HomeMy WebLinkAboutS-1782 Staff AnalysisITEM NO.: 3,
NAME: Alexander Mountain Preliminary Plat
S-1782
LOCATION: located on the South end of Main Street, Alexander, AR, within the City of Little
Rock, City limits
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 October 19, 2016. The Office of Planning and Development must receive the
proof of notice no later than October 28, 2016.
2. Wastewater cannot be provided to homes outside the City limits of Little Rock without
approval of the Board of Directors.
3. A "no right of vehicular access easement" should be platted along the rear lot lines of the
lots abutting Elm Street.
4. Provide the proposed phasing plan for the subdivision development.
5. Provide the location of any land locked parcels abutting the plat area.
6. Provide a City of Little Rock Plat Certification.
7. Provide the zoning classification for the proposed plat area.
8. Indicate the municipal boundaries on the plat.
Variance/Waivers:
1. A variance to allow lot widths ranging from 50 to 60-feet in width.
2. A variance to allow reduced side yard setbacks of 5-feet on all the proposed lots.
3. A variance to allow a 15-foot rear yard setback for all the proposed lots.
Public Works Conditions:
1. Street names and street naming conventions must be approved by Public Works. Contact
Glenn Haley at 501.371-4537 or ghaley@littlerock.org. The name "Main Street" can no
longer be used. This "Main Street" will be the 3rd Main Street in the City of Little Rock.
"Mountain" in "Alexander Mountain" should not be abbreviated. Alexander Mountain Drive
exceeds the limit of the number of characters allowed on a street name.
2. Alexander 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 of Alexander Road and from the
centerline of 4th Street along the north property line. Additional right-of-way maybe
needed for the realignment of Alexander Road.
3. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Alexander Road and 4th Street including 5-foot
sidewalks with the planned development. The new back of curb should be located 29.5-
feet from centerline and should align with the existing street to the east.
4. Since a gate is proposed, a turn -around must be provided for a SU-30 vehicle attempting
to enter the development. A stacking distance of 30-feet from the 4th Street curb must
also be provided. The proposed designs appears to comply.
5. The pedestrian striping should be removed.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance being requested to advance grade the lots with the grading of
the streets and will advanced grading be requested for future phases of construction?
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show the proposed
drainage easements and tract land for drainage infrastructure.
8. 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. All public
drainage easements must contain drainage infrastructure approved by the City of Little
Rock Public Works Department. 100-year overflow swales must be constructed and
placed within public drainage easements.
9. 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.
10. Stormwater detention ordinance applies to this property. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the developer and/or
local property owners association. The limits of the maximum ponding elevation can be
no closer than 30-feet horizontally from any building and less than one (1) foot vertically
below the lowest floor elevation.
11.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.
12.Obtain a franchise agreement from Public Works, Bennie Nicolo at 501.371.4818 or
bnicolo@littlerock.org for the private improvements such as subdivision signage and
landscaping located in the right-of-way.
13. No vehicular access can be taken to Main Street. Include on the plat a 10-foot "No Right
of Vehicular Access Easement" along this frontage.
14. 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 at 501.379.1813 or
gsimmons@liftlerock.org for more information.
15. Hauling of fill material on or off site over municipal streets and roads requires approval
prior to a grading permit being issued. Contact Public Works Traffic Engineering, Travis
Herbner at 501.379.1805 or therbner@littlerock.org for more information.
16. No residential waste collection service will be provided on private streets unless the
property owners association provides a waiver of damage claims for operations on private
property.
17. A minimum 20-foot wide all weather emergency secondary access must be provided
since the subdivision is greater than 30 lots or each structure must be sprinkled. Contact
Little Rock Fire Department Fire Marshall, Tony Rhodes at 501.918.3757 or
trhodes@littierock.org for more information.
18. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Elm Street including 5-foot sidewalks with the
planned development. The new back of curb should be located 13-feet from centerline
with at least 20-feet of pavement provided. The proposed Alexander Drive should
intersect with Elm Street.
19.A 20-foot radial dedication of right-of-way is required at the intersection of Elm Street and
Alexander Mountain Drive.
20. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the Main Street and Alexander Road intersection(s) comply with 2004 AASHTO Green
Book standards.
21. 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.
22. Some property southwest of the Alexander Mountain Pass/Alexander Mountain Court is
not labeled as a lot or tract land.
23. Concrete trickle swales should be installed within the detention ponds from the intake to
the discharge pipe.
24.The street cross slope should be designed at two percent (2%) and not three percent
(3%).
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easement if new sewer service
is required for the portion of this project which lies inside Little Rock Wastewater Service
Boundary. No sewer service will be extended beyond City of Little Rock City limits without
approval from the Little Rock Board of Directors.
Enter- : Entergy does not object to this proposal. A three phase overhead electrical line
exists on the northeast corner of this proposed development and a single phase line exists on
the southwest corner of the development. There do not appear to be any existing conflicts
with Entergy facilities on this property. 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.
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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.
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.
The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
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).
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:
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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.
Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
5. 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:
5. 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.
6. 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.
6. 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: The site is not located on a dedicated Rock Region Metro route.
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.
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, October 19, 2016.
ITEM NO.: 3.
NAME: Alexander Mountain Preliminary Plat
S-1782
LOCATION: located on the South end of Main Street, Alexander, AR, within the City of Little
Rock, City limits
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 October 19, 2016. The Office of Planning and Development must receive the
proof of notice no later than October 28, 2016.13randi should have done this.
2. Wastewater cannot be provided to homes outside the City limits of Little Rock without
approval of the Board of Directors. City or Utility Board?
3. A "no right of vehicular access easement" should be platted along the rear lot lines of the
lots abutting Elm Street. Added to the Plat. Lots do not abut Elm Street though.
4. Provide the proposed phasing plan for the subdivision development. The current plan is
not to phase.
5. Provide the location of any land locked parcels abutting the plat area. To the best of our
knowledge no parcels are land locked.
6. Provide a City of Little Rock Plat Certification. Added to the Plat.
7. Provide the zoning classification for the proposed plat area. Done.
8. Indicate the municipal boundaries on the plat. Done
Variance/Waivers:
1. A variance to allow lot widths ranging from 50 to 60-feet in width.
2. A variance to allow reduced side yard setbacks of 5-feet on all the proposed lots.
3. A variance to allow a 15-foot rear yard setback for all the proposed lots.
Public Works Conditions:
1. Street names and street naming conventions must be approved by Public Works. Contact
Glenn Haley at 501.371-4537 or ghaley@littlerock.org. The name "Main Street" can no
longer be used. This "Main Street" will be the 3rd Main Street in the City of Little Rock.
"Mountain" in "Alexander Mountain" should not be abbreviated. Alexander Mountain Drive
exceeds the limit of the number of characters allowed on a street name. Owner will
decide and comply before Final Plat filing.
2. Alexander 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 of Alexander Road and from the
centerline of 4th Street along the north property line. Additional right-of-way maybe
needed for the realignment of Alexander Road. An attempt to adjust the Master Street
Plan is on going.
3. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Alexander Road and 4th Street including 5-foot
sidewalks with the planned development. The new back of curb should be located 29.5-
feet from centerline and should align with the existing street to the east. Same as #2. '/2
street 13.5' from centerline of Right -of -Way to be added to 4th Street.
4. Since a gate is proposed, a turn -around must be provided for a SU-30 vehicle attempting
to enter the development. A stacking distance of 30-feet from the 4th Street curb must
also be provided. The proposed designs appears to comply. They do Comply.
5. The pedestrian striping should be removed.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance being requested to advance grade the lots with the grading of
the streets and will advanced grading be requested for future phases of construction?
Advance grading is being requested.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show the proposed
drainage easements and tract land for drainage infrastructure. All is shown on the plat.
8. 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. All public
drainage easements must contain drainage infrastructure approved by the City of Little
Rock Public Works Department. 100-year overflow swales must be constructed and
placed within public drainage easements. All will be provided at the submission of
Construction plans.
9. 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. Easements to the Right -of -Ways will be provided.
10. Stormwater detention ordinance applies to this property. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the developer and/or
local property owners association. The limits of the maximum ponding elevation can be
no closer than 30-feet horizontally from any building and less than one (1) foot vertically
below the lowest floor elevation. Construction plans will reflect the appropriate limits.
11.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. Will be
done prior to Construction.
12.Obtain a franchise agreement from Public Works, Bennie Nicolo at 501.371.4818 or
bnicolo@littlerock.org for the private improvements such as subdivision signage and
landscaping located in the right-of-way. OK.
13. No vehicular access can be taken to Main Street. Include on the plat a 10-foot "No Right
of Vehicular Access Easement" along this frontage. Provided on Plat.
14. 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 at 501.379.1813 or
,qsjmmons(cD_Iittlerock.orq for more information. Street Lights will be added.
15. Hauling of fill material on or off site over municipal streets and roads requires approval
prior to a grading permit being issued. Contact Public Works Traffic Engineering, Travis
Herbner at 501.379.1805 or therbner(a�littlerock.arq for more information. OK.
16. No residential waste collection service will be provided on private streets unless the
property owners association provides a waiver of damage claims for operations on private
property. Waiver will be provided prior to construction.
17.A minimum 20-foot wide all weather emergency secondary access must be provided
since the subdivision is greater than 30 lots or each structure must be sprinkled. Contact
Little Rock Fire Department Fire Marshall, Tony Rhodes at 501.918.3757 or
trhodes(cD,littlerock.org for more information. An appropriate Emergency access will be
provided to Elm Street.
18. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Elm Street including 5-foot sidewalks with the
planned development. The new back of curb should be located 13-feet from centerline
with at least 20-feet of pavement provided. The proposed Alexander Drive should
intersect with Elm Street. Waiver is being requested.
19.A 20-foot radial dedication of right-of-way is required at the intersection of Elm Street and
Alexander Mountain Drive. The proposed dedication exceeds the requirement.
20. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the Main Street and Alexander Road intersection(s) comply with 2004 AASHTO Green
Book standards. Will be done prior to construction.
21. 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. OK
22. Some property southwest of the Alexander Mountain Pass/Alexander Mountain Court is
not labeled as a lot or tract land. This tract is within Open Space Tract A on the
Subdivision plat.
23. Concrete trickle swales should be installed within the detention ponds from the intake to
the discharge pipe. Concrete Swales will be included within the final design when
submitted for approval.
24. The street cross slope should be designed at two percent (2%) and not three percent
(3%). Why??
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easement if new sewer service
is required for the portion of this project which lies inside Little Rock Wastewater Service
Boundary. No sewer service will be extended beyond City of Little Rock City limits without
approval from the Little Rock Board of Directors. Approval will be sought.
Entergy: Entergy does not object to this proposal. A three phase overhead electrical line
exists on the northeast corner of this proposed development and a single phase line exists on
the southwest corner of the development. There do not appear to be any existing conflicts
with Entergy facilities on this property. 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:
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All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
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.
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.
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.
The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
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).
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:
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3
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.
Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of
the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential
developments. Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and approved fire
apparatus access roads, and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or private fire
apparatus access road and all dwelling units are equipped throughout with an
approved automatic sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall
not be required.
2. The number of dwelling units on a single fire apparatus access road shall not be
increased unless fire apparatus access roads will connect with future development,
as determined by the fire code official.
6. 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: The site is not located on a dedicated Rock Region Metro route.
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.
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, October 19, 2016.
December 15, 2016
ITEM NO.: B FILE NO.: S-1
NAME: Alexander Mountain Preliminary Plat
LOCATION: Located on the South end of Main Street, Alexander, AR, within the City of
Little Rock, City limits
DEVELOPER:
Capital Equity Management Group, Inc.
P.O. Box 1747
Modesto, CA 95353
SURVEYOR:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 11.441 acres NUMBER OF LOTS: 44 & 15
WARD: PLANNING DISTRICT
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
FT. NEW STREET 2,568 LF
CENSUS TRACT:
1. A variance to allow lot widths ranging from 50 to 55-feet in width with reduced lot
areas.
2. A variance to allow reduced side yard setbacks of 5-feet on all the proposed lots.
3. A variance to allow a 20-foot front yard and a 15-foot rear yard setback for all the
proposed lots.
A. PROPOSAUREQUEST/APPLICANTS STATEMENT:
The applicant is requesting preliminary plat approval for a subdivision located
within the City limits of Little Rock with a portion of the subdivision located within
the City limits of the City of Alexander, Saline County, Arkansas. There are
44 lots located within the City limits of Little Rock. There are 15 lots located
within the Saline County portion of the development. The lots are indicated with
lot widths average 55-feet. The lot depths are indicated averaging 125-feet. The
applicant is requesting 20-foot front yard setbacks, 15-foot rear yard setbacks
and 5-foot side yard setbacks.
December 15, 2016
SUBDIVISION
ITEM NO.: B Cont. FILE NO.: S-1782
B. EXISTING CONDITIONS:
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The property is located in Pulaski and Saline Counties in and adjacent to the
community of Alexander. The property is tree covered. The streets are
substandard streets. There is no curb, gutter or sidewalk in place along the
abutting streets.
NEIGHBORHOOD COMMENTS:
All abutting property owners, the Alexander Road Neighborhood Association and
southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 501.371-4537 or ahaEeyQ),1ittlerock.gov.
The name "Main Street" can no longer be used. This "Main Street" will be
the 3rd Main Street in the City of Little Rock. "Mountain" in "Alexander
Mountain" should not be abbreviated. Alexander Mountain Drive exceeds
the limit of the number of characters allowed on a street name.
2. Alexander 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 of
Alexander Road and from the centerline of 4th Street along the north
property line. Additional right-of-way maybe needed for the realignment of
Alexander Road.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Alexander
Road and 4th Street including 5-foot sidewalks with the planned
development. The new back of curb should be located 29.5-feet from
centerline and should align with the existing street to the east.
4. Since a gate is proposed, a turn -around must be provided for a SU-30
vehicle attempting to enter the development. A stacking distance of 30-feet
from the 4th Street curb must also be provided. The proposed designs
appears to comply.
5. The pedestrian striping should be removed.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is a variance
2
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO. S-1782
being requested to advance grade the lots with the grading of the streets
and will advanced grading be requested for future phases of construction?
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Show
the proposed drainage easements and tract land for drainage infrastructure.
8. 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. All public drainage easements must contain drainage
infrastructure approved by the City of Little Rock Public Works Department.
100-year overflow swales must be constructed and placed within public
drainage easements.
9. 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.
10. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or local property owners association.
The limits of the maximum ponding elevation can be no closer than 30-feet
horizontally from any building and less than one (1) foot vertically below the
lowest floor elevation.
11. 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.
12. Obtain a franchise agreement from Public Works, Bennie Nicolo at
501.371.4818 or bnicofo@littlerock-gov for the private improvements such
as subdivision signage and landscaping located in the right-of-way.
13. No vehicular access can be taken to Main Street. Include on the plat a
10-foot "No Right of Vehicular Access Easement" along this frontage.
14. 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 at 501.379.1813 or gsimmonsCcr Iittlerock.gcv for more
information.
15. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering, Travis Herbner at 501.379.1805 or
therbner�a�, littlerock.gov for more information.
16. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
3
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: S-1782
17. A minimum 20-foot wide all weather emergency secondary access must be
provided since the subdivision is greater than 30 lots or each structure must
be sprinkled. Contact Little Rock Fire Department Fire Marshall,
Tony Rhodes at 501.918.3757 or trhodesCcDlittlerock.�Lo for more
information.
18. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Elm Street
including 5-foot sidewalks with the planned development. The new back of
curb should be located 13-feet from centerline with at least 20-feet of
pavement provided. The proposed Alexander Drive should intersect with
Elm Street.
19. A 20-foot radial dedication of right-of-way is required at the intersection of
Elm Street and Alexander Mountain Drive.
20. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the Main Street and Alexander Road intersection(s) comply
with 2004 AASHTO Green Book standards.
21. 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.
22. Some property southwest of the Alexander Mountain Pass/Alexander
Mountain Court is not labeled as a lot or tract land.
23. Concrete trickle swales should be installed within the detention ponds from
the intake to the discharge pipe.
24. The street cross slope should be designed at two percent (2%) and not
three percent (3%).
E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easement if new
sewer service is required for the portion of this project which lies inside Little
Rock Wastewater Service Boundary. No sewer service will be extended beyond
City of Little Rock City limits without approval from the Little Rock Board of
Directors.
Entergy: Entergy does not object to this proposal. A three phase overhead
electrical line exists on the northeast corner of this proposed development and a
single phase line exists on the southwest corner of the development. There do
not appear to be any existing conflicts with Entergy facilities on this property.
C!
December 15, 2016
SUBDIVISION
ITEM! NO.: B (Cont.) FILE NO.: S-1782
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. 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.
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.
5. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
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. 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
G
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: S-1782
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
5. 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:
a. 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.
b. 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.
6. 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.
1.1
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
F. ISSUES/TECHNICAL/DESIGN-
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.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 12, 2016)
Mr. Mark Redder of Holloway Engineering, Surveying and Civil Design was
present representing the request. Staff presented an overview of the item stating
the proposed plat was located within the City limits of Little Rock but a portion of
the plat was located within the City limits of Alexander and in Saline County.
Staff stated currently the City of Little Rock provided sewer service to the
developed portions of Alexander. Staff stated to allow the homes located outside
7
December 15, 2016
SUBDIVISION
ITEM NO.. B (Cont.) FILE NO.: S-1782
the City limits of Little Rock to receive sewer service would require approval of an
ordinance by the Little Rock Board of Directors.
Staff stated there were few outstanding technical issues associated with the
request. Staff stated a no right of vehicular access easement should be included
along the street frontages the lots did not intend to take access from. Staff also
questioned proposed fences within the areas of street rights of way in which the
developer was not taking access.
Public Works comments were addressed. Staff stated the street names were not
acceptable as currently proposed. Staff suggested Mr. Redder contact them to
discuss the proposed street names and the allowable names for the subdivision.
Staff stated Alexander Road was classified on the City's Master Street Plan as a
minor arterial which would require dedication of right of way to 45-feet from
centerline and one-half street construction to a minor arterial standards. Staff
stated since the development was proposed as a gated subdivision all streets
would be private. Staff stated garbage collection could only take place if the
property owners association signed a waiver of damage claims. Staff stated
radial dedications were required at the intersections of all proposed and existing
streets within the development area. Staff stated the street cross slope design
should be at two (2) percent and not as indicated at three (3) percent.
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 submitted a revised preliminary plat to staff addressing some of the
technical issues raised at the October 12, 2016, Subdivision Committee meeting.
The applicant has provided a no right of vehicular access easement along the
street frontages where the lots are not intend to take access. The plat notes
fencing with a maximum height of six (6) feet will be located along the rear of the
lots within the required rear yard setback.
The request is for preliminary plat approval for a subdivision located within the
City limits of Little Rock with a portion of the subdivision located within the City
limits of the City of Alexander, Saline County, Arkansas. There are 44 lots
located within the City limits of Little Rock. There are 15 lots located within the
Saline County portion of the development. The applicant is seeking approval to
extend city sewer service to the homes located within Saline County. This will
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO. - S-1
require a separate action by the Little Rock Board of Directors to allow for
wastewater service to be extended to the new homes.
The lots are indicated with lot widths average 55-feet. The lot depths are
indicated averaging 125-feet. The applicant is requesting 20-foot front yard
setbacks, 15-foot rear yard setbacks and 5-foot side yard setbacks. The lots are
indicated with an average lot size of 0.150 acres.
The subdivision is proposed as a gated community developed with private
streets. The plan as submitted does not appear to provide a turnaround for a
SU-30 vehicle attempting to enter the gate and a stacking distance of 30 feet
should be provided from the call box to the 4th Street curb. The Main Street
island is currently located in the 4th Street right of way. This must be moved out
of the 4th Street right-of-way prior to construction.
As a separate item on this agenda the applicant is requesting to reduce the street
classification of 4th Street from an arterial street classification to a collector street
classification. Staff is supportive of this request. The plat as submitted does not
indicated 4th Street constructed to a collector standard. 4th Street must be
constructed to a collector street standard with curb and gutter and sidewalk. A
dedication of right-of-way to 30 feet from centerline is required. The new back of
curb should be located 18 feet from centerline of the existing street. In addition
construction of one half (1/2) street improvements to Elm Street adjacent to the
property is required. The new back of curb should be located 13 feet from
centerline. The street cross slope cannot exceed two percent (2%).
The street name convention as currently proposed is not acceptable. Main
Street is a duplicate street name and abbreviations in Alexander Mtn is not
acceptable. The street name Alexander Mountain Pass is too long and will not fit
on a street sign. All street names must be approved by public works staff prior to
final platting.
Staff is generally supportive of the applicant's request provided the comments
raised at the subdivision committee can be addressed. Staff feels the
development of the lots as indicated by the applicant is acceptable. There are
homes located on large lots and acreage but there are also homes which have
developed in a similar development pattern as proposed by the applicant. To
staff's knowledge there are no remaining outstanding technical issues associated
with the request. The applicant is required to seek Board of Directors approval of
the request to serve the homes located outside the City limits of Little Rock with
sanitary sewer prior to the extension of sewer lines to the area. Otherwise to
staff's knowledge there are no remaining outstanding technical issues associated
with the request.
9
December 15, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1782
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 the applicant address public works staff concerns outlined in
paragraph D as well as H prior to the issuance of a grading permit.
Staff recommends approval of the variance request from the typical lot
development standards with regard to lot widths, lot areas and setbacks.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2016)
The applicant was present. There was one 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 the applicant address public
works staff concerns outlined in paragraph D as well as H prior to the issuance of a
grading permit. Staff presented a recommendation of approval of the variance request
from the typical lot development standards with regard to lot widths, lot areas and
setbacks.
Mr. Mark Redder addressed the Commission on behalf of the request. He stated his
company was representing the developers who wished to construct a single-family
subdivision on this property. He stated the new subdivision would be good for the area.
He stated with the new subdivision 4th Street would be constructed to one-half of a
collector street which could include additional pavement which would allow a minimum
pavement width of 18-feet from centerline. He stated the current paving was minimal.
He stated this was a unique project in that a portion was located in the City of
Alexander, the City of Little Rock and in Saline County. He stated he would reserve his
time for follow-up.
Ms. Roberta Schmidt addressed the Commission in opposition of the request. She
stated her home was located adjacent to the site located on 15-acres. She stated there
was a dispute with the survey provided by the applicant and the survey completed for
her property. She stated there was a history of disputes between the property
boundaries and in 1977 a judge ruled in favor of the previous owner. She stated
currently the site was wooded and the wild life was abundant. She stated currently
there were four (4) to six (6) cars per day traveling 4th Street. She stated with the new
development there would be a minimum of 100 cars entering and leaving the
subdivision. She stated that was assuming that only one-half (1/2) the homes owned
10
December 15, 2016
SUBDIVISION
LE NO.: S-1782
one (1) car. She stated most families had two (2) or more cars. She stated the location
of the site and the multiple jurisdictions caused confusion. She stated when animal
control was called it was always passed on to some other jurisdiction. She stated the
City would tell her to call the county and the county would tell her to call Little Rock and
Little Rock would tell her to call Alexander. She stated there was a run-down mobile
home park located next to this site and a run-down home which should be torn down on
the other corner. She requested the Commission delay their approval until the property
line dispute could be resolved.
Mr. Redder stated he was unaware of the property line dispute. He stated he was more
than willing to work with her surveyor to see were the discrepancies were located. He
stated the developer purchased the property and was proposing to develop a single-
family subdivision. He once again stated the pavement width of 4t" Street would be
increased. He stated his client was agreeable with all other staff comments.
There was a general discussion between the Commissioners and staff concerning if the
Commission could move ahead with the approval based on the potential conflict. Staff
stated the property line in question was located in Saline County. Staff stated the
Commission was not reviewing or approving any development outside the City limits of
Little Rock. Staff stated if the lot layout changed in the Saline County portion of the
development Saline County would have to review the development to ensure
compliance with their approval.
The Commission questioned Mr. Redder of the intent for the area indicated as a tract.
Mr. Redder stated the tract land would be designated as open space within the Bill of
Assurance. He stated the overall density of the development was consistent with the
residential zoning district. He stated with the new development, the installation of
additional paving and the placement of sidewalk, curb and gutter there would be little
impact on the area.
The Commission once again questioned staff as to if they could move ahead with the
approval knowing there was a property line dispute. Staff stated they felt comfortable
allowing the item to move forward to a vote. Staff stated property line disputes were
private matters. Staff stated if the line was ruled in favor of the opponent the plat within
the Little Rock portion of the development would not change.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 7 ayes,
2 noes, 1 absent and 1 open position.
11