HomeMy WebLinkAboutStaff Report 080621August 12, 2021
ITEM NO.: 2 FILE NO.: S-1898
NAME: Crystal Valley Trails – Preliminary Plat
LOCATION: 15404 Crystal Valley Road
DEVELOPER:
Crystal Valley Trails, LLC
P.O. Box 23670
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Birch-Brook, Inc. – Owner
Joe White – Agent
SURVEYOR/ENGINEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 168.9 acres NUMBER OF LOTS: 551 FT. NEW STREET: 18,200 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Variance to allow advance grading of future phases.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 168.9 acres of property into 551 lots for single
family residential development.
B. EXISTING CONDITIONS:
The majority of the property is undeveloped and wooded, with varying degrees of
slope. One (1) single family residence is located within the south portion of the
August 12, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1898
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property. Overhead electronic transmission lines run north/south along the east
boundary of the property.
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. Crystal Valley Road is classified on the Master Street Plan as a minor arterial.
Dedication of right-of- way to 45 feet from centerline will be required.
2. Due to the number of lots and length of blocks the proposed walking trails by
themselves do not provide sufficient pedestrian access within the subdivision.
Additional sidewalks on one side of the streets and walking trails are required
to be installed in accordance with Sec. 31-175 of the Little Rock Code and the
Master Street Plan. If you have any questions on additional locations contact
engineering staff.
3. Gemstone Drive should be constructed with a street width of 36 feet. This
design will allow parking at the back of curb on both sides of the street or
possible bike lanes to be added in the future.
4. Is advance grading variance being requested to grade the lots with
construction of infrastructure and to advance grade future phases with the
issuance of a grading permit for Phase 1?
5. 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 local property owners’ association and detailed in the
Bill of Assurance.
6. 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.
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. 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.
9. 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.
10. All public drainage easements must contain drainage infrastructure approved
by the Development Staff.
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ITEM NO.: 2 (Cont.) FILE NO.: S-1898
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11. Show proposed phasing of development.
12. Traffic calming devices must be installed every 900 feet and at intersections
per Master Street Plan requirements. Install raised pedestrian tables at all
pedestrian trail crossings.
13. Street lights are required by Section 31-403 of the Little Rock City Code.
Contact Entergy to develop a street lighting plan for the proposed
development and install underground conduits per Entergy requirements.
Provide plans for approval to Planning and Development. Street lights must
be installed prior to final plat approval /certificate of occupancy. Contact
371-4790 for more information.
14. With site development, provide design of streets conforming to the Master
Street Plan. Construct street improvements to Crystal Valley Drive to the
Master Street Plan standard. Construct 5-foot sidewalks on one-side of
streets. Provide accessibility from mail kiosk locations to sidewalks or walking
trails. All mailbox kiosk locations should be ADA-accessible.
15. The following intersections should be designed as 4-way STOP intersections
with signs installed: Magnetite Drive and Gemstone Drive, Limestone Drive
and Magnetite Drive.
16. The intersection of Jasper Drive and Jade Drive shall be 3-way STOP
intersections with signs installed.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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.
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ITEM NO.: 2 (Cont.) FILE NO.: S-1898
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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.
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.
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ITEM NO.: 2 (Cont.) FILE NO.: S-1898
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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: If the Crystal Valley Trails Subdivision property is annexed into
the City of Little Rock prior to commencing construction, Pulaski County will have
no comments on the proposed preliminary plat. If the development plan changes,
the County will need to do a full review of the subdivision.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
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ITEM NO.: 2 (Cont.) FILE NO.: S-1898
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Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 168.9 acres of property into 551 lots and nine
(9) tracts for single family residential development. The property is zoned R-2 and
is located on the north side of Crystal Valley Road at Colonel Miller Road. The
property is located outside the city limits and within the City’s Extraterritorial zoning
and subdivision jurisdiction. The applicant proposes to annex the property prior to
development.
The majority of the property is undeveloped and wooded, with varying degrees of
slope. One (1) single family residence is located within the south half of the
property. Overhead powerlines run north/south along the east property boundary.
The applicant proposes the average lot size to be 50 feet by 120 feet (6,000 square
feet). The applicant proposes to develop the subdivision in seven (7) phases as
follows:
Phase I – Lots 400, 752-764, 800-817,852-868 and 900-925
Phase II – Lots 735-751, 818-851, 926-940, 1019 and
1100-1104
Phase III – Lots 401-430, 500-502, 533-535, 600-617, 652-669
and 700-717
Phase IV – Lots 431-452, 503-532, 618-651, 718-734,
1000-1001 and 1020-1025
Phase V – Lots 100-140 and 200-240
Phase VI – Lots 167, 453-468, 1002-1018 and 1105-1122
Phase VII – Lots 141-166, 241-254 and 300-324
Colonel Miller Road, a collector street, will extend to the north through this
proposed subdivision. The overall subdivision will include approximately 18,200
linear feet of new streets.
Traffic calming devices will be required on five (5) or six (6) of the north/south
streets within this proposed subdivision. The applicant is currently working with
Engineering Division staff to determine which traffic calming device(s) will be
acceptable to all parties. Staff will attempt to have this issue resolved prior to the
public hearing.
The applicant proposes to construct the required street improvements to Crystal
Valley Road in two (2) phases. Phase I will include approximately 1,200 linear feet
of roadway and will be constructed with Phase I development. Phase II of the
street improvements will include over 700 linear feet of street improvements and
will be constructed with Phase V of the subdivision development. Staff supports
the phased development plan.
August 12, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1898
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The applicant proposes to locate mail kiosks within Tracts A, E and I, with vehicular
and pedestrian access to the kiosks. The mailbox kiosk locations must be
constructed in conformance with USPS and City of Little Rock design standards
and be ADA accessible.
The applicant is requesting one (1) variance with the proposed preliminary plat.
The applicant is requesting to advance grade Phase I; grade the area of the lots
with grading of the infrastructure. The applicant also requests to advance grade
(lots and infrastructure) one (1) phase ahead of each phase being developed
(street construction, etc.). Staff supports the advance grading plan.
To staff’s knowledge, the only outstanding issue related to this preliminary plat
request is the decision on what traffic calming device(s) will be used in this
subdivision. 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.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated advance grading
variance, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report. Staff also
requires that the property be annexed prior to any permits being issued for site
development.
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City Limit s City LimitsCity Limits
City Limits City LimitsTOREYPINES DR
SIENNALAKE LN
SIENNALAKE CV ROBLE DRCRYSTAL VALLEY RD
CHICOPEE TRL
SIENNA LAKE DRMARCHWOOD CVW LAKE LN
BENHAM LNBELLE MEADOW LNLOVIA LNCOLONEL MILLER RDROYAL OAKS DR
LAWSON RD
PLANTATION ACRES DR^_
Vicinity Map
Case:
Location:
CT:
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TRS:
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Area Zoning
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S-1898
15404 Crystal Valley Rd.
N/A
42.21
T1N R13W 30
17
City of Little Rock Planning & Development
Rev: 6/23/2021
SUBJ EC T PRO PERTY
0 550 1,10 0
Feet
Case No: S-1898
Name: Crystal Valley Trails
Location: 15404 Crystal Valley Rd.
City of Little Rock Planning & Development
Title: Preliminary Plat
Sketch
±