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HomeMy WebLinkAboutPC Minutes for S-1883-B 111424November 14, 2024 ITEM NO.: 11 FILE NO.: S-1883-B NAME: Shiloh Grove Phases 2 & 3 – Revised Preliminary Plat LOCATION: South of the Oxford Valley Drive/Appomattox Drive Intersection DEVELOPER: E-Steps Investors, LLC 1518 Brookshire Drive Benton, AR 72019 OWNER/AUTHORIZED AGENT: E-Steps Investors, LLC – Owner Holloway Engineering – Agent SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: 15.178 acres NUMBER OF LOTS: 85 FT. NEW STREET: 3,005 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05 CURRENT ZONING: R-2 1. Variance to allow reduced lot width for corner lots. 2. Variance to allow reduced lot area. 3. Variances to allow reduced side and rear building setbacks. BACKGROUND: On January 14, 2021 the Planning Commission approved a preliminary plat for the Shiloh Grove subdivision. The subdivision included 21.556 acres and 103 single family residential lots, to be developed in three (3) phases. On July 30, 2024 the final plat for Phase 1 was signed and recorded. The final plat for Phase 1 included 34 lots. November 14, 2024 ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting to revise the preliminary plat for Phases 2 and 3 by adding 16 lots to the overall subdivision, and reducing the lot area for some of the lots throughout the subdivision. B. EXISTING CONDITIONS: The property is undeveloped and mostly 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. The ADA ramp at Lot 56 at the SW corner of the intersection of Antero Dr. and Elbert Dr. shall be redesigned to meet City of Little Rock Standard Detail PW-50 Type 2 Ramp. 2. How will you serve Fire Access to Bierstadt Dr. with it terminating at lots 107 and 108? You need a fire apparatus in place. 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: All Central Arkansas Water requirements in effect 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. November 14, 2024 ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B 3 This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A connection to the existing 8” Ductile Iron main on Legion Hut Rd. will need to be provided. 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 asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. November 14, 2024 ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B 4 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. November 14, 2024 ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B 5 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 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: On January 14, 2021 the Planning Commission approved a preliminary plat for the Shiloh Grove subdivision. The subdivision included 21.556 acres and 103 single family residential lots, to be developed in three (3) phases. On July 30, 2024 the final plat for Phase 1 was signed and recorded. The final plat for Phase 1 included 34 lots. The applicant is requesting to revise the preliminary plat for Phases 2 and 3 by adding 16 lots to the overall subdivision, and reducing the lot area for some of the lots throughout the subdivision. November 14, 2024 ITEM NO.: 11 (Cont.) FILE NO.: S-1883-B 6 The proposed lots within Phases 2 and 3 will range in size from 0.120 acre (5,227 sq. ft.) to 0.155 acre (6,751 sq. ft.). All of the lots will be at least 50 feet wide and 100 feet deep. Section 36-254 (d) (4) of the City’s Zoning Ordinance requires a minimum lot area of 6,000 square feet. The applicant is requesting a variance from this ordinance standard to allow several of the proposed lots to be less than 6,000 square feet in area. Staff supports the variance request. Section 31-232 (e) of the City’s Subdivision Ordinance requires that corner lots in residential subdivisions have minimum lot widths of 75 feet. The applicant is proposing corner lot widths of 65 feet throughout this subdivision, and is requesting a variance for the reduced corner lot width. Staff supports the variance request. The applicant is proposing 15 foot rear building setbacks and five (5) foot side building setbacks for the subdivision. Section 36-254 (d)(3) of the City’s Zoning Ordinance requires minimum 25 foot rear setbacks for R-2 zoned lots. Section 36- 254 (d)(2) requires minimum side setbacks of eight (8) feet or 10 percent of the lot width (for lots less than 80 feet wide). Therefore, the applicant is requesting variances from these ordinance requirements for the subdivision. Staff supports the variance request, which was approved with the original preliminary plat. To staff’s knowledge, there are no outstanding issues related to this preliminary plat request. The applicant has done a good job in addressing issues as raised by staff during staff’s review of this plat. The subdividing of this property should have no adverse impact on the surrounding properties. I. STAFF RECOMMENDATION: Staff recommends approval of the requested revised 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: (NOVEMBER 14, 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 absent and 1 open position. The application was approved.