HomeMy WebLinkAboutStaff Report 100821October 14, 2021
ITEM NO.: 5 FILE NO.: S-1904
NAME: O and O Subdivision – Preliminary Plat
LOCATION: South side of Denny Road (23,000 Block)
DEVELOPER:
O and O Property Holdings, LLC
11701 W. 36th Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Jonny R. Tweedle
Harbor Environmental
5800 Evergreen Drive
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Jonny R. Tweedle
Harbor Environmental
5800 Evergreen Drive
Little Rock, AR 72205
AREA: 20.6 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: R-2 (Single-family)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide 20.6 acres into three (3) lots for future
residential development:
Tract “A” approximately 3.0 acres
Tract “B” approximately 8.4 acres
Tract “C” approximately 9.2 acres
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
2
The applicant proposes a private street extending from Denny Road along the east
property line of Tract “A” running south to the north boundary of Tracts “B” and “C”.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded. An existing 180 foot easement
(Entergy) runs in a north/south direction mostly through Tracts “A” and “B” and a
small portion of Tract “C”. Wildwood Creek traverses the property between Tracts
“A” and “B”.
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 substantial area of the site lies within the regulated floodway and floodplain.
Provide minimum finished floor elevations for each lot in accordance with
Pulaski County Floodplain requirements.
2. Per Sec. 31-210 residential lots should take access from other streets from
within the subdivision other than the arterial street. Show the proposed
private street location that intersects Denny Road.
3. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain.
4. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain. Provide
grading and drainage plan for the proposed street and drainage within the
floodplain.
5. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary. All proposed construction must conform to the Pulaski County.
Floodplain codes and requirements.
6. The proposed private street should be constructed with a minimum width of
20 feet of asphalt paved surface with open drainage. A concrete apron shall
be constructed where a private street intersects public roadways. Where fire
hydrants are to be located, the street width should not be less than 26 feet for
20 feet on each side of the hydrant.
7. All easements must be specified by its purpose or type.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
3
8. Denny Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline of the street will be
required. Proposed dedication shown on plat is insufficient.
9. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan in a separate tract.
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. An unobstructed access of at least
20 feet wide must be provided to the detention pond.
10. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Denny Road by
constructing a 6 foot wide paved shoulder with planned development.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments.
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.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
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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.
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:
1. Show distance and bearing to two section or quarter section corners. Provide
State Plane coordinates for the two section corners and two lot corners.
2. Floodway is located along the boundaries between Tract A and Tract B.
A floodplain permit and no-rise certification will be required for any
driveways/roads crossing the creek.
3. Obtain a driveway permit for all new driveways off Denny Road.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
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4. An approved septic permit will be required for any tract before a 911 address
is issued.
5. Pay a $10.00 review fee at the time of execution.
6. Provide a cad file of the finished version of the plat.
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 received.
ANALYSIS:
The applicant proposes to subdivide 20.6 acres into three (3) lots for future
residential development. The property is zoned R-2 as it is outside the Little Rock
city limits. The property is located within the City’s Extraterritorial Subdivision
Jurisdiction.
The proposed Tracts are as follows:
Tract “A” approximately 3.0 acres
Tract “B” approximately 8.4 acres
Tract “C” approximately 9.2 acres
The area lies south of Denny Road (23,000 Block) and is wooded. Wildwood
Creek traverses the northern portion of the property. The general area contains
residential uses and zoning along with agricultural and farm zoning to the south.
All lots are proposed for single family residential development, with all lots being
final platted at the same time. Tract “A” will have street frontage along Denny Road.
The applicant notes a 30 foot access easement will extend from Denny Road along
the east property line of Tract “A” running south to the north boundary of Tracts “B”
and “C”.
An easement for existing power transmission lines runs north/south along the west
property line.
October 14, 2021
ITEM NO.: 5 (Cont.) FILE NO.: S-1904
6
Section 31-210(e)(1) of the City’s Subdivision Ordinance requires that residential
lots take access from streets other than arterial streets. The applicant is proposing
to access the lots with a single driveway from Denny Road (minor arterial). The
applicant is requesting a variance to allow the private drive from Denny Road. Staff
supports the variance request.
A driveway permit will be required for all new driveways off Denny Road. An
approved septic permit will be required for any Tract prior to a 911 address is
issued per Pulaski County requirements.
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 raised by
staff during staff’s 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 preliminary plat, subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D and
E, and the staff analysis, of the agenda report.
2. A construction permit for the installation of septic systems for all lots must be
obtained from the Arkansas Department of Health prior to the completion of a
final plat for this subdivision.
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Vicinity Map
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Location:
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Area Zoning
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S-1904
South Side of Denny Road(23,000 Block)
N/A
42.02
T2N R14W 29
21
City of Little Rock Planning & Development
Rev: 8/20/2021
THIS SITE
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Feet
Case No: S-1904
Name: O and O Subdivision
Location: South Side of Denny Road
(23,000 Block)
City of Little Rock Planning & Development
Title: Preliminary Plat
Sketch
±