HomeMy WebLinkAboutS-0867-MMMMMMMM Staff AnalysisITEM NO.: 6.
S-867-MMMMMMMM
NAME: Lots 4C and 4D Tract 4 Chenal Valley Revised Preliminary Plat
LOCATION: Rahling Road West of Founders Drive and the Bank of the Ozarks
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list,
notice form with affidavit executed and proof of mailing. The notice must be mailed no later
than November 29, 2017. The Office of Planning and Development must receive the proof
of notice no later than December 8, 2017.
2. Provide all cross access and cross parking on the site.
3. Provide the source of title for the land holder.
4. Provide the front building setback.
5. Provide the names of owners of all abutting lands.
Variance/Waivers: A variance request from the Land Alteration Ordinance to allow grading of
both lots with the development of the first lot.
Engineering Comments:
Public Works Conditions:
1. A grading permit in accordance with Section 29-186 (c) and (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. A variance is being requested to grade and clear both lots with construction
on 1 lot.
2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175
of the Little Rock Code and the Master Street Plan to be constructed on both sides of the
shared access and utility easements.
3. Shared access and utility easements should be constructed with concrete aprons per City
Ordinance.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way
prior to occupancy.
5. The private shared access and utility easements should be constructed to commercial
street standards with a 36 ft wide street.
6. Storm water detention ordinance applies to this property. Regional detention is provided
for this property.
7. 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.
8. 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.
9. In accordance with Section 32-8, no obstruction to visibility shall be located within a
ITEM NO.: 6.
S-867-MMMMMMMM
triangular area 50' back from the intersecting right-of-way line (or intersecting tangent lines
for radial dedications) at the intersection of Rahling Road with the private access easement
driveways.
10. 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.
UtilitieslFire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: sewer available to this site. Contract Little Rock
Water Reclamation Authority for any additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with
existing electrical utilities based on the information provided. There is an existing underground,
three phase power line running along the west side of Rahling Road in front of this property.
Contact Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at
the time of request for water service must be met.
Fire Department:
1. 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.
2. 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.
3. 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.
4. Commercial and Industrial Developments — 2 means of access._ - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
ITEM NO.: 6.
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a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means
of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
5. 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.
6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof surfaces
shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
ITEM NO.: 6.
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c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
7. 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.
8. 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 (Jason
Lowder 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_ No comment.
Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
Transportation/Planning:
Rock Region on Metro: This location is not currently served by METRO. We have no objections
to the preliminary plat.
Planning Division: No comment.
Revised Oat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, November 22, 2017.
December 14, 2017
ITEM NO.: 6 FILE NO.: 5-867-MMMMMMMM
NAME: Lots 4-C and 4-D Tract 4 Chenal Valley Revised Preliminary Plat
LOCATION: Rahling Road West of Founders Drive and the Bank of the Ozarks
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Circle
Little Rock, AR 72223
SURVEYOR:
Keen Surveying, LLC
203 South Main Street
Salem, AR 72576
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.39 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of both lots with the development of the first lot.
BACKGROUND:
A preliminary plat for a larger area, which included this site, was approved by the
Little Rock Planning Commission on May 24, 2007. The entire plat area contained
13.73-acres and was zoned C-3, General Commercial District (11.79-acres) and 0-3,
General Office District (1.94-acres). The lots abutted Rahling Road, which was a newly
developing arterial roadway extending from Chenal Parkway southeast to Kanis Road.
The plat was proposed with shared drives to minimize the number of access points on
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
Rahling Road. A 60-foot common access and utility easement was located along the
rear of the proposed lots and along the common lot lines of Lots 4-B and 4-C and 4-D
and 4-E. The commercially zoned lots ranged in size from 1.98-acres to 2.79-acres.
The office zoned lot contained 1.94-acres. The phasing of the lots was proposed based
on market demand. The lots were not final platted and the plat has since expired.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The current project contains approximately 4.39-acres and is proposed to be
subdivided into two (2) commercial lots, Lots 4-C and 4-D. The lots are
located on Rahling Road, just west of the Bank of the Ozarks and Chenal
Parkway. The developer is proposing the subdivision to allow for future
development of the lots with uses as allowed within the C-3, General Commercial
Zoning District. The lots as currently proposed removes the rear cross access
for these proposed lots.
The request includes a variance from the Land Alteration Ordinance to allow
grading of both lots with the development of the first lot. The developer indicates
the advanced grading will allow the site to balance and eliminate the need to haul
materials from the site over City streets.
B. EXISTING CONDITION
The site is wooded and lies just west of the Bank of the Ozarks. Rahling Road
adjacent to the site is a four (4) lane divided Median Street complete with curb
and gutter. South of the site is the Promenade at Chenal. A wooded tract is
located north of the proposed plat area and is indicated on the Chenal Valley
Master Plan for development with single-family homes. Further north are single-
family homes situated around the Chenal Valley Golf Course.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing. There is not an
active registered with the City of Little Rock Neighborhood Association located in
this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with Section 29-186 (c) and (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
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December 14, 2017
ITEM NO.: 6 (Cont.
FILE NO.: S-867-MMMMMMMM
submitted and approved prior to the start of construction. A variance is
being requested to grade and clear both lots with the construction on one
(1) lot.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan to be
constructed on both sides of the shared access and utility easements.
3. Shared access and utility easements should be constructed with concrete
aprons per City Ordinance.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. The private shared access and utility easements should be constructed to
commercial street standards with a 36 foot wide street.
6. Stormwater detention ordinance applies to this property. Regional detention
is provided for this property.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. 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, 621 South Broadway Street, Travis Herbner,
therbnerdiittlerock.gov or 501.379.1805 for more information.
9. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
Rahling Road with the private access easement driveways.
10. 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.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Contract
Little Rock Water Reclamation Authority for any additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing underground, three phase power line running along the west
side of Rahling Road in front of this property. Contact Entergy in advance to
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December 14, 2017
ITEM NO.: 6 f Cont.
FILE NO.: S-867-MMMMMMM
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energ : No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department:
1. 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.
2. 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.
3. 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.
4. Commercial and Industrial Developments — 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
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December 14, 2017
ITEM NO.: 6 (Cont.) _ FILE NO.: S-867-MMMMMMMM
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight
line between accesses.
5. 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.
6. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
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December 14, 2017
ITEM NO.: 6 Cont. FILE NO.: S-867-MMMMMMMM
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. 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.
8. 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 (Jason Lowder 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: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: This location is not currently served by METRO. We have
no objections to the preliminary plat.
0
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (November 15, 2017)
Mr. Brian Dale of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues in need of addressing related to the proposed plat.
Staff requested Mr. Dale provide any proposed cross access and/or cross
parking which would be located on the lots. Staff also requested Mr. Dale
provided the names of all abutting property owners.
Public Works comments were addressed. Mr. Dale questioned if the request for
sidewalks were on the abutting access easements or within the access
easements within the plat area. Staff stated the easements were to be placed on
the abutting access easements and not the easements proposed within the plat
area. Staff stated the City's stormwater detention ordinance would apply to the
development of the lots.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
technical issues associated with the request raised at the November 15, 2017,
Subdivision Committee meeting. The plat indicates the placement of the
proposed cross access easement. A note on the plat also indicates cross
parking will be addressed within the Bill of Assurance for the two (2) lots.
The request is to allow the creation of a two (2) lot plat for this property
containing approximately 4.39-acres. The lots are zoned C-3, General
Commercial District which typically requires a minimum lot size of 14,000 square
feet. The lots are proposed containing 1.64-acres and 2.76-acres. A minimum
lot width of 100-feet is typically required per the zoning district. The lots are
indicated with a lot width of 179.22-feet and 311.85-feet. The lots are to have a
front building setback of 25-feet and a rear yard setback of 25-feet. The plat
indicates a 40-foot building setback along Rahling Road. There is no side yard
setback required except when abutting residentially zoned property. The
adjacent property is also zoned C-3, General Commercial District.
The plat indicates the placement of a cross access easement to allow the lots to
share common access. The easement is located within the parking lot of the lots
and along the common lot line of Lots 4-C and 4-D extending northward to the
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December 14, 2017
ITEM NO.: 6(Cont.)FILE NO.: S-867-MMMMMMMM
northern property line. There are median breaks on Rahling Road which align
with the proposed 60-foot common access easements located along the eastern
perimeter of Lot 4-C and the western perimeter of Lot 4-D.
The request includes a variance from the Land Alteration Ordinance to allow
grading of both lots with the development of the first lot. The developer indicates
the advanced grading will allow the site to balance and eliminate the need to haul
materials from the site over City streets.
Staff is supportive of the applicant's request. The applicant is seeking approval
of a two (2) lot preliminary plat to allow for future development of the lots with
uses as identified within the C-3, General Commercial Zoning District. To staffs
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feel the plat as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in Paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City's Land
Alteration Ordinance to allow grading of both lots with the development of the
first lot.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the City's Land Alteration Ordinance to allow grading of both lots with the
development of the first lot. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes and 1 absent.
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