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Home My WebLink AboutPC Minutes for S-1978 091224September 12, 2024 ITEM NO.: 5 FILE NO.: S-1978 NAME: Lots 11R & 12R, Block 58, Original City of Little Rock - Replat LOCATION: 417 E. 10th Street DEVELOPER: Kadel Butler Preservation Fund 417 E. 10th Street Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Jeremy Carroll (Agent) 417 E. 10th Street Little Rock, AR 72202 SURVEYOR/ENGINEER: Harbor Engineering Johnny Tweedle 5800 Evergreen Drive Little Rock, AR 72205 AREA: .23 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46 CURRENT ZONING: R-4A VARIANCE/WAIVERS: 1. Variance to allow a pipestem lot (11R) 2. Variance to allow reduced lot area (11R) 3. Variance to allow reduced lot width and depth (11R & 12R) 4. Variance to allow increased lot width-to-depth ratio (11R) A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to split the existing lot into two separate lots. September 12, 2024 ITEM NO.: 5 (Cont.) FILE NO.: S-1978 2 B. EXISTING CONDITIONS: A historic home that was built in 1859 is at this address. The well-known preservationist Richard Butler lived at this address for 50 years. In 2005 Mr. Butler built a new carriage house at the back of the property. There has been concerns that that carriage house might jeopardize the property from being able to keep its historic certification, since the carriage house is new. The lot split would allow for the two structures to stand alone, thusly allowing the original 1859 house to continue to be recognized as the historic structure it is. 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: No Comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comment. Entergy: No comments received. Summit Utilities: No comments. AT & T: No comments received. Central Arkansas Water: No comments. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 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 2021 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. September 12, 2024 ITEM NO.: 5 (Cont.) FILE NO.: S-1978 3 Loading Maintain fire apparatus access road design as per Appendix D of the 2021 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 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Jason Lowder 501-377-1245) and the Little Rock Fire Marshals 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 Codes: No comments received. Landscape: No comments. September 12, 2024 ITEM NO.: 5 (Cont.) FILE NO.: S-1978 4 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Downtown Planning District. The Land Use Plan shows Residential Medium Density (RM) for the requested area. The Residential Medium Density (RM) category accommodates a broad range of housing types including single family attached, single family detached, duplex, town homes, multi-family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. North of the subject site across E 10th Street is a four-unit apartment building, to the west of which are undeveloped lots. To the east of the site are single-family residences and across S Commerce Street is MacArthur Park. South and west of the site are single and multi-family residential uses. September 12, 2024 ITEM NO.: 5 (Cont.) FILE NO.: S-1978 5 The request for a replat will require a variance for minimum lot size. A variance for street access and an easement for street access to 10th Steet will also be required. Also note, the CUP for the original accessory structure states utilities are being provided from the primary structure. Utilities need to be provided independent from other lots. This site is not located in an Overlay District. Master Street Plan: E 10th Street is a Local Street on the Master Street Plan. Local Streets are roads designed to provide access to adjacent property with the movement of traffic being a secondary purpose. The standard Right-of-way is 50’. Sidewalks are required on one side. This street may require dedication of right-of-way and may require street improvements. The alley along the western side of the site is not a public street. This could create an issue with addressing the property. Further coordination with 911 addressing may be required. Bicycle Plan: E 10th Street is not shown on the Master Bike Plan with existing or proposed facilities in this area. Historic Preservation Plan: This property is located in the Macarthur Park Historic District. H. ANALYSIS: The applicant proposes to split the existing lot into two separate lots. A historic home that was built in 1859 at this address. The well-known preservationist Richard Butler lived at this address for 50 years. In 2005 Mr. Butler built a new carriage house at the back of the property. There has been concerns that that carriage house might jeopardize the property from being able to keep its historic certification, since the carriage house is new. The lot split would allow for the two structures to stand alone, thusly allowing the original 1859 house to continue to be recognized as the historic structure it is. September 12, 2024 ITEM NO.: 5 (Cont.) FILE NO.: S-1978 6 The applicant proposed to split the lot into two (2) lots as follows: • Lot 11R – 4,836 square feet. This lot will contain the carriage house structure. • Lot 12R – 5,010 square feet. This lot will contain the main historic house. The applicant is requesting four variances. Section 31-232(f) of the City’s Subdivision Ordinance prohibits pipestem lots in residential subdivisions. The applicant is requesting a variance to allow Lot 11R to be a pipestem lot. Staff supports this variance request. Section 32-232(b) requires that no residential lot be more than 3 times deep as it is wide. The applicant is requesting a variance from this standard for Lot 11R. Staff supports the variance request. Section 36-342.2(d)(4) of the City’s Zoning Ordinance requires a minimum lot area of 5,000 square feet. The applicant is requesting a variance to allow lot 11R with a lot area of 4, 836 square feet. Staff supports the variance request. Section 36-342.2(d)(4) requires a minimum lot width of 50 feet and a minimum lot depth of 100 feet. The applicant is requesting a variance to allow Lot 11R with a reduced lot width (because of the pipestem lot) and Lot 12R with a reduced lot depth. Staff supports this variance request. To staff’s knowledge there are no outstanding issues associated with the proposed replat. Staff is supportive of the proposed replat. I. STAFF RECOMMENDATION: Staff recommends approval of the requested replat, subject to compliance with the comments and conditions outlined in paragraphs E, and the staff analysis of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2024) The item was deferred to the October 10, 2024 agenda as the applicant failed to complete notifications to surrounding property owners.