HomeMy WebLinkAboutResponse to Comments 092021
5800 Evergreen Drive | Little Rock, AR 72205 | Phone 501.663.8800 | Facsimile 501.588.0123
www.harborenv.com
Environmental | Safety | Engineering
September 19, 2021
Department of Planning and Development
723 West Markham
Little Rock, Arkansas 72201
RE: S-1904, RESPONSE TO CITY COMMENTS
O AND O SUBDIVISION
PRELIMINARY PLAT SOUTH SIDE OF DENNY ROAD 23,000 BLOCK
Dear Mr. Price:
This letter is in response to the comments received from the City regarding the above
referenced project. Please find the responses as follows:
Development Comments
1. 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.
We agree and will comply.
2. Will all three (3) lots be final platted at the same time?
Yes. Per Civil Engineering comments, a fourth lot has been added for the detention
basin, and this lot will also be platted at the same time.
3. All three (3) lots must use the same driveway from Denny Road.
We are requesting with this letter that the Planning and Development Commission allow
a private street as shown on the revised plat and per the request of Civil Engineering
comment #2.
4. Request a variance to have a residential driveway from an arterial street.
Given our request for a private street, we are not submitting a request for variance to
install a residential driveway from an arterial street.
5. Provide the following on a revised preliminary plat:
a. note source of water supply
The source of water for each residential lot is planned to be one private well per
lot.
b. dimensions for all lot lines
The dimensions for all lot lines are shown on the revised preliminary plat.
c. limits of floodway/floodplain
The limits of floodway/floodplain are shown on the revised preliminary plat.
d. data for all water courses entering and leaving the plat boundary
Mr. Romie Price Response to Comments City of Little Rock S-1904 – O and O Subdivision
September 19, 2021
Page 2
Please find the attached drainage report that presents data for all water courses
entering and leaving the plat boundary as well as the design data for the
proposed stormwater detention pond.
e. contours at two (2) foot intervals
Contours at two (2) foot intervals are shown on the revised preliminary plat.
f. zoning classifications of property and abutting properties
Zoning classifications of property and abutting properties are shown on the
revised preliminary plat.
Civil Engineering Comments
1. A substantial area of the site lies within the regulated floodway and floodplain. Provide
minimum finished floor elevations for each lot in accordance with Pulaski County
Floodplain requirements.
Minimum finished floor elevations for each lot are shown on the revised preliminary
plat.
2. Per Sec. 31-210 residential lots should take access from other streets from within the
subdivision other than the aterial street. Show the proposed private street location that
intersects Denny Rd.
The proposed private street is shown on the revised preliminary plat.
3. Provide existing topographic information at maximum five-foot contour interval. Show
the limits of the 100-year floodway and floodplain.
Contours at two (2) foot intervals and the limits of floodway/floodplain are shown on
the revised preliminary plat.
4. Provide existing topographic information at maximum five-foot contour interval. Show
the limits of the 100-year floodway and floodplain. Provide grading and drainage plan
for the proposed street and drainage within the floodplain.
Contours at two (2) foot intervals, the limits of floodway/floodplain, and the proposed
grading and drainage plan for the proposed street and drainage within the floodplain
are shown on the revised preliminary plat. Prior to construction of the street and box
culvert within the floodway/floodplain, a detailed HEC-RAS study will be performed, and
application made to the Pulaski County floodplain manager for a no-rise approval of the
proposed installation. Work within the floodway/floodplain will not occur until this
approval has been achieved.
5. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25 foot wide drainage and access
easement is required adjacent to the floodway boundary. All proposed construction must
conform to the Pulaski County Floodplain codes and requirements.
Floodway areas are shown as floodway easements on the revised preliminary plat. A
25-foot wide drainage and access easement is shown adjacent to the floodway
boundary on the revised preliminary plat. All proposed construction shall conform to
the Pulaski County Floodplain codes and requirements.
Mr. Romie Price Response to Comments City of Little Rock S-1904 – O and O Subdivision
September 19, 2021
Page 3
6. The proposed private street should be constructed with a minimum width of 20 feet of
asphalt paved surface with open drainage. A concrete apron shall be constructed where
private street intersects public roadways. Where fire hydrants are to be located, the
street width should not be less than 26 feet for 20 feet on each side of the hydrant.
The proposed private street shall be constructed with a minimum width of 20 feet of
asphalt paved surface with open drainage as shown on the revised preliminary plat. As
the water supply is to be via private wells, no fire hydrants are to be located within the
development.
7. All easements must be specified by its purpose or type.
All easements are specified by purpose or type on the revised preliminary plat.
8. Denny Rd. is classified on the Master Street Plan as a minor arterial. A dedication of
right-of-way 45 feet from centerline of the street will be required. Proposed dedication
shown on plat is insufficient.
A dedication of right-of-way 45 feet from centerline of the street is shown on the
revised preliminary plat.
9. Storm water detention ordinance applies to this property. Show the proposed location
for stormwater detention facilities on the plan in a separate tract. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or local property owners' association and detailed in the bill of assurance.
An unobstructed access of at least 20 feet wide must be provided to the detention pond.
The proposed stormwater detention facilities located on a separate tract and with
unobstructed access of at least 20 feet wide is shown on the revised preliminary plat.
The revised bill of assurance allows for the maintenance of the detention pond and all
private drainage improvements to be the responsibility of the developer and/or local
property owners' association.
10. With site development, provide design of street conforming to the Master Street Plan.
Construct one-half street improvement to Denny Rd. by constructing a 6 foot wide paved
shoulder with planned development.
A 6 foot wide paved shoulder per the Master Street Plan is shown on the revised
preliminary plat.
LR Fire Department Comments
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 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.
As the water supply is to be via private wells, no fire hydrants are to be located within
the development.
Mr. Romie Price Response to Comments City of Little Rock S-1904 – O and O Subdivision
September 19, 2021
Page 4
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.
The private street as shown on the revised preliminary plat does not exceed 10 percent
grade.
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.
The private street as shown on the revised preliminary plat shall be constructed as an
asphalt 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.
There shall be a maximum of three (3) dwelling units within the proposed development,
therefore two (2) separate fire apparatus access roads are not required.
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 Fire
Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per
Table C105.1.
As the water supply is to be via private wells, no fire hydrants are to be located within
the development.
Pulaski County Comments
1. Show distance and bearing to two section or quarter section corners. Provide State Plane
coordinates for the two section corners and two lot corners.
Distance and bearing to two quarter section corners with State Plane coordinates for
the two section corners and two lot corners are shown on the revised preliminary plat.
Mr. Romie Price Response to Comments City of Little Rock S-1904 – O and O Subdivision
September 19, 2021
Page 5
2. Floodway is located along the boundaries between Tract A and Tract B. A floodplain
permit and no-rise certification will be required for any driveways/roads crossing the
creek.
We agree and will comply.
3. Obtain a driveway permit for all new driveways off Denny Road.
The drive off of Denny Road is requested to be a private street. A permit will be
obtained prior to construction of the street.
4. An approved septic permit will be required for any tract before a 911 address is issued.
We agree and will comply.
5. Pay a $10.00 review fee at the time of execution.
We agree and will comply.
6. Provide a cad file of the finished version of the plat.
We agree and will comply.
Thank you for your continued review of this proposed development. If further information is
needed, please let me know.
Andrew Rike, P.E.
Enc. Preliminary Plat
Bill of Assurance
Drainage Calculations