HomeMy WebLinkAboutPC Action Letter - PC Minutes August 081623Department of Planning and Development Planning
723 West Markham Street Development
Little Rock, Arkansas 72201-1334
Phone: (501 )371A790 Fax: (501 )399-3435 Building Codes
August 15, 2023
Andrew Rike
Harbor Environmental
5800 Evergreen Drive
Little Rock, AR 72205
Re: File No. Z-6214-A
Madison Heights — Phase IV — Revised PRD
Dear Mr. Rike:
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on August 10, 2023:
Approved with conditions.
x Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has jtqj9jjy91Y been set
for September 19 2023. The meeting begins at 6:00 pm and is held in the Centre at
University Park, 6401 West 12th Street. If you have any questions please do not hesitate
to contact me at 371-4792.
Respectfully,.
M to Moore
Development Administrator
August 10, 2023
M NO.: 6 FILE NO.: Z-621
NAME: Madison Heights — Phase IV — Revised PRD
LOCATION: North of the intersection of W. 16th Street and Jefferson Street
DEVELOPER:
Central Arkansas Housing Corporation (Owner)
1000 Wolfe Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Andrew Rike (Agent)
Harbor Environmental
5800 Evergreen Street
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Harbor Environmental
5800 Evergreen Street
Little Rock, AR 72205
AREA: 7.45 acres
WARD: 1
CURRENT ZONING
NUMBER OF LOTS; 24
PLANNING DISTRICT: 9
MR0
VARIANCE/WAIVERS: None requested.
BACKGROUND:
FT. NEW STREET: 1,274 LF
CENSUS TRACT: 18
November 11, 1996 the Little Rock Planning Commission approved an application to
rezone approximately 34.87 acres from R-4 to PRD to construct a multi -unit residential
housing development titled Highland Park Long -Form PRD located along W. 12th Street.
On December 17, 1996, Ordinance No. 17.344, was adopted by the Little Rock Board of
Directors which approved the construction of the multi -unit residential development.
August 10, 2023
ITEM NO.: 6(Cont.)FILE NO.: Z-6214-A
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to subdivide 7.45 acres into 24 lots for single-family
residential development. This final phase, Phase IV, represents the continuation
of the Madison Heights subdivision (PRD).
B. EXISTING CONDITIONS:
The property is wooded and located between W. 16th Street (south), Adams Street
(east), W. 14th Street (north) and Madison Street (west). The properties
surrounding the site contains a mixture of zoning and uses in 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:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on -site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at 501-918-
5348 or Permits@Iittlerock.gov _Iittlerock.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 '/2 acre, $200.00 for '/2 to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
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August 10, 2023
ITEM NO.: 6 (Cont.) FILE NO.: Z-6214-A
4. The Department requires three (3) phase sediment and erosion control
(SEC) plans to be submitted for all construction projects showing best
management practices (BMPs) for mitigating sediment runoff and erosion
along with vegetation specifications for temporary and permanent soil
stabilization. Phase 1 SEC plans shall show SEC BMPs during the
stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC
plans shall show SEC BMPs during construction of utilities, buildings,
roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans
shall show SEC BMPs for final grading, seeding, and landscaping of the site.
5. Sediment and Erosion Control plans shall also show the pertinent
information as outlined in ADEQ ARR150000 Permit Part II section A-4-H
(1 - 14) and Part II section A-4-1-2 (A-B).
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system's capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes and curb
inlets are located within the development also. Additionally, provide profile
and cross- sectional views of the detention structure outlet/spillway and
detention calculations for the 25- and 100-year storm for the proposed
detention pond/structure. Delineation of the drainage areas pre and post
construction with respective discharges via rational method shall also be
shown. The preliminary plat shall also contain all information as outlined in
City Code Sec. 31-89 and 31-90.
8. Per City Code 31-434, a 50% maintenance bond for all street and
stormwater infrastructure constructed within the public right of way shall be
submitted to Department engineering staff prior to recording the final plat.
Before the 50% maintenance bond can be accepted, a contract unit bid price
for every street and stormwater infrastructure construction item within the
public right of way shall be submitted to Department engineering staff for
review and approval.
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August 10, 2023
ITEM NO.: 6 Cont. FILE NO.: 7-6214-A
9. Per City Code 31-117, as built stormwater drainage infrastructure
information/data shall be submitted prior to recording of the final plat. This
information shall include but not limited to: pipe inverts, length of pipe, size
of pipe, type of pipe, and type of inlets.
10. Per City Rev. Code 31-403 the Department requires street lighting plans to
be submitted to the Department for review and approval before filing and
recording of the final plat for the subdivision. The street lighting plans
required shall include conduit and pull/junction box locations, street
luminaire locations and mounting heights, wire sizes, current photometric
data for the proposed fixtures, and subdivision street photometrics using the
proposed fixtures that meet AASHTO Roadway Lighting Design Guide
standards.
11. Department engineering staff is required to perform a final inspection of all
street and stormwater infrastructure construction within the public right of
way. City maintenance of the street and stormwater drainage infrastructure
within the public right of way cannot officially begin until final acceptance by
Department engineering staff. This needs to be completed and accepted by
Department engineering staff prior to recording of the final plat.
12. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales
and ditches, detention ponds, outlet structures, and inlets is required per
City's stormwater management and drainage manual. For final drainage
report, sign, date, and seal the report per AR State Board of Professional
Engineers and Professional Surveyors rules Article 12, Section B (1) (a).
Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
13. Street design standards shall comply with the latest version of the AASHTO
A Policy on Geometric Design of Highways and Streets, City's Master Street
Plan (2018), and City's Standard Details for street and drainage facilities
improvements (2015).
14. Street stormwater and detention infrastructure design standards shall
comply with the City's Stormwater Management and Drainage Manual
(2016) including City Code Chapters 29, 30, and 31.
15. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes,
accessible ramps, and storm sewer infrastructure shall comply with City's
specifications for construction as outlined in City Code Chapters 30.
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August 10, 2023
ITEM NO.: 6 Cont. FILE NO.: Z-6214-A
E. UTILITIES/FIRE DEPARTMENTIPARKSICOUNTY PLANNING:
Little Rock Water Reclamation Authorit :
1. Submit the wastewater infrastructure plans to LRWRA for review and approval.
Enteray: No comments received.
Summit Utilities:
1. Summit Utilities has no objections or comments regarding the relevant
agenda items.
AT & T: No comments 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. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
4. 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 Little Rock Fire Department
is required.
5. 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 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.
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August 10, 2023
ITEM NO.: 6 Cont. FILE NO.: Z-6214-A
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Loadin
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landsca e: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 1-630 Planning District. The Land Use Plan shows Residential
High Density (RH) for the requested area. The Residential High Density (RH)
category accommodates residential development of more than twelve (12)
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August 10, 2023
ITEM NO.: 6 Cont. FILE NO.: Z-6214-A
dwelling units per acre. The application is to revise the Planned Residential
Development (PRD) for single family lots.
North and west of the application site in the Residential High Density (RH) area is
a large apartment complex. The northwest corner abuts an area of Office (0) with
a daycare and part of the apartment complex. The Office (0) category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. West, south and
east is Residential Low Density (RL) with developed single-family lots and a few
vacant tracts. 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. The northeast corner of the Residential
High Density (RH) area abuts a Mixed Use (MX) area with service and grocery
uses. The Mixed Use (MX) category provides for a mixture of residential, office
and commercial uses to occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of the three. There have
been no Land Use amendments in this area over the last 10 years.
Master Street Plan:
Jefferson Street is a local street on the Master Street Plan. Local Streets are roads
designed to provide access to adjacent property with the movement of traffic being
a secondary purpose. The standard Right-of-way is 50'. Sidewalks are required
on one side. A Local Street which abuts non-residential or residential use which
is more intense than duplex or two -unit residential is a Commercial Street. These
streets have the same design standard as a Collector. Right-of-way is 60'.
Sidewalks are required on both sides. This street may require dedication of right-
of-way and may require street improvements.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
Historic Preservation Plan:
There are no Historic Sites or District in the vicinity.
H. ANALYSIS:
The applicant is proposing to subdivide 7.45 acres into 24 lots for single-family
residential development. This final phase, Phase IV, represents the continuation
of the Madison Heights subdivision (PRD). The property is wooded and located
between W. 16th Street (south), Adams Street (east), W. 14th Street (north) and
7
August 10, 2023
ITEM NO.: 6 Cont. FILE NO.: Z-6214-A
Madison Street (west). The properties surrounding the site contains a mixture of
zoning and uses in all directions.
This development contains 7.4520 acres and will include 1,274 lineal feet of new
streets, sidewalk, utilities, and 24 lots with an average lot size of 9,044.5 square
feet. The minimum lot size will be 8,516.9 square feet. Open space park area of
0.47 acres will be provided. Stormwater runoff from the site will be directed to
underground storm sewer piping, thence to the existing storm sewer box culvert
that runs beneath W. 14th Street, thence to the open drainage ditch system. Water
is to be supplied by Central Arkansas Water. Wastewater disposal is to be
provided by the Little Rock Water Reclamation Authority. Electrical service is to
be provided by Entergy. The date of the latest survey is November 18, 2022. The
property is currently zoned PRD. This residential subdivision will provide well-built,
attractive, and affordable housing for the citizens of Little Rock.
The applicant notes that all lots will be individually sold for single-family
development and the Central Arkansas Housing Corporation will maintain the
common park areas. All streets are intended to be public and typical collection of
trash will be provided by Waste Management.
All lots will be accessed via new public streets (Jefferson, Madison Place and
Madison Terrace). For each lot developed, all single-family homes must comply
with minimum building setbacks and heights as per Section 36-255 of the code
(R-3 zoning).
The applicant is not proposing any signs at this time. Any new signage must
conform to Section 36-551 (signs permitted in residential one- and two-family
zones).
Staff is supportive of the requested revised PRD zoning to allow a single-family
residential development — Madison Heights — Phase IV. Staff views the request
as reasonable. This residential subdivision will provide well-built, attractive, and
affordable housing for the citizens of Little Rock. To staff's knowledge, there are
no outstanding issues associated with this application. The applicant is requesting
no variances with the revised PRD zoning request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested
compliance with the comments and conditions
and the staff analysis, of the agenda staff report.
L:j
revised PRD zoning subject to
outlined in paragraphs D and E,
August 10, 2023
ITEM NO.: 6(Cont.)FILE NO.: Z-6214-A
PLANNING COMMISSION ACTION: (AUGUST 10, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
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