HomeMy WebLinkAboutPC Action Letter - Deferred 111822September 8, 2022
ITEM NO.: 1 FILE NO.: S-867-O (9)
NAME: Miramont Circle – Preliminary Plat
LOCATION: West end of Miramont Blvd., West of Chenal Valley Drive.
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: 31.57 acres NUMBER OF LOTS: 60 FT. NEW STREET: 3,300 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Reduced side yard setbacks.
2. Alternative pedestrian circulation system as shown on preliminary plat.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide 31.57 acres into 60 lots for single family
residential development with 3,300 combined linear feet of new streets. The
proposed subdivision will take access from Miramont Road with pedestrian paths
connecting to the adjacent properties and golf course.
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 NOTIFICATIONS:
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. 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 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. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
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. 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.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
3
5. 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.
6. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system’s capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes are located
within the development also. Additionally, provide profile and cross-sectional
views of the detention structure outlet/spillway. Delineation of the drainage
areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all
information as outlined in City Code 31-89.
7. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and underground
structures, and inlets is required. For final drainage report, sign, date, and
seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
8. 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.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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9. 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).
10. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on-
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
11. 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. For a minor residential street per master street plan, minimum total
width required (including curb & gutter) is 28 feet. Preliminary plat shows 27
feet total width. Revise total street width to meet master street plan standards
or request a variance from this requirement to Department staff for review.
12. If street lighting is planned to be 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.
13. Per City Code 31-206 (f), “Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet.”
14. Provide typical section(s) for proposed private streets to verify compliance
with master street plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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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 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.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
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 comment.
H. ANALYSIS:
The applicant proposes to subdivide 31.57 acres into sixty (60) lots for single
family residential development. The property is zoned R-2 and is located east
of the Chenal Valley Drive at the east end of Miramont Blvd. The average lot
size is 11,700 square- feet. The development will include 3,300 linear feet of
new private streets. Open space tracts will be located along the west, north
and south perimeters of the subdivision.
The property currently undeveloped and mostly wooded. The property contains
varying degrees of slope, primarily sloping downward from south to north. The
property is bordered to the east and southeast by the Chenal Valley Golf Course,
and by R-2 developments to the north, south, and west containing single family
dwellings.
The subdivision will be developed in two (2) phases with sixty (60) lots averaging
11,700 +/- square feet with 25-foot front building setback lines. The applicant is
proposing average lot sizes that range from 75’x150’ (11,250) feet to 78’x150’
(11,700) feet, which comply with the minimum lot size requirements.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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The applicant proposes to develop the subdivision in two (2) phases as follows:
Phase 1:
Lots 1 – 21, Block 107
Lots 9 – 20, Block 108
Tracts D, E, F and part of G
Phase 2:
Lots 22 – 39, Block 107
Lots 1 – 8, Block 108
Lot 21, Block 108
Tracts A, B, C, and part of G
The applicant is requesting a variance to allow for reduced side yard setbacks of
6-feet for the lots. Section 36-254 (d) (2) of the City’s Zoning Ordinance requires
minimum side setbacks of ten (10) percent of the average lot width not to exceed
eight (8) feet in R-2 zoned property. Staff supports the variance request.
Access to the site will connect to Miramont Blvd. at the northwest central
portion of the development. A new private street (Miramont Circle) will circle the
central interior of the development with a cul-de-sac at the southeast corner. An
additional street (Miramont Court) will extend west at the southwest corner of the
development terminating with a cul-de-sac. Lots 27 through 30 will have access
to this minor residential street. The remaining lots will have access to Miramont
Circle which has a sixty-five (65) foot right-of-way which includes a ten (10) foot
utility easement bordering the roadway.
The applicant is proposing 3,300 linear feet of new private streets within the
development. Chapter 31 of the City’s Subdivision Ordinance allows private
streets as follows: “Private streets may be approved by the planning commission
to serve isolated developments. The design standards shall conform to public
street standards as specified in this chapter. Private streets are permissible only
in the form of cul-de-sac and short loop streets and only when it has been
determined that these streets can be adequately served by all public service
vehicles. 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.” Staff is supportive of the proposed private
street plan.
The proposed primary private street (Miramont Circle) will be gated approximately
150 feet east of the existing Miramont Blvd. and Miramar Blvd. intersection. A
guard house will be adjacent to the gate and a turnaround area with mail kiosk will
be located to the west. The mailbox kiosk location must be constructed in
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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conformance with USPS and City of Little Rock design standards and be ADA
accessible.
The applicant is requesting a variance to allow for the construction of alternate
pedestrian circulation system outside the street’s right-of-way. The applicant is
proposing to provide paved paths for pedestrians and golf carts connecting to
adjacent development streets to the north and connecting to the Chenal Valley
Golf Course existing cart paths to the east and south. Section 31-175 of the City
of Little Rock Subdivision Ordinance requires sidewalks to be constructed on one
(1) side of the proposed streets within this subdivision as per the City’s Master
Street Plan.
A proposed alternate path that will be located within Open Tract “D” along the north
perimeter of the development starting at Miramont Circle and proceeding north
between lots 4 and 5 connecting to Miramar Blvd. to the west, Orle Circle to the
north, and the golf course to the east. A second proposed path will originate at an
existing cart path to the south within the golf course and proceed north through
Tract “C” between lots 27 & 28 into the development crossing Miramont Court.
The path continues north through Tract “A” between lots 30 & 31 connecting to
Mirabel Court in the adjacent development to the west. A third proposed path will
begin at the lower southeast portion of Miramont Circle proceeding due east within
Tract “F” between lots 17 and 18 connecting to the existing golf course cart path
system. Staff supports the variance request and believes the path system follows
the general pattern of the surrounding developments in the area and their
connection to the golf course.
The applicant has not submitted the following required information to staff:
1. Storm drainage preliminary analysis showing drainage data for all
watercourses entering and leaving the plat boundaries.
2. Preliminary storm drainage plan incorporating proposed easement dimensions
and typical ditch sections.
3. An analysis of all stormwater conveyance for the one-hundred-year storm event
onto, within and leaving the property.
The additional information is needed so that staff can complete a review of this
application.
I. STAFF RECOMMENDATION:
The applicant submitted a letter to staff on August 23, 2022 requesting this
application be deferred to the October 13, 2022 Planning Commission Agenda, so
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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that additional required information can be provided to staff. Staff supports the
deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff
on August 23, 2022, requesting this application be deferred to the October 13, 2022
Planning Commission Agenda. Staff supports the deferral request. There was no further
discussion. The item remained on the consent agenda and deferred as recommended
by staff. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.