HomeMy WebLinkAboutS-1758 Staff AnalysisJanuary 7, 2016
ITEM NO.: D FILE NO.: S-
NAME: The Trails Subdivision Preliminary Plat
LOCATION: Located on the South side of Kanis Road between the Chenal Downs
Subdivision and Walnut Grove Road
DEVELOPER:
Wayne Richie
17200 Chenal Parkway, Suite 300 — 351
Little Rock, AR 72223
ENGINEER:
Phillip Lewis Engineering
2701 Kavanaugh Boulevard, Suite 200
Little Rock, AR 72205
AREA: 154-acres
CURRENT ZONING -
PLANNING DISTRICT
CENSUS TRACT:
VARIANCE/WAIVERS
NUMBER OF LOTS: 266
R-2, Single-family
21 — Burlingame Valley
42.02
None requested.
FT. NEW STREET: 14,835 LF
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The project lies in the City of Little Rock's Extraterritorial Planning Jurisdiction
and is located in Pulaski County. 266 residential lots are proposed. The plat
indicates 188 lots with a minimum square footage of 7,000 square feet up to
15,000 square feet and 78 lots ranging from 15,000 square feet to 98,000 square
feet. The subdivision is proposed in six (6) phases.
The plat indicates a bike lane along "Nature Trail" running from the eastern
access on Kanis Road approximately 1 '/4-miles to the second access (western)
on Kanis Road near Walnut Valley Road. The subdivision is proposed with
multiple internal greenways coupled with walking trails. The greenways provide
January 7, 2016
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.:
internal natural areas that will be interwoven with the new housing areas. The
trails will connect to four (4) pavilions located within the greenway areas.
The subdivision will contain 14,800 linear feet of roads constructed with full curb
and gutter with a five (5) foot wide sidewalk on at least one (1) side of all roads.
The exception to this is for the street along the ridge which will be constructed
with trails in -lieu of sidewalks. The roads will all be constructed with a minimum
of 28-feet back to back of curb on all roads with the exception of Nature Trail.
Nature Trail will be constructed 33-feet back to back of curb to accommodate
2-bike lanes. The concrete curb and gutters along the sides of the roads will
convey stormwater to intermediate storm drains and manholes and subsurface
storm water piping system. The piping will subsequently convey the majority of
the stormwater to a series of two (2) detention ponds.
Two (2) entrances/exits are proposed to connect with Kanis Road on the eastern
and western extents of the subdivision. These entrances/exits will be
constructed with a 15-foot widened pavement width for 150-feet in length
adjacent to Kanis Road. These entrances have been located to provide safe
ingress and egress for the subdivision. Site distance studies will be conducted
and provided for review during the design process for the subdivision.
Electrical service will be provided via underground lines. Water will be provided
via connections to Central Arkansas Water and natural gas will be provided
throughout the subdivision.
As a separate item on this agenda the applicant is requesting approval of a
Conditional Use Permit to allow for the proposed wastewater treatment.
Wastewater will be collected via combination of gravity collection sewer and tight
line forced mains and conveyed to a packaged treatment plant located south of
the larger of the two (2) ponds. The plant will utilize the biological extended
aeration principle of operation, a variation of the activated sludge process. The
discharge of the plant will be released into the adjacent larger pond. The flow
from the spillway of the larger pond will ultimately discharge into Fletcher Creek
to the west of the pond. The plant will be recessed below grade for aesthetics
and noise control. The wastewater treatment plant will be designed, permitted
and constructed in accordance with requirements of the Arkansas Department of
Health and the Arkansas Department of Environmental Quality (ADEQ).
A large site Stormwater Pollution Prevention Plan will be developed for this site in
accordance with the requirements of NPDES and ADEQ and submitted to ADEQ
for review and approval. The plan will be implemented and strictly adhered to
throughout the entire life of the construction process and detention maintained
permanently upon completion of the construction.
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January 7, 2016
SUBDIVISION
ITEM NO.: D Cont.)
B. EXISTING CONDITIONS:
FILE NO.: S-1758
The property is undeveloped with varying degrees of slope. A portion of the
property is wooded, with a portion being pastureland. The general area contains
single-family residences, including manufactured homes, on large lots along
Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the
property to the east. Property zoned AF, Agriculture and Forestry bounds the
property's southern boundary. South of the property is a large tract of property
(100+ acres) which has developed with two (2) homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls both informational and in
opposition from area property owners and residents. All abutting property
owners of the site along with the Citizens of West Pulaski County 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. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis Road
with the planned development. Kanis Road should be improved with
pavement provided to 11 feet from centerline and a 4 foot gravel shoulder.
At the proposed street intersections at least 36 feet of asphalt should be
provided with striping for a left turn lane. Paving should be provided for lane
shifts and striping to meet AASHTO standards may extend beyond the
property boundary.
3. Stormwater detention ordinance applies to this property.
4. 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.
5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the
Master Bike Plan and MUTCD standards, the bike lanes should be 6 feet
wide measured from the back of curb and provided on both sides of the
proposed street. The bike lanes should continue on Kanis Road east and
west of the proposed intersections to the side property lines. The paved
lane should be 5 feet wide with striping and takes the place of the 4 feet
gravel shoulder in these areas.
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SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1758
6. Provide the typical street cross section for each street.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 that
shows proposed street and lot grades.
8. Local streets centerline grade cannot exceed 15% without approval of a
variance to the Master Street Plan. Local streets centerline grade cannot
exceed 5% at the first 30 feet of an intersection.
9. F000dplain is shown on the subject property. Contact Pulaski County Road
and Bridge for floodplain regulations and conditions.
10. 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.
11. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide drainage and access easement is required adjacent to the floodway
boundary.
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,
Greg Simmons, gsimmons(@Iittlerock.org or 501.379.1813 for more
information
14. Per the Master Street Plan, parking is restricted to one side of the street on
a 24 foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is not allowed.
15. 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.
16. A minimum undisturbed strip 25 foot 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.
17. The minimum finish floor elevation as required by Pulaski County is required
to be shown on plat and grading plans for lots in or adjacent to the
floodplain.
18. Plans of all work in right-of-way shall be submitted for approval prior to start
of work.
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January 7, 2016
SUBDIVISION
ITEM NO.: D Cont)FILE NO.: S-1758
19. Provide a letter prepared by a registered engineer certifying the sight
distance at the Kanis Road intersection(s) comply with 2004 AASHTO
Green Book standards.
20. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
21. The proposed traffic circle should be constructed per AASHTO and FHWA
standards with bike lanes and splitter islands. Contact Nat Banihatti in
Traffic Engineering nbanihatti-.littlerock.org or 501.379.1818 for additional
information.
22. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles or round-abouts are suggested at regular intervals
and at main intersections. Contact Travis Herbner in Traffic Engineering
therbnerQ]ittlerock.org or 501.379.1805 for additional information.
23. The acceleration and deceleration lanes on Kanis Road should not be
constructed.
24. Walnut Grove Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
Per the Master Street Plan at the intersection of arterial/arterial
intersections, an additional 10 feet of right-of-way should be dedicated for a
right turn.
25. Per the Master Street Plan at arterial/arterial intersections, a 100 foot radial
dedication of right-of-way is required at the intersection of Walnut Grove
Road and Kanis Road.
26. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
27. A minimum stopping sight distance of 155 feet or latest AASHTO policy on
Geometric Design Manual and 150 foot minimum horizontal radius at
centerline must be provided.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. There are no conflicts with
existing Entergy facilities. However, for a development of this magnitude a three
phase line is usually required to be able to divide the electrical load to serve all the
proposed lots. The nearest 3 phase line is approximately 0.75 miles to the west of
this property. Contact Entergy well in advance regarding future service
requirements to the development so that line extensions can be planned and an
electrical layout can be developed as this project proceeds.
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SUBDIVISION
ITEM NO.: D(Cont.)FILE NO.: S-1758
CenterPoint Enemy: 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. 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. 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.
6. 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.
7. 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).
Fire Department:
Maintain Access:
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.
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.
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January 7, 2016
SUBDIVISION
TEM NO.: D (Cont.) FILE NO.: S-1758
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.
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 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 al dwelling units are equipped
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January 7, 2016
SUBDIVISION
D (Cont.
FILE NO.: S-1758
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 (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal's Office (Captain 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:
1. Provide bill of assurance.
2. Label index contour on all plan sheets.
3. Show each lot size in acres and square feet.
4. Provide CAW approval letter for water supply.
5. Provide Health Department approval of wastewater treatment system.
6. Provide revised approval letter from Volunteer Fire Department.
7. Provide cross section of all streets.
8. Provide design profile for all streets.
9. Label all street centerlines.
10. Provide storm drainage plan.
11. Provide effective FEMA flood panel number.
12. Provide Pulaski County preliminary certificate of approval, not final.
13. Street names in proposed subdivision (Sunshine and Horizon) are identical
to other streets within Pulaski County, rename streets as needed to avoid
conflict.
14. Provide full set of construction plans for all streets once preliminary plat is
approved by the City of Little Rock and Pulaski County.
15. Front, rear and side setbacks do not comply with Pulaski County
Subdivision and Development Code standards. 25-front and rear setback
required and 8-foot side yard setbacks are required (reference 15-foot
building setback on large lot diagram on cover plan near north arrow.)
January 7, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1758
16. Provide SWPPP for Pulaski County Review.
a. Provide water and wastewater design plans for Public Works review.
b. Provide for maintenance of greenways, common areas, trails,
wastewater plant and all leftover tracts in the bill of assurance and on
the plat.
c. Obtain appropriate road cut permits from Pulaski County Public Works
for Kanis Road.
d. Provide sight distance certification for all new roads connecting to
Kanis Road. Include in certification verification that Walnut
Grove/Natural Trail spacing complies with Master Road Plan
requirements for arterial spacing with speeds of 45 MPH or greater.
e. Lot 266 is out of sequence.
f. Provide turnarounds at maximum 900-foot intervals for all cul-de-sac
streets.
g. Provide drainage easements as needed between and behind lots.
h. Dedicate right of way as required to the northeast side of Walnut Grove
Road to comply with City of Little Rock Master Street Plan along entire
Trails Subdivision frontage.
i. Right of way for Kanis Road meets Master Road Plan standards.
Provide design plans for any half street improvements on Kanis Road
required by the City of Little Rock and Pulaski County.
County Planning Public Works:
1. Provide letter and engineering certification for each new intersection stating
that intersection will have a safe sight distance and meet AASHTO sight
distance requirements. Pulaski County is especially concerned with western
Kanis Road intersection. Pulaski County and the City of Little Rock will
inspect intersections at the time base rock is complete. Pulaski County will
not sign final plat if any of the intersections are unsafe.
2. List panel number and floodway/floodplain designation on plat based on the
July 6, 2015 maps 3.
3. Lots in floodplain will require floodplain development permitting through
Pulaski County before any development occurs on the lots. Finish -Floor
elevations should be left off of final plat for these lots.
4. Obtain road connection (driveway) permit from PCRB for Kanis Road
connections after preliminary plat approval and before construction begins.
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January 7, 2016
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.:
5. Provide traffic control and signage plan for all work affecting Kanis Road.
Plan must meet all AHTD, MUTCD, and ATSSA specifications and certified
by the engineer.
6. Intersection design must be approved by the City of Little Rock.
7. Label property line/R-O-W radius at Kanis Road intersections
8. Provide complete set of building plans for all phases of construction.
9. Delineate all drainage areas upstream of proposed development.
10. Provide drainage profiles for all ditch flow lines and lines of culvert.
11. Include all stormwater runoff calculations for all drainage areas, inlets,
gutters, ditches, channels, culverts, junctions, and culvert outflows. Include
bypass calculations for all curb inlets.
12_ Provide PDF copy of building plans and plat to PCRB.
13. Provide PCRB with base course proctor and subgrade proctor.
14. Provide the geotechnical analysis of road subgrade and geotech building
recommendations to PCRB for review. Geotech recommendation/approval
needed at the time of road bed construction.
15. Show all proposed drainage easements on plat and plans.
16. Show all proposed utility easements on plat and plans.
17. Provide easements, located outside of right-of-way, for all utilities other than
drainage, water and sewer.
18. Include maintenance agreement, in Bill of Assurance, indicating who is
responsible for maintenance of all stormwater facilities that are located
outside of the public R-O-W.
19. Provide PCRB with copy of ADEQ stormwater approval.
20. Provide letter of approval and permit from ADEQ and the Arkansas Heath
Department for proposed sanitary sewer treatment plant.
21. Provide sight distance profile for each intersection.
22. Will need to dedicate 1/2 of the required 120' R-O-W along Walnut Grove.
23. Maximum road grade shall be no more that 15%.
24. Cul-de-sac at the end of Winter Trail does not have a full 40' radius
turnaround.
25. Surveyor's signature needed on certificate of preliminary surveying
accuracy.
26. Contour intervals should be no more than 4 feet.
27. Road side drainage should be fully within road right-of-way.
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SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1758
28. All drainage leaving roadway must be fully within drainage easements until
drainage leaves property.
29. All Kanis Road modifications and new road construction must meet all
AASHTO/AHTD /CLR/PCRB requirements.
30. Pavement widths should be at least 27 feet for curb and gutter or 28 feet
without curb and gutter.
31. Label all road and right-of-way features.
32. Provide signage plan for further review/comment.
33. Provide plans for all proposed utilities located in the right-of-way for further
review/comment.
34. Provide erosion control plan for further review/comment.
35. Provide complete set of drainage plans for further review/comment.
36. Provide complete set of road construction plans (including complete plan
profile, road cross sections, and typical cross sections) for all new road
construction for further review/comment.
Rock Region Metro: The area is not currently served by METRO. The area is
part of our future plans for local service and service enhancements. The
development contains roadways with "lollipop" ends in the neighborhood. The
cul-de-sac style of road creates a difficult roadway for paratransit vehicles to
negotiate. Seniors would have difficulty getting transportation services in this
location. Given the size of some of the smaller lots, the development seems
geared toward seniors. Please consider revising the road network without these
dead ends.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT:
(September 16, 2015)
Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request.
Staff presented an overview of the item stating the original application filed
included a request to rezone the site to Planned Development Residential and a
companion application for a conditional use permit to allow the placement of a
wastewater treatment system to serve the new lots. Staff stated the applicant
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January 7, 2016
SUBDIVISION
ITEM NO.. D(Cont.)FILE NO.: 5-1758
was no longer requesting to rezone the property and had submitted a request to
withdraw the Planned Development application request. Staff stated the
applicant was seeking preliminary plat approval for a single-family subdivision.
Staff stated the plat as presently submitted included variances for lot depth to
width ratio. Staff stated the plat also included a reduced front building line on a
few of the lots. Mr. Lewis stated he would review the plat and make adjustments
accordingly.
Public Works comments were addressed. Staff requested Mr. Lewis provide the
centerline profiles for the proposed streets. Staff also stated the acceleration and
deceleration lanes on Kanis Road should not be constructed. Staff stated
grading permits were required prior to any clearing on the site. Staff stated
stormwater detention would apply to the property. Staff stated on streets 24-feet
in width parking was restricted to one (1) side only. Staff requested Mr. Lewis
provide a note on the plat and include the language in the bill of assurance for
the subdivision concerning the limits on street parking.
Staff noted comments from County Planning and suggested Mr. Lewis contact
them directly. Staff also requested Mr. Lewis provide the County Planning office
with all correspondence provided to the City.
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.
K ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing a number
of the issues raised at the September 16, 2015, Subdivision Committee meeting.
The applicant has revised the preliminary plat and has increased the building line
to a minimum of 25-feet on all the proposed lots. The request is to allow the
development of a single-family subdivision containing 266 residential lots
developed per the R-2, Single-family zoning district. The zoning district has
minimum development standards for lots developed within the City's
Extraterritorial Planning Jurisdiction. Section 31-232 states except as provided
herein, the minimum lot dimensions shall conform to the requirements of the
zoning ordinance for areas zoned within the jurisdiction. Within the extraterritorial
planning jurisdiction not currently zoned, the following minimum lot dimensions
shall prevail: single-family detached residential lots are to be 60-feet by 100-feet.
Section 31-232(b) states no residential lot shall be more than three (3) times as
deep as it is wide, except lots approved under paragraph (g) or zero lot line lots
in the R-2, R-3, PRD and PD-R zoning districts. No lot except lots designated for
townhouse use shall average less than one hundred (100) feet in depth. Lot
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January 7, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1758
width shall be measured at the building line except in the case of a lot abutting a
cul-de-sac where the average width of the lot shall be used. The revised
preliminary plat has corrected the depth to width ratio for most of the lots. A few
of the lots are still indicated with the variance which exceed the 3:1 ratio for depth
to width. The lots are located adjacent to green spaces. The applicant has
stated prior to submission of the preliminary plat for approval by staff if/and when
the Commission approves the request all variances will be eliminated.
There are lots abutting Kanis Road which have frontage on both Kanis Road and
the new street running along the ridge of the subdivision. Section 31-232(d)
states double frontage lots are prohibited. However, where a subdivision abuts or
contains an existing or proposed arterial street, freeway, expressway, or railroad
right-of-way, reverse frontage lots are permitted. Double frontage lots may also
be used to facilitate residential development in hillside areas as defined in
Division 8, Section 31-367, of the subdivision ordinance. Section 31-257, double
frontage lots, states along arterial streets in proposed subdivisions where it is
desirable to limit curb cut access, building lines shall be established on both
frontages of double frontage lots. Along the line of lots abutting such traffic artery,
a restricted access easement of at least ten (10) feet, across which there shall be
no right -of -vehicle access permitted, shall be provided. The plat has not
included the no right of vehicular access easement which will be included on the
preliminary plat to be submitted for final signature upon approval.
Section 31-256 outlines the criteria for building lines on residential lots. The
ordinance states building lines for residential lots shall be at least twenty-five (25)
feet from each street property line except in the following circumstances:
(1) Residential lots fronting on collector streets shall have a platted building line
not less than thirty (30) feet from the right-of-way line. (2) Residential lots
fronting on a minor arterial street shall have a platted building line not less than
thirty-five (35) feet from the right-of-way line. (3) Lots fronting on culs-de-sac or
curved portions of other streets may provide a front building line that is straight
relative to the front property line. This line is to be established by placement of
dimensioned points on the side property lines at least thirty-two (32) feet from the
street right-of-way line and connecting these points with a dimensioned straight
line on the plat. This line shall not be less than twenty-five (25) feet from the
street right-of-way line at any point. The plat as submitted includes the required
building setbacks.
Section 31-175 provides the guidelines for sidewalk construction. The ordinance
allows subdivisions to provide internalized pedestrian circulation system in the
form of paved pathways in -lieu of sidewalks along collector and residential street
classifications upon the request of the applicant and the approval of the Planning
Commission. The plat includes trails within the subdivision in -lieu of sidewalks in
a number of locations.
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SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.: S-17
The plat includes larger ridge lots and smaller valley lots. The plat includes
78 lots ranging from 15,000 square feet to 98,000 square feet. The plat includes
188 lots ranging in size from 7,000 square feet to 26,000 square feet. The
development is proposed in multiple phases. The street improvements to Kanis
Road are also proposed to be phased with the development of the lots. The
Phase 1 portion of the development includes 30 lots. Phase II includes the
development of 30 lots. 43 lots will be developed in Phase III and 43 additional
lots in Phase IV. Phase V includes 36 lots, Phase VI includes 17 lots and the
final, Phase VII, includes 17 lots.
Street improvements to Kanis Road will be phased with the development of the
subdivision. The improvements to Kanis road include widening the street to an
eleven (11) foot drive lane with a four (4) foot paved shoulder as required per the
Master Street Plan. The plan also includes paving a five (5) foot shoulder at the
entrances to the subdivision to allow for a turning lane on Kanis Road as
requested by staff.
The ridge road will be constructed with two (2) eleven (11) foot drive lanes, two
(2) six (6) foot bike lanes and additional right of way on each side of the street
eight (8) feet wide. The internal residential streets are proposed with two (2)
drive lanes 13.5-feet in width and two (2) 11.5 foot shoulders. The plat indicates
the dedication of an additional 15-feet of right of way along Kanis Road to meet
the Master Street Plan. Half street improvements to Kanis Road will be
completed with the corresponding phase along Kanis Road, Phases I, II, VII. All
improvements will be completed prior to final platting of the next to last phase of
the development. The required right of way dedication for Walnut Grove Road
will be provided with the development of the subdivision. Improvements to
Walnut Grove Road will be constructed at the time required by the City and/or
County or prior to the final plat approval of Phase VII.
A large stormwater pollution prevention plan will be required for the project and
will be subsequently developed in accordance with NPDES and ADEQ
requirements and submitted to ADEQ, the City of Little Rock and Pulaski County
Planning for review and approval. Prior to the issuance of a grading permit all
regulatory agencies will be provided a copy of the final grading and drainage plan
for review and approval. No development of the site will occur without approval
from all reviewing bodies.
A Conditional Use Permit request for a package treatment plant is a separate
item on this agenda. The package treatment plant will utilize the extended
aeration principle of operation (variation of the activated sludge process). The
discharge of the plant will be into the larger pond proposed for the subdivision.
The plant will be constructed below grade. The plant will be permitted through
the Arkansas Department of Environmental Quality and the Arkansas
Department of Health.
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January 7, 2016
SUBDIVISION
ITEM NO.: D (Cont) FILE NO.: S-1758
Staff is supportive of the applicant's request. The variances associated with the
depth to width ratio indicated on the plat are "fixable" and will be corrected to
come into full compliance with the minimum standards of the City's Subdivision
Ordinance prior to the issuance of the final approval of the preliminary plat. The
final approval of the preliminary plat will also include the placement of a ten (10)
foot no right of vehicular access easement along the rear of the lots with two (2)
street frontages. To staff's knowledge there are no remaining outstanding
technical issues associated with the request.
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.
PLANNING COMMISSION ACTION: (OCTOBER 8, 2015)
Commissioner Berry stated in light of the deferral of the companion application, the
Conditional Use Permit, he felt the preliminary plat request should also be deferred to
allow the applications to be considered by the Commission on the same public hearing
date. Commissioner Berry made a motion to defer the preliminary plat request to the
January 7, 2016, public hearing. The motion carried by a vote of 8 ayes, 0 noes,
2 absent and 1 abstention (Commissioner May).
STAFF UPDATE:
The applicant submitted a request dated December 23, 2015, requesting withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
December 23, 2015, requesting withdrawal of this item without prejudice. Staff stated
they were supportive of the withdrawal request. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 10 ayes, 0 noes and 1 absent.
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