HomeMy WebLinkAboutS-1735 Staff AnalysisITEM NO.: 2. S-1735
NAME: McCracken Land Development Preliminary Plat
LOCATION- located in parts of the 14600 and 14700 Blocks of Kanis Road
Planning 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 15, 2014. The Office of Planning and Development
must receive the proof of notice no later than October 24, 2014.
2. The plat includes a variance to allow reduced lot widths for a number of the
proposed lots.
3. What are the proposed side and rear yard setbacks? Indicate in a note on the
proposed preliminary plat.
4. If a tract is platted along Kanis Road then a number of variances can be avoided,
35-foot platted building line, double frontage lots, restrictive access easement along
Kanis Road.
Variance/Waivers: Master Street Plan, Advanced grading, Number of lots on a
minor residential street, Lot widths
Public Works Conditions:
1. Kanis 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.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including 5-foot
sidewalks with the planned development. The new back of curb should be 29.5-feet
from centerline. Striping and transitions should be provided for a left turn lane.
3. With 41-lots, a variance from the Master Street Plan must be requested for the
proposed street to be classified as a minor residential street.
4. Since the street is proposed to be 24-feet in width, show on the plan the area of
street where parking will be restricted to one side.
5. The bulb in the center of the proposed street is ineffective for traffic calming as
required by the Master Street Plan. Show on the plan the proposed means of traffic
calming. Contact Nat Banihatti in Traffic Engineer at 501.379.1818 with any
questions or for additional information.
6. The frontage along Kanis Road where the storm -drain is proposed should be platted
as tract land.
7. A no access easement should be platted on the east side of Lot 19.
8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
ITEM NO.: 2. 5-1735
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. Is construction of the subdivision proposed to be
phased?
9. Stormwater detention ordinance applies to this property.
10.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.
11. The lots on the south side of the street should be graded where the front yards of
each lot and roof top drain to the street and the rear yards drain to the south.
12. Street Improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction.
13. 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 501.379.1813, Greg
Simmons, for more information.
14. Street names and street naming conventions must be approved by Public Works.
Contact Glenn Haley at 501.371.4537.
15. Per Section 29-102 an evaluation should be conducted on the basis of existing
downstream development and any analysis of stormwater runoff with and without the
proposed development. If the proposed development will cause or increase
downstream flooding conditions, provisions to minimize such flooding conditions
should be included in the design of the storm management improvements. Such
provisions may include downstream improvements and/or detention of stormwater
runoff and its regulated discharge to the downstream storm drainage system.
16. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersection(s) comply with 2004 AASHTO Green Book standards.
17. Show the existing driveways adjacent to this property on the west side of Kanis
Road.
18.A driveway apron should be provided for the emergency access. The apron could
be constructed of concrete or green pavers. Gravel is not allowed.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easement, if sewer service is
required for this project. The property must be annexed into the City limits of Little Rock
to receive sewer service.
Entergy: Entergy does not object to this proposal. A 3-phase power line is located on
Kanis Road. A single phase, overhead power line is located on the rear lot lines of the
subdivision to the north. Any service to this subdivision will need to be from the front lot
line. Contact Entergy in advance to work out the electrical layout plan.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 2.
ITEM NO,, 2,
IVIC101
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. 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. 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.
5. 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).
6. 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.
Fire Department: Turn -around as per Appendix D — 2012 AFC, Access Roads as per
Appendix D with fire hydrant D 103.1-2. Hydrants as per 2012 AFAC Code. Contact
the Little Rock Fire Department for additional information.
County Planning: The property must be annexed into the City limits of the City of Little
Rock prior to development.
CATA: The area is not currently served by CATA at this location but it is on CATA's
long range plans using Kanis Road. The development consists of single family homes.
CATA requests consideration of ADA accessible sidewalks at this location and a pullout
to enable buses to pull out of traffic to serve this location when improvements are made.
Parks and Recreation: No comment received.
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
Item # 2.
ITEM NO.: 2.
5-17
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 15, 2014.
Item # 2.
Page 4
Staff Comments:
1.) Provide Letter of Application.
2.) Provide Bill of Assurance.
4.) Suggest Re -titling of Plat. A subdivision named "Kanis Creek" already exists in Pulaski
County.
18.) Show Zoning districts for all properties on plat.
23.) Provide summary of development plan.
24.) Lot is part of an existing subdivision. Verify and state on plat that redevelopment of Tract
10 does not violate any covenants and restrictions for original subdivision.
26.) Provide Drainage calculations that verify MS-4 stormwater requirements are met.
27.) Provide approval from West Pulaski Volunteer Fire Dept.
29.) Provide street centerline profile.
31.) Provide Storm drainage plan with calculations for all inlets, ditches/swales etc.
34.) Certificate of Engineering Accuracy refers to City of Maumelle.
38.) Right of Way width for Kanis Creek Drive does not comply with standards for Local Road
within Pulaski County (50' R.O.W. for street with curb and gutter.)
56.) Comply with ADEQ Stormwater Pollution Prevention requirements.
57.) Pay $33.00 Review Fee.
Additional Staff Comments:
-Comments are provided for this plat in the event Subdivision is not annexed into the City of
Little Rock prior to beginning construction.
-Note #5 on Typical Roadway Section refers to Beau Rivage Drive and Beau Rivage Cove.
These streets are not adjacent to this development.
-Permits will be required for road improvements and driveways off Kanis Creek and Kanis Road
from Pulaski County Public Works.
-Public works will review drainage calculations/street design specification once all information
is provided.
-Add note on plat about Tract B.
Public Works Comments:
1.)Provide traffic study showing amount of traffic that would be turning onto Kanis Creek Drive
from Kanis Road and exiting Kanis Creek Drive onto Kanis Road.
2.) Provide traffic control plan for all phases of construction.
3.) Provide complete set of drainage plans with profiles.
4.) Show all culvert lengths, grade, material, and size on plans.
5.) Provide all stormwater runoff calculations for all inlets, gutters, ditches, channels, culverts,
junctions, and culvert outflows. Provide bypass calculations for all curb inlets.
6.) Delineate all watersheds affecting subdivision drainage.
7.) Show directions of flow for all ditches, gutters, drains and sheet flow.
8.) Provide road profile, stationing and cross sections for Kanis Creek Drive and Kanis Road.
9.) Provide Geotechnical report.
10.) Show Class 7 material extending under curb and gutter.
11.) Provide complete set of building plans.
12.) Provide PCRB with copy of ADEQ stormwater permits. All construction must adhere to
ADEQ stormwater regulations. ADEQ permit, SWPPP, rain gauge and inspection reports must
be onsite during construction.
13.) Provide complete set of plans for all utilities in Right of Way.
14.) Provide standard detail drawing for all drainage structures.
15.) Show radius data for road intersection flares.
16.) Show property line/right of way radius data for all intersections on plat.
17.) Provide plan for improvements on Kanis Road including typical cross section.
18.) Minimum roadway width should be at least 28 feet without curb and gutter 27 feet with curb
and gutter.
19.) Provide building plans for detention pond.
20.) Specify psi strength for all concrete.
21.) Specify control/expansion joint intervals for curb and gutter.
22.) Provide pdf as well as hard copies of all plans and plat.
23.) Show any proposed drainage channels.
24.) Include cross-section detail and dimensions for any needed ditches or channels.
25.) Right of Way Width for Kanis Creek Drive should be 60' for streets without curb and gutter,
50 for streets with curb and gutter.
26.) Show appropriate amount of rip -rap at detention pond outflow.
27.) Provide erosion control plan.
28.) Show all needed signs on plans and standard detail.
29.) Provide PCRB with base course proctor and subgrade proctor.
30.) Include maintenance agreement, in Bill of Assurance, indicating who is responsible for
maintenance of all stormwater facilities.
31.) Indicate all EPA 303 (d) listed streams affected by stormwater runoff from this
development.
32.) Provide statement indicating contribution to listed cause of pollution for any affected EPA
303(d) listed stream.
33.) Include all 2 year, 10 year, 25 year, 100 year storm event calculations for pre -development
and post -development conditions.
34. Include post -construction peak runoff with and without detention.
Staff recommendation: Approval Subject to Compliance with Staff Requirements.
October 30, 2014
I
ITEM NO.: 2 FILE NO.: S-1735
NAME: McCracken Land Development Preliminary Plat
LOCATION: Located in parts of the 14600 and 14700 Blocks of Kanis Road
DEVELOPER:
McCracken Land Development
11815 Hinson Road, Suite C
Little Rock, AR 72212
ENGINEER:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 9.36 acres NUMBER OF LOTS: 41 FT. NEW STREET: 1,410 LF
CURRENT ZONING
PLANNING DISTRICT
R-2, Single-family
18 — Ellis Mountain
CENSUS TRACT: 42.18
VARIANCENVAIVERS:
1. A variance from the Master Street Plan to allow the development of 41 lots on a
minor residential street.
2. A variance from the land alteration ordinance to allow advanced grading of the lots
with the installation of the infrastructure and streets for the subdivision.
3. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot required per the R-2, Single-family zoning district and to allow five (5)
foot side yard setbacks on all the lots within the subdivision.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation of
41-lots from a 9.36-acre parcel. The development is proposed with a single
street extending north from Kanis Road to a hammer -head turn around with a
October 30, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1735
secondary all weather emergency access drive located along the southern
property line. The preliminary plat as presented creates variances for various
City ordinances, to allow lot widths less than the typical ordinance standard of
60-feet and to allow five (5) foot side yard setbacks. Lots 10 — 34 are indicated
with lot widths of 52 to 53-feet. The request includes the allowance of five (5)
foot side yard setbacks on all the proposed lots. All the lots are proposed to
comply with the typical standard for lot area (7,000 square feet) per the R-2,
Single-family Zoning District.
The request also includes a variance from the City's Land Alteration Ordinance to
allow grading of the individual lots with the installation of the street and utilities.
The request also includes a variance from the City's Master Street Plan to allow
the development of 41-lots on a minor residential street.
B. EXISTING CONDITIONS:
The site is tree covered located on the north side of Kanis Road approximately
2,000-feet west of the Kanis/Cooper Orbit/Kirby Roads intersection. The
property immediately west of this site was approved as a PD-R to allow the
construction of 30+ single-family homes with a single access to Kanis Road.
Other uses in the area further to the west include Baker Elementary School, a
gun shop, apartment units and office uses. To the north of the site is a
single-family subdivision, the Parkway Place Subdivision. To the southeast of
the site is Chenal Pet Palace and vacant property currently being considered by
the Commission for development of multi -family housing at a density of 20-units
per acre.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners abutting the site along with the Capital Lakes
Estates POA, the Kanis Creek POA, the Parkway Place POA, the Spring Valley
Manor POA and the Woodlands Edge Community Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis 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.
2
October 30, 2014
SUBDIVISION
ITEM NO.:
FILE NO.: S-1735
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
including 5-foot sidewalks with the planned development. The new back of
curb should be 29.5-feet from centerline. Striping and transitions should be
provided for a left turn lane.
3. With 41-lots, a variance from the Master Street Plan must be requested for
the proposed street to be classified as a minor residential street.
4. Since the street is proposed to be 24-feet in width, show on the plan the
area of street where parking will be restricted to one side.
5. The bulb in the center of the proposed street is ineffective for traffic calming
as required by the Master Street Plan. Show on the plan the proposed
means of traffic calming. Contact Nat Banihatti in Traffic Engineer at
501.379.1818 with any questions or for additional information.
6. The frontage along Kanis Road where the storm -drain is proposed should
be platted as tract land.
7. A no access easement should be platted on the east side of Lot 19.
8. 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. Is construction of
the subdivision proposed to be phased?
9. Stormwater detention ordinance applies to this property.
10. 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.
11. The lots on the south side of the street should be graded where the front
yards of each lot and roof top drain to the street and the rear yards drain to
the south.
12. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
13. 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
501.379.1813, Greg Simmons, for more information.
14. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 501.371.4537.
3
October 30, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1735
15. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
storm management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its
regulated discharge to the downstream storm drainage system.
16. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
17. Show the existing driveways adjacent to this property on the west side of
Kanis Road.
18. A driveway apron should be provided for the emergency access. The apron
could be constructed of concrete or green pavers. Gravel is not allowed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easement, if sewer service is
required for this project. The property must be annexed into the City limits of
Little Rock to receive sewer service.
Entergy: Entergy does not object to this proposal. A 3-phase power line is
located on Kanis Road. A single phase, overhead power line is located on the
rear lot lines of the subdivision to the north. Any service to this subdivision will
need to be from the front lot line. Contact Entergy in advance to work out the
electrical layout plan.
Center -Point Ener4y: 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
0
October 30, 2014
SUBDIVISION
ITEM NO.: 2 (Cont.
LE NO.: S-1
Department of Health Engineering Division and the Little Rock Fire
Department is required.
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. 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.
5. 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).
6. 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.
Fire Department: Turn -around as per Appendix D — 2012 AFC. Access Roads
as per Appendix D with fire hydrant D 103.1-2. Hydrants as per 2012 AFAC
Code. Contact the Little Rock Fire Department for additional information.
County Planning: The property must be annexed into the City limits of the City
of Little Rock prior to development.
CATA: The area is not currently served by CATA at this location but it is on
CATA's long range plans using Kanis Road. The development consists of single
family homes. CATA requests consideration of ADA accessible sidewalks at this
location and a pullout to enable buses to pull out of traffic to serve this location
when improvements are made.
Parks and Recreation: No comment received.
F. ISSU ES/TECHN ICAL/DESI GN:
Buildin Code: No comment.
Planning Division: No comment.
Landscape: No comment.
�i
October 30, 2014
SUBDIVISIO
ITEM NO.: 2 (Cont.
FILE NO.: S-1735
G. SUBDIVISION COMMITTEE COMMENT: (October 8, 2014)
The applicant was present. Staff presented an overview of the item stating the
request was for a preliminary plat for development of a single-family subdivision.
Staff noted there were variances associated with the proposed preliminary plat.
Staff stated a number of the lots were indicated with lot widths which were less
than the 60-foot typically required within the R-2, Single-family zoning district.
Staff requested the applicant provide tracts along Kanis Road which would then
eliminated a number of variances associated with the two (2) lots such as double
frontage lots, building lines and the need for restrictive access.
Public Works comments were addressed. Staff questioned if advanced grading
was requested to allow grading of the lots along with the installation of the
infrastructure. Staff also questioned the treatment of the emergency access and
if the access would be gated. Staff requested the applicant provide a letter
prepared by a registered engineer certifying the sight distance at the street
entrance to the subdivision. Staff stated streetlights would be required at the
time of final platting.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing a number
of the issues raised at the October 8, 2014, Subdivision Committee meeting.
The revised plat indicates the placement of a tract for Lots 1 and 41 along Kanis
Road. The emergency access is indicated as a 25-foot all weather access drive.
The plat indicates the emergency drive will be gated with a Knox box to allow fire
department and emergency access only.
The request is for preliminary plat approval to allow the creation of 41-lots from a
9.36-acre parcel. The preliminary plat as presented does create variances to
allow lot widths less than the typical ordinance standard of 60-feet within the R-2,
Single-family zoning district. Lots 10 — 34 are indicated with lot widths of
52 to 53-feet. All the lots are proposed to comply with the lot area of the R-2,
Single-family Zoning District or 7,000 square feet. The minimum lot size
proposed is 7,039 square feet (0.162-acres). The average lot size is
0.320 acres. The preliminary plat indicates 0.560-acres of common usable open
space. There are three (3) tracts proposed for open space. The request also
includes the allowance of 5-foot side yard setbacks for all the lots within the
subdivision.
October 30, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1735
The development is proposed with a single street extending from Kanis Road
and terminating in a hammer -head turn around. The preliminary plat indicates
1,410 linear feet of new street. The request includes a variance from the City's
Master Street Plan. Per the Master Street Plan no more than 40-lots can be
served by a minor residential street. The request includes a variance to allow the
proposed development of 41-lots on a minor residential street.
The site is located outside the City limits of Little Rock but abuts the City limits on
the north and west sides. The applicant will be required to seek annexation into
the City prior to the development to allow City sewer service.
The request includes a variance from the City's Land Alteration Ordinance to
allow grading of the lots with the installation of the street and the utilities. The
applicant has indicated the grading is necessary to balance the site. The
applicant has indicated efforts will be made to maintain as many trees as feasible
on the site during the installation of the street and utilities.
Staff is supportive of the request. Although there are variances associated with
the request staff does not feel the variances will adversely impact this proposed
development or the abutting property. Staff feels the development of this site
with single-family homes at a density of 4.38-units per acre is appropriate for this
site.
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.
Staff recommends approval of the variance request to allow reduced lot widths
for Lots 10 — 34.
Staff recommends approval of the variance request from the Master Street Plan
to allow the proposed residential street to serve 41-lots.
Staff recommends approval of the variance request to allow 5-foot side yard
setbacks on all the proposed lots.
Staff recommends approval of the variance request from the City's Land
Alteration Ordinance to allow grading of the lots with the installation of the street
and utilities.
Staff recommends prior to grading activities on the site the applicant seek
approval of annexation to the City of Little Rock.
7
October 30, 2014
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1735
PLANNING COMMISSION ACTION: (OCTOBER 30, 2014)
The applicant was present. There were no registered objectors 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 variance
request to allow reduced lot widths for Lots 10 — 34. Staff presented a recommendation
of approval of the variance request from the Master Street Plan to allow the proposed
residential street to serve 41-lots. Staff presented a recommendation of approval of the
variance request to allow 5-foot side yard setbacks on all the proposed lots. Staff
presented a recommendation of approval of the variance request from the City's Land
Alteration Ordinance to allow grading of the lots with the installation of the street and
utilities. Staff presented a recommendation prior to grading activities on the site the
applicant seek approval of annexation to the City of Little Rock.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item, as presented by staff. The motion carried by a vote of 11 ayes
0 noes and 0 absent.
:3