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HomeMy WebLinkAboutZ-8170-A Staff AnalysisJune 4, 2015 ITEM NO.: B FILE NO.: Z-8170-A NAME: Mountain Valley Long -form PD-R LOCATION: Located at 25616 Cantrell Road DEVELOPER: RET, LLC Eric Ward 11324 Arcade Drive #12 Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: VARIANCE/WAIVERS NUMBER OF LOTS: 136 PCD FT. NEW STREET: 0 LF C-2 and 0-2 uses and the allowance of a convenience store -m Single-family —136 lots None requested. The applicant submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 8, 2015, requesting deferral of this item to the June 4, 2015, public hearing. Staff stated they were supportive of the deferral request. June 4, 2015 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8170-A There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a request dated May 18, 2015, requesting withdrawal of this item without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated May 18, 2015, requesting withdrawal of this item without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. ITEM NO.: 10. _Z-817 NAME: Mountain Valley Long -form PD-R LOCATION: located at 25616 Cantrell Road Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 8, 2015. The Office of Planning and Development must receive the proof of notice no later than April 17, 2015. 2. The site plan indicates the placement of a 15-foot front yard setback. Staff feels the proposed setback is not adequate to allow cars exiting their garages or cars parking in the driveway will block the sidewalk. 3. Provide details of any proposed signage. Will there be a subdivision identification sign? Provide the location, total height and total area. 4. Will there be a sign located on the proposed clubhouse/leasing office? If so provide details. 5. Are interior fences proposed with the new construction or by the future homeowners? Include a note on the site plan including the total height and construction material to allow fencing to occur. Provide details of any perimeter fencing. 6. The plan as submitted creates streets with lots in excess of 30 homes. The streets must be looped to eliminate this conflict with the Arkansas Fire Code. 7. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of Assurance? If these are desired include a note on the proposed site plan to allow accessory structures per the R-2, Single-family zoning district. 8. Are the building lines indicated for the principal structure? If accessory structures are allowed will they be allowed within the rear yard building setback? 9. Provide the proposed square footages of the homes. Provide the proposed construction materials. Provide the maximum building height and the number of stories of the proposed structures. 10.A minimum of ten to fifteen percent of the gross planned residential district area shall be designated as common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. 11. Will the development be constructed in multiple phases or in a single phase? Provide the proposed phasing plan. Variance/Waivers: Advanced grading Public Works Conditions: 1. Arkansas Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Pleasant Grove Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Grove Road including 5- foot sidewalks with the planned development. The new back of curb should be 13- feet from centerline. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Arkansas Highway 10 including 5- foot sidewalks with the planned development. AHTD has denied street improvements being made. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. The subject property shows to be located within the 100 year floodplain. Contact Pulaski County Road and Bridge Department about construction criteria within the floodplain. Show the proposed finished floor elevations on the final plat. 8. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 9. Traffic calming devices should be installed on Mountain Valley Drive and Mountain Valley Lane to slow traffic. Traffic calming devices can be found in the Institute of Transportation Engineer's Book titled Traffic Calming: State of the Practice, Chapter 10; Traffic Calming in New Developments. Show the locations and types of device proposed to be used. 10. The minimum front set back is 20 feet to allow vehicle parking out of the right-of- way. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 12.Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 13.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering Greg Simmons, .qsimmons@littlerock.orq or 501.379.1813 for more information. 14.If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 15. What street section is proposed to be constructed? Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the north side of Cantrell Road on the south side of the property. A single phase line exists on the north side of Pleasant Grove Cemetery Road as well. There are currently no other Entergy facilities on this property. Provisions should be made for electrical service to be received from the front lot lines for all new houses as the development occurs. Contact Entergy in advance regarding future service requirements and facilities location(s). Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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 the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: 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. Lo_ adin.g. 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. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planninq: 2.) Provide Bill of Assurance. 10.) Show distances/bearings to two known land corners and state plane coordinates for two corners. Show basis of bearing. 18.) Provide zoning for existing parcel. 19.) Lot size is smaller than the 6000 sf allowed by Pulaski County Subdivision and Development Code. 21.) Explain 4 rectangular lots adjacent to the two hammerheads. 26.) Provide Health Dept approval of Wastewater Treatment system. 27.) Provide approval from Volunteer Fire Department. 28.) Provide Street Cross Sections for all streets. 29.) Provide Profile for all streets. 30.) Label all street Centerlines. 31.) Provide Storm Drainage Plan. 38.) If streets are not constructed with curb and gutter, Right of Way width and street width must increase to 60' and 28' respectively for Mountain Valley Lane and Mountain Valley Court. Dedicate additional right of way to Pleasant Grove Rd to equal 30' North of Pleasant Grove Road Centerline. Label all existing and proposed rights of way. Dedicate additional Right of Way for Hwy 10 to equal one half of 120' plus 10' additional feet for a bike lane. 42.) Provide full set of construction plans for all streets including 1/2 street improvements to Pleasant Grove Road. 44.) Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25' front and rear setback required and 8' side yard setbacks are required. 56.) Provide SWPPP for Pulaski County review. 57.) Pay $33.00 Review Fee. Additional Staff Comments: -Provide water and wastewater design plans for Public Works review. -Provide for maintenance of tracts A and B in Bill of Assurance and on plat. -Obtain appropriate road cut permits from Arkansas Highway Department and Pulaski County Public Works for Pleasant Grove Road. -Obtain floodplain development permit from Pulaski County Public Works. -Comply with any applicable Hwy 10 Overlay District guidelines. -Note 8. Contour interval should state 2' not 4'. -Spacing between Pleasant Grove Road and Mountain Valley Lane should be at least 440' per County Master Road Plan. -Provide turnarounds at maximum 900' intervals. -Provide drainage easements as needed between lots. -Comments #19 and #44 are not applicable subject to PRD approval. Staff recommendation: Approval Subject to Compliance with Staff Requirements. Pulaski County Public Works Comments: 1. July 6, 2015 flood study cannot be used until it is officially adopted. 2. Scale 1 % annual chance flood limits cannot be shown on plat 3. Apply for floodplain development permit through Pulaski County for all proposed work in the Special Flood Hazard Area. Contact Pulaski County Road and Bridge for all floodplain permitting requirements 4. Show proposed ground elevations for all filled areas in the Special Flood Hazard Area 5. Obtain driveway permit for Pleasant Grove road connection after preliminary plat approval and before construction begins 6. Provide traffic control and signage plan for all phases of construction that will affect Pleasant Grove Road 7. Provide traffic study to determine if traffic light and/or turn lane is needed on HWY 10 and if turn lane is needed on Pleasant Grove Road. Intersection design must be approved by City of Little Rock and AHTD 8. HWY 10 ROW dedication should be 70' from the center of existing HWY 10 ROW 9. Pleasant Grove Road ROW dedication should be 30' from the center of existing Pleasant Grove ROW 10. Label and delineate existing right-of-way from Pleasant Grove Road and Hwy 10 11. Show and label radius on all property line and asphalt flares on plat 12. Provide AR north state plan coordinates for two land ties 13. List basis of bearing on plat 14. Provide all survey data for street centerlines 15. Label lot size in square feet and acres 16. Minimum lot size per Pulaski County Subdivision and Development Code is 6,000 square feet 17. Provide cross sections for all proposed roads and affected portions of Pleasant Grove Road and Hwy 10 18. Provide complete road profiles for all proposed roads and affected portions of Pleasant Grove Road and Hwy 10 19. Corner clearance between Mountain Valley Drive and Pleasant Grove Road cannot be under 440 feet. 20. Provide complete set of building plans for all phases of construction 21. Delineate all drainage areas upstream of proposed development 22. Provide drainage profiles for all ditch flow lines and lines of culvert 23. Include all stormwater runoff calculations for all drainage areas, inlets, gutters, ditches, channels, culverts, junctions and culvert outflows. Include bypass calculations for all curb inlets 24. Provide complete set of drainage plans 25. Provide PDF copy of building plans and plat to Pulaski County Road and Bridge 26. Provide CAD file of preliminary plat and culvert invert coordinates and elevations 27. Provide Pulaski County Road and Bridge the base course proctor and subgrade proctor 28. Provide the geotechnical analysis of road and subgrade and geotech building recommendations to Pulaski County Road and Bridge for review 29. Provide plans for all proposed utilities located in the right of way 30. Show all drainage easements 31. Provide easements, located outside of right-of-way, for all utilities other than drainage, water, and sewer 32. Setback minimum front yard is 25', 25' for rear yard, 8 feet for interior side yard and 25' from exterior side yard. 33. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities 34. Include detail or specifications for tying new asphalt into Pleasant Grove Road and Hwy 10 35. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater approval 36. Provide letter of approval and permit from ADEQ and the Arkansas Department of Health for proposed sanitary sewer treatment plant 37. Provide letter of approval from AHTD for proposed improvements in the Hwy 10 Right -of -Way 38. Provide letter and engineering certification stating that new Hwy 10 and Pleasant Grove intersection will have a safe sight distance and meet aashto sight distance standards. 39. Provide 40'radius turn around on dead end streets at no more than 900' intervals. 40. Provide signage plan Items needed for floodplain development approval 1. CLOMR and LOMR approval from FEMA 2. Certified property survey showing he following: — Property Lines — Floodway Limits for current effect floodway map — Location of any proposed structures such as a house or shop 3. If buildings are proposed to be built in SFHA, Elevation Certificate completed by registered surveyor or engineer. Elevation Certificate must be filled out completely as possible and include the following: — Base Flood Elevation for location should be determined by regulatory Flood Insurance Study profile and marked as such on EC. — Proposed Finished Floor Elevation of at least two feet above Base Flood Elevation — Vertical Datum used — Flood opening information if applicable 4. A second Elevation Certificate is required just before finished floor construction begins (to ensure floor is at correct elevation) and a third as -built Elevation Certificate is required after construction is compete to verify finished -floor elevations. 5. If structure requires flood openings, include size and locations of all flood openings. Flood openings must adhere to guidelines in FEMA Technical Bulletin 1 (Openings in Foundation Walls and Walls of Enclosures) 6. No -rise certification, stamped by an AR registered engineer for all proposed development located in the Floodway. All hydraulic runs must be submitted for effective model, existing model, and proposed model. Include all cross sections 7. Creek crossing design for any culvert, bridge, or low water crossing (if any are to be used) 8. Design for all structural components located within the floodplain/floodway such as roadbeds, levees, and building foundations. Density test are required after placement of structural material showing that material meets or exceeds design density 9. All hydraulic calculations for bridge/culvert/low water crossing. 10. Estimate, in cubic yards, for amount fill to be brought into floodplain 11. Signed Pulaski County floodplain development application 12. Permit review fee of $25 plus one cent per cubic yard of fill to be brought into the floodplain 13.Approved 404 permit from the Corps of Engineers for any work in the wetlands 14.Approved ADEQ permit for any construction over 1 acre or any stream crossing 15. Perk Test and Health Department authorization for any septic system if located in the SFHA 16.All utilities must be located above the Base Flood Elevation or fold proof 17. Use current effective regulatory flood study CATA: The area is not currently served by CATA at this location. This location is not currently in CATA's long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. Building Code: No comment. Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Commercial (C) and Office (0) for this property with the special condition of a Planned District process. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PDR (Planned District Residential) to allow for the development of a single-family subdivision on the site. The site is within the Highway 10 Design Overlay District, Master Street Plan: Cantrell Road is shown as Principal Arterial and Pleasant Grove Road is a Local Street on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 8, 2015.