HomeMy WebLinkAboutpreliminary plat crystal valley trailsDepartment of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
Planning
Development
Building Codes
August 18, 2021
Joe White and Associates
Brian Dale
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
Re: File No. S-1898
Crystal Valley Trails — Preliminary Plat; 15404 Crystal Valley Road
Dear Mr. Dale:
This is to advise you that in connection with your request concerning the above referenced
file number the following action was taken by the Planning Commission at its meeting on
August 12, 2021:
X Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfully,
Mont Moore
Development Administrator
August 12, 2021
ITEM NO.: 2 FILE NO.: S-1898
NAME: Crystal Valley Trails — Preliminary Plat
LOC fti: 15404 Crystal Valley Road
DEVELOPER:
Crystal Valley Trails, LLC
P.O. Box 23670
Little Rock, AR 72221
OWNERIAUTHORixED AGENT:
Birch -Brook, Inc. —Owner
Joe White — Agent
SURVEYORIENGiNEER:
Joe White and Associates
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
i
j AREA: 168.9 acres NUMBER OF LOTS: 551 FT. NEW STREET: 18,200 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2
VARIANCEAIVAIVERS:
1. Variance to allow advance grading of future phases.
A. PROPOSAUREQUESTIAPPLICANES STATEMENT'
The applicant proposes to subdivide 168.9 acres of property into 551 lots for single
family residential development.
B. EXISTM CONDITIONS:
The majority of the property is undeveloped and wooded, with varying degrees of
slope. One (1) single family residence is located within the south portion of the
August 12, 2021
ITEM NO 2 (Cont.) FILE NO.: S-1898
property. Overhead electronic transmission lines run north/south along the east
boundary of the property.
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, Crystal Valley Road is classified on the Master Street Plan as a minor arterial.
Dedication of right -of- way to 45 feet from centerline will be required.
Z. Due to the number of lots and length of blocks the proposed walking traits by
themselves do not provide sufficient pedestrian access within the subdivision.
Additional sidewalks on one side of the streets and walking trails are required
to be installed in accordance with Sec. 31-175 of the Little RockCode and the
Master Street Plan. If you have any questions on additional locations contact
engineering staff.
3. Gemstone Drive should be constructed with a street width of 36 feet. This
design will allow parking at the hack of curb on both sides of the street or
possible bike lanes to be added in the future.
4. Is advance grading variance being requested to grade the lots with
construction of infrastructure and to advance grade future phases with the
issuance of a grading permit for Phase 1?
5. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and allprivate drainage improvements is the responsibility of
the developer and/or local property owners' association and detailed in the
Bill of Assurance.
6, A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any landclearing 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.
7. If disturbers area is 1 or more acres, obtain a NPDES storm water permit from
the Arltansas Department of Environmental quality prior to the start of
construction.
8. Alteration of the water course will require approval from the Little Rock District
of the US ArmyCorps of Engineers prior to start of work.
9. All public drainage easements must be unobstructed and access provided to
the public right-of-wayby constructed infrastructure and/or d=imented on
the final plat.
10. All public drainage easements must contain drainage infrastructure approved
by the Development Staff.
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August 12, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1898
11. Show proposed phasing of development.
12. Traffic calming devices must be installed every 900 feet and at intersections
per Master Street Plan requirements. Install raised pedestrian tables at all
pedestrian trail crossings.
13. Street lights are required by Section 31-403 of the Little e
tl #RockCit Coded
Contact Entergy to develop a street lighting plan
development and install underground conduits per Entergy requirements.
Provide plans for approval to Planning and Development. Street lights must
be installed prior to final plat approval /certificate of occupancy. Contact
371-4790 for more information.
14. With site development, provide design of streets conforming to the Master
Street Plan. Constructstreet improvements to Crystal Valley Drive to the
Master Street Plan standard. Construct 5-foot sidewalks on one -side of
streets. Provide accessibility from mail kiosk locations to sidewalks or walking
tralis. All mailbox kiosk locations should be ADA-accessible.
15. The following intersections should be designed as 4-way STOP intersections
with signs installed: Magnetite Drive and Gemstone Drive, Limestone Drive
and Magnetite Drive.
16. The intersection of Jasper Drive and Jade Drive shall be 3-way STOP
intersections with signsinstalled.
E. UTILITIESIFIRE DEPARTIVIENTIPARK5ICOUNTY PLANNING
Little Rock Water Reclamation Authorit : No comments received.
Entergy: No comments received_
CenterPoint Ener : No comments,
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire ❑e artment:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix ❑
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103A 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.
August 12, 2021
ITEM NO.: 2 (Cont.) FILE fVO.: S-1898
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 he access
chief. shall not exceed 10 percent in grade except as approvedy licachmust
the grade exceeds 10 percent, approval will be denied and the app
submit request to be reviewed by Fire Chief for Approval.
L.oadin
Maintain fire apparatus access road design as per Appendix ❑ 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.
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.
4
August 12, 2021
ITEM NO.: 2 (Cont.) FILE NO.: S-1898
8. Electric gate operators, where provided, shall be Listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One_ or Two -Family Residential ❑evelo ments.
As per Appendix ❑, 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 ❑104.3.
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 H drants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunctian 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
501-918-3755 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
Count Plan in : If the Crystal Valley Trails Subdivision property is annexed into
the City of Little Rock prior to commencing construction, Pulaski County will have
no comments on the proposed preliminary plat. if the development plan changes,
the County will need to do a full review of the subdivision.
F, BUILDING CODESILANDSCAPE:
Liuildin Code: No comments received.
Lan dsca e: No comments.
G. TRANSPORTATIONIPLAN N ING:
Rock Re ion Metro: No comments received.
5
August 12, 2021
ITEM NO.: 2 Cont. FILE NO.: S-1898
Planning Divis€on: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 168.9 acres of property into 551 lots and nine
(9) tracts for single family residential development. The property is zoned R-2 and
is located on the north side of Crystal Valley Road at Colonel Miller Road. The
property is located outside the city limits and within the City's Extraterritoriai zoning
and subdivision jurisdiction, The applicant proposes to annex the property prior to
development.
The majority of the property is undeveloped and wooded, with varying degrees of
slope. One (1) single family residence is located within the south half of the
property. Overhead powerlines run north/south along the east property boundary.
The applicant proposes the average lot size to be 50 feet by 120 feet (6,000 square
feet). The applicant proposes to develop the subdivision in seven (7) phases as
follows:
Phase I — Lots 400, 752-764, 800-.817,852-868 and 900-925 8 -7 Sl
Phase 11 — Lots 735-761, 818-851, 926-940, 1019 and / fir
1100-1104
Phase III — Lots 401-430, 500-502, 533-535, 600-617, 652-669
and 700-717
Phase IV — Lots 431-452, 503-532, 618-651, 718-734,
1000-1001 and 1020-1025
Phase V —Lots 100-140 and 200-240
Phase VI — Lots 167, 453-468, 1002-1018 and 1105-1122
Phase VII — Lots 141-166, 241-254 and 300-324
Colonel Miller Road, a collector street, will extend to the north ntthroug8 this
proposed subdivision. The overall subdivision will include approximately l
linear feet of new streets.
Traffic calming devices will be required on five (5) or six (6) of the north/south
streets within this proposed subdivision. The applicant is currently working with
EngineeringDivisiona.ff to Staffdwill attempt t whichine have th s issueng device(s) resolved prior will
be
the
acceptable to all parties.
public hearing.
The applicant proposes to construct the required street improvements to Crystal
Valley Road in two (2) phases. Phase I will include approximately 1,200 linear feet
of roadway and will be constructed with Phase I development. Phase 11 of the
street improvements will include over 700 linear feet of street improvements and
will be constructed with Phase V of the subdivision development. Staff supports
the phased development plan.
6
August 12, 2021
ITEM NO.: 2 Cont. FILE NO.: S-1898
The applicant proposes to locate mail kiosks within Tracts A, E and 1, with vehicular
and pedestrian of rmanceess to the wthkiosks. The USPS and City olbox f Littlerosk locations must be
Rock design standards
constructed inc
and be ADA accessible.
The applicant is requesting one (1) variance with the proposed preliminary plat.
The applicant is requesting to advance grade Phase I; gr
ade the area of the lots
with grading of the infrastructure. The applicant also requests to advance grade
(lots and infrastructure) one (1) phase ahead of each phase being developed
(street construction, etc.). Staff supports the advance grading plan.
To staff's knowledge, the only outstanding issue related to this preliminary plat
request is the decision on what traffic calming device(s) will be used in this
subdivision. The applicant has done a good lob 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.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and associated advance grading
variance, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report. Staff also
requires that the property be annexed prior to any permits being issued for site
development.
PLANNING COMMISSION ACTION: (AUGUST 12, 2021)
Commissioner Vogel asked Staff and Mr. Overton, City Attorney,
if an o variaquesnces
one re
associated with the application. Mr. Overton followed up
to
Staff to regarding height, setbacks and lot area regulations to establish whether or not
this meets the "Richardson case" which established legal precedence approving
preliminary plats in the event this item would move forward through the courts, Staff
provided a response to the questions.
City Attorney also asked Staff if storm water drainageoed a response tolys was one regarding the
the Cy Attorney
preliminary plat. Mr. Mike Hood, Public Works, p
regarding storm water drainage analysis.
the Commission
City Attorney established this i rr► ll naund lethe denialldson Case" wou d be arbitrary. Mr Overton
was bound to approving the preliminary patand
did recommend the public be heard to exercise due process.
Commissioner Vogel asked if the Commission would be liable if the preliminary plat was
denied by the body. Mr. Overton provided a response to the question.
7
August 12, 2021
ITEM NO.: 2 Cont. FILE NO.: S-1898
Commissioner Berry asked for clarity regarding how preliminary plats were reviewed by
the Commission based on the "Richardson Case" if they had issues or concerns. Mr.
Overton provided a response to the question.
Chairman Hamilton recognized the body is bound by the "Richardson Case" and has a
legal authority to approve the preliminary plat as provided by the applicant. Chairman
Hamilton moved forward to hear responses from the public.
,Joe White was present representing the application. There were persons registered in
opposition. Staff presented the item and a recommendation for approval as outlined in
the "staff recommendations" above. Mr. White addressed concerns area residents had
including density and lot size and how this proposed subdivision was similar to other
subdivisions within the city. Mr. White discussed preserving green space as part of the
development, terrain, and traffic. Before deferring to the registered opposition, the
applicant responded to questions From the Commission and Staff.
Regarding the buffer Staff asked if the fifty (50) foot buffer would be an amendment to the
application, will the buffer run the entire length of the development. The applicant noted
that the development would have a minimum forty (40) foot buffer along the west property
line.
Staff stated this was the applicant's proposal to include a forty (40) foot buffer and that
there are no buffer requirement between two single-family developments.
David Witte and Melody Parsley addressed the Commission in opposition to the
application. They provided a presentation regarding the surrounding neighborhoods
opposition regarding flooding, erosion and traffic.
Richard Todd addressed the Commission in opposition to the application. He agreed with
concerns mentioned in the power point presentation only adding a comment regarding
the water retention pond.
Donald McCollum addressed the Commission in opposition to the application expressing
concerns regarding traffic.
Walter Burgess (for Torn Burgess) addressed the commission in opposition to the
application. He stated he did not abject to the proposal but had objection to the use, why
people move outside city limits, and disparity of property values and recommended the
Commission consider other available options.
Dana Gonzales addressed the Commission in opposition to the application regarding
flooding, storm water analysis and traffic accidents. Mike Hood, Public Works, responded
stating storm water and drainage information has been made available to the public
regarding the area. However, Public Works has not been involved in accident studies but
did identify Crystal Valley as an arterial and road improvements moving forward to
address Ms. Gonzales' concerns regarding traffic and accidents.
8
August 12, 2021
ITEM NO.: 2 Cont. FILE ND.. S-1898
Joe White addressed the commission and provided a response to concerns presented
by those in opposition.
There was a motion to approve the application. The motion was seconded. The vote was
8 ayes, 0 I -lays, 1 absent, 1 recusal (Vogel) and 1 open position. The application was
approved.
9