HomeMy WebLinkAboutPC Minutes for S-1978 101024October 10, 2024
ITEM NO.: 2 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.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
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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.
October 10, 2024
ITEM NO.: 2 (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.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
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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.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
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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.
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
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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.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2024)
The applicant was present. There were no persons registered in opposition. Staff
presented the item, and a recommendation of approval as outlined in the “staff analysis”
October 10, 2024
ITEM NO.: 2 (Cont.) FILE NO.: S-1978
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above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 2 absent and 1 open position. The application was approved.