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HomeMy WebLinkAboutS-1741 Staff AnalysisITEM NO.: 1. S-1741 NAME: Georganne Estates Preliminary Plat LOCATION: located at 16913 Cantrell 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 January 14, 2015. The Office of Planning and Development must receive the proof of notice no later than January 23, 2015. 2. Provide details for the future use of Tract A. Will the existing owner maintain ownership of this tract? Should a rezoning of this tract be requested in the future a Planned Zoning Development application will be required for development of this tract with a use other than single-family residential. 3. Who will be responsible for the maintenance of Tract B? Will there be a provision in the Bill of Assurance indicating the responsible party for maintenance of Tract B? 4. A note on the preliminary plat indicates the incorporation of a subdivision identification sign within the proposed brick fence located along the northern perimeter. The sign area is indicated with a maximum area of 32-square feet. Variance/Waivers: 1. A variance from the City's Land Alteration Ordinance to allow advance grading of the development with the installation of the basic infrastructure. 2. A variance to allow payment in -lieu of stormwater detention. Public Works Conditions: 1. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the proposed streets with the planned development. 2. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Improvements should be provided to Drew Lane to provide at least 20 feet of asphalt pavement from the Drew Lane extension to Cantrell Road. 5. 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. A variance must be requested for grading to occur on the lots at the time of street and channel improvements. 6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show any proposed off -site improvements upstream and downstream of development. Provide the proposed water surface elevations with the proposed development, channel improvements, and any additional proposed improvements. The water surface elevations were provided previously upstream of the proposed development. Provide cross section of proposed ditch. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan or a proposed alternative(s). If off -site channel improvements are proposed to be constructed in -lieu of providing detention, a variance must be approved by the Planning Commission. 8. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. 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 Greg Simmons, Traffic Engineering at 501.379.1813; gsimmons@littlerock.org for more information. 10.The suffixes for Georganne Lane and Cove should be changed or swapped with the other. 11.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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. However care must be used in developing the western and northwestern part of this development as Entergy has existing single phase lines in these areas which must be maintained and retained to service other customers. Contact Entergy in advance to discuss service requirements and facilities locations for the development. Centerpoint 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 required to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. 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). 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. 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. Loadinj. 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. 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. 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 UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. One- or Two -Family Residential Deveifl meats. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and 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. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planning: No comment. CATA: The area is currently not served by CATA at this location. This location is currently in CATA's long range plan. The development is served by the Pinnacle Mountain Express Route 25. The proposal has no impacts on current service. However, the proposed site plan does not indicate a clear pedestrian way for potential riders to access the transit route. Since service in this area is on demand a designated stop location is not needed. However there is a stop location less than '/4 mile away at Drew Drive. CATA encourages pedestrian amenities to support transportation choice and community health. Parks and Recreation: No comment received. Buildina Code: No comment. 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, January 14, 2015. March 12, 2015 ITEM NO.: A NAME: Georganne Estates Preliminary Plat LOCATION: Located at 16913 Cantrell Road DEVELOPER- CJ Pace Construction, LLC 100 Buckland Place Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 15.07 acres CURRENT ZONING PLANNING DISTRICT: NUMBER OF LOTS: 30 R-2, Single-family 19 - Chenal CENSUS TRACT: 42.12 VARIANCEM/AIVERS: FILE NO.: S-1741 FT. NEW STREET: 1,700 LF 1. A variance from the City's Land Alteration Ordinance to allow advance grading of the development with the installation of the basic infrastructure. 2. A variance to allow payment in -lieu of stormwater detention. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow the creation of 30 single-family residential lots from this 15.02-acre tract. Access to the proposed subdivision is via Drew Drive. The lots are proposed with an average width of 80-feet and depth of 130-feet for an average lot size of 10,400 square feet. Within the development two (2) tracts are proposed. Tract A has frontage along Cantrell Road and will be retained by the current owner of the property for March 12, 2015 SUBDIVISION ITEM NO.: A (Cont. FILE NO_: S-1741 future development. Tract B is proposed along the subdivisions eastern boundary and will contain an open drainage channel. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow advanced grading for the site. With the development of the subdivision the developer is proposing construction of a drainage channel on the eastern side of the development. The excavated material from the ditch will be used to fill in an old pond and properly grade the residential lots to drain. The request includes a variance to allow payment in -lieu of stormwater detention. The applicant has indicated off -site improvements will be completed to adjacent property to improve the adjacent property owner's drainage. B. EXISTING CONDITIONS: The proposed subdivision boarders the Johnson Ranch subdivision to the west and Longleaf Cove and the Allen Subdivision to the east. The Johnson Ranch Subdivision contains homes located on tracts in excess of three (3) to five (5) acres. The homes in Longleaf and the Alley Subdivision are more traditional residential lots containing an average lot size of 12,000 square feet. Along Drew Drive there are office and residential uses. Along Cantrell Road are office and commercial uses including a convenience store, restaurant, multi -story office building and single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners abutting the site along with the Chevaux Court POD, the Johnson Ranch Neighborhood Association and the Katillus Court POA 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 street improvement to the proposed streets with the planned development. 2. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. March 12, 2015 SUBDIVISION ITEM NO_: A (Cont. FILE NO.: S-1741 3. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. Improvements should be provided to Drew Lane to provide at least 20 feet of asphalt pavement from the Drew Lane extension to Cantrell Road. 5. 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. A variance must be requested for grading to occur on the lots at the time of street and channel improvements. 6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show any proposed off -site improvements upstream and downstream of development. Provide the proposed water surface elevations with the proposed development, channel improvements, and any additional proposed improvements. The water surface elevations were provided previously upstream of the proposed development. Provide cross section of proposed ditch. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan or a proposed alternative(s). If off -site channel improvements are proposed to be constructed in -lieu of providing detention, a variance must be approved by the Planning Commission. 8. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. 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 Greg Simmons, Traffic Engineering at 501.379.1813; asimmonsQ[ittlerock.org for more information. 10. The suffixes for Georganne Lane and Cove should be changed or swapped with the other. 11. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Vince Hortho at Little Rock Wastewater Utility for additional information. 3 March 12, 2015 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1741 Enter- : Entergy does not object to this proposal. However care must be used in developing the western and northwestern part of this development as Entergy has existing single phase lines in these areas which must be maintained and retained to service other customers. Contact Entergy in advance to discuss service requirements and facilities locations for the development. Centerpoint 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 required to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. 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). 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. 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 El March 12, 2015 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-174 fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 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. 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. 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 UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. y u March 12, 2015 SUBDIVISION ITEM NO.: A FILE NO.: S-1741 One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and 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. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. County Planni�: No comment. CATA: The area is currently not served by CATA at this location. This location is currently in CATA's long range plan. The development is served by the Pinnacle Mountain Express Route 25. The proposal has no impacts on current service. However, the proposed site plan does not indicate a clear pedestrian way for potential riders to access the transit route. Since service in this area is on demand a designated stop location is not needed. However there is a stop location less than '/4 mile away at Drew Drive. CATA encourages pedestrian amenities to support transportation choice and community health. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: Building Code: No comment. Planning Division: No comment. 9 March 12, 2015 SUBDIVISION G NO.: A (Cont. Landsca e: No comment. SUBDIVISION COMMITTEE COMMENT: FILE NO (January 7, 2015) 1741 Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues in need of addressing prior to the full commission reviewing the request. Staff questioned the responsible party for maintenance of the drainage ditch. Staff stated should Tract A redevelop with a use other than single-family a planning zoning district zoning request would be required. Public Works comments were addressed. Staff stated the applicant was requesting to make off -site improvements to drainage in -lieu of providing on -site stormwater detention for the subdivision. Staff also stated the developer was requesting a variance from the City's Land Alteration Ordinance to allow advanced grading of the lots with the construction of the drainage ditch and the installation of the streets, water and sewer. Staff stated some widening to Drew Drive would be required with the development of the subdivision. 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. A N A I YRIR, The applicant submitted a revised preliminary plat to staff addressing the issues raised at the January 7, 2015, Subdivision Committee meeting. The applicant is requesting the drainage channel, Tract B, be dedicated to the City. The developer has indicated a minimum pavement width of 20-feet will be provided on Drew Drive. The request is for preliminary plat approval to allow the creation of 30 single- family residential lots from this 15.02-acre tract. Access to the proposed subdivision is via Drew Drive a public street extending from Cantrell Road. The applicant is proposing a density of 2-units per acre. At the time of final platting the lots abutting the drainage channel must include the finished floor elevation of at least one (1) foot above the top of bank. The lots are proposed with an average width of 80-feet and depth of 130-feet with an average lot area of 10,400 square feet. Within the development two (2) tracts are proposed. Tract A has frontage along Cantrell Road and will be retained by the current owner of the property for future development. Tract B is 7 March 12, 2015 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1741 proposed along the subdivisions eastern boundary and will contain an open drainage ditch. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow advanced grading for the site. With the development of the subdivision the developer is proposing construction of a drainage ditch on the eastern side of the development. The excavated material from the ditch will be used to fill in an old pond and properly grade the residential lots to drain. The applicant is also requesting an in -lieu contribution for the required stormwater detention. The applicant is proposing to construct the new drainage channel in -lieu of providing stormwater detention. The applicant proposes to construct a 1,200 foot channel that is 50-feet wide from the north property line to the south property line. The applicant proposes to clean up the existing creek of fallen trees and debris from the north property line to Highway 10. The applicant proposes to improve and increase the drainage capacity of the private driveway located south of the south property line. The applicant has indicated a subdivision identification sign will be placed on a proposed brick wall leading into the subdivision from Drew Drive. The sign area will not exceed 32 square feet as typically allowed for single family subdivisions. Staff is continuing to review the applicant's request concerning the variances to the City's stormwater detention ordinance. Staff recommendation forthcoming. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JANUARY 29, 2015) The applicant was present. There were registered objectors present. Staff presented the item stating staff was requesting a deferral of the item to the March 12, 2015, public hearing. Staff stated they needed additional time to review information provided by the applicant regarding the drainage analysis. 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 10 ayes, 0 noes, 0 absent and 1 open position. P March 12, 2015 SUBDIVISION ITEM NO.: A (Cont. STAFF UPDATE: FILE NO.: S-1741 The applicant is proposing to construct a new 80 foot wide open ditch with a 50 foot wide bottom and 3:1 side slopes to pass the expected flows. The channel will be constructed from north property line to the south property line along the east side of the subdivision. On average, the flowline of the new channel is proposed to be about 5 feet lower than existing. The applicant proposes to make off -site channel improvements to increase the capacity of the drainage channel to prevent stormwater from spreading onto adjacent properties in -lieu of providing on -site stormwater detention. The applicant also proposes to remove vegetation and debris from the existing ditch just south of Cantrell Road. The applicant also proposes to coordinate with the existing owner of the driveway on the south side of the property which crosses the ditch to replace existing culverts. The applicant's engineer has provided a drainage study showing the expected water surface elevations in the channel during the 100 year storm event. The study shows the expected water surface elevations are below the ground elevations in the rear yards of the lots within Katillus Court and Longleaf Cove. Staff is continuing to review the drainage report. Staffs recommendation is forthcoming. PLANNING COMMISSION ACTION: (MARCH 12, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating they had concluded their review of the drainage report provided by the applicant's engineer. Staff stated in addition the applicant, the applicant's engineer and staff had met with neighboring property owners to discuss the proposed drainage plan and any other issues which had been raised related to the development of the proposed subdivision. Staff stated with the proposed drainage improvements the drainage study indicated the development of the subdivision did not impact the adjacent properties and indicated less of an impacted from flooding during large rain events than currently existed. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, and F. 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. 9