HomeMy WebLinkAboutS-1735-A Staff AnalysisITEM NO.: 5,
NAME: Kanis Ridge Estates Subdivision Revised Preliminary Plat
LOCATION: located in the 14600 Block of Kanis Road
Planning Staff Comments-
S-1735-A
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 December 27, 2017. The Office of Planning and Development must receive the
proof of notice no later than January 5, 2018.
2. The City limits has changed since the plat was originally filed. Relabel the City Limits line.
3. The Post Office has raised concerns with individual home mail delivery and has requested
subdivisions provide a mil kiosk to serve the new developments. Provide the location for
the mail kiosk should the Post Office desire this type of mail delivery.
Variance/Waivers:
1. A variance from Section 31-256 to allow the front and rear building setback to be reduced
to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41 lots on a minor
residential street.
3. 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.
4. 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.
Engineering Comments:
Public Works Conditions:
1. All previous Public Works comments on the preliminary plat apply.
Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer pump station site must be dedicated.
Sewer improvements must be completed and dedicated. Pump Station Agreement must be
executed. All items must be complete prior to final plat. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities based on the information provided. There is an existing single
phase power line running near the north side of the property, another approaches from the
south side, and a three phase power line running along the west side of Kanis Road adjacent
ITEM NO.: 5. S-1735-A
to this property. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
ITEM NO.: 5.
S-1735-A
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when a
key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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.
1. Exceptions: Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2
or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be
required.
2. The number of dwelling units on a single fire apparatus access road shall not be
increased unless fire apparatus access roads will connect with future development, as
determined by the fire code official.
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.
Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route.
Planning Division: No comment.
ITEM NO.: 5. S-1735-A
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, December 27 2017.
January 11, 2018
FILE NO.: S-1735-A
NAME: Kanis Ridge Estates Subdivision Revised Preliminary Plat
LOCATION: Located in the 14600 Block of Kanis Road
DEVELOPER:
McCraken Land Development
3707 Jack Mann Road
Little Rock, AR 72210
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Cassey Drive
Maumelle, AR 72113
AREA: 9.36-acres NUMBER OF LOTS: 41 FT. NEW STREET: 1,410 LF
WARD: 5 PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: R-2, Single-family
VARIANCEMAIVERS:
1. A variance from Section 31-256 and 36-254 to allow the front and rear building setback to
be reduced to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41-lots on a
minor residential street.
3. 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.
4. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot typically 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.
BACKGROUND
On October 30, 2014, the Little Rock Planning Commission approved a preliminary plat
to allow the creation of 41-lots from this 9.36-acre parcel. The development was
proposed with a single street extending north from Kanis Road to a hammer -head turn
around with a secondary all weather emergency access drive located along the
January 11, 2018
SUBDIVISION
NO.: 5 (ConU FILE NO., S-1735-A
southern property line. The preliminary plat as presented created variances from
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 on the future lots. Lots 10 — 34
were indicated with lot widths of 52 to 53-feet. The request included the allowance of
five (5) foot side yard setbacks on all the proposed lots. All the lots were 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 included 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 included a variance from the City's Master Street Plan to allow the development of
41-lots on a minor residential street.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved preliminary
plat to allow the lots to be developed with a 20-foot front and rear yard setback.
The applicant is requesting the continued allowance of all the previously
approved variances associated with the preliminary plat. There are no other
modifications proposed for the proposed subdivision.
B. EXISTING CONDITION
The site is located on the north side of Kanis Road approximately 2,000-feet west
of the Kanis/Cooper Orbit/Kirby Roads intersection. The site has been cleared.
The streets and utilities within the subdivision are currently being installed. The
property immediately west of this site was approved as a PD-R to allow for a
school. Other uses in the area include Baker Elementary School, 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 zoned R-2, Single-family.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Kanis Creek Property Owners
Association and the Parkway Place Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All previous Public Works comments on the preliminary plat apply.
2
January 11, 2018
SUBDIVISION
EM NO.: 5 (Cont.
E. Utilities/Fire Department/Parks/County Planning:
FILE NO.: S-1735-A
Little Rock Water Reclamation Authority: Sewer pump station site must be
dedicated. Sewer improvements must be completed and dedicated. Pump
Station Agreement must be executed. All items must be complete prior to final
plat. Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing single phase power line running near the north side of the
property, another approaches from the south side, and a three phase power line
running along the west side of Kanis Road adjacent to this property. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Center pint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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
3
January 11, 2018
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO_: S-1735-A
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:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with U L 325.
9. 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.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
0
January 11, 2018
SUBDIVISION
M NO. 5 (Cont.) FILE NO.: S-1735-A
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.
F. Buildin Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Plannina Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few additional items necessary to
complete the review process. Staff stated in some locations the post office was
requesting mail delivery via a mail kiosk. Staff requested the applicant provide a
location for a mail kiosk should the post office require this type mail delivery.
Public Works comments were addressed. Staff stated all previous comments
continued to apply to the proposed plat. Staff stated the 20-foot front building
setback was acceptable and would allow vehicles to not block the sidewalk.
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.
5
January 11, 2018
SUBDIVISION
ITEM NO.:
1. ANALYSIS:
FILE NO.: S-1735-A
The applicant has indicated they will work with the postal service to provide a
location for a mail kiosk should the postal service request this type mail delivery.
The applicant has also indicated all previous comments provided by Public
Works staff will continue to apply to the development of the subdivision. There
were no other comments raised at the December 20, 2017, Subdivision
Committee meeting which needed addressing via a revised preliminary plat.
The request is to amend the previously approved preliminary plat to allow the
proposed lots to develop with a 20-foot front and rear yard setback. The
previous approval allowed a five (5) foot side yard setback for all the proposed
lots. Section 31-256 of the Little Rock Code of Ordinances states building lines
for residential lots shall be at least 25-feet from each street property line except
in cases where a lot abuts a street classification higher than a residential street
classification. Section 36-254 indicates rear yard setbacks are to be a minimum
of 25-feet.
The applicant is requesting the allowance of the previously approved variances
associated with the preliminary plat. The previous approval allowed a variance
from the Master Street Plan to allow the development of 41-lots on a minor
residential street. The approval also allowed 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. The grading activities are taking
place and continue as the water and sewer lines are being installed. The request
also included a variance from Section 31-232 to allow the creation of lots with a
lot width less than the 60-foot typically required per the R-2, Single-family Zoning
District. Staff continues to support the previously approved variance requests.
Staff is supportive of the applicant's request. The current request to allow a
variance for a reduced front building line and reduced rear yard setbacks is
common in the developing subdivisions in the area. There are no other
modifications proposed for the proposed subdivision. Staff feels the proposed
request to allow the development of the lots as proposed is appropriate.
J. 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 following variance requests:
n
January 11, 2018
SUBDIVISION
ITEM NO.: 5 Cont.} FILE NO.: S-1735-A
1. A variance from Section 31-256 and 36-254 to allow the front and rear building
setback to be reduced to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41-lots on
a minor residential street.
3. 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.
4. A variance from Section 31-232 to allow the creation of lots with a lot width
less than the 60-foot typically 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.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
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 following variance requests:
1. A variance from Section 31-256 and 36-254 to allow the front and rear building setback to
be reduced to 20-feet.
2. A variance from the Master Street Plan to allow the development of 41-lots on a
minor residential street.
3. 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.
4. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot typically 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.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
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