HomeMy WebLinkAboutStaff Report 100821October 14, 2021
ITEM NO.: 2 FILE NO.: G-23-479
NAME: West 2nd Street and Alley – Partial Right-of-Way Abandonment
LOCATION: Adjacent to and within Block 5, Union Depot Addition
(West 2nd Street and S. Battery Street)
DEVELOPER:
TJM Third and Bishop Properties, LLC
501 Woodlane Street, Suite 105
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
TJM Third and Bishop Properties, LLC – Adjacent Owner
Bradley A. Peterson. – Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.199 acre NUMBER OF LOTS: N/A FT. NEW STREET: N/A
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 48
CURRENT ZONING: N/A
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests to abandon the 50 foot wide West 2nd Street right-of-way
between S. Battery Street and the alley right-of-way within Block 5, Union Depot
Addition, and the south 91 feet of the 14 foot wide alley right-of-way within Block 5,
Union Depot Addition.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
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B. EXISTING CONDITIONS:
The area of abandonment is currently undeveloped. Some site work has taken place
around this area over the last several years.
C. NEIGHBORHOOD COMMENTS:
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:
1. Easements are required to be provided for all storm water drainage.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Please verify the existing sewer lines.
Retain a 10’ sewer easement for all existing mains.
Entergy: Entergy has existing overhead primary in this area that serves customers
on S. Battery Street.
CenterPoint Energy: CenterPoint has a small segment of existing gas main along the
south side of 2nd Street. Retain utility easement over this area. Otherwise, all the
remaining areas can have their ROW abandoned.
AT & T: No objection to abandonment.
Central Arkansas Water: Regarding the proposed ROW abandonment, Central
Arkansas Water Approves with the following comments:
The ROW abandonment is contingent on the participation of the
relocation/replacement of the 24” main located within said ROW in the amount of
$25,000.
Easements will be provided for all existing and future water utilities that would
otherwise be with in the described ROW that is to be abandoned.
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Fire Department:
Maintain Access:
Fire Hydrants.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
3
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.
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. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
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.
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.
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.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
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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.
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 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s 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.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to abandon a portion of the West 2nd Street right-of-way and
an alley right-of-way as follows:
1. The 50 foot wide West 2nd Street right-of-way located between S. Battery Street
right-of-way and the alley right-of-way within Block 5, Union Depot Addition
(approximately 149 linear feet).
2. The south 91 feet of the 14 foot wide alley right-of-way located within Block 5,
Union Depot Addition (between Lots 5/6 and Lots 7/8, Block 5, Union Depot
Addition).
The areas of abandonment will be incorporated into the properties to the east, west
and south for future development. The areas of abandonment are currently
undeveloped. Some site work has taken place around these areas over the past
several years.
A letter from an abstract company refers to a reversionary clause for the rights-of-way
in favor of Sam W. Rayburn, Trustee. The applicant is currently working with their
legal counsel to determine the current ownership implications of the reversionary
clause.
Several of the public utility companies request that all or parts of the area of
abandonment be retained as a utility easement. The engineering division requests
that the areas of abandonment be retained as a drainage easement. Therefore, the
entire areas of abandonment will be retained as a utility and drainage easement.
There are no Master Street Plan issues, as the areas of abandonment are not
classified as collector streets or higher.
Abandoning these rights-of-way will have no adverse impact on the public welfare and
safety. The Little Rock Fire Department submitted no negative comments to the
proposed abandonment request.
October 14, 2021
ITEM NO.: 2 (Cont.) FILE NO.: G-23-479
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested right-of-way abandonment, subject to
the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and E of
the staff analysis.
2. The entire area of abandonment must be retained as a utility and drainage
easement.
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CAPITOLMALLW 3RD ST
S SCHILLER STW MARKHAM ST
S SUMMIT STN SCHILLER STGARLAND ST
N BATTERY STBISHOP STGILL STS BATTERY STN SUMMIT STLLOYD CT
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
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G-23-479
West 2nd St. at S. Battery Street
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48
T1N R12W 4
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City of Little Rock Planning & Development
Rev: 10/4/2021
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