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Home My WebLink AboutPC Action Letter Approved with Conditions 011521January 14, 2021 ITEM NO.: 1 FILE NO.: S-1883 NAME: Shiloh Grove, Phases I and II – Preliminary Plat LOCATION: West end of Oxford Valley Drive DEVELOPER: E-Steps Investor, LLC 1518 Brookshire Drive Benton, AR 72019 OWNER/AUTHORIZED AGENT: Holloway Engineering, Surveying and Civil Design, PLLC Jess Griffin 200 Casey Drive Maumelle, AR 72113 SURVEYOR/ENGINEER: Holloway Engineering AREA: 21.556 acres NUMBER OF LOTS: 103 FT. NEW STREET: 4,090 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Advanced grading variance 2. Variance to allow reduced rear building setbacks. 3. Variance to allow reduced side building setbacks. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 21.556 acres into 103 lots for single family residential development, with 4,090 linear feet of new streets. The proposed subdivision will take access from the west end of Oxford Valley Drive. January 14, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1883 2 B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. C. NEIGHBORHOOD COMMENTS: All owners of abutting property and the Legion Hut, Oxford Valley, Shiloh HOA and SWLR United for Progress 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 including 5-foot sidewalks with planned development. Consideration should be given to the soil conditions in this area for required street design. The proposed street section does not conform with CLR residential street standard detail PW-22. 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. Is a variance being requested to advance grade Phase II with construction of Phase 1? Is a variance also being requested to advance grade the lots prior to final platting of the subdivision? 3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 4. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Access from the public right-of-way to detention ponds is required to be provided. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. The Bill of Assurance should clearly state the detention pond maintenance responsibilities. 5. 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. 6. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 7. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. January 14, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1883 3 8. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for more info. 9. 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. 10. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50' back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersections. Building lines should be adjusted on corner lots to provide the required sight triangle. 11. Striped pedestrian crossings are only required at signalized intersections. 12. The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. 13. Legal unobstructed access must be provided to the proposed Open Space tracts for future maintenance. 14. 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. 15. 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. Narrow tract land is suggested to be provided in place of drainage easements to prevent obstructions. 16. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 17. 100-year overflow swales must be constructed and placed within public drainage easements. 18. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners’ association. 19. Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. 20. 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. January 14, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1883 4 21. Temporary gravel turnarounds should be provided at the end of streets for City vehicles. 22. Street names and street naming conventions must be approved by Public Works. It is suggested that "Drive" be used as the suffix for Antero St. and Elbert St. "Drive" is typical in this area of the City of Little Rock. Contact Glenn Haley at (501) 371-4537. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. 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. 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. January 14, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1883 5 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. 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 January 14, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1883 6 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. County Planning: No comments received. 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 21.556 acres into 103 lots. The property is zoned "R-2" Single Family District and is located at the west end of Oxford Valley Drive. The average lot size proposed is 0.158 acre or 6,882 square feet. The development will contain 4,090 linear feet of new streets. The proposed plat shows a 25 foot front platted building line for all lots. The applicant proposes to final plat the proposed subdivision in two (2) phases. Phase I will include Lots 1 through 43 and Lots 66 through 77. Phase II will include Lots 44 through 65 and Lots 78 through 103. The applicant is proposing 15 foot rear building setbacks and five (5) foot side building setbacks for the subdivision. Section 36-254 (d) (3) of the City’s Zoning Ordinance requires a minimum 25 foot rear setbacks for R-2 zoned lots. Section 36-254 (d) (2) requires minimum side setbacks of eight (8) feet or 10 percent of January 14, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1883 7 the lot width (for lots less than 80 feet wide). Therefore, the applicant is requesting variances from these ordinance requirements for the subdivision. The applicant is also requesting a variance from the Land Alteration Regulations to advance grade Phase II of the proposed subdivision with the issuance of a grading permit for Phase I. Staff supports the advance grading variance request. 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: (JANUARY 14, 2021) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 nays and 0 absent. R2CUP R2CUP R2CUP R2CUP R2CUP R2CUP PR R7 R2MABELVALE CTFDEPRIEST RD OXFORD VALLEY DR CLAYBROOK RD B U C C A N E E RDR BALFOUREDRTOOMBS RDAPPOMATTOX DRPARROT CVTREASURECVA N T I E TA MDR KIDDSCVLAFFITTE CVBULL RUN DRCHURCHILL DRKENNES AW MOUNTAIN DR MANASSAS CIR LORIE LNSHILOH DR KELLI CTFAIRWOOD RD PEARIDGECIR MARKSMILL CTGETTYSBURG CTBARCLAYRDCHICKAMAUGACT SHENANDOAHDRWOODWARD DR SPANN RD E LEGION RD LEGION HUT RDSHARON RDC O U RTFIELD D R THOMPSON RD COOL TIMBER ST ^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Area Zoning ± S-1883 West end of Oxford Valley Drive 7 41.05 T1S R13W 11 15 City of Little Rock Planning & Development Rev: 11/17/2020 SUBJECT PROPERTY 0 300 600 Feet PK/OS PI RM RL RLMABELVALE CTFDEPRIEST RD OXFORD VALLEY DR CLAYBROOK RD B U C C A N E E RDR BALFOUREDRTOOMBS RDAPPOMATTOX DRPARROT CVTREASURECVA N T I E TA MDR KIDDSCVLAFFITTE CVBULL RUN DRCHURCHILL DRKENNES AW MOUNTAIN DR MANASSAS CIR LORIE LNSHILOH DR KELLI CTFAIRWOOD RD PEARIDGECIR MARKSMILL CTGETTYSBURG CTBARCLAYRDCHICKAMAUGACT SHENANDOAH DRWOODWARD DR SPANN RD E LEGION RD LEGION HUT RDSHARON RDC O U RTFIELD D R THOMPSON RD COOL TIMBER ST ^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Lan d Use Plan ± S-1883 West end of Oxford Valley Drive 7 41.05 T1S R13W 11 15 City of Little Rock Planning & Development Rev: 11/17/2020 SUBJECT PROPERTY 0 300 600 Feet Case No: S-1883 Name: Shiloh Grove Phase I and II Location: West end of Oxford Valley Drive City of Little Rock Planning & Development Title: Preliminary Plat Sketch ±