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HomeMy WebLinkAboutPC Minutes for S-1983 121224December 12, 2024 ITEM NO.: 9 FILE NO.: S-1983 NAME: The Reserve at Brodie Creek – Preliminary Plat LOCATION: South side of West 36th Street, approximately ¼ mile east of S. Shackleford Road DEVELOPER: Ascent Development 200 Casey Drive Maumelle, AR 72113 OWNER/AUTHORIZED AGENT: Bess Kahn, Bill Webster and Richardson Investment Mgt. – Owners Ascent Development (Holloway Engineering) – Agent SURVEYOR/ENGINEER: Holloway Engineering 200 Casey Drive Maumelle, AR 72113 AREA: 64.188 acres NUMBER OF LOTS: 232 FT. NEW STREET: 10,017 LF WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variance to allow reduced building setbacks. 2. Variance to allow reduced lot area. 3. Variance to allow reduced corner lot widths. 4. Advance grading variance. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 64.188 acres into 232 lots for single family residential development. December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 2 B. EXISTING CONDITIONS: The property is currently undeveloped and wooded, with varying degrees of slope. Brodie Creek runs along the western boundary of a portion of the overall site. 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. Provide updated preliminary plat. 2. 36th St. is show as a Minor Arterial with a proposed ROW of 90ft. Staff measured that there is only approximately 75ft out there existing. Additional ROW of approximately 7.50 feet shall be dedicated. Please confirm existing ROW width. 3. Show a phasing plan. 4. Drainage arrows and flows (PRE/POST) shall be shown. 5. Show proposed 5ft sidewalk. 6. Ensure that the mail kiosk has ADA accessibility. 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. This development will have minor impact on the existing water distribution system. December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 3 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. 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. 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: December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 4 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. 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 December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 5 (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 Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: The request is in the I-430 Planning District. The Land Use Plan shows the Public/Institutional (PI) category, thePark and Open Space (PK/OS) category, and the Residential Low Density (RL) category. The Public/Institutional (PI) category includes public and quasi-public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The Park/Open Space (PK/OS) category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The Residential Low Density (RL) category provides for single family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single family homes but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. The application is for Preliminary Plat approval. Surrounding the application area on the along the north and east sides are partially developed subdivisions in Residential Low Density use areas. To the east and south of the site are undeveloped lands in Residential Low Density areas. At the northwest corner is an area of Public/ Institutional area with a faith based institution and then south along the western boundary of the site is an area of Park/Open space that serves as a buffer for the Brodie Creek floodway. December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 6 This site is not located in an Overlay District. Master Street Plan: W 36th Street is a Minor Arterial on the Master Street Plan. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property. Deceleration Lanes are required. Standard Right-of-way (ROW) is 90 feet. Sidewalks are required on both sides. Stonehedge Drive is a Local Street stub at the north boundary of the plat, and will be a stub at its southern terminus. December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 7 Tudor Drive is a Local Street stub at the north boundary of the plat. Tudor Drive at its intersection with West Street abuts ROW of unbuilt W 42nd St (ROW 50') shown on West Heights Place Final Plat and Wellington Woods Addition Final Plat. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: W 36th Street is an existing Class 2 Bike Lane to the west of Dover Drive intersection. Class 2 Bike Lanes provide a portion of the pavement for the sole use of bicycles. December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 8 Historic Preservation Plan: The application, as shown, should have no effect on identified historic resources. H. ANALYSIS: The applicant proposes to subdivide 64.188 acres into 232 lots for single family residential development. The single family development is proposed to take place in six (6) phases. The primary access to the subdivision will be via a new road from W. 36th Street. Secondary access points will be through extensions of Tudor Drive, Stonehedge Drive and West Street. The proposed subdivision will include 10,017 linear feet of new streets. The property is currently undeveloped and wooded, with varying degrees of slope. Brodie Creek runs along a portion of the property’s west boundary line. Portions of the property are located in the floodway and floodplain. The subdivision will be developed in six (6) phases as follows: Phase 1 – Lot 1 – Lot 50, Lot 70 – Lot 83 Phase 2 – Lot 51 – 69, Lot 84 – Lot 96, Lot 136, Lot 151, Lot 205 – Lot 210 Phase 3 – Lot 97 – Lot 126, Lot 152 Phase 4 – Lot 127 – Lot 135, Lot 137 – Lot 150, Lot 153 – Lot 161, Lot 197 – Lot 204 Phase 5 – Lot 162 – Lot 185, Lot 192 – Lot 196 Phase 6 – Lot 186 – Lot 191, Lot 211 – Lot 232 The proposed subdivision will include 19.253 acres of open space area, shown on the plat as Tracts A through J. Sections 36-254 (d) (2) and 36-254 (d) (3) of the City’s Zoning Ordinance requires minimum building side setbacks of eight (8) feet or 10 percent of a lot’s width and minimum building rear setbacks of 25 feet for R-2 zoned lots. The applicant is requesting a variance to allow five (5) foot side yards and 15 foot rear setbacks. Staff supports the variance request. Section 36-254 (d) (4) requires a minimum lot area of 6,000 square feet for lots in R-2 zoning. Some of the lots throughout the proposed subdivision are slightly less than the 6,000 square foot minimum. The applicant is requesting a variance from this ordinance standard. Staff supports the variance request. Section 31-232 (e) of the City’s Subdivision Ordinance requires a minimum lot width of 75 feet for corner lots in residential subdivisions. The applicant is December 12, 2024 ITEM NO.: 9 (Cont.) FILE NO.: S-1983 9 requesting a variance to allow most of the corner lots throughout the proposed subdivision to have lot widths between 67 and 70 feet. Staff supports the variance request. The applicant is also requesting a variance to allow advance grading throughout the proposed subdivision. The applicant proposes to grade Phases 2 and 3 with Phase 1. The future phases will be graded 2 or 3 at the same time. This will allow fill material to be utilized throughout the site and not transported on city streets. Staff supports the advance grading request. To staff’s knowledge, there are no outstanding issues associated with the proposed preliminary plat. Staff believes the proposes subdivision will have no adverse impact on the general area. 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: (DECEMBER 12, 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, 1 absent and 2 open positions. The application was approved.