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HomeMy WebLinkAboutPC Minutes for S-1428-G 080824August 8, 2024 ITEM NO.: 10 FILE NO.: S-1428-G NAME: Waters Edge Phase 3– Preliminary Plat LOCATION: North of Shady Brook Drive DEVELOPER: Sunshine Holdings, LLC 20192 Arch Street Little Rock, AR 72206 OWNER/AUTHORIZED AGENT: Sunshine Holdings, LLC - Owner Joe White and Associates - Agent SURVEYOR/ENGINEER: Joe White & Associates, Inc. Brian Dale 25 Rahling Circle Little Rock, AR 72223 (501) 214-9141 bdale@joewhiteassociates.com AREA: 38.32 acres NUMBER OF LOTS: 149 FT. NEW STREET: 4,480 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variance to allow reduced corner lot widths. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 38.32 acres of property into 149 lots for single family residential development. The subdivision will include phases 1 through 3 August 8, 2024 ITEM NO.: 10 (Cont.) FILE NO.: S-1428-G 2 of the Water's Edge Phase 3 residential development. B. EXISTING CONDITIONS: The property is undeveloped and wooded. 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 August 8, 2024 ITEM NO.: 10 (Cont.) FILE NO.: S-1428-G 3 drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 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 bound 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. 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 August 8, 2024 ITEM NO.: 10 (Cont.) FILE NO.: S-1428-G 4 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. 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. 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. August 8, 2024 ITEM NO.: 10 (Cont.) FILE NO.: S-1428-G 5 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. 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. August 8, 2024 ITEM NO.: 10 (Cont.) FILE NO.: S-1428-G 6 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 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. 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 38.32 acres of property into 149 lots for single family development. The subdivision will include Phases 1 through 3 of the Water’s August 8, 2024 ITEM NO.: 10 (Cont.) FILE NO.: S-1428-G 7 Edge Phase 3 residential development as follows: Phase 1 Lots 301 – 311 and Lots 395 – 449 Phase 2 Lots 312 – 319 and Lots 379 – 394 Phase 3 Lots 330 – 378 The average lot size will be 50 feet by 120 feet (6,000 square feet). Shady Brook Drive will be extended and will tie into White Oak Trails (Phase 1) and there will be a future secondary access from Sunshine Drive to White Oak Trails(Phase 3). Section 31-232(e) of the City’s Subdivision Ordinance requires minimum lot widths of 75 feet for corner lots in R-2 zoning. The applicant is requesting a variance from this ordinance standard to allow 70 feet wide corner lots within this subdivision. Staff supports the variance request. To staff’s knowledge there are no outstanding issues associated with the proposed preliminary plat. Staff is supportive of the proposed preliminary plat. The single- family subdivision should have no adverse impact on the surrounding properties. 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: (AUGUST 8, 2024) The applicant was present. The application was pulled off the Consent Agenda. Staff presented the item and a recommendation of approval as outlined in the “staff analysis” above. There was one person registered in opposition. Dr. Kenneth W. Jones spoke concerning deforestation, indigenous species being threatened and traffic issues. After much discussion, there was a motion to approve the application. There was a second. The vote was 9 ayes, 1 nay and 1 absent. The motion was approved.