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HomeMy WebLinkAboutPC Minutes for S-867-K (10) 080824August 8, 2024 ITEM NO.: 9 FILE NO.: S-867-K (10) NAME: Chenal Valley Phase 36 – Preliminary Plat LOCATION: South of Chenal Parkway, west of Chenonceau Blvd. DEVELOPER: Potlatch Deltic Real Estate, LLC 7 Chenal Club Blvd. Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Deltic Real Estate, LLC – Owner White-Daters and Associates – Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 51.1004 acres NUMBER OF LOTS: 128 FT. NEW STREET: 6,100 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variance to allow advance grading. 2. Variance to allow reduced building setbacks. 3. Variance to allow reduced standards for the Chenal Parkway frontage. C. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 51.1004 acres of R-2 zoned property into 128 lots for single family residential development. August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 2 D. EXISTING CONDITIONS: The property is undeveloped and mostly 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. August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 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 are required to perform a final inspection of all street and stormwater infrastructure construction within the public right of August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 4 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. 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. 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. 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. Chenal Parkway is classified as a principal 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 Chenal Parkway for a principal arterial standard and dedication of additional right of way per master street plan is required. Total right of way dedication required is fifty-five (55) feet from street centerline. Additional right of way August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 5 dedicated from the centerline of right of way more than fifty-five (55) 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 Chenal Parkway. 19. Due to the proposed addition of the fourth leg at the intersection of Chenal Parkway and Chenonceau Blvd. and the future, projected vehicular traffic for this development, construction of intersection improvements will be required by the developer to provide a new westbound left turn lane with adequate storage length plus taper per AASHTO and MUTCD standards to improve intersection vehicular capacity, safety, and efficiency for traffic operations at the existing intersection. Submission of intersection improvement plans by the developer to Department Engineering Division staff’s review and approval is required. 20. Modification of the existing traffic signal will be required also to provide a new traffic signal pole with mast arm and new signals heads with associated equipment to provide signal indications for the future development traffic to safely enter and exit the development. Submission of traffic signal modification plans by the developer to Department Engineering Division staff’s review and approval is required. 21. Proposed 27 ft. typical section as shown on preliminary plat shows the back of sidewalk to be right on the right of way line. Per City standard detail PW- 22, there shall be a minimum one (1) foot buffer between the back of sidewalk to the right of way line. 22. Proposed 27 ft. typical section as shown on preliminary plat shows a proposed three (3) percent roadway cross slope. The City standard for roadway cross slope is two (2) percent. Therefore, the proposed three (3) percent cross slope shall be reviewed by Department Engineering Division staff in the future with submission of the roadway construction plans and the drainage report by the developer. The proposed three (3) percent cross slope on the typical section as shown on the preliminary plat cannot be accepted by Department Engineering Division staff until the roadway construction plans and drainage report are reviewed and approved in the future. 23. If approved by the Planning Commission, all horizontal curves/street radiuses requested for a variance approval from the master street plan requirements within the proposed subdivision shall be signed per MUTCD requirements for the reduced design speed. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Submit the wastewater infrastructure plans to LRWRA for review and approval. August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 6 Entergy: No comments received. Summit Utilities: No comments. 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. CAW will need to perform hydraulic analysis to determine the water line sizes in the subdivision. All Central Arkansas Water requirements in e0ect at the time of request for water service must be met. 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. Engineering Division and Little Rock Fire Department is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. 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 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. August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 7 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. 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. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 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: 10. Minimum gate width shall be 20 feet. 11. Gates shall be of swinging or sliding type. 12. Construction of gates shall be of material that allow manual operation by one person. 13. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 14. 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. 15. 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. 16. Locking device specifications shall be submitted for approval by the fire code official. 17. Electric gate operators, where provided, shall be listed in accordance with UL 325. 18. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 8 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. 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. If you have any additional questions please contact our office. Contact Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram (501) 918-3756. 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. August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 9 H. ANALYSIS: The applicant proposes to subdivide 51.1004 acres of R-2 zoned property into 128 lots for single family residential development. The property is located south of Chenal Parkway at its intersection with Chenonceau Blvd. Chenonceau Blvd. will be extended into the proposed subdivision, with 6,100 linear feet of new streets. The property is currently undeveloped, mostly wooded, with varying degrees of slope. The applicant proposes to final plat the subdivision in three (3) phases as follows: Phase 1 – Lots 1-22 and 86-108, Block 127 Phase 2 – Lots 23-43 and 73-85, Block 127 Lots 6-10, Block 128 Phase 3 – Lots 44-72, Block 127 Lots 1-5 and 11-20, Block 128 The proposed subdivision will have lots ranging in size from 50 feet by 120 feet to 80 feet by 120 feet. As part of the project, the applicant will make improvements to Master Street Plan standards for the intersection of Chenal Parkway and Chenonceau Blvd. The improvements will include the fourth leg of the intersection and modifications to the traffic signalization. The applicant will make no additional improvements to the remainder of The Chenal Parkway frontage. The applicant is requesting a variance to allow the current reduced standards along the remainder of the Chenal Parkway frontage, and allow the roadway to remain as it is currently constructed. The applicant is requesting to advance grade the entire subdivision with the construction of Phase 1. The applicant notes the following: “Due to terrain, lots will need to be graded. Allowing advance grading will eliminate the need to import and export material.” Staff supports the advance grading request. Sections 36-254 (d) (1) and (3) of the City’s Zoning Ordinance requires minimum front and rear setbacks of 25 feet for R-2 zoned lots. The applicant is requesting a variance from this ordinance standard to allow 20 foot front and rear setbacks for the single family lots. The applicant notes that the request for reduced setbacks August 8, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-867-K (10) 10 is “due to the steep terrain with slopes steeper than 15%.” Staff supports the variance request. To staff’s knowledge, there are no outstanding issues associated with the requested preliminary plat. Staff is supportive of the request to develop a new single family subdivision along Chenal Parkway. I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat and associated variances, 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: (AUGUST 8, 2024) 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 9 ayes, 0 nays, 1 Recused (Hart) and 1 absent. The application was approved.