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HomeMy WebLinkAboutZ-6214-A Staff Report 072523ITEM NO.: 6 FILE NO.: Z-6214-A 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 NUMBER OF LOTS: 24 FT. NEW STREET: 1,274 LF WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 18 CURRENT ZONING: PRD VARIANCE/WAIVERS: None requested. BACKGROUND: 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. PROPOSAL/REQUEST/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). 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: 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. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 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 Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 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. 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. 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. 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 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. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit the wastewater infrastructure plans to LRWRA for review and approval. Entergy: No comments received. Summit Utilities: Summit Utilities has no objections or comments regarding the relevant agenda items. 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. A water main extension will be needed to provide water service to this property. 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. 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. 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. 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. 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2021 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-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) 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 (O) with a daycare and part of the apartment complex. The Office (O) 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. 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 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 revised PRD zoning subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report.