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HomeMy WebLinkAboutS-1884-A Staff ReportMarch 10, 2022 ITEM NO.: 1 FILE NO.: S-1884-A NAME: Watershed Pointe North – Preliminary Plat LOCATION: Approximately one mile north of the Cantrell Road/The Divide Pkwy Intersection DEVELOPER: PDC, LLC. 16623 Cantrell Road, Suite A-2 Little Rock AR 72223 OWNER/AUTHORIZED AGENT: PDC, LLC - (Owner) Tim Daters / White-Daters and Associates (Agent) SURVEYOR/ENGINEER: Tim Daters / White-Daters and Associates (Agent) 24 Rahling Circle Little Rock AR 72223 AREA: 20.847 acres NUMBER OF LOTS: 18 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Waiver to allow no additional street improvements. 2. Variance to allow 20’ front building line. 3. Waiver to allow no sidewalk along one side of street. March 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide 20.847 acres into 18 lots for single family residential development utilizing the existing northeast portion of the existing street to be renamed Watershed Pointe North Cove. B. EXISTING CONDITIONS: The property is 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 abutting property and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. 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. 2. 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. 3. 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. 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. March 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A 3 4. 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). 5. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 6. If street lighting is used, per City Rev. Code 31-403 the Department requires street lighting plans to be submitted to the Department for review and approval before filing and recording of the final plat for the subdivision. The street lighting plans required shall include conduit and pull/junction box locations, street luminaire locations and mounting heights, wire sizes, current photometric data for the proposed fixtures, and subdivision street photometrics using the proposed fixtures that meet AASHTO Roadway Lighting Design Guide standards. 7. A maintenance bond for 50% of total construction costs for all completed public street and drainage improvements within City right of way and as-built storm drainage infrastructure plans shall be provided to the Department of Planning and Development before the issuance of a final certificate of occupancy. 8. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 9. Provide as-built plans and data entry template of newly installed or modified public and private stormwater drainage system prior to issuance of the certificate of occupancy. The as-built plans should contain information as found on the City of Little Rock website at https://www.littlerock.gov/city-administration/city- departments/public-works/applications-details-and-manuals/. Provide the as-built plans and data entry template to Planning and Development Dept., Civil Engineering Private Development by email to csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any questions or desire additional information, please do not hesitate to contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov. 10. If any proposed retaining walls for the residential structures are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans showing plan, profile, and cross sectional views of the wall with special details, design loading calculations clearly showing all required factors of safety as outlined in the engineer’s certification, and an engineer’s certification (Engineer Certification/Indemnification of Retaining Wall Design (littlerock.gov)). 11. Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit being issued. Contact Public Works Traffic March 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A 4 Engineering at 621 S. Broadway 501-379-1805 with any questions or for more information. 12. Existing street shall be improved to local street standards per City’s master street plan. Civil Engineering staff supports waiving construction of sidewalk on one side of street per master street plan due to steep grades on-site. All required widening of existing street shall match pavement section of the existing street. 13. Boundary street improvements are required. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 14. Per Appendix D in the International Fire Code, 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. Accepted turnaround provisions per the code are a ninety-six (96) foot diameter cul-de-sac, a sixty (60) foot “Y” or a one hundred twenty (120) foot hammerhead. Proposed alternatives to the accepted turnaround provisions will be required to be approved by the Fire Chief. 15. Previous comments 12 & 13 were not addressed. Revise plat to show local street standard pavement width with curb and gutter on north side of street with curb inlets. Boundary street widening improvements are required and shall match existing pavement section. 16. Not all proposed trapezoidal ditches are draining to proposed detention facilities. Revise to show stormwater runoff discharge from street drains to proposed detention facilities. Detriment to adjacent properties owners from additional stormwater runoff from development is prohibited. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No Comments Received. Entergy: No Comments Received. CenterPoint Energy: No Comments Received. AT & T: No Comments Received. Central Arkansas Water: No Comments Received. Fire Department: No Comments Received. March 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A 5 Parks and Recreation: No Comment 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 Received. H. ANALYSIS: The applicant proposes to subdivide 20.847 acres into 18 lots for single family residential development. The property is zoned R-2 and is located on the north side of the existing street approximately one mile north of the Cantrell Road/The Divide Pkwy. intersection. The average lot size is 21,250 square- feet. The development will include use of the northeast portion of the existing street to be renamed Watershed Pointe North Cove, to be a minor residential street. Open space tracts will be located along the northern and southern perimeters of the subdivision. The subdivision will be final platted in a single phase. Drainage easements are located between lots 6 and 7, and 13 and 14. The lots are proposed to have 20’ front building line setbacks. The applicant proposes to access to the development from the existing street (Divide Parkway) which connects to Chenal Parkway to the southwest of the development. A new circular turnaround is proposed on the north side of the existing street abutting the existing Little Rock Water Reclamation treatment facility gate to the east. The proposed renamed street (Watershed Pointe North Cove) where adjacent to the proposed lots will have a right-of-way width of 50 feet which complies with the Master Street Plan. The applicant is requesting a waiver from the Master Street Plan requirements for street improvements along “Watershed Pointe North Cove” March 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A 6 which includes additional paving, and curb and gutter along the north side of the street. Staff does not support the waiver, as staff feels that the improvements are needed based on the topography of the site. The applicant is also requesting a waiver to the Master Street Plan requirements to not construct a sidewalk along the north side of “Watershed Pointe North Cove”. Staff supports the requested waiver. A sidewalk will need to be constructed along the south side of the roadway with future development. 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 the requested variance based on the property’s topography. 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 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 preliminary plat and request for sidewalk and building setback variances, subject to compliance with the comments and conditions outlined in paragraph D, and the staff analysis, of the agenda staff report Staff recommends denial of the requested waiver of additional street improvements.