HomeMy WebLinkAboutS-1860 Staff AnalysisOctober 10, 2019
ITEM NO.: 2
NAME: Pinnacles Subdivision Preliminary Plat
LOCATION: North of Hood Road and east of Highway 10
DEVELOPER:
Boyd Boshears
10501 Barrett Road
Roland, AR 72135
OWNER/AUTHORIZED AGENT
Kuhn Construction LLC/Owner
Boyd Boshears/Authorized Agent
SURVEYOR/ENGINEER:
White-Daters & Associates/Surveyor
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.22 acres
WARD: N/A
CURRENT ZONING:
VARIANCEIWAIVERS:
NUMBER OF LOTS: 2
PLANNING DISTRICT: 29
R-2 Single -Family
1. Waiver of Boundary Street improvements
BACKGROUND:
FILE NO.: S-1860
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.01
The proposed preliminary plat would create two lot for the construction of two single-
family homes. The property is zoned R-2, allowing for single-family residential
development. The entire parcel contains approximately 5.22 acres.
A portion of Lot 1A is in the floodplain of Nowlin Creek.
October 10, 2019
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ITEM NO.: 2 (Cont.)
FILE NO.: S-1860
Access to Hood Road from Lot 1 B is shown to be through a 30-foot wide pipe stem to the
west of Lot 1 A.
This property has been subdivided from a larger parcel owned by Kuhn Construction LLC.
This subdivision plat dedicated additional right-of-way for Hood Road to Pulaski County,
as well as defined a separate tract for the portion of the property located south of Hood
Road. The property contained within the proposed subdivision being considered by the
planning commission is shown as Lot 1. The remainder of the Kuhn Construction LLC
parcel is situated to the north.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The developer has this property under contract and would like to construct two
homes. One lot would have a pipe stem for access to Hood Road. As the property
lies within Pulaski County and they have typically not required boundary street
improvements, the developer requests a waiver to providing any improvements to
Hood Road. Widening the road at this location and installing curb, gutter, and
sidewalk would look out of place for such a short distance.
B. EXISTING CONDITIONS:
The site is undeveloped and largely cleared of trees. The property has
approximately 275 feet of frontage on Hood Road and contains approximately
5.22 acres of land.
This area is sparsely developed and is at the extreme northwest of the city's
planning area and extraterritorial jurisdiction.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of platted and unplatted properties abutting the proposed subdivision including
those across a right-of-way.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hood Road is classified on the Master Street Plan as a local residential street
with open drainage. A dedication of total right-of-way of 68 feet will be required.
2. Floodplain shows to be on the subject property. Pulaski County Floodplain
regulations should be followed.
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October 10, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1860
3. Show the remaining property on the southside of Hood Road.
4. All driveways shall be concrete aprons per City Ordinance.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comment -outside service boundary.
Entergy
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Enerav: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Additional fire hydrant(s) will be required for service. Fire hydrants must be placed
within 400' of proposed building.
The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas.
Execution of Customer Owned Line Agreement is required.
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October 10, 2019
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ITEM NO.: 2 (Cont.) FILE NO.: S-1860
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.
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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.
❑ne- or Two -Family Residential ❑evelopments.
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.
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October 10, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1860
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 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. Development should be a Final Plat not Preliminary.
2. Provide updated perc tests for both lots.
3. Right -of -Way was dedicated by previous plat. Show as such on plat.
4. A Flood permit will be required for all driveways and any residence constructed
in the Floodplain.
5. Show both City and County Certificate of Final Approval.
6. Indicate if the Lot 1 Bill of Assurance allow further subdivision of the lot in
question.
7. Obtain driveway permit from Pulaski County Road and Bridge.
F. BUILDING CODES/LANDSCAPE:
Buildin Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
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October 10, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1860
H. SUBDIVISION COMMITTEE COMMENT
September 18, 2019
The applicant was present. Staff presented the item and noted the zoning of the
property and abutting properties should be indicated on the plat, as well as the
ownership of the abutting parcels. Also, a 25-foot front building line from the south
property line of Lot 1 B should be added to the plat. Public Works requested the
dedication of 68 feet of total right-of-way for Hood Road, as it is classified as a
local residential street with open drainage on the Master Street Plan. The
remaining property on the southside of Hood Road should also be shown on the
plat. The applicant responded that the property on the south had been platted and
right-of-way dedicated. This plat would be provided to staff. The Pulaski County
Planning comments submitted at the meeting were incorrect and staff would
forward the correct comments.
Comments from other departments and reviewing agencies were noted and the
applicant was advised to submit responses by September 25, 2019.
The committee forwarded the item to the full commission for consideration.
ANAI YSIS-
1. A revised plat was submitted providing the additional information requested by
Planning staff.
2. A 25-foot building line from the south property line of Lot 1 B has been added.
3. The plat for the property south of Hood Road was also forwarded to staff by the
applicant. This plat does create a parcel for the property south of Hood Road
and dedicates right-of-way for Hood Road.
4. A dedication of four feet of right-of-way for Hood Road will be made with this
plat, as shown in the revision.
5. A fire hydrant will be installed near the southwest corner of the property.
6. The Bill of Assurance will not allow additional subdivision or development of the
property.
7. It appears all technical issues have been addressed.
8. Staff is in concurrence with the applicant regarding the boundary street
improvement for Hood Road and is supportive of the waiver request.
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October 10, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE N
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and variances subject
to compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
Staff also recommends waiving the boundary street improvements for Hood Road.
PLANNING COMMISSION ACTION: (OCTOBER 10, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 9 ayes, 0 noes, and 2 absent.
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