HomeMy WebLinkAboutResponse to Comments 0214221 of 4
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456 – jggriffinpe@gmail.com
Torrence Thrower February 12, 2022
City of Little Rock Planning and Development
723 West Markham Street
Little Rock, AR 72201
RE:Z-7684-B (6615 Chenonceau Blvd. – Parkland Heights Townhomes – Conditional Use Permit)
Development Staff Comments:
1. Will the units be rented or owned? These will be nice townhomes that will be rented and/or owned.
2. Request a variance for reduced front and side (east) building setbacks. Yes, we would like to request a variance.
3. The maximum building height will be thirty (35) feet. Correct.
4. A minimum of twelve (12) off-street parking spaces will be required for the eight (8) residential units. Will each
unit have a garage? Yes, each unit will have a 2 car garage and 2 parking spaces. 16 garages spaces and 16 parking
spaces for a total of 32 parking spaces.
5. Remove the two (2) parking spaces north of the northern driveway as they are located in the street buffer area.
Provide elsewhere on the site. Please see revised plan.
6. Any sight lighting must be low-level and directed away from adjacent properties. We concur.
7. Provide information on trash collection. Each unit will have their own trash can which they will roll to the street
for pickup.
8. Any signage must comply with Section 36-552 (signs allowed in multifamily zones). We will comply with the
code.
Civil Engineering Comments:
1. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and
Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and
drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s s tormwater management
and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501 -371-
4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any
questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and
$200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. We concur.
2. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact
the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit #ARR150000. We concur.
3. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all
construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along
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with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC
BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infra structure and drainage infrastructure. Phase 3 SEC
Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. We concur.
4. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000
Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). We concur.
5. Parking depicted on the south of the north entrance shall be removed and relocated. We have reoriented the
parking. Please see revised site plan.
6. How are the lots handling drainage? Provide a drainage study showing the effects of the 24hr 25yr and 24hr 100yr
storm events. See site plan for preliminary.
7. Remove fence from 25-foot Floodway easement. Per City Code Sec 36-341.h.2 “h.(2)Proposed structures. Any
structure proposed within a floodplain district shall comply with the following criteria:
a. No structure shall be closer than twenty-five (25) feet to any established floodway line.
d. Floodways shall be kept free of structural involvement including fences, ope n storage of materials and equipment,
vehicle parking and other impediments to the free flow of floodwater. Exceptions may be granted when existing
topography is at or above the existing one-hundred-year flood level and when the velocity of flow is less than three
(3) feet per second. I have removed it. We would like to have a floodwall just outside the floodway. Please advise
on what necessary steps are required to accomplish this for flood protection.
8. The property or portion of the property lies within the 100 year floodplain. The lowest finished floor (including
basement) of the proposed structure must be elevated to at least 1 foot above the base flood elevation. Att endant
utility and sanitary facilities must be elevated to above the base flood elevation. The finished floor elevation of at
least 1 foot above the base flood elevation must be shown on the grading plan and all final plats. We will comply.
9. 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. We will comply.
10. A Special Flood Hazard Development Permit is required to be obtained to prior to beginning construction. The
Special Flood Hazard Development Permit application can be found at https://www.littlerock.gov/city-
administration/city-departments/public-works/ . Special Flood Hazard Development Permits are issued by the Public
Works Department at 701 West Markham Street and no fee collected for issuance. Contact Vince Floriani in Public
Works at 501-371-4823 or VFloriani@littlerock.gov to schedule an appointment for issuance or to answer any
questions. We will comply.
11. Due to the proposed structure being located within the 100 year floodplain, an elevation certificate of the finished
floor elevation must be provided to the Public Works Department at 701 West Markham Street prior to the issuance
of a certificate of occupancy. Contact Vince Floriani in Public Works at 501-371-4823 or VFloriani@littlerock.gov
to schedule an appointment for issuance or to answer any questions. We will comply.
12. Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit
being issued. Contact Public Works Traffic Engineering at 621 S. Broadway 501 -379-1800 with any questions or for
more information. We will comply.
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13. Obtain Traffic Control permits prior to doing any street cuts or curb cuts. Obtain Traffic Control permits prior to
doing any work on city streets or in the right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information. We will comply.
14. Chenonceau Boulevard is classified as a commercial street which has a collector street standard for this segment
per master street plan with a total right of way width of 60 feet. Dedicate 30 feet of additional right of way from
centerline of right of way to meet this requirement. 60 R/W is already dedicated. We will comply.
15. Per master street plan for a commercial street that is publicly maintained, sidewalks are required on both sides of
the commercial street. Therefore, construct new 5-foot-wide sidewalk along property line adjacent to the street
within public right of way to meet this requirement. New sidewalk shall have a one -foot buffer to right of way line
per standard detail PW-23. The site plan has been updated to show the walk.
16. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention
infrastructure to satisfy this requirement. We will comply. See plan for preliminary detention layout.
Buffer & Landscape Comments:
1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements.
We will comply.
2. 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. A portion of the property to the east is zoned PD-R. As a component
of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the city, section 15 -81. The zoning is different but the
uses are the same, multifamily. The 70% undisturbed is irrelevant. This property currently has a grading permit and
all the trees have been cleared. Also, the developer of this project is the owner of the development zoned PDR.
Therefore, we would like a waiver or leniency on the dissimilar use requirement. A six foot opaque screen will be
constructed.
3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be
one-half (½) the full width requirement but in no case less than nine (9) feet.
A portion of the northwest perimeter is deficient. The site plan has been updated. In no case are we less than 9ft.
4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights -of-way. Provide
screening shrubs with an average linear spacing of not less at three (3) feet within the requi red landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet. We will comply.
5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This
strip shall be at least nine (9) feet wide. Provide trees with an average linear spacing of not less th an thirty (30) feet
within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip. We will comply.
6. Building landscape areas shall be provided between the vehicular use area used for public parking and the general
vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building. We will comply.
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7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than
one (1) acre a there shall be a water source within seventy-five (75) feet of all plant material if an automatic
irrigation system is not provided. We will comply.
8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit
toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or
larger. We will comply.
If you have any questions or comments, please don’t hesitate to call me at 501-690-3456.
Sincerely,
Jess Griffin
Jess Griffin, PE, CFM
Engineer Consultant