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HomeMy WebLinkAboutS-1800 Staff AnalysisITEM NO.: 4. NAME: Sweatland Subdivision Preliminary Plat/Final Plat LOCATION: located at 17501 Colonel Glenn Road Planning Staff Comments: S-1800 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 November 15, 2017. The Office of Planning and Development must receive the proof of notice no later than November 24, 2017. 2. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed project and their ability to serve the lots. 3. Provide the septic certification for the proposed new lot. 4. The final plat will not include the side and rear yard setbacks. Variance/Waivers: Development of a residential lot on a private street or access easement. (Section 31-231) Engineering. Comments: Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Utilities/Fire De artment/Parks/Count Planning: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing single phase power line running along the west side of this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities if required in the future. Center oint 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. ITEM NO.: 4. S-1800 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. 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). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading- Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead- end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: a. Minimum gate width shall be 20 feet. ITEM NO.: 4. S-1800 b. Gates shall be of swinging or sliding type. c. Construction of gates shall be of material that allow manual operation by one person. d. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. e. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. f. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. g. Locking device specifications shall be submitted for approval \by the fire code official h. Electric gate operators, where provided, shall be listed in accordance with UL 325. i. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 6. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide a bill of assurance for review. 2. Provide City of Little Rock and Pulaski County certificates of final plat approval 3. Provide septic approval for Lot 2 ITEM NO.: 4. S-1800 4. Provide copy of the plat in AutoCad format. 5. Lot 2 is landlocked. Provide an access easement to Lot 2. Building Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planninq Division: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 8, 2017. 4 November 30, 2017 ITEM NO.: 4 FILE NO.: S-1800 NAME: Sweatland Subdivision Preliminary Plat/Final Plat LOCATION: Located at 17501 Colonel Glenn Road DEVELOPER: William and Virginia Sweatland 17501 Colonel Glenn Road Little Rock, AR 72210 SURVEYOR/ENGINEER: Holloway Engineering, Surveying and Civil Design, PLLC 200 Casey Drive Maumelle, AR 72133 AREA: 3.95 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.07 CURRENT ZONING- R-2, Single-family VARIANCE/WAIVERS: 1. Development of a residential lot on a private street or access easement. 2. A variance from Section 31-232(b) to allow Lot 1 with a depth to width ratio variance. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to subdivide this 3.95-acre parcel to allow the creation of a second lot for a family member. The second lot is located with access along Alpine Circle, a 30-foot private access easement. Lot 1 is indicated containing 2.79-acres. Lot 2 is indicated containing 1.0-acres. The lots are located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The request includes two (2) variances. One to allow the development of a lot with access from a private access easement. The second to allow Lot 1 to be more than three (3) times as deep as it is wide. November 30, 2017 SUBDIVISION :1 C C NO.: 4 (Cont.) EXISTING CONDITIONS: FILE NO.: S-1800 The site contains a single-family home with frontage on Colonel Glenn Road. There is a manufactured home located to the west of this site. There are single- family homes located to the east of the site with frontage on Alpine Lane. There are also homes located along Alpine Circle, the 30-foot private access easement proposed as access to the newly created lot. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not a neighborhood association registered with the City located in this area. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. E. Utilities/Fire Department/Parks/County Plannn Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing single phase power line running along the west side of this property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities if required in the future. 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 0 November 30, 2017 SUBDIVISION NO.: 4 (Cont. FILE NO.: S-1800 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. 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). 6. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 3 November 30, 2017 SUBDIVISION M NO.: 4 (Cont. FILE NO.: S-1800 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: a. Minimum gate width shall be 20 feet. b. Gates shall be of swinging or sliding type. c. Construction of gates shall be of material that allow manual operation by one person. d. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. e. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. f. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. g. Locking device specifications shall be submitted for approval by the fire code official h. Electric gate operators, where provided, shall be listed in accordance with UL 325. i. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 6. One- or Two-Familv Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. C! November 30, 2017 SUBDIVISION NO.: 4 (Cont. FILE NO.: S-1800 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: 1. Provide a bill of assurance for review. 2. Provide City of Little Rock and Pulaski County certificates of final plat approval. 3. Provide septic approval for Lot 2. 4. Provide copy of the plat in AutoCad format. 5. Lot 2 is landlocked. Provide an access easement to Lot 2. F. Building Codes/Landscape: Building_ Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. 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. 5 November 30, 2017 SUBDIVISIO ITEM NO.: 4 (Cont. FILE NO.: S-1800 Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Landscape: No comment. G. Transportation/Plan Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Plannina Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (November 1, 2017) Mr. Mark Redder of Holloway Engineering, Surveying and Civil Design was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff requested Mr. Redder provide a letter from the area volunteer fire department indicating their knowledge to the project and their ability to serve the proposed new home. Staff also requested the applicant provide the septic certification for the proposed new lot. Public Works comments were addressed. Staff stated right of way dedication was required on Colonel Glenn Road to meet the Master Street Plan. Staff stated a right of way dedication to 55-feet from centerline was required. 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. ANAI Y.IS- The applicant has addressed the comments raised at the November 1, 2017, Subdivision Committee meeting. The applicant has provided the septic certification for the new lot. The applicant is working with the area volunteer fire department to secure the letter of acknowledgement of the new lot. The request is to allow the subdivision of a 3.95-acre parcel into two (2) lots and to allow the creation of the second lot for a family member. The second lot is located with access along Alpine Circle, a 30-foot private access easement. Lot 1 is located adjacent to Colonel Glenn Road. 9 November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1 Lot 1 is indicated containing 2.79-acres. Lot 2 is proposed containing 1.0-acres. The lots are located outside the City limits of Little Rock but within the City's Extraterritorial Planning Jurisdiction. For lots located outside the City limits of Little Rock which will not be provided with sewer service from the City the applicant is required to provide septic certification for the newly created lot. The Subdivision Ordinance (Section 31-400) states for residential lots or development tracts not served by a public or community sanitary sewerage system whose disposal is approved by the state department of pollution control and ecology, the subdivider shall submit documentation with submission of the preliminary plat that the state department of health, or its delegated authority, will approve septic tank installations, or other individual wastewater disposal methods for service to the subdivision proposed to be platted. The applicant has provided a letter indicating based on a soils suitability test the new lot will support a subsurface septic system. Upon approval of the preliminary plat and prior to the issuance of a 911 address by the County the applicant must provide the septic tank permit approval from the Arkansas Department of Health. The request also includes a variance from Section 31-232(b) to allow Lot 1 to be more than three (3) times as deep as it is wide. The acreage as currently developed exceeds the depth to width ratio. The lot is currently 180-feet wide at the building line and 840-feet deep. The new lot will have a depth of 555-feet. Staff is supportive of the applicant's request. The applicant is seeking approval to allow the creation of a second residential lot on a private access easement. The lots are indicated with adequate areas to allow for individual septic systems. To staff's knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed plat request. Staff feels the creation of the second lot to allow for the construction of a new home is appropriate. J. 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 to allow the development of Lot 2 on a private street or access easement. Staff recommends approval of the variance request from Section 31-232(b) to allow Lot 1 to exceed the depth to width ratio of more than three (3) times the depth to width. 7 November 30, 2017 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-18 PLANNING COMMISSION ACTION: (NOVEMBER 30, 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 to allow the development of Lot 2 on a private street or access easement. Staff presented a recommendation of approval of the variance request from Section 31-232(b) to allow Lot 1 to exceed the depth to width ratio of more than three (3) times the depth to width. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. E:3