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HomeMy WebLinkAboutPC Minutes for S-1980October 10, 2024 ITEM NO.: 8 FILE NO.: S-1980 NAME: Zion Square – Replat of Block 82, John Barrow’s Addition 6L LOCATION: South side of W. 29th Street, between Zion Street and Cobb Street DEVELOPER: City of Little Rock 500 W. Markham Street Little Rock, AR 72201 OWNER/AUTHORIZED AGENT: City of Little Rock – Owner GarNat Engineering – Applicant SURVEYOR/ENGINEER: GarNat Engineering, LLC P.O Box 116 Benton, AR 72018 AREA: 1.88 acres NUMBER OF LOTS: 14 FT. NEW STREET: 266 LF WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.03 CURRENT ZONING: R-3 VARIANCE/WAIVERS: 1. Variance to allow reduced lot width and depth. 2. Variance to allow increased lot width-to-depth ratio. 3. Variance to allow reduced side building setbacks. 4. Variance to allow reduced lot area. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests to replat Block 82 of John Barrow’s Addition 6L into 14 lots for single family development. The development will include a new cul-de-sac street from W. 29th Street, which will run through the center of the overall property. October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 2 B. EXISTING CONDITIONS: The property is currently 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. 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. 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. October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 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. A grading permit is not required for the proposed site work due to the property being exempt per City Code. Sec. 29-186 (d)(3)(iii). However, all construction work must include appropriate drainage and erosion control measures (i.e. hydroseeding, silt fencing, mulching, inlet protection, etc.) to protect the municipal storm water drainage system and neighboring properties from sediment runoff. New development may be subject to inspections for compliance. 7. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 8. Per Appendix D in the 2021 AR Fire Prevention Code, 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. Accepted turnaround provisions per the code are a ninety-six (96) foot diameter cul-de-sac, a sixty (60) foot “Y” or a one hundred twenty (120) foot hammerhead. Proposed alternatives to the accepted turnaround provisions will be required to be approved by the Fire Chief. Show on preliminary plat that the proposed cul-de-sac meets the minimum ninety-six (96) foot diameter cul-de-sac requirement. 9. Per Appendix D in the 2021 AR Fire Prevention Code, fire apparatus access roads shall not exceed ten (10) percent in grade unless approved by the Fire Chief. 10. Per Appendix D in the 2021 AR Fire Prevention Code, the pavement width shall be 26 feet minimum where a fire hydrant is located. 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, culverts, 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. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final certificate of occupancy can be released for the building. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 4 13. 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. 14. Department engineering staff is 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. 15. 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. 16. 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. 17. 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). 18. 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. 19. 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. 20. Per stormwater management and drainage manual for open channels, the maximum hydraulic grade line (i.e., ponding) elevation allowed are not closer than thirty (30) feet horizontally from any buildings, and not less than one (1) foot below the lowest sill or flood elevation of any building. This requirement is for both the 25 and 100 year storm flows within the proposed channel. Proposed cut-off ditch shall be analyzed along its length for lots 922-910 to confirm this requirement is met. Minimum freeboard is six (6) inches from the hydraulic grade line elevation to the top of the ditch for the 100 year storm flow. October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 5 E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. 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. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2021 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 6 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. 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. October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 7 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant requests to replat Block 82 of John Barrow’s Addition 6L into 14 lots for single family development. The development will include a new cul-de-sac street from W. 29th Street, which will run through the center of the overall property. The property is currently undeveloped and wooded. The applicant is proposing 14 lots ranging in size from 3,234 square feet to 5,843 square feet. The lot widths will range from 38 feet to 48 feet, with the average lot depths ranging from 87 .5 feet to 117 feet. A new cul-de-sac street will be constructed from W. 29th Street and will run southward through the center of the overall property. October 10, 2024 ITEM NO.: 8 (Cont.) FILE NO.: S-1980 8 The new street will have a length of approximately 266 linear feet, with 50 feet of right-of-way and a 60 foot cul-de-sac radius. The applicant is requesting the following variances with the replat request: 1. Section 36-255 (d) (4) of the City’s Zoning Ordinance requires a minimum lot width of 50 feet and a minimum lot depth of 100 feet. The proposed lots range from 38 feet to 48 feet, with average lot depth from 87.5 feet to 117 feet. 2. Section 36-255 (d) (4) requires a minimum lot area of 5,000 square feet. Lots 2R through 13R have lot areas ranging from 3,234 square feet to 4,950 square feet. 3. Section 36-255 (d) (2) requires minimum side building setback of 10 percent of a lot’s width. The applicant is proposing side building setbacks of four (4) feet. A minor side setbacks variance will be needed for Lots 1R, 7R, 8R and 14R. The front and rear building setbacks will comply with ordinance standards. 4. Section 31-232 (b) of the City’s Subdivision Ordinance states that no residential lot shall be more than three (3) times as deep as it is wide. A minor variance from this standard is needed for Lots 5R, 9R and 10R. 5. Section 31-232 (e) requires a minimum lot width of 75 feet for corner lots. Lots 7R and 8R have lot widths of approximately 43 feet. Staff is supportive of the requested replat of Block 82, John Barrow’s Addition 6L. Staff views the request as reasonable. The City of Little Rock will build the houses within the Zion Square replat as affordable housing to be sold to low and moderate income individuals and families. I. STAFF RECOMMENDATION: Staff recommends approval of the requested replat, 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: (OCTOBER 10, 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 8 ayes, 0 nays, 2 absent and 1 open position. The application was approved.