HomeMy WebLinkAboutS-1715-A Staff AnalysisITEM NO.: 2.
NAME: the Village at Ison Creek Revised Preliminary Plat
S-1715-A
LOCATION: located on the west side of Pinnacle Valley Road, South of Pinnacle Valley
Phase V Subdivision
Plannina 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 October 19, 2016. The Office of Planning and Development must receive the
proof of notice no later than October 28, 2016.
2. Provide lot numbers for Lots 28 and 29.
Variance/Waivers:
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43, 46
and 47 (adjacent to designated tracts for open space).
3. A variance to allow a 15-foot front building setback on Lots 28 — 32, now Lots 26 — 31,
located adjacent to the floodway.
4. A variance from the City's Land Alteration Ordinance to allow advanced grading of the
proposed lots.
Public Works Conditions:
All previous comments on the preliminary plat apply.
a. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45-feet from centerline will be required.
b. A 20-foot radial dedication of right-of-way is required at the intersection of the
proposed street and Pinnacle Valley Road.
c. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvement to these streets including 5-foot sidewalks with
the planned development as shown on preliminary plat.
d. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Pinnacle Valley Road with the
planned development. Pinnacle Valley Road on the Master Street Plan has 22-feet
of pavement and two (2) 7-foot paved shoulders with open ditches. Staff prefers a
payment made in -lieu of street widening.
e. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering, Travis Herbner, at 501. 379.1805 or therbner@littlerock.org.
f. 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. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
g. Provide a Sketch Grading and Drainage plan. Portions of the proposed east -west
street exceed fifteen percent (15%) centerline grade. Per the Master Street Plan,
the maximum centerline grade on a residential street is fifteen percent (15%).
h. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
i. 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.
j. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
k. The minimum Finish Floor elevation of at least one (1) foot above the base flood
level is required to be shown on the preliminary platted lots in as well as adjacent
to the floodplain and on all grading plans.
I. 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.
m. 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.
n. The proposed alteration of the floodway and fill placed in the floodway will require
flood map revisions. Obtain a conditional letter of map revision and no rise
certification approval from Public Works and the Federal Emergency Management
Agency prior to issuance of a grading permit and/or a building permit.
o. 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 Traffic Engineering, Greg Simmons, at
501.379.1813 or gsimmons@littlerock.org for more information.
p. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering, Travis
Herbner at 501.379.1805 or therbner@littlerock.org for more information.
q. Per the Master Street Plan, parking is restricted to one side of the street on a 247
foot wide street. Show on the plan now and on the final plat and bill of assurance,
the area along the streets where parking is allowed.
r. Street names and street naming conventions must be approved by Public Works.
Contact Glenn Haley at 501.371.4537 or ghaley@littlerock.org.
s. Provide a letter prepared by a registered engineer certifying the sight distance at
the intersections comply with 2004 AASHTO Green Book standards.
t. Traffic calming devices are required for long straight streets to discourage
speeding. Depending on design future phases of development, traffic circles or
round -a -bouts at regular intervals, speed humps, narrowing, pedestrian tables, etc.
maybe warranted. Contact Traffic Engineering, Bill Henry, at 501.379.1816 or
bhenry@littlerock.org for additional information.
u. A minimum undisturbed strip 25-feet wide except for reasonable access shall be
provided along each side of streams having a 10-year storm >150 CFS. The
undisturbed strip should be measured from the top of the bank.
v. Provide information on the total width of the bridge.
w. Per IBC Section D107, developments of one or two family dwellings where the
number of dwelling units exceeds 30 shall be provided with separate and approved
fire apparatus access roads and shall meet the requirements of IBC, Section
D104.3. The provided emergency access must be provided within a recorded
emergency access easement to a public street right-of-way.
x. Provide a grading and drainage plan showing the transition area at the bridge
crossing including guard rails, vertical elevation change, sidewalk, driveways, etc.
Provide location of driveway on the east side of Pinnacle Valley Road in relation to
the proposed street.
2. Lot 491 is shown on north side of bridge.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: If phasing is desired, then second phase and beyond must be
submitted as a new project with new review fee. Contact Little Rock Wastewater Utility for
additional information.
Entergy: Entergy does not object to this proposal. A three phase power line exists along
Pinnacle Valley Road to the north of this development. There do not appear to be any
conflicts with existing electrical facilities. Contact Entergy in advance to discuss future
service requirements, new facilities locations and adjustments to existing facilities (if any) as
this project proceeds.
Center pint 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. 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.
3. 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.
4. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
5. A 48-inch raw water line and a 72-inch raw water line crosses the site within a 50-foot
waterline easement within the middle of the property. Care must be taken to protect these
water lines, and any appurtenances, such as access and air release vaults or
monumentation which may be in the area. No signs, dumpster pads, light poles or other
structures on foundations will be allowed within the existing 50-foot waterline easement.
Paved parking and driveways are allowed. Field verification of the pipeline depth and
location will need to be made by Central Arkansas Water. Construction of the proposed
improvements must be performed with materials and techniques that will not harm or
damage the pipelines or interfere with their operation. Due to the critical nature of the 39-
inch raw waterline located near this grading please contact Central Arkansas Water at
501.594.5261 24-hours prior to any work within the water line right of way.
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. 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.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation by one
person.
d. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by the fire code
official
h. Electric gate operators, where provided, shall be listed in accordance with UL
325.
i. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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:
3. Where there are more than 30 dwelling units on a single public or private fire
apparatus access road and all 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.
4. 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.
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: The site is not located on a dedicated Rock Region Metro Route. The
Pinnacle Mountain Express Route (Route #25) is located to the south along Cantrell Road.
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family
dwellings requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the building
official may require verification the foundation meets the required elevation by a licensed
engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall
extend above the elevation of the street gutter at point of discharge or the inlet of an
approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are
permitted, subject to the approval of the building official. The building official is permitted to
require an investigation and recommendation of a qualified engineer to demonstrate that the
intent of this Section has been satisfied. Such an investigation shall include consideration of
materials, height of slope, slope gradient, load intensity and erosion characteristics of slope
material.
Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834.
Planning Division: No comment.
Landscape: No comment.
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, October 19, 2016.
November 3, 2016
ITEM NO.: 2 FILE NO.: S-1715-A
NAME: The Village at Ison Creek Revised Preliminary Plat
LOCATION: Located on the West side of Pinnacle Valley Road, South of Pinnacle
Valley Phase V Subdivision
DEVELOPER:
Ison Creek Development
2024 Arkansas Valley Drive, Suite 307
Little Rock, AR 72212
ENGINEER:
Central Arkansas Engineering
Raymond Hickey
1012 Autumn Road, Suite #2
Little Rock, AR 72211
AREA: 20.7 acres NUMBER OF LOTS: 48 FT. NEW STREET: 2,500 LF
WARD: 5 PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
VARIANCEMAIVERS:
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43,
46 and 47 (adjacent to designated tracts for open space).
3. A variance to allow a 15-foot front building setback on Lots 28 — 32 (now Lots 26 —
31) located adjacent to the floodway.
4. A variance from the City's Land Alteration Ordinance to allow advanced grading of
the proposed lots.
BACKGROUND:
On February 20, 2014, the Little Rock Planning Commission approved a preliminary plat
request to allow the development of this site with a single-family subdivision. The
make-up of the subdivision included 51-residential lots, four (4) tracts of green space
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1715-A
and two (2) tracts which were reserved for future development and were not proposed
to be final platted with the initial phase of the subdivision. Detention was proposed
within the green spaces of the proposed development. The total area of the subdivision
included 20.7-acres before dedication of rights of way.
The approval included variances from the typical development standards regarding
setbacks. The applicant requested a variance to allow a 5-foot side yard setback on all
the proposed lots. The request also included a variance to allow a reduced rear yard
setback of 15-feet for a number of lots which abutted a dedicated tract of open space.
The developer also requested the allowance of a variance to allow a 15-foot front
building line for Lots 27 — 32, now Lots 26 — 31, located adjacent to the floodway.
The request included a variance from the City's Land Alteration Ordinance to allow
advanced grading of the proposed land area. The applicant indicated the grading was
necessary to allow the existing material to be moved on the site to fill the low areas
creating a balanced site and eliminating the need for hauling of materials to and from
the site.
The grading of the site has taken place. The applicant has worked with the Corp of
Engineers to secure the permit for the bridge crossing of Ison Creek. The applicant has
also secured from an adjacent property owner an access easement to allow for
emergency access via the shopping center to the south which has access to Cantrell
Road aligning to Taylor Loop Road to the south.
A. PROPOSAUREQUESPAPPLICANT'S STATEMENT:
The applicant is now proposing a revision to the previously approved preliminary
plat to allow the creation of a phasing plan and to indicate the location for the
proposed secondary access to the subdivision. The original proposal indicated
the homes would be sprinkled, as required by the fire code unless two (2) means
of access can be provided to a subdivision containing 30 or more lots.
Since the original approval of the preliminary plat the developer has secured a
buffer easement located to the immediate east of the development and has also
obtained a fire access easement at the southeast corner of the development.
The applicant states with the fire access easement there will not be a need to
sprinkle the homes in the subdivision.
According to the applicant due to weather limitations the developer is requesting
the phasing of the project in order to final plat a portion of the original proposal as
quickly as possible. Lots 1 — 20 are proposed in the first phase. The remaining
lots, Lots 21 — 48 will be final platted at a later date. The lots range in size from
just over 7,000 square feet to just over 10,600 square feet.
2
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
In addition to the previously approved variance the applicant is requesting
approval of a reduced rear yard setback for Lot 9 to allow a 15-foot rear yard
setback.
B. EXISTING CONDITIONS:
The property is located south of the Pinnacle Valley Phase V Subdivision which
is accessed from Pinnacle Valley Road and east of Pinnacle Valley Phase IV
Subdivision which is accessed from Rummel Road. The access to the property
is located just north of the intersection of Pinnacle Valley Road and Cantrell
Road. Grading of the site has taken place and a number of the infrastructure
improvements are in place. Along Pinnacle Valley Road in this area there are
two (2) single-family subdivisions, a veterinary clinic and an apartment
development. The property abuts commercial uses along the southern boundary
which front on Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Pinnacle Valley Neighborhood
Association and the Tulley Cove Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All previous comments on the preliminary plat apply.
2. Lot 491 is shown on north side of bridge.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: If phasing is desired, then second phase and beyond
must be submitted as a new project with new review fee. Contact Little Rock
Wastewater Utility for additional information.
En!gM: Entergy does not object to this proposal. A three phase power line
exists along Pinnacle Valley Road to the north of this development. There do not
appear to be any conflicts with existing electrical facilities. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Ener : No comment received.
AT & T: No comment received-
3
November 3, 2016
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1715-A
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. 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.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. A 48-inch raw water line and a 72-inch raw water line crosses the site within a
50-foot waterline easement within the middle of the property. Care must be
taken to protect these water lines, and any appurtenances, such as access
and air release vaults or monumentation which may be in the area. No signs,
dumpster pads, light poles or other structures on foundations will be allowed
within the existing 50-foot waterline easement. Paved parking and driveways
are allowed. Field verification of the pipeline depth and location will need to
be made by Central Arkansas Water. Construction of the proposed
improvements must be performed with materials and techniques that will not
harm or damage the pipelines or interfere with their operation. Due to the
critical nature of the 39-inch raw waterline located near this grading please
contact Central Arkansas Water at 501.594.5261 24-hours prior to any work
within the water line right of way.
Fire Department,
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
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November 3, 2016
SUBDIVISION
M NO.: 2 (Cont.) FILE NO.: S-1715-A
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. 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.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
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
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-171
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 all 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.
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: The site is not located on a dedicated Rock Region Metro
Route. The Pinnacle Mountain Express Route (Route #25) is located to the
south along Cantrell Road.
F. iSSUESITECHNICALIDESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Plannina Division: No comment.
Landscape: No comment.
G. SUBDIVISION.COMMITTEE COMMENT: (October 12, 2016)
Mr. Raymond Hickey of Central Arkansas Engineering was present representing
the request. Staff stated there were few outstanding technical issues associated
with the request. Staff stated the applicant was seeking approval of a phasing
plan for the new subdivision. Staff stated in addition the previous approval
indicated the homes would be sprinkled. Staff stated a secondary emergency
access was now being requested. Staff stated the access had been approved by
the Fire Department. Staff stated with the second access the homes were no
longer required to be sprinkled.
Public Works comments were addressed. Staff stated all previous comments to
the preliminary plat continued to apply. Staff stated Lot 491 was located on the
north side of the bridge. Mr. Hickey stated this property was maintained by the
original property owner and was not transferred to this developer at the time of
the original purchase.
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:
There were few outstanding technical issues associated with the request in need
of addressing from the October 12, 2016, Subdivision Committee meeting. The
request is to revise the previously approved preliminary plat for the Ison Creek
Subdivision. The applicant is continuing to request approval of the previously
approved variances and is requesting Lot 9 to also have a reduced rear yard
setback of 15-feet. The previous approval allowed a number of the lots, abutting
dedicated green spaces to be developed with rear yard setbacks of 15-feet.
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November 3, 2016
SUBDIVISION
ITEM NO.: 2 Cant.
FILE NO.: S-1715-A
The original proposal for the subdivision indicated the homes would be sprinkled,
as required by the 2012 fire code unless two (2) means of access can be
provided to a subdivision containing 30 or more lots. The developer of the
subdivision has secured a fire access easement at the southeast corner of the
development via the property located to the south which has an access drive to
the traffic light at Cantrell and Taylor Loop Roads. The fire department has
reviewed the request and has determined the means of secondary access is
acceptable. The drive will be developed as secondary access only and will not
be opened as a public access to this development or any other property in the
area without prior approval by the Little Rock Planning Commission through a
public hearing process. With the fire access easement there will not be a need to
sprinkle the homes in the subdivision.
Section 31-121 outlines the procedures for staging or phasing a proposed
subdivision. The ordinance states the subdivider may, and in conformance with
the provisions of the subdivision ordinance, seek final approval for only a portion
of the property for which the preliminary plat was approved. For residential plats,
however, such stages shall contain at least five (5) percent but in no case less
than five (5) lots of the total number of lots contained within that phase of the
approved preliminary plat seeking final plat approval. Plats containing fewer than
six (6) lots shall not be phased unless specifically authorized by the Planning
Commission.
According to the applicant due to weather limitations the developer is requesting
the phasing of the project in order to final plat a portion of the original proposal as
quickly as possible. Lots 1 — 20 are proposed in the first phase. The remaining
lots, Lots 21 — 48 will be final platted at a later date. The lots range in size from
just over 7,000 square feet to just over 10,600 square feet.
Staff is supportive of the applicant's request. The applicant is seeking
preliminary plat approval to allow phasing of the previously approved preliminary
plat. The applicant is seeking to continue the previously approved variances for
the preliminary plat approval. The applicant is also seeking to add one (1)
additional lot to the variance request to allow a reduced rear yard setback. Staff
does not feel the additional variance will significantly impact this development or
the area. To staff's knowledge there are no additional outstanding technical
issues associated with the request. Staff feels the development schedule as
proposed by the applicant 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.
9
November 3, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-171
Staff recommends approval of the previously approved variances with regard to
building setbacks and the addition variance for Lot 9 to allow a reduced rear yard
setback. Staff also continues to recommend approval of the variance request
from the City's Land Alteration Ordinance to allow advanced grading of the site.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 2016)
The applicant was present. There was one registered objector 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 previously approved
variances with regard to building setbacks and the addition of the variance request for
Lot 9 to allow a reduced rear yard setback. Staff stated they continued to recommend
approval of the variance request from the City's Land Alteration Ordinance to allow
advanced grading of the site.
Ms. Melinda Morrell addressed the Commission with concerns. She stated her home
was located at the intersection of the new street serving the subdivision and Pinnacle
Valley Road. She stated there were three (3) questions concerning the proposed
development she wished to have answered. She stated the number of proposed lots
had not been consistent. She stated the notice form indicated 59-lots. She stated staff
had indicated 49-lots. She stated she bought her home and then the spring rains came
and the creek adjacent to her home became a concern. She stated as with all rains the
creek carried a great deal of trash, trees and bushes. She questioned who would keep
the creek clear. She stated with the bridge her concern was the debris would get
caught by the bridge and cause damage and flooding. She question the location of a
proposed electrical pole and the relation of the pole to her property. She stated she
was also concerned with access to the subdivision and the proximity to her property.
Mr. Keith Wingfield addressed the Commission stating the City was responsible for
maintenance of the creek. He stated the development had provided the City with a
25-foot access easement on both sides of the creek to allow access for the specific
purpose of maintaining the creek. He stated the easement provided was located
outside the floodway. Mr. Wingfield stated Entergy had not determined the location of
the proposed power pole but when the location was determined he would ensure
Ms. Morrell knew the location and flags would be placed at the location determined by
Entergy to ensure the proper placement. He stated across Ms. Morrell's lot there was a
25-foot access and utility easement. He stated a water line had been installed within
the easement. He stated Central Arkansas Water had verified the location of the water
line and determined the water line had been placed within the easement. Mr. Wingfield
stated the development was proposed with 49-lots and a number of tracts. He stated
the original approval allowed for 51-lots and a number of tracts. He stated the
inconsistency of reporting the number of lots was the tracts were not always included.
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November 3, 2016
UBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1715-A
He stated the loss of lots was due to access and the placement of the bridge to serve
the new subdivision.
There was a general discussion by the Commission concerning the development and if
the developer had secured the proper permits. Mr. Wingfield stated he had secured a
404 permit from the Corp of Engineers and a Conditional Letter of Map Revision from
FEMA. He stated he had dedicated the floodway to the City along with the 25-foot
maintenance easement.
There was no further discussion. The Chair entertained a motion for approval of the
item as recommended by staff including all staff recommendations and comments. The
motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
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