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HomeMy WebLinkAboutPC Minutes for S-1975July 11, 2024 ITEM NO.: 15 FILE NO.: S-1975 NAME: Mountain Brook Subdivision – Preliminary Plat LOCATION: Northeast corner of Valley Ranch Drive and Patrick Country Road DEVELOPER: Mountain Brook, LLC P.O. Box 242142 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: SJS Family, LLC and Pinewood Land Co., LLC – Owners Joe White and Associates, Inc. – Agent SURVEYOR/ENGINEER: Joe White and Associates, Inc. 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 37.25-acres NUMBER OF LOTS: 164 FT. NEW STREET: 5,400 LF WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variances to allow reduced building setbacks. 2. Variance to allow 65 foot wide corner lots. 3. Variance to allow a 10 foot high wood fence at the rear of Lots 101-137. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting preliminary plat approval to allow 37.25 acres of property located at the northeast corner of Valley Ranch Drive and Patrick Country Road to be subdivided into 164 lots for single family residential development. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 2 B. EXISTING CONDITIONS: The property is currently undeveloped and wooded, with varying degrees of slope. 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. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 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 31-434, 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. 8. 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. 9. 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. 10. Department engineering staff are 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. 11. 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. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 4 12. 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). 13. 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. 14. 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. 15. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. 16. Valley Ranch Drive is considered a collector per City’s current master street plan. Therefore, per City’s boundary street ordinance, construction of boundary street improvements along property’s frontage for collector street standard and dedication of additional right of way per master street plan is required. Total right of way dedication required is thirty (30) feet from street centerline. Additional right of way dedicated from the centerline of right of way more than thirty (30) 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 Valley Ranch Drive. 17. Boundary street improvements are required per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one- half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 18. Proposed midblock pedestrian crossing within horizontal curve C2 on Mountain Brook Circle is not allowed. Pedestrian midblock crossing will be required to be relocated and redesigned to cross at a tangent location before or after the horizontal curve. 19. Mountain Brook Lane is required to have sidewalk on one side of the street per master street plan for local street. Provide the sidewalk as required for the master street plan. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 5 20. The “existing secondary emergency access” road as shown on the preliminary plat does not appear to staff to meet the 2021 AR Fire Prevention Code Appendix D 102.1 and D103.4 fire apparatus access road requirements. Therefore, a new fire apparatus road constructed to these standards will be required or other approved driving surface as determined by the City Fire Marshal. This secondary emergency access road shall be contained within a new access easement from the other subdivision’s property through proposed Tract B. 21. What is Tract B’s proposed use and who is responsible for maintaining this tract? 22. Remove Tracts C, D, E, F, and G from the proposed corner lots’ street frontages. This is not allowed for corner lots. 23. Since part of the street construction is within the 100 year regulatory floodplain, 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 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any questions. 24. Will the existing gate on Valley Ranch Drive past Valley Ranch Cove blocking through traffic approaching this subdivision be removed as part of this development? 25. One hundred (100) year flows shown on sheet “Preliminary Drainage Analysis” submitted to staff shows the same flow for each drainage area of “207.2 CFS” which is incorrect. These flows shall be corrected and revised that agree with “Table 1 Existing Drainage Areas” on shown in the “Preliminary Plat Drainage Letter” and resubmitted to staff for review. 26. How will the existing drainage be collected and conveyed coming off site from the northwest flowing through proposed lots 209-227 as shown on sheet “Preliminary Drainage Analysis”? E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments received. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 6 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. Please submit plans for water facilities 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. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 7 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. 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. 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. July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 8 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 (Jason Lowder 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: No comments. H. ANALYSIS: The applicant is requesting preliminary plat approval to allow 37.25 acres of property located at the northeast corner of Valley Ranch Drive and Patrick Country Road to be subdivided into 164 lots for single family residential development. The property is currently undeveloped and wooded, with varying degrees of slope. The proposed preliminary plat will include 5,400 linear feet of new streets. The proposed subdivision will be accessed via an extension of Valley Ranch Drive. A temporary turn around will be located at the north end of Mountain Brook Road. There will be a secondary/ emergency access at the west end of Mountain Brook Drive, within Tract A. The proposed subdivision will be developed in four (4) phases as follows: Phase I – Lots 101 -137, Lots 201-202 and Lots 301-323 Phase II – Lots 226-232, Lots 324-332 and Lots 416-433 Phase III – Lots 219-225, Lots 333-340, Lots 408-415 and Lots 434-441 Phase IV – Lots 203-218, Lots 341-347, Lots 401-407 and Lots 442-448 July 11, 2024 ITEM NO.: 15 (Cont.) FILE NO.: S-1975 9 The applicant is requesting a variance from Sections 36-254 (d) (1-3) to allow reduced building setbacks as follows:  Minimum front setback – 20 feet  Minimum rear setback – 20 feet  Minimum side setbacks – 5 feet (for lots wider than 50 feet) The ordinance requires minimum front and rear setbacks of 25 feet and minimum side setbacks of 10 percent of the lot widths. Staff supports the variance request. Section 31-232 (e) of the City’s Subdivision Ordinance requires minimum lot widths of 75 feet for corner lots. The applicant is requesting a variance to allow 65 foot wide corner lots. Staff supports the variance request. Section 36-516 allows a maximum fence height of eight (8) feet for lots zoned residential. The applicant is requesting a variance to allow 10 foot high wood fences along the rear property lines of Lots 101-137. Staff also recommends approval of this variance. To staff’s knowledge there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the proposed preliminary plat. The proposed single family subdivision should have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed 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: (JULY 11, 2024) The applicant was present. The application was pulled off Consent Agenda. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. Staff informed the Commission that the applicant is proposing to do an in-lieu contribution for the future construction of Valley Ranch Drive as part of the preliminary plat request. Staff supported the in-lieu contribution request. There were three persons registered in opposition. Wanda Merritt, Randy Hoos and BJ Wyrick spoke about concerns pertaining to a buffer between the two subdivisions, and improvements to Patrick Country Road. After much discussion, there was a motion to approve the application. There was a second. The vote was 9 ayes, 0 nays, and 2 absent.