HomeMy WebLinkAboutPC Minutes for S-1952pdfNovember 9, 2023
ITEM NO.: 2 FILE NO.: S-1952
NAME: 36th Street and Shackleford Addition – Preliminary Plat
LOCATION: Southeast corner of West 36th Street and Shackleford Road
DEVELOPER:
Richardson Properties, LLC
9800 Maumelle Blvd.
North Little Rock, AR 71223
OWNER/AUTHORIZED AGENT:
The Pointe at Shackleford Crossing, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 16.57 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05
CURRENT ZONING: MF-18
VARIANCE/WAIVERS:
1. Variance to advance grade the entire site with development of first lot.
2. Variances to allow reduced reduced driveway setbacks and spacing.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to subdivide the 16.57 acre property into four (4) lots and
one (1) tract for future development.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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B. EXISTING CONDITIONS:
The property is undeveloped and wooded. Brodie Creek runs through the south
portion of the property, along the south property line.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting 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@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.
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.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
3
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-I-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.
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
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ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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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.
16. Per City Code Sec 36-341 (h)(2) “Proposed structures. Any structure
proposed within a floodplain district shall comply with the following criteria:
No structure shall be closer than twenty-five (25) feet to any established
floodway line.
17. In accordance with Section 31-176, “vehicular access easements to allow
public maintenance of drainageways shall be provided adjacent to floodways
depicted on the city flood hazard boundary maps. Such easements shall be
not less than twenty - five (25) feet wide, measured from the edge of the
floodway on either side of the drainage channel.” Floodway areas must be
shown as floodway easements or be dedicated to the public. In addition, a
25-foot-wide drainage and access easement is required adjacent to the
floodway boundary. All proposed construction must conform to Little Rock
Floodplain codes and requirements per Chapter 13.
18. A Special Flood Hazard Development Permit is required to be obtained to
prior to beginning construction. The Special Flood Hazard Development
Permit application can be found at https://www.littlerock.gov/city-
administration/city- departments/public-works/. Special Flood Hazard
Development Permits are issued by the Public Works Department at 701
West Markham Street and no fee collected for issuance. Contact Vince
Floriani in Public Works at 501-371-4823 orVFloriani@littlerock.gov to
schedule an appointment for issuance or to answer any questions.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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19. Per City Code 29-186 (c), a grading permit is required for land alteration on
properties within the designated floodplain without exception. Grading
permits are issued by the Planning and Development Dept. at 723 West
Markham Street after approval of sediment and erosion control plans, grading
and drainage plans, land survey, drainage study, and soil loss calculations
per City’s stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371- 4817 or at 501-
918-5348 or Permits@littlerock.gov to schedule an appointment for issuance
or to answer any questions. Permit cost is based on total project area at
$100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for
the first acre and $100.00 for each additional acre for project greater than
1 acre.
20. Per City Code Sec. 13-60 (1)(a)(1), “For all new residential structures, the top
surface of the lowest floor (including all machinery and equipment) must have
an elevation at least one (1) foot or more above the published base flood
elevation (BFE). This elevation must be documented on an elevation
certificate properly completed by a professional engineer, surveyor or
architect licensed to practice in the State of Arkansas.”
21. Due to the proposed structures being located within the 100 year floodplain,
an elevation certificate of the finished floor elevation must be provided to the
Public Works Department at 701 West Markham Street prior to the issuance
of a certificate of occupancy. Contact Vince Floriani in Public Works at 501-
371-4823 or VFloriani@littlerock.gov to schedule an appointment for
issuance or to answer any questions.
22. Show 100-year base flood elevation (BFE) per FEMA flood insurance study
and FIRM panel on preliminary plat within 100-year regulatory floodplain.
23. W. 36th Street is classified as a minor arterial for City’s master street plan.
Therefore, per City’s boundary street ordinance, construction of boundary
street improvements along property’s northern frontage along W. 36th Street
for a minor arterial standard and dedication of additional right of way per
master street plan to the City of Little Rock is required. Total right of way
dedication required is forty-five (45) feet from street centerline. Additional
right of way dedicated from the centerline of right of way more than forty-five
(45) feet may be required by Department staff depending on the location of
the centerline of the street in relation to the centerline of the right of way if
both centerlines do not coincide currently for W. 36th Street.
24. S. Shackleford Road is classified as a minor arterial for City’s master street
plan. Therefore, per City’s boundary street ordinance, construction of
boundary street improvements along property’s northern frontage along S.
Shackleford Road for a minor arterial standard and dedication of additional
right of way per master street plan to the City of Little Rock is required. Total
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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right of way dedication required is forty-five (45) feet from street centerline.
Additional right of way dedicated from the centerline of right of way more than
forty-five (45) feet may be required by Department staff depending on the
location of the centerline of the street in relation to the centerline of the right
of way if both centerlines do not coincide currently for S. Shackleford Road.
25. As part of the required boundary street improvements, construction of
intersection improvements at the intersection of S. Shackleford Road and W.
36th Street adjacent to the property’s frontage by the developer meeting the
master street plan’s “Intersection of Arterials Lane Configuration”
requirements will also be mandatory.
26. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly, or the applicant
can request variances from these City Code requirements on the application
with the Planning Commission for their consideration per City Code
31-210 (j).
27. If retaining walls are proposed on future construction plans are equal to or
above four feet tall measured from the bottom of the footing or leveling layer
or if there is surcharge loading for a retaining wall less than four feet tall
measured from the bottom of the footing or leveling layer, the Department
requires retaining wall design plans by an Arkansas licensed professional
engineer showing plan, profile, and cross sectional views of the wall with
special details, design loading calculations clearly showing all required
factors of safety are met or exceed per state building codes. A separate
building permit-accessory structure will be required for the retaining walls
along with inspections by Department engineering staff during their
construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Submit the wastewater infrastructure
plans to LRWRA for review and approval.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2021
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2021
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.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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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.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2021 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including
nonresidential occupancies are equipped throughout with approved
automatic sprinkler systems installed in accordance with Section 903.3.1.1
or 903.3.1.2
As per Appendix D, Section D106.2 of the 2021 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
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.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide the 16.57 acre property located at the
southeast corner of S. Shackleford Road and West 36th Street into four (4) lots and
one (1) tract for future development. The property is zoned MF-18. The property
is currently undeveloped and wooded. Brodie Creek runs along the south property
line.
The proposed lot sizes will be as follows:
Lot 1 – 5.30 Acres
Lot 2 – 4.02 Acres
Lot 3 – 4.02 Acres
Lot 4 – 1.59 Acres
Tract A – Existing Floodway Area
The applicant is proposing two (2) driveway locations along S. Shackleford Road,
one (1) for Lot 4 and one (1) for Lot 3, which will serve as shard access for Lots 1,
2 and 3. The applicant is also proposing two (2) driveway locations along the West
36th Street frontage, one (1) for Lot 4 and one (1) for Lot 2. The applicant is
requesting a setback variance for each of the driveways, as they are located less
than 150 feet back from the proposed side property lines. The applicant is also
requesting a variance to allow reduced and separation between the two (2) drives
along S. Shackleford Road. The driveways are separated by approximately 250
feet, with the minimum spacing requirement being 300 feet. Staff supports the
variance requests.
The applicant is also requesting a variance to advance grade the entire site with
the development of Phase 1 (Lot 1). Staff is supportive of the requested variance.
November 9, 2023
ITEM NO.: 2 (Cont.) FILE NO.: S-1952
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The proposed plat notes 25 foot platted building setbacks along both street
frontages. This conforms with ordinance requirements. The proposed lot sizes
also conform to ordinance requirements.
To staff’s knowledge, there are no outstanding issues associated with the
proposed preliminary plat. The applicant addressed all issues raised during staff
review of the plat. Staff is supportive of the proposed four (4) lot preliminary plat.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (NOVEMBER 9, 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 analysis”
above. The item remained on the Consent Agenda for Approval. The vote was 8 ayes,
0 nays, 2 absent and 1 open position. The application was approved.