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HomeMy WebLinkAboutZ-9813 Staff Report 092723ITEM NO.: 7 FILE NO.: Z-9813 NAME: LaMarche Place – PD-R LOCATION: 16800 LaMarche Drive DEVELOPER: Mahesh Bavineni 31 Weatherstone Point Little Rock, AR 72211 OWNER/AUTHORIZED AGENT: J. Eric Holloway (Agent) Holloway Engineering 200 Casey Drive Maumelle, AR 72113 SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: 1.51 acres NUMBER OF LOTS: 14 FT. NEW STREET: 520 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: R-2 PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is proposing to subdivide 1.51 acres into fourteen (14) lots to for a single-family residential development. The subdivision will take access from LaMarche Drive. The development will also include 520 linear-feet of new streets and will be completed in one (1) phase. EXISTING CONDITIONS: The western lot fronting LaMarche Drive appears to contain a small accessory building while the adjacent lot to the east contains a one-story, single-family residence. The site is located south of Highway 10. Only the upper ¼ of the lot fronting LaMarche Drive lies within the Highway 10 Design Overlay District. The remainder of the site is outside the Highway 10 Design Overlay District. Properties around the site contain a mixture zoning and uses all directions. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 300 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 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. 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. 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. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. Per International Fire Code, the pavement width shall be 26 feet minimum where a fire hydrant is located. 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. 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). 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. 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. 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. 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. Street design standards shall comply with City Code 31-207 for new private streets, 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). 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. 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. Per City Code Sec 36-341 (h)(2) “Proposed structures. Any structure proposed within a floodplain district shall comply with the following criteria: No structure shall be closer than twenty-five (25) feet to any established floodway line. In accordance with Section 31-176, “vehicular access easements to allow public maintenance of drainageways shall be provided adjacent to floodways depicted on the city flood hazard boundary maps. Such easements shall be not less than twenty - five (25) feet wide, measured from the edge of the floodway on either side of the drainage channel.” Floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot-wide drainage and access easement is required adjacent to the floodway boundary. All proposed construction must conform to Little Rock Floodplain codes and requirements per Chapter 13. A Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The Special Flood Hazard Development Permit application can be found at https://www.littlerock .gov/city-administration/city- departments/public-works/ . Special Flood Hazard Development Permits are issued by the Public Works Department at 701 West Markham Street and no fee collected for issuance. Contact Vince Floriani in Public Works at 501-371-4823VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. Per City Code 29-186 (c), a grading permit is required for land alteration on properties within the designated floodplain without exception. 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. Per City Code Sec. 13-60 (1)(a)(1), “For all new residential structures, the top surface of the lowest floor (including all machinery and equipment) must have an elevation at least one (1) foot or more above the published base flood elevation (BFE). This elevation must be documented on an elevation certificate properly completed by a professional engineer, surveyor or architect licensed to practice in the State of Arkansas.” Due to the proposed structures being located within the 100 year floodplain, an elevation certificate of the finished floor elevation must be provided to the Public Works Department at 701 West Markham Street prior to the issuance of a certificate of occupancy. Contact Vince Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. Show 100-year base flood elevation (BFE) per FEMA flood insurance study and FIRM panel on preliminary plat within 100-year regulatory floodplain. Show minimum finished floor elevations per City Code Sec. 13-60 (1)(a)(1)) for all lots located within 100-year regulatory floodplain. Future building permits will be required through the Department of Planning and Development for any new buildings on site and be required to meet all state building codes and land alteration codes and ordinances adopted by the City of Little Rock. Notes #6 and #13 are in conflict. What is the true 100 year base flood elevation (BFE) per FEMA FIRM Panel? Proposed structures within floodplain shall be a minimum of one (1) foot above BFE. Revise preliminary plat accordingly. Top and bottom of wall elevations for the segment of wall along the eastern property line of Lot 14 needs to be shown on the preliminary plat. If proposed retaining walls shown on plans are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans by an Arkansas licensed professional engineer showing plan, profile, and cross sectional views of the wall with special details, design loading calculations clearly showing all required factors of safety are met or exceed per state building codes. A separate building permit-accessory structure will be required for the retaining walls along with inspections by Department engineering staff during their construction. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit the wastewater infrastructure plans to LRWRA for review and approval. Sewer lines must be located in an easement. A capacity contribution fee may be assessed. Entergy: No comments received. Summit Utilities: No comments received. 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. 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. 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. 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: 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. 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 Marshals 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: Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 - Landscaping and Tree Protection, and Chapter 36, Article VII Planned Zoning District and, Article IX – Buffers and Screening. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the Chenal Planning District.  The Land Use Plan shows Transition (T) for the requested area. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low-density multi-family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The application is to rezone from R-2 to PD-R for a 14-unit development. West of the application area is an area of Public/Institutional (PI) with a public school.  The Public/Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals.  To the south is Residential Low Density (RL) with developed single-family subdivisions.  The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre.  East is a buffer of Park/Open Space (PK/OS) along the floodway of a tributary to the Little Maumelle River. There has been a single Land Use Plan amendment in the past ten years. The use for the PI area to the west was amended in 2014 (Ord. 20921) from Transitional (T) and Residential Low Density (RL) to Public/Institutional (PI). Master Street Plan: LaMarche Drive is shown on the Master Street Plan as a Collector. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials or activity centers with the secondary function of providing access to adjoining property. Standard Right-of-Way is 60 feet. Sidewalks are required on one side.   This street may require dedication of right-of-way and may require street improvements. Historic Preservation Plan: There are no Historic Sites or Districts in the vicinity. ANALYSIS:  The applicant is proposing to subdivide 1.51 acres into fourteen (14) lots to for a single-family residential development. The subdivision will take access from LaMarche Drive. The development will also include 520 linear-feet of new streets and will be completed in one (1) phase. The western lot fronting LaMarche Drive appears to contain a small accessory building while the adjacent lot to the east contains a one-story, single-family residence. The site is located south of Highway 10. Only the upper ¼ of the lot fronting LaMarche Drive lies within the Highway 10 Design Overlay District. The remainder of the site is outside the Highway 10 Design Overlay District. Properties around the site contain a mixture zoning and uses all directions. The applicant proposes to construct fourteen (14), two-story, single-family detached homes at a density less than 12-units per acre. Access to each unit will be through a private drive extending from LaMarche Drive. The applicant notes the private drive will be built to city standards and conform to the necessary turnarounds for fire apparatus and sanitation. Currently all lots will be owned or leased by the developer, however, each unit may be for sale in the future. The preliminary plat shows an average lot size of 0.049 acre with a gross building floor area of 12,180sf or 870sf per individual unit. Each unit will contain a 1-car garage, 18-foot driveway and a maximum building height of thirty-five (35) feet. The applicant notes all lots will be final platted at the same time, but the structures will be built four (4) units at a time. All front building setbacks will be fifteen (15) feet, rear setbacks ten (10) feet and side yard setbacks five (5) feet unless otherwise noted. A mail kiosk is located near the entrance of the development adjacent to Lot 1. The site plan shows a six (6) foot wood privacy fence along the entire front and rear property lines, including a three (3) foot landscaped wall along the entire length of the rear property line. Additional parking is provided in front portion of the development, adjacent to Lot 1 and the mail kiosk area, and between Lot 11 and Lot 12 and complies with the required landscaping as per Chapter 15 of the Landscape Ordinance. Open space tract spaces will serve as access utility and drainage easements. The access easements, alleys and all common areas will be maintained by the property owner. Streets will be owned and maintained by the POA. The applicant has submitted required documents to FEMA to fill all lots within the 100-year floodplain to have a finished floor elevation at least one (1) foot above the base flood elevation of the adjacent stream. Necessary approval from FEMA will be sought once the work is complete and the plat for the subdivision has been filed. The applicant is not proposing any signage at this time. All signage must conform to Section 36-551 (signs permitted in residential one- and two-family zones). Staff is supportive of the requested PD-R zoning to allow a single-family residential development – LaMarche Place. Staff views the request as reasonable. The development represents the continuation of single-family PD-R zoning and uses in all directions within the general area. To staff’s knowledge, there are no outstanding issues associated with this application. There are no variances associated with this PD-R zoning request. STAFF RECOMMENDATION:  Staff recommends approval of the requested PD-R zoning subject to compliance with the comments and conditions outlined in paragraphs D, E, and F, and the staff analysis, of the agenda staff report.