HomeMy WebLinkAboutS-1900-A Staff AnalysisDecember 9, 2021
ITEM NO.: 1 FILE NO.: S-1900-A
NAME: Pleasant Run Subdivision — Revised Preliminary Plat
LOCATION: Northeast corner of Walnut Grove Road and Burlingame Road
Geoff Quo
P.O. Box 250927
Little Rock, AR 72225
OWNER/AUTHORIZED AGENT:
Geoff Quo — Owner
Richardson Engineering — Agent
SURVEYOR/ENGINEER:
Richardson Engineering
325 West South Street
Benton, AR 72015
AREA: 10.92 acres
WARD: N/A
CURRENT ZONING
VARIANCE/WAIVERS:
NUMBER OF LOTS: 4
PLANNING DISTRICT: 21
W-A
1. Waiver of street improvements.
BACKGROUND:
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.02
On August 12, 2021 the Planning Commission approved a preliminary plat for the
property at the northeast corner of Walnut Grove Road and Burlingame Road. The
approval included the subdivision of 10.92 acres into four (4) lots for single family
residential development, with no new internal street. Lots 1 and 3 will take access from
Walnut Grove Road and Lots 2 and 4 will take access from Burlingame Road.
December 9, 2021
ITEM NO.. 1 Cont. FILE NO.: S-1900-A
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PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to revise the previously approved preliminary plat by
requesting a waiver of the required street improvements to Walnut Grove Road
and Burlingame Road.
EXISTING CONDITIONS:
The property is undeveloped and partially tree covered.
NEIGHBORHOOD COMMENTS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
ENGINEERING COMMENTS:
1. Civil engineering staff supports variance request from boundary street
improvements on Walnut Grove Road if Pulaski County engineering staff
submits documentation stating the county supports no boundary street
improvements are required.
UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori : No comments received.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: Water is not currently available at this site. Contact
CAW about potential water extension to this property.
Provide a 15-ft. utility easement along Walnut Grove Road and Burlingame Road
frontage.
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
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Decemb6r 9, 2021
ITEM NO.: 1 (Cont.) FILE NO.: S-1900-A
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.
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.
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 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.
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December 9, 2021
ITEM NO.: 1 Cont. FILE NO.: S-1900-A
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.
Parks and Recreation: No comments received.
County Pianninq:
1. Provide perc tests/preliminary soils report for septic systems for any
undeveloped lots.
2. Label the centerlines and pavement edges of Burlingame and Walnut Grove
Roads.
3. Add Pulaski County Certificate of Preliminary Plat Approval.
4. Provide a bill of assurance.
5. Pay $40.00 review fee.
6. Show state plane coordinates for two property corners and two section or
quarter section corners.
7. Provide a full set of construction documents for County review for any city
required half street improvements.
8. Provide West Pulaski Volunteer Fire Department approval letter.
F. BUILDING CODES/LANDSCAPE:
Buildin Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
H. ANALYSIS:
On August 12, 2021 the Planning Commission approved a preliminary plat for the
property at the northeast corner of Walnut Grove Road and Burlingame Road. The
approval included the subdivision of 10.92 acres into four (4) lots for single family
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December 9, 2021
ITEM NO.. 1 (Cont.) FILE NO.: S-1900-A
residential development. The property is currently undeveloped and partially tree
covered. The property is located outside the Little Rock city limit, but within the
City's Extraterritorial Zoning and Subdivision jurisdiction.
The approved lots will range in size from 2.07 acres to 3.48 acres. The lots will be
final platted in one (1) phase.
A detention pond area (0.43 acre) for the subdivision will be located between Lots
3 and 4. An access easement from Walnut Grove Road to the detention pond area
is provided on the plat.
Section 31-210 (e) (1) of the City's Subdivision Ordinance requires that residential
lots take no direct access from arterial streets. Walnut Grove Road and
Burlingame Road are both classified as arterial streets. The applicant was
approved for a variance from this requirement. Lots 1 and 3 will take access from
Walnut Grove Road and Lots 2 and 4 will take access from Burlingame Road. The
driveways will be located at least 300 feet from the intersecting rights -of -way.
A no access easement will be provided along the west and south boundaries of
the overall property, within 300 feet of the intersecting rights -of -way.
The applicant was also approved for a variance from Section 31-232 (b) which
requires that a residential lot be no more than 3 times deep as it is wide. Lot 4 has
a lot width of 149.91 feet along the Burlingame Road frontage and an average
width of 201.25 feet, with a lot depth of 679.31 along its west boundary. Staff
supported the variance request, as it is relatively minor in nature.
Since the property is located outside the city limits, a construction permit for the
installation of septic systems on all lots must be obtained from the Arkansas
Department of Health prior to completion of a final plat for this subdivision.
To staffs 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. With respect to the requested
waiver of street improvements, staff received an email from Pulaski County
Planning on October 19, 2021 stating that "Pulaski County does not have any
requirements for half street improvements in the City of Little Rock's ETJ."
I. STAFF RECOMMENDATION:
Staff recommends approval of the revised preliminary plat, subject to compliance
with the following conditions:
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December 9, 2021
ITEM NO.: 1 Cont. FILE NO.: 5-1900-A
1. Compliance with the comments and conditions outlined in paragraphs D and
E, and the staff analysis, of the agenda staff report.
2. A construction permit for the installation of septic systems on all lots must be
obtained from the Arkansas Department of Health prior to completion of a final
plat for this subdivision.
PLANNING COMMISSION ACTION: (DECEMBER 9, 2021)
The applicant was present. There were no persons present registered in support or
opposition. 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 nays and 2 absent.
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