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HomeMy WebLinkAboutPC Minutes for S-1888-CApril 13, 2023 ITEM NO.: 1 FILE NO.: S-1888-C NAME: Fletcher Valley Phase II – Preliminary Plat LOCATION: North side of Kanis Road, west of Fletcher Ridge Blvd. DEVELOPER: Potlatch Deltic 7 Chenal Club Blvd. Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Deltic Real Estate, LLC – Owner Tim Daters – Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 58 acres NUMBER OF LOTS: 134 FT. NEW STREET: 6,100 LF WARD: 5 PLANNING DISTRICT: 21 CENSUS TRACT: 42.02 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variance to allow reduced front building setbacks. 2. Variance to allow reduced side building setbacks. 3. Variance to advance grade the entire site with the development of Phase 1. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide the 58 acre parcel into 134 lots for single family residential development. April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 2 B. EXISTING CONDITIONS: The site is currently undeveloped and mostly tree covered. The property contains varying degrees of slope, sloping upward from Kanis Road. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property abutting the site and all neighborhood associates registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final certificate of occupancy can be released for the building. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right- of-way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. 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. 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., Engineering Division 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. 4. Per City’s master street plan, Kanis Road is classified as a minor arterial. Therefore, an additional dedication of right of way will be required to the City of Little Rock from the centerline of Kanis Road. Total right of way dedication required from centerline of Kanis Road is 45 feet. 5. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure shall be submitted to Department engineering staff prior to recording of the final plat. Before the 50% maintenance bond can be accepted, a contract unit bid price for every street and stormwater April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 3 infrastructure construction item within the public right of way shall be submitted to Department engineering staff for review and approval. 6. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be submitted to the Department of Planning and Development Engineering Division prior to recording of the final plat. This information shall include but not limited to pipe inverts, length of pipe, size of pipe, type of pipe, and type of inlets. 7. If street lighting is being installed, 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. 8. Department engineering staff is required to perform a final inspection of all street and stormwater infrastructure construction within the public right of way. City maintenance of the street and stormwater drainage infrastructure within the public right of way cannot officially begin until final acceptance by Department engineering staff. This needs to be completed and accepted by Department engineering staff prior to recording of the final plat. 9. 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. 10. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 11. A drainage study showing all hydrologic calculations for the site and all hydraulic calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds, outlet structures, and inlets is required per City’s stormwater management and drainage manual with submission of the street construction plans for the subdivision. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 4 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. 12. 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. 13. 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). 14. Contact Planning and Development Dept., Engineering Division 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. 15. Street design standards shall comply with the latest version of the AASHTO A Policy on Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s Standard Details for street and drainage facilities improvements (2015). 16. Street stormwater and detention infrastructure design standards shall comply with the City’s Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30, and 31. 17. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps, and storm sewer infrastructure shall comply with City’s specifications for construction as outlined in City Code Chapter 30. 18. Roundabout design standards and criteria shall comply with the latest version of NCHRP Report 672, Roundabouts: An Informational Guide. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments. April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 5 AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. The water mains from Fletcher Ridge/Valley and Wildwood Place will need to be extended to this development. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 6 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 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. April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 7 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. 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. 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 comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 8 Planning Division: No comments. H. ANALYSIS: The applicant proposes to subdivide 58 acres of property into 134 lots and 5 tracts for single family residential development. The property is zoned R-2 and is located on the north side of Kanis Road, west of Fletcher Ridge Blvd. The property is undeveloped and wooded, with varying degrees of slope. 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 four (4) phases as follows: Phase I – Lots 54 – 85 Part of Tracts C and E Phase II – Lots 36-53 Lots 86-101 Tract B Part of Tracts C and E Phase III – Lots 17-35 Lots 102-115 Part of Tracts A and E Phase IV – Lots 1-16 Lots 116-134 Tract D Part of Tracts A and E The proposed subdivision includes 6,100 linear feet of new streets. A roundabout will be constructed at the intersection of Kanis Road and Fletcher Valley Drive. As per the engineering comments in paragraph D., the roundabout construction shall comply with the latest version of NCHRP Report 672, “Roundabouts: An Informational Guide”. The applicant has agreed to comply with the roundabout design standards and needs to submit a revised preliminary plat with the approved design standards. All streets within the subdivision will be public and not gated. 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 requesting a variance from this ordinance requirement to provide 20 foot front building setbacks for all of the lots. Staff supports the variance request. April 13, 2023 ITEM NO.: 1 (Cont.) FILE NO.: S-1888-C 9 Section 36-254(d) (2) requires minimum side setbacks of eight (8) feet or 10 percent of the lot width. The applicant is requesting a variance to allow five (5) foot side setbacks for the lots with widths over 50 feet. Staff also supports this variance request. The applicant is also requesting to advance grade the entire site with the development of Phase I. The advance grading is requested in order to utilize on site material to fill the lower levels of the property. Staff supports the advance grading plan. 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 staff’s 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 associated variances, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (APRIL 13, 2023) The applicant was not present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. The item remained on the consent agenda for approval as recommended by staff, including all staff comments and conditions. The vote was 7 ayes, 0 nays, 3 absent and (1) open position.