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HomeMy WebLinkAboutS-1914-A - PC Action Letter 021523February 9, 2023 ITEM NO.: 1 FILE NO.: S-1914-A NAME: Lots 1R, O. Jack Hartsell III, Inc. Subdivision – Replat LOCATION: 7100 Beck Road DEVELOPER: O. Jack Hartsell, III c/o Harrison Kemp 221 West 2nd Street, Suite 408 Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: O. Jack Hartsell, III – Owner Ryan Kiernan – Owner Harrison Kemp – Agent SURVEYOR/ENGINEER: E. S. Stan Cunningham, Jr. 2105 Lorance Drive Little Rock, AR 72206 AREA: 0.42 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 1 CENSUS TRACT: 42.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. BACKGROUND: On February 25, 2021 a lot split was recorded, splitting 3.75 acres at the northwest corner of Beck Road and County Farm Road into two (2) lots (Lots 1R and 2R, O. Jack Hartsell III, Inc. Subdivision). The lot split was approved by The City’s Planning Department and the Pulaski County Planning Department. On August 18, 2022, the property owner, O. Jack Hartsell III, sold the north 88 feet of Lot 1R to Ryan Kiernan, creating a lot split for Lot 1R. The second lot split was not reviewed nor approved by the City or the County. February 9, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1914-A 2 Based on the fact that a third lot was created (from the original 3.75 acre property), the second replat issue needs to be approved by the Planning Commission. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to replat Lot 1R, O. Jack Hartsell III, Inc. subdivision by splitting the lot into two (2) lots. B. EXISTING CONDITIONS: The proposed Lot 1RA contains a two-story single family residence (7100 Beck Road). The proposed Lot 1RB is undeveloped. Foundation work for a new single family residence has begun on Lot 1RB. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property abutting the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No objection to replat. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain Access: 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 February 9, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1914-A 3 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. Fire Hydrants 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 C10. Parks and Recreation: No comments received. February 9, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1914-A 4 County Planning: 1. Provide a bill of assurance. 2. Provide Pulaski County certificate of Final Approval. 3. Property is too small to have its own septic system. Provide and show a utility easement to the septic system this residence will connect to. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to replat Lot 1R, O. Jack Hartsell III, Inc. subdivision by splitting the lot into two (2) lots. The existing Lot 1R was part of a previous staff- level lot split, therefore, this second lot split must be reviewed and approved by the Planning Commission. The applicant is proposing the two (2) lots as follows: Lot 1RA – 11,438.78 square feet (0.26 acre) Lot 1RB – 7,149.21 square feet (0.16 acre) The proposed Lot 1RA contains a two-story single family home and was sold to Ryan Kiernan on August 18, 2022 by O. Jack Hartsell, III. Mr. Hartsell retained ownership of the proposed Lot 1RB. Mr. Hartsell recently began foundation work for a new single family residence on Lot 1RB. Section 36-254 (d) (4) of the City’s Zoning Ordinance requires a minimum lot width of 50 feet, a minimum lot depth of 100 feet, and a minimum lot area of 6,000 square feet. Both of the proposed lots conform with ordinance standards. No variances are requested with the proposed replat. Both Lots 1RA and 1RB will be serviced by separate septic sewer systems. Both lots had successful percolation tests and both lots have been permitted by the Department of Health for the installation of septic tanks and field lines. The Department’s documentation was provided to staff by the applicant. A septic February 9, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1914-A 5 system easement is proposed on the rear portion of Lot 1RB for part of the field lines for the septic system on Lot 1RA. The septic system for the proposed house on Lot 1RB will be located in the front yard area. Staff is supportive of the requested replat/lot split. Staff views the request as reasonable. Both of the proposed lots conform with ordinance standards and the applicant is requesting no variances. The proposed replat/lot split should have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested replat, subject to the comments and conditions in paragraph E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 9, 2023) Harrison Kemp was present representing the applicant. There were four (4) objectors present. Staff presented the application with a recommendation of approval. Matt Enderlin addressed the commission stating that he was opposed to the replat of a 900 square foot house and opposed any small houses in the area. Bob Woolsey addressed the commission stating that he was opposed to the small tract and construction of a “tiny” house in the area which would harm the neighborhood. Travis Moore addressed the commission stating that he was opposed and that a small lot and house were too small for the area. Kendall Jones addressed the commission stating that a partition has been circulated in the area in opposition to the proposed replat and tiny house. She also stated that this type of subdivision of the land will set a negative precedent in the area. Harrison Kemp addressed the commission representing the applicant stating that the application is for a replat of the lots and not for a small house and that the lots as proposed meets the ordinance standards. There was a discussion by the Planning Commission regarding the size of the lot, septic system approval by the state, any regulations regarding a house on the property and conformity of the replat in relation to the governing ordinance. There was a motion to approve the application, including all staff comments and conditions. The motion passed by a vote of 8 ayes, 1 nay, and 2 recuse. The application was approved.