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HomeMy WebLinkAboutS-1073-K Staff AnalysisITEM NO.: 2. S-1073-K NAME: Arkansas Systems Lots 4A — 4D Preliminary Plat LOCATION: located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway Planninq Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 5, 2017. The Office of Planning and Development must receive the proof of notice no later than July 14, 2017. 2. Change the name of the surveyor from Paul to Daniel: 3. Provide the zoning classification within the proposed plat area and of abutting areas shown. 4. Commercial plats - Provide the names of owners of all abutting lands. 5. Will the lots be final platted in a single phase or multiple phases? Variance/Waivers: 1. A variance from the Land Alteration Ordinance to allow grading of the entire site with the development of the first lot. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. Public Works Conditions: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31- 175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site for future phases with construction of phase 1? 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. The existing curb along Arkansas Systems Drive and the median at Chenal Parkway has ITEM NO.: 2. S-1073-K been painted red and signed as a "Fire Lane". No records show the public street functions as a fire lane. The paint should be removed. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans for Lot 4A, 413, 4C, and 4D. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 11.In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 12.The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to and within the subject property shows to be in the floodplain with the channel upstream of Arkansas Systems Drive shown to be in the floodway. Prior to issuance of a grading permit, a "No Rise Certification" based on the proposed conditions must be provided to staff for review and approval. 13. Per City code, Section 36-341, vehicle parking is restricted from being provided in the floodway. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Design plans for piping system must be submitted to staff for approval prior to issuance of a grading permit. The proposed piping must be placed within a drainage easement. 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering 501.379.1813 or gsimmons@littlerock.gov for more information. Streetlights do not appear to be installed along Arkansas Systems Drive. 17. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the proposed driveway intersection(s) comply with 2004 AASHTO Green Book standards. 18. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. A variance must be requested for the proposed Arkansas Systems Drive driveway. Driveway spacing on collector streets are 250 feet between driveways and intersections and 125 feet from side property lines. 19. Is an additional access proposed for lot 4C? Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required with easements If new sewer service is required for this project (4D). Existing sewer easement(s) must be retained. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There are existing three ITEM NO.: 2. S-1073-K phase, underground power lines running along the western side of Chenal Parkway and along the northern side of Arkansas Systems Drive which might be used to feed the proposed development. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. ITEM NO.: 2, S-1073-K Fire Department: 1. 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. 2. 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. 3. 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. 4. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. ITEM NO.: 2. S-1073-K b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 6. 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. 7. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning_: No comment. Rock Region Metro: Location is not currently served by METRO but is in our long range plans. We recommend removing the curb cut to Lot 4b from the Chenal Parkway road frontage. One way exit/entry diverted drives are routinely ignored by drivers and very hard to enforce. There are two other extremely close existing access drives to this lot less than 300'- 0" from the proposed curb -cut and a marked access easement across lot 4A. Lastly the pedestrian way along the street front is interrupted creating a barrier for those with disabilities. Traffic merging from the inconstantly controlled exit has potential for a safety hazard to pedestrians. Excessive curb -cuts on the parkway road frontage with higher travel speed impede bus operations. Building Code: No comment. Planning Division- No comment. Landscape: No comment. ITEM NO.: 2. S-1073-K Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 5, 2017. July 20, 2017 ITEM NO.: 2 FILE NO.: S-1073-K NAME. Arkansas Systems Lots 4A — 4D Preliminary Plat LOCATION: Located on the Southeast corner of Arkansas Systems Drive and Chenal Parkway DEVELOPER: John Flake and Hank Kelley 425 West Capitol Avenue, Suite 300 Little Rock, AR 72201 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.12-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT:19 - Chenal CENSUS TRACT: 42.13 CURRENT ZONING: C-3, General Commercial District VARIANCEM/AIVERS: 1. A variance from the Land Alteration Ordinance to allow grading of the entire site with the development of the first lot. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. BACKGROUND: On December 21, 1998, the Board of Adjustment reviewed and approved a request to allow a variance from the floodway/floodplain restrictions of Chapter 8 and 36 to permit construction of a parking lot in the floodway for Lots 4 and 5 of the Arkansas Systems Office Park Addition. The applicant proposed construction of an office building on Lot 5, which has been constructed. The applicant proposed to contain the drainage in underground culverts and to utilize the area designated as floodway for parking and driveways. As a condition of approval, the applicant was required to provide CORPS approval of hydraulic calculations containing the 100-year floodway in the proposed underground structure, conditional letter of approval from FEMA, parking lot elevation to allow storm events above the 100 year to pass without endangering the building and July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K dedication of a drainage easement to contain the floodway. No development was proposed for Lot 4 and the site remains undeveloped. Ordinance No. 19,578 adopted by the Little Rock Board of Directors on August 15, 2006, rezoned the site from 0-2, Office and Institutional District to PCD, Planned Commercial Development. The approval allowed the development of this 5.11 acre tract with a two (2) lot plat and the construction of a branch bank facility and a three (3) story mixed use building on the individual lots through a Planned Office Development. The office building was proposed for Lot 4A consisting of a total of 60,750 square feet of space with 20,250 square feet of potential retail space, all retail space was contained on the first floor and 40,500 square feet of office space. A total of 213 parking spaces were proposed to serve the office building. Lot 4B was proposed for the branch bank facility with a total of 2,600 square feet of space and 47 parking spaces. Cross access and parking would be provided between the two (2) lots. Ordinance No. 20,821 adopted by the Little Rock Board of Directors on December 17, 2013, allowed a revision to the previously approved PCD (Z-6015-A). The approval allowed the creation of a two (2) lot plat. An office building was approved for one lot and a small restaurant with drive through service was proposed for the second lot. The two (2) lots were to share a common drive and parking area. All driveways on the site were to be included in a cross access easement. Lot 4A was proposed containing 3.7-acres, 184 parking spaces, 18,375 square feet of building coverage and a maximum of three (3) stories and 55,125 square feet of building area. The site plan included the option for placement of a pick-up window on the eastern end of the building. Lot 4B was proposed containing 1.4-acres, 67 parking spaces and 4,300 square feet of building area. The use was proposed as a restaurant with drive through service. The applicant requested a waiver of the screening requirement for the order menu boards. The uses proposed for the development were as follows: All permitted uses identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. The maximum commercial proposed is limited to 18,375 square feet located on Lot 4A. The redevelopment of the site has not occurred. Ordinance No. 21,103 adopted by the Little Rock Board of Directors on October 5, 2015, allowed a revision to the proposed development plan. The project included two (2) lots. The uses proposed for the development were as follows: All permitted uses K July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K identified within the C-3, General Commercial Zoning District and the following additional items - Food store under five thousand (5,000) square feet of gross floor area, with the sale of beer or wine, private club with dining or bar service, hospital, medical clinic with ambulatory service. The proposal excluded the following uses: Animal clinic (enclosed), Auto parts and accessories, Cabinet and woodwork shop, College dormitory, College fraternity or sorority, Convenience food store with gas pumps, Convent or monastery, Job printing, lithographer, printing or blueprinting, Taxidermist. Lot 4A was proposed containing 3.3-acres with 18,375 square feet of building coverage and a maximum building area of 55,125 square feet. The building was proposed with one (1), two (2) or three (3) stories in height. The plan indicated 178 parking spaces. The commercial uses were not to exceed the area of the first floor. A portion of Lot 4A was proposed with the potential for restaurant space. The mix of uses would not exceed the available parking on the site. The development of Lot 4B was proposed with 1.4-acres and a 4,300 square foot building with a drive -through window. The plan indicated 67 parking spaces. The applicant indicated the building on Lot 4B as a restaurant with drive -through service or as a sit-down restaurant with exterior dining. If the lot was developed without the drive -through window the building area proposed was 7,800 square feet with 98 parking spaces. The request included a variance from Section 36-341 to allow vehicle parking over the box culvert and in the floodway. The request also included a variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation, as per an approved 404 permit. The request included a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. None of the previously described planned developments occurred and the project remains undeveloped. Ordinance No. 21,223 adopted by the Little Rock Board of Directors on May 3, 2016, revoked the PCD, Planned Commercial Development Zoning District, and rezoned the property to C-3, General Commercial District. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The project contains approximately 5.12-acres and is located at the southeast corner of Chenal Parkway and Arkansas Systems Drive. The property is currently zoned C-3, General Commercial District and is undeveloped. This application is proposing to create four (4) parcels, three (3) fronting Chenal Parkway and one (1) fronting on Arkansas Systems Drive. The applicant is 3 July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K proposing a variance from the City's Land Alteration Ordinance to allow the completion of the site grading for the entire plat area with the channelization of the creek and the extension of the existing box culvert. The request also includes a variance from the Master Street Plan and the Subdivision Ordinance to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed. B. EXISTING CONDITIONS: The site is a partially wooded site located at the southeast corner of Arkansas Systems Drive and Chenal Parkway. This area has developed as an office complex with a retail center located to the south. The area to the northwest is a C-2 zoned site currently developing as a shopping center. To the west of the site is vacant property developed as the Promenade Shopping Center. Further west is property developing as St. Vincent's West Medical campus. C. NEIGHBORHOOD COMMENTS: All abutting property owners along with the Villages of Wellington Property Owners Association and the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS' PUBLIC WORKS CONDITIONS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55-feet from centerline will be required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be installed along Chenal Parkway. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Is advanced grading requested to occur on the site for future phases with construction of Phase 1? 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 0 July 20, 2017 SUBDIVISION ITEM NO-- 2 FILE NO.: S-1073-K 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 8. The existing curb along Arkansas Systems Drive and the median at Chenal Parkway has been painted red and signed as a "Fire Lane". No records show the public street functions as a fire lane. The paint should be removed. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of at least one (1) foot above the proposed base flood elevation is required to be shown on plat and grading plans for Lot 4A, 413, 4C, and 4D. At time of construction and prior to issuance of the final certificate of occupancy, an elevation certificate will be required to be provided. 11. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 12. The base flood elevations show to be below the bottom of the ditch. The majority of the channel adjacent to and within the subject property shows to be in the floodplain with the channel upstream of Arkansas Systems Drive shown to be in the floodway. Prior to issuance of a grading permit, a "No Rise Certification" based on the proposed conditions must be provided to staff for review and approval. 13. Per City code, Section 36-341, vehicle parking is restricted from being provided in the floodway. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Design plans for piping system must be submitted to staff for approval prior to issuance of a grading permit. The proposed piping must be placed within a drainage easement. 16. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering 501.379.1813 or Qsirnmcns c littlerock.qc\/ for more information. Streetlights do not appear to be installed along Arkansas Systems Drive. 5 July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K 17. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the proposed driveway intersection(s) comply with 2004 AASHTO Green Book standards. 18. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. A variance must be requested for the proposed Arkansas Systems Drive driveway. Driveway spacing on collector streets are 250 feet between driveways and intersections and 125 feet from side property lines. 19. Is an additional access proposed for lot 4C? E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Little Rock Water Reclamation Authorit : Sewer main extension required with easements if new sewer service is required for this project (41D). Existing sewer easement(s) must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There are existing three phase, underground power lines running along the western side of Chenal Parkway and along the northern side of Arkansas Systems Drive which might be used to feed the proposed development. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas 0 July 20, 2017 SUBDIVISION ITEM NO.: 2 [Cont1 FILE NO.: 5-1073-K Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of the water meter. 6. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone back -flow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. 9. The development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: 1. 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. 2. 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. 7 July 20, 2017 SUBDIVISION ITEM NO.: FILE NO.: S-1073-K 3. 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. 4. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. 0 July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 6. 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. 7. 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 (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is in our long range plans. We recommend removing the curb cut to Lot 4B from the Chenal Parkway road frontage. One way exit/entry diverted drives are routinely ignored by drivers and very hard to enforce. There are two other extremely close existing access drives to this lot less than 300'-0" from the proposed curb -cut and a marked access easement across lot 4A. Lastly the pedestrian way along the street front is interrupted creating a barrier for those with disabilities. Traffic merging from the inconstantly controlled exit has potential for a safety hazard to pedestrians. Excessive curb -cuts on the parkway road frontage with higher travel speed impede bus operations. F. ISSUESITECHN ICAUDESIGN: Building Code: No comment. 0 July 20, 2017 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1073-K Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017) Mr. Tim Daters and Mr. Hank Kelly were present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff questioned the proposed phasing for the new lots. Staff also requested Mr. Daters provide the names of owners of all abutting lands. Public Works comments were addressed. Staff questioned if the request included a variance from the Land Alteration Ordinance to allow grading of the entire area with the development of the first lot. Staff also questioned the access to proposed Lot 4C. Staff stated a grading permit was required prior to any land development. Staff stated the driveway locations would require a variance from the various City ordinances to allow the placement as proposed. Staff requested the applicant provide a sketch grading and drainage plan. Rock Region Metro comments were addressed. Staff stated the driveway on Chenal Parkway created a conflict for pedestrians and for transit service. Staff recommended limiting the number of driveways on Chenal Parkway. Mr. Daters stated there were only two (2) drives on Chenal Parkway within a 1,500-foot span. He stated the drive was needed to provide access to the proposed lots and allow for cross access through the future development. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the technical issues associated with the request raised at the June 28, 2017, Subdivision Committee meeting. The revised preliminary includes the names of owners of the abutting tracts and lots. The applicant has also indicated the lots will be final platted based on market demand. The request is for preliminary plat approval to allow the creation of four (4) lots from a parcel containing 5.12-acres located at the southeast corner of Chenal Parkway and Arkansas Systems Drive. The property is zoned C-3, General 10 July 20, 2017 SUBDIVISION ITEM NO,: 2 (Cont.) FILE NO.: S-1073-K Commercial District. Of the four (4) parcels, three (3) are proposed fronting Chenal Parkway and one (1) fronting on Arkansas Systems Drive. The lots are proposed with an average lot size of 160-feet by 250-feet with a minimum lot size of 0.98-acres. The lots are proposed with shared access and access easements to limit the number of driveways onto the abutting streets. The request also includes a variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation upon approval from FEMA of a required 404 permit. The applicant has stated grading of the entire site is necessary to allow the site to balance and eliminate the need for moving material to and from the site at the time of construction of the buildings. The request includes a variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. The ordinance typically requires driveways to be a minimum of 150-feet from the property line. The drive as indicated is 10-feet from the property line. Staff is supportive of the driveway and the placement due to the location of other drives on Arkansas Systems Drive and staff does not feel there will be any conflicting movements from adjacent properties if constructed as proposed. Staff is supportive of the request. The plat as proposed complies with the typical development standards of the C-3, General Commercial District zoning criteria. Although there are variances associated with the plat request staff does not feel the variances will significantly impact this development or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the plat as proposed is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the following variance requests: 1. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation upon approval from FEMA of a required 404 permit. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. 11 July 20, 2017 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1073-K PLANNING COMMISSION ACTION: (JULY 20, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the following variance requests: 1. A variance from the City's Land Alteration Ordinance to allow grading of the entire site with construction of the proposed box culvert and creek relocation upon approval from FEMA of a required 404 permit. 2. A variance from Sections 30-43 and 31-210 to allow the drive on Arkansas Systems Drive nearer the property line than typically allowed per ordinance. There was no further discussion. The item was placed on the consent agenda and approved, as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 12