HomeMy WebLinkAboutS-1837 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
JANUARY 2, 2019
ITEM NO.: 2. LAMARCHE VILLAGE PRELIMINARY PLAT
SE CORNER OF LAMARCHE AND TAYLOR LOOP (S-1837)
Planning Staff Comments:
1. Provide minimum lot size
2. Provide storm drainage analysis. Data to be provided for all water courses entering and leaving the
plat boundary.
3. Indicate zoning of abutting properties.
4. Revise the plat or request the following variances:
(a) Sec 36-254 (d)(4) states "for the purposes of zero lot line lots, the minimum lot width may be
reduced to not less than 35 feet. The lot area shall not be less than 4,000 sq. ft."
(b) Sec. 31-256 (1) states "residential lots fronting on collector streets shall have a platted building
line not less than 30 feet from the right of way line."
(c) Sec. 31-210 (e)(2) collectors streets states "residential lots shall take access from other streets
within the subdivision.
5. Provide phasing plan.
Variance/Waivers:
■ None requested
Public Works:
1. A 20 feet radial dedication of right-of-way is required at the intersection of LaMarche Drive and
Taylor Loop Road.
2. Taylor Loop Road is classified on the Master Street Plan as a collector street. A dedication of right-
of-way 30 feet from centerline or to the back of the sidewalk, whichever is larger, will be required.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior
to occupancy.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land
clearing or grading activities at the site. Other than residential subdivisions, site grading and
drainage plans must be submitted and approved prior to the start of construction. Is the applicant
requesting a variance from the Land Alteration Regulations to grade the lots with construction of
detention pond and installation of utilities?
5. Storm water detention ordinance applies to this property. Maintenance of the detention pond and
all private drainage improvements is the responsibility of the developer and/or property owner
association. Sufficient width must be provided within Tract A for access to the detention pond from
Taylor Loop Road for future maintenance activities.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas
Department of Environmental Quality prior to the start of construction.
7. 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 at 621 S. Broadway, (501)
379-1805 (Travis Herbner) for more information.
8. 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.
ITEM NO.:2.
5-1837
9. 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. A USCOE jurisdictional wetland is located upstream of
the subject property.
10. 18 driveways are proposed to be constructed along 620 ft of frontage on 2 collector streets. Vehicles
will be required to back out onto Lamarche Drive and Taylor Loop Road. Driveways are proposed
to be constructed with about 10 ft of separation between driveways. Sec. 31-210€(2), states
residential lots shall take access from streets other than collector street within subdivisions.
11. The proposed location of the mail kiosk within the Taylor Loop Rd/Lamarche Drive intersection
creates a traffic and safety hazard. The kiosk must be moved as far from the intersection as possible.
12. Per Sec. 31-90 (2), provide a drainage analysis to determine the vertical and horizontal building
lines on the proposed lots.
13. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
Utilities and Fire Department/County Planning_:
Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer
service is required for this project
Entergy: Entergy does not object to this proposal. There is an existing three phase, overhead power line
along Taylor Lop Road at this location and a single phase overhead power line bisecting the property
beginning at Taylor Loop and then heading southward into the proposed development. Construction
of any structure must maintain clearances between the structure and the power lines according to
OSHA and NESC (code) requirements. All required separations and clearances to power lines must
be maintained during and after construction. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No comments received
Fire Department:
Maintain Access:
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.
ITEM NO.:2. SCON'T) (S-1837)
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.
Loadint
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter
constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access
road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of
fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess
of 150 feet shall be provided with width and turnaround provisions in accordance with Table D 103.4.
Requirements for Dead-end fire apparatus access roads.
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 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.
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 D 104.3.
ITEM NO.:2. (CON'T) (S-1837)
Exceptions:
1. 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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C 101 —
C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C 105.1.
Building Codes: No comments
County Planning: No comments.
Rock Region METRO: No comments received
Planning Division: No comments
Landscape: No comments
Other: Provide notification of the owners of abutting properties, including across streets and submit proof
of notice including the certified abstract list, copy of the notice form sent and postmarked certified mail
receipts. Notices must be sent no later than January 16, 2019. Proof of notice must be delivered to staff no
later than January 25, 2019. Submit responses to staff issues and 4 copies of revised plans (if required) no
later than January 9, 2019.
January 31, 2019
ITEM NO.: 2
NAME: LaMarche Village Preliminary Plat
FILE NO.: S-1837
LOCATION: Southeast corner of Taylor Loop Road and LaMarche Drive
DEVELOPER:
Forward Properties, LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties, LLC, Owner
White Daters and Associates, Authorized Agent
SURVEYOR/ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.67 acres
� �.O
CURRENT ZONING
VARIANCE/WAIVERS:
BACKGROUND:
NUMBER OF LOTS: 15
PLANNING DISTRICT: 19
R-2 single family residential
None requested.
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.12
On August 9, 2018, the planning commission approved the applicant's request to
withdraw a proposed preliminary plat to allow a 14-lot, detached single family residential
subdivision.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting preliminary plat approval to allow for development of a
15-lot, zero lot line, single -family residential subdivision.
January 31, 2019
SUBDIVISIO
ITEM NO.: 2 (Cont.) FILE NO.: S-1837
B. EXISTING CONDITIONS:
The site is currently occupied by 3 single family residential structures. Single
family homes at various densities are located on all sides of the site. Churches
are located slightly to the east and northwest of the site. An elementary school is
located to the northwest.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of abutting properties and the
Courts Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS-
1. A 20 feet radial dedication of right-of-way is required at the intersection of
LaMarche Drive and Taylor Loop Road.
2. Taylor Loop Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline or to the back of the
sidewalk, whichever is larger, will be required.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is the applicant requesting a
variance from the Land Alteration Regulations to grade the lots with
construction of detention pond and installation of utilities?
5. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner association. Sufficient width must be
provided within Tract A for access to the detention pond from Taylor Loop
Road for future maintenance activities.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
7. 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 at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
2
January 31, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1837
E
8. 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.
9. 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. A USCOE
jurisdictional wetland is located upstream of the subject property.
10. 18 driveways are proposed to be constructed along 620 ft. of frontage on
2 collector streets. Vehicles will be required to back out onto Lamarche Drive
and Taylor Loop Road. Driveways are proposed to be constructed with about
10 ft. of separation between driveways. Sec. 31-210€(2), states residential
lots shall take access from streets other than collector street within
subdivisions.
11. The proposed location of the mail kiosk within the Taylor Loop Rd/Lamarche
Drive intersection creates a traffic and safety hazard. The kiosk must be
moved as far from the intersection as possible.
12. Per Sec. 31-90 (2), provide a drainage analysis to determine the vertical and
horizontal building lines on the proposed lots.
13. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project
Entergy: Entergy does not object to this proposal. There is an existing three
phase, overhead power line along Taylor Lop Road at this location and a single
phase overhead power line bisecting the property beginning at Taylor Loop and
then heading southward into the proposed development. Construction of any
structure must maintain clearances between the structure and the power lines
according to OSHA and NESC (code) requirements. All required separations and
clearances to power lines must be maintained during and after construction.
Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No comments received.
3
January 31, 2019
SUBDIVISION
ITEM NO.: 2 Cont. FILE NO.: S-1837
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Dead Ends.
Maintain fire apparatus -access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
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.
4
January 31, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1837
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 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
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and 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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals 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 comments received.
County Planning: No comments.
61
January 31, 2019
SUBDIVISIO
ITEM NO.: 2 Cont. FILE NO.: S-1837
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (January 2, 2019)
Joe White was present representing the application. Staff presented the item and
noted there were three variances; the lot widths being less than the minimum of
35 feet, the building line on the lots fronting onto the collector street being less than
30 feet and the residential lots taking access from the collector street. Staff
requested a phasing plan and noted the following notes needed to be added to the
plat: minimum lot size, a storm drainage analysis and the zoning of the abutting
properties. Staff expressed concern about the proposed number of driveways onto
LaMarche. Mr. White stated the previous plan had a rear driveway, with no
individual driveways onto LaMarche. He stated that plan was not supported by
Traffic Engineering staff. Mr. White stated he would meet with staff to see if some
agreement could be reached.'
Public Works comments were presented and discussed.
Other reviewing agency and department comments were presented.
Mr. White was advised to submit responses to staff issues by January 9, 2019.
The committee forwarded the item to the full commission.
ANALYSIS -
The applicant submitted a revised preliminary plat and responses to issues raised
at subdivision committee. Staff met with the applicant and the new plan now shows
the proposed lots to all be rear -loaded off of an alley which has a single access
point on LaMarche and on Taylor Loop. T he number of proposed lots has been
reduced from 18 to 15 and the lot sizes have been increased to meet the code
required minimum of 35 feet in width. The front building line on all of the lots has
been increased to the required 30 feet for lots fronting on a collector street. The
lots have a 25 foot rear yard, one 5 foot side yard and one 0 foot side yard. A 10
foot "no vehicular access easement" has been indicated along the LaMarche and
January 31, 2019
SUBDIVISION
NO.: 2 (Cont.) FILE NO.: S-1837
Taylor Loop frontages of all lots. Stormwater detention has been indicated in a
tract along the east side of the plat.
As noted, the lots will take access off of a proposed alley. The alley is proposed
as a public alley. Typically, public alleys in residential subdivisions are
discouraged. The US Postal Service mail kiosk is located on the alley and USPS
requires such kiosks to be on a public right-of-way. Staff supports allowing the
proposed public alley with the understanding that maintenance of the alley is the
responsibility of the property owner's association. That note will be included on
the plat and in the bill of assurance. Two areas of parking spaces (16 spaces total)
are indicated off of the alley to serve residents and guests. Those spaces will be
located in access easements. Driveway spacing variances are requested to allow
the alley to intersect LaMarche and Taylor Loop as indicated. Staff supports the
variances.
The subdivision is proposed to be constructed in 4 phases as follow
1. Lots 9-12 and the entire alley
2. Lots 5-8
3. Lots 1-4
4. Lots 13-15
A variance is requested to allow advance grading of the future phases with
construction of phase 1 which includes the alley. Staff supports that variance.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F of the agenda staff report.
2. Compliance with the following additional comments and conditions from Public
Works:
a. The alley is to be constructed with concrete aprons.
b. The plat is to show "no parking" within the public alley along with signage
installed in conformance with Section 30-5.
c. A note on the plat and language in the bill of assurance is to show the
maintenance of the public alley and the detention pond is the responsibility
of the property owner's association and fees or dues are to be collected for
that maintenance.
7
January 31, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1837
d. The portion of the alley to the south of Lots 13-15 and the 16-space common
parking areas are to be shown as private access easements.
e. The bill of assurance should show all trash receptacles including
receptacles from Lots 13-15 are to be taken to the west side of the alley for
collection.
Staff recommends approval of the following variances:
1. A variance from the Land Alteration Ordinance to allow advance grading of future
phases with construction of Phase 1 which includes the alley.
2. Driveway spacing variances from Section 31-210 to allow driveways on a collector
street to be closer than 125 feet from the side property line and closer than
250 feet from an intersecting street.
PLANNING COMMISSION ACTION:
(JANUARY 31, 2019)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval subject to the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and F of
the agenda staff report.
2. Compliance with the following additional comments and conditions from Public Works:
a. The alley is to be constructed with concrete aprons.
b. The plat is to show "no parking" within the public alley along with signage installed
in conformance with Section 30-5.
c. A note on the plat and language in the bill of assurance is to show the maintenance
of the public alley and the detention pond is the responsibility of the property
owners' association and fees or dues are to be collected for that maintenance.
d. The portion of the alley to the south of Lots 13-15 and the 16-space common
parking areas are to be shown as private access easements.
e. The bill of assurance should show all trash receptacles, including receptacles from
Lots 13-15, are to be taken to the west side of the alley for collection.
Staff recommended approval of the following variances:
1. A variance from the Land Alteration Ordinance to allow advance grading of future
phases with construction of Phase 1 which includes the alley.
January 31, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1837
2. Driveway spacing variances from Section 31-210 to allow driveways on a collector
street to be closer than 125 feet from the side property line and closer than
250 feet from an intersecting street (for the alley).
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all comments, conditions and variances.
The vote was 10 ayes, 0 noes and 1 absent.
Q