HomeMy WebLinkAboutS-1882 Staff AnalysisDecember 3, 2020
ITEM NO.: 1 FILE NO.: S-1882
NAME: The Grove at Old Oak — Preliminary Plat
LOCATION: 4709 Old Grove Road
DEVELOPER:
Calex Enterprises, LLC
3615 Doral Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Brian Dale
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
SURVEYORIENGINEER:
White-Daters & Associates, Inc.
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.46 acres NUMBER OF LOTS: 14 FT. NEW STREET: 370 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.14
RRENT ZONING: Single-family district (R-2)
VARIANCEMAIVERS:
1. 8 foot tall brick wall with 10 foot tall brick columns.
2. Advance grade lots with construction of infrastructure.
3. Reduced front and rear building setbacks.
4. Reduced width of zero lot line lots.
5. To allow double frontage lots (Lots 1-5)
December 3, 2020
ITEM NO.: 1 Cont. FILE NO.: S-1882
A. PROPOSAUREQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to subdivide 3.46 acre tract into a zero -lot line single-
family residential community. The lots will average 32 foot wide and have a
20 foot front and rear building setbacks. The development will be gated with an
8 foot tall brick wall with 10 foot tall columns along Old Oak Drive frontage. A
keypad entrance will be installed on the south side of Old Oak in a pull over section
located off the main travel lanes.
B. EXISTING CONDITIONS:
The lot is currently undeveloped. To the north of the proposed site lies of the
planned development (J.G. Construction Company/Lewis Realty). To the east,
west and south lies single-family residential.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and the Pankey Community Improvement
Association, Secluded Hills and Westbury Neighborhood Association were notified
of the public hearing.
D. ENGINEERING COMMENTS:
1. Old Oak Drive is classified on the Master Street Plan as a Collector Street.
A dedication of right-of-way 60 feet will be required.
2. Black Street located south of Pankey Avenue is classified on the Master
Street Plan as a residential street. A dedication of right-of-way 25 feet from
centerline will be required.
3. Black Street located north of Pankey Avenue is classified on the Master
Street Plan as a collector street. A dedication of right-of-way 30 feet from
centerline will be required.
4. With site development, provide design of street conforming to the Master
Street Plan. Construct full street improvements to Old Oak Drive including
5-foot sidewalk with planned development.
5. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Black Street including
5-foot sidewalks with planned development.
6. It is believed the proposed gate locations will require vehicles to wait on Old
Oak Drive. Gates should be relocated at least 75 ft. from Old Oak Drive for
stacking. Contact Nat Banihatti, Traffic Engineering for more information.
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December 3, 2020
ITEM NO.: 1 Cont. FILE NO.: S-1882
7. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
8. Private access is proposed for these lots. In accordance with section 31-207,
private streets must be designed to the same standards as public streets.
A minimum access easement width of 45' is required and street width of
24' from back of curb to back of curb.
9. Since the street is proposed to be 24 ft. in width, show on the plan the area
of street where parking will be restricted to one side.
10. The proposed private north street measures more than 150 ft. in length. The
Fire Code requires a turnaround be provided for dead end streets longer than
150 ft. Approval should be obtained from CLR Fire Marshall.
11. 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.
12. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
Consideration should be given to prevent surcharge of detention pond
discharge pipe during creek high flows.
13. Storm water 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 local property owners' association and detailed in the
Bill of Assurance.
14. 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.
15. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
16. 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.
17. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
18. Street lights are required by Section 31-403 of the LR code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 for
more info.
19. A temporary turnaround should be provided at the end of Old Oak Drive for
emergency vehicles and collection trucks.
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December 3, 2020
ITEM NO.: 1 Cont. FILE NO.: S-1882
20. 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.
21. A "No Vehicle Access" easement should be platted along the rear of
lots 1-5.
22. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at (501) 371-4537.
23. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
24. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
25. 100-year overflow swales must be constructed and placed within drainage
easements.
26. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
27. Per Sec. 31-89 (5), a storm drainage analysis showing drainage data should
be provided for all watercourses entering and leaving the plat boundaries.
The storm drainage analysis shall show in sufficient detail the proposed
system's capability of accommodations storm events as required by the
stormwater management and drainage manual.
28. Natural features within and surrounding proposed subdivision including
drainage channels, bodies of water, wooded areas and other significant
features. On all watercourses leaving the tract, the direction of flow shall be
indicated, and for all watercourses entering the tract, the drainage area
above the point of entry shall be noted.
29. The minimum Finish Floor elevation of at least 1 ft. is required to be shown
on plat and grading plans and at least 1 ft. above the overflow elevation of
the detention pond.
30. A gate with a Knox box for emergency response should be constructed at the
intersection of Old Oak Drive and Black St. to be removed at the time Black
Street Bridge is reconstructed for connection to Cantrell Road.
31. 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.
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December 3, 2020
ITEM NO.: 1 Cont. FILE NO.: S-1$62
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.
Enter : No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loadinc
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.
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
December 3, 2020
ITEM NO.: 1(Cont.)FILE NO.: S-1882
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 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 comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
H. ANALYSIS:
The applicant proposes to subdivide 3.46 acres located at the north end of Old
Oak Drive into 14 lots. The property is zoned R-2, Single Family District. The
applicant is proposing to subdivide the property for a zero lot line single family
development. The lots will have an average width of 32 feet and an average size
of 4,375 square feet. The development will be gated with a keypad entrance on
the south side of Old Oak Drive within a pull-thru section located off the main travel
lanes. The two (2) streets within the subdivision will be private streets.
December 3, 2020
ITEM NO.: 1 (Cont.) FILE NO.: S-1882
The applicant is proposing 20 foot front and rear building setbacks for the lots.
Each lot will have one (1) zero side setback, with the other side setback being at
least five (5) feet. Sections 36-254 (d) (1) and (3) of the City's Zoning Ordinance
require minimum front and rear setbacks of 25 feet. Therefore, the applicant is
requesting variances to allow reduced front and rear building setbacks.
Section 31-232 (a) of the City's Subdivision Ordinance requires zero lot line
developments to have minimum lot widths of 35 feet. Lots 3 through 8 have lot
widths of less than 35 feet as measured at the front building line. The average
width of the lots exceed 35 feet. The applicant is requesting a variance to allow
reduced lot widths for Lots 3 through 8.
The applicant is proposing an eight (8) foot high brick wall with 10 foot high
columns along the Old Oak Drive frontage of the subdivision. Section 36-516 (e)
(1) a. allows a maximum residential fence height of six (6) feet for fences located
between required building setbacks and street rights -of -way. The applicant is
requesting a variance to allow the eight (8) foot high wall.
Lots 1 through 5 will back up to Black Street. Section 31-232 (d) prohibits double -
frontage lots. The applicant is requesting a variance to allow these lots to front on
the private residential street and back up to Black Street.
The applicant will dedicate right-of-way and construct one-half street
improvements to Black Street. The sidewalk along this section of Black Street will
be located on the east side of the street and will constructed in the future.
The applicant is proposing to barricade the east end of Old Oak Drive at its
intersection with Black Street with a gate and Knox box, as Black Street is in need
of repair between this property and Cantrell Road. Staff will require that the gate
be maintained until the north section of Black Street is constructed or as instructed
by the City.
The applicant is also requesting a variance from the Land Alteration Regulations
to advance grade the entire subdivision with the issuance of a grading permit for
construction of the infrastructure. Staff supports the advance grading variance
request.
Upon review of the plat, the City of Little Rock Solid Waste division provided the
following requirements:
1. A liability waiver must be signed that prevents the CLR from being liable for any
damage to property in the subdivision with the standard garbage collection
operation.
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December 3, 2020
ITEM NO.: 1 Cont. FILE NO.: S-1882
2. CLR must have gate codes and access to service the homes in the
subdivision. If the gate codes and/or devices do not work, or access to the
homes is not available, CLR will not be responsible for garbage collection that
week.
3. Due to side loaders on the right side of the trucks, all containers for the lots
south of Old Oak Drive are to be placed at the back of curb within Tract B for
pickup. Please place in the Bill of Assurance that the carts for Lot 1 should be
placed within Tract B in front of Lot 2.
4. CLR cannot provide solid waste collection services in the subdivision with the
current street design of the private roadway easement south of Old Oak
Drive. Collection may be considered in the future, if a street design is provided
that accommodates SU-30 vehicle turn movements and cart locations.
To staff's knowledge, there are no outstanding issues related to this preliminary
plat request. The applicant has done a good job in addressing issues as raised by
staff during staffs review of this plat. The subdividing of this property should have
no adverse impact on the surrounding properties.
1. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 3, 2020)
Brian Dale (White-Daters & Associates) and Bruce Henry (Owner/Developer) were
present, representing the application. There was no person registered in support and
several persons registered in opposition. Staff presented the item with a recommendation
of approval. Mr. Dale offered to defer to the opposition.
The Commission requested comments from the participants registered in opposition.
Larry (Donna) Karpe, Jennifer Pierce, Jordan Abbott, Rhonda Izard, and Charles (Karen)
Thompson addressed the Commission in opposition to the application. As long time -
residents of the Secluded Hills Subdivision, each shared primary concern regarding an
increase of traffic in the family -friendly neighborhood. According to the residents, the
proposed gate to Black Street with a direct connection to Highway 10 poses potential
safety risks for the many children who live and play in the community. Generally, the
residents were not opposed to the development rather focused on the need for the gate
to remain closed to Black Street without the possibility of any connecting traffic from Old
Oak Drive to Black Street to Highway 10.
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December 3, 2020
ITEM NO.: 1 (Cont.) FILE NO.: 5-1882
Bruce Henry (Owner/Developer) addressed the Commission in support of the application.
He briefly explained that the Old Oak Drive is on the City's Master Street Plan to connect
Black Street and then Highway 10. Understanding that this would potentially be an issue
for residents of Old Oak and Pankey communities, the developers will build the road to
Black Street and add an emergency vehicle access gate. Mr. Henry stated that the gate
would be opened in the future based on the Master Street Plan.
Brian Dale (White-Daters & Associates) addressed the Commission to clarify the use and
purpose of the proposed gates. He explained that two (2) gates are exclusively for the
fourteen (14) residential lots. One (1) gate will be located on the South side of Old Oak
Drive and one (1) gate will be located on the North side of Old Oak Drive. The proposed
gate to Black Street will be only be accessible for emergency vehicles and personnel.
There was a motion to approve the application as recommended by staff. The motion
was seconded. The vote was 10 ayes, 0 nays, and 1 absent. The application was
approved.
E