HomeMy WebLinkAboutS-1603-A Staff AnalysisITEM NO.: 1. S-1603-A
NAME: Lots 6R, 7R-A, 7R-B and 8R, Block 11 Weldon E. Wright's Addition Replat
LOCATION: 1871 South Izard Street
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list,
notice form with affidavit executed and proof of mailing. The notice must be mailed no
later than September 5, 2018. The Office of Planning and Development must receive the
proof of notice no later than September 14, 2018.
Variance/Waivers: A variance from Section 31-232(a) to allow a decreased lot depth and a
decreased lot area for the newly proposed lots.
Enaineerina Comments:
Public Works Conditions:
1. A 20 foot radial dedication of right-of-way is required at the intersection of South Izard
Street and West 19th Street.
2. Blocking of a public sidewalk with a vehicle or other item is not allowed.
Utilities/Fire Department/Parks/County Planning_
Little Rock Water Reclamation Authority: Separate sewer service required for each plumbed
structure. Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities at this location. Service is already provided to the existing
buildings on these lots. Contact Entergy in advance to discuss electrical service
requirements or adjustments to existing facilities.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department-
1. Full Plan Review — Maintain Access
2. 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
ITEM NO.: 1.
S-1603-A
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.
3. 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.
4. 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.
5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
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ITEM NO.: 1. S-1603-A
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
9. 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
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Plannin : No comment-
3 - ITEM 1
ITEM NO.: 1. S-1603-A
Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
Trans po rtation/Planning :
Rock Region Metro: The site is located near Rock Region Metro Routes, #14 the Rosedale
Route and #16 the UALR Route.
Planning Division: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, September 5, 2018.
4 -ITEM I
September 20, 2018
ITEM NO.: 1
NAME: Lots 6R, 7R-A, 7R-B and 8R Weldon E. Wright's Addition Replat
LOCATION: 1871 South Izard Street, 1868 and 1872 South State Street
and 806 West 19th Street
DEVELOPER:
Goodin Creek, LLC
Jeremy Carroll
26 Fendley Road
Amity, AR 71921
OWNER/AUTHORIZED AGENT:
Goodin Creek LLC — Jeremy Carrol
Noel Du Celliee Muller
Melvin Moss
SURVEYOR/ENGINEER:
Harbor
5800 Evergreen Drive
Little Rock, AR 72205
S-1603-A
AREA:.051-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 47
CURRENT ZONING: R-4, Two-family
VARIANCE/WAIVERS: A variance from Section 31-232(a) to allow a decreased lot depth
and a decreased lot area for the newly proposed lots.
A. PROPOSAUREQUESPAPPLICANT'S STATEMENT:
The applicant is proposing to replat three (3) existing lots to recognize existing
conditions in the area. The replat includes Lots 6, 7 and 8, Block 11, Weldon E.
Wright's Addition to the City of Little Rock. Currently the home located at 806 West
19th Street sits on portions of Lots 7 and 8, Block 11 Weldon E. Wright's Addition.
The remainder of the lots are occupied by a single-family home, 1868 South State
Street and a non-residential building located at 1872 South State Street. There is
September 20, 2018
SUBDIVISION
ITEM NO.: 1(Cont.)S-1603-A
a garage located on the rear portion of Lot 6, Block 11, Weldon E. Wright's Addition
which the owner of 806 West 19th Street desires to purchase. The applicant is
seeking the replat to allow the garage and home at 806 West 19th Street to be located
on a single lot. The replat would also recognize the building placement on Lots 7
and 8, Block 11, Weldon E. Wright's Addition and allow the structures to be located
on parcels as they currently located per the tax records. The South State Street lots
would be replatted into Lots 7R-B and Lot 8R, Block 11, Weldon E. Wright's Addition.
The replatting of Lot 6, Block 11, Weldon E. Wright's Addition (1871 South Izard
Street) would remove the garage from Lot 6 (to be replatted as Lot 6R) and place
the garage with the replatted Lot 7R-A (806 West 19th Street).
The replat includes several variances. The applicant is seeking approval to allow
reduced lot areas for the new lots. The applicant is also seeking variances for
setbacks, front, side and rear, to recognize the placement of the homes and garages
as currently exist on the lots.
B. EXISTING CONDITIONS:
The area is primarily single-family homes located on lots which average 50-feet by
150-feet. There are a number of homes which have been constructed on lots similar
to this configuration, or homes constructed on portions of lots. There is a vacant
commercial building located at the intersection of West 19th Street and South State
Street. To the southwest of this site is property owned by the 34th Street Missionary
Baptist Church and the Rightsell Incentive Elementary School.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Downtown Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of South
Izard Street and West 19th Street.
2. Blocking of a public sidewalk with a vehicle or other item is not allowed.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Separate sewer service required for each
plumbed structure. Contact Little Rock Water Reclamation Authority for additional
information.
2
September 20, 2018
SUBDIVISION
ITEM NO.: 1 [Cont.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Service is already provided
to the existing buildings on these lots. Contact Entergy in advance to discuss
electrical service requirements or adjustments to existing facilities.
Centerpoint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department:
1. Full Plan Review — Maintain Access
2. 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.
3. 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.
4. 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.
5. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall have
at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings
or facilities having a gross building area of more than
3
September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.
6.911-1*]F_1
c. 62,000 square feet shall be provide with two separate and approved fire
apparatus access roads.
d. Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
e. D104.3 Remoteness. Where two fire apparatus access roads are required,
they shall be placed a distance apart equal to not less than one half of the
length of the maximum overall diagonal dimension of the lot or area to be
served, measured in a straight line between accesses.
6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof sufface exceed 30', approved aerial fire
apparatus access roads shall be provided. For the purposes of this section
the highest roof surfaces shall be determined by measurement to the eave
of a pitched roof, the intersection of a roof to the exterior wall, or the top of
the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity
of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to
one entire side of the building. The side of the building on which the aerial
fire apparatus access road is positioned shall be approved by the fire code
official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire
apparatus road and the building. Other obstructions shall be permitted to
be places with the approval of the fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
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September 20, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) S-1603-A
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with U L 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning_ No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
5
September 20, 2018
SUBDIVISION
ITEM NO.: 1 Cont. S-1603-A
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located near Rock Region Metro Routes, #14 the
Rosedale Route and #16 the UALR Route.
Planning Division- No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the
proposed replat. Staff stated the requested replat was to recognize existing
conditions and to allow the plat to reflect the current property lines.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of South Izard Street and West 19t" Street.
Staff stated the car was to be pulled into the garage and not placed to block the
sidewalk.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
The applicant submitted a revised plat to staff indicating the radial dedication of
right of way as requested by Public Works staff. There were no other modifications
necessary to complete the review process.
The request is a replat of three (3) existing lots to recognize existing conditions on
each of the lots. The replat includes Lots 6, 7 and 8, Block 11, Weldon E. Wright's
Addition to the City of Little Rock. The lots are proposed to be replatted as Lots
6R, 7R-A, 7R-B and Lot 8R, Block 11, Weldon E. Wright's Addition.
The home located at 806 West 19t" Street sits on portions of Lots 7 and 8, Block
11, Weldon E. Wright's Addition. The remainder of the lots are occupied by a home
located at 1868 South State Street and a non-residential building located at 1872
South State Street.
There is a garage located on the rear portion of Lot 6, Block 11, Weldon E. Wright's
Addition the owner of 806 West 19t" Street desires to purchase. The replatting is
to allow the home and the garage located at 806 West 19t" Street to be located on
a single lot.
0
September 20, 2018
SUBDIVISION
J
M NO.: 1 (Cont.
S-1603-A
The replatting of Lot 6, Block 11, Weldon E. Wright's Addition would remove the
garage from Lot 6, 1871 South Izard Street, (to be replatted as Lot 6R) and place
the garage with the replatted Lot 7R-A.
The replat includes several variances. The applicant is seeking approval to allow
reduced lot areas for the new lots. The applicant is also seeking variances for
setbacks, front, side and rear, to recognize the placement of the homes and
garages as currently site on the lots today.
The property is zoned R-4, Two-family District. The lot depth typical of this zoning
district is 100-feet with a typical lot width of 70-feet. The minimum lot area typical
of this zoning district is 7,000 square feet. Lot 6R is proposed with a depth of 123-
feet and is 50-feet wide with a lot area of 6,150 square feet. Lot 7R-A is proposed
with a lot depth along the western portion of the lot of 50-feet and the eastern
portion of the lot of 75-feet. The lot width is proposed along West 19th Street 82-
feet. The lot area of Lot 7R-A is proposed containing 5,511 square feet. Lot 7R-B
is proposed with a lot depth of 95-feet and a lot width of 50-feet. The lot area
proposed is 4,750 square feet. Lot 8R is proposed with a lot depth of 95-feet along
the southern boundary, along West 19th Street, and 150-feet along the northern
boundary. The lot area proposed for Lot 8R is 6,151 square feet.
The front yard setback for the home located at 806 West 19th Street is 13-feet and
the rear yard setback is 14-feet.
Staff is supportive of the applicant's request. The applicant is seeking the replat
to recognize existing conditions. It appears the homes were built in the 1940's and
1950's with disregard to the platted lots. There appear to be a number of homes
in the area which were also constructed on portions of lots. Staff supports the
replatting as proposed to recognize the existing conditions of the developed lots
and to allow the replatting of Lot 6 to allow the owner of the adjacent property
located at 806 West 19th Street to purchase the garage, rehab the garage and to
allow the use of the garage by the home owner at 806 West 19th Street. To staffs
knowledge there are no remaining outstanding technical issues in need of
addressing related to the replat.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request to allow reduced lot areas, lot
widths and setbacks for the lots as proposed.
`/
September 20, 2018
SUBDIVISION
ITEM NO.: 1 Cont. S-1603-A
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request to allow reduced
lot areas, lot widths and setbacks for the lots as proposed. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 10 ayes, 0 noes and 1 absent.
0