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HomeMy WebLinkAboutS-0285-T(4) Staff AnalysisNovember 3, 2016 ITEM NO.: 1 FILE NO.: 5-285-TTTT NAME: The Ranch 2016 Revised Preliminary Plat LOCATION: Located on the Southeast corner of Ranch Boulevard and Overbrook Drive DEVELOPER: Ranch Properties, Inc. P.O. Box 56350 Little Rock, AR 72215 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 28.097 acres NUMBER OF LOTS: 22 WARD: 5 PLANNING DISTRICT: 20 — Pinnacle CURRENT ZONING: R-2, Single-family VARIANCENVAIVERS: FT. NEW STREET: 1,820 LF CENSUS TRACT: 42.05 1. A variance to allow the creation of a pipe stem lot (Section 31-232). 2. A variance from the City's Land Alteration Ordinance to allow grading outside the right of way with the installation of the utilities to serve the new lots. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The project contains 28.097-acres and is located at the southeast corner of Ranch Boulevard and Overbrook Drive. Currently the parcel is undeveloped and zoned R-2, Single-family. The developer is proposing to revise the previously approved preliminary plat for this area. The original preliminary plat which included this area was approved on April 24, 1990 and included 60 lots. An amendment was made to the approved preliminary plat in 1991 but did not affect this area. The current request indicates the creation of 21 new lots and the replatting of Lot 187. November 3, 2016 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT The plat includes variances to allow the creation of a pipe stem lot and a variance from the City's Land Alteration Ordinance to allow for advanced grading of the future lots outside the right of way. EXISTING CONDITIONS: The site is heavily wooded with homes located on Ranch Ridge Road, Lanes End and Ranch Boulevard. Overbrook Drive has been constructed and stubs into the proposed development area. The regional detention for the Ranch Subdivision is located on the west side of Ranch Boulevard. There is a railroad line located along the northern boundary and further north is property owned by the Nature Conservancy which sits on the banks of the Little Maumelle River. Curb, gutter and sidewalk has been completed along Ranch Boulevard along the developed portions of the road. C. NEIGHBORHOOD COMMENTS: All abutting property owners and the River Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Where will the trash receptacle be placed for Lot 188? Lot 186 appears to be picked up from Overbrook Drive today. 2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show proposed unobstructed drainage easements or tracts. Provide centerline grade of proposed Ranch Ridge Road. 3. Sidewalks with appropriate handicap ramps are required to be constructed along Ranch Boulevard and Ranch Ridge Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to the pedestrian path connection(s). 4. The preliminary plat does not show the continuous extension of Ranch Boulevard. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Will an advanced grading variance be requested to grade portions of the lots? i% November 3, 2016 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO.: S-285-TTTT 6. 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. 7. 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, 501.379.1813 or qsimrnons@1itttIerock.oLg for more information. 8. What is the centerline radius of Ranch Ridge Road? The minimum centerline radius for a minor residential street is 75 feet. 9. The pedestrian path passes through a private lot to Ranch Boulevard. An easement or tract land should be provided. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing single phase, underground, power line exists along the streets to the west and south of this property. It does not appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations/extensions and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3 November 3, 2016 SUBDIVISION ITEM NO.: 1 (Cont.) _ FILE NO.: S-285-TTTT 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department regarding the required placement of the hydrant(s) and contact Central Arkansas Waster 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: 1. 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. 2. 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. 3. 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. 4. 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. 4 November 3, 2016 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-285-TTTT 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all 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. 6. 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 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The site is not located on a dedicated Rock Region Metro line. The Pinnacle Mountain Express Route (Route #25) is located to the south along Cantrell Road. F. ISSUESITECHNICALIDESIGN: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. 5 November 3, 2016 SUBDIVISION ITEM NO.: 1 Cont.) FILE NO.: S-285-TTTT R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 12, 2016) Mr. Brian Dale of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff questioned the use of the tract labeled tract for future residential uses. Staff also requested Mr. Dale provide the lot width of Lot 188 at the building line. Public Works comments were addressed. Staff stated a grading permit was required prior to any construction on the site. Staff stated sidewalks were required along Ranch Boulevard and Ranch Ridge Road. Staff stated the pedestrian path which passed through the proposed lot to Ranch Boulevard should be included in an easement or within tract land. Staff requested Mr. Dale provide a sketch grading and drainage plan. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the technical issues associated with the request raised at the October 12, 2016, Subdivision Committee meeting. The applicant has provided additional lots within the area indicated as a tract for future residential use. The applicant has also indicated a platted building line for Lot 188. �o November 3, 2016 SUBDIVISION NO.: 1 (Cont.) FILE NO.: S-285-TTTT The request is to revise the previously approved preliminary plat for a project containing 28.097-acres located at the southeast corner of Ranch Boulevard and Overbrook Drive. The current request will allow the creation of 21 new residential lots and the replatting of Lot 187. The plat indicates a number of the lots abutting a dedicated tract proposed as open space. The pedestrian access has been included in a tract and no longer included in the proposed lot. The developer is proposing the use of an internalized pedestrian circulation system in -lieu of sidewalks. Section 31-175 of the Little Rock Code of Ordinances outlines the minimum design requirements for sidewalks. The ordinances states internalized pedestrian circulation systems in the form of paved pathways may be substituted for sidewalks along collector and residential streets upon approval by the Planning Commission. The request includes the creation of a pipe stem lot to serve Lot 66. Section 31-232(f) states pipe stem lots shall be prohibited in residential subdivisions. The applicant is seeking a variance from this section to allow the creation of pipe stem lots. The lot is approximately 450-feet deep and has a 30-foot lot width along Ranch Ridge Road. The request also includes a variance from Section 31-2 to allow the creation of the pipe stem lot inconsistent with typical standards established by the Ordinance. Section 31-2 — Definitions, defines a pipe stem lot as follows: Lot, pipe stem means a tract of land which is served for access, legally and physically by a narrow strip of land less than the ordinance required minimum lot width. The body of a pipe stem lot is typically an elongated figure or a polygon capturing a difficult building site behind another lot. For purposes of a variance of subdivision design for a pipe stem lot the following minimum dimensions will control: the minimum width of the stem at the street right-of-way shall be thirty (30) feet — the lot is proposed with a 30-foot width at the street • the maximum depth of a pipe stem lot, including the stem shall be limited to three hundred (300) feet — the depth of the lot including the stem is approximately 450-feet the minimum width of the lot body shall be sixty (60) feet — the width of the body of the lot is approximately 250-feet • the minimum lot area shall be ten thousand (10,000) square feet — the minimum lot area for Lot 66 is 56,857 square feet. The applicant is requesting a variance from the Land Alteration Ordinance to allow grading outside the proposed street right of way with the installation of the basic infrastructure for the subdivision. The applicant has indicated the lots will 7 November 3, 2016 SUBDIVISION ITEM NO.: 1(Cont.)FILE NO,: S-285-TTTT not be clear-cut but trees will be removed from the front of the lots to allow the installation of the utilities. Staff is supportive of the request. Staff is supportive of the request. The applicant is seeking approval of a revision to a previously approved preliminary plat which allowed the development of single-family homes within this area. The current request reduces the number of proposed lots for the area. The plat does include variances to allow the creation of two (2) lots as pipe stem lots. The lots are indicated with minimum widths and lot areas to comply with the development standards outlined in the Subdivision Ordinance. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the preliminary plat as proposed is appropriate. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the variance request from Section 31-232 to allow the creation of a pipe stem lot. Staff recommends approval of the variance request from the Land Alteration Ordinance to allow the removal of trees outside the right of way with the installation of the utilities to serve the new lots. PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Section 31-232 to allow the creation of a pipe stem lot. Staff presented a recommendation of approval of the variance request from the Land Alteration Ordinance to allow the removal of trees outside the right of way with the installation of the utilities to serve the new lots. Staff presented a recommendation of approval of the request to allow alternative pedestrian paths in -lieu of sidewalks to serve the newly created lots. 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, 2 absent and 1 open position. �3 ITEM NO.: 1, S-285-TTTT NAME: The Ranch 2016 Revised Preliminary Plat LOCATION: located on the Southeast corner of Ranch Boulevard and Oakbrook Drive Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 19, 2016. The Office of Planning and Development must receive the proof of notice no later than October 28, 2016. 2. What is the purpose of the Tract for Future Residential uses? 3. Provide the width of Lot 188 at the street and provide a platted building line along with the lot width at the platted building line. 4. Include a note on the preliminary plat noting no fences will be allowed on the common lot lines of the pedestrian access to the open space areas. VarianceNVaivers: Public Works Conditions: 1. Where will the trash receptacle be placed for Lot 188? Lot 186 appears to be picked up from Overbrook Drive today. 2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show proposed unobstructed drainage easements or tracts. Provide centerline grade of proposed Ranch Ridge Road. 3. Sidewalks with appropriate handicap ramps are required to be constructed along Ranch Boulevard and Ranch Ridge Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to the pedestrian path connection(s). 4. The preliminary plat does not show the continuous extension of Ranch Boulevard. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Will an advanced grading variance be requested to grade portions of the lots? 6. 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. 7. 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, 501.379.1813 or gsimmons@litttlerock.org for more information. 8. What is the centerline radius of Ranch Ridge Road? The minimum centerline radius for a minor residential street is 75 feet. 9. The pedestrian path passes through a private lot to Ranch Boulevard. An easement or tract land should be provided. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Enter : Entergy does not object to this proposal. An existing single phase, underground, power line exists along the streets to the west and south of this property. It does not appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations/extensions and adjustments to existing facilities (if any) as this project proceeds. Center pint Ener : No comment received AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department regarding the required placement of the hydrant(s) and contact Central Arkansas Waster regarding procedures for installation for 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: 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. 2. 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. 3. 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. 4. 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. 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all 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. 6. 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 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: The site is not located on a dedicated Rock Region Metro line. The Pinnacle Mountain Express Route (Route #25) is located to the south along Cantrell Road. Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Planning Division: No comment. 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, October 19, 2016.