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HomeMy WebLinkAboutStaff Report for S-1885-AFebruary 10, 2022 ITEM NO.: 9 FILE NO.: S-1885-A NAME: Chenal Valley Tract 9 – Revised Preliminary Plat LOCATION: West of the Chenal Parkway and Rahling Road Intersection DEVELOPER: Potlatch Deltic Real Estate 7 Chenal Club Blvd. Little Rock, AR 72223 (501) 821-5555 OWNER/AUTHORIZED AGENT: Potlatch Deltic - (Owner) Tim Daters / White-Daters and Associates (Agent) 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 (A) SURVEYOR/ENGINEER: Tim Daters / White-Daters and Associates (Agent) 24 Rahling Circle Little Rock, AR 72223 (501) 821-1667 (A) AREA: 21.3 acres NUMBER OF LOTS: 38 FT. NEW STREET: 1,850 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variance to allow reduced front building setback. 2. Variance to allow reduced right-of-way width. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide 21.3 acres into 38 lots for single family residential development with 1,850 combined linear feet of new streets. The proposed subdivision will take access from Rahling Road and Founders Drive. B. EXISTING CONDITIONS: The property currently undeveloped and mostly wooded. The property contains varying degrees of slope, primarily sloping downward from north to south. 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. Development or fill within the floodway is prohibited. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the City of Little Rock. In addition, a 25 ft access and maintenance easement is required adjacent to the floodway boundary. 2. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 3. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 4. Submit a more legible preliminary plat for review with next submittal. 5. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 3 Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 6. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 7. Private access is proposed for this property. In accordance with Little Rock Code Section 31-207, private streets must be designed and constructed to the same standard as public streets per City of Little Rock’s Master Street Plan. 8. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 9. Provide reasoning on why St. Vincent Way Extension is not being extended from traffic circle to tie into Founders Court. 10. Per City Rev. Code 31-403 street lighting plans are required to be submitted to the Department for review and approval before filing and recording of the final plat for the subdivision. 11. Lots 101 & 108 will be considered corner lots and shall meet all zoning codes and ordinances including setback distances. 12. Developer shall dedicate all right-of-way required for traffic circle/cul-de-sac and construct temporary turnaround for Phase 2 if traffic circle/cul-de-sac in not completely constructed in Phase 2. 13. Move proposed gates located on Founder’s Court further away from Founder’s Drive and provide turnaround provisions similar to proposed gate location on St. Vincent Way Extension. 14. Provide provisions for dead-end fire apparatus access roads on Founder’s Court for lots 102, 103,106, & 107 per International Fire Code. Examples are a 96-foot diameter cul-de-sac, a 60-foot “Y”, or a 120-foot hammerhead. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 4 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 and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. 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. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 5 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. 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. February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 6 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 comment. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to subdivide 21.3 acres into 38 lots for single family residential development. The property is zoned R-2 and is located west of the Chenal Parkway/Rahling Road intersection. The average lot size is 8,400 square- feet. The development will include 1,850 linear feet of new streets, which will be private streets. Open space tracts will be located along the east, west and south perimeters of the subdivision. The subdivision will be final platted in three (3) phases, with the first phase containing 28 lots and tract A and part of tract B. Phase 2 will include 8 lots and part of tract B, C, and D to the north. Phase 3 will contain 2 lots and tract B and part of tract A. Lots 101 and 108 shall include setbacks of 25 feet from the street side building line as measured from the Right-of-Way line of Founders Court across tracts C and D. Access to Phase 1 and 3 of the development will be from Rahling Road, at the southeast corner of the overall plat boundary. A new private street will traverse an 0-3 zoned parcel and will align with St. Vincent Way to the east. The proposed February 10, 2022 ITEM NO.: 9 (Cont.) FILE NO.: S-1885-A 7 private street (St. Vincent’s Way Extension) will be gated several hundred feet west of the intersection with Rahling Road and include a turnaround with mail kiosk at the gate. The second proposed private street (Founders Court) will access the Phase 2 portion of the development and have gated access from Founders Drive to the east. The new street extends to the north and south within the development terminating in a “hammerhead” configuration. Staff believes that the private streets are permissible as per Section 31-207 (a) of the City’s Subdivision Ordinance. The subdivider shall provide for permanent maintenance of all private streets in the bill of assurance. This maintenance shall include water lines, fire hydrants, or other utility facilities. The new streets will have a right-of-way width of 45 feet. The right-of-way includes a utility easement for water and sewer which will run along the 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. Section 36-254 (d) (1) of the City's Zoning Ordinance requires a minimum front building setback of 25 feet for R-2 zoned lots. The applicant is proposing 20-foot front platted building lines for all lots. Therefore, the applicant is requesting a variance from this ordinance requirement for the subdivision. Staff supports this variance. To staff’s knowledge, there are no outstanding issues related to this revised preliminary plat request. The applicant has done a good job in addressing issues as raised by staff during staffs 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 revised preliminary 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.