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Home My WebLink AboutPC Minutes for S-1499-QSeptember 8, 2022 ITEM NO.: 3 FILE NO.: S-1499-Q NAME: Lot 8R, Block 309, Original City of Little Rock - Re-Plat LOCATION: Northwest Corner of West 11th Street and South Cross Street DEVELOPER: Clarshun Beyah P O Box 65242 Little Rock, AR 72216 (501) 944-3365 OWNER/AUTHORIZED AGENT: Clarshun Beyah (Owner) Jonathan Hope (Agent) Hope Engineers 117 South Market Street Benton, AR 72015 (501) 315-2626 SURVEYOR/ENGINEER: Hope Engineers 117 South Market Street Benton, AR 72015 (501) 315-2626 AREA: 0.3 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45 CURRENT ZONING: R-4 VARIANCE/WAIVERS: 1. Variance to allow reduced front yard setback on Lot 8C to 24’. 2. Variance to allow reduced rear yard setbacks on Lots 8A and 8B. 3. Variance to allow reduced lot width from 70’ to 50’ for all lots. 4. Variance to allow reduced lot depths from 100’ to 86’ for all lots. September 8, 2022 ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 0.3 acres into 3 lots for a residential duplex development. The proposed lots will take access from the west side of South Cross Street and the north side of West 11th street. B. EXISTING CONDITIONS: The currently zoned R-4 property has one (1) single story duplex dwelling at the northern edge of the site, with two (2) paved drives connecting to South Cross Street. The remainder of the property is open lawn area with partial fencing along the north perimeter of the yards. The property has very little slope and is mostly level. C. NEIGHBORHOOD NOTIFICATIONS: All owners of abutting property and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Provide statement indicating the ratio error of closure. 2. Provide name and address of landowner with source of title (deed record book and page number or instrument number required). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: In regard to line item number 3, Replat Northwest corner of W. 11th St and S. Cross St, Summit Utilities has no objection to the proposed changes. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: September 8, 2022 ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q 3 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. 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. Loading 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 an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. September 8, 2022 ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q 4 Fire Hydrant 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 Marshal’s 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. Parks and Recreation: No comments received County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. H. ANALYSIS: The applicant proposes to subdivide 0.3 acres into three (3) lots for two (2) new residential duplexes. The proposed lot 8B will take access from the west side of South Cross Street and lot 8A from the north side of West 11th street. The property is currently comprised of Lot 8R, Block 309, of the Original City of Little Rock. The existing R-4 zoned lot is approximately 150’ feet wide and 86’ feet deep and has one (1) single story duplex dwelling at the northern edge of the site (proposed Lot 8C), with two (2) paved access drives connecting to South Cross Street to the east. The remainder of the property to the south is open lawn area with partial fencing along the west perimeter of the site. The property has very little slope and is mostly level. The applicant proposes the lots to be as follows: Lot 8A – 4,248 square feet in area (0.10 Acres) Lot 8B – 4,335 square feet in area (0.10 Acres) Lot 8C – 4,312 square feet in area (0.10 Acres) September 8, 2022 ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q 5 The applicant is requesting several variances with the proposed replat as follows:  Variance to allow reduced lot width (Section 36-256) for Lots 8A, 8B, and 8C. Minimum 70-foot width required; 50.10 foot lot width proposed.  Variance to allow reduced lot depth (Section 31-232) for Lots 8A, 8B, and 8C. Minimum 100-foot depth required; 86.05 lot depth proposed.  Variance to allow reduced rear building setbacks (Section 36-256) for Lots 8A and 8B. Minimum 25 feet required; five (5’) proposed.  Variance to allow a reduced front building setback (Section 36-256) for Lot 8C. Minimum 25 feet required; 24 feet proposed (existing). The property is bordered on the north, west, and east primarily by R-4 residential properties, with a “PD-R” (Planned Development – Residential) and O-3 (Office) zoned properties to the Northeast across South Cross Street. To staff’s knowledge, there are no outstanding issues related to this re-plat request. The applicant has addressed issues raised by staff during staff’s review of this plat. The subdividing of this property should have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat and associated variances, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022) Jonathan Hope (Hope Engineering) was present representing the application. There were several persons in attendance registered in opposition. Staff presented the item and a recommendation for approval as outlined in the "staff recommendation" above. The applicant deferred to the opposition. Rebecca Stewart addressed the Commission in opposition to the application. She stated she was an abutting property owner and expressed concerns regarding density, setbacks, safety, traffic and maintaining the existing appearance of the area. Kathryn Renee Delapp addressed the Commission in opposition to the application. She stated she lives in the area close to the proposed development Ms. Delapp expressed September 8, 2022 ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q 6 concerns regarding density, traffic, number of tenants, existing landscaping and how this would destabilize the area. Suzanne Pharr addressed the Commission in opposition to the application. She stated she lives in the area close to the proposed development Ms. Delapp expressed concerns regarding density, traffic, number of tenants, existing landscaping and how this would destabilize the area. Annette Shead addressed the Commission in opposition to the application. She stated she has lived in the community for years and provides assistance to neighbors regarding chores. She opposed the proposed density, traffic, parking and number of tenants. Jonathan Hope addressed the Commission and provided responses regarding concerns from the opposition. He discussed the previous history of the subject property. He stated landscaping may be retained. He made note that the proposed lots will be developed similar to the existing duplex on Lot BC. Commissioner Hart asked the applicant is there an existing duplex on Lot BC to which the applicant replied in the affirmative and proposing a similar use for the undeveloped lots noted in the application. There was general discussion regarding setbacks. Commissioner Thomas asked staff about R-4 density and existing duplexes in the area. Staff noted the entire area is zoned R-4 (Two-Family Duplex District) and has a history of duplexes in the area. Commissioner Brooks asked about the age restriction for the previous use. Staff summarized the history of the subject property, current zoning and use in the area. Commissioner Brooks asked the applicant had he met with the residents in the area regarding the application. The applicant replied in the negative. There was a motion to approve the preliminary plat application and associated variances, including all comments and recommendations by staff. The motion was seconded. The vote was 3 ayes, 6 nays, 1 absent and 1 open position. The motion failed.