HomeMy WebLinkAboutCover LetterTo: Department of Planning and Development August 5, 2025
City of Little Rock, AR
This is to advise you concerning the background and project overview of demolition
and replacement construction of an accessory building located at 1116 Rock Street,
MacArthur Park Historic District, for which a variance request is being filed.
pMperty Bilckgcgund - 1116 RQck St. Little Ro k AR 7Z2 2
Historical Significance: Earliest abstract entry for Lot 9 Block 46 is from the United
States to Roswell Beebe, October 1838. The ninth subsequent entry is October
1894. The house is estimated to be circa 1890, with the carriage house being
original. My research many years ago indicated it was a stagecoach or mail stop
and eatery.
Current History_: My family purchased in 1962 for family and rental occupancy as
original interior.
Two structures were added to the carriage house: a concrete driveway 210 SF circa
1940, and an enclosed workspace 189 SF circa 1980.
In 1985, the house was converted into a duplex as a result of a one -room fire.
Front apartment is 750 SF, 1 bedroom retains high ceilings, moldings
Back apartment rear entry is 900 SF, 1 bedroom, remodeled in 2024.
Project Overview -
Original carriage house - no structural, interior or exterior changes
Concrete driveway and workspace are to be demolished and rebuilt in the same
exterior style and location. The Historical Committee approved the project scope
and materials to be used to retain the historical element and continue the spatial
integrity of the surrounding historical area, which includes numerous accessory
buildings along the alleys.
Current Conditions
Structural and roofing sections of the Driveway and workspace were damaged by a
large portion (1/3) of the diseased oak tree on property owned by ARdot ROW.
The two accessory buildings incurred major roof damage when a one-third section
of a large oak tree located west of the buildings on property owned by ARdot ROW.
The lower four -foot portion of the is decayed and rotten. It continues to be a hazard
to the surrounding area and the carriage house and accessory buildings.
I am requesting to rebuild the accessory building of 399SF (combination of 1940
and 1980 add -on structures) in the original location and alignment to the 1890
carriage house.
The exception I am requesting is variance approval to construct the west wall of the
accessory building on the original property line in line with the carriage house, and
at the same location as the accessory building was from the time of its
construction. This would result in conflict with subsequent current property setback
requirements, which were noted by the Historical Commission at the time of my
project approval.
Compliance with current regulations would create several impractical, problematic
and safety situations as a result of the current environment and changes to the
surrounding areas:
Rationale Considerations
The alley in the 1100 block is no longer a through alley with a north and south
opening onto a street. The south end of the alley dead ends onto the ARdot ROW
property, which is directly behind the carriage house and accessory structures.
The north entrance is used by my next -door neighbors to enter their garage, the
tenants of 1107 Cumberland rear tenant parking, and the dumpster pick up for the
four plex at the corner of 1100 Rock.
The asphalt paving ends at the south end of the neighbor's garage, i.e., there is no
alley pavement behind the carriage house and accessory buildings.
Alleys in the surrounding blocks have fences and accessory buildings that appear
to have no required setback distance from the alley pavement.
There is a 5-foot width of ground from the property line of the carriage house and
accessory building to what would be the pavement edge of the alley, if there were
pavement that extended south.
The 1890 carriage house is a prominent structure that is seen from what was
originally 10th and Cumberland, the Main Street west -bound exit off 630, the
elevated sidewalk on the embankment ROW to MacArthur Park, and the cul-de-sac
past 1116 Rock Street.
The two accessory buildings provide a physical barrier to the area on the southwest
end boundary, which at the ground level serves as a walkway, trash disposal, and
resting area for the homeless people who frequent the area. The structures serve
as a screen from the exit traffic, which now gets additional traffic volume, including
semi trucks, since I-30 exits for downtown were rerouted. The buildings create a
security and privacy element to the backyard, and they connect to the privacy fence
along the south side of the property.
Here are examples of foot traffic situations I have had to deal with in the location
along the outside south section of the privacy fence closer toward the accessory
buildings where a very large ash tree creates a nook space between the tree
trunk
k and the fence and provides some protection. Upon making one of my back
property checks I encountered a homeless man and woman who had created their
resting area with their meager belongings. It was a sad sight, and I said, "I am
sorry but you cannot stay here you will need to leave" which they did. After several
instances of picking up the discarded drug paraphernalia, I had barbed wire
installed on either side of the tree which eliminated use of the nook and storage
area. The next incident consisted of a medical walker, suitcase with stewn about
clothes and drug use supplies, which I picked up and relocated at the cul de sac and
reported to 311 for city pick up. While waiting for the pick up, the belongings were
once again strewn out in front of the drain and had to be gathered up.
A major concern is that if the accessory building were to be setback, that would
create a section of the southwest end of the carriage house to be exposed to the
weather and elements. The south wall has been protected for many, many years.
If there were a setback for the accessory building, the roofline would not extend to
cover a section of that wall. The inset would also create a potential security issue
due to people who inhabit the area trying to pry their way into the building,
damage the siding trying to see inside, or utilize a tubby space to rest or leave
belongings or other stolen things.
One of my main considerations is to maintain the historical character of the area
and contribute to and support the designation of the MacArthur Park Historic
District. I have had a connection to that area since 77 years ago at 2108 Rock,
1608 Rock, 1600 Rock, and 1116 Rock.
I believe a look of continuity is created when the building lines up with the carriage
house. By allowing the two structures to have one continuing wall, it maintains the
historical look. I think having a setback would call attention that the
new construction is a recent addition. The guidance and approval of the Historical
Committee for the use of appropriate building material was to have the new
construction blend but not stand out.
Thank you for your consideration of this variance request.
Sincerely,
Linda Pollock