HomeMy WebLinkAboutS-1897 PC Action Letter - Approved With Conditions 070221Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
June 30, 2021
Lee Maris
504 Valley Club Circle
Little Rock, AR 72212
Re: File No. S-1897
Center Lane Estates Subdivision — Preliminary Plat,
4109 Carter Lane
Dear Mr. Maris:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
June 24, 2021:
X Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
If you have any questions please do not hesitate to contact me at 371-4792.
Respectf lly,
Monte Moore
Development Administrator
June 24, 2021
ITEM NO.: 1 FILE NO.: S-1897
NAME: Carter Lane Estates Subdivision — Preliminary Plat
LOCATION: 4109 Carter Lane
DEVELOPER:
Lee Maris
504 Valley Club Circle
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Westrock Co., Inc. — Owner
Holloway Engineering — Agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
AREA: 4.932 acres NUMBER OF LOTS: 16
FT. NEW STREET: approx. 520 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow reduced front, side and rear building setbacks.
2. Variance to allow advanced grading of four (4) lots.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to subdivide 4.932 acres into 16 lots and three (3) tracts
for single family residential development.
June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
B. EXISTING CONDITIONS'
The property is currently occupied by two (2) residential structures, one (1)
commercial structure and associated accessory structures.
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. 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.
2. 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:
3. A Land Alteration advance grading variance must be requested to grade the
lots with construction of street and drainage improvements prior to final
platting.
4. Provide width and designated use information for the shown easement area.
5. Is the street proposed to be private. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
6. Documented flooding issues exist downstream of the subject property. Due
to an approved preliminary subdivision plat for the property to the south, the
project engineer should contact DelticPotlach to obtain the proposed
developed stormwater flow rates for the 25 year and 100 year storm events
for pipe sizing, detention, and finished floor elevations.
7. Per the International Fire Code, the minimum cul de sac diameter is 96 ft.
Revise the cul de sac design. If an island is provided within the cul de sac,
parking restrictions may apply. Contact Ilona Rossato at 501-399-3470 for
more information.
8. Place the drainage channel within tract land for private maintenance.
9. Provide a street name. Street names and street naming conventions must be
approved by Public Works. Contact Glenn Haley at (501) 371-4537.
10. 20 feet radial dedications of right-of-way are required at the intersection of
Carter Lane and the proposed street.
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June 24, 2021
ITEM NO.: 1 Cont.) FILE NO.: S-1897
11. 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.
12. 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.
13. 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 Engr 379-1813 for more info.
14. 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.
15. For preliminary plat approval, 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 accommodating storm
events as required by Chap 29. and the Stormwater Management and
Drainage Manual.
16. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
17. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvements to Carter Lane with
planned development. The new back of curb is to be located 13 ft from the
street centerline and 26 ft from the back of curb adjacent to the property to
the north on the west side of Carter Lane. A one (1) year maintenance bond
for newly installed improvements in the right-of-way must be provided to
Public Works, Civil Engineering prior to approval of the final plat.
18. Provide minimum finished floor elevation for Lots 16, 15, 14, 4, and 5.
19. Due to documented flooding downstream in Madison Valley provide a 20 ft.
public drainage easement along the east property line.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authari�: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
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June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: 5-1897
Central Arkansas Water: No comments received.
Fire Department:
S-1897 Carter Lane Estates Subdivision — Prelimina Plat 4109 Carter Lane
Maintain Access:
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.
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.
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June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1897
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments-
H. ANALYSIS:
The applicant proposes to subdivide 4.932 acres into 16 lots and three (3) tracts
for single family residential development. The property is zoned R-2 and is located
at the south end of Carter Lane, south of Taylor Loop Road. The property currently
contains two (2) single family residences, one (1) commercial building and
associated accessory structures. A narrow creek runs north/south through the
center of the property. All of the proposed lots will be final platted in one (1) phase.
The proposed lots will range in size from 0.157 acre to 0.326 acre. The applicant
is proposing the following minimum building setbacks for the proposed lots:
Front —
15 feet
Rear —
15 feet
Sides
— 5 feet
Sections 36-254 (d) (1) through (3) of the City of Little Rock's Zoning Ordinance
requires minimum front building setbacks of 25 feet, minimum rear setbacks of
25 feet and minimum side setbacks of eight (8) feet or 10 percent of the lot width,
for R-2 zoned properties. Therefore, the application is requesting a variance to
allow the reduced building setbacks as proposed.
June 24, 2021
ITEM NO.: 1 Cont.) FILE NO.: S-1897
The proposed lots will be accessed by a cul-de-sac street from Carter Lane. The
proposed street will be approximately 520 feet long, with 26 feet of paved roadway
width within a 50 foot wide right-of-way.
Tracts A and B will contain the area of the creek and be located on the north and
south sides of the proposed roadway respectively. Tract A will contain 0.122 acre,
with Tract B containing 0.126 acre. Tract C which will be located in the center of
the cul-de-sac bulb, will contain 0.049 acre. A USPS kiosk for mail delivery will be
located within Tract C. All of the tracts will be maintained privately by a POA.
The applicant submitted a drainage analysis along with a preliminary drainage
study. The applicant proposes to improve the existing creek channel and install
drainage infrastructure on the main creek channel to pass the 100 year storm
event. The applicant proposes the minimum finished floor elevations on the
adjacent lots to be 1 ft. or more above the predicted 100 year flood elevation. The
preliminary drainage study complies with ordinance standards.
The applicant is requesting an advance grading variance, in order to grade the four
(4) lots adjacent to the creek with the grading for the street improvements. After
working through the sketch grading and drainage plan for Carter Lane Estates and
developing a 100 year base flood elevation; the applicant has determined the need
to request a variance to allow advance grading on those four (4) lots which need
fill to accommodate a finished floor elevation 1 foot above the 100 year base flood
through the site. Staff supports the variance request. Submittal of a final grading
and drainage plan along with an erosion control plan is required prior to issuance
of a grading permit. Alteration of the water course will require approval from the
Little Rock District of the U.S. Army Corps of Engineers prior to issuance of a
grading permit.
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 staffs 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 plat and associated setback
variances, subject to compliance with the conditions and comments outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 24, 2021)
The applicant was present, representing the application. There were multiple persons
registered in opposition. Staff presented the item and a recommendation of approval as
outlined in the "staff recommendation" above. The applicant addressed opposition
0
June 24, 2021
ITEM NO.: 1 Cont. FILE NO.: 5-1897
concerns regarding drainage and flooding issues. The applicant deferred the remainder
of time to the registered opposition.
Michael Keck addressed the Commission in opposition to the application. Mr. Keck stated
expressed better effort regarding notification and discussed the following:
1. Drainage plan not in line with City's plans.
2. Grading plan.
3. Preservation of natural areas including trees.
4. To defer the item to get a coordinated approach with Public Works & other City
Departments.
Karen D. Pippa addressed the Commission in opposition to the application. Ms. Pippa
expressed concerns regarding green space preservation, environmental issues, access
and traffic.
John Burnett addressed the Commission in opposition to the application. Mr. Burnett
expressed concerns regarding the following:
1. Lot size and density.
2. Traffic.
3. Access including maneuvering space for emergency vehicles.
4. Existing drainage issues in the area and flooding.
5. Sewer issues due to inadequate drainage.
Sylvia Delsa addressed the Commission in opposition to the application. Ms. Delsa
expressed concerns regarding the following:
1. Existing City's drainage plans for the area flooding.
2. Preservation of trees and natural barriers.
3. Traffic.
4. Lot size.
Tyler Vawser addressed the Commission in opposition to the application. Mr. Vawser
expressed concerns regarding community harmony, density and the pace of the project
being considered.
Ramona Riva addressed the Commission in opposition to the application. Ms. Riva
expressed concerns regarding the investment residents have made to their property and
additional opposition to similar issues expressed by others.
Lee Maris, applicant, addressed the Commission in response to opposition concerns. Mr.
Maris expressed drainage, flooding and traffic issues have existed in the area for years,
factors his development has no control of. He expressed his plan complies with city code
regarding subdivision development.
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June 24, 2021
ITEM NO.: 1 (Cont.) FILE NO.: 5-1897
Commissioner Berry asked which city department controls drainage issues.
Mr. Collins, Planning & Development Director, addressed Commissioner Berry's question
stating Planning & Development has control regarding city drainage issues.
Mike Hood, Civil Engineering Division, addressed the Commission and provided
discussion regarding the city's previous, current and future drainage efforts in the area.
Mr. Hood stated projects are on track to provide additional relief to the area.
Commissioner Berry asked questions regarding the Master Street Plan.
Mr. Collins replied the Master Street Plan will be addressed with the improvements being
considered.
Commissioner Rahman asked questions regarding preliminary plats. Staff responded to
Commissioner Rahman regarding the review process staff takes when considering
preliminary plats.
Commissioner Hart had additional questions regarding hydraulics and water flow in the
area. Mr. Hood, Public Works, stated the proposed development would not make the
hydraulics issues any worse to most of the properties in the area but will in fact address
some of the issues regarding drainage and flooding.
Commissioner Hart suggested City improvements should precede any future
development in the area in an effort to resolve existing drainage and flooding concern.
Commissioner Vickers expressed concern for the City's timeframe for improvements and
how proposed residences appear to be out of character with existing homes. Mr. Collins
replied height and area for proposed residences meet code. Mr. Hood also addressed
Commissioner Vickers' concern regarding timeframe stating improvements in the area
will occur late this year into early next year.
Commissioner Haynes asked for clarity regarding drainage and how this development
may negatively affect existing drainage and flooding issues in the area. Mr. Hood replied
stating some drainage and flooding concerns are being addressed with this proposal that
will improve those issues but will not resolve all of the water problems in the area.
John Burnett addressed the Commission with additional opposition to the application.
A motion was made to approve the application as recommended by staff. The vote was
8 ayes, 2 nays, 0 absent and 1 open position. The application was approved.
E:3