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HomeMy WebLinkAboutStaff Report for S-1905 revisedNovember 18, 2021 ITEM NO.: 1 FILE NO.: S-1905 NAME: Preliminary Plat LOCATION: 12023 Rainwood Road DEVELOPER: Tarsem and Joyty Lal 112 Hunters Green Circle Little Rock, AR 72211 (501) 231-0273 OWNER/AUTHORIZED AGENT: Jess Griffin Jess Griffin Engineers 11719 Hinson Road Little Rock, AR (501) 690-3456 SURVEYOR/ENGINEER: Jess Griffin PE 11719 Hinson Road # 130E Little Rock, AR 72212 (501) 690-3456 AREA: 2.3 acres NUMBER OF LOTS: 9 FT. NEW STREET: 295 LF WARD: 5 PLANNING DISTRICT: 2 CENSUS TRACT: 22.06 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Request for reduction of R/W to 45’. 2. Variance to allow reduced rear yard setbacks. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 2.3 acres into 9 lots for single family residential development, with 295 linear feet of new street. The proposed subdivision will take access from Rainwood Road. November 18, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1905 2 B. EXISTING CONDITIONS: The currently zoned R-2 property has two (2) separate single story dwellings, with three (3) accessory buildings, partial fencing along the northeast perimeter and moderately wooded yards. The structures occupy the north portion of the property and are centered evenly on the site. The property mostly slopes to the south and eventually becomes level. A power transmission line borders the property to the east. C. NEIGHBORHOOD COMMENTS: All owners of abutting property and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Are gates proposed at the entrance? 2. Hammerheads should be designed to be at least 120 feet in length and the same width as the street. Other options can be found in APPENDIX D Fire Apparatus Access Roads Sec. D103.5 Fire Apparatus Access Road Gates. 3. Provide a Sketch Grading and Drainage plan per Sec. 29-186(e). 4. Per the Master Street Plan, parking is restricted to one side of the street on a 24ft wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 5. All lots will drain to Rainwood Valley Cove including the roof. 6. Check with Glenn Haley with Public Works for availability of street name. 7. Provide a 20-foot radial dedication on both sides of Rainwood Valley Cove intersection. 8. Construct one-half street improvements per Boundary Street Ordinance to Rainwood Drive. The new back of curb is to be located at 36 feet from the stripped centerline. A one (1) year maintenance bond for newly installed improvements in the right-of-way must be provided to Planning and Development Dept., Civil Engineering prior to the issuance of a certificate of occupancy. 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 local property owners’ association and detailed in the bill of assurance. 10. Show all curb cuts on the North side of Rainwood Drive. November 18, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1905 3 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 comment. 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. 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 November 18, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1905 4 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. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments. Landscape: No comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: No comment. H. ANALYSIS: The applicant proposes to subdivide the R-2 zoned 2.3-acre property into nine (9) lots for single family residential development. The property located on the south side of Rainwood Road east of Napa Valley Drive. The proposed subdivision will take access from Rainwood Road at the north central boundary of the of the property and include a new 295 linear foot street that proceeds south centered on the property, terminating at a “hammer head” turnaround. The subdivision will be final platted in a single phase with nine (9) lots averaging about 9,000 +/- square feet. All of the lots will comply with the minimum lot size requirements. Lots 1 and 9 will have access to Rainwood Road and the new street. The remaining lots will have access to the new street only. The proposed plat shows a 25-foot front building line for each of the lots. The applicant is requesting November 18, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1905 5 15-foot rear setbacks for the lots. Section 36-254 (d) (3) of the City’s Zoning November 18, 2021 ITEM NO.: 1 (Cont.) FILE NO.: S-1905 6 Ordinance requires minimum rear setbacks of 25 feet in R-2 zoned property. The applicant is requesting a variance to allow the reduced rear setbacks. Staff supports the variance request. The new 295 linear foot proposed (Rainwood Valley Cove) street will have a right- of-way width of 45 feet. The right-of-way includes a utility easement for water and sewer will run north/south along the east and west perimeter of the street. The master street plan requires a 50-foot minimum right-of-way width. The applicant is requesting a variance to allow the reduced right-of-way width of 45 feet. Staff is supportive of the variance request. The property has two (2) separate single story dwellings, with three (3) accessory buildings, partial fencing along the northeast perimeter and moderately wooded yard areas to the south. The structures occupy the north portion of the property and are centered evenly on the site. The property mostly slopes to the south and eventually becomes level. The applicant provided a partial drainage plan within the site plan. The drainage plan shows the runoff proceeding south into existing developed properties with possible impact. Prior to release of a building permit a finalized drainage plan and analysis which complies with all codes and manuals must be submitted. The property is bordered to the north and south by R-2, MF-12, and PD-R developments which contain single family dwellings, apartments, and duplexes. A power transmission line borders the property to the east with a multi-unit apartment development beyond and a newly developed PD-R borders the property to the west. To staff’s knowledge, there are no outstanding issues related to this preliminary plat request. The applicant has addressed 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. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat and associated variance, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report.