HomeMy WebLinkAboutS-1901 PC Action Letter - Approved With Conditions 092421Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
September 10, 2021
Joe White and Associates, Inc.
Brian Dale
25 Rahling Circle
Little Rock, AR 72223
Planning
Development
Building Codes
Re: File No. S-1901
Wolfsbridge at Leawood — Preliminary Plat; 810 Brookside Drive
Dear Mr. Dale:
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
September 9, 2021:
Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfully,
on a Moore
Development Administrator
September 9, 2021
ITEM NO.: 1.1 FILE NO.: S-1901
NAME. Wolfsbridge at Leawood — Preliminary Plat
LOCATION: 810 Brookside Drive
DEVELOPER:
Wiggins Family Real Estate Holdings, LLC
P.O. Box 8248
Searcy, AR 72145
OWNER/AUTHORIZED AGENT:
Presbyterian Village, Inc. — Owner
Joe White and Associates, Inc. — Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 11.67 acres
WARD: 4
CURRENT ZONING
NUMBER OF LOTS: 58
PLANNING DISTRICT: 2
..E
Variance/Waivers:
1. Advance grading variance
BACKGROUND:
FT. NEW STREET: 1,940 LF
CENSUS TRACT: 22.08
On December 3, 2020, the Planning Commission approved a rezoning from PRD to R-5 for
this property. The Board of Directors denied the rezoning request. On May 13, 2021 the
Planning Commission approved a rezoning from PRD to MF-24. The Board of Directors
denied this rezoning request. The applicant is now requesting approval of a preliminary plat
for single family residential development.
September 9, 2021
ITEM NO.: 1.1 Cant. FILE NO.: 5-1901
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT.
The applicant proposes to subdivide 11.67 acres into 58 lots for a zero lot line single
family residential development.
B. EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.
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. With site development, provide design of street conforming to the Master Street
Plan. Construct street improvement to these streets including 5-foot sidewalks
constructed on Brookside Drive with planned development.
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. A variance is being requested to advance grade
theentire subdivision with the issuance of the grading permit for Phase 1.
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. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or property owner's association.
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. A special Grading Permit for Flood Hazard Areas will be required per Sec. 13-55
prior to construction.
7. The minimum Finish Floor elevation of at least 1 ft or more above the base flood
elevation is required to beshown on plat and grading plans.
8. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated tothe public. In addition, a 25 foot wide drainage and
access easement is required adjacent to the floodway boundary.
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September 9, 2021
ITEM NO.: 1.1 (Cont.) FILE NO.: 5-1901
9. 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.
10. Street Improvement plans shall include signage and striping. City must approve
completed plans priorto construction.
11. Street lights are required by Section 31-403 of the LR code. Provide plans for
approval to Planning and Development. Streetlights must be installed prior to
platting/certificate of occupancy.
12. If the structures will be for rental or lease, provide typical detail of the lots showing
the structure, setbacks anddriveway locations and dimensions.
13. Is, a gate proposed to be placed across the secondary emergency access? Show
gate with knox box on plans.
14. Damage to public and private property due to hauling operations or operation of
construction related equipmentfrom 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 byconstructed infrastructure and/or documented on the final
plat.
16. All public drainage easements must contain drainage infrastructure approved by
the City of Little Rock.
17. Show proposed location(s) of USPS cluster box units in conformance with USPS
and City of Little Rock policydesign standards.
18. Submit a phasing plan overlayed on the site plan.
E. UTILITIESIFIRE 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 Enemy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by Central
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September 9, 2021
ITEM NO.: 1.1 Cont.) FILE NO.: S-1901
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
There is an existing 8-inch and 54-inch water line along the east side of this property.
No structures, walls, or foundations are to be constructed within 10-ft of the pipelines.
Care must be taken to protect these water lines and any appurtenances, such as
access and air release vaults, or monumentation which may be in the area. No
structures, walls, foundations, signs, light poles, dumpster pads or other structures on
foundations will be allowed within the easement. Paved parking and driveways are
allowed. Field verification of the pipeline depth and location will need to be made by
Central Arkansas Water. Construction of the proposed improvements must be
performed with materials and techniques that will not harm or damage the pipelines
or interfere with their operation. If there are facilities that need to be adjusted and/or
relocated, contact Central Arkansas Water. That work would be done at the expense
of the developer.
Easements will be required for the existing and proposed water lines.
A Development Fee based on the size of meter connection(s) and/or water main
connection will apply to this project in addition to normal charges. Contact CAW,
Andrew Pownall, for the fee schedule.
Fire Department,
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix ❑ of the
2012 Arkansas Fire Prevention Code Vol. ii 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.
Loadin
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
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September 9, 2021
ITEM NQ.: 1.1 Cont. FILE NO.: S-1901
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 113107.1 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.
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.
planninq Division: No comments.
k
September 9, 2021
ITEM NO.: 1.1(Cont.)FILE NO-' 5-1901
H. ANALYSIS:
The applicant proposes to subdivide 11.67 acres of property into 58 lots and 4 tracts
for single family residential development. The property is currently zoned PRD
(expired) and is located at the north end of Brookside Drive.
The applicant proposes to develop the single family subdivision as per the zero lot line
criteria in the City's Subdivision Ordinance. A zero lot line development is a residential
development concept eliminating the normal side yard requirement on one (1) side of
a lot and providing a more useable open space on the other side yard. The minimum
lot width for zero lot line lots is 35 feet, with a minimum depth of 100 feet. The
minimum lot area for a zero lot line lot is 4,000 square feet. All of the proposed lots
conform with those standards. The applicant is proposing the following minimum
building setbacks for the proposed lots:
Front: 25 feet; 35 feet for Lots 7 — 9 and 18 -20, Block 1
Rear: 25 feet
Sides: 10 feet (one side); 0 feet (one side)
The proposed plat shows a possible building footprint for each lot. The applicant
proposes to final plat the subdivision in three (3) phases as follows:
Phase 1 — Lots 1 — 13 and 35-43, Block 1
Lots 1 — 5, Block 2
Adjacent streets and Brookside Drive from its current terminus
Phase 2 — Lots 14 -34, Block 1
Lots 6 — 10, Block 2
Adjacent Streets
Phase 3 — Lots 44 — 48, Block 1
The property is currently zoned PRD. The applicant has filed a request to revoke the
expired PRD zoning, which is a separate application on this agenda. When the PR❑
zoning is revoked, the larger north portion of the property will revert to R-2 zoning and
the smaller south portion will be zoned 0-3. The south portion will be rezoned to R-2
prior to Phase 3 development.
The proposed subdivision will include 1,940 linear feet of new streets. A secondary
emergency access is located at the northeast corner of the subdivision, between the
end of the new proposed Brookside Drive section and the existing Brookside Drive
further north.
n
September 9, 2021
ITEM NO.: 1.1 Cont. FILE NO.: S-1901
The applicant proposes to locate a mail kiosk within Tract C, with vehicular and
pedestrian access to the kiosk. The mailbox kiosk location must be constructed in
conformance with USPS and City of Little Rock design standards and be ADA
accessible.
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade future phases with construction of phase 1 and to grade the lots in
each phase with the grading for streets and drainage improvements. Staff supports
the advance grading plan.
To staffs 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 applicant is requesting no variances from
subdivision ordinance requirements.
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.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
Application was introduced and noted to be a "Richardson" case which must be allowed a
hearing prior to being approved.
Brian Dale was present, representing the application. There was two (2) objectors present.
Staff presented the application with a recommendation of approval.
Brian Dale addressed the Commission in support of the application. He briefly described the
project, noting that the site work will be balanced according to the topography.
M. J. Lowman addressed the Commission. He stated that he owned property adjacent to the
project and was concerned about the buffer design after meeting with the developer.
Lee Beverly addressed the Commission. He stated that he was a Leawood resident and that
he did not necessarily oppose the project but had concerns regarding the grading plans,
perimeter buffering, flooding issues along the east side of the site, and impacts of the plan on
the city owned green spaces.
Brian Dale addressed the commission. He stated that per the code residential property does
not require buffering, but it is being provided. He stated that minor disturbances will be
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September 9, 2021
ITEM NO-: 1.1 Cont. FILE NQ. 5-1901
occurring along the east side of the development but, any installation of utilities will not impact
the city owned green space and a "work around" will be provided for the utilities.
There was a lengthy discussion regarding the previous approval by the PC and subsequent
denial by the Board of ❑irectors, the projects compliance with a PRD submission, variances
requested, and restrictions associated with a PRD application. Staff noted revocation per
previous denial by BOD, the PR❑ associated variances, and that the development will go to
the BOD for revocation.
There was a motion to approve the application as recommended by staff, including all staff
comments and conditions. The motion passed by a vote of 8 ayes, 0 nays, 1 recuse,
1 absent, and 1 open position. The application was approved.
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