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HomeMy WebLinkAboutS-1788 Staff AnalysisITEM NO.: 3, NAME: Wellington Creek Subdivision Preliminary Plat S-1788 LOCATION: located on the Southeast corner of Chenal Parkway and Wellington Hills Road Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 12, 2017. The Office of Planning and Development must receive the proof of notice no later than April 21, 2017. 2. Provide the source of title for the landowner in the general notes section of the proposed preliminary plat. 3. Will the lots be final platted prior to the review and approval of the map revision to the floodway? 4. Provide the zoning classification of the area within the proposed plat area and of the abutting property. Variance/Waivers: 1. A variance from Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road less than the typical development standards for a minor arterial street designation including distance from property lines, distances between drives and the driveway width. 2. A request for an in -lieu contribution for the required boundary street ordinance requirements for the Kanis Road widening (Section 30-282). Public Works Conditions: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way should be a sufficient width to construct one (1) additional - 11-foot lane, 2 feet of curb and gutter, a 6 feet green space, and a 5-foot sidewalk. 2. With site development, provide the design of street conforming to the Master Street Plan. Construction one-half street improvements to Chenal Parkway, Chenal Parkway bridge, and the 5-foot sidewalk with the planned development. One (1) additional lane should be constructed of an 11-foot lane width and 2 feet of curb and gutter. A payment should be made in -lieu of construction of the first 15 linear feet of the bridge. The payment should be for the estimated cost to widen the Chenal Parkway Bridge to provide 3 - 11-foot vehicle travel lanes, a 2-foot parapet wall, a 10-foot pedestrian lane and the outer bridge deck wall. The unit cost of the bridge widening was provided to the design professionals on the project. The payment should be made prior to approval of the final plat. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including the Kanis Road Bridge and a 5-foot sidewalk with the planned development. The new back of curb should be located 29.5-feet from the existing centerline with a 5-foot sidewalk placed ITEM NO.: 3. S-1788 at the property line. A payment in -lieu of construction should be provided for Kanis Road improvements prior to the approval of the final plat of a lot adjacent to Kanis Road. The payment should include the first 15 linear feet of the Kanis Road Bridge. Payment should be for the estimated cost to widening the Rock Creek Bridge to provide 2.5 - 11 foot vehicle travel lanes, a 2-foot parapet wall, a 10-foot pedestrian lane and the outer bridge deck wall from the striped centerline of the bridge. The unit cost of the bridge widening was provided to the civil engineer. The payment should be made prior to approval of the final plat. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advanced grading variance being requested to advance grade future phases with construction on Lot 1? 6. 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 land owner. 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10.In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot-wide drainage and access easement is required adjacent to the floodway boundary. The area within the proposed floodway should be rezoned Open Space. 11.Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12.The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision (CLOMR) and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or building permit. An approved letter of map revision (LOMR) must be obtained prior to issuance of a certificate of occupancy. 13. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots share driveway access centered on the property line. The width of driveway must not exceed 36 feet. The driveway spacing on arterial streets is 150 feet from the side property line and 300 feet from street intersections and other driveways. Separate driveway variances are required for the driveway width and spacing. 14. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. At arterial -arterial intersection an additional 10-feet of right-of-way measured from the centerline of the right-of-way should be dedicated for a right turn lane. The additional right-of-way shall normally be ITEM NO.: 3. S-1788 250 feet in length measured from the intersecting right-of-way. The total dedication is 55 feet from centerline. 15.A 75 to 100-foot radial dedication of right-of-way is required at the intersection of Kanis Road and Wellington Hills Road (arterial -arterial intersection). 16. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 17. Erosion controls must be installed to reduce discharge of polluted stormwater. 18. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 19. 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. 20. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 21. Performance bond and payment for boundary street improvements are required to be provided prior to the approval of the final plat of a lot. 22. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 23.In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required with easements if new sewer service is required for this project (Lot 1). Entergy: Entergy does not object to this proposal. An existing single phase, power line exists on the east side of Wellington Hills at the south end of this location, and a 3 phase power line exists along the north property line on Chenal Parkway. Neither appears to be in conflict with the proposed plans. Caution should be used when constructing a drive underneath the existing power line to ensure that all proper clearances are maintained. 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. A water main extension will be needed to provide water service to this property. ITEM NO.: 3. S-1788 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the ITEM NO 3. S-1788 maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. 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. 8. Gates.Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. ITEM NO.: 3. S-1788 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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. CountV Planning: No comment. Rock Region Metro: 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, April 12, 2017. April 27, 2017 ITEM NO.: 3 FILE NO.: S-1788 NAME: Wellington Rock Creek Subdivision Preliminary Plat LOCATION: Located on the Southeast corner of Chenal Parkway and Wellington Hills Road DEVELOPER: Chenal and Wellington Development LLC 216 Louisiana Street Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.4 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.18 CURRENT ZONING: C-3, General Commercial District VARIANCE/WAIVERS: 1. A variance from Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road less than the typical development standards for a minor arterial street designation. 2. A request for a in -lieu contribution for the required boundary street ordinance requirements for the Kanis Road widening. 3. A variance from the Land Alteration Ordinance to allow grading of future lots with the development of the first lot. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval for a site which contains 5.4-acres located at the Southeast corner of Chenal Parkway and Wellington Hills Road. The property is currently zoned C-3, General Commercial District and for many years was the office and construction yard for a general contractor. The developer wishes to subdivide the property into three (3) lots with two (2) shared drives on Wellington Hills Road and an additional right in/right out April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1788 driveway on Chenal Parkway. An additional application for a Kum and Go Convenience Store is being submitted for review on this current agenda and is proposed for development on Lot 1 of this preliminary plat (S-1788-A). The developer is requesting two (2) variances related to the drives. The two (2) driveways indicated on Wellington Hills Road do not meet the required spacing criteria established by Ordinance, however with the 5-lane roadway section, which includes a center turn lane, the driveways will function well and provide circulation within the proposed commercial development. The driveways are located with adequate distance to allow the intersections at Chenal Parkway and Kanis Road to function as they do today. The second variance request is to allow an in -lieu contribution for the Kanis Road boundary street ordinance required street improvements. Currently, the bridge on Kanis Road is below the 100-year flood elevation. Any improvements constructed on Kanis Road, at this time, would be removed with future bridge reconstruction to create the additional lanes required to meet the Master Street Plan. In addition to the additional lanes necessary there is a need to raise the bridge elevation above the 100-year floodplain. The developer will work with Public Works staff to determine the appropriate amount of the in -lieu contribution. The request also includes a variance from the City's Land Alteration Ordinance to allow grading of future lots with the development of the first lot. B. EXISTING CONDITIONS: The general area contains a mixture of uses and zoning. To the west is the former One Source Home Center which has been converted to indoor recreation, a trampoline park, and the remainder of the building is office space. Further west is a bank and across Kanis Road the Kroger PCD development which contains a number of retail uses including restaurant spaces. East of the site is undeveloped 0-2, Office and Institutional zoned property which was recently approved for high rise multi -family. The property to the north across Chenal Parkway is currently under redevelopment with commercial uses as allowed in the C-3, General Commercial zoning district. Northwest of the site is a Wal-greens, a fast food restaurant and an automotive service business. An abandoned plant nursery and a mini -warehouse development are located to the south across Kanis Road. A fairly large portion of the property, almost the entire east one-half of the property, is located in the floodway of Rock Creek, as the creek runs north/south through the property near the east property line. 2 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Parkway Place Property Owners Association and the Kanis Creek Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenal Parkway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way should be a sufficient width to construct one (1) additional - 11-foot lane, 2 feet of curb and gutter, a 6 feet green space, and a 5-foot sidewalk. 2. With site development, provide the design of street conforming to the Master Street Plan. Construction one-half street improvements to Chenal Parkway, Chenal Parkway bridge, and the 5-foot sidewalk with the planned development. One (1) additional lane should be constructed of an 11-foot lane width and 2 feet of curb and gutter. A payment should be made in -lieu of construction of the first 15 linear feet of the bridge. The payment should be for the estimated cost to widen the Chenal Parkway Bridge to provide 3 - 11-foot vehicle travel lanes, a 2-foot parapet wall, a 10-foot pedestrian lane and the outer bridge deck wall. The unit cost of the bridge widening was provided to the design civil engineer on the project. The payment should be made prior to approval of the final plat. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including the Kanis Road Bridge and a 5-foot sidewalk with the planned development. The new back of curb should be located 29.5-feet from the existing centerline with a 5-foot sidewalk placed at the property line. A payment in -lieu of construction should be provided for Kanis Road improvements prior to the approval of the final plat of a lot adjacent to Kanis Road. The payment should include the first 15 linear feet of the Kanis Road Bridge. Payment should be for the estimated cost to widening the Rock Creek Bridge to provide 2.5 - 11 foot vehicle travel lanes, a 2-foot parapet wall, a 10-foot pedestrian lane and the outer bridge deck wall from the striped centerline of the bridge. The unit cost of the bridge widening was provided to the civil engineer. The payment should be made prior to approval of the final plat. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is an advanced grading variance being requested to advance grade future phases with construction on Lot 1 ? 6. 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 land owner. 7. 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. 8. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 9. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 10. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25-foot- wide drainage and access easement is required adjacent to the floodway boundary. The area within the proposed floodway should be rezoned Open Space. 11. Alteration of the water course will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. 12. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision (CLOMR) and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or building permit. An approved letter of map revision (LOMR) must be obtained prior to issuance of a certificate of occupancy. 13. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots share driveway access centered on the property line. The width of driveway must not exceed 36 feet. The driveway spacing on arterial streets is 150 feet from the side property line and 300 feet from street intersections and other driveways. Separate driveway variances are required for the driveway width and spacing. 14. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. At arterial -arterial intersection an additional 10-feet of right-of-way E April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 measured from the centerline of the right-of-way should be dedicated for a right turn lane. The additional right-of-way shall normally be 250 feet in length measured from the intersecting right-of-way. The total dedication is 55 feet from centerline. 15. A 75 to 100-foot radial dedication of right-of-way is required at the intersection of Kanis Road and Wellington Hills Road (arterial -arterial intersection). 16. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 17. Erosion controls must be installed to reduce discharge of polluted stormwater. 18. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 19. 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. 20. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 21. Performance bond and payment for boundary street improvements are required to be provided prior to the approval of the final plat of a lot. 22. Per Section 29-190, a minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the top of the bank. 23. In accordance with Section 31-210 (h)(12), access driveways running parallel to the street shall not create a four-way intersection within 75-feet of the future curb line of the street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required with easements if new sewer service is required for this project (Lot 1). Entergy: Entergy does not object to this proposal. An existing single phase, power line exists on the east side of Wellington Hills at the south end of this location, and a 3 phase power line exists along the north property line on Chenal Parkway. Neither appears to be in conflict with the proposed plans. Caution 5 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 should be used when constructing a drive underneath the existing power line to ensure that all proper clearances are maintained. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Ener : 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 5. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 L April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 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. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. i. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. c. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 a. D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the 7 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1788 intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. c. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 7. 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. 8. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible 8 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) F G FILE NO.: S-1788 entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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: The site is not located on a dedicated Rock Region Metro bus route. ISSUES/TECHN ICAL/DESIGN: Buildinc Code: No comment. Plannina Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (April 5, 2017) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. White provide the zoning classification within the plat area and of the abutting property. Public Works comments were addressed. Staff stated an in -lieu payment was required for the bridge construction on both Chenal Parkway and Kanis Road. Staff stated dedication of right of way to 45-feet from centerline was required along Kanis Road. Staff stated the driveway widths and locations did not comply with the Master Street Plan. Staff stated there were concerns with the driveway 9 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 location along Kanis Road. Staff stated a 75 to 100-foot radial dedication of right of way was required at the intersection of Kanis Road and Wellington Hills Road. 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 most of the technical issues associated with the request. The applicant is seeking preliminary plat approval to allow the creation of three (3) commercial lots from the property which is currently zoned C-3, General Commercial District. The lots are indicated with an average lot size of 170-feet by 230-feet or 0.90 acres. Lot 1 is proposed containing 1.58-acres, Lot 2 containing 0.86-acres and Lot 3 containing 0.86-acres. The lots are indicated with a front platted building line of 25-feet. The applicant has removed from the request the allowance of a driveway on Kanis Road. The request includes a variance from Sections 30-31 and 31-210 to allow the drives along the abutting streets with a spacing less than typical ordinance standards. The northern drive on Wellington Hills Road is 280-feet from the Chenal Parkway/Wellington Hills Road intersection. The ordinance typically requires a minimum distance of 300-feet from arterial/arterial intersections. The southern drive is located 180-feet from the intersection of Wellington Hills Road and Kanis Road. Once again the typical ordinance standard is 300-feet. The two (2) drives on Wellington Hills Road are indicated with a separation distance of 160-feet. The northern driveway width is indicated at 40-feet. Typically driveway widths should not exceed 36-feet. The applicant is requesting the wider drive to allow the fuel trucks which will enter the site to service the proposed convenience store a width with sufficient maneuvering. Wellington Hills Road is a 5-lane roadway section adjacent to the site which includes a center turn lane. Staff feels the increased driveway width will function well and provide circulation within the proposed commercial development. The driveway on Chenal Parkway is located 20-feet from the proposed property line. The ordinance would typically require the placement of the drive 150-feet from the side property line. The drive is located 220-feet from the intersection of Chenal Parkway and Wellington Hills Road. The typical spacing is 300-feet from intersections. The driveway is indicated as a right-in/right-out driveway. The IM April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 median in Chenal Parkway does not allow for motorist to exit this site and travel west on the Parkway. All westward access will be from Wellington Hills Road. The second variance request is to allow an in -lieu contribution for the Kanis Road boundary street ordinance required street improvements. Currently, the bridge on Kanis Road is below the 100-year flood elevation. Any improvements constructed on Kanis Road, at this time, would be removed with future bridge reconstruction to create the additional lanes required to meet the Master Street Plan. In addition to the additional lanes necessary there is a need to raise the bridge elevation above the 100-year floodplain. The developer is also proposing to pay in -lieu for the required bridge construction cost to both Kanis Road and Chenal Parkway. Staff is supportive of the in -lieu contributions for these items. The request includes a variance from the City's Land Alteration Ordinance to allow grading of the three (3) lots with the development of the first lot. The applicant has indicated the grading will allow the site to balance. Staff is supportive of the applicant's request. The applicant is seeking preliminary plat approval to allow the creation of three (3) lots from this site. The property is currently zoned C-3, General Commercial District which allows lot sizes less than the sizes proposed by the applicant. The applicant is seeking variances to allow the drives nearer the intersections and with a spacing less than the typical ordinance standard. In staff's opinion the location and spacing will not create conflicting traffic movements within the site or on the abutting streets. The lots are indicated with shared access easements which will allow motorists to traverse the site without reentering Wellington Hills Road. To staff's knowledge there are no remaining outstanding technical issues associated with the request in need of addressing. Staff feels the three (3) lot plat as requested is appropriate. 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 Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road and on Chenal Parkway with spacing and separation less than the typical development standard. Staff also recommends approval of the variance request to allow the drive shared between Lots 1 and 2 with a width larger than the typical ordinance standard. 11 April 27, 2017 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-1788 Staff recommends approval of the request to allow an in -lieu contribution for the cost of the boundary street ordinance requirements for the widening of Kanis Road. Staff recommends approval of the variance request from the City's Land Alteration Ordinance to allow grading of all the lots with the development of the first lot. PLANNING COMMISSION ACTION: (APRIL 27, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request from Sections 30-31 and 31-210 to allow the drives on Wellington Hills Road and on Chenal Parkway with spacing and separation less than the typical development standard. Staff also presented a recommendation of approval of the variance request to allow the drive shared between Lots 1 and 2 with a width larger than the typical ordinance standard. Staff presented a recommendation of approval of the request to allow an in -lieu contribution for the cost of the boundary street ordinance requirements for the widening of Kanis Road and the request to pay in -lieu for the required bridge construction cost to both Kanis Road and Chenal Parkway. Staff stated should the floodway area be dedicated to the City prior to the request for final platting of the three (3) lots the developer was no longer required to provide the in -lieu payment for the bridge construction. Staff presented a recommendation of approval of the variance request from the City's Land Alteration Ordinance to allow grading of all the lots with the development of the first lot. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 12