HomeMy WebLinkAboutS-1720 Staff AnalysisITEM NO.- 1.
NAME: Ten Four LLC Subdivision Site Plan Review
LOCATION: located at 13726 — 13822 Arch Street Pike
Plannin❑ Staff Comments:
S-1720
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 February 5, 2014. The Office of Planning and Development
must receive the proof of notice no later than February 14, 2014.
2. The site is located outside the City limits and within the Extraterritorial Planning area
in which the City exercises Subdivision Ordinance reviews only. Based on the
number of units proposed the development is being reviewed as multi -family.
3. The parking indicated on the site plan is the minimum parking required to meet the
typical ordinance standards for a multi -family development (1.5 spaces per unit).
There is no parking indicated for guests or if a unit has occupants with more than
one vehicle.
4. Provide details of any proposed signage including the location, sign height and sign
area.
5. Will the development be constructed in a single phase or in multiple phases? If
multiple phases please provide a phasing plan.
6. Staff feels a better design of the site plan would be to allow a single drive to enter
the development, place the parking for the front two rows of buildings between the
buildings and access is allowed to the rear of the property.
Variance/Waivers: None requested.
Public Works Conditions:
1. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Arch Street Pike (AR Hwy 367)
including 5-foot sidewalks with the planned development. The new back of curb
should be located 29.5 feet from the existing centerline.
2. AHTD has denied any improvements to be made to AR HWY 367 adjacent to this
property.
3. Arch Street Pike is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
5. 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.
Item # 1.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on principal arterial
streets is a minimum 300 feet between driveways and 150 feet from property lines.
The width of driveway must not exceed 36 feet.
7. In accordance with 31-210 (h)(12), access driveways running parallel to the street
shall not create a four-way intersection within 75 feet of the future curb line of the
street.
8. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersection(s) comply with 2004 AASHTO Green Book standards.
9. 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.
10.Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
11. 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 at (501) 379-1805 (Travis Herbner).
12. Street Improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction.
Utilities and Fire Department/County Planning:
Wastewater: Provide septic certification from the Arkansas Department of Health
concerning the proposed wastewater disposal system. Little Rock Wastewater —
Outside service boundary, no comment.
Entergy: Entergy has power distribution lines on the east side of Arch Street Ike and
service to a couple of structures on the west side at these addresses. Entergy will
require an easement for any distribution extension to provide service to these duplexes.
Drivable access to facilities will be required.
Center -Point 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. A water main extension will be needed to provide water service to this property.
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.
Item # 1.
4. 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.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of the water meter.
7. 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.
8. 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.
9. 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 377-1226 if you would
like to discuss backflow prevention requirements for this project.
10. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material 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.
Fire Department: Provide a letter from the area volunteer fire department indicating
their knowledge of the proposed development and their ability to serve the
development. Little Rock Fire Department - Place fire hydrant(s) per code. Maintain
access. Contact the Little Rock Fire Department for additional information.
County Planning:
1. Provide letter of application.
2. Give development a title.
3. Provide the name and address of owner of record.
4. Provide source of title.
5. Provide the name and address of the developer or state same.
6. Provide state plan coordinates for two property corners.
7. Provide surveyor seal and signature.
Item # I .
8. Provide engineering seal and signature.
9. Provide vicinity map.
10. Provide lengths and bearings for all property lines. Also, tax records show a
bisecting property line across Lot 20.
11. Show contours at maximum 4-feet intervals.
12. Show natural features.
13. Show water courses across tract.
14. Show cultural features.
15. Label adjacent property owners/subdivisions.
16. Provide development summary.
17.Verify the development plans with existing subdivision covenants/Bill of Assurance.
18. Show source of water supply.
19. Provide approval of sanitary sewer system.
20. Provide letter of approval from local fire department.
21. Provide grading/storm drainage plan.
22. Verify site suitability.
23.Obtain permits/approval for multiple driveways from highway 367 from AHTD.
24.Increase/redesign development so duplexes have required setbacks (40-feet front,
25-feet rear) from all right of way lines. Suggest mirroring duplexes closest to Arch
Street Pike to share access road with second row of duplexes.
25. Designate ADA parking space(s).
26. Pay $33.00 review fee to County Planning.
27. Provide FEMA flood panel number and confirm SFHA status.
28. Provide grading plan stormwater and drainage plan for Public Works review.
29. Dedicate additional right of way along 367 to equal one half of 120-feet or 60-feet
west of Highway 367 centerline. Label existing centerline and existing and proposed
right of way.
30. Construct driveways to County Local Road standards (60-feet right of way, 28-feet of
pavement width.)
31. Provide road construction design drawings and specifications.
CATA: Out of service area. Nearest bus route is 3.5 miles away.
Parks and Recreation: No comment received.
Planning Division: No comment.
Landscape_
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar use of
a more restrictive nature. As a component of all land use buffer requirements,
Item # 1.
opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the Landscape Ordinance of the City, Section 15-81.
3. The property to the north, south and west are zoned more restrictive in nature
therefore, a minimum twenty seven and a half (27.5) foot buffer (6% of the average
lot width) is required on the north and south property line and a fifty (50) foot wide
buffer (the maximum dimension) is required along the west property line.
4. The zoning buffer ordinance requires a fifty foot (50') street buffer along Arch Street
Pike.
5. Interior landscape areas shall comprise a minimum of eight (8) percent of any
vehicular use area containing twelve (12) or more parking spaces.
6. Landscape within or adjacent to vehicular use areas shall be protected with wheel
stops, curbing, or other vehicular controls.
7. Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
areas not open to public parking. These areas shall be equal to an equivalent planter
strip three (3) feet wide along the vehicular use area.
8. Dumpsters shall be screened from abutting properties and streets. The screen shall
exceed the height of the dumpster or trash containment areas by at least two (2) feet
not to exceed eight (8) feet total height.
9. The development of two (2) acres or more requires an approved landscape plan
stamped with the seal of a registered landscape architect prior to the issuance of a
building permit.
10.A landscape irrigation system shall be required for developments of one (1) acre or
larger.
11.The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
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, February 5, 2014.
Item # 1.
February 20, 2014
ITEM NO.: 1
NAME: Ten Four LLC Subdivision Site Plan Review
LOCATION: Located at 13726 — 13822 Arch Street Pike
DEVELOPER:
Ten -Four LLC
11850 Arch Street Pike
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
FILE NO.:
CURRENT ZONING: Not Applicable — located in the area in which the City exercises
Subdivision Control only
PLANNING DISTRICT: 28 —Arch Street South
CENSUS TRACT:
VARIANCEANAIVERS
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is seeking approval per Section 31-13 of the Little Rock Code to
allow the construction of multiple buildings on a single site located within the
City's Extraterritorial Planning Jurisdiction. The developer proposes to construct
six (6) buildings of duplex housing. The units are proposed as two (2) and three
(3) bedroom units. The units are indicated with a minimum separation of 10-feet.
The property is located within the City's Extraterritorial Planning Jurisdiction in
which the City exercises enforcement of the Subdivision Ordinance only.
B. EXISTING CONDITIONS:
This area of Arch Street Pike contains a number of uses including commercial,
public institutional and residential. This property contains two vacant single-
family homes with driveway access to Arch Street Pike. There is an occupied
February 20, 2014
SUBDIVISION
NO.: 1 (Cont.) FILE NO.: S-1720
single-family home to the south of the proposed development area. Arch Street
Pike is a State Highway constructed with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received several informational phone calls from
area residents. All property owners located within 200-feet of the site along with
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Arch Street
Pike (AR Hwy 367) including 5-foot sidewalks with the planned
development. The new back of curb should be located 29.5 feet from the
existing centerline.
2. AHTD has denied any improvements to be made to AR HWY 367 adjacent
to this property.
3. Arch Street Pike is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
4. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
5. 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.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on principal
arterial streets is a minimum 300 feet between driveways and 150 feet from
property lines. The width of driveway must not exceed 36 feet.
7. In accordance with 31-210 (h)(12), access driveways running parallel to the
street shall not create a four-way intersection within 75 feet of the future
curb line of the street.
8. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
9. 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.
K
February 20, 2014
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-1720
10. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
11. 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 at (501) 379-1805 (Travis Herbner).
12. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING
Wastewater: Provide septic certification from the Arkansas Department of Health
concerning the proposed wastewater disposal system prior to construction.
Little Rock Wastewater — Outside service boundary, no comment.
Entergy: Entergy has power distribution lines on the east side of Arch Street
Pike and service to a couple of structures on the west side at these addresses.
Entergy will require an easement for any distribution extension to provide service
to these duplexes. Drivable access to facilities will be required.
Center -Point 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. A water main extension will be needed to provide water service to this
property.
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.
4. 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.
5. 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
K3
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-1720
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.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. 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.
8. 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.
9. 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 377-1226 if
you would like to discuss backflow prevention requirements for this project.
10. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's material
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.
Fire Department: Provide a letter from the area volunteer fire department
indicating their knowledge of the proposed development and their ability to serve
the development. Little Rock Fire Department - Place fire hydrant(s) per code.
Maintain access. Contact the Little Rock Fire Department for additional
information.
CountV Planning:
1. Provide letter of application.
2. Give development a title.
4
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cant.
FILE NO.: S-1720
3. Provide the name and address of owner of record.
4. Provide source of title.
5. Provide the name and address of the developer or state same.
6. Provide state plan coordinates for two property corners.
7. Provide surveyor seal and signature.
8. Provide engineering seal and signature.
9. Provide vicinity map.
10. Provide lengths and bearings for all property lines. Also, tax records show a
bisecting property line across Lot 20.
11. Show contours at maximum 4-feet intervals.
12. Show natural features.
13. Show water courses across tract.
14. Show cultural features.
15. Label adjacent property owners/subdivisions.
16. Provide development summary.
17. Verify the development plans with existing subdivision covenants/Bill of
Assurance.
18. Show source of water supply.
19. Provide approval of sanitary sewer system.
20. Provide letter of approval from local fire department.
21. Provide grading/storm drainage plan.
22. Verify site suitability.
23. Obtain permits/approval for multiple driveways from highway 367 from
AHTD.
24. Increase/redesign development so duplexes have required setbacks
(40-feet front, 25-feet rear) from all right of way lines. Suggest mirroring
duplexes closest to Arch Street Pike to share access road with second row
of duplexes.
25. Designate ADA parking space(s).
26. Pay $33.00 review fee to County Planning.
27. Provide FEMA flood panel number and confirm SFHA status.
28. Provide grading plan stormwater and drainage plan for Public Works review.
5
February 20, 2014
SUBDIVISION
ITEM NO.:
FILE NO.: S-1720
29. Dedicate additional right of way along 367 to equal one half of 120-feet or
60-feet west of Highway 367 centerline. Label existing centerline and
existing and proposed right of way.
30. Construct driveways to County Local Road standards (60-feet right of way,
28-feet of pavement width.)
31. Provide road construction design drawings and specifications.
CATA: Out of service area. Nearest bus route is 3.5 miles away.
Parks and Recreation: No comment received-
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line
side of the buffer. A minimum of seventy (70) percent of the land use buffer
shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the Landscape Ordinance of the City, Section 15-81.
3. The property to the north, south and west are used with a more restrictive in
nature therefore, a. minimum twenty seven and a half (27.5) foot buffer (6%
of the average lot width) is required on the north and south property line and
a fifty (50) foot wide buffer (the maximum dimension) is required along the
west property line.
4. The zoning buffer ordinance requires a fifty foot (50') street buffer along
Arch Street Pike.
5. Interior landscape areas shall comprise a minimum of eight (8) percent of
any vehicular use area containing twelve (12) or more parking spaces.
6. Landscape within or adjacent to vehicular use areas shall be protected with
wheel stops, curbing, or other vehicular controls.
0
February 20, 2014
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-1720
7. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
8. Dumpsters shall be screened from abutting properties and streets. The
screen shall exceed the height of the dumpster or trash containment areas
by at least two (2) feet not to exceed eight (8) feet total height.
9. The development of two (2) acres or more requires an approved landscape
plan stamped with the seal of a registered landscape architect prior to the
issuance of a building permit.
10. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (January 29, 2014)
The applicant was not present. Staff presented the item stating they would work
with the applicant to resolve any outstanding technical issues associated with the
request prior to the item being forwarded to the Commission. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the January 29, 2014, Subdivision Committee meeting. The
revised plan has reduced the number of units to 12 units contained in six (6)
buildings. Each of the buildings will have four (4) parking spaces. The site plan
indicates a single drive from Arch Street Pike to the proposed parking area. The
driveway is located approximately 10-feet from the northern property line. The
buildings are set at 43.6 feet from the north property line and 40-feet from the
southern property line.
The request is for approval of a multiple building site plan per Section 31-13 of
the Little Rock Code. The site is located within the City's Extraterritorial Planning
Jurisdiction in which the City exercises enforcement of the Subdivision Ordinance
only. The units are proposed as two (2) and three (3) bedroom units. The units
are indicated with a minimum separation of 10-feet.
7
February 20, 2014
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1720
The zoning buffer ordinance requires the placement of a 50-foot landscape street
buffer along Arch Street Pike. The plan submitted indicates the placement of a
9-foot landscape strip which is the minimum landscape strip that complies with
both the Zoning Buffer Ordinance and the Landscape Ordinance. The developer
has not indicated a hardship as the reason the street buffer was not included on
the revised site plan. Staff feels based on the size of the property and there
appears to be ample area to provide the required street buffer the development
should provide the street buffer as required to meet the buffer ordinance, 50-feet.
The site plan indicates the placement of 24 parking spaces to serve the 12 units.
Based on the zoning ordinance a total of 18 parking spaces would normally be
required to meet the minimum requirement. Staff feels the parking as indicated
should be adequate to serve the development.
The driveway proposed does not comply with the typical standards of Chapters
30-43 and 31-210. The drive should be placed a minimum of 300 feet between
the drives and 150 feet from the property line. The width of the driveway must
not exceed 36-feet in width. Staff recommends the driveway be relocated to
comply with the typical standards of City ordinance.
The buildings are proposed containing approximately 2,000 square feet. The
total building area on the site is approximately 12,000 square feet. The site
contains 10.13 acres. The building coverage for the site is minimal.
The development this located outside the City limits of Little Rock therefore the
development will not have access to City sewer service. The applicant has
indicated a septic system will be put in place to serve the proposed units. Each
of the units will have an individual system and individual fill lines. The applicant
must provide staff with approval of the proposed system prior to construction of
the proposed duplex units.
Staff is generally supportive of the proposed development. The applicant is
requesting to place 12 units on a site containing 10+ acres. Due to the size of
the property staff feels the 50-foot street buffer should be provided along Arch
Street Pike. In addition staff feels the driveway should be relocated to comply
with the typical standards of the Boundary Street and Subdivision Ordinances.
Based on the outstanding technical issues associated with the site plan staff is
not in support of the application as filed.
STAFF RECOMMENDATION:
Staff recommends denial of the request as filed
0
February 20, 2014
SUBDIVISION
NO.: 1 (Cont.
FILE NO.: S-172
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they originally did not support the applicant's proposal due to
the placement of the driveway and the street buffer not complying with the minimum
standards of the Landscape Ordinance. Staff stated the applicant had agreed to
relocate the drive to the center of the property and to place a 50-foot street buffer along
Arch Street Pike. Staff stated they were now in support of the request. 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.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes 0 noes and
1 absent.
9