HomeMy WebLinkAboutS-0867-SSSSSSSS Staff AnalysisITEM NO.: 4,
NAME: Chenal Valley Phase 32 Preliminary Plat
S-867-S (8)
LOCATION: located on the East side of LaMarche Drive across from LaMarche Boulevard
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 December 27, 2017. The Office of Planning and Development must receive the
proof of notice no later than January 5, 2018.
2. Provide the location for the mail kiosk. Previous plats in the area have included a location
for the mail kiosk should the post office desire this type of mail delivery.
3. What is proposed for the land area outside the plat boundary and adjacent to the OS,
Open Space, zoned property?
4. Is the development proposed with signage allowed in single-family subdivisions? (6-feet in
height and 24-square feet in area) Signage and landscaping located within the right of
way will require a franchise agreement.
Variance/Waivers:
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
2. A variance to allow a reduced front yard setback, 20-feet, and a reduced side yard
setback, 5-feet.
Enaineerina 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 advance grade the lots with construction of
the streets and infrastructure.
2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
3. Per Section 29-102 an evaluation should be conducted on the basis of existing
downstream development and any analysis of stormwater runoff with and without the
proposed development. If the proposed development will cause or increase downstream
flooding conditions, provisions to minimize such flooding conditions should be included in
the design of the stormwater management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its regulated
discharge to the downstream storm drainage system.
4. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
ITEM NO.: 4.
S-867-S (8)
private drainage improvements is the responsibility of the developer and/or property
owner association.
5. 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.
6. Obtain a franchise agreement from Public Works, Bennie Nicolo, bnicolo@littlerock.clov or
501.371.4818 for the private improvements (sign/landscaping/irrigation) located in the
right-of-way.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of
occupancy. Contact Traffic Engineering, gsimmonsalittlerock.gov or 501.379.1813 for
more information.
8. 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 LaMarche Boulevard with LaMarche
Drive.
9. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
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.
11.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.
12.All public drainage easements must contain drainage infrastructure approved by the City
of Little Rock Public Works Department.
13.100-year overflow swales must be constructed and placed within public drainage
easements.
14.Access to detention ponds must be provided to the public right-of-way and/or access
easement for future maintenance by the developer and/or local property owners'
association.
Utilities/Fire Department[Parks/County Planning:
Little Rock Water Reclamation Authoritti_ Sewer main extension required with easements if
new sewer service is required for this project. Contact Little Rock Water Reclamation
Authority for 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 three
phase, underground power line running along the west side of LaMarche Drive 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.
ITEM NO.: 4. S-867-S (8)
Central Arkansas Water: No comment received.
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. 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.
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.
ITEM NO.: 4. S-867-S (8)
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
6. 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.
1. Exceptions: 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.
7. 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 Metro: The site is not located on a dedicated Rock Region Metro Route.
Planning Division: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, December 27 2017.
January 11, 2018
ITEM NO.: 4 FILE NO.: S-867-S (8)
NAME: Chenal Valley Phase 32 Preliminary Plat
LOCATION: Located on the East side of LaMarche Drive across from LaMarche
Boulevard
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 19.6-acres NUMBER OF LOTS: 30
WARD: 5 PLANNING DISTRICT: 19 - Chenal
CURRENT ZONING: R-2, Single-family
VARIANCEM/AIVERS:
FT. NEW STREET. 2,080 LF
CENSUS TRACT: 42.12
1. A variance from the Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure.
2. A variance to allow a reduced front yard setback, 20-feet, and a reduced side yard
setback, 5-feet.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT.
The property is on the east side of LaMarche across from the existing LaMarche
Boulevard. The project is proposed in a single phase. The applicant is
requesting a variance to allow the clearing and grading of all the lots with the
construction of the streets and utility extensions. The lots are indicated with a
minimum width of 85-feet. The request includes a variance to allow grading of
the lots with the installation of the streets and utility extensions. All the lots are
indicated with a minimum lot width of 85-feet. Due to the topography the
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-867-S
applicant is requesting a variance to allow a 20-foot front building line on all the
lots. The request also includes the allowance of a five (5) foot side yard setback.
B. EXISTING CONDITIO
The site is heavily wooded and is located east of LaMarche Drive. There is an
attached single-family age restricted development located to the south accessed
from Chenal Heights Drive. There are single-family homes located on the west
side of LaMarche Drive near the proposed entrance to this proposed subdivision.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the Courts Property Owners Association
were notified of the public hearing.
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
submitted and approved prior to the start of construction. A variance is
being requested to advance grade the lots with the construction of the
streets and infrastructure.
2. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
3. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
stormwater management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and its
regulated discharge to the downstream storm drainage system.
4. Stormwater 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 property owner association.
5. 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.
2
January 11, 2018
SUBDIVISION
ITEM NO.: 4 Cont. FILE NO.: S-867-5 8
6. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo - littlerock.gov or 501.371.4818 for the private improvements
(sign/landscaping/irrigation) located in the public right-of-way.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
asimmonse-littlerock.goov or 501.379.1813 for more information.
8. 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
LaMarche Boulevard with LaMarche Drive.
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
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.
11. 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.
12. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners' association.
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. Contact Little Rock
Water Reclamation Authority for 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 three phase, underground power line running along the west
side of LaMarche Drive 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.
3
January 11, 2018
SUBDIVISION
ITEM NO.: 4 Cont.} FILE NO.: S-867-S_(8)
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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. 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.
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.
El
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-867-S
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. 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.
1. Exceptions: 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.
7. 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.
5
January 11, 2018
SUBDIVISION
ITEM NO.: 4 Cont. FILE NO.: S-867-5 8
F
G
H
Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
Route.
Planning Division: No comment_
SUBDIVISION COMMITTEE COMMENT:
(December 20, 2017)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested information
concerning the proposed signage plan. Staff also requested the applicant provide
the location of the mail kiosk should the post office require this type mail delivery.
Public Works comments were addressed. Staff stated a grading permit in
accordance with City ordinance was required prior to any land grading or
clearing. Staff requested Mr. Daters provide a sketch grading and drainage plan.
Staff stated the City's Stormwater Detention Ordinance would apply to the
development of the site. Staff stated maintenance of the detention pond and all
private drainage improvements were the responsibility of the developer and/or
the property owners association.
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.
ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing some of the
issues raised at the December 20, 2017, Subdivision Committee meeting. The
applicant has indicated the subdivision identification sign will be a maximum of
six (6) feet in height and thirty-two (32) square feet in area. The subdivision
identification sign is consistent with signage allowed per the zoning ordinance for
single-family subdivisions. The applicant has indicated a location for a mail kiosk
should this type of mail delivery be required.
9
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: S-867-S
The request includes a variance to allow grading of the lots with the installation of
the streets and utility extensions. The applicant has indicated the need to grade
the lots is to allow the site to balance eliminating the need to haul excess
materials from the site.
The subdivision is proposed in a single phase. The average lot sizes proposed
are 85-feet by 130-feet. The development is indicated with 2,080 linear feet of
new public street constructed to residential street standard. The applicant has
indicated the street will be constructed to a minor residential street standard.
The street will be constructed with 27-feet of pavement within a 45-foot right of
way.
Due to the topography the applicant is requesting a variance to allow a 20-foot
front building line on all the lots. Section 31-256 states front yard building lines
on residential lots are to be 25-feet. The applicant is seeking a variance to allow
a front building line of twenty (20) feet. Section 36-254(2) states side yard
setbacks are to be a minimum of ten (10) percent of the lot width not to exceed
eight (8) feet. The applicant is seeking a variance to allow the side yard setbacks
on each side of the lots at five (5) feet.
The applicant has not provided the requested sketch grading and drainage plan.
The applicant has not provided staff with a letter certifying the sight distance for
the new street at the intersection with LaMarche Drive. Staff will continue to work
with the applicant to address any and all deficiencies and provide the
Commission with the full analysis and recommendation at the January 11, 2018,
Public Hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION:
(JANUARY 11, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a sketch grading and drainage
plan and a letter certifying the sight distance for the new street at the intersection of
LaMarche Drive. Staff stated the request included a variance from Section 29-190 to
exceed the 3:1 maximum slope requirements. Staff stated the applicant proposed
based upon geotechnical analysis and report to allow the developer to fill to 2:1 slopes.
Staff stated based on the information provided they were in full support of the
applicant's request. Staff presented 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
7
January 11, 2018
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-867-S (8
variance request to allow a reduced front yard and side yard setback. Staff also
presented a recommendation of approval of the variance request from the City's Land
Alteration Ordinance to allow grading of future phase and the lots with the extension of
the infrastructure and of the variance request from Section 29-190. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
A