HomeMy WebLinkAboutS-0867-O-(9)-1 Staff AnalysisOctober 13, 2022
ITEM NO.: A FILE NO.:
NAME: Miramont Circle — Preliminary Plat
LOCATION: West end of Miramont Blvd., West of Chenal Valley Drive.
DEVELOPER:
Potlatch Deltic Real Estate
7 Chenal Club Blvd.
Little Rock, AR 72223
(501) 821-5555
OWNER/AUTHORIZED AGENT:
Potlatch Deltic - (Owner)
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667 (A)
SURVEYOR/ENGINEER:
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667 (A)
AREA: 31.57 acres
WARD: 5
CURRENT ZONING:
VARIANCE/WAIVERS:
NUMBER OF LOTS: 60
PLANNING DISTRICT: 19
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FT. NEW STREET: 3,300 LF
CENSUS TRACT: 42.13
1. Reduced side yard setbacks.
2. Alternative pedestrian circulation system as shown on preliminary plat.
October 13, 2022
ITEM NO.: A Cont. FILE NO.: S-867-0 9
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to subdivide 31.57 acres into 60 lots for single family residential
development with 3,300 combined linear feet of new streets. The proposed subdivision
will take access from Miramont Road with pedestrian paths connecting to the adjacent
properties and golf course.
B. EXISTING CONDITIONS:
The property currently undeveloped and mostly wooded. The property contains varying
degrees of slope, primarily sloping downward from north to south.
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. 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., Civil Engineering
Private Development at 501-371-4817 or at 501-918-5348 or Permits gIittlerock.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 to 1
acre, and $200.00 for the first acre and $100.00 for each additional acre for project
greater than 1 acre.
2. Hauling of fill material on or off project sites over municipal streets require approval
prior to a grading permit being issued by the Department of Planning and
Development. Contact Public Works Traffic Engineering at 621 S. Broadway 501-
379-1805 with any questions or for more information.
3. 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.
4. 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.
VA
October 13, 2022
ITEM NO.: A Cont. FILE NO.: S-867-0 9
5. Provide as -built plans and data entry template of newly installed or modified public
and private stormwater drainage system prior to issuance of the certificate of
occupancy. The as -built plans should contain information as found on the City of Little
Rock website at httl)s://www.li Heroc cit -
de aitmentsl ubiic-worksla lications-details-and-manuals!. Provide the as -built
plans and data entry template to Planning and Development Dept., Civil Engineering
Private Development by email to csmith Iittkerock. ov and cc
dwarner littierock.gay. If you have any questions or desire additional information,
please do not hesitate to contact Planning and Development Dept., Civil Engineering
Private Development at 501-371-4817 or at 501-918-5348 or email
Perm its@[ ittlerock�gQv .
6. 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 are located within the development also. Additionally, provide profile and
cross -sectional views of the detention structure outlet/spillway. 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 31-89.
7. A drainage study showing all hydrologic and hydraulic calculations for the proposed
storm sewer pipe system, detention ponds and underground structures, and inlets is
required. 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.
8. 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.
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October 13, 2022
ITEM NO.: A Cont. FILE NO.: S-867-0 9
9. 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-13).
10. Contact Planning and Development Dept., Civil Engineering Private Development 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.
11. Private access is proposed for this property. In accordance with Little Rock Code
Section 31-207, private streets must be designed and constructed to the same
standard as public streets per City of Little Rock's Master Street Plan. For a minor
residential street per master street plan, minimum total width required (including curb
& gutter) is 28 feet. Preliminary plat shows 27 feet total width. Revise total street
width to meet master street plan standards or request a variance from this
requirement to Department staff for review.
12. If street lighting is planned to be used, 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.
13. Per City Code 31-206 (f), "Property line corners at street intersections shall be
rounded with a radius of at least twenty (20) feet."
14. Provide typical section(s) for proposed private streets to verify compliance with master
street plan.
E. UTILITIES/FIRE DEPARTMENTIPARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
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October 13, 2022
ITEM NO.: A Cont. FILE NO.: S-867-0 9
Fire ❑e artment:
Maintain Access:
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.
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. 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 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.
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.
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October 13, 2022
ITEM NO.: A Cont. FILE NO.: S-8f7-O 9
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 (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 comment received.
CountV Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Buildin Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comment.
H. ANALYSIS:
The applicant proposes to subdivide 31.57 acres into sixty (60) lots for single family
residential development. The property is zoned R-2 and is located east of the Chenal
Valley Drive at the east end of Miramont Blvd. The average lot size is 11,700 square -
feet. The development will include 3,300 linear feet of new private streets. Open
space tracts will be located along the west, north and south perimeters of the
subdivision.
The property currently undeveloped and mostly wooded. The property contains varying
degrees of slope, primarily sloping downward from south to north. The property is bordered
to the east and southeast by the Chenal Valley Golf Course, and by R-2 developments to
the north, south, and west containing single family dwellings.
The subdivision will be developed in two (2) phases with sixty (60) lots averaging 11,700
+/- square feet with 25-foot front building setback lines. The applicant is proposing average
lot sizes that range from 75'x150' (11,250) feet to 78'x150' (11,700) feet, which comply with
the minimum lot size requirements.
I.
October 13, 2022
ITEM NO.: A(Cont.)FILE NO.: S-867-0 9
The applicant proposes to develop the subdivision in two (2) phases as follows:
Phase 1:
Lots 1 — 21, Block 107
Lots 9 — 20, Block 108
Tracts D, E, F and part of G
Phase 2:
Lots 22 — 39, Block 107
Lots 1 — 8, Block 108
Lot 21, Block 108
Tracts A, B, C, and part of G
The applicant is requesting a variance to allow for reduced side yard setbacks of 6-feet for
the lots. Section 36-254 (d) (2) of the City's Zoning Ordinance requires minimum side
setbacks of ten (10) percent of the average lot width not to exceed eight (8) feet in R-2
zoned property. Staff supports the variance request.
Access to the site will connect to Miramont Blvd. at the northwest central portion of the
development. A new private street (Miramont Circle) will circle the central interior of the
development with a cul-de-sac at the southeast corner. An additional street (Miramont
Court) will extend west at the southwest corner of the development terminating with a cul-
de-sac. Lots 27 through 30 will have access to this minor residential street. The remaining
lots will have access to Miramont Circle which has a sixty-five (65) foot right-of-way which
includes a ten (10) foot utility easement bordering the roadway.
The applicant is proposing 3,300 linear feet of new private streets within the development.
Chapter 31 of the City's Subdivision Ordinance allows private streets as follows: "Private
streets may be approved by the planning commission to serve isolated developments.
The design standards shall conform to public street standards as specified in this chapter.
Private streets are permissible only in the form of cul-de-sac and short loop streets and
only when it has been determined that these streets can be adequately served by all
public service vehicles. The subdivider shall provide for permanent maintenance of all
private streets in the bill of assurance. This maintenance shall include water lines, fire
hydrants, or other utility facilities." Staff is supportive of the proposed private street plan.
The proposed primary private street (Miramont Circle) will be gated approximately 150 feet
east of the existing Miramont Blvd. and Miramar Blvd. intersection. A guard house will be
adjacent to the gate and a turnaround area with mail kiosk will be located to the west. The
mailbox kiosk location must be constructed in conformance with USPS and City of Little
Rock design standards and be ADA accessible.
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October 13, 2022
ITEM NO.: A Cont. FILE NO.: 5-867-0 9
The applicant is requesting a variance to allow for the construction of alternate pedestrian
circulation system outside the street's right-of-way. The applicant is proposing to provide
paved paths for pedestrians and golf carts connecting to adjacent development streets to
the north and connecting to the Chenal Valley Golf Course existing cart paths to the east
and south. Section 31-175 of the City of Little Rock Subdivision Ordinance requires
sidewalks to be constructed on one (1) side of the proposed streets within this subdivision
as per the City's Master Street Plan.
A proposed alternate path that will be located within Open Tract "D" along the north
perimeter of the development starting at Miramont Circle and proceeding north between
lots 4 and 5 connecting to Miramar Blvd. to the west, Orle Circle to the north, and the golf
course to the east. A second proposed path will originate at an existing cart path to the
south within the golf course and proceed north through Tract "C" between lots 27 & 28 into
the development crossing Miramont Court. The path continues north through Tract "A"
between lots 30 & 31 connecting to Mirabel Court in the adjacent development to the west.
A third proposed path will begin at the lower southeast portion of Miramont Circle
proceeding due east within Tract "F" between lots 17 and 18 connecting to the existing golf
course cart path system. Staff supports the variance request and believes the path system
follows the general pattern of the surrounding developments in the area and their
connection to the golf course.
The applicant has not submitted the following required information to staff:
1. Storm drainage preliminary analysis showing drainage data for all watercourses
entering and leaving the plat boundaries.
2. Preliminary storm drainage plan incorporating proposed easement dimensions and
typical ditch sections.
3. An analysis of all stormwater conveyance for the one -hundred -year storm event onto,
within and leaving the property.
The additional information is needed so that staff can complete a review of this application.
STAFF RECOMMENDATION:
The applicant submitted a letter to staff on August 23, 2022 requesting this application be
deferred to the October 13, 2022 Planning Commission Agenda, so that additional required
information can be provided to staff. Staff supports the deferral request.
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October 13, 2022
ITEM NO.. A Cont. FILE NO.: S-867-0 9
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff on August
23, 2022, requesting this application be deferred to the October 13, 2022 Planning Commission
Agenda. Staff supports the deferral request. There was no further discussion. The item remained
on the consent agenda and deferred as recommended by staff. The vote was 8 ayes, 0 nays and
2 absent and 1 open position.
PLANNING COMMISSION ACTION: (OCTOBER 13, 2022)
Staff informed the Commission that the applicant submitted a letter to staff on October 3, 2022,
requesting that the application be deferred to the November 10, 2022 Planning Commission
Agenda. Staff supported the deferral request.
The application was placed on the Consent Agenda for deferral to the November 10, 2022
agenda. A motion to approve the Consent Agenda passed by a vote of 9 ayes, 0 nays, 1 absent
and 1 open position. The application was deferred.
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