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HomeMy WebLinkAboutZ-9041 Staff AnalysisOctober 8, 2015 ITEM NO.: H FILE NO.: Z-9041 NAME: The Trails Long -form PD-R LOCATION: Located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road DEVELOPER: Wayne Richie 17200 Chenal Parkway, Suite 300 — 351 Little Rock, AR 72223 ENGINEER: Phillip Lewis Engineering 2701 Kavanaugh Boulevard, Suite 200 Little Rock, AR 72205 AREA: 154-acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE VARIANCE/WAIVERS BACKGROUND: NUMBER OF LOTS: 299 R-2, Single-family Single-family residential -m Single-family subdivision None requested. FT. NEW STREET: 13,820 LF A preliminary plat to allow the development of 313.4 acres with 135-single-family lots was approved by the Planning Commission at their January 25, 2001, public hearing. The plan included variances to allow reduced standards of the boundary street improvements to Kanis Road, a variance from the maximum cul-de-sac length, a variance to allow an alternate pedestrian circulation system, a variance to allow double frontage lots and a variance to allow an increase in the maximum lot depth to width ratio. The development did not occur. October 8, 2015 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z-9041 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT, The applicant is now requesting approval of a Planned Residential Development (PD-R) to allow the development of a single-family subdivision located outside the City limits of the City of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The request includes 299 total residential lots with the smallest being 4,000 square feet "cottage" size lots. There are 74 "ridge" lots sized one-half acre and above. The 225 "cottage" lots are 4,000 square feet minimum up to 7,500 square feet. The subdivision is divided into six (6) phases of development. The subdivision will contain a bike lane along Ridge Trail between the two (2) subdivision entrances for a length of approximately 1 1/ miles. This will allow bicyclis'st to divert from Kanis Road and enter the subdivision with a challenging ascent up the primary ridge in the subdivision and traverse along the ridge before descending down the other end of the ridge and back onto Kanis Road. The subdivision will contain five (5) internal greenways. These greenways provide internal natural areas that will allow the beauty and wildlife to be interwoven with the new housing area. The subdivision will contain internal walking trails located in the greenways throughout the entire subdivision. These trails will connect three (3) pavilions located in the greenways. The Trails Subdivision will include four (4) specific areas, the Ridge, the Summit, Nature View and Evening Shade. The subdivision will contain over 13,000 lineal feet of roads constructed with full curb and gutter with a five (5) foot wide sidewalk on at least one side of all roads. The roads/trails will be a minimum of 28-feet back to back on all roads with the exception of "Ridge Trail". Ridge Trail will be constructed 33 feet back to back of curb to accommodate a 5 foot wide bike lane. Two (2) entrances/exits will be provided and connected to Kanis Road on the eastern and western extents of the subdivision. These entrances/exits will be constructed with 150 foot long and 15 foot wide widened portions adjacent to the edge of pavement along Kanis Road. These entrances have been located to provide safe ingress and egress for the subdivision. Site distance studies will be conducted and provided for review during the design process of the subdivision. Underground electrical service will be provided throughout the entire subdivision. Water will be provided via connections to Central Arkansas Water. Natural gas will be provided throughout the subdivision. Wastewater will be collected via a combination of gravity collection sewer and tight line forced mains and conveyed to a package treatment plant located south of the larger of two (2) proposed ponds. The plant will utilize the biological extended aeration principle of operation, a variation of the activated sludge process. The discharge of the plant will be released into the adjacent larger 6 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont. FILE NO.- Z-9041 pond. The flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to the west of the pond. Additionally the plant will be recessed below grade for aesthetics and noise control. The wastewater treatment plant will be designed, permitted and constructed in accordance with the requirements of the Arkansas Department of Environmental Quality (ADEQ). A large site stormwater pollution prevention plan will be developed for this site in accordance with the requirement of NPDES and ADEQ and submitted to ADEQ for review and approval prior to construction. The plan will be implemented and strictly adhered to throughout the entire life of the construction process and detention maintained permanently upon completion of the construction. The purpose of The Trails Subdivision is to provide a unique residential housing experience that blends the beauty of nature and wildlife with high quality homes. The smaller "cottage" lots are intended to form a sense of close neighborhood community in a beautiful setting. The walking trails provided throughout the greenways mixed integrally with the housing areas are intended to allow people "backdoor" access to the attributes of nature described above. The three (3) pavilions located in the greenways along the internal trails or just seeking a pleasant break with a view of nature. The bike lane provided along the beauty of the Ridge Trail will provide the bicycling community as well as a recreational bicycler a safe route off of Kanis Road. B. EXISTING CONDITIONS: The property is undeveloped with varying degrees of slope. A portion of the property is wooded, with a portion being pastureland. The general area contains single-family residences, including manufactured homes, on large lots along Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the property to the east. Property zoned AF, Agriculture and Forestry bounds the property's southern boundary. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site were notified of the public hearing. There is not an active City recognized neighborhood association located within this general area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS_ 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 9 October 8, 2015 SUBDIVISION ITEM NO.: H [Cont.] FILE NO.: Z-9041 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road with the planned development. Kanis Road should be improved with pavement provided to 11 feet from centerline and a 4 foot gravel shoulder. At the proposed street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane. Paving should be provided for lane shifts and striping to meet AASHTO standards may extend beyond the property boundary 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. 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. 5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and provided on both sides of the proposed street. The total street section would be 34 feet wide from back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping and takes the place of the 4 foot gravel shoulder in these areas. 6. The provided typical road cross section is not accurate and widths are confusing. 7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. 8. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain regulations and conditions. 9. 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. 10. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 11. In accordance with Section 31-176, 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. 2 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont. FILE NO.: Z-9041 12. 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, gsimmons@littlercck.org or 501.379.1813 for more information. 13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. 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. 16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and grading plans. 17. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road intersection(s) comply with 2004 AASHTO Green Book standards. 19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 20. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at 501.371.4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail are duplicates. 21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501.379.1818 for additional information. 22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -about are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering at 501.379.1805 for additional info. 23. The accel and decel lanes on Kanis Road should not be constructed. 24. Emergency access should be provided for area of subdivisions with 30 for more homes and only one (1) access. 61 October 8, 2015 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z-9041 25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn lane for a length of 250 feet. The total width of dedication is 65 feet. 26. Per the Master Street Plan at arterial/arterial intersections, a 100 foot radial dedication of right-of-way is required at the intersection of Walnut Grove Road and Kanis Road. 27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the outside of the circle portion of Summit Trail. 28. The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design Manual and 150 feet minimum horizontal radius at centerline. E. UTILITIES AND FIRE DFPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the western side of the property, but nowhere else. Service to the proposed lots will be installed and provided along the front lot lines along the new streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this development will require extensive work to install facilities to the 299 proposed lots. 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. A water main extension will be needed to provide water service to this property. 3. 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 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont. NO.: Z-9041 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. 4. 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. 5. 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. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. 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: 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. 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. 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. 7 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont. FILE NO.: 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 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. There are going to be over 30 houses and code requires two separate access roads, need to connect the roads inside the housing development. 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. October 8, 2015 SUBDIVISION NO.: H (Cont. Exceptions: FILE NO.: Z-9041 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 (Jason Lowder 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 County Planning: No comment received. 1. Provide Bill of Assurance. 2. Show State Plane coordinates for two corners. 3. Label index contour so contour interval can be determined. 4. Provide zoning for existing and adjacent parcels. 5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development Code. Show lot dimensions and bearings on all lots. 6. Show each lot size in acres and square feet. 7. Provide source of water. 8. Provide Arkansas Department of Health approval for wastewater treatment system. 9. Provide approval from the Volunteer Fire Department. 10. Provide profile for all streets. 11. Label all street centerlines. 12. Provide storm drainage plan. A October 8, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9041 13. Provide effective FEMA flood panel number. 14. Provide Pulaski County preliminary certificate of approval, not final plat approval. 15. Street names in proposed subdivision are identical to several streets within the City of Little Rock corporate limits. Rename streets as needed to avoid conflicts. 16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock Board of Directors. 17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25-foot front and rear setback is required with an 8-foot side yard setback. 18. Provide SWPPP for Pulaski County review. 19. Pay $132.00 review fee. Additional Comments — 1. Provide water and wastewater design plans for Public Works review. 2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. 3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. 4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be labeled Lot 7. 5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. 6. Provide drainage easement as needed between lots. 7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and setbacks are not applicable. County Road and Bridge Comments - 1. Provide letter and engineering certification for each new intersection stating that intersection will have a safe sight distance and meet AASHTO sight distance requirements. Pulaski County is especially concerned with western Kanis Road intersection. Pulaski County and the City of Little Rock will inspect intersections at the time subgrade is complete. Pulaski County will not sign final plat if any of the intersections are unsafe. 10 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont FILE NO.: Z-9041 2. List panel number and floodway/floodplain designation on plat based on the July 6, 2015 maps. 3. Lots in floodplain will require floodplain development permitting through Pulaski County before any development occurs on the lots. Finish -Floor elevations should be left off of final plat for these lots. 4. Obtain road connection (driveway) permit from PCRB for Kanis Road connections after preliminary plat approval and before construction begins. 5. Provide traffic control and signage plan for all work affecting Kanis Road. Plan must meet all AHTD, MUTCD, and ATSSA specifications and certified by the engineer. 6. Provide traffic study to determine if traffic light and/or turn lane is needed on Kanis Road. Intersection design must be approved by the City of Little Rock. 7. Property line/R-O-W radius should be at least 25' at Kanis Road intersections. 8. Label property line/R-O-W radius at west corner of Horizontal Trail/Twilight Trail intersection. 9. Kanis Road R-O-W is 50'. Show existing R-O-W and proposed R-O-W dedication on plat. 10. Label contour lines. 11. Provide AR north state plane coordinates for two land ties. 12. Provide complete set of building plans for all phases of construction. 13. Delineate all drainage areas upstream of proposed development. 14. Provide drainage profiles for all ditch flow lines and line of culvert. 15. 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. 16. Provide PDF copy of building plans and plat to PCRB. 17, Provide PCRB with base course proctor and subgrade proctor. 18. Provide the geotechnical analysis of road subgrade and Geotech building recommendations to PCRB for review. Geotech recommendation/approval needed at the time of road bed construction. 19. Show all proposed drainage easements on plat and plans. 20. Show all proposed utility easements on plat and plans. 21. Provide easements, located outside of right-of-way, for all utilities other than drainage, water and sewer. 11 October 8, 2015 SUBDIVISION ITEM NO.: H Cont.) FILE NO.: Z-9041 22. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities that are located outside of the public R-O-W. 23. Provide PCRB with copy of ADEQ stormwater approval. 24. Provide letter of approval and permit form ADEQ and the Arkansas Health Department for proposed sanitary sewer treatment plant. 25. Provide sight distance profile for each intersection. 26. Provide 40' radius turn around on dead end streets at no more than 900' intervals. 27. Will need to dedicate '/z of the required 120' R-O-W along Walnut Grove. 28. Maximum road grade shall be no more that 15%. 29. Provide signage plan for further review/comment. 30. Provide plans for all proposed utilities located in the right-of-way for further review/comment. 31. Provide erosion control plan for further review/comment. 32. Provide complete set of drainage plans for further review/comment. 33. Provide complete set of road construction plans (including complete plan profile, road cross sections, and typical cross sections) for all new road construction for further review/comment. CATA: The site is not located in an area served by CATA. F. ISSUES/TECHNICAL/DESIGN: Buildino Code: No Comment Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The Agricultural category is to encourage the continuation of agricultural uses of the land. The agricultural classification also provides for a transition between rural areas and the urban fringe, where it would be appropriate to preserve existing rural land use, prior to annexation into the city. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to allow for the development of a single family subdivision on this site. 12 October 8, 2015 SUBDIVISION ITEM NO.: H FILE NO.: Z-9041 Master Street Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial 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 Walnut Grove Road since it is a Principal Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request. Staff presented an overview of the item stating there were a number of outstanding technical issues associated with the request in need of addressing. Staff stated there were two (2) applications for this development being considered. Staff stated one (1) item was related to the PD-R zoning and the creation of the preliminary plat. Staff stated the second was consideration and approval of a Conditional Use Permit to allow the construction of a wastewater treatment facility to serve the wastewater disposal needs of the new homes. Staff requested information concerning the proposed wastewater treatment system and how the system would be permitted, operation of the system and the type system to be used. For the proposed subdivision staff requested details of the proposed subdivision identification sign. Staff also requested information concerning proposed fences and outbuildings. Staff requested Mr. Lewis provide the square footages of the proposed homes. Staff also questioned the proposed phasing plan. Public Works comments were addressed. Staff stated Kanis Road was classified on the Master Street Plan as a minor arterial. Staff stated a right of way dedication to 45-feet from centerline was required. Staff stated the street construction was to be two (2) 11-foot drive lanes and a 4-foot aggregate shoulder. Staff stated per the Master Street Plan parking on residential streets indicated at 24-feet in width was limited to one (1) side. Staff stated plans for all work in the right of way was to be submitted for approval prior to the start of 13 October 8, 2015 SUBDIVISION ITEM NO.: H(Cont.)FILE NO.: Z-9041 construction. Staff requested Mr. Lewis provide a sight distance certification for the two (2) access points of the new street with Kanis Road. Staff stated the minimum finished floor elevation as required by Pulaski County was required to be shown on the plat and the grading plans. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The request is for rezoning of the site from R-2, Single-family to PD-R (Planned Development Residential) to allow the development of a single-family subdivision. The proposed subdivision is located outside the City limits of the City of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The request includes 299 residential lots with the smallest being "cottage size lots" ranging in size from 4,000 square feet to 7,500 square feet (225 lots). There are 74 "ridge sized lots" starting at one-half acre to approximately 1.5-acres. The subdivision is divided into six (6) phases of development. The subdivision will contain a bike lane along Ridge Trail between the two (2) subdivision entrances for a length of approximately 1 % miles. The subdivision will contain five (5) internal greenways. The subdivision will contain internal walking trails located in the greenways throughout the entire subdivision. These trails will connect three (3) pavilions located in the greenways. Section 31-175 allows subdivisions to develop utilizing internalized pedestrian circulations systems in -lieu of sidewalks. The applicant is requesting in -lieu of sidewalks in some locations the use of pedestrian paths. The proposal PD-R will allow accessory structures and fences as per the R-2, Single-family zoning district. The construction of these items will be allowed by the homeowner if fencing and/or accessory structures are desired. The applicant has met with the State Fire Marshal to review connectivity of this development and to allow access to emergency personnel for the cul de sac streets which are proposed with more than 30 residential lots. The applicant has indicated all weather access drives will be provided within the development to allow access to all streets via a secondary access. The applicant is requesting a waiver of the right of way dedication for Kanis Road. The applicant has indicated street construction to Kanis Road will be competed per the reduced standard of the Master Street Plan or a minimum of eleven (11) foot drive lane and a four (4) foot gravel shoulder. The construction 14 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont. FILE NO-: Z-9041 will be phased with the phasing plan for the lots of the proposed subdivision. The request includes a waiver of the Boundary Street Ordinance requirements for the improvements to Walnut Grove Road. The proposal is to allow 15-foot front yard setbacks, 5-foot side yard setbacks and 10-foot rear yard setbacks for the cottage lots. The ridge lots are proposed with a 30-foot front setback, 5-foot side yard setbacks and 15-foot rear yards. The lots abutting Kanis Road have a 100-foot platted conservation, canopy, easement. The subdivision is proposed with signage constructed at the two (2) entrances to the subdivision. Two (2) signs, one on each side of the street, are proposed at the eastern entrance. The sign is proposed 8-feet 5-inches by 14-feet 2-inches. One (1) sign is proposed at the western entrance. The sign is proposed 7-feet in height by 10-feet in width. Both measurements include the architectural elements and walls for the sign base. The development is proposed with a centralized wastewater collection and treatment system. As a separate item on this agenda the applicant is requesting approval of a Conditional Use Permit to allow the construction of the system. Staff is not supportive of the development as proposed. The character of the cottage lots is more of an urban development style than a suburban development style. Primarily this area, along Kanis Road, has developed with homes located on larger tracts and/or acreage. In addition the applicant is requesting a waiver of the right of way dedication for Kanis Road and for a waiver of boundary street improvements to Walnut Grove Road. Staff historically has not supported waiver of rights of way dedications or waivers of boundary street improvements. STAFF RECOMMENDATION: Staff recommends denial of the 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 29, 2015, requesting deferral of this item to the July 16, 2015, public hearing. Staff stated they were supportive of the deferral 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. 15 October 8, 2015 SUBDIVISION ITEM NO.: H (Cont. STAFF UPDATE: FILE NO.: Z-9041 The applicant submitted a revised site plan/preliminary plat to staff in an effort to address staffs concerns related to the previous site plan/preliminary plat and staff's analysis and recommendation. The applicant has reduced the number of lots from 299 lots to 253 lots. The applicant has increased the minimum lot area from 4,000 square feet to a minimum of 5,000 square feet. The plat indicates 76 lots as "ridge" type lots. The "ridge" lots are indicated with a 30-foot front setback, 15-foot side yard setbacks and 15-foot rear yard setbacks. The rear building line for the "ridge" lots abutting Kanis Road is indicated at 100-feet and is proposed as a platted conservation, canopy easement. The "ridge" lots are indicted containing one-half acre to approximately 1.5 acres. The plat indicates the remaining 177 "cottage style" lots with a minimum buildable area of 5,000 square feet. The lots are indicated with a 15-foot front yard setback, 5-foot side yard setbacks and a 10-foot rear yard setback. The applicant has met with the state fire marshal's office to review connectivity of this development and to allow access to emergency personnel for the cul de sac streets proposed with more than 30 residential lots. The state fire marshal's office has agreed with the applicant's proposal to allow secondary all weather accesses through the open space as proposed by the applicant. The applicant is requesting a variance to allow the emergency access roads to exceed the maximum 10 percent street grade. This is allowable if approved by the fire chief. The request includes a waiver of the required 112 street improvements to Walnut Grove Road. The applicant has indicated right of way will be dedicated per the Master Street Plan. The applicant has also indicated right of way dedication along Kanis Road will be provided per the Master Street Plan. The applicant has indicated street widening to Kanis Road will be completed per the Master Street Plan. The widening includes a minimum of eleven (11) foot drive lane and a four (4) foot graveled shoulder. The construction of the street and the subdivision is proposed in phases. The phasing plan for the subdivision includes six (6) phases. The request includes in -lieu of sidewalks alternative pedestrian paths be constructed within the open space areas of the subdivision. The applicant is seeking a variance to allow the street grades to exceed the maximum street grade for a collector street. The plan indicates a maximum street grade of 15 percent for the proposed collector street. The master street plan allows a maximum street centerline grade of 12 percent on a standard collector street. The master street plan allows a maximum centerline grade for a standard residential street to be 15 percent and for a minor residential street a maximum centerline grade of 16 percent which may be increased to 18 percent with approval. The applicant has stated all street grades will not exceed 15 percent. 16 October 8, 2015 SUBDIVISION ITEM NO.: H [Cont. FILE NO.: Z-9041 As previously noted the proposed PD-R will allow accessory structures and fences per the R-2, Single-family zoning district. The construction of these items will be allowed by the homeowner if fencing and/or accessory structures are desired. Subdivision identification signage is proposed at the two (2) entrances to the subdivision. A sign is proposed on each side of the entrance street on the east end of the development. The signs are proposed 8-feet 5-inches by 14-feet 2-inches. On the western entrance the sign is proposed 7-feet in height by 10-feet in width. Both measurements include the architectural elements and walls for the sign base. Staff continues to not support the applicant's request. The purpose and intent section of the planned zoning development district regulations for the Planned Residential District outlines the intent of the zoning district. The Ordinance states the PRD district is intended to accommodate mixed or clustered residential developments and the PD- Residential district is intended to accommodate single use residential developments which are determined to be more appropriate for a PD application than a general residential reclassification (R-2, Single-family zoning). The legislative purpose, intent and application of the ordinance states a desire to provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. The ordinance states permitted uses are all residential uses permitted by the municipal plan and compatible with the density of the area. Staff does not feel the application as filed meets the intent and is not consistent with the development pattern in this general area. Although there are developments located north of this site which were approved and have developed with lot sizes somewhat similar to the applicant's request, the developments are located in an area of the City which has a mix of lot sizes and these developments are stepping down from larger lots within the Chenal Valley Subdivision. Staff recommends denial of the request. LANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant was requesting a deferral of the item to the October 8, 2015, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. iWA October 8, 2015 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z-9041 STAFF UPDATE: The applicant submitted a written request dated August 31, 2015, requesting withdrawal of the item. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (OCTOBER 8, 2015) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a written request dated August 31, 2015, requesting withdrawal of the item. 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 9 ayes, 0 noes and 2 absent. 18 ITEM NO.: 18. Z-904 NAME: The Trails Long -form PD-R LOCATION: located on the Southside of Kanis Road between the Chenal Downs Subdivision and Walnut Grove 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 May 20, 2015. The Office of Planning and Development must receive the proof of notice no later than May 29, 2015. 2. Provide details of any proposed signage. Will there be a subdivision identification sign? Provide the location, total height and total area. 3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. Will the development be constructed in multiple phases or in a single phase? Provide the proposed phasing plan. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road with planned development. Kanis Road should be improved with pavement provided to 11 feet from centerline and a 4 feet gravel shoulder. At the proposed street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane. Paving should be provided for lane shifts and striping to meet AASHTO standards could may extend beyond the property boundary 3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and provided on both sides of the proposed street. The total street section would be 34 feet wide from back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping and takes the place of the 4 feet gravel shoulder in these areas. 6. The provided typical road cross section is not accurate and widths are confusing. 7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. 8. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain regulations and conditions. 9. 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. 10. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 11.In accordance with Section 31-176, 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. 12. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmions@littlerock.org or 501.379.1813 for more information. 13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 feet wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15.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. 16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and grading plans. 17. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road intersection(s) comply with 2004 AASHTO Green Book standards. 19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 20. Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail are duplicates. 21.The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501-379-1818 for additional information. 22.Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -about are suggested at regular intervals and at main intersections. Contact Travis Herbner, Traffic Engineering. at 379-1805 for additional info. 23.The accel and decel lanes on Kanis Road should not be constructed. 24. Emergency access should be provided for area of subdivisions with 30 for more homes and only 1 access. 25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn lane for a length of 250 feet. The total width of dedication is 65 feet. 26. Per the Master Street Plan at arterial/arterial intersections, a 100 feet radial dedication of right-of-way is required at the intersection of Walnut Grove Rd and Kanis Rd. 27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the outside of the circle portion of Summit Trail. 28.The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design Manual and 150 feet minimum horizontal radius at centerline. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary, no comment. Entergy: Entergy does not object to this proposal. A single phase power line exists on the western side of the property, but nowhere else. Service to the proposed lots will be installed and provided along the front lot lines along the new streets. Contact Entergy in advance regarding future service requirements and additional facilities location(s) as this development will require extensive work to install facilities to the 299 proposed lots. 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 7. 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: 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. 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. 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. 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. There are going to be over 30 houses and code requires two separate access roads, need to connect the roads inside the housing development. 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 Planning; 1. Provide Bill of Assurance. 2. Show State Plane coordinates for two corners. 3. Label index contour so contour interval can be determined. 4. Provide zoning for existing and adjacent parcels. 5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development Code. Show lot dimensions and bearings on all lots. 6. Show each lot size in acres and square feet. 7. Provide source of water. 8. Provide Arkansas Department of Health approval for wastewater treatment system. 9. Provide approval from the Volunteer Fire Department. 10. Provide profile for all streets. 11. Label all street centerlines. 12. Provide storm drainage plan. 13. Provide effective FEMA flood panel number. 14. Provide Pulaski County preliminary certificate of approval, not final plat approval. 15. Street names in proposed subdivision are identical to several streets within the City of Little Rock corporate limits. Rename streets as needed to avoid conflicts. 16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock Board of Directors. 17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code standards. 25-foot front and rear setback is required with an 8- foot side yard setback. 18. Provide SWPPP for Pulaski County review. 19. Pay $132.00 review fee. Additional Comments — 1. Provide water and wastewater design plans for Public Works review. 2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts in the bill of assurance and on the plat. 3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. 4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be labeled Lot 7. 5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. 6. Provide drainage easement as needed between lots. 7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and setbacks are not applicable. CATA: Buildina Code: No Comment Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) for this property. The Residential Low Density (RL) category provides for single family homes at densities not to exceed six (6) units per acre. Such residential development is typically characterized by conventional single family homes, but may include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The Agricultural category is to encourage the continuation of agricultural uses of the land. The agricultural classification also provides for a transition between rural areas and the urban fringe, where it would be appropriate to preserve existing rural land use, prior to annexation into the city. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to allow for the development of a single family subdivision on this site. Master Street Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial 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 Walnut Grove Road since it is a Principal Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 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, May 20, 2015.