HomeMy WebLinkAboutS-1827 Staff AnalysisITEM NO.: 3.
NAME: Mergeron Court Preliminary Plat
LOCATION: located in the 8000 Block of West Markham Street
Plannina Staff Comments:
S-1827
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 16, 2018. The Office of Planning and Development must receive the
proof of notice no later than October 26, 2018.
2. Provide the proposed phasing plan. Will the development be completed in a single phase
or multiple phases? Include a note in the general notes section of the preliminary plat
outlining the proposed phasing plan.
3. Provide the zoning classification of the abutting properties on the proposed preliminary
plat.
4. Provide the names of recorded subdivisions abutting the plat area.
5. Provide the names of owner of all unplatted tracts abutting the plat area and names of
owner of platted tracts in excess of 2 Y2 acres. Show the names of owner of any
landlocked parcels within or abutting the plat area.
6. Provide any natural features, drainage channels, cultural features and the location of any
floodplain on the proposed preliminary plat.
7. Provide the name and address of the owner in the general notes section of the preliminary
plat. Provide the source of title of the land owner in the general notes section of the
preliminary plat.
8. Provide the linear feet of new street in the general notes section of the preliminary plat.
9. Provide the average lot size and the minimum lot size in the general notes section of the
preliminary plat.
10. Provide the source of water and the means of disposal of wastewater in the general notes
section of the preliminary plat.
Variance/Waivers
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
2. A variance from Section 31-202 to allow the terminus of the street which does not extend
to the boundary of a subdivision and its continuation is not necessary for access to
adjoining property, its terminus shall not be closer than fifty (50) feet to such boundary.
Engineering Comments:
Public Works Conditions:
1. West Markham Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35-feet from centerline will be
ITEM NO
3.
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required.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not
in compliance with ADA recommendations in the public right-of-way prior to occupancy.
3. 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 future phases with
construction of Phase 1? Is a variance being requested to advance grade the lots with
construction of the street?
4. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the developer and/or property
owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. 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.
7. Is the proposed driveway planned to be gated? If so, a turn -around must be provided for
a SU-30 vehicle attempting to enter development. A stacking distance of 30-feet from
Markham Street pavement must also be provided.
8. No residential waste collection service will be provided on private streets unless the
property owners association provides a waiver of damage claims for operations of public
vehicles on private property.
9. The private street should be constructed with a concrete entrance off Markham Street.
10. Sight distance on West Markham Street is limited. Provide a letter prepared by a
registered engineer providing the available sight distance and certifying the sight distance
at the intersection(s) for left turns complies with 2004 AASHTO Green Book standards.
11. 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.
12.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.
13.The minimum Finish Floor elevation is required to be shown on plat and grading plans.
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, gsimmons _ littlerock.�Lov or
501.379.1813 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, therbnerp,little rock. gov or 501.379.1805 for more information.
16.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.
17. Show proposed location(s) of USPS cluster box units in conformance with USPS and City
of Little Rock policy design standards.
ITEM NO.:
3.
S-1827
Utilities/Fire De artmentlParks/Count Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with easements if
sewer service is required for this project. Contact Little Rock Water Reclamation Authority for
additional information
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities at this location. Single phase, overhead power lines run along
the east and west side of this proposed development. Contact Entergy in advance to discuss
electrical service requirements, extensions, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1, Full Plan Review — 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.
ITEM NO.: 3. S-1827
c. 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.
d. 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. 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.
7. One- or Two -Family Residential Deve_lopments._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 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.
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.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Building Codes/Landscape:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5-feet apart must have one (1) hour fire walls
on each exterior wall and no openings are allowed in that wall for doors or windows.
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ITEM NO.: 3. S-1827
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.
Landscape: No comment.
Trans ortation/Plannin :
Rock Re ion Metro: The site is located on Rock Region Metro Route #5, the West Markham
Route.
Plannina 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 or before Wednesday, October 17, 2018. If
you have any questions please contact Dana Carney, dcarne Iittlerock, ov or
501.371.6817 or Jamie Collins, gcoliins littlerock.gov or 501.371.6818.
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November 1, 2018
ITEM NO.: 3 FILE NO.: S-1827
NAME: Mergeron Court Preliminary Plat
LOCATION: Located in the 8000 Block of West Markham Street
DEVELOPER:
Icon Homes Development
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rodney Chandler, Icon Homes, Purchase Agreement
Melody Ann Henry, Owner
SURVEYOR/ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 2.15-acres NUMBER OF LOTS: 12 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 3 —West Little Rock CENSUS TRACT: 21.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval to allow the development of
2.15-acres with 12-lots of zero lot line single-family homes. The Subdivision
Ordinance defines a zero -lot line development as a residential development
concept eliminating the normal side yard requirement on one (1) side of a lot and
providing for more usable open space for the other side yard. Per the ordinance
final plats involving this concept are to reflect a buildable area on each lot so as to
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
provide for proper placement of the units and assured that no lot will be adversely
affected by placement of adjoining units.
B. EXISTING CONDITION
The property is located on the north side of West Markham Street near the
intersection of Rodney Parham Road. To the west of the site is an apartment
development accessed from West Markham Street, north and east of the site are
single-family homes. Across West Markham Street is an elementary school and a
US Post Office. There is an undeveloped tract zoned R-4, Two-family located to
the south of this site owned by the Little Rock School District.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Briarwood
Neighborhood Association, the Kaylin Hills Property Owners Association and the
Wingate Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35-feet
from centerline will be required.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. 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 future phases with construction of Phase 1? Is a variance
being requested to advance grade the lots with construction of the street?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. 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.
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November 1, 2018
SUBDIVISION
ITEM NO.: 3
FILE NO_: S-1827
7. Is the proposed driveway planned to be gated? If so, a turn -around must be
provided for a SU-30 vehicle attempting to enter development. A stacking
distance of 30-feet from Markham Street pavement must also be provided.
8. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations of public vehicles on private property.
9. The private street should be constructed with a concrete entrance off
Markham Street.
10. Sight distance on West Markham Street is limited. Provide a letter prepared
by a registered engineer providing the available sight distance and certifying
the sight distance at the intersection(s) for left turns complies with
2004 AASHTO Green Book standards.
11. 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.
12. Alteration of the watercourse will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
13. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
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, gsimmons@littlerock c ov or 501.379.1813 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, therbner littlerock. ov or 501.379.1805 for
more information.
16. 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.
17. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if sewer service is required for this project. Contact Little Rock Water
Reclamation Authority for additional information.
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November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Single phase, overhead
power lines run along the east and west side of this proposed development.
Contact Entergy in advance to discuss electrical service requirements, extensions,
or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Full Plan Review — 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.
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November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1827
c. 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.
d. 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. 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.
7. One- or Two -Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided with
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
a. 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.
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.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 — C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
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November 1, 2018
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1827
F. BUILDING CODES/LANDSCAPE:
Building Code: As per 2012 Arkansas Fire Prevention Code Volume III Residential
Construction, Section R302.1(1) Table, Houses 5-feet apart must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
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.
Landscape: No comment.
G. TRANSPORTATION/PLANNING-
Rock Region Metro: The site is located on Rock Region Metro Route #5, the West
Markham Route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (October 10, 2018)
Mr. Pat McGetrick and Mr. Rodney Chandler were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated as currently
presented there was a variance associated with the proposed plat request. Staff
stated the terminus of the street should not occur within 50-feet of the northern
property line. Mr. McGetrick introduced a plan which removed one (1) of the lots
and provided the proper distance for the cul de sac terminus.
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November 1, 2018
SUBDIVISION
NO.: 3 (Cont.) FILE NO.: S-1827
Public Works comments were addressed. Staff requested the applicant provide a
sketch grading and drainage plan. Staff stated the City's Stormwater Detention
Ordinance would apply to the future development of the site. Staff stated a grading
permit would be required prior to any land clearing or grading activities on the site.
Staff requested the applicant provide a sight distance certification for the driveway
on West Markham Street. Staff stated proper sight distance was required for a full
service drive to allow for all turn movements. Staff stated the certification was to
be provided prior to final approval of the construction plans. Staff stated if sufficient
sight distance could not be provided in accordance with ASTHO Guidelines and
Standards left turn movements would potentially be prohibited.
There was a general discussion concerning the diameter required for the cul de
sac. Staff stated the Master Street Plan indicated an 80-feet diameter cul de sac
but the fire code indicated a 100-foot cul de sac diameter was required.
Mr. McGetrick stated the development was proposed with the 80-foot diameter cul
de sac since this was the required diameter per the adopted code. Staff stated the
fire department would need to sign -off on the reduced diameter of the cul de sac.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised at the
October 10 Subdivision Committee meeting. As noted previously, the proper
distance for the terminus of the cul-de-sac has been provided. The diameter of
the cul-de-sac has been increased to 96-feet as required by the Fire Department.
The applicant is requesting preliminary plat approval to allow the development of
2.15 acres with 12 lots of zero lot line single family homes and 2 tracts. The
Subdivision Ordinance defines a zero lot line development as a residential
development concept eliminating the normal side yard requirement on one (1) side
of a lot and providing for more usable open space for the other side yard. Per the
ordinance, final plans involving this concept are to reflect a buildable area on each
lot so as to provide for proper placement of the units and to assure that no lot will
be adversely affected by placement of adjoining units. The zoning ordinance
states for purposes of zero lot line lots, the minimum lot width may be reduced to
not less than thirty-five (35) feet and the lot area shall not be less than four
thousand (4,000) square feet.
7
November 1, 2018
SUBDIVISION
ITEM NO.: 3
FILE NO.: S-1827
The applicant is proposing to develop the lots with an average lot width of 42 feet
and an average lot area of 4,830 square feet. Front and rear yard setbacks are
indicated at 25-feet. Each lot will have one 5-foot side yard.
A private street is proposed for entering the development off of W. Markham Street.
The plan indicates a 40-foot access and utility easement with a 26-foot pavement
width. A minimum of 350-feet of sight distance is planned east of the entry drive
on West Markham Street to provide sight distance for turning both east and west
on Markham Street. The applicant notes certification of sight distance cannot be
provided until the existing embankment is cut back. Staff recommends proper
sight distance certification for a full service drive allowing for all turn movements
must be provided prior to final approval of the construction plans. If sufficient sight
distance cannot be provided in accordance with AASHTO Guidelines and
Standards, left turn movements may be prohibited.
Section 31-207 states private streets for residential development shall be
discouraged. However private streets may be approved by the planning
commission. The design standard shall conform to pubic street standards. Private
streets are permissible only in the form of culs-de-sac and short loop streets and
only when it has been determined that these streets can be adequately served by
all public service vehicles.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the basic infrastructure. The development
is to be constructed in one phase.
Staff is supportive of the request. The applicant is seeking approval of a
preliminary plat for a 12-lot zero lot line single family residential subdivision on 2.15
acres. The proposed density is 5.58 units per acre. The land use plan for this site
is indicated as Residential Medium Density which accommodates a broad range
of housing types at a density of six (6) to twelve (12) dwelling units per acre. There
are no variances from the subdivision ordinance for the proposed plat.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends proper sight distance certification for a full service connection
to West Markham Street to allow for all turn movements be provided prior to final
approval of the construction plans. If sufficient sight distance cannot be provided
in accordance with AASHTO Guidelines and Standards, left turn movements may
be prohibited.
0
November 1, 2018
SUBDIVISION
ITEM NO.: 3
FILE NO.: S-1827
Staff recommends approval of the variance from the Land Alteration Ordinance to
allow grading of the lots with the installation of the basic infrastructure.
PLANNING COMMISSION ACTION:
(NOVEMBER 1, 2018)
The applicants were present. There were numerous objectors present. Several a -mails
and two petitions of objection had been received by staff and given to the commission.
Staff presented the item and a recommendation of approval, as outlined in the "staff
recommendation" above, including the land alteration variance.
The applicant, Rodney Chandler, stated he would reserve his time to respond to any
issues raised by the opponents.
Lee Beverly, of 12 Arrow Ridge Court, spoke in opposition and presented a Power Point
presentation in which he discussed drainage and flood issues. He discussed the drainage
basin in which his property is located and the Little Rock floodplain map. Mr. Beverly
noted there was no floodplain designation along the creek that cuts across the northwest
corner of this property. He then showed a similar situation in the Pleasant Valley
neighborhood where there was a floodplain designation along a creek. He surmised if
the Mergeron site had been mapped, it would show a floodplain designation. Mr. Beverly
said the site was flat and wooded, with sandy soil that currently absorbs water. He stated
that development of the site would increase run-off. Mr. Beverly stated no stormwater
and drainage analysis had been submitted and the plan showed drainage to be piped
directly to the creek. He concluded by stating additional information was required.
Catherine Johnson, of 235 Markwood Drive, spoke in opposition. She stated several of
the surrounding neighborhoods were in opposition and asked those present in opposition
to stand. She spoke of concerns about drainage and loss of green space. Ms. Johnson
presented videos showing water in neighborhood yards and in the ditch following a rain.
She spoke of concerns related to traffic and safety, with a school being located across
Markham Street. Ms. Johnson stated there were numerous issues of concern, including
the proposal to have a private street.
Robert Cortinez (no address on card) stated he was an area property owner and he
believed the development would be detrimental to the surrounding neighborhoods. He
stated the developer must comply with city ordinances. Mr. Cortinez said this was just
not the right development for this site. He stated he understood the applicant had
submitted a revised plat to address issues which had been raised. Mr. Cortinez noted
sections of the code where he stated additional drainage and stormwater analysis is
required. He voiced concerns about traffic, saying vehicle accidents had been
documented in front of this site.
Several others who had turned in cards declined to speak.
0
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-18
Byron Taylor, of #1 Kaylin Drive, spoke in opposition. He spoke of damage to his property
that had occurred due to flooding. He also spoke of his concerns related to traffic and
the connection to Markham Street.
Catherine Johnson reiterated her concerns related to traffic and flooding.
Grant Cox, attorney, spoke first in support of the item. He stated the proposed plat met
the standards established by the city.
Shelli Stine, RPM Group Realtors, spoke of the growing market for smaller lots and patio
homes. She presented a description of the proposed development and the homes to be
built.
Engineer Pat McGetrick addressed the drainage concerns. He stated this site occupied
0.5% of the area of the drainage basin and was located at the bottom of that basin. He
stated the Corps of Engineers had chosen not to map this site as flood area.
Mr. McGetrick stated there would be an insignificant drainage increase caused by this
development. He stated the developer would work with the city to comply with code
standards for drainage.
Robin Miller, RPM Group Realtors, stated the property was zoned R-2 and could be
developed. She stated the proposed density was below what was allowed based on the
adopted land use plan. She also addressed drainage issues.
Rodney Chandler stated he had worked to address the issues raised by staff and by the
neighbors. He asked the commission to approve the plat.
In response to a question from Commissioner Thomas, Mr. Beverly spoke again of his
comparison of the flood plain/drainage issue in Pleasant Valley to that in this site.
Commissioner Thomas asked staff if the drainage analysis had been performed.
Mike Hood, of Public Works, stated when the Rock Creek study was done by the Corps
of Engineers, they chose as a matter of policy not to map every little tributary. He
acknowledged that there was a history of yard flooding in the area.
Commissioner Thomas made note of the amount of neighborhood opposition.
Mr. Chandler acknowledged the opposition. He referenced a letter from the property
owner in which she stated she had been thwarted by the neighborhood in every effort she
made to sell the property. She stated in that letter that she had offered to sell to the
neighbors but they had refused.
Commissioner May stated he was a long-time Leawood neighborhood resident. He
stated it was common sense to him that the development would increase water run-off.
He cited his concerns with traffic and access and also made note of the neighborhood
opposition.
10
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
Commissioner Laha asked Mr. Beverly what his expertise was in flood work. Mr. Beverly
stated he had none. He stated he was a professional engineer who had retired from the
Corps of Engineers.
Commissioner Laha asked Mr. Cortinez what would be a better development of this
property. Mr. Cortinez responded that he knew this was not the right development.
Commissioner Latture stated this was a minimal development in the drainage basin. He
said the only way for the neighbors to preserve the property as green space was for them
to buy it. He asked Ms. Johnson what development the neighbors would accept. She
replied maybe up to 5 homes. She stated the neighbors did look into buying the tract but
could not afford it. She noted the neighbors did buy the lot directly to the north.
Chairman Berry said this was a challenging property. He stated there is a need for infill
development and a variety of housing choices.
A motion was made to approve the application, with all staff comments and conditions.
The motion was seconded and approved by a vote of 7 ayes, 4 noes and 0 absent.
A motion was made to approve the requested land alteration variance. The motion was
seconded and approved by a vote of 7 ayes, 4 noes and 0 absent.
11
November 1, 2018
ITEM NO.: 3
NAME: Mergeron Court Preliminary Plat
LOCATION: Located in the 8000 Block of West Markham Street
DEVELOPER:
Icon Homes Development
P.O. Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT.
Rodney Chandler, Icon Homes, Purchase Agreement
Melody Ann Henry, Owner
SURVEYOR/ENGINEER:
McGetrick and McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 2.15-acres NUMBER OF LOTS: 12
WARD: 4 PLANNING DISTRICT: 3 —West Little Rock
CURRENT ZONING: R-2, Single-family
VARIANCENVAIVERS:
FILE NO.: S-1827
FT. NEW STREET: 0 LF
CENSUS TRACT: 21.04
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval to allow the development of
2.15-acres with 12-lots of zero lot line single-family homes. The Subdivision
Ordinance defines a zero -lot line development as a residential development
concept eliminating the normal side yard requirement on one (1) side of a lot and
providing for more usable open space for the other side yard. Per the ordinance
final plats involving this concept are to reflect a buildable area on each lot so as to
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
provide for proper placement of the units and assured that no lot will be adversely
affected by placement of adjoining units.
B. EXISTING CONDITIONS:
The property is located on the north side of West Markham Street near the
intersection of Rodney Parham Road. To the west of the site is an apartment
development accessed from West Markham Street, north and east of the site are
single-family homes. Across West Markham Street is an elementary school and a
US Post Office. There is an undeveloped tract zoned R-4, Two-family located to
the south of this site owned by the Little Rock School District.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Briarwood
Neighborhood Association, the Kaylin Hills Property Owners Association and the
Wingate Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS
1. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35-feet
from centerline will be required.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. 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 future phases with construction of Phase 1? Is a variance
being requested to advance grade the lots with construction of the street?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. 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.
2
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
7. Is the proposed driveway planned to be gated? If so, a turn -around must be
provided for a SU-30 vehicle attempting to enter development. A stacking
distance of 30-feet from Markham Street pavement must also be provided.
8. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations of public vehicles on private property.
9. The private street should be constructed with a concrete entrance off
Markham Street.
10. Sight distance on West Markham Street is limited. Provide a letter prepared
by a registered engineer providing the available sight distance and certifying
the sight distance at the intersection(s) for left turns complies with
2004 AASHTO Green Book standards.
11. 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.
12. 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.
13. The minimum Finish Floor elevation is required to be shown on plat and
grading plans.
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, gsimmonsCa_littlerock. go or 501.379.1813 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, therbner@littlerack.gov or 501.379.1805 for
more information.
16. 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.
17. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if sewer service is required for this project. Contact Little Rock Water
Reclamation Authority for additional information.
3
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1827
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Single phase, overhead
power lines run along the east and west side of this proposed development.
Contact Entergy in advance to discuss electrical service requirements, extensions,
or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Full Plan Review — 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.
4
November 1, 2018
SUBDIVISION
ITEM NO.: 3 Cont.) FILE NO.: S-1827
c. 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.
d. 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. 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.
7. One- or Two -Family Residential Developments.. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided with
two separate and approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
a. 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.
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.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 — C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
G�
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.
F
I]
BUILDING CODES/LANDSCAPE:
FILE NO.: S-1827
Building Code: As per 2012 Arkansas Fire Prevention Code Volume I I I Residential
Construction, Section R302.1(1) Table, Houses 5-feet apart.must have one (1)
hour fire walls on each exterior wall and no openings are allowed in that wall for
doors or windows.
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.
Landscape: No comment.
TRANSPORTATION/PLANNING:
Rock Region Metro: The site is located on Rock Region Metro Route #5, the West
Markham Route.
Planninq Division: No comment.
SUBDIVISION COMMITTEE COMMENT:
(October 10, 2018)
Mr. Pat McGetrick and Mr. Rodney Chandler were present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues associated with the request. Staff stated as currently
presented there was a variance associated with the proposed plat request. Staff
stated the terminus of the street should not occur within 50-feet of the northern
property line. Mr. McGetrick introduced a plan which removed one (1) of the lots
and provided the proper distance for the cul de sac terminus.
C
November 1, 2018
SHRDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1827
Public Works comments were addressed. Staff requested the applicant provide a
sketch grading and drainage plan. Staff stated the City's Stormwater Detention
Ordinance would apply to the future development of the site. Staff stated a grading
permit would be required prior to any land clearing or grading activities on the site.
Staff requested the applicant provide a sight distance certification for the driveway
on West Markham Street. Staff stated proper sight distance was required for a full
service drive to allow for all turn movements. Staff stated the certification was to
be provided prior to final approval of the construction plans. Staff stated if sufficient
sight distance could not be provided in accordance with ASTHO Guidelines and
Standards left turn movements would potentially be prohibited.
There was a general discussion concerning the diameter required for the cul de
sac. Staff stated the Master Street Plan indicated an 80-feet diameter cul de sac
but the fire code indicated a 100-foot cul de sac diameter was required.
Mr. McGetrick stated the development was proposed with the 80-foot diameter cul
de sac since this was the required diameter per the adopted code. Staff stated the
fire department would need to sign -off on the reduced diameter of the cul de sac.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised at the
October 10 Subdivision Committee meeting. As noted previously, the proper
distance for the terminus of the cul-de-sac has been provided. The diameter of
the cul-de-sac has been increased to 96-feet as required by the Fire Department.
The applicant is requesting preliminary plat approval to allow the development of
2.15 acres with 12 lots of zero lot line single family homes and 2 tracts. The
Subdivision Ordinance defines a zero lot line development as a residential
development concept eliminating the normal side yard requirement on one (1) side
of a lot and providing for more usable open space for the other side yard. Per the
ordinance, final plans involving this concept are to reflect a buildable area on each
lot so as to provide for proper placement of the units and to assure that no lot will
be adversely affected by placement of adjoining units. The zoning ordinance
states for purposes of zero lot line lots, the minimum lot width may be reduced to
not less than thirty-five (35) feet and the lot area shall not be less than four
thousand (4,000) square feet.
N
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1827
The applicant is proposing to develop the lots with an average lot width of 42 feet
and an average lot area of 4,830 square feet. Front and rear yard setbacks are
indicated at 25-feet. Each lot will have one 5-foot side yard.
A private street is proposed for entering the development off of W. Markham Street.
The plan indicates a 40-foot access and utility easement with a 26-foot pavement
width. A minimum of 350-feet of sight distance is planned east of the entry drive
on West Markham Street to provide sight distance for turning both east and west
on Markham Street. The applicant notes certification of sight distance cannot be
provided until the existing embankment is cut back. Staff recommends proper
sight distance certification for a full service drive allowing for all turn movements
must be provided prior to final approval of the construction plans. If sufficient sight
distance cannot be provided in accordance with AASHTO Guidelines and
Standards, left turn movements may be prohibited.
Section 31-207 states private streets for residential development shall be
discouraged. However private streets may be approved by the planning
commission. The design standard shall conform to pubic street standards. Private
streets are permissible only in the form of culs-de-sac and short loop streets and
only when it has been determined that these streets can be adequately served by
all public service vehicles.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the lots with the installation of the basic infrastructure. The development
is to be constructed in one phase.
Staff is supportive of the request. The applicant is seeking approval of a
preliminary plat for a 12-lot zero lot line single family residential subdivision on 2.15
acres. The proposed density is 5.58 units per acre. The land use plan for this site
is indicated as Residential Medium Density which accommodates a broad range
of housing types at a density of six (6) to twelve (12) dwelling units per acre. There
are no variances from the subdivision ordinance for the proposed plat.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends proper sight distance certification for a full service connection
to West Markham Street to allow for all turn movements be provided prior to final
approval of the construction plans. If sufficient sight distance cannot be provided
in accordance with AASHTO Guidelines and Standards, left turn movements may
be prohibited.
E:3
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
Staff recommends approval of the variance from the Land Alteration Ordinance to
allow grading of the lots with the installation of the basic infrastructure.
LANNING COMMISSION ACTION: (NOVEMBER 1, 2018)
The applicants were present. There were numerous objectors present. Several a -mails
and two petitions of objection had been received by staff and given to the commission.
Staff presented the item and a recommendation of approval, as outlined in the "staff
recommendation" above, including the land alteration variance.
The applicant, Rodney Chandler, stated he would reserve his time to respond to any
issues raised by the opponents.
Lee Beverly, of 12 Arrow Ridge Court, spoke in opposition and presented a Power Point
presentation in which he discussed drainage and flood issues. He discussed the drainage
basin in which his property is located and the Little Rock floodplain map. Mr. Beverly
noted there was no floodplain designation along the creek that cuts across the northwest
corner of this property. He then showed a similar situation in the Pleasant Valley
neighborhood where there was a floodplain designation along a creek. He surmised if
the Mergeron site had been mapped, it would show a floodplain designation. Mr. Beverly
said the site was flat and wooded, with sandy soil that currently absorbs water. He stated
that development of the site would increase run-off. Mr. Beverly stated no stormwater
and drainage analysis had been submitted and the plan showed drainage to be piped
directly to the creek. He concluded by stating additional information was required.
Catherine Johnson, of 235 Markwood Drive, spoke in opposition. She stated several of
the surrounding neighborhoods were in opposition and asked those present in opposition
to stand. She spoke of concerns about drainage and loss of green space. Ms. Johnson
presented videos showing water in neighborhood yards and in the ditch following a rain.
She spoke of concerns related to traffic and safety, with a school being located across
Markham Street. Ms. Johnson stated there were numerous issues of concern, including
the proposal to have a private street.
Robert Cortinez (no address on card) stated he was an area property owner and he
believed the development would be detrimental to the surrounding neighborhoods. He
stated the developer must comply with city ordinances. Mr. Cortinez said this was just
not the right development for this site. He stated he understood the applicant had
submitted a revised plat to address issues which had been raised. Mr. Cortinez noted
sections of the code where he stated additional drainage and stormwater analysis is
required. He voiced concerns about traffic, saying vehicle accidents had been
documented in front of this site.
Several others who had turned in cards declined to speak
0
November 1, 2018
SHRDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1827
Byron Taylor, of #1 Kaylin Drive, spoke in opposition. He spoke of damage to his property
that had occurred due to flooding. He also spoke of his concerns related to traffic and
the connection to Markham Street.
Catherine Johnson reiterated her concerns related to traffic and flooding.
Grant Cox, attorney, spoke first in support of the item. He stated the proposed plat met
the standards established by the city.
Shelli Stine, RPM Group Realtors, spoke of the growing market for smaller lots and patio
homes. She presented a description of the proposed development and the homes to be
built.
Engineer Pat McGetrick addressed the drainage concerns. He stated this site occupied
0.5% of the area of the drainage basin and was located at the bottom of that basin. He
stated the Corps of Engineers had chosen not to map this site as flood area.
Mr. McGetrick stated there would be an insignificant drainage increase caused by this
development. He stated the developer would work with the city to comply with code
standards for drainage.
Robin Miller, RPM Group Realtors, stated the property was zoned R-2 and could be
developed. She stated the proposed density was below what was allowed based on the
adopted land use plan. She also addressed drainage issues.
Rodney Chandler stated he had worked to address the issues raised by staff and by the
neighbors. He asked the commission to approve the plat.
In response to a question from Commissioner Thomas, Mr. Beverly spoke again of his
comparison of the flood plain/drainage issue in Pleasant Valley to that in this site.
Commissioner Thomas asked staff if the drainage analysis had been performed.
Mike Hood, of Public Works, stated when the Rock Creek study was done by the Corps
of Engineers, they chose as a matter of policy not to map every little tributary. He
acknowledged that there was a history of yard flooding in the area.
Commissioner Thomas made note of the amount of neighborhood opposition.
Mr. Chandler acknowledged the opposition. He referenced a letter from the property
owner in which she stated she had been thwarted by the neighborhood in every effort she
made to sell the property. She stated in that letter that she had offered to sell to the
neighbors but they had refused.
Commissioner May stated he was a long-time Leawood neighborhood resident. He
stated it was common sense to him that the development would increase water run-off.
He cited his concerns with traffic and access and also made note of the neighborhood
opposition.
10
November 1, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1827
Commissioner Laha asked Mr. Beverly what his expertise was in flood work. Mr. Beverly
stated he had none. He stated he was a professional engineer who had retired from the
Corps of Engineers.
Commissioner Laha asked Mr. Cortinez what would be a better development of this
property. Mr. Cortinez responded that he knew this was not the right development.
Commissioner Latture stated this was a minimal development in the drainage basin. He
said the only way for the neighbors to preserve the property as green space was for them
to buy it. He asked Ms. Johnson what development the neighbors would accept. She
replied maybe up to 5 homes. She stated the neighbors did look into buying the tract but
could not afford it. She noted the neighbors did buy the lot directly to the north.
Chairman Berry said this was a challenging property. He stated there is a need for infill
development and a variety of housing choices.
A motion was made to approve the application, with all staff comments and conditions.
The motion was seconded and approved by a vote of 7 ayes, 4 noes and 0 absent.
A motion was made to approve the requested land alteration variance. The motion was
seconded and approved by a vote of 7 ayes, 4 noes and 0 absent.
11