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HomeMy WebLinkAboutPC Minutes for S-1882-ASeptember 14, 2023 ITEM NO.: E FILE NO.: S-1882-A NAME: The Grove at Old Oak – Preliminary Plat LOCATION: North end of Old Oak Drive, west of Black Street DEVELOPER: Calex Enterprises, LLC 3615 Doral Drive Little Rock, AR 72212 OWNER/AUTHORIZED AGENT: Calex Enterprises, LLC – Owner Joe White and Associates - Agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 3.46 acres NUMBER OF LOTS: 14 FT. NEW STREET: 400 linear feet WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Waiver of ½ street improvements to Black Street A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 3.46 acres into 14 lots for single family residential development. B. EXISTING CONDITIONS: The property is currently undeveloped and mostly tree covered. A small pond is located within the north half of the property. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 2 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 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. 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. 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-I-2 (A-B). September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 3 6. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 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 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. 8. 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. 9. 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. 10. 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. 11. 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. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 4 12. 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. 13. 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). 14. 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. 15. 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit the wastewater infrastructure plans to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: No comments. 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. Storm water detention should not be directed toward the existing water utilities. Fire Department: Maintain Access: Fire Hydrants. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 5 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. Loading 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. 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 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 6 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. 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 3.46 acres of property into 14 lots for single family residential development. The applicant has provided the following information for the project: “The developer for this project would like to subdivide this property into a zero-lot line patio home development. This project contains approximately 3.46 acres and is located northeast of 4703 Old Oak Drive. The lot sizes proposed are approximately 0.10 acres, and the developer is proposing fourteen lots. The parcel is currently zoned R-2. The applicant is proposing to connect Old Oak Drive to Black Street as required on the Master Street Plan.” 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 September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 7 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 building setbacks for the preliminary plat: Front: 25 feet minimum Rear: 25 feet minimum Side: 0 feet / 5 feet Lots 1, 3, 5, 8, 10, 12 and 14 will have zero (0) side building setbacks along their east side property lines and five (5) foot side setbacks along the west property lines. Lots 2, 4, 6, 7, 9, 11 and 13 will have zero (0) side setbacks along their west side property lines and five (5) foot setbacks along the east property lines. Tracts A, B and C will primarily be utilized for storm water detention. All of the proposed lots conform with the minimum lot width, lot depth and lot area requirements of city code. The applicant is requesting a waiver of the required ½ street improvements to Black Street as follows: “The developer will dedicate ½ the required right of way for Black Street as required. However, the developer is requesting a separate vote for the waiver of the ½ street requirements to be constructed along Black Street. The bridge is out on Black Street south of Cantrell Road and we understand there are no plans or funding to replace the bridge. Since this development doesn’t have any lots that front on Black Street, it doesn’t appear there are any justifications for the developer to construct these improvements.” Staff is supportive of the requested waiver of street improvements to Black Street. The applicant is providing a no vehicular access easement along the Black Street frontage. To staff’s knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the requested plat. The proposed plat is for four (4) single family lots per acre of property, which is under the typical single family density of six (6) lots per acre. Staff believes the proposed plat will have no adverse impact on the surrounding properties. September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 8 I. 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 9 persons registered in opposition. Staff presented the item and a recommendation for approval as outlined in paragraphs D and E and the “staff recommendation” above. Brian Dale, who was representing the applicant, was present and explained the project. Jennifer Pierce, Lee Greeson, Sonja Thornes, Nancy Robinson Lott, Andy Hill, Jonathan Kazem, Regina Norwood Brenda Henson and Richard Thomason spoke in opposition. They all raised concerns about traffic issues, and some requested a gate be installed at the end of Old Oak Drive. There was general discussion about the project. There was a motion to defer the application. The motion was seconded. The vote was 6 ayes, 2 nays, 1 absent and 2 open positions. The application was deferred to the September 14, 2023, Agenda. STAFF UPDATE: Staff understands the concerns of all the citizens who have addressed the Planning Commission regarding the connection of Old Oak Drive to Black Street/Pankey Avenue. Since the August 10, 2023 Planning Commission meeting, staff has met with the applicant and has agreed to a plan for the connection of Old Oak Drive. Initially, the connection of Old Oak Drive to the local residential roadways to the east is required. Pankey Avenue and other roadways running north from Pankey Avenue to Cantrell Road are designed and constructed to carry up to 2,500 vehicle trips per day. After the connection is made, the City of Little Rock will monitor the traffic counts on the local roadways. If traffic counts exceed 2,500 vehicle trips per day, the City of Little Rock will grant the developer approval to install a gate at the end of Old Oak Drive (at its intersection with Black Street). The gate will be able to remain until such a time that the local roadway(s) to the east are improved to handle increased vehicle trips per day. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2023) The applicant was present representing the application. There were 9 persons registered in opposition. Staff presented the item to the Commission. Brian Dale was representing September 14, 2023 ITEM NO.: E (Cont.) FILE NO.: S-1882-A 9 the applicant and explained the project. Melissa Jackson, Lee Greeson, Barbara Douglas, Sky Brower, Richard Thompson, Greg Mueller, Joan Adcock, Jennifer Pierce, Roberta Douglas all spoke in opposition. They were all concerned about traffic issues. Lee Greeson gave hand-outs to the Commission. There was extensive discussion about the project. The applicant requested to change his application to include a gate and knox box at the end of Old Oak Drive, at his expense. There was a motion to approve item E as amended by the applicant. The motion was seconded. The vote was 9 ayes, 0 nays, 0 absent and 2 open positions. The application was approved.