Loading...
HomeMy WebLinkAboutPC Action Deferred 102920October 29, 2020 ITEM NO.: 12 FILE NO.: S-1880 NAME: Woodlands Park – Preliminary Plat LOCATION: East side of Woodlands Trail, South of Kanis Road DEVELOPER: Woodlands Park of Little Rock, LLC 15100 Pride Valley Road Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Brian Dale White-Dater & Associates, Inc. 24 Rahling Circle Little Rock, AR 72223 SURVEYOR/ENGINEER: AREA: 9.8 acres NUMBER OF LOTS: 45 FT. NEW STREET: 0 LF WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07 CURRENT ZONING: R-2, Single-Family District VARIANCE/WAIVERS: 1. A variance for advanced grading of the entire property with the construction of the infrastructure. 2. A variance from Section 36-254 to allow reduced building setbacks. 3. A variance from Section 36-254 to allow minimum lot size of less than six thousand (7,000) square-feet. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 9.8 acres into forty-five (45) residential lots. The single-family residential development will consist of garden patio homes constructed using the typical R-2 zoning requirements. The proposed subdivision October 29, 2020 ITEM NO.: 12 (Cont.) FILE NO.: S-1880 2 infrastructure will be constructed in one phase. The lots will be final platted in two (2) phases. The subject property is located on the east side of Woodlands Trail, south of Kanis Road. B. EXISTING CONDITIONS: The property is located on the east side of Woodlands Trail, south of Kanis Road. The site is undeveloped and heavily wooded. The Taylor Park residential development is to the east of the property. To the south of the property is the Woodlands Edge Subdivision. The property is currently zoned R-2, Single-Family District. C. NEIGHBORHOOD COMMENTS: All owners of abutting property and Parkway Place, Citizens of West Pulaski County, Woodlands Edge and Spring Valley Manor Neighborhood Associations were notified of public hearing. D. ENGINEERING COMMENTS: 1. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets with planned development. Per the Master Street Plan, the Woodlands Park Drive not a minor residential street so therefore the streets should be constructed within a 50 ft. right-of-way with a sidewalk on one side. 2. A Grading Permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. An advance grading variance is being requested to advance grade future phases with construction of the first phase and to clear and grade the lots with construction of the streets. 3. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 4. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 5. Per Sec. 31-89(5), a storm drainage analysis showing drainage data should be provided for all watercourses entering and leaving the plat boundaries. The storm drainage analysis shall show in sufficient detail the proposed system's capability of accommodation storm events as required by the Stormwater Management and Drainage Manual. October 29, 2020 ITEM NO.: 12 (Cont.) FILE NO.: S-1880 3 6. Storm water detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owners association. 7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Access ramps should be constructed on both the east and west sides of Woodlands Trail at Woodlands Park Drive for sidewalk connection. 9. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at (501) 379- 1813 for more info 10. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 11. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 12. Provide a phasing and sequencing plan for proposed advance grading and construction. 13. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 14. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 15. 100-year overflow swales must be constructed and placed within public drainage easements. 16. The secondary emergency fire access route must be constructed to at least 20 ft. wide with an all weather surface to pass a 75,000 lb. fire truck. Approval must be obtained from the LRFD. 17. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. October 29, 2020 ITEM NO.: 12 (Cont.) FILE NO.: S-1880 4 Entergy: No comments received. CenterPoint Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: 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. 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. October 29, 2020 ITEM NO.: 12 (Cont.) FILE NO.: S-1880 5 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. 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 Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. October 29, 2020 ITEM NO.: 12 (Cont.) FILE NO.: S-1880 6 Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments. ANALYSIS: The applicant proposes to subdivide 9.8 acres of property located along the east side of Woodlands Trail, south of Kanis Road, into 45 lots for single family residential development. The property is zoned “R-2” Single Family District. The property is currently undeveloped and wooded. The subdivision will include one (1) access point from Woodlands Trail. The proposed 45 single family lots will have an average size of 50 feet by 115 feet or 5,750 square feet. The proposed plat will include five (5) tracts, labeled Tracts A through E. Tract B will contain a secondary access to the north for the subdivision. Tract C will contain the stormwater detention area, at the southwest corner of the overall property. Tract E will contain a mail kiosk area. An eight (8) foot high fence with 10 foot high columns is proposed along the north property line of the overall subdivision. Site grading and infrastructure for the entire subdivision will take place in one (1) phase. The lots will be final platted in two (2) phases, with Phase 1 being Lots 1 through 16 and Lots 32 through 40, Block 1 and Lots 1 through 5, Block 2. Phase 2 will be Lots 17 through 31, Block 1. The applicant is requesting a variance from the Land Alteration Regulations to advance grade the entire subdivision with the issuance of the grading permit for construction of the streets, drainage infrastructure, and utilities in Phase 1. The applicant proposes to maintain undisturbed buffers along the east side of Woodlands Trail identified as Tracts A and D. Staff recommends approval of the advance grading variance conditioned on maintaining the undisturbed buffers October 29, 2020 ITEM NO.: 12 (Cont.) FILE NO.: S-1880 7 along the east side of Woodlands Trail and all advance graded disturbed areas will be stabilized prior to the approval of the final plat for Phase 1. The applicant is also requesting variances to allow reduced lot area and lot width. Section 31-232 (a) of the City’s Subdivision Ordinance requires a minimum lot width of 60 feet for single family residential lots. Section 36-254 (d) (4) of the Zoning Ordinance requires a minimum lot area of 7,000 square feet. The lots within Block 1 range in width from 35 feet to 58 feet, with the majority of the lots within Block 1 being less than 7,000 square feet in area. The lots within Block 2 comply with these standards. The applicant is also requesting variances to allow reduced front, side and rear building setbacks for the subdivision. Section 36-254 (d) (1) requires a minimum front setback of 25 feet, Section 36-254 (d) (2) requires minimum side setbacks ranging from six (6) to eight (8) feet for lot widths of 60 feet and greater. Section 36-254 (d) (3) requires a minimum rear setback of 25 feet. The applicant proposes reduced building setbacks for all lots as follows: Front setback – 20 feet Rear setback – 20 feet Side setback – 5 feet To staff’s knowledge, there are no outstanding issues related to this preliminary plat request. The applicant has done a good job in addressing issues as raised by staff during staff’s review of this plat. The subdividing of this property should have no adverse impact on the surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat and associated variances, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 29, 2020) The applicant was present. There were no persons present registered in support and 11 persons registered in opposition. Staff informed the Commission that the item needs to be deferred based on the fact that not all of the abutting property owners were notified of the public hearing. Staff recommended deferral of this item to the December 3, 2020 agenda. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 nays and 0 absent.