HomeMy WebLinkAboutResponse to Comments 111423November 13, 2023
VIA EMAIL, tthrower@littlerock.gov
Attn: Torrence Thrower
Department of Planning and Development
723 West Markham
Little Rock, Arkansas
RE: The Landry Group – Vehicle Parking & Storage – PD-C (Z-9877)
8503 Mabelvale Pike
Dear Mr. Thrower:
Please consider the following as responsive to the recent Planning Commission Review:
DEVELOPMENTAL STAFF COMMENTS:
1. Provide a completed information sheet.
RESPONSE: Please see attached.
2. Provide a revised site plan showing the following:
• required land use buffers along the north & south perimeters of the property
• required street buffer along the west perimeter of the property
RESPONSE: Please see attached updated site plan. The site plan is being continually improved
as the progress progresses.
3. Will there be a dumpster on the site? If so, any dumpster must be screened as per
Section 36-523 of the City’s Zoning Ordinance.
RESPONSE: We anticipate multiple 32-gallon or 95-gallon trashcans as an alternative to a
dumpster to eliminate unwanted dumping on the property.
4. All lighting must be low-level and directed away from adjacent properties.
RESPONSE: We will comply.
5. Will the site include signage? If so, all signage must comply with Section 36-523 of
the City’s Zoning Ordinance.
RESPONSE: Yes. Lot will have signage, but signage will be submitted for a separate permit. We
will comply.
6. Provide the number of employees present at any given time?
RESPONSE: 1-2 maximum, including any personal surveillance.
LR Planning and Development
November 13, 2023
Page 1
7. Will the site be manned 24-hours per day, 7-days a week? If not, provide the hours of
operation.
RESPONSE: No. We anticipate hours to be 4:00 a.m.-11 p.m. to accommodate the
schedules of commercial truck drivers.
8. Will trucks be allowed to “idle” overnight? If so, the parking spaces need to be relocated from
the residential area to the north.
RESPONSE: Yes. While the primary goal is long term storage, if there are any
extra spaces, they will be opened for short term parking. We will comply with short term
parking being located away from residential areas while long term storage is located in
other parts of the property.
CENTRAL ARKANSAS WATER
RESPONSE: A site plan with a vicinity map will be provided as construction commences.
CIVIL ENGINEERING – PLANNING COMMISSION
1. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 for inspections of any work in the public right-of-way prior to placement of
concrete or asphalt or for on-site clarification of requirements prior to commencing work.
Failure to do so can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
RESPONSE: We will comply.
2. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter,
sidewalk, access ramps or concrete driveway aprons within the public right-of- way adjacent
to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk.
All work within the public right-of-way shall conform to City of Little Rock Public Works
Standard Details and ADA guidelines.
RESPONSE: We will comply.
3. Damage to public and private property due to hauling operations or operations of
construction related equipment from a construction site shall be repaired by the responsible
party prior to the issuance of a certificate of occupancy.
RESPONSE: We will comply.
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.
RESPONSE: We will comply.
LR Planning and Development
November 13, 2023
Page 2
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 after
approval of sediment and erosion control plans, grading and drainage plans, land survey,
drainage study, and soil loss calculations per City’s stormwater management and drainage
manual. Contact Planning and Development Dept., Engineering Division 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.
RESPONSE: We will comply.
6. Damage to public and private property due to hauling operations or operations of
construction related equipment from a construction site shall be repaired by the responsible
party prior to the issuance of a certificate of occupancy.
RESPONSE: We will comply.
7. Boundary street improvements are required per master street plan. Boundary street
improvements shall include, but not be limited to, reconstruction of one-half section of the
abutting street if the existing street is not up to city standards. Repair, replace, or extend
existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or
concrete driveway aprons within the public right-of-way adjacent to the site. Remove
abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the
public right-of-way shall conform to City of Little Rock Public Works Standard Details and
ADA guidelines.
RESPONSE: We will comply.
8. Mabelvale Pike is classified as a collector per the City’s master street plan. Therefore, per
City’s boundary street ordinance, construction of boundary street improvements along
property’s western frontage on S Mabelvale Pike for a collector street standard and dedication
of additional right of way per master street plan is required. Total right of way dedication
required is thirty (30) feet from street centerline. Additional right of way dedicated from the
centerline of right of way more than thirty (30) feet may be required by Department staff
depending on the location of the centerline of the street in relation to the centerline of the
right of way if both centerlines do not coincide currently for Mabelvale Pike.
RESPONSE: We will comply.
9. 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 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
LR Planning and Development
November 13, 2023
Page 3
during construction of utilities, buildings, roadway infrastructure and drainage
infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and
landscaping of the site.
RESPONSE: We will comply. We have retained Garnat Engineering, LLC and
Vernon Williams, P.E. to assist with engineering needs.
10. 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).
RESPONSE: We will comply. We have retained Garnat Engineering, LLC and
Vernon Williams, P.E. to assist with engineering needs.
11. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide
stormwater detention infrastructure to satisfy this requirement.
RESPONSE: We will comply. We have retained Garnat Engineering, LLC and
Vernon Williams, P.E. to assist with engineering needs.
12. A drainage study showing all hydrologic calculations for the site and all hydraulic
calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds,
outlet structures, and inlets is required per City’s stormwater management and drainage
manual. For final drainage report, sign, date, and seal the report per AR State Board of
Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a).
Provide engineer's certification statement saying this drainage report was conducted by
yourself or directly under your supervision and attesting to the accuracy of the information
within this report.
RESPONSE: We will comply. We have retained Garnat Engineering, LLC and
Vernon Williams, P.E. to assist with engineering needs.
13. Per City Code 31-210 (e) (2) for collector streets, the minimum driveway spacing shall be
two-hundred fifty (250) feet. Driveway spacing shall be centerline to centerline. The
minimum driveway spacing from the property line shall be one hundred twenty-five (125)
feet. A lot will require six hundred twenty-five (625) feet of frontage for two (2) driveways.
A request for variances from these three City code requirements to the Planning Commission
as part of the application for the PD-C will be required.
RESPONSE: We will comply. We have retained Garnat Engineering, LLC and
Vernon Williams, P.E. to assist with engineering needs.
14. All lighting for the property shall be kept on site, and the lighting shall not trespass on
adjacent properties. Any lighting shall be so placed as to reflect away from adjacent
residential districts per City Code Sec. 36-298 for commercial districts.
LR Planning and Development
November 13, 2023
Page 4
RESPONSE: We will comply.
15. Per City Code Sec. 36-298, no excessive or unusual noise, odor, or vibration shall be emitted
so that it constitutes a nuisance which substantially exceeds the general level noise, odor, or
vibration emitted by used adjacent to or immediately surrounding the site.
RESPONSE: As previously noted, the intended purpose of this project is a short
and long term parking lot. Though some spaces will be dedicated to boats, RVs, ATVs
and the like, the majority of spaces will be marketed to commercial motor vehicles and
equipment. For those spaces that are not utilized for long term storage and parking,
they will be opened to short term parking opportunities (i.e. overnight, or hours of
service parking). While we do not anticipate any excessive or unusual noise as
compared to this area (i.e. R&L Carriers located nearby, other commercial motor
vehicles nearby), we do not intend to have residential noises or uses.
16. Noises generally prohibited on site shall comply with City Code Sec. 18-52 (a), (b), (c).
RESPONSE: As previously noted, the intended purpose of this project is a short and
long term parking lot. Though some spaces will be dedicated to boats, RVs, ATVs and
the like, the majority of spaces will be marketed to commercial motor vehicles and
equipment. For those spaces that are not utilized for long term storage and parking,
they will be opened to short term parking opportunities (i.e. overnight, or hours of
service parking). While we do not anticipate any excessive or unusual noise as
compared to this area (i.e. R&L Carriers located nearby, other commercial motor
vehicles nearby), we do not intend to have residential noises or uses.
17. Where are the landscaping/natural buffer areas and screening/fencing areas shown along
the site’s property lines?
RESPONSE: Please see updated site plan. We intend to comply with the required
landscaping and buffer areas, as well as fencing/barriers around the property.
LANDSCAPE REVIEW COMMENTS:
1. Any new site development must comply with the City’s minimal landscape and buffer
ordinance requirements. Refer to the Code of Ordinances, Chapter 15 Landscaping
and Tree Protection, and Chapter 36, Article IX – Buffers and Screening.
RESPONSE: We will comply.
2. Site development plans, with landscape and screening, must be submitted for
review, and approval, prior to site clearing and tree removal.
RESPONSE: We will comply. This is an ongoing development process.
LR ETJ – no comments.
Summit Utilities – no comments.
LR Planning and Development
November 13, 2023
Page 5
Please feel free to contact The Landry Group, LLC, via Amy Tracy at 501.749.5421, with
any additional questions or concerns.
Sincerely,
Amy L. Tracy