HomeMy WebLinkAboutResponse to Comments 120921
11719 Hinson Road, Suite 130E
Little Rock, AR 72212
(501) 690-3456 – jggriffinpe@gmail.com
City of Little Rock Planning and Development
Planning Commission Hearing/January 13, 2022
Applicant Comments for Proposed Development
Z File Number Z-9641 SOTO-PCD
14616 Baseline Road
Civil Engineering Comments:
1. Reduce 2 entrances to 1 on Gregory Rd.
Sec. 31-210. - General access and circulation.
(3)Other commercial streets. Minor commercial streets, commercial c ul-de-sac streets (greater than
master street plan standard, when approved by the planning commission), and loop commercial
streets (street does not connect two separate streets) the driveway spacing shall be two hundred
(200) feet. Driveway spacing shall be centerline or centerline to right-of-way line of an intersecting
collector street or street with a higher classification. Minimum spacing from the property line shall be
one hundred (100) feet. Maximum width of driveway is 26 feet. A lot will require five hundred (500)
feet of frontage for two (2) drives, if the lot is adjacent to an intersecting collector street or street of a
higher classification. A lot will require four hundred (400) feet of frontage for two (2) drives, when a
lot is adjacent to a residential street or a minor commercial street. For lots less than two hundred
(200) feet in width a shared access is recommended for proposed plats and existing plats recorded
prior to January 1, 1999 are limited to one (1) driveway and the driveway location shall be as
approved by the public works department and shall be considerate of adjacent lot access or
conflicting turn movements from properties across the street. Commercial streets are considered
collector streets unless they conform to the minor commercial street classification. In dustrial streets
are considered collector streets.(4)Residential streets. Driveways for commercial uses approved to
be located on a residential street shall be spaced the same as for other commercial streets.
However, for properties that are located on existing platted residential lots of the same size and
character as adjoining residential properties the driveway requirements are to be the same as listed
in section 30-43: maximum width twenty (20) feet, the drive shall be five (5) feet from property line
and twenty-five (25) feet from the right-of-way of an adjacent street. One drive on Gregory was
removed, see site plan.
2. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e). See site plan.
3. Provide drainage calculations for the 24hr 25yr and 24hr 100yr storm events. See site plan.
4. 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.
5. 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 af ter approval of sediment and erosion control plans and soil
loss calculations. 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.
6. Provide driveway widths. See site plan (26’).
7. Mabelvale Pike is shown as a Principal Arterial with a right of way of 110 feet. Additional R/W will be
dedicated. See site plan.
8. Boundary street improvements are required for Baseline Rd. We concur. Please let me know the
requirement dimensions and I will add it to the site plan.
LRFD Comments: We concur with all LRFD comments.
14616 Baseline Road 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.
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.
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.
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
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.
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.
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.
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.
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
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.
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.
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.
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.
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 Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of
Fire Hydrants as per Table C105.1.
Development Comments:
1. Provide cover letter describing the proposed development, including proposed use(s) for the site. If
the proposed use is multi-tenant office/warehouse, provide building area for office and building area
for warehouse. This will serve as the cover letter. We are requesting all office uses and conditional
uses. The building will be 2-story with 1st floor office and 2nd floor Residential. 1st floor - The owner
currently has two businesses that will occupy this location: an insurance agency (3,000 SF) and a
tax service (3,000 SF). She is looking at possibly having an eating place, a beauty shop, a realty
office, and a contractor office. 2nd floor - There will be 18,900 SF of residential with no more than 18
units.
2. Minimum required parking will be calculated based on the proposed use(s). I based parking count on
a shopping center which requires more parking than most office uses. Parking will be more than
sufficient.
3. Will there be a dumpster on the site? If so, show/label on the site plan with required screening. Yes,
please see site plan.
4. Any site lighting must be low-level and directed away from adjacent properties. We concur.
5. Provide signage plan. Staff suggests any signage comply with Section 36-553 of the zoning
ordinance (all signs permitted in office zones). We don’t have signage at this time, but the sign will
comply with section 36-553.
6. Provide building height/elevations. See attached building elevations. Max building heath shall be 35’.
Landscape and Buffer Comments:
1. Any new site development must comply with the City’s minimal landscape and buffer ordinance
requirements. We concur.
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. The properties to west and north are zoned R-2. 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. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 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. We concur, see site plan for fence location.
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 be less than nine (9) feet. We concur.
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 required
landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. We concur.
5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or
the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or
vines shall be planted for every thirty (30) linear feet of perimeter planting strip. We concur.
6. Building landscape areas 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 concur.
7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to
be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces.
Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. We concur.
8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre
or larger. We concur.
9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a
Registered Landscape Architect. All plans will be stamped by a licensed professional engineer. A landscape
architect stamp will be provided upon request.
10. 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 concur.
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