HomeMy WebLinkAboutStaff Report 090221September 9, 2021
ITEM NO.: 3 FILE NO.: S-1903
NAME: Abbey Woods – Preliminary Plat
LOCATION: West side of Nix Road (600 block)
DEVELOPER:
Rodney Chandler
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler Living Trust – Owner
Pat McGetrick – Agent
SURVEYOR/ENGINEER:
McGetrick and McGetrick
10402 B Stagecoach Road
Little Rock, AR 72210
AREA: 1 acre NUMBER OF LOTS: 5 FT. NEW STREET: 275 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: R-2
Variance/Waivers:
1. Variance to allow reduced rear building setbacks.
2. Variance to allow advanced grading.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide one (1) acre of property into five (5) lots for single
family residential development.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
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B. EXISTING CONDITIONS:
The property is undeveloped and 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. All private streets shall have concrete aprons per City Ordinance.
2. Per the Fire Code, the minimum street width is 27 ft within 20 ft of a fire hydrant.
3. Per the Fire Code, the minimum cul de sac diameter is 96 ft. Label the diameter.
Provide written approval from the Fire Marshall for different diameter size.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Nix Road including 5-foot
sidewalks with planned development. The new back of curb should be placed
13 ft from center of the street.
5. 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 requested to advance grade the
lots with construction of street and infrastructure.
6. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards. The last 20 feet of brick fence should angle inward to provide
additional sight distance.
7. Are gates proposed to be installed? If so, a turnaround is required to be
provided between Nix Road gate. Show call box location. 30 feet stack should
be provided between the call box and the street curb.
8. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
9. 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 owners association.
10. 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.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
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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. Provide the proposed street name. Street naming conventions must be approved
by the City. Contact Glenn Haley at (501) 371-4537.
13. 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.
14. No residential waste collection service will be provided on private streets unless
the property owners association provides a waiver of damage claims for
operations on private property.
15. Show proposed location(s) of USPS cluster box units in conformance with USPS
and City of Little Rock policy design standards.
16. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
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 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.
A water main extension may be needed to provide water service to this property.
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
Arkansas Water, the Arkansas Department of Health Engineering Division and Little
Rock Fire Department is required.
Behind the gate the water main will be public, the fire-hydrants will be private.
Provide a 10-ft minimum utility easement along La Marche Dr. frontage.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
4
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.
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.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
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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 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: No comments received.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
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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 one (1) acre of property into five (5) lots for single
family residential development. The property is zoned R-2 and is located on the west
side of Nix Road at Arthur Lane. The property is currently undeveloped and tree
covered. The proposed lots will be final platted in one (1) phase.
The applicant proposes to develop the subdivision as a zero lot line development. The
lots will range in size from 40 feet to 120 feet in width, with lot depths of 133 feet. The
lots will have building setbacks as follows:
Front setback – 50 feet
Rear setback – 15 feet
Side setbacks – 0 feet and 7 feet minimum (Lots 2 – 5)
– 7 feet and 20 feet (Lot 1)
Section 36-254 (d) (3) of the City’s Zoning Ordinance requires a minimum rear building
setback line of 25 feet. The applicant is requesting a variance from this ordinance
standard to allow 15 foot rear setbacks. Staff supports the variance request, as the
proposed lots back up to a larger tract with one (1) residence on it.
The proposed five-lot subdivision will be accessed by a 27 foot wide private road from
Nix Road. The private road will have a cul-de-sac at its west end. The roadway will
be located within a cross-access easement. The subdivision will not be gated.
The proposed plat shows the private road to be named “Abbey Lane”. The
Engineering Division notes that the proposed none is a duplicate name and cannot be
used. An alternate street name must be submitted and approved by staff prior to final
plat approval.
September 9, 2021
ITEM NO.: 3 (Cont.) FILE NO.: S-1903
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The applicant is also requesting a variance to advance grade the lots with construction
of the street and drainage infrastructure prior to recording the final plat. Staff supports
the advance grading variance.
The Engineering Division requires a sight-distance certification for the location of the
private street from Nix Road, based on the elevation of Nix Road to the south. The
sight-distance certification must be submitted and approved prior to Planning
Commission action.
To staff’s knowledge, there are no other outstanding issues associated with the
proposed preliminary plat. The applicant has done a good job in addressing issues
raised during staff’s review of this plat.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated setback and advance
grading variances, subject to compliance with the comments and conditions outlined
in paragraphs D and E, and the staff analysis, of the agenda staff report.
R2CUP
R2
PD-O
PD-R
PD-O
WILD CHERRY DR
CEDAR POINT DR
ARCHER LN
NIX RDARTHUR LN
BURKWOOD DR
SHADOW RIDGE DR
SEQUIN AVE
COLEMAN AVECEDAR RIDGE DRGAMBLE RDCEDAR POINT CTWILD CHERRY CTCEDAR RIDGE CTSHADOW VIEW DRSWEET GUM CTHONEY LOCUST CT
LAUREL OAKS DR
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
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S-1903
Westside of Nix Road South of Arthur Lane
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42.18
T1N R13W 5
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City of Little Rock Planning & Development
Rev: 7/21/2021
THIS SITE
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Feet
Case No: S-1903
Name: Abbey Woods
Location: W. Side of Nix Road
City of Little Rock Planning & Development
Title: Preliminary Plat
Sketch
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