HomeMy WebLinkAboutS-1884-A-1 Staff AnalysisMarch 10, 2022
TEM NO., 1
NAME: Watershed Pointe North — Preliminary Plat
LOCATION- Approximately one mile north of the Cantrell Road /
The Divide Pkwy Intersection
DEVELOPER:
PDC, LLC.
16623 Cantrell Road, Suite A-2
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
PDC, LLC - (Owner)
Tim Daters / White-Daters and Associates (Agent)
SURVEYOR/ENGINEER:
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
AREA: 20.847 acres
WARD: 5
CURRENT ZONING:
VARIANCEfWAIVERS.
NUMBER OF LOTS: 18
PLANNING DISTRICT: 20
VM
1. Waiver to allow no additional street improvements.
2. Variance to allow 20' front building line.
3. Waiver to allow no sidewalk along one side of street.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
Fs"ZILGI
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.05
The applicant is proposing to subdivide 20.847 acres into 18 lots for single family
residential development utilizing the existing northeast portion of the existing street
to be renamed Watershed Pointe North Cove.
March 10, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-1884-A
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
C. NEIGHBORHOOD COMMENTS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1 A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual.
Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 or Permits littlerock. q ov
to schedule an appointment for issuance or to answer any questions. Permit
cost is based on total project area at $100.00 for the less than '/2 acre,
$200.00 for to 1 acre, and $200.00 for the first acre and $100.00 for each
additional acre for project greater than 1 acre.
2. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show
SEC BMPs during construction of utilities, buildings, roadway infrastructure
and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for
final grading, seeding, and landscaping of the site.
4. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
11 section A-4-1-2 (A-B).
March 10, 2022
ITEM NO.: 1(Cont.)FILE NO.: S-1884-A
5. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
6. If street lighting is used, per City Rev. Code 31-403 the Department requires
street lighting plans to be submitted to the Department for review and
approval before filing and recording of the final plat for the subdivision. The
street lighting plans required shall include conduit and pull/junction box
locations, street luminaire locations and mounting heights, wire sizes,
current photometric data for the proposed fixtures, and subdivision street
photometrics using the proposed fixtures that meet AASHTO Roadway
Lighting Design Guide standards.
7. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as -built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
8. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
9. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information
as found on the City of Little Rock website at httr)s:l/www.littlerock,.qovicitv::
administration/cit -de artments! ublic-works/a lications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner c of ttierock. ov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits iittlerock,gov.
10. If any proposed retaining walls for the residential structures are equal to or
above four feet tall measured from the bottom of the footing or leveling layer
or if there is surcharge loading for a retaining wall less than four feet tall
measured from the bottom of the footing or leveling layer, the Department
requires retaining wall design plans showing plan, profile, and cross
sectional views of the wall with special details, design loading calculations
clearly showing all required factors of safety as outlined in the
engineer's certification, and an engineer's certification Err ineer
Certificationlindemnification of Retaining Wall Design littlerock. oy ).
11. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
3
March 10, 2022
ITEM NO.: 1 Cont. FILE NO.: S-1884-A
Engineering at 621 S. Broadway 501-379-1805 with any questions or for
more information.
12. Existing street shall be improved to local street standards per City's master
street plan. Civil Engineering staff supports waiving construction of sidewalk
on one side of street per master street plan due to steep grades on -site. All
required widening of existing street shall match pavement section of the
existing street.
13. Boundary street improvements are required. Boundary street improvements
shall include, but not be limited to, reconstruction of one-half section of the
abutting street if the existing street is not up to city standards. Repair,
replace, or extend existing damaged, missing, and noncompliant curb and
gutter, sidewalk, access ramps or concrete driveway aprons within the public
right-of-way adjacent to the site. Remove abandoned driveway cuts and
replace with curb, gutter, and sidewalk. All work within the public right-of-way
shall conform to City of Little Rock Public Works Standard Details and
ADA guidelines.
14. Per Appendix D in the International Fire Code, 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. Accepted
turnaround provisions per the code are a ninety-six (96) foot diameter cul-de-
sac, a sixty (60) foot "Y" or a one hundred twenty (120) foot hammerhead.
Proposed alternatives to the accepted turnaround provisions will be required
to be approved by the Fire Chief.
15. Previous comments 12 & 13 were not addressed. Revise plat to show local
street standard pavement width with curb and gutter on north side of street
with curb inlets. Boundary street widening improvements are required and
shall match existing pavement section.
16. Not all proposed trapezoidal ditches are draining to proposed detention
facilities. Revise to show stormwater runoff discharge from street drains to
proposed detention facilities. Detriment to adjacent properties owners from
additional stormwater runoff from development is prohibited.
E. UTILITIESIFIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter : No comments received.
CenterPoint Energy. No comments received.
AT & T: No comments received.
12
March 10, 2022
ITEM NO.: 1 Cont. FILE NO.: S-1884-A
Central Arkansas Water: No comments received.
Fire Department'. No comments received.
Parks and Recreation: No comment received.
County Plannin : No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Re ion Metro.: No comments received.
Planning Division: No comments received.
H. ANALYSIS:
The applicant proposes to subdivide 20.847 acres into 18 lots for single family
residential development. The property is zoned R-2 and is located on the north
side of the existing street approximately one mile north of the Cantrell Road/The
Divide Pkwy. intersection. The average lot size is 21,250 square -feet. The
development will include use of the northeast portion of the existing street to
be renamed Watershed Pointe North Cove, to be a minor residential street.
Open space tracts will be located along the northern and southern perimeters
of the subdivision.
The subdivision will be final platted in a single phase. Drainage easements
are located between lots 6 and 7, and 13 and 14. The lots are proposed to
have 20' front building line setbacks.
The applicant proposes to access to the development from the existing street
(Divide Parkway) which connects to Chenal Parkway to the southwest of the
development. A new circular turnaround is proposed on the north side of the
existing street abutting the existing Little Rock Water Reclamation treatment
facility gate to the east.
The proposed renamed street (Watershed Pointe North Cove) where adjacent
to the proposed lots will have a right-of-way width of 50 feet which complies
with the Master Street Plan.
5
March 10, 2022
ITEM NO.: 1 (Cont.
FILE NO.: S-1884-A
The applicant is requesting a waiver from the Master Street Plan requirements
for street improvements along "Watershed Pointe North Cove" which includes
additional paving, and curb and gutter along the north sine of the street. Staff
does not support the waiver, as staff feels that the improvements are needed
based on the topography of the site.
The applicant is also requesting a waiver of the Master Street Plan
requirements to not construct a sidewalk along the north side of "Watershed
Pointe North Cove". Staff supports the requested waiver. A sidewalk will need
to be constructed along the south side of the roadway with future development.
Section 36-254 (d) (1) of the City's Zoning Ordinance requires a minimum front
building setback of 25 feet for R-2 zoned lots. The applicant is proposing
20-foot front platted building lines for all lots. Therefore, the applicant is
requesting a variance from this ordinance requirement for the subdivision.
Staff supports the requested variance based on the property's topography.
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.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and request for
sidewalk and building setback variances, subject to compliance with the
comments and conditions outlined in paragraph D, and the staff analysis, of
the agenda staff report.
Staff recommends denial of the
improvements.
PLANNING COMMISSION ACTION:
requested waiver of additional street
(MARCH 10, 2022)
The item was placed on consent agenda for deferral to the April 14, 2022 agenda. By a
vote of 7 for, 0 against, 3 absent, and 1 vacant position the consent deferral was
approved.
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