HomeMy WebLinkAboutStaff Report 100821October 14, 2021
ITEM NO.: B FILE NO.: S-1900
NAME: Pleasant Run Subdivision – Preliminary Plat
LOCATION: Northeast corner of Walnut Grove Road and Burlingame Road
DEVELOPER:
Geoff Quo
P.O. Box 250927
Little Rock, AR 72225
OWNER/AUTHORIZED AGENT:
Geoff Quo – Owner
Richardson Engineering – Agent
SURVEYOR/ENGINEER:
Richardson Engineering
325 West South Street
Benton, AR 72015
AREA: 10.92 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Lot width to depth ratio variance.
2. Variance to allow residential driveways from arterial roadways.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 10.92 acres of property into four (4) lots for
single family residential development.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
2
B. EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
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. Both Burlingame Road and Walnut Grove Road are classified on the Master
Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from
centerline will be required for both roadways.
2. An additional 10-feet Right-of-Way dedication is required for 250 feet from the
intersecting Right-of-Way for a future right-turn lane on Burlingame Road. The
revised plat does not reflect the right-of-way dedication for a length of 250 ft. A
variance from the Master Street Plan must be obtained for the reduction in right-
of-way dedication.
3. 75-foot radial dedication is required at the intersection of Burlingame Road and
Walnut Grove Road.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Burlingame Road and Walnut
Grove Road consisting of the construction of a 6 ft paved shoulder prior to
approval of the final plat.
5. 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 and detailed in the bill of
assurance.
6. 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.
7. Per Sec. 31-210(e), residential lots shall take access from other streets within
the subdivision and not from the adjacent arterial street. A variance is required
to be obtained for the residential lots to access an arterial street.
8. If a variance is approved for the residential lots accessing an arterial street,
driveways shall be placed no closer than 300 ft from the intersecting right-of-
way at Burlingame Road and Walnut Grove Road which are both arterial streets
per Sec. 31-210e.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
3
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.
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.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
4
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
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.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
5
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:
Provide 25' setback line for property lines adjacent to Burlingame or Walnut
Grove Road.
Provide perc tests/preliminary soils report for septic systems for any
undeveloped lots.
Label the centerlines of Burlingame and Walnut Grove Roads.
Add Pulaski County Certificate of Preliminary Plat Approval.
Provide a bill of assurance.
Pay $40.00 review fee at time of execution.
Show state plane coordinates for two property corners and two section or
quarter section corners.
Provide a full set of construction documents for County review. These
construction document and specification requirements should cover the utilities
and drainage, plus the construction design and specification requirements for
any city required half street improvements to Walnut Grove Road and
Burlingame Road.
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.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
6
H. ANALYSIS:
The applicant proposes to subdivide 10.92 acres into four (4) lots for single family
residential development. The property is zoned R-2 and is located at the northeast
corner of Walnut Grove Road and Burlingame Road. The property is currently
undeveloped and partially tree covered. The property is located outside the Little
Rock city limit, but within the City’s Extraterritorial Zoning and Subdivision
jurisdiction.
The proposed lots will range in size from 2.07 acres to 3.48 acres. The lots will
be final platted in one (1) phase.
A detention pond area (0.43 acre) for the subdivision is located between Lots 3
and 4. An access easement from Walnut Grove Road to the detention pond area
is provided on the plat.
Section 31-210 (e) (1) of the City’s Subdivision Ordinance requires that residential
lots take no direct access from arterial streets. Walnut Grove Road and
Burlingame Road are both classified as arterial streets. Therefore, the applicant
is requesting a variance from this requirement. Lots 1 and 3 will take access from
Walnut Grove Road and Lots 2 and 4 will take access from Burlingame Road. The
driveways will be located at least 300 feet from the intersecting rights-of-way.
A no access easement will be provided along the west and south boundaries of
the overall property, within 300 feet of the intersecting rights-of-way.
The applicant is also requesting a variance from Section 31-232 (b) which requires
that a residential lot be no more than 3 times deep as it is wide. Lot 4 has a lot
width of 149.91 feet along the Burlingame Road frontage and an average width of
201.25 feet, with a lot depth of 679.31 along its west boundary. Staff supports the
variance request, as it is relatively minor in nature.
Since the property is located outside the city limits, a construction permit for the
installation of septic systems on all lots must be obtained from the Arkansas
Department of Health prior to completion of a final plat for this subdivision.
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.
I. STAFF RECOMMENDATION:
Staff recommends approval of the proposed 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.
October 14, 2021
ITEM NO.: B (Cont.) FILE NO.: S-1900
7
PLANNING COMMISSION ACTION: (AUGUST 12, 2021)
The applicant was not present. There were no persons registered in attendance. Staff
informed the Commission that the applicant submitted a letter to staff on July 9, 2021
requesting this application to be deferred to the September 9, 2021 Planning Commission
Agenda. Staff supported the deferral request. There was no further discussion. The
item was placed on the Consent Agenda and deferred as recommended by staff. The vote
was 10 ayes, 0 nays, 0 absent and 1 open position.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant was not present. There was one (1) person registered in objection to the
application. Therefore, staff recommended the application be deferred to the October 14,
2021 Planning Commission agenda. There was no further discussion. The vote was
9 ayes, 0 nays, 1 absent and 1 open position.
R2
AF
AF
PD-O
AF
WALNUT GROVE RDFOXRIDGE RDBURLINGAME RD
ELLIS MOUNTAIN CV
FERNCREST DR
^_
Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
±
S-1900
NEC of Walnut Grove Rd. & Burlingame Rd.
N/A
42.02
T2N R14W 33
21
City of Little Rock Planning & Development
Rev: 6/22/2021
SUBJ EC T PROPERTY
0 290 580
Feet
Case No: S-1900
Name: Pleasant Run Subdivision
Location: NEC of Walnut Grove Rd &
Burlingame Rd
City of Little Rock Planning & Development
Title: Preliminary Plat
Sketch
±