HomeMy WebLinkAboutZ-3501-B AnalysisNovember 1, 2018
ITEM NO.: C FILE
NAME: Icon Homes Short -form PD -R
LOCATION: Located North of West Markham Street in the 8000 Block
DEVELOPER:
Icon Homes Development
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler, Icon Homes, Purchase Agreement
Melody Ann Henry, Owner
SURVEYOR/ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 2.15 -acres NUMBER OF LOTS: 13
WARD: 4 PLANNING DISTRICT: 3 —West Little Rock
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE-
R -2, Single-family
Single-family residential
-9 -
13 units of patio homes
Z-3501 -B
FT. NEW STREET: 0 LF
CENSUS TRACT: 21.04
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of the lots with the placement of the basic infrastructure.
BACKGROUND:
On July 29, 1980, the Little Rock Planning Commission denied a request to rezone the
site from R-2, Single-family to MF -12 to allow the development of 5.9 acres with 60 to
70 units of multi -family housing as an expansion of Plantation House Apartments.,
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z -3501-B
On May 15, 2014, the Little Rock Planning Commission denied a request to allow the
development this property with 18 units of attached single-family housing.
The development was proposed with six (6) triplex buildings with each unit having a
platted lot.
On July 16, 2015, a request for a preliminary plat was withdrawn, without prejudice. The
applicant proposed preliminary plat approval to allow the development of 13 lots of zero
lot line homes with an average lot square footage of 6,404 square feet per the R-2, Single-
family Zoning classification.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD -R, Planned Development Residential to allow the development of the site with
a single-family subdivision. An executive summary was submitted by the applicant
to describe the proposed development, to be known as Mergeron Court, which is
a planned residential development consisting of thirteen (13) single-family zero lot
line patio homes. The proposed homes will consist of a great room, dining, kitchen,
two or three (2 or 3) bedrooms, two (2) baths, stainless steel appliances, laundry
room, two (2) car garage and a covered veranda. The exterior of the homes
will be designed with Old World European charm consisting of brick on all
four (4) sides, mixed with lusters stone, architectural shingles and precast stone
around select front windows to promote an upscale and timeless patio
home community.
Interior amenities will include 12 -inch by 24 -inch porcelain flooring in wet areas,
7 -inch hardwood flooring in living and master bedroom areas, carpeting in the
remaining bedrooms, granite tile kitchen counters and bathroom tops, ten (10) foot
ceilings with solid eight (8) foot doors, 6 -inch crown molding and designer lighting.
Additional exterior features include landscaping lawns with Zoysia turf, heavy
landscaping and automatic sprinkler systems. Roof pitch elevations will be a
minimum of 12/12 at the front to enhance aesthetics of the development and
accent the architecture. The developer will provide a section of six (6) foot privacy
fence to run the width of each lot as the lot is developed. As a result, at the
completion of the neighborhood the entire development will be enclosed by
privacy fencing.
The patio homes in the development will range in size from 1,200 to 1,600 square
feet with one -level designs. It is anticipated the homes will range in price from
$200,000 to $240,000. A bill of assurance is being developed to compliment the
neighboring developments to maintain/protect the values of the properties in
Wingate Subdivision. In addition, the Property Owners Association (POA) will
either sign a waiver of damage claims for City trash collection or contract with a
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November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z -3501-B
3
private trash collection company. In lieu of a POA or Homeowners Association
(HOA), there will be a Recreational Improvement District tax tied to each lot that
will pay to maintain the entrance as well as provide lawn care for each of the home
sites. This type development plan has become an attractive option as well as a
contributing factor in maintaining the value of many developments that have been
completed throughout West Little Rock. A 200 -foot drive from West Markham
Street is planned for entering the development, which will have extensive
landscape and planted green space. Setbacks for the fronts of the homes are a
minimum of 15 -feet. The western rear yard setback is also proposed at a minimum
of 15 -feet. The eastern perimeter is indicated with a 25 -foot rear yard setback.
One side yard of the home is proposed with a zero setback. The remaining side
yard setback is proposed at five (5) feet.
A minimum of 350 feet of sight distance is planned east of the entry to provide
sight clearance when turning on to West Markham Street. The request includes a
variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
EXISTING CONDITIONS:
The property is located on the north side of West Markham Street near the
intersection of Rodney Parham Road. To the west of the site is an apartment
development accessed from West Markham Street, north and east of the site are
single-family homes. Across West Markham Street is an elementary school and a
US Post Office. There is an undeveloped tract zoned R-4, Tow -family located to
the south of this site owned by the Little Rock School District.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Briarwood
Neighborhood Association and the Wingate Property Owners Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35 -feet
from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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November 1, 2018
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z -3501-B
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases with the construction of Phase 1? Is a
variance being requested to advance grade the lots with the construction of
the street?
4. Stormwater 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 owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Is the proposed driveway planned to be gated? If so, a turnaround must be
provided for a SU -30 vehicle attempting to enter development. A stacking
distance of 30 -feet from West Markham Street pavement must also be
provided.
8. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
9. The private street should be constructed with a concrete entrance off West
Markham Street.
10. Sight distance on West Markham Street is limited. Provide a letter prepared
by a registered engineer stating the required sight distance at the
intersection(s) complies with 2004 AASHTO Green Book standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
13. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering, Greg
Simmons, gsimmons@littlerock.gov or 501.379.1813 for more information.
CI
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z -3501-B
15. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
16. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 Broadway Street, Travis Herbner, therbner _.littlerock.cLov
or 501.379.1805, for more information.
17. A minimum undisturbed strip 25 -feet wide except for reasonable access shall
be provided along each side of streams having a 10 year storm >150 cfs. The
undisturbed strip should be measured from the top of the bank.
18. Show proposed location(s) of USPS (United States Postal Service) cluster
box units in conformance with USPS and City of Little Rock policy design
standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain existing sewer easement(s).
Sewer main extension with easements is required. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. However, there is an existing
overhead power line which runs north from West Markham Street into this property.
This power line serves existing customers to the east of this development. As this
project develops then this power line may need to be adjusted to make way for the
access road and to provide service to the proposed houses. Contact Entergy in
advance to discuss electrical service requirements or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension is required to provide water service to this property.
3. 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
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November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z -3501-B
Department of Health Engineering Division and the Little Rock Fire Department
is required.
4. 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.
5. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. Full Plan Review — Maintain Access
2. 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.
3. 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.
4. 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.
5. 30' Tall Buildings -Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
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November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-350
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official
6. 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.
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November 1, 2018
RI IRni\/I.oInN
ITEM NO.: C (Cont.
FILE NO_: Z -3501-B
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
7. Multi -Family Residential Developments. As per Appendix D, Section D106.1 of
the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
100 dwelling units. Multiple -family residential projects having more than 100
dwelling units shall be equipped throughout with two separate and approved
fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building,
including nonresidential occupancies are equipped throughout
with approved automatic sprinkler systems installed in
accordance with Section 903.3.1.1 or 903.3.1.2
b. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than
200 dwelling units. Multiple -family residential projects having
more than 200 dwelling units shall be provided with two separate
and approved fire apparatus access roads regardless of whether
they are equipped with an approved automatic sprinkler system
8. 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 (Jason Lowder 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 comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5 -feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings
requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the
building official may require verification the foundation meets the required elevation
by a licensed engineer.
f✓'
November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z-3501
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Routes #5, the
West Markham Route and #8, the Rodney Parham Route.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential Medium Density (RM) for this property. The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, townhomes,
multi -family and patio or garden homes. Any combination of these and possibly
other housing types may fall in this category provided that the density is between
six (6) and twelve (12) dwelling units per acre. The applicant has applied for a
rezoning from R-2 (Single Family District) to PRD (Planned Development
Residential) to allow the development of the site with patio homes.
Master Street Plan: South of the property is West Markham Street and it is shown
as a Minor Arterial Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on West Markham
Street since it is a Minor Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
B_ icycie Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT:
(August 29, 2018)
Mr. Pat McGetrick and Mr. Rodney Chandler were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff questioned the
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November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: Z -3501-B
placement of accessory buildings and structures. Staff also questioned the
proposed entrance and if the development was proposed as a gated development.
Mr. McGetrick stated the plans no longer included gating of the street. He stated
to achieve the required fire access the minimum driveway aisle width could not be
provided if the development was gated.
Public Works comments were addressed. Staff questioned if the lots would be
graded with the installation of the street. Mr. McGetrick stated he was seeking a
variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the streets and basic infrastructure. Staff stated sight distance was
a concern with the new access and West Markham Street. Mr. McGetrick stated
sight distance could be achieved but he could not provide the certification until the
embankment within the right of way was cut-back along the east side of the
driveway. Staff requested Mr. McGetrick provide a sketch grading and
drainage plan.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request raised at the August 29,
2018, Subdivision Committee meeting. The applicant has indicated accessory
buildings and structures will be allowed as per the R-2, Single-family Zoning
District. The applicant has also indicated fencing is proposed as typically allowed
within the R-2, Single-family Zoning District.
The request is a rezoning from R-2, Single-family to PD -R, Planned Development
Residential, to allow the development of a thirteen (13) lot zero lot line
development. The Subdivision Ordinance defines a zero lot line development as a
residential development concept eliminating the normal side yard requirement on
one (1) side of the lot and providing more usable open space for the other side
yard. The ordinance states final plats involving this concept are to reflect a
buildable area on each lot to provide for proper placement of the units and assure
that no lot will be adversely affected by the placement of adjoining units. The
Zoning Ordinance states for purposes of zero -lot -line lots, the minimum lot width
may be reduced to not less than thirty-five (35) feet. The lot area shall not be less
than four thousand (4,000) square feet.
The applicant is proposing to develop the lots with an average lot width of 43 -feet
and an average lot area of 4,000 square feet. The site plan indicates the
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November 1, 2018
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z -3501-B
placement of the northern lot line as the zero lot line. Proposed Lot 7, which is
located on the northeast corner of the development, is not proposed as a zero lot
line lot. The plan indicates the placement of a 15 -foot front and rear yard setback
for the lots located along the western boundary and a 15 -foot front and a 25 -foot
rear yard setback along the eastern boundary. The plan indicates a five (5) foot
side yard setback on the lot line not proposed with the zero lot line.
A 200 -foot private drive from West Markham Street is planned for entering the
development. The plan includes a 40 -foot access and utility easement with a
25 -foot pavement width. A minimum of 350 -feet of sight distance is planned east
of the entry drive on West Markham Street to provide sight clearance for turning
both east and west on to West Markham Street. The applicant notes certification
of sight distance cannot be provided until the existing embankment is cut-back.
Staff recommends proper sight distance certification for a full service drive allowing
for all turn movements must be provided prior to final approval of the construction
plans. If sufficient sight distance cannot be provided in accordance with ASTHO
Guidelines and Standards left turn movements may be prohibited.
The site plan indicates the placement of a subdivision sign along West Markham
Street identifying the development. The sign is proposed constructed into an entry
feature either brick walls on each side of the entrance or a landscaped entry
feature. The sign will not exceed six (6) feet in height. The sign area will not
exceed twenty-four (24) square feet of sign area. The applicant notes signage
may be placed on each side of the entrance drive if placed on the wall.
The site contains 2.15 -acres and is proposed with 21,500 square feet (0.49 -acres)
of open space. The site plan indicates the placement of five (5) proposed building
footprints. The maximum building coverage for the homes is 24,750 square feet.
The maximum building height proposed for the homes is 30 -feet.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the basic infrastructure.
Staff is supportive of the applicant's request. The applicant is seeking a rezoning
of the site to allow the development of a zero lot line subdivision consisting of
thirteen (13) homes with an overall density of 6.05 units per acre. The Land Use
Plan for this site indicates the property as Residential Medium Density (RM). The
Residential Medium Density category accommodates a broad range of housing
types including single family attached, single family detached, duplex, townhomes,
multi -family and patio or garden homes. The typical density for the Residential
Medium Density classification is between six (6) and twelve (12) dwelling units per
acre. To staff's knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the development as proposed is
appropriate for the site.
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November 1, 2018
SUBDIVISION
ITEM NO.: C (Cont.
J. STAFF RECOMMENDATION -
FILE NO.: Z -3501-B
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends proper sight distance certification for a full service drive to allow
for all turn movements must be provided prior to final approval of the construction
plans. If sufficient sight distance cannot be provided in accordance with ASTHO
Guidelines and Standards left turn movements may be prohibited.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the lots with the installation of the basic
infrastructure.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request for deferral of the item to the
November 1, 2018, on September 19, 2018. Staff stated the deferral request would
require a waiver of the Commissions By-laws with regard to the late deferral request.
Staff stated they were supportive of the deferral request. A motion was made to approve
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
STAFF UPDATE:
On October 11, 2018, the applicant requested withdrawal of this item. Staff recommends
approval of the withdrawal request, without prejudice.
PLANNING COMMISSION ACTION:
(NOVEMBER 1, 2018)
The applicant was present. There were no objectors to this item present. Staff informed
the commission that the applicant had requested withdrawal of this item on October 11,
2018. Staff recommended approval of the withdrawal request, without prejudice. There
was no further discussion. The item was placed on the consent agenda and withdrawn
without prejudice. The vote was 11 ayes, 0 noes and 0 absent.
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ITEM NO.: 3, Z-3501 -B
NAME: Icon Homes Short -form PD -R
LOCATION: located North of West Markham Street in the 8000 Block
Plannina Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the site, including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than September 5, 2018. The Office of Planning and
Development must receive the proof of notice no later than September 14, 2018.
2. Provide elevations of the proposed structures.
3. Provide details of the proposed entrance. Will there be landscaping, hardscape or
irrigation located within the public right of way?
4. Is a subdivision sign proposed? If so note the location, total height and total sign area.
5. Provide the maximum building height proposed for the structures in the general notes
section of the site plan.
6. Are accessory structures allowed, including outbuildings and swimming pools as a part of
the Bill of Assurance? If these are desired include a note on the proposed site plan to
allow accessory structures per the R-2, Single-family zoning district.
7. Are the building lines indicated for the principal structure? If accessory structures are
allowed will they be allowed within the rear yard building setback?
8. Are interior fences proposed with the new construction or by the future homeowners?
Include a note on the site plan including the total height and construction material to allow
fencing to occur.
9. A minimum of ten to fifteen percent of the gross planned residential district area shall be
designated as common usable open space and single-family, duplex, zero -lot -line and
townhouse development shall have a minimum of five hundred square feet of usable
private open space per unit. Indicate the total common usable open space and the total
usable private open space provided within the development.
10. Will the development be constructed in multiple phases or in a single phase?
Variance/Waivers: None requested.
Engineering Comments:
Public Works Conditions:
1. West Markham Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35 -feet from centerline will be
required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-
way prior to occupancy.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions, site
ITEM NO.: 3. Z -3501-B
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance being requested to advance grade future phases with the
construction of Phase 1? Is a variance being requested to advance grade the lots with
the construction of the street?
4. Stormwater 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
owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
7. Is the proposed driveway planned to be gated? If so, a turnaround must be provided for a
SU -30 vehicle attempting to enter development. A stacking distance of 30 -feet from West
Markham Street pavement must also be provided.
8. No residential waste collection service will be provided on private streets unless the
property owners association provides a waiver of damage claims for operations on private
property.
9. The private street should be constructed with a concrete entrance off West Markham
Street.
10. Sight distance on West Markham Street is limited. Provide a letter prepared by a
registered engineer stating the required sight distance at the intersection(s) complies with
2004 AASHTO Green Book standards.
11. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
12.Alteration of the water course will require approval from the Little Rock District of the US
Army Corps of Engineers prior to start of work.
13. The minimum Finish Floor elevation is required to be shown on plat and grading plans.
14.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of
occupancy. Contact Traffic Engineering, Greg Simmons, qsjmmons@littlerock.gov or
501.379.1813 for more information.
15. No residential waste collection service will be provided on private streets unless the
property owners association provides a waiver of damage claims for operations on private
property.
16. Hauling of fill material on or off site over municipal streets and roads requires approval
prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621
Broadway Street, Travis Herbner, therbner littlerock. ov or 501.379.1805 for more
information.
17.A minimum undisturbed strip 25 -feet wide except for reasonable access shall be provided
along each side of streams having a 10 year storm >150 cfs. The undisturbed strip
should be measured from the top of the bank.
18. Show proposed location(s) of USPS (United States Postal Service) cluster box units in
conformance with USPS and City of Little Rock policy design standards.
2 - ITEM 3
ITEM NO.: 3.
UtilitiestFire Department/Parks/County Planning:
Z-3501 -B
Little Rock Water Reclamation Authority Retain existing sewer easement(s). Sewer main
extension with easements is required. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. However, there is an existing overhead
power line which runs north from West Markham Street into this property. This power line
serves existing customers to the east of this development. As this project develops then this
power line may need to be adjusted to make way for the access road and to provide service
to the proposed houses. Contact Entergy in advance to discuss electrical service
requirements or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. A water main extension is required to provide water service to this property.
3. 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 the
Little Rock Fire Department is required.
4. 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.
5. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department:
1. Full Plan Review — Maintain Access
2. 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.
3 -ITEM 3
ITEM NO.: 3, Z-3501 -13
3. 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.
4. 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.
5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official
6. 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.
4 - ITEM 3
ITEM NO.: 3. Z-3501 -13
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.
7. Multi -Family Residential Developments. As per Appendix D, Section D106.1 of the 2012
Arkansas Fire Prevention Code Vol. 1. Projects having more than 100 dwelling units.
Multiple -family residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including
nonresidential occupancies are equipped throughout with approved
automatic sprinkler systems installed in accordance with Section
903.3.1.1 or 903.3.1.2
b. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than 200 dwelling units.
Multiple -family residential projects having more than 200 dwelling units
shall be provided with two separate and approved fire apparatus access
roads regardless of whether they are equipped with an approved
automatic sprinkler system
8. 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
(Jason Lowder 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 comment received.
CountV Planning: No comment.
Building CodeslLandsca e:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5 -feet apart must have one (1) hour fire walls
on each exterior wall and no openings are allowed in that wall for doors or windows.
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires
foundations meet the following Sections of the Code. If the foundation cannot be verified by
the building official at the time of the footing inspection the building official may require
verification the foundation meets the required elevation by a licensed engineer.
5 - ITEM 3
ITEM NO.: 3. Z -3501-B
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall
extend above the elevation of the street gutter at point of discharge or the inlet of an
approved drainage device a minimum of 12 -inches (305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are
permitted, subject to the approval of the building official. The building official is permitted to
require an investigation and recommendation of a qualified engineer to demonstrate that the
intent of this Section has been satisfied. Such an investigation shall include consideration of
materials, height of slope, slope gradient, load intensity and erosion characteristics of slope
material.
Landscape- No comment.
Tra ns oortationlP la n n i n
Rock Rection Metro: The site is located on Rock Region Metro Routes #5, the West
Markham Route and #8, the Rodney Parham Route.
Planning Division: This request is located in West Little Rock Planning District. The Land
Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium
Density category accommodates a broad range of housing types including single family
attached, single family detached, duplex, townhomes, multi -family and patio or garden
homes. Any combination of these and possibly other housing types may fall in this category
provided that the density is between six (6) and twelve (12) dwelling units per acre. The
applicant has applied for a rezoning from R-2 (Single Family District) to PRD (Planned
Development Residential) to allow the development of the site with patio homes.
Master Street Plan: South of the property is West Markham Street and it is shown as a Minor
Arterial Street on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on West Markham Street since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, September 5, 2018.
6 - ITEM 3