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HomeMy WebLinkAboutPC Minutes for S-1941 JULYJuly 13, 2023 ITEM NO.: C FILE NO.: S-1941 NAME: Little West Addition – Preliminary Plat LOCATION: 7404 Mabelvale Pike DEVELOPER: W. Complex, LLC P.O. Box 23670 Little Rock, AR 72221 OWNER/AUTHORIZED AGENT: W. Complex, LLC – Owner Joe White - Agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 1.35 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 1.35 acres of property into six (6) lots for single family residential development. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered and contains several matures trees located along property lines. Properties to the north and east contain R-2 zoning and uses. The abutting property to the west is R-2 non-conforming with three (3) detached multi-family buildings containing eight (8) July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 2 units each. Properties south of Mabelvale Pike contain R-2 and MF-18 zoning and uses. 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. 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 might be required 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 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. 5. 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 July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 3 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. 6. 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. 7. 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. 8. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 9. 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 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. 10. 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 July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 4 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. 11. 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). 12. 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. 13. 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. 14. Will the proposed, shared access crescent driveway have an entry only and an exit only access points? Please clarify. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments. Entergy: No comments received. Summit Utilities: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 5 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. 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. July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 6 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. 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. 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 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. 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. July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 7 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 received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant proposes to subdivide 1.35 acres of property into six (6) lots for single family residential development. The applicant provided the following synopsis for the project: “The property contains 1.35 acres located at 7404 Mabelvale Pike which is on the north side of Mabelvale Pike just west of Shetland Drive. The developer is proposing six lots that are 35 ft. wide by approximately 270 ft. deep. The lots will be developed using the "zero lot line" specifications. A shared driveway will be constructed to provide access to all lots and service a mail kiosk at the midpoint of the driveway. The driveway will limit the number of curb cuts on Mabelvale Pike. July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 8 Mabelvale Pike is shown as a collector street on the Master Street Plan. Currently, Mabelvale Pike is constructed to collector street standards with three lanes and a sidewalk running along the north side. The property is served by Central Arkansas Water and Little Rock Reclamation Authority with mains running along the north side of the road. There is also 3 phase overhead power along the north side of Mabelvale Pike. Stormwater detention will be provided onsite. The developer is not requesting any variances and believes that all requirements of the R-2 zoning are met.” Section 31-234 of the City’s Subdivision Ordinance provides the following requirements for zero-lot-line developments: “Submission of a plat creating a zero-lot-line development shall be accompanied by a generalized site plan showing the proposed locations and dimensions of all buildings, accessory uses and other improvements. Platted building lines shall be shown on all sides of each lot for purposes of delineating the maximum buildable area of each lot and specify the zero-lot-line yard.” Section 31-232 requires a minimum lot width of 35 feet and a minimum lot depth of 100 feet for zero-lot-line developments. The applicant is proposing the following minimum setbacks for the preliminary plat: Front: 93.30 feet to 123.81 feet Rear: 25 feet Sides: 0 feet/10 feet Lots 1 through 3 will have zero (0) side setbacks along the east property lines and 10 foot side setbacks along the west property lines. Lots 4 through 6 will have zero (0) side setbacks along the west property lines and 10 foot side setbacks along the east property lines. Tract A will run down the center of the development and will contain the mail kiosk. The proposed circular drive from Mabelvale Pike will be located within a 30 foot wide shared access and utility easement. Individual 15 foot wide driveways will extend from the shared drive to each residence. The shared drive from Mabelvale Pike will be a one-way driveway. July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 9 The applicant submitted additional information and a received plat document based on staff’s review. The following additional comments were made by the Engineering Division on the revised plan: “Preliminary drainage analysis as required per 31-89 & 31-90 for the one-hundred year storm event onto, within, and leaving the property was not provided. The applicant only shows the 25 year storm event flow leaving the property only. The 25 year storm flow arrow shown is pointing to the northwest which does not match the existing contours of the property which shows the flow should be flowing to the west and to the northwest via sheet flow. Also, staff will need to see detention calculations for each design storm (25 & 100 years) and the locations of the discharge points where they will not cause detriment to property owners downstream.” Otherwise, to staff’s knowledge there are no outstanding issues associated with the proposed plat. Staff will attempt to have the drainage issues resolved prior to the public hearing. Staff is supportive of the requested preliminary plat. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, in the agenda staff report. PLANNING COMMISSION ACTION: (MAY 11, 2023) The applicant requested this application be deferred to the June 8, 2023 agenda, based on the fact that less than eight (8) Planning Commissioners were present. The item was included in the Consent Agenda for deferral to June 8, 2023. The vote was 6 ayes, 0 nays, 4 absent and 1 open position. The application was deferred. PLANNING COMMISSION ACTION: (JUNE 8, 2023) Staff informed the Commission that the application needed to be deferred to the July 13, 2023 agenda. The item was placed on the Consent Agenda for deferral to the July 13, 2023 agenda. The vote was 8 ayes, 0 nays, 1 absent and 2 open positions. The application was deferred. July 13, 2023 ITEM NO.: C (Cont.) FILE NO.: S-1941 10 PLANNING COMMISSION ACTION: (JULY 13, 2023) The applicant was present. There were no persons registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. There was a motion to approve the application and seconded. The vote was 9 ayes, 0 nays 1 absent and 1 open position.