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HomeMy WebLinkAboutResponse to Comments 020121V HOLLOWAY ENGINEERING SURVEYING & CIVIL DESIGN 200 Casey Drive, Maumelle, AR 72113 1 Work: 501.851.3366 December 1, 2020 Torrence Thrower City of Little Rock Public Works 701 West Markham Street Little Rock, AR 72201 RE: S-1883-A Shiloh Grove Subdivision Ph 1 & 2 Mr. Thrower, Please see below for our replies to the Engineering and Planning and Development Comments: Public Works Review Comments: 1 With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot sidewalks with planned development. Consideration should be given to the soil conditions in this area for required street design. The proposed street section does not conform with CLR residential street standard detail PW-22. Changed Detail to PW-22. (See revised Plat) 2 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. Is a variance being requested to advance grade Phase II with construction of Phase 1? Is a variance also being requested to advance grade the lots prior to final platting of the subdivision? We will obtain grading permit prior to construction. Yes, we would like to ask for an abandoned grading variance for Ph I & 11 prior to final plat. We will need to balance the soil throughout phase 1 &11. 3 Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 4 Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Access from the public right-of-way to detention ponds is required to be provided. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner's association. The Bill of Assurance should clearly state the detention pond maintenance responsibilities. Added drainage facilities to open spaces along drainage. (See revised Plat) 5 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. Acknowledged 6 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. We will obtain approval prior to alteration of water course. Our intent is to stay north of stream for phase I & It. 7 Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. Acknowledged 8 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 Engr 379-1813 for more info. Acknowledged 9 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. Acknowledged 10 In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50' back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersections. Building lines should be adjusted on corner lots to provide the required sight triangle. Acknowledged 11 Striped pedestrian crossings are only required at signalized intersections. Removed all striped crossings. (See revised Plat) 12 The proposed right-of-way dedication and boundary street improvements meet Master Street Plan requirements. Acknowledged 13 Legal unobstructed access must be provided to the proposed Open Space tracts for future maintenance. Added access easements to open spaces and detention facilities. (See revised Plat) 14 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. Acknowledged 15 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. Narrow tract land is suggested to be provided in place of drainage easements to prevent obstructions. Acknowledged 16 All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. Acknowledged 17 100-year overflow swales must be constructed and placed within public drainage easements. Acknowledged 18 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. Added access easements. 19 Show proposed location(s) of USPS cluster box units in conformance with USPS and City of Little Rock policy design standards. Added LISPS cluster boxes. 20 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 accommodation. Acknowledged 21 Temporary gravel turnarounds should be provided at the end of streets for City vehicles. Added temporary Gravel turnaround at all applicable sheet terminations within phase 1 & II. (See revised Plat) 22 Street names and street naming conventions must be approved by Public Works. It is suggested that "Drive" be used as the suffix for Antero St. and Elbert St. "Dirve" is typical in this area of the City of Little Rock. Contact Glenn Haley at (501) 371-4537. Changed Antero and Elbert from "street" to "Drive." (See revised Plat) LRFD Comments: 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. Page 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. 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. 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. 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. Page 3 ❑ne- or Two-Fanifly 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 Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C10S.1. We will comply with all LRFD comments. Building Permit Comments: No comment Planning Comments: 1. Provide the following on the proposed preliminary plat document: a. Name/addresses of landowner with source of title - Added name and address of owner. (Source of title still under contract) (See revised plat) Page 4 b. Average size of lots - Added average lot size to table. (See revised plat) c. Correct wastewater disposal note (shows "NLR wastewater') Corrected Note. (See revised plat) d. Provide scale for vicinity map (minimum scale to be 1:2000) Showed scale on vicinity map. (See revised plat) e. Zoning of all abutting properties. Added abutting property zoning. (See revised plat) 2. Show access easements to all open space areas. (See revised plat) Buffer & Landscape Comments: A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R2. Verify if this phase of the project is located adjacent to the R2 zoned property. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. The average depth of the lot is approximately 250 feet a minimum 15-foot buffer is required adjacent to the north property line. Existing perimeter trees and vegetation to remain and located in close proximity to construction shall have the area within the dripline fenced and protected from development activities. (Sec 15-52). Surveyor to mark and place protective fencing before any site work begins. Note on plan the clearing limits and the temporary method of protection for the undisturbed areas. Will comply If you have any questions or comments please call me at 501-851-3366. Sincerely, Jess Griffin, PE, CFM Page 5