HomeMy WebLinkAboutS-1766-D Staff AnalysisOctober 12, 2017
ITEM NO.: 2
FILE NO.: S-1766-D
NAME: The Village at Gateway Revised Preliminary Plat and Replat
LOCATION: Located at 12500 Vimy Ridge Road
DEVELOPER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
ENGINEER:
Big Rock Development
12506 Vimy Ridge Road
Alexander, AR 72002
AREA: 8.11 acres NUMBER OF LOTS: 59
WARD: 7 PLANNING DISTRICT: 16 — Otter Creek
CURRENT ZONING
VARIANCEMAIVERS
BACKGROUND:
R-2, Single-family
None requested.
FT. NEW STREET: 1,972 LF
CENSUS TRACT: 41.04
On January 7, 2016, the Little Rock Planning Commission approved a preliminary plat
request to allow this 35-acre site to develop as a townhouse plat. The subdivision was
proposed as a townhouse community with lots that average 30-feet in width by 100-feet
in depth. The project was proposed in seven (7) phases. The first Phase included the
development of 38 lots, the clubhouse and pool. Phase II included the development of
40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase
VII 52 lots. The plat included 6,950 linear feet of new street to be dedicated to the
public. The streets were indicated with a 50-foot right of way and 27-feet of pavement.
Sidewalk were indicated on one (1) side of the interior streets. Centrally located within
the plat were areas set aside for open space and sports fields. Along the rear of the lots
in Phases III — V an area was identified for pedestrian paths to connect to the open
spaces. Francis Avenue was proposed as a collector street with a 60-foot right of way
and 31-feet of pavement. The street improvements to Vimy Ridge Road were to be
completed in phases corresponding to the phased development of the subdivision.
October 12, 2017
UBDIVISION
NO.: 2 (Cont.
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The request included a variance to advance grade the project. The development of the
subdivision was to occur in phases. This would allow excess earthwork in one phase to
be hauled to another phase that required fill. This variance would allow the earthwork to
balance over multiple phases and prevent hauling material over public streets.
The Phase 1 and 2 portions of the development are currently being developed. The
applicant is installing the infrastructure for the Phase 3 portion of the development.
On February 2, 2017, the Little Rock Planning Commission approved a request to
amend the previously approved preliminary plat for Phases II through VII. The approval
was to allow the removal of the rear yard green spaces and replace the green spaces
with alleys and provide access to rear loaded garages. The area contained within this
phase was 26.5-acres proposed with 293 lots. The lots proposed with rear yard alley
access were indicated with a 15-foot front yard setback. The cover letter stated the
reduced setback would allow for longer driveways between the alley and the garage.
The applicant stated parking or drives would not be allowed in the 15-foot front yard
setback. The lots proposed with front loading garages were indicated with a 25-foot
front yard setback. The lots indicated along Big Rock Avenue, the proposed collector
street, were indicated with a 30-foot front building setback as typically required by the
Subdivision Ordinance for lots fronting a collector street.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT. -
The applicant is proposing to amend the previously approved preliminary plat
and to allow the replatting of lots located along Big Rock Avenue. The applicant
is proposing to add three (3) lots, Lots 9 — 11 Block 1, the Village at Gateway,
within an area that was previously indicated as a tract. The applicant is
proposing to replat Lots 1 — 2, Block 8, the Village at Gateway to remove the rear
alley access.
B. EXISTING CONDITIONS:
The first and second phases of the development have been completed and the
third phase is currently under construction soon to be final plated. The majority
of the trees on the remainder of the site were removed with previous
construction. North of the site the uses include residential, commercial and
industrial. The area to the west of the site is vacant and was previously cleared
of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill
Road. There is an approved POD located on Pleasant Hill Road to the
southwest of the site. There is an area zoned MF-6 located on the southwest
corner of Pleasant Hill Road and Vimy Ridge Road.
6
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Alexander Road Neighborhood
Association, the Quail Run Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS -
PUBLIC WORKS CONDITIONS:
1. No issues or comments on the proposed revisions. All comments on previous
approved plat apply.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Separate sewer service required for
each lot. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. There are existing single
phase, underground power lines running along Village Bend Drive and Glassrock
Drive in this development providing service to some of the existing lots. Entergy
will need to continue to serve all future lots in this area from the street/front lot
lines for service reliability reasons. Contact Entergy in advance to discuss future
service requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
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. 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
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1766-D
3. The 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.
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.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
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.
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October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1766-D
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.
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-
5
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.
F
G
H
County Planning: No comment.
Building Codes/Landscape:
FILE NO.: S-1766-D
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: Location is not currently served by METRO but is in our
long range plans. We have no objection to the final plat, however the plans do
not indicate needed sidewalks for access to future trails and transit. See
comment above on similar project.
Planning Division: No comment.
SUBDIVISION COMMITTEE COMMENT:
(September 20, 2017)
Mr. Ashley Bice and Mr. Brad Walker were present representing the request.
Staff presented an overview of the item stating there were few outstanding
technical issues associated with the request. Staff stated the request was to
eliminate the alley access behind the lots along Big Rock Avenue and to allow
the addition of three (3) residential lots along Village Bend Drive.
I:�
October 12, 2017
SUBDIVISION
ITEM NO.: 2 [Cont.
FILE NO.: S-17E8-D
Public Works comments were addressed. Staff stated all previous comments
would continue to apply to the proposed development plan.
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.
ANALYSIS -
There were no outstanding technical issues associated with the request raised at
the September 20, 2017, Subdivision Committee meeting. The request is to
amend the previously approved preliminary plat and to allow the replatting of lots
located along Big Rock Avenue to eliminate the previously platted access
easements.
The applicant is proposing to add three (3) lots, Lots 9 — 11 Block 1, the Village
at Gateway, within an area that was previously indicated as a tract. The lots front
Village Bend Drive and have a rear yard relationship to Vimy Ridge Road. The
lots are indicated with a no right of vehicle access easement along Vimy Ridge
Road. The lots are indicated consistent with the previously platted lots along
Village Bend Drive. The lots are indicated with a minimum width of 30-feet and a
minimum depth of 109.53-feet. A 25-foot front platted building line, along Village
Bend Drive, has been indicated.
The applicant is also proposing to replat Lots 1 — 2, Block 8, the Village at
Gateway to remove the rear alley access. The lots will now be served by a
driveway extending to Big Rock Avenue. The remainder of the lots located along
Big Rock Avenue have been final platted in this configuration with no rear alley
access and driveways extending to Big Rock Avenue. The developer indicates a
desire for uniformity of the lots and is therefore requesting the replat of the lots to
conform to the remainder of the lots on the street.
Staff is supportive of the applicant's request. The applicant is seeking the
revision to the previously approved preliminary plat to allow the creation of three
(3) additional lots within an area which was indicated as a tract. The tract was
previously indicated as detention and is no longer required to provide adequate
detention. The replat is to allow consistency for the lots fronting Big Rock
Avenue. Staff does not feel this is a significant change and supports the request.
7
October 12, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.
J. STAFF RECOMMENDATION:
FILE NO.: S-17
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 12, 2017)
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. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
ITEM NO.: 2.
S-1766-D
NAME: The Village at Gateway Revised Preliminary Plat and Replat
LOCATION: located at 12500 Vimy Ridge 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 September 27, 2017. The Office of Planning and Development must receive
the proof of notice no later than October 6, 2017.
2. The request is to eliminate the rear alley access and to add three (3) additional lots. Are
there any other modifications to the proposed plat?
Variance/Waivers: None requested.
Engineering Comments:
Public Works Conditions:
1. No issues or comments on the proposed revisions. All comments on previous approved
plat apply.
Utilities/Fire DepartmentlParks/County Planning_
Little Rock Water Reclamation Authority: Separate sewer service required for each lot.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There are existing single phase,
underground power lines running along Village Bend Drive and Glassrock Drive in this
development providing service to some of the existing lots. Entergy will need to continue to
serve all future lots in this area from the street/front lot lines for service reliability reasons.
Contact Entergy in advance to discuss future service requirements, new facilities locations
and adjustments to existing facilities (if any) as this project proceeds.
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. 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
ITEM NO.: 2. S-1766-D
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. The 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.
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.
1. Electric gate operators, where provided, shall be listed in accordance with UL 325.
2. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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.
ITEM NO.:
9
S-1766-D
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.
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: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family
dwellings requires foundations meet the following Sections of the Code. If the foundation
cannot be verified by the building official at the time of the footing inspection the building
official may require verification the foundation meets the required elevation by a licensed
engineer.
ITEM NO.: 2.
S-1766-D
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall
extend above the elevation of the street gutter at point of discharge or the inlet of an
approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are
permitted, subject to the approval of the building official. The building official is permitted to
require an investigation and recommendation of a qualified engineer to demonstrate that the
intent of this Section has been satisfied. Such an investigation shall include consideration of
materials, height of slope, slope gradient, load intensity and erosion characteristics of slope
material.
Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834.
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: Location is not currently served by METRO but is in our long range
plans. We have no objection to the final plat, however the plans do not indicate needed
sidewalks for access to future trails and transit. See comment above on similar project.
Planning Division: 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, September 27, 2017.
4