted Use Chart contained within Title 16. The approving board can impose reasonable conditions or deny the request if it is determined to be inconsistent with the adopted plan or has too much negative impact on surrounding property.

26. When is a building permit necessary for a remodeling or building project in our neighborhood?

Please see this page.

27. Where is the department located, and what hours are you open?

The Planning Department is downstairs in the Municipal Building, 133 Convention Boulevard. It is open weekdays from 8 a.m. to 5 p.m.

28. Which building code(s) is the city currently enforcing?

Currently adopted codes include:

• Arkansas Fire Prevention Codes 2002 Edition
• 2000 International Building Code
• 2000 International Fire Code
• 2000 International Residential Code
• 2004 Arkansas Energy Code
• 2003 Arkansas Mechanical Code
• 2003 Arkansas Plumbing Code
• 2005 National Electrical Code

If not available at local bookstores, or at the public library, all of the codes can be ordered on the International Code Council website.

29. Who can answer my tree and landscaping questions?

The City of Hot Springs has a landscaping ordinance contained in Title 16 of the Municipal Code. The urban forester for the City of Hot Springs enforces the landscaping ordinance and can be contacted at 501-321-6778 or email.

30. Who owns the property next to me?

Information on property ownership can be obtained online or by contacting the Garland County Assessor's Office at 501-622-3730.