HomeMy WebLinkAboutCover Letter 122123Paul Dodds
2119 W. 1711 St.
Little Rock AR 72202
paul@dodds.us
December 18, 2023
Mr. Jamie Collins
Little Rock Planning and Development
723 W. Markham Street
Little Rock, AR 72201
Re: 2708-2714 W. 10" St. - 1-2 to R-4 Rezoning and Replatting
Dear Director Collins and Planning Commission,
Please accept this application to enable Lawcraft LLC, my 100% owned company, to resell this
property I never intended to purchase. This very small project has been swamped from the
start by outdated rules that help insure the continued decline of our neglected downtown
areas. If and when this application is granted, the property will be resold to my long-term
employee at my cost, with, of course, no charge for my time.
I bought this almost half acre property for $10,000, including two long empty homes, only after
Joseph's deal to buy it fell through, because the City refused to allow residential use. Had I not
stepped in, it would continue to rot, like so many properties all around it. I submit this in hopes
that Joseph can own and rebuild his first home, and realize his long term dream of building a
community around him. I also submit this in hopes to prod public discussion of the urgent need
for the City to improve the dismal investment climate in our donut hole downtown areas.
Because new residential use is prohibited in an 1-2 zone, we must file this application to permit
it. As long as we have to go to the bother of rezoning, we are requesting that the property be
zoned R-4, which would permit duplex or single family use. The land, which was originally
platted as three lots (two 50 feet wide, and one 40) was replatted by the prior owner as one lot.
This requires us to replat the lot back — which in turn requires us to file an entire subdivision
application — the same as if we were building a large tract in the suburbs. So many steps, for
such a miniscule project, that the City should want to see happen. It hurts.
Thank you in advance.
Sincerely,
Paul Dodds
Managing Director
Lawcraft LLC 5017914135
2708-2714 W. 101h St. -1-2 to R-4 Rezoning and Replatting
Summary:
1-2 zoned, .46 acre lot,140 feet by 141.3 feet, with two long vacant homes on it.
• Request R-4 rezoning for entire lot, permitting either single family or duplex use.
4 Request replat of single lot into three lots — 50/40/50 feet wide.
Request variance to reduce required parking to 5 spots for all parcels when fully
developed, given ample on street parking on 140 foot frontage on dead end, lightly used
road.
Long Vacant Homes and 1-2 to R-4 Zoning to Support Long Term Dream:
The lot is located just south of 1-630, on the first street south and east of the Woodrow exit.
The short street dead ends at the tracks. See Exhibit 1, Location Overview Map. The lot
currently has two long unoccupied buildings on it: 2708 W. loth, a modified shotgun, probably
from the 1940's and 2714 W. 101h a small cinderblock house of unknown date, but at least 60
years old, according to the prior owner. See pictures in Exhibits 8-10. Both have been vacant
for decades and will need complete renovation to be returned to moderately priced,
conveniently located housing.
The neighborhood was long ago zoned industrial. Industrial use has not come, but the zoning
continues to squeeze out housing. Outdated zoning has succeeded in creating a neglected and
forgotten corner of downtown, marked by many vacant house lots which cannot be rebuilt, and
empty homes which cannot be lived in. See attached Exhibit 2, Zoning Map for Area.
This current request seeks to permit needed reinvestment where and as needed. Instead of
ruins, we ask to be allowed lively, residential use. Rezoning will enable first time home
ownership for Joseph Rapien, a young, moderate income Little Rock resident, who will
undertake much of the work himself. Instead of roadblocks, there will be a regulatory
environment in place to provide him a long term means to build sweat equity, and to build a
community around him.
The lot is surrounded on the west and partly on the north by Fletcher Park. On the west, the lot
overlooks a creek, partly owned by the City, and barely visible now under brambles and trash.
This creek could become one of the most pleasing elements of the location. Permitting some
reduction of parking, with flexibility where to locate it, will provide the chance for long term
development with increased landscaping and garden use. This will help maximize the creek's
attractiveness for residents, and provide a soft transition between private and park use, rather
than sacrificing more of nature for unneeded parking. See attached Exhibit 2, Zoning Map for
Area and see Exhibit 3, Proposed Landscaping and New House Plan.
The proposed landscaping plan also include three boxes to indicate possible locations of
additional homes. The exact location and size of the three future homes to be permitted under
this zoning will be as agreed with Planning. The long term aspiration is to build stand-alone
homes, pursuant to the new ordinance permitting two homes on R-4 zoned lots.
Simple Replat Reguest, Having to Fit into Subdivision Rule
The lot was originally platted as three 50 x 141.3 foot long lots. The prior owner bought two 50
foot and one 40 foot wide lots many decades ago, and then had the lots combined. These lots
were Lots 3 and 4 and the westerly 40 feet of Lot 5 of Block 6 of the Roots and Coy Addition to
the City of Little Rock. See Exhibit 7, Bill of Assurance.
The current request is to replat the lot back to two 50 foot wide and one 40 foot wide lots. In
the proposed replat, Lot 311 would remain 50 feet wide, Lot 411 would be 40 feet wide and Lot
511 would be 40 feet wide. The change in the replat is proposed because Mr. Rapien does not
plan to build on the northern part of Lot 4R, and hopes to have the option for new duplex
building on Lots 311 and 5R, possibly as separate homes, for which a 50 foot minimum lot width
is necessary.
Mr. Rapien initially intends to keep all three lots for himself for future development, and has no
current plans to sell. The replat will ease his ability to secure financing to implement his
renovation and building plans. Before he sells any of the lots or houses, he will, as then
required by the City, file a Bill of Assurance that reflects the then built space and planned usage.
This is or should be a simple replat of an existing parcel, back to its originally platted
configuration, with a small ten foot shift of one of the lot boundaries. The applicant believes
strongly that rigid application of subdivision rules, which are appropriate for and designed for
larger suburban developments, make little sense to apply in full to this tiny proposal on a
$10,000 parcel including two houses in a distressed neighborhood. This suburban rule just
serves to further burden and block investment where most needed. The Applicant urges the
City of Little Rock to use this as an example of how modernized zoning could help, rather than
hinder, the revival of our empty older neighborhoods.
Resale to Employee for First Home and Investment:
As soon as possible after zoning and replatting permission is granted, Lawcraft (100% owned by
Paul Dodds) intends to sell all parcels to Mr. Dodds' sole employee Joseph Rapien (through
Urban Frontier LLC), at Lawcraft's cost. Mr. Rapien had entered a contract with the prior owner
to buy this parcel for his first home, but was unable to do so after the City would not provide a
zoning verification letter, despite prior assurances that residential use would be permitted. So
as not to lose this opportunity for a good employee, Lawcraft bought the property and is
bringing this petition.
Mr. Rapien intends first to renovate the home at 2714 W. 10th to live in, then to renovate 2708
W. loth- either as a single family or duplex. He eventually hopes to build a second home on the
2714 W. loth duplex lot, and as finances allow, either a duplex or two houses as permitted on a
duplex lot for the eastern lot 2704 W. loth. He plans to keep the northern part of 2708 for
shared use for all three parcels. There would thus be a total of up to five structures with six
units on the three lots.
Variance Needed:
Reduce parking requirement from 1.5 places per unit to a total of five spaces. Allow parking to
as agreed with City staff when actual buildings are permitted, subject to easements allowing
access across parcels as needed. Initial approval requested for 2 parallel parking spaces to the
west of 2708 W. 101h to serve both existing properties. See Exhibit 4 for Possible Parking Plan
showing three possible eventual parking spots (not to scale) in the northeast corner of the that
could serve the three new houses shown in the Landscaping Plan.
Site Plan Review Criteria:
a. Existing buildings will be retained as shown on survey, with changes in footprint only as
permitted by R-4 zoning. The three squares shown on the Exhibit 3, Possible
Landscapinig and New House Plan are indicative of the location and possible size of new
homes. The final location, size and setbacks will be as agreed with Planning, subject to
existing R-4 rules.
b. A variance is requested for parking as outlined above and shown in possible parking
plan. See attached Exhibit 4, Possible Parking Plan.
c. The existing home at 2714 will be accessed from loth St. through the existing driveway.
The home at 2708 will be accessed through the existing sidewalk from loth St.
d. Existing City streets will not be changed as part of this development.
e. The site is served by Central Arkansas Water with a water pipe directly in front of the
house. See attached Exhibit 5 Water Sewer and Contour Map and Exhibit 6 Map of
Sewers.
f. The houses are served by existing hydrants near the corners of Appian Way and of Jones
Streets. No further hydrants are proposed. See Exhibit 5
g. New water lines will be laid from the lot line as agreed with Central Arkansas Water.
h. All property lines are shown on survey attached.
i. No rights of way on abutting streets.
j. Basic landscaping shown on attached Exhibit: Possible Landscaping and New House Plan,
with indicative placement of three possible new houses.
k. No handicapped parking to be provided or required.
Respectfully Submitted December 18, 2023
Paul Dodds, Applicant and 100% owner of Lawcraft LLC