HomeMy WebLinkAboutS-1777 Staff AnalysisITEM NO.: 4, S-1777
NAME: The Parks Subdivision Preliminary Plat
LOCATION: located on the south side of Mann Road in the 9600 — 9700 Block
Planninq Staff Comments:
1. Provide notification of the abutting property owners of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 27, 2016. The Office of Planning and Development
must receive the proof of notice no later than August 5, 2016.
2. How will the trail system be maintained, what is the proposed construction material for the
trails, how will the area of the trails not be incorporated into the lots of the lots abutting the
tract. Will the developer install fences along the property lines which abut the trail system
with the construction of the new homes?
3. Dimension the front building setback. It appears the setback proposed is 25-feet. Are the
side and rear yard setbacks proposed as typically required per the R-2, Single-family
zoning district?
4. Provide the proposed phasing plan for the subdivision.
5. Provide a note on the preliminary plat stating the purpose for the numbering system.
VarianceNVaivers: A request to allow the option of the development of an internalized
pedestrian circulation system (Section 31-175(2)) in -lieu of sidewalks.
Public Works Conditions:
1. Mann Road is classified on the Master Street Plan as a collector street. A dedication of
right-of-way 30 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 Mann Road including 5-foot sidewalks with the
planned development. The new back of curb should be located 18 feet from centerline.
Additional widening to 24 feet from centerline, tapers, and striping should be provided for
lane shifts and west bound left turn lanes. Additional paving maybe required to comply
with AASHTO guidelines.
3. Provide phasing plan for subdivision construction. Proposed improvements to Mann
Road cannot be deferred to the last construction phase.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any
land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is an advance grading variance requested to advance grade future phases
of the subdivision with the issuance of a grading permit for the previous phase? If a
variance is being requested, undisturbed buffers or berms should be maintained as found
in the Land Alteration Regulations.
5. The proposed trail system layout will require pedestrians to walk in high traffic volume
streets where sidewalks are required to be installed per the Master Street Plan are not
ITEM NO.: 4. S-1777
proposed by this plan. Sidewalk should be provided adjacent to public streets and/or
additional trails provided for better connectivity between homes and trails. Access
considerations should be given for fenced in yards.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 due to the large
drainage areas at the rear of lots.
7. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the developer and/or property
owners association as detailed in the bill of assurance.
8. 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.
9. Streetlights are required by Section 31-403 of the Little Rock code of ordinances. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Greg Simmons, Traffic Engineering,
501.379.1813, gsimmons@littlerock.orq for more information.
10. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
11.All public drainage easements must be unobstructed and access provided to the public
right-of-way by constructed infrastructure and/or documented on the final plat.
12.All public drainage easements must contain drainage infrastructure approved by the City
of Little Rock Public Works Department.
13.Access to detention ponds must be provided to the public right-of-way and/or access
easement for future maintenance by the developer and/or local property owners'
association.
14. Street names and street naming conventions must be approved by Public Works. Contact
Glenn Haley 501.371.4537, q hale little rock. or . Cascade Lane is a duplication and
cannot be used. Big Bend Lane is too long in distance to be labeled as a lane.
Consideration should be given to rename to "Drive".
15. If Big Bend Lane is constructed to a residential standard street, the minimum radius is 150
feet normal crown.
16.Additional traffic calming measures should be provided on Big Bend Lane on the east side
of the development.
17. Big Bend Lane and Glacier Bay Drive should be constructed to a residential collector
standard of 31 feet wide with sidewalk on one (1) side or a trail system due to the
expected volume of traffic. The minimum radius should be 275 feet normal crown or 235
feet super -elevated.
18. Due to the proposed configuration, there is limited sight distance at the intersection of Big
Bend Lane and Sequoia Lane.
19.The secondary emergency access should be constructed to the existing pavement of
Peace Valley Road.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easements if new sewer
service is required for the project. Capacity fee analysis required. Contact Little Rock
Wastewater Utility for additional information.
ITEM NO.: 4. S-1777
Entergy: Entergy Distribution does not object to this proposal. A three phase power line
exists along the south side of Mann Road which can be utilized to provide power to this
development. However, the project proposes to utilize Entergy Transmission line easements
for pedestrian walking trails and a few lots appear to encroach onto the Transmission
easements. Contact Entergy Transmission well in advance to discuss the future use of its
easements and contact Entergy Distribution well in advance to discuss future service
requirements, new Distribution facilities locations and adjustments to existing Distribution
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. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be one at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
regarding the required placement of the hydrant(s) and contact Central Arkansas Waster
regarding procedures for installation for 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:
1. Maintain Access.
2. 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.
3. 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.
ITEM NO.: 4. S-1777
4. 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.
5. 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.
6. 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:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation by one
person.
d. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by the fire code
official
h. Electric gate operators, where provided, shall be listed in accordance with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
7. 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.
ITEM NO.: 4. S-1777
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.
9. 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.
Rock Region Metro: Location is currently served by METRO on routes 17 and 22. The
development of this neighborhood street grid is important for residents to have access to the
transit and paratransit services. Dead-end "lollipop" streets and disconnected sidewalk
networks will impede resident's access to transit. We recommend along with the
neighborhood exits on Mann Road that Peace Valley road be improved and provided as an
access exit out of the neighborhood. This will connect the transit route and provide efficient
routing for paratransit services.
Building 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, July 27, 2016.
August 11, 2016
ITEM NO.: 4
NAME. The Parks Subdivision Preliminary Plat
FILE NO.: S-1777
LOCATION: Located on the south side of Mann Road in the 9600 — 9700 Block
DEVELOPER:
Town Creek LLC
11324 Arcade Drive
Little Rock, AR 72211
FNr�INFFR-
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 120 acres NUMBER OF LOTS: 369 FT. NEW STREET: 15,300 LF
WARD: 7 PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 41.05
CURRENT ZONING:
R-2, Single-family
VARIANCE/WAIVERS: A request to allow the option of the development of an
internalized pedestrian circulation system (Section 31-175(2)) in -lieu of sidewalks.
A. PROPOSAL/REQUESTIAPPLICANT'S STATEMENT.
The property is located just south of Mann Road and west of Wilderness Road.
The property contains 120-acres with 364 proposed residential lots.
The property will be developed in approximately six (6) phases with roughly
60 lots per phase. The lots are proposed 60-feet wide by 120-feet deep.
Two (2) access points to Mann Road will be provided. An additional emergency
access will be constructed to Peace Valley Road to the south via an all-weather
drive. An emergency gate with Knox box will be provided. Mann Road will be
improved to collector street standards with a 5-foot sidewalk. The developer is
proposing to improve Mann Road in two (2) phases as the adjacent property
develops.
The developer is proposing the use of an internalized pedestrian circulation
system in -lieu of sidewalks throughout the subdivision and to provide access to
Morehart Park located to the southwest. Section 31-175 of the Little Rock Code
of Ordinances outlines the minimum design requirements for sidewalks. The
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1777
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
An Entergy transmission line runs through the property. This easement will allow
the pedestrian tail to be easily accessible from all areas of the development.
Pedestrian tables will be constructed to slow traffic and create connectivity of the
trail system throughout the development.
B. EXISTING CONDITIONS:
L
The site is heavily wooded. There are single-family subdivisions located to the
east and south of the proposed development area. To the north is Mann Road
and a main railroad line. Across Mann Road to the north is a single-family
subdivision. Mann Road is a two (2) lane road with no curb and gutter or
sidewalk and open.ditches for drainage.
NEIGHBORHOOD COMMENTS:
All abutting property owners, the West Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS.
1. Mann Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 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 Mann Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 18 feet from centerline. Additional widening to
24 feet from centerline, tapers, and striping should be provided for lane
shifts and west bound left turn lanes. Additional paving maybe required to
comply with AASHTO guidelines.
3. Provide phasing plan for subdivision construction. Proposed improvements
to Mann Road cannot be deferred to the last construction phase.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is an advance
grading variance requested to advance grade future phases of the
subdivision with the issuance of a grading permit for the previous phase?
2
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1777
If a variance is being requested, undisturbed buffers or berms should be
maintained as found in the Land Alteration Regulations.
5. The proposed trail system layout will require pedestrians to walk in high
traffic volume streets where sidewalks are required to be installed per the
Master Street Plan are not proposed by this plan. Sidewalk should be
provided adjacent to public streets and/or additional trails provided for better
connectivity between homes and trails. Access considerations should be
given for fenced in yards.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 due to the
large drainage areas at the rear of lots.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner's association as
detailed in the bill of assurance.
8. 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.
9. Streetlights are required by Section 31-403 of the Little Rock
code of ordinances. Provide plans for approval to Traffic Engineering.
Streetlights must be installed prior to platting/certificate of occupancy.
Contact Greg Simmons, Traffic Engineering, 501.379.1813,
gsimmons(c- Iittlerock.org for more information.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
12. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
13. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners' association.
14. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley 501.371.4537, ghaley(�D-littlerock.orq.
Cascade Lane is a duplication and cannot be used. Big Bend Lane is too
long in distance to be labeled as a lane. Consideration should be given to
rename to "Drive".
3
August 11, 2016
SUBDIVISION
EM NO.: 4 (Cont.) FILE NO.: S-1777
15. If Big Bend Lane is constructed to a residential standard street, the
minimum radius is 150 feet normal crown.
16. Additional traffic calming measures should be provided on Big Bend Lane
on the east side of the development.
17. Big Bend Lane and Glacier Bay Drive should be constructed to a residential
collector standard of 31 feet wide with sidewalk on one (1) side or a trail
system due to the expected volume of traffic. The minimum radius should
be 275 feet normal crown or 235 feet super -elevated.
18. Due to the proposed configuration, there is limited sight distance at the
intersection of Big Bend Lane and Sequoia Lane.
19. The secondary emergency access should be constructed to the existing
pavement of Peace Valley Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for the project. Capacity fee analysis required. Contact
Little Rock Wastewater Utility for additional information.
Entergy: Entergy Distribution does not object to this proposal. A three phase
power line exists along the south side of Mann Road which can be utilized to
provide power to this development. However, the project proposes to utilize
Entergy Transmission line easements for pedestrian walking trails and a few lots
appear to encroach onto the Transmission easements. Contact Entergy
Transmission well in advance to discuss the future use of its easements and
contact Entergy Distribution well in advance to discuss future service
requirements, new Distribution facilities locations and adjustments to existing
Distribution 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. 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
2
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.
of water facilities and/or fire service
Department of Health Engineering
Department is required.
FILE NO.: S-1777
Approval of plans by the Arkansas
Division and the Little Rock Fire
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 regarding the required placement of the hydrant(s) and
contact Central Arkansas Waster 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:
1. Maintain Access.
2. 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.
3. 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.
4. 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.
5. 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
I.7
August 11, 2016
SUBDIVISION
NO.: 4 (Cont.) FILE NO.: S-1777
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
6. 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.
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation
by one person.
d. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
e. 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.
f. 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.
g. Locking device specifications shall be submitted for approval \by the
fire code official
h. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. 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
9
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1777
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.
8. 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.
Rock Region Metro: Location is currently served by METRO on routes 17
and 22. The development of this neighborhood street grid is important for
residents to have access to the transit and paratransit services. Dead-end
"lollipop" streets and disconnected sidewalk networks will impede resident's
access to transit. We recommend along with the neighborhood exits on Mann
Road that Peace Valley Road be improved and provided as an access exit out of
the neighborhood. This will connect the transit route and provide efficient routing
for paratransit services.
F. ISSUES/TECHN ICAUDESIGN:
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
7
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-
L
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.
Planning Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COMMENT:
(July 20, 2016)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned the dimension
of the front building setback. Staff also questioned the proposed phasing plan.
Public Works comments were addressed. Staff stated Mann Road was classified
on the Master Street Plan as a collector street. Staff stated dedication of right of
way and Y2 street improvements were required with the proposed new
development. Staff questioned if the street improvements would be completed
with the first phase or with later phases. Staff stated the minimum radius for Big
Bend Lane was 150-feet. Staff stated additional traffic calming measures should
be provided on Big Bend Lane. Staff stated Big Bend Lane and Glacier Bay
Drive should be constructed to a residential collector standard with 31-feet of
pavement with sidewalk on one (1) side of the street or a trail system due to the
expected volume of traffic.
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.
H. ANALYSIS:
The applicant has provided a revised preliminary plat to staff addressing the
technical issues associated with the request raised at the July 20, 2016,
Subdivision Committee meeting. The applicant has provided the front building
line for the single-family lots. The applicant has also provided the proposed
phasing plan.
The property contains 120-acres with 364 single-family residential lots. The
property will be developed in approximately six (6) phases with roughly 60 lots
per phase. The lot numbering system allows for the block number followed by
0
August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1777
the lot number (Lot 171 is Lot 71 in Block 1). The lots are proposed 60-feet wide
by 120-feet deep. The lots are indicated with an average lot size of 60-feet by
120-feet and 7,200 square feet. The lots are indicated with a front platted
building line of 25-feet. The remaining setbacks will comply with the R-2, Single-
family zoning district.
Two (2) access points to Mann Road will be provided. An additional emergency
access will be constructed to Peace Valley Road to the south via an all-weather
drive. An emergency gate with Knox box will be provided. Mann Road will be
improved to collector street standards with a 5-foot sidewalk. Mann Road at
each entrance will be widened to create a left turn lane into the development.
The Phase I improvements will include 430-feet of widening to create a left turn
lane into the southern entrance. The improvements with the Phase V portion of
the development include completing the improvements to Mann Road and
installing an additional 430-feet of widening to create the left turn lane into the
second entrance to the subdivision.
An Entergy transmission line runs through the property. This easement will allow
the pedestrian trail to be easily accessible from all areas of the development.
Pedestrian tables will be constructed to slow traffic and create connectivity of the
trail system throughout the development. The trail system will be maintained by
the Property Owners Association. The internalized pedestrian circulation system
will be used in -lieu of the placement of sidewalks throughout the subdivision.
Access to Morehart Park, located to the southwest of the subdivision, is indicated
on the site plan. Section 31-175 of the Little Rock Code of Ordinances outlines
the minimum design requirements for the trail system. The ordinances states
internalized pedestrian circulation systems in the form of paved pathways may be
substituted for sidewalks along collector and residential streets upon approval by
the Planning Commission.
The applicant is seeking a variance from the City's Land Alteration Ordinance to
allow advanced grading of the lots as each phase is developed. The applicant
has indicated the builder purchasing the lots requires that all trees be removed
and the lots graded with pad ready site for the new home construction. The
request does not include clearing of the entire site with the first phase of
development. As each phase is developed then that particular phase will be
cleared.
Staff is supportive of the applicant's request. The applicant is seeking
preliminary plat approval to allow the development of a single-family subdivision
at a density of 3.03 units per acre. The lots are indicated with lot sizes and
setbacks which fully comply with the R-2, Single-family zoning district.
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August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont-) FILE NO.: S-1777
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City's Land
Alteration Ordinance to allow grading of an entire phase of the subdivision with
the development of that particular phase.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request from the
City's Land Alteration Ordinance to allow grading of an entire phase of the subdivision
with the development of that particular phase.
Mr. Shawn Shackleford addressed the Commission in opposition to the request. He
stated he and his family owned a testing and inspection company that was located next
door to the proposed subdivision. He stated he was licensed with all required state and
federal agencies. He stated the terms of his license did not allow for residential
development adjacent to his business. He stated if the development was approved his
business would be required to move.
Ms. Linda Bergin addressed the Commission in opposition of the request. She stated
she had a number of concerns related to noise and safety. She stated the site was
located with a significant power transmission line running through the property.
She stated there had been a number of studies related to illnesses of children living
near power lines. She stated the plat indicated homes backing up to power lines and
the placement of trails and recreational activities for the subdivision all accessing and
located under the power lines. She stated currently the trees were a buffer for the noise
of the trains and the freeway. She stated once the trees were removed the noise would
increase. She stated the railroad line along Mann Road was the busiest in the country.
She stated there were 30 to 50 trains per day running along the track. She stated there
were two (2) crossings over the track from Mann Road. She stated at each crossing the
train was required to blow the whistle four (4) times. She stated with the loss of the
trees the noises would be greater. She stated the adjoining neighborhood was once a
nice neighborhood with large homes. She stated this was no longer true. She stated
there were 432 homes in the in the City foreclosure. She stated 130 of those homes
were in the 72209 zip code. She stated crime was on an issue in the area. She stated
there were 75 reported crimes within the general area. She questioned who would want
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August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.
LE NO.: S-1777
to buy a home that was next to a subdivision that had such a high crime rate and where
the homes were rental property. She questioned the placement of the detention areas
and the impact on the area and potential insect breeding grounds.
Mr. Phillip Abernathy addressed the Commission in opposition of the request. He
stated he was a resident of the Legion Hut neighborhood. He stated he was concerned
with the loss of the wooded area and the impact that would have on sound. He stated
with the removal of the wooded areas noise of the train and the interstate would be
heard by the neighborhoods. He questioned the upgrades that would be required by
police and fire to serve the new subdivision. He stated the existing schools were at
capacity and questioned what upgrades would be required to service the new students.
He stated ingress and egress from the subdivision with only access to Mann Road was
a concern. He questioned if there was a train derailment how the residents would be
evacuated.
Ms. Sharon Forrester addressed the Commission in opposition of the request. She
stated her home was located on five (5) acres and had a common property line with
Morehart Park and Twin Oaks Park. She stated her concern was the area and safety of
the residents. She stated she was concerned with the loss of trees and the potential
increase in noise. She stated she was concerned that the homes would not sell due to
the adjacent neighborhoods. She stated she echoed all the other speakers concerns.
She stated she was also concerned residents accessing the park would confuse her
property with park land, which has happened in the past, with patrons of the park
thinking her property was part of the park. She stated she was concerned how the new
subdivision would impact property values in the area.
Mr. Joe White addressed the Commission stating the area was once a thriving
neighborhood and he felt the area was coming back. He stated with the recent
construction of Bass Pro, the Outlets and the new Fed Ex facility he felt people would
be looking to the area to buy new homes. He stated new construction typically was a
good infusion into an area. He stated Rausch Coleman was committed to build the first
60 homes within the subdivision. He stated the homes did back up to the power lines
and the development was taking into consideration the potential impacts of the power
lines on the future home sites. He stated the development was not maximizing the land
area. He stated the development was right at three (3) units per acre. He stated typical
subdivision development, when maximizing the land area, was near four (4) units per
acre. He states the detention ponds were dry ponds. He stated they would fill during
heavy rains and in a few hours the water would drain out. He stated the developer did
not want to construct a wet pond and face the liability that would potentially go along
with a wet detention pond.
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August 11, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-1777
Commissioner Laha stated he felt the neighborhood was a great place to live and
Southwest United for Progress had voted to support the development. He stated his
home was located near the power line and he did not feel there were any adverse
impacts of allowing subdivisions to develop around power lines. He stated according to
the police department the crime rate in the area was the least of the entire City. He
stated there was petty crime all over the City but the major crimes in the area were less
in southwest than any other part of Little Rock.
Commissioner Bubbus stated he felt the development was good for the area. He stated
his home was not far from this area and he felt new single-family with a nice quality
developer was an asset for the neighborhoods.
There was no further discussion. The chair entertained a motion for approval of the
preliminary plat request as recommended by staff. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
A motion was made to approve the variance request from the City's land alteration
ordinance. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
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