HomeMy WebLinkAboutPC Action Letter - PC Minutes August 081623Department of Planning and Development Manning
723 West Markham Street Development
Little Rock, Arkansas 72201-1334
Phone: (50' ;37' -4790 Fax: (501 )399-3435 Building Codes
August 15, 2023
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
Re: File No. S-1844-E
Copper Run Phases 6 - 8 — Preliminary Plat
Dear Mr. White:
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 10, 2023:
X Approved with conditions. (As revised)
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
If you have any questions please do not hesitate to contact me at 371-4792.
Respectfully,
Mon a oore
Development Administrator
August 10, 2023
ITEM NO.' 1 FILE NO.: S-1844-E
NAME: Copper Run Phases 6 thru 8 — Preliminary Plat
LOCATION: South end of Copper Drive (south of Pride Valley Road)
DEVELOPER:
Layman Lane 6, LLC
12521 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Layman Lane, LLC — Owner
Joe White and Associates - Agent
SURVEYOR/ENGINEER:
Joe White and Associates, Inc.
25 Rahling Circle, Suite A-2
Little Rock, AR 72223
AREA: 44.15 acres
WARD: 5
CURRENT ZONING:
VARIANCEIWAIVERS:
NUMBER OF LOTS: 128
PLANNING DISTRICT: 18
PD-R and R-2
1. Advance grading variance
2. Variances for reduced building setbacks.
FT. NEW STREET: 5,120 LF
CENSUS TRACT: 42.07
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to subdivide 44.15 acres of property into 128 lots for single
family residential development. The subdivision will include phases 6 through 8 of
the Copper Run residential development.
August 10, 2023
ITEM NO.: Cont. FILE NO.: S-1844-E
IV
EXISTING CONDITIONS.
The property is currently undeveloped and wooded.
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. 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.
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 '/z acre, $200.00 for 'h to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
4. 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.
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August 10, 2023
ITEM NO.: 1 (Cont.) FILE NO.: S-1844-E
5. 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-4-1-2 (A-B).
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. Where is Tract Q located on the plat?
8. 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 and curb
inlets are located within the development also. Additionally, provide profile
and cross -sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. 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 Sec. 31-89 and 31-90.
9. Per City Code 31-434, a 50% maintenance bond for all street and stormwater
infrastructure constructed within the public right of way shall be submitted to
Department engineering staff prior to recording the final plat. Before the 50%
maintenance bond can be accepted, a contract unit bid price for every street
and stormwater infrastructure construction item within the public right of way
shall be submitted to Department engineering staff for review and approval.
10. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted 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.
11. 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.
12. Department engineering staff is required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
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August 10, 2023
ITEM NO.: 1 Cont. FILE NO.: S-1844-E
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.
13. 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. 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.
14. 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).
15. 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.
16. 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 Chapters 30.
17. The culverts for the twenty (20) feet wide secondary emergency access road
at the low water crossing shall convey/carry the 100 year design storm
discharge/flowrate with no overtopping of the secondary emergency access
road.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : Submit the wastewater infrastructure plans
to LRWRA for review and approval.
Enter . No comments received.
Summit Utilities: No comments.
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.
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August 10, 2023
ITEM NO.: 1 Cont. FILE NO.: S-1844-E
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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.
Loadin
Maintain fire apparatus access road design as per Appendix D of the 2021
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 2021 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 2021
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.
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August 10, 2023
ITEM NO.: 1 Cont. FILE NO.: S-1844-E
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
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 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 2021 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.
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August 10, 2023
ITEM NO.: 1 (Cont.) FILE NO.: 5-1844-E
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 44.15 acres of property into 128 lots for single
family residential development. The subdivision will include Phases 6 through 8
of the Copper Run residential development as follows:
Phase 6 — 43 lots
Part of Tract O
Tract P
Phase 7 — 41 lots
Part of Tract O
Phase 8 — 44 lots
Part of Tract O
The proposed lots will range in size from 0.13 acre to 0.17 acre. There will be
5,120 linear feet of new streets with the proposed development. A 90 foot wide
right-of-way will be dedicated along the south property line of the overall property
to accommodate a future east/west minor arterial roadway, as shown on the City's
Master Street Plan. A 30 foot wide secondary access will extend from Ironwood
Way, between Lots 134 and 135, to the future east/west minor arterial roadway.
The applicant is requesting a variance to advance grade Phases 7 and 8 with the
grading of Phase 6. The applicant notes that the advance grading of Phases 7
and 8 will reduce the amount of earthen material that will have to be hauled across
city streets. Staff supports the advance grading request.
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August 10, 2023
ITEM 1\10.: 1 (Cont.) FILE NO.. 5-1844-E
Sections 36-254(d) 1 thru 3 of the City's Zoning Ordinance requires minimum front
building setbacks of 25 feet, minimum rear building setbacks of 25 feet and
minimum side setbacks of 8 feet or 10 percent of the lot width. The applicant is
requesting a variance to allow 20 foot front and rear setbacks and 5 foot side
setbacks for the lots that are wider than 50 feet. Staff is supportive of the requested
variance, as the proposed setbacks are the same as those within the existing
Copper Run Subdivision.
To staffs knowledge there are no outstanding issues associated with the proposed
preliminary plat. Staff is supportive of the proposed preliminary plat. The
continuation of the Copper Run single family subdivision should have no adverse
impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, 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:
(AUGUST 10, 2023)
The applicant was present representing the application. There were 5 persons registered
in opposition. Staff presented the item and a recommendation for approval as outline in
paragraphs D and E, and the "staff recommendation" above.
Brian Dale, representing the applicant, requested to amend the application from phases
6 thru 8 to just phase 6; stating he wanted to work with planning staff on a Master Street
Plan alignment.
Jonathan Brown spoke in opposition. He raised concerns about lighting, traffic issues
and construction working hours.
Ross Phillips and Cindy Alberding spoke in opposition. They raised concerns about the
project tying into an existing sewer improvement district without submitting the pre -agreed
upon fee that was agreed on in phases 1 thru 5.
Cathianne Watkins submitted a handout to the commission in reference to a lawsuit that
the sewer improvement district has with the existing developer of Phase 1 thru 5 of
Copper Run Subdivision.
There was general discussion about the project. There was a motion to approve the
application as amended by the applicant. The motion was seconded. The vote was
6 ayes, 2 nays, 1 absent and 2 open positions. The application was approved.
E11