HomeMy WebLinkAboutZ-9042 Staff AnalysisITEM NO.: 2. S-17
NAME: The Trails Subdivision Preliminary Plat
LOCATION: located on the Southside of Kanis Road between the Chenal Downs
Subdivision and Walnut Grove Road
Plannina Staff Comments:
1. Provide notification of the abutting property owners of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than September 23, 2015. The Office of Planning
and Development must receive the proof of notice no later than October 2, 2015.
2. The plat as presently submitted includes variances for lot depth to widths along the
ridge lots and also Lots 117 — 118.
3. The plat indicates a reduced front building setback for Lots 41 — 45. The building
setback required for a residential street is 25-feet. The lots along Natural Trail are
indicated at 30-feet and 20-feet.
4. Remove all building setbacks except for the front building setback. Note on the plal
the side and rear yard setbacks will comply with the zoning ordinance for R-2,
Single-family zoned property.
5. If the lots abutting Kanis Road continue to have frontage on Kanis Road a restrictive
access easement (10-feet) is required along the Kanis Road frontage which will
prohibit drives from taking access to Kanis Road. This will allow the lots to be
reverse frontage lots and not considered double frontage lots.
6. Provide the proposed phasing plan for the subdivision. Provide the proposed
phasing plan for the street improvements to Kanis Road.
Variance/Waivers:
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Kanis Road with the planned
development. Kanis Road should be improved with pavement provided to 11 feet
from centerline and a 4 foot gravel shoulder. At the proposed street intersections at
least 36 feet of asphalt should be provided with striping for a left turn lane. Paving
should be provided for lane shifts and striping to meet AASHTO standards may
extend beyond the property boundary.
3. Stormwater detention ordinance applies to this property.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike
Plan and MUTCD standards, the bike lanes should be 6 feet wide measured from
the back of curb and provided on both sides of the proposed street. The bike lanes
should continue on Kanis Road east and west of the proposed intersections to the
side property lines. The paved lane should be 5 feet wide with striping and takes the
place of the 4 feet gravel shoulder in these areas.
6. Provide the typical street cross section for each street.
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 that shows
proposed street and lot grades.
8. Local streets centerline grade cannot exceed 15% without approval of a variance to
the Master Street Plan. Local streets centerline grade cannot exceed 5% at the first
30 feet of an intersection.
9. Floodplain is shown on the subject property. Contact Pulaski County Road and
Bridge for floodplain regulations and conditions.
10. 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.
11. Street Improvement plans shall include signage and striping. Public Works must
approve completed plans prior to construction.
12.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.
13. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons,
gsimmons@littlerock.org or 501.379.1813 for more information
14. Per the Master Street Plan, parking is restricted to one side of the street on a 24 feet
wide street. Show on the plan now and on the final plat and bill of assurance, the
area along the street where parking is not allowed.
15. 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.
16.A minimum undisturbed strip 25 foot wide except for reasonable access shall be
provided along each side of streams having a 10 year storm >150 cfs. The
undisturbed strip should be measured from the top of the bank.
17. The minimum finish floor elevation as required by Pulaski County is required to be
shown on plat and grading plans for lots in or adjacent to the floodplain.
18. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
19. Provide a letter prepared by a registered engineer certifying the sight distance at the
Kanis Road intersection(s) comply with 2004 AASHTO Green Book standards.
20. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
21. The proposed traffic circle should be constructed per AASHTO and FHWA
standards with bike lanes and splitter islands. Contact Nat Banihatti in Traffic
Engineering nbanihatti(u-)_1itt1erock,orq or 501.379.1818 for additional information.
22.Traffic calming devices are required for long straight streets to discourage speeding.
Traffic circles or round-abouts are suggested at regular intervals and at main
intersections. Contact Travis Herbner in Traffic Engineering therbner littlerock.or
or 501.379.1805 for additional information.
23. The acceleration and deceleration lanes on Kanis Road should not be constructed.
24. Walnut Grove Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. Per the Master
Street Plan at the intersection of arterial/arterial intersections, an additional 10 feet of
right-of-way should be dedicated for a right turn.
25. Per the Master Street Plan at arterial/arterial intersections, a 100 foot radial
dedication of right-of-way is required at the intersection of Walnut Grove Road and
Kanis Road.
26. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
27. The minimum stopping sight distance of 155 feet or latest AASHTO policy on
Geometric Design Manual and 150 foot minimum horizontal radius at centerline
must be provided.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. There are no conflicts with existing
Entergy facilities. However, for a development of this magnitude a three phase line is
usually required to be able to divide the electrical load to serve all the proposed lots.
The nearest 3 phase line is approximately 0.75 miles to the west of this property.
Contact Entergy well in advance regarding future service requirements to the
development so that line extensions can be planned and an electrical layout can be
developed as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
5. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department: 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.
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.
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.
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.
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
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony
Rhodes 501.918.3757 or Capt. John Hogue 501-918-3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning
1. Provide bill of assurance.
2. Label index contour on all plan sheets.
3. Show each lot size in acres and square feet.
4. Provide CAW approval letter for water supply.
5. Provide Health Department approval of wastewater treatment system.
6. Provide revised approval letter from Volunteer Fire Department.
7. Provide cross section of all streets.
8. Provide design profile for all streets.
9. Label all street centerlines.
10. Provide storm drainage plan.
11. Provide effective FEMA flood panel number.
12. Provide Pulaski County preliminary certificate of approval, not final.
13. Street names in proposed subdivision (Sunshine and Horizon) are identical to other
streets within Pulaski County, rename streets as needed to avoid conflict.
14. Provide full set of construction plans for all streets once preliminary plat is approved
by the City of Little Rock and Pulaski County.
15. Front, rear and side setbacks do not comply with Pulaski County Subdivision and
Development Code standards. 25-front and rear setback required and 8-foot side
yard setbacks are required (reference 15-foot building setback on large lot diagram
on cover plan near north arrow.)
16. Provide SWPPP for Pulaski County Review.
a. Provide water and wastewater design plans for Public Works review.
b. Provide for maintenance of greenways, common areas, trails, wastewater
plant and all leftover tracts in the bill of assurance and on the plat.
c. Obtain appropriate road cut permits from Pulaski County Public Works for
Kanis Road.
d. Provide sight distance certification for all new roads connecting to Kanis
Road. Include in certification verification that Walnut Grove/Natural Trail
spacing complies with Master Road Plan requirements for arterial spacing
with speeds of 45 MPH or greater.
e. Lot 266 is out of sequence.
f. Provide turnarounds at maximum 900-foot intervals for all cul-de-sac streets.
g. Provide drainage easements as needed between and behind lots.
h. Dedicate right of way as required to the northeast side of Walnut Grove Road
to comply with City of Little Rock Master Street Plan along entire Trails
Subdivision frontage.
i. Right of way for Kanis Road meets Master Road Plan standards. Provide
design plans for any half street improvements on Kanis Road required by the
City of Little Rock and Pulaski County.
ROCK REGION METRO:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, September 23, 2015.
January 7, 2016
ITEM NO.: E
NAME: The Trails Conditional Use Permit
FILE NO.: Z-9042
LOCATION: Located on the Southside of Kanis Road between the Chenal Downs
Subdivision and Walnut Grove Road
DEVELOPER.
Wayne Richie
17200 Chenal Parkway, Suite 300 — 351
Little Rock, AR 72223
ENGINEER:
Phillip Lewis Engineering
2701 Kavanaugh Boulevard, Suite 200
Little Rock, AR 72205
AREA: 154-acres NUMBER OF LOTS: 299 FT. NEW STREET: 13,820 LF
PROPOSAL: The applicant is requesting approval of a Conditional Use Permit to
allow for construction of a wastewater and treatment system to
serve a proposed single-family subdivision.
VARIANCEMAIVERS: None requested.
1. SITE LOCATION:
The property is located on the South side of Kanis Road just west of the Chenal
Downs Subdivision and just East of Walnut Grove Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
Kanis Road is a narrow unimproved road with open ditches for drainage. The
property is located outside the City limits of Little Rock but within the City's
Extraterritorial Planning Jurisdiction. The area is primarily single-family with
homes located on acreage.
The property is undeveloped with varying degrees of slope. A portion of the
property is wooded, with a portion being pastureland. The general area contains
January 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9042
single-family residences, including manufactured homes, on large lots along
Kanis and Burlingame Roads. Chenal Downs, a 5-acre subdivision, abuts the
property to the east. Property zoned AF, Agriculture and Forestry bounds the
properties southern boundary.
As of this writing, staff has received a number of phone calls both informational
and with concerns related to the request from area residents. All property
owners located within 200-feet of the site were notified of the public hearing.
There is not an active City recognized neighborhood association located in the
area.
3. ON SITE DRIVES AND PARKING:
As a separate item on this agenda the applicant is proposing a Planned
Residential Development to allow the development of 154-acres with 299-single-
family homes to be developed with public streets developed to County Standards
per the County's Master Road Plan. The subdivision will be served by a
centralized wastewater collection treatment system which necessitates the
approval of a Conditional Use Permit.
4. SCREENING AND BUFFERS:
Landscape: No comment.
The development is proposed as a single-family subdivision homes constructed
on individual lots. The wastewater collection site is located in the western portion
of the property.
5. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Some floodplain is identified on the subject property. Contact Pulaski County
Road and Bridge about the conditions for developing in the 100 year
floodplain.
6. UTILITY/FIRE DEPARTMENT/COUNTY PLANNING/CATA/BUILDING CODES:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A single phase power line
exists on the western side of the property, but nowhere else. Service to the
proposed lots will be installed and provided along the front lot lines along the new
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January 7, 2016
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z-9042
streets. Contact Entergy in advance regarding future service requirements and
additional facilities location(s) as this development will require extensive work to
install facilities to the 299 proposed lots.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
West Pulaski Fire Protection District #323: The West Pulaski Fire Protection
District #23 serves this area. Fire hydrants and water lines will need to meet or
exceed the specifications containing in the agreement with Central Arkansas
Water and the Volunteer Fire Departments in Pulaski County. Also, cul de sacs
and speed round abouts will need to be of sufficient widths to allow for fire
apparatus to easily maneuver. The proposed bicycle path in the subdivision will
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January 7, 2016
SUBDIVISION
ITEM NO.: E Cont.) FILE NO.: Z-9042
enhance safety for bicyclists with an alternate route to the portion of Kanis Road
known as the Hollow which runs from Chenal Downs to Walnut Grove Road.
This stretch of road has no shoulders with drop offs and closely lined with trees.
During inclement weather many times this portion of Kanis is not passable due to
debris from downed trees (motor vehicle accidents, too), and the main road in the
subdivision will allow traffic to be diverted around it. Lastly, westward
progression of water lines towards, Ferndale, enables the fire department to have
more reliable water sources to fight fires and less reliance on water shuttle
operations that are hazardous.
Fire Department: 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.
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.
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January 7, 2016
SUBDIVISIO
ITEM NO.: E Cont. FILE NO.: 7-9042
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.
One- or Two -Family Residential Developments. There are going to be over
30 houses and code requires two separate access roads, need to connect the
roads inside the housing development. 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.
January 7, 2016
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z-9042
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 (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Provide Arkansas Department of Health approval for wastewater treatment
system.
2. Provide water and wastewater design plans for Public Works review.
3. Provide for maintenance of greenways, common areas, trails, wastewater
plant and all leftover tracts in the bill of assurance and on the plat.
CATA: The site is located in an area which is presently not served by CATA.
Building Code: No Comment
7. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015)
Mr. Phillip Lewis and Mr. Wayne Richie were present representing the request.
Staff presented an overview of the item stating there were a number of
outstanding technical issues associated with the request in need of addressing.
Staff stated there were two (2) applications for this development being
considered. Staff stated one (1) item was related to the PD-R zoning and the
creation of the preliminary plat. Staff stated the second was consideration and
approval of a Conditional Use Permit to allow the construction of a wastewater
treatment facility to serve the wastewater disposal needs of the new homes.
Staff requested information concerning the proposed wastewater treatment
system and how the system would be permitted, operation of the system and the
type system to be used.
For the proposed subdivision staff requested details of the proposed subdivision
identification sign. Staff also requested information concerning proposed fences
and outbuildings. Staff requested Mr. Lewis provide the square footages of the
proposed homes. Staff also questioned the proposed phasing plan.
Public Works comments were addressed. Staff stated Kanis Road was classified
on the Master Street Plan as a minor arterial. Staff stated a right of way
dedication to 45-feet from centerline was required. Staff stated the street
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January 7, 2016
SUBDIVISION
ITEM NO.: E Cont. FILE NO., Z-9042
construction was to be two (2) 11-foot drive lanes and a 4-foot aggregate
shoulder. Staff stated per the Master Street Plan parking on residential streets
indicated at 24-feet in width was limited to one (1) side. Staff stated plans for all
work in the right of way was to be submitted for approval prior to the start of
construction. Staff requested Mr. Lewis provide a sight distance certification for
the two (2) access points of the new street with Kanis Road. Staff stated the
minimum finished floor elevation as required by Pulaski County was required to
be shown on the plat and the grading plans.
Staff noted the comments from the various other agencies. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
8. ANALYSIS:
The applicant provided additional information concerning the proposed
wastewater treatment system as requested at the May 13, 2015, Subdivision
Committee meeting. The zoning ordinance defiles water or sewage treatment
plant and related facilities to mean a facility for the systematic collection and
treatment and dispersal of water and waste materials. Section 36-104 states
uses exclusively conditional or otherwise restricted uses include water and
wastewater treatment system plants unless located within the 1-2, Light Industrial
zoning district.
The applicant is proposing a plant which is a modular, fully plumbed treatment
plant capable of handling flows from 5000 gpd up to 1 mgd. The system is built
inside an insulated fiberglass tank. The tank can be installed above ground or
below ground, singularly or in multi -tank arrays. The system will be collected via
a combination of gravity collection sewer and tight line forced mains and
conveyed to a package treatment plant located south of the larger of
two (2) proposed ponds. The plant will utilize the biological extended aeration
principle of operation, a variation of the activated sludge process. The discharge
of the plant will be released into the adjacent larger pond. The flow from the
spillway of the larger pond will ultimately discharge into Fletcher Creek to the
west of the pond.
The plant will be recessed below grade for aesthetics and noise control. The
wastewater treatment plant will be designed, permitted and constructed in
accordance with the requirements of the Arkansas Department of Environmental
Quality (ADEQ) and the Arkansas Department of Health.
Staff is not supportive of the proposed PD-R rezoning request and without
approval of the zoning request the CUP for the wastewater treatment system is
not necessary.
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January 7, 2016
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z-9042
9. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 4, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 29, 2015,
requesting deferral of this item to the July 16, 2015, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The Conditional Use Permit (CUP) application request has not changed. The applicant
is seeking approval of a CUP to allow a wastewater treatment system to serve the
proposed single-family subdivision, The Trails Long -form PD-R. The discharge of the
treatment plant will be Fletcher Creek. Prior to any activity on the site the applicant
must seek approval from the Arkansas Department of Health and the Arkansas
Department of Environment Quality for the placement of the treatment plant and the
discharge to the adjacent creek. Once again staff is not supportive of the proposed
PD-R rezoning request and without approval of the zoning request the CUP for the
wastewater treatment plant is not necessary.
PLANNING COMMISSION ACTION: (JULY 16, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant was requesting a deferral of the item to the
October 8, 2015, public hearing. Staff stated they were supportive of the deferral
request. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
This application is a companion application to a preliminary plat for the Trails
Subdivision (S-1758) to allow the development of a single-family subdivision with
266 single-family homes. Access to the treatment plant is via an access road to the
treatment plant extending from Twilight Trail to the proposed plant. In the area
proposed for the treatment plant there are few homes. There is a single-family home
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January 7, 2016
SUBDIVISION
111:1 TA10416 i:411111510TOTi1#
FILE NO.: Z-9042
located approximately 650-feet (as measured from the City's GIS) from the area
proposed for the treatment plant.
The wastewater from the homes will be collected via a combination of gravity collection
sewer and tight line forced mains and conveyed to a packaged treatment plant located
south of the larger of the two (2) ponds proposed with the plat. The plant will utilize the
biological extended aeration principle of operation, a variation of the activated sludge
process. The discharge of the plant will be released into the adjacent larger pond. The
flow from the spillway of the larger pond will ultimately discharge into Fletcher Creek to
the west of the pond. The plant will be recessed below grade for aesthetics and noise
control. The wastewater treatment plant will be designed, permitted and constructed in
accordance with requirements of the Arkansas Department of Health and the Arkansas
Department of Environmental Quality (ADEQ). The plant will be developed in phases
with the initial construction sized to accommodate the development of the first few
phases. As subsequent phases are developed the treatment plant will be enlarged to
accommodate the new flows. The phasing of the plant installation allows the treatment
plant to be sized to accommodate the homes that that phase is serving. The staging is
a benefit in that should the entire subdivision not develop or develop at a slower pace
than the developer anticipates the residents living in the subdivision can pay the cost of
operations and maintenance of the treatment system.
The proposed Bill of Assurance outlines the "community system", the wastewater
disposal system. The Bill of Assurance states the "community system" will be
constructed by the developer and maintained by the developer and/or his agent as
dictated by the laws of the State of Arkansas. Maintenance and operation of the
"community system" will be performed by a Class II or Class III operator approved by
the Arkansas Department of Environmental Quality (ADEQ).
Landscaping on the site will be in accordance to Chapter 15, Article IV of the City of
Little Rock's Municipal Code. A minimum 50 foot buffer will be maintained from any
necessary structures to the property line around the entire perimeter. The existing
vegetation in the buffer zone, as well as, future building areas will be undisturbed to the
maximum extent practical. Areas that must be disturbed during construction will be
reestablished. On -site lighting will be in compliance with "dark sky" guidelines. However,
sufficient lighting will be used for OSHA standards as needed for maintenance and
security.
Staff is continuing to review the proposed wastewater treatment plant. Staff
recommendation is forthcoming on the conditional use permit request.
�6]
January 7, 2016
SUBDIVISION
ITEM NO.: E (Cont.
FILE NO.: Z-9042
PLANNING COMMISSION ACTION: (OCTOBER 8, 2015)
The applicant was present. There were a number of registered objectors present. Staff
presented the item stating the applicant was seeking a deferral of the item. Staff stated
the deferral request would require a waiver of the Commissions By-laws with regard to
the number of previous deferral requests. Staff stated the Commission's By-laws
allowed the applicant to request two (2) deferrals which had already been granted. Staff
stated they were not supportive of the deferral request. Staff stated they felt the
applicant had sufficient time to address their concerns and did not favor the deferral
request.
Commissioner Berry stated he felt the developer should be granted the deferral. He
stated the request was a complex request and would take time to work through all the
issues. Commissioner Berry stated the Commission at their discretion could defer an
item to obtain additional information. Commissioner Berry stated he felt there were a
number of outstanding technical issues which had not been addressed by the applicant.
Commissioner Berry made a motion to defer the request to the January 7, 2016, public
hearing. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 abstention
(Commissioner May).
STAFF UPDATE:
The applicant submitted a request dated December 23, 2015, requesting withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (JANUARY 7, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
December 23, 2015, requesting withdrawal of this item without prejudice. Staff stated
they were supportive of the withdrawal request. There was no further discussion. The
item was placed on the consent agenda and approved as recommended by staff by a
vote of 10 ayes, 0 noes and 1 absent.
10
ITEM NO.: 19,
NAME: The Trails Conditional Use Permit
Z-9042
LOCATION: located on the Southside of Kanis Road between the Chenal Downs
Subdivision and Walnut Grove Road
Planning Staff Comments,
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than May 20, 2015. The
Office of Planning and Development must receive the proof of notice no later than
May 29, 2015.
2. Provided details of the proposed treatment system, who will permit (State Agency),
who will be responsible for maintenance (Property Owners Association/Developer),
what are the required setbacks from adjacent properties, what are the discharge
requirements and/or perimeters for disposal of treated effluent.
3. Has a permit request been made to the proper permitting agencies to allow for the
proposed treatment system?
4. Will the system be located above or below the ground?
5. All subdivisions shall be provided with water supply and distribution systems
approved by the city and meeting the requirements of the state health department.
Where a public water supply is within a reasonable distance of the subdivision, the
subdivider shall install or have installed a system of water mains and connect to
such supply. A connection to each lot shall be installed prior to the paving of the
street, if possible.
6. Section 31-400 - All subdivisions shall be provided with a sewage collection and
treatment system approved by the wastewater utility and/or the state board of
health. Where a public sanitary sewer is within a reasonable distance of any
point of a subdivision, the subdivider shall connect with such sewer and provide a
connection to each lot. Such sanitary sewage system shall be installed prior to
the installation of the street pavement. The sewage collection system shall be
designed to handle the anticipated flow of sewage from within the subdivision,
including development of future sections of the same subdivision and adjacent
areas within the same drainage basin. Recognized engineering design criteria in
accordance with the state department of health shall be used to design the
system.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. Some floodplain is identified on the subject property. Contact Pulaski County Road
and Bridge about the conditions for developing in the 100 year floodplain.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Centerpoint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to
obtain information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Fire Department- 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.
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.
One- or Two -Family Residential Developments. There are going to be over 30
houses and code requires two separate access roads, need to connect the roads inside
the housing development. 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
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January 25, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.
A. PROPOSAL:
FILE NO.: S-1302
The applicant proposes to subdivide 313.37 acres along the
south side of Kanis Road into 135 lots for single-family
residential development. The property is located outside
the Little Rock city limits, with approximately two-thirds
of the property being within the City's Extraterritorial
jurisdiction (zoned R-2) and the remainder in Pulaski
County's jurisdiction (not zoned). -
The applicant is proposing approximately 48,000 linear feet
of new streets within the subdivision, which will be
constructed to City standards, and maintained by the
County. The applicant proposes to final plat the property
in the following phases:
Phase
1
- All
of Ferncrest Drive
- Lots
18-23,
72-82 and 121-124
Phase
2
- Lots
50-71
and 108-120
Phase
3
- Lots
1-17
Phase
4
- Lots
24-31,
83-94, 97-101 and 125-133
Phase
5
- Lots
46-49
and 106-107
Phase
6
- Lots
32-45,
95-96, 102-105 and 134-135
The applicant is requesting the following variances
associated with the preliminary plat:
1. Variance for reduced standards of boundary street
improvements for Kanis Road.
2. Variance from the maximum cul-de-sac length (Fletcher
Creek Cove and Coldwater Canyon).
3. Variance to allow on alternate pedestrian circulation
system (pedestrian paths).
4. Variance to allow double -frontage lots (Lots 1-8,
33-46 and 102-104).
5. Variance from the maximum lot width to depth ratio
(Lot 22, 115-116 and 134-135).
The proposed plat also shows several lakes within the
subdivision. The applicant has noted that the lakes and
dams will be maintained by the property owner's
association.
B. EXISTING CONDITIONS:
The property is undeveloped with varying degrees of slope.
A portion of the property is wooded, with a portion being
pastureland.
The general area contains single-family residences
(including manufactured homes) on large lots along Kanis
2
January 25, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1302
and Burlingame Roads. Ferncrest Estates - Phase I is
located to the south across Burlingame Road.
C. NEIGHBORHOOD COM MTS:
As of this writing, staff has received no comment from
nearby property owners. There was no established
neighborhood association to notify.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a
minor arterial, dedication of right-of-way to 45 feet
from centerline is required.
2. Burlingame Road is classified on the Master Street Plan
as a principal arterial, dedication of right-of-way to
55 feet from centerline is required.
3. Construct one-half street improvements to Kanis
consisting of widening of the eastbound lane to 11 feet,
4-foot paved shoulder, and open ditch. Also extend
culverts.
4. Left turn lane at Ferncrest Drive intersections on Kanis
and Burlingame Roads to be 150 feet stacking and 150
feet taper.
5. Investigate and engineer for safety any sight distance
problems at the above mentioned intersections. Relocate
entrance on Kanis Road to nearby vertical crest.
6. Lot 95 is bounded by a hairpin curve. Redesign by
locating curve approximately 250 feet to the east and
provide 3-way stop for connecting cul-de-sac.
7. Streets C and F exceed maximum cul-de-sac length.
Redesign so that only Street C is in exceedence.
Continue C along path corridor to F and terminate at Lot
116. Terminate original F at Lot 121, or request waiver.
8. The three upper lakes are not off -set from the stream
and therefore violate the 25-foot stream buffer
provisions on Land Alteration Ordinance, clarify tree
preservation issues, and justify any variance in buffer
area requested.
9. A Sketch Grading and Drainage Plan is required prior to
subcommittee hearing, or no later than 5 days before
Planning Commission hearing.
10. Contact the ADEQ for approval prior to start of work.
11. Contact the USACE-LRD for approval prior to start of
3
January 25, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1302
work.
12. Stormwater detention ordinance applies to this property.
13. Easements for proposed stormwater detention facilities
are required.
14. Easements shown for proposed storm drainage are
required.
15. Pedestrian paths must be contained within easements,
must avoid trees, and be handicap accessible as much as
practicable.
16. General notes incorrectly state property is within
corporate city limits.
17. Sidewalk on residential streets will be required or
request waiver, or expand the circulation system of
paths to accommodate the equivalent usage expected of
sidewalks.
18. Stipulate what responsible entity will maintain the
lakes and dams.
19. Name all streets.
20. Supply horizontal curve data for all streets.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside service boundary, no comment.
Entergy: No Comment received.
ARKLA: No Comment received.
Southwestern Bell: No Comment received.
Water: 1) This area must ultimately be served from two
pressure systems due to the elevation difference (400-650
msl), 2) Service from the Colonel Glenn system will require
significant off -site improvements including piping,
pumping, and storage, 3) The West Markham system cannot
currently serve above elevation 570 due to low pressure,
4) Service from the West Markham system will require
significant off -site improvements including piping and
pumping, 5) The Highland Ridge system cannot serve below
elevation 490 due to high pressure, 6) Service from the
Highland Ridge system will require significant off -site
improvements including piping, pumping, and storage, 7)
Acreage charges of $300 and $600 per acre apply, 8) All
hydraulic recommendations are subject to the upcoming
"Masterplan" study.
4
January 25,.2001
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1302
Fire Department: Place fire hydrants per code. Contact
Dennis Free at 918-3752 for details.
County Planning: See attached letter dated December 18,
2000 for Pulaski County requirements.
CATA: Site is not on a dedicated bus route and has no
effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
No Comment.
G. SUBDIVISION COMMITTEE COMMENT:
(JANUARY 4, 2001)
Wayne Richie and Tim Daters were present, representing the
application. Staff briefly described the proposed
preliminary plat and noted several additional items which
needed to be shown on the plat.
The variance requests and Public Works requirements were
briefly discussed. Mr. Richie noted that when he purchased
the property he agreed to preserve the tree canopy along
Kanis Road. Public Works staff noted that additional
improvements to Kanis Road would be required, including a 4
foot paved shoulder and additional lane width. This issue
was briefly discussed. Public Works staff also noted that
additional pedestrian paths or sidewalks needed to be
provided to improve the interior connectivity within the
subdivision.
Jim Narey, of Pulaski County Planning and Development,
noted that street designs for all streets were needed. Jim
Lawson, Director of Planning and Development, noted that
all street designs should be approved by county planning.
5
January 25, t001
SUBDIVISION
ITEM NO.: 2 (Cont.
The Water Works requirements
discussed. Julian Brown, of
that he is working with the
system.
FILE NO.: S-1302
and water service issues were
Little Rock Water Works, noted
developer on the water service
After the discussion, the Committee forwarded the
preliminary plat to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat drawing
to staff on January 10, 2001. The revised plat addresses
some of the issues as raised by staff and the Subdivision
Committee. Although the applicant has submitted a phasing
plan for the subdivision, a revised plat must be submitted
showing the phase lines and how the temporary termination
of the new streets will be dealt with.
As noted in paragraph A., the applicant is requesting a
variance to allow double -frontage lots (Lots 1-8, 33-46,
102-104) and a variance from the maximum lot width to depth
ratio for Lot 22, 115-116 and 134-135. Staff supports
these variances as requested, given the steep terrain and
configuration of the property.
Also noted in paragraph A. of this report, the applicant is
requesting a variance for reduced standards of boundary
street improvements for Ranis Road, a variance from the
maximum cul-de-sac length for two (2) streets and a
variance to allow an alternate pedestrian circulation
system (pedestrian paths). Public Works will make
recommendations or these variances at the public hearing.
The maximum length allowed by ordinance for a cul-de-sac
street is 750 linear feet. The variance is requested to
allow the following cul-de-sac lengths:
• Fletcher Creek Cove - approximately 1,700 linear feet
• Coldwater Canyon - approximately 1,100 linear feet
The applicant notes that the steep terrain dictates the
proposed cul-de-sac lengths and locations. Given the large
lot sizes proposed, the cul-de-sacs will each serve a
minimal amount of lots.
2
January 25, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: 5-1302
As noted above, the applicant is requesting a variance to
allow an alternate pedestrian circulation system. A
concrete sidewalk is proposed along the entire length of
Ferncrest Drive, with pedestrian paths located throughout
portions of the subdivision. The applicant has noted that
easements for the paths will be provided. Public Works has
noted that additional paths or sidewalks are needed
throughout the subdivision to provide more internal
connectivity.
Copies of the revised preliminary plat drawing have been
forwarded to the City of Little Rock Public Works
Department and the Pulaski County Department of Planning
and Development. Staff anticipates that both of these
agencies continue to have concerns regarding certain plat
issues that need to be addressed by the applicant. The
applicant has informed staff that he will work with these
agencies to resolve all outstanding issues prior to the
public hearing. Staff has informed these agencies to be
prepared to present any outstanding issues/concerns to the
Planning Commission at the public hearing.
The applicant has also noted that he is continuing to work
with the Little Rock Water Works Department on a definite
water service plan for the property. Staff has requested
that a representative from Little Rock Water Works be at
the public hearing to address any questions from the
Commission.
According to Section 31-232(c):
"Lots served by a public water system and proposed to
be served by a septic tank system must submit at the
time of preliminary plat filing a written
certification of approval by the state department of
health. The lot sizes allowed by this certification
shall be indicated on the plat."
The applicant wishes to wait until after preliminary plat
approval for submittal of this information. Staff can
support this concept with the following conditions:
1. No site work (clearing/grading) until the written
certification is received by staff.
2. No final platting until the written certification is
received.
7
January 29, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.)
FILE NO.: S-1302
Although staff has no problem with the concept of a single
family subdivision at this location, several outstanding
issues have not been addressed by the applicant (as of this
writing). The outstanding issues include (but are not
limited to) the following:
1. Construction of Kanis Road
2. Radii for internal streets
3. Additional interior pedestrian paths/sidewalks
4. Waiver/variance requests
S. Water service plan
6. Maintenance of traffic circle
7. Pulaski County Planning issues
With resolution of all the outstanding issues, staff
supports the single family preliminary plat.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject
to the following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.
2.Staff recommends approval of the variances for double -
frontage lots and maximum lot width to depth ratio, as
noted in paragraph A. of this report.
3. Public Works will make a recommendation on the additional
variances at the public hearing.
4.A revised preliminary plat must be submitted with the
proposed phases shown and any additional notes as
required by Public Works and Pulaski County Planning.
5.No site work (clearing/grading) or final plat until staff
obtains written certification of approval for the septic
tank system from the state department of health.
PLANNING COMMISSION ACTION:
(JANUARY 25, 2001)
Tim Daters and Wayne Richie were present, representing the
application. Staff briefly described the proposed preliminary
plat with a recommendation of approval with conditions. There
were no objectors present.
Chairman Downing asked to hear from the Public Works Department.
8
January 25, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1302
Bob Turner, Director of Public Works, described the plat and
noted that Public Works supported the plat. He noted that he
supported the construction of Kanis Road to reduced standards,
which would include two 11-foot lanes and a 4-foot aggregate
shoulder. He noted that the tree canopy over Kanis Road would
be retained. He also noted that the subdivision would have only
one access point from Kanis Road and one from Burlingame Road,
and that the applicant would dedicate the right-of-way for
Burlingame Road even though it was outside the City's
jurisdiction. It was also noted that a left turn lane would be
constructed on Kanis Road. Mr. Turner stated that Public Works
supported the variances for cul-de-sac length, construction of
Kanis Road to reduced standards and the alternate pedestrian
circulation system.
Julian Brown, of Little Rock Water Works, noted that he had been
working with the applicant regarding this project. He noted
that the water service to this development would be paid for
entirely by the developer and not Little Rock Water Works. He
noted that at the time this developer made improvements to water
system, the Water Works would probably do additional upgrades in
the system to serve future growth in the general area.
Commissioner Nunnley asked about acreage charges. Mr. Brown
stated that acreage charges were fees above and beyond meter
charges used to reimburse the Water Works for storage tanks and
pump stations and that the charges were one-time fees.
Commissioner Berry asked if the acreage charges would cover all
the improvements made to the water system to serve this
development. Mr. Brown noted that all the improvements to serve
this development would be paid for by the developer and
explained that the final plan would need to be in place in order
to determine the exact fees.
Jim Narey, of Pulaski County Planning, noted that his department
had also been working with the applicant. He stated that the
applicant was well on the way to addressing the County issues.
Tim Daters noted that he was present to represent the
application and answer any questions.
Commissioner Faust asked about sidewalks. Mr. Daters explained
that there would be a five (5)-foot sidewalk along the entire
length of Ferncrest Drive, with a series of pedestrian paths to
9
January 25, 2001
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1302
provide internal circulation within the subdivision. He noted
that 3,100 linear feet of pedestrian paths had been added to the
plat since the Subdivision Committee meeting and pointed them
out to the Commission.
Commissioner Earnest asked about the five (5) acre subdivision
rule and where this standard originated from. Stephen Giles,
City Attorney, noted that the five (5) acre rule was a city
standard. Mr. Turner noted that five (5) acre subdivisions are
not subject to City Ordinance development standards.
Commissioner Berry asked about the City's policy of extending
water service outside the city limits. Mr. Giles responded that
property owners must sign a pre -annexation agreement in order to
receive city water service. Commissioner Nunnley asked if the
Wildwood development had signed a pre -annexation agreement.
Mr. Brown stated that they did sign an agreement.
Mr. Daters noted that a pre -annexation agreement form for this
property had been submitted to the City. This issue was briefly
discussed. Mr. Brown noted that other property owners in this
area had signed pre -annexation agreements.
Commissioner Berry questioned that the city water charges for
this development had not been determined. Mr. Daters stated
that the developer would pay for all of the improvements for
water service to this property. Commissioner Rahman commented
that the Little Rock water works had a solid past history in the
area of acreage charges and fees. The issue was briefly
discussed.
Chairman Downing made a very brief comment regarding Kanis Road.
Commissioner Lowry asked if Pulaski County Planning was
comfortable with the preliminary plat. Mr. Narey stated that
his office had not had time to review the revised plat, but was
comfortable that all the county issues would be worked out.
There was a motion to approve the preliminary plat as
recommended by staff to include approval of the variance
requests. The motion passed by a vote of 10 ayes, 0 nays and
1 absent.
10
17 May 2015
City of Little Rock
Attn: Ms. Donna James
Subdivision Administrator
723 West Markham
Little Rock, Arkansas 72201
Re: Annotation and Response Letter for "The Trails" Subdivision Long -Form PD-R located on the South
side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road, Little Rock,
Arkansas
Donna,
We appreciate this opportunity to submit the following annotations and responses to the City of Little
Rock's and Pulaski County's (also all utility and fire department) review comments for the above named
project otherwise known as "The Trails". Please see the review comments and corresponding
annotations and comments below:
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof
of notice no later than May 29, 2015. Concur. Will Provide.
2. Provide details of any proposed signage. Will there be a subdivision identification sign? Provide the
location, total height and total area. Concur. Will Provide.
3. Are interior fences proposed with the new construction or by the future homeowners? Include a note
on the site plan including the total height and construction material to allow fencing to occur. Provide
details of any perimeter fencing. Yes. Concur. WIII Provide note on site plan.
4. The plan as submitted creates streets with lots in excess of 30 homes. The streets must be looped to
eliminate this conflict with the Arkansas Fire Code. Will concur with State Fire Marshal's office
and West Pulaski County Fire Chief's comments pertaining to this.
5. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of
Assurance? If these are desired include a note on the proposed site plan to allow accessory
structures per the R-2, Single-family zoning district. Yes. Concur. Will provide in Bill of
Assurance.
6. Provide the proposed square footages of the homes. Provide the proposed construction materials.
Provide the maximum building height and the number of stories of the proposed structures. Concur.
Will Provide.
7. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated
as common usable open space and single-family, duplex, zero -lot -line and townhouse development
shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the
total common usable open space and the total usable private open space provided within the
development. Concur. Will comply.
8. Will the development be constructed in multiple phases or in a single phase? Provide the proposed
phasing plan. Multiple Phases.
VarianceNVaivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45
feet from centerline will be required. Understood — will request waiver of ROW dedication due to
the designation of this as a "Scenic Byway" via the tree cover canopy along this stretch of
Kanis Road.
2. With site development, provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to Kanis Road with planned development. Kanis Road should be improved
with pavement provided to 11 feet from centerline and a 4 feet gravel shoulder. At the proposed
street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane.
Paving should be provided for lane shifts and striping to meet AASHTO standards could may extend
beyond the property boundary. Concur. Will provide upgrades where existing grades allow
without disturbing trees along Kanis Road that comprise part of the tree cover canopy along
Kanis. Please see specific locations denoted (along with proposed phasing) on the plat. Also,
please see the attached photos with associated notationstexplanations.
3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater
detention facilities on the plan. Concur. Will comply.
4. 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. Concur. Will provide.
5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and
MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and
provided on both sides of the proposed street. The total street section would be 34 feet wide from
back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the
proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping
and takes the place of the 4 feet gravel shoulder in these areas. Concur. Will comply where bike
lanes are provided.
6. The provided typical road cross section is not accurate and widths are confusing. Concur. Will
clarify cross sections.
7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street
Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. Concur.
Will request variance as required to exceed this maximum slope.
8. • Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain
regulations and conditions. Concur. Will comply.
9. 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. Concur. No water courses are being altered.
10. Street Improvement plans shall include signage and striping. Public Works must approve completed
plans prior to construction. Concur. Will comply.
11. 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. Concur. Will provide additional drainage and access
easements as noted.
12. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic
Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering, Greg Simmons, gsimmions@littlerock.org or 501.379.1813 for more information.
Concur. Will comply and street lights are being provided as part of this project.
13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 feet wide street.
Show on the plan now and on the final plat and bill of assurance, the area along the street where
parking is allowed. Concur. No 24 feet wide streets are included in the subdivision.
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. Concur. Will comply.
15. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each
side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank. Concur. Will comply.
16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and
grading plans. Concur. Will provide on lots that are affected.
17. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Concur. Will comply.
18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road
intersection(s) comply with 2004 AASHTO Green Book standards. Concur. Will provide.
19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to
occupancy. Concur. Will comply.
20. Street names and street naming conventions must be approved by Public Works. Contact Glenn
Haley at (501) 371-4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail
are duplicates. Concur. Will coordinate and correct.
21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes
and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501-379-1818 for additional
information. Concur. Will comply.
22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or
round -about are suggested at regular intervals and at main intersections. Contact Travis Herbner,
Traffic Engineering. at 379-1805 for additional info. Concur. Will provide as required.
23. The accel and decel lanes on Kanis Road should not be constructed. Concur. Will be deleted from
project.
24. Emergency access should be provided for area of subdivisions with 30 for more homes and only 1
access. Will concur with State Fire Marshal's office and West Pulaski County Fire Chief's
comments pertaining to this.
25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-
of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of
arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn
lane for a length of 250 feet. The total width of dedication is 65 feet. Concur. Will dedicate
additional Right -Of -Way but are requesting waiver for half street improvements as this is a
long term upgrade for Walnut Grove Road.
26. Per the Master Street Plan at arterial/arterial intersections, a 100 feet radial dedication of right-of-way
is required at the intersection of Walnut Grove Rd and Kanis Rd. Concur. Will dedicate Right -Of -
Way as required.
27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the
outside of the circle portion of Summit Trail. We are providing trails throughout the subdivision in
lieu of sidewalks.
28. The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design
Manual and 150 feet minimum horizontal radius at centerline. Concur. Will comply and request
variance if required regarding stopping distance and sight distance.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary, no comment. Noted.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Concur. Noted.
Center pint Energy: No comment received. Noted.
AT & T: No comment received. Noted.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service must be
met. Concur. Will comply.
2. A water main extension will be needed to provide water service to this property. Concur. Will
provide.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required.
Concur. Will comply.
4. This development will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection. Concur. Will comply.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Concur. Will comply.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). Concur. Will provide.
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered connections off
the private fire system. Concur. Noted.
Fire i?egartment: Maintain Aggess.
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. Concur. Will comply.
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. Concur. Will comply.
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. Concur. Will comply.
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. Concur. Will provide.
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. Concur. Will comply.
2. Gates shall be of swinging or sliding type. Concur. Will comply.
3. Construction of gates shall be of material that allow manual operation by one
person. Concur. Will comply.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective. Concur. Will comply.
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. Concur. Will comply.
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.
Concur. Will comply.
7. Locking device specifications shall be submitted for approval by the fire code
official Concur. Will comply.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325. Concur. Will comply.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200. Concur. Will comply.
One- or Two -Family Residential Deveio ments. There are going to be over 30
houses and code requires two separate access roads, need to connect the roads inside
the housing development. As per Appendix D, Section 0107.1 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. Will concur with State Fire
Marshal's office and West Pulaski County Fire Chief's comments pertaining to this
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 Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Concur. Will comply.
Parks and Recreation: No comment received. Noted.
County Plannina:
1. Provide Bill of Assurance. Concur. Will comply.
2. Show State Plane coordinates for two corners. Concur. Will comply.
3. Label index contour so contour interval can be determined. Concur. Will comply.
4. Provide zoning for existing and adjacent parcels. Concur. Will comply.
5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development
Code. Show lot dimensions and bearings on all lots. Concur. Will comply.
6. Show each lot size in acres and square feet. Concur. Will comply.
7. Provide source of water. Concur. Will comply.
8. Provide Arkansas Department of Health approval for wastewater treatment system. Concur. Will
comply.
9. Provide approval from the Volunteer Fire Department. Concur. Will comply.
10. Provide profile for all streets. Concur. Will comply.
11. Label all street centerlines. Concur. Will comply.
12. Provide storm drainage plan. Concur. Will comply.
13. Provide effective FEMA flood panel number. Concur. Will comply.
14. Provide Pulaski County preliminary certificate of approval, not final plat approval. Concur. Will
comply.
15. Street names in proposed subdivision are identical to several streets within the City of Little Rock
corporate limits. Rename streets as needed to avoid conflicts. Concur. Will comply.
16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock
Board of Directors. Concur. Will comply.
17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code
standards. 25-foot front and rear setback is required with an 8-foot side yard setback. Please note
that these are being altered as part of the PD-R.
18. Provide SWPPP for Pulaski County review. Concur. Will comply.
19. Pay $132.00 review fee. Concur. Will comply.
Additional Comments —
1. Provide water and wastewater design plans for Public Works review. Concur. Will comply.
2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts
in the bill of assurance and on the plat. Concur. Will comply.
3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. Concur. Will
comply.
4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be
labeled Lot 7. Concur. Will comply.
5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. Need further
clarification.
6. Provide drainage easement as needed between lots. Concur. Will comply.
7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and
setbacks are not applicable. Concur. Will comply.
CATA:
Building Code: No Comment Noted.
Planning Division: This request is located in the Burlingame Valley Planning District.
The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) for this
property. The Residential Low Density (RL) category provides for single family homes
at densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six (6)
units per acre. The Agricultural category is to encourage the continuation of
agricultural uses of the land. The agricultural classification also provides for a transition
between rural areas and the urban fringe, where it would be appropriate to preserve
existing rural land use, prior to annexation into the city. The applicant has applied for a
rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to
allow for the development of a single family subdivision on this site. Noted.
Master Street Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Walnut Grove Road since it is a Principal Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Kanis Road. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site. Noted.
Bicycle Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson
Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Noted.
Landscape: No comment. Noted.
Revised platlplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional
information as noted above) to staff on Wednesday, May 20, 2015. Concur. Will comply.
ITEM NO.: 19. Z-
9042
NAME: The Trails Conditional Use Permit
LOCATION: located on the Southside of Kanis Road between the Chenal Downs Subdivision and
Walnut Grove Road
Planpino Staff Comments:
1. Provide notification of the property owners located within 200-feet of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof
of notice no later than May 29, 2015.
2. Provided details of the proposed treatment system, who will permit (State Agency), who will be
responsible for maintenance (Property Owners Association/Developer), what are the required
setbacks from adjacent properties, what are the discharge requirements and/or perimeters for
disposal of treated effluent.
3. Has a permit request been made to the proper permitting agencies to allow for the proposed
treatment system?
4. Will the system be located above or below the ground?
5. All subdivisions shall be provided with water supply and distribution systems approved by the city and
meeting the requirements of the state health department. Where a public water supply is within a
reasonable distance of the subdivision, the subdivider shall install or have installed a system of water
mains and connect to such supply. A connection to each lot shall be installed prior to the paving of
the street, if possible.
6. Section 31-400 - All subdivisions shall be provided with a sewage collection and treatment
system approved by the wastewater utility and/or the state board of health. Where a public
sanitary sewer is within a reasonable distance of any point of a subdivision, the subdivider shall
connect with such sewer and provide a connection to each lot. Such sanitary sewage system
shall be installed prior to the installation of the street pavement. The sewage collection system
shall be designed to handle the anticipated flow of sewage from within the subdivision, including
development of future sections of the same subdivision and adjacent areas within the same
drainage basin. Recognized engineering design criteria in accordance with the state department
of health shall be used to design the system.
VarianceMaivers: None requested.
Pu lic Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45
feet from centerline will be required.
2. Some floodplain is identified on the subject property. Contact Pulaski County Road and Bridge about
the conditions for developing in the 100 year floodplain.
Utilities and Fire Department(County Planning:
Wastewater: Outside the service boundary. No comment.
Enter : Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Centerooint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service must be
met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered connections off
the private fire system.
Fire Department: Mal. main 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.
Loadina. 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.
n - Or Twg-Farnily Bg.�Wqnfigl Oevelogments. There are going to be over 30 houses and code
requires two separate access roads, need to connect the roads inside the housing development. 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 Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Piannin,A
1. Provide Arkansas Department of Health approval for wastewater treatment system.
2. Provide water and wastewater design plans for Public Works review.
3. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts
in the bill of assurance and on the plat.
CATA:
Building Code: No Comment
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional
information as noted above) to staff on Wednesday, May 20, 2015.
PHILLIP LEWIS ENGINEERING, INC.
Structural/Civil Design
2701 Kavanaugh Blvd, Suite 200
Little Rock, Arkansas 72205
Again, I do appreciate the opportunity to present The Trails and look forward to working hand in
hand with the City of Little Rock and Pulaski County in making this unique development a reality.
Sincerely,
Phillip Lewis, P.E.
c.501.350.9840
17 May 2015
City of Little Rock
Attn: Ms. Donna James
Subdivision Administrator
723 West Markham
Little Rock, Arkansas 72201
Re: Annotation and Response Letter for "The Trails" Subdivision Long -Form PD-R located on the South
side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road, Little Rock,
Arkansas
Donna,
We appreciate this opportunity to submit the following annotations and responses to the City of Little
Rock's and Pulaski County's (also all utility and fire department) review comments for the above named
project otherwise known as "The Trails". Please see the review comments and corresponding
annotations and comments below:
Plan!lino Staff Comments:
Provide notification of the property owners located within 200-feet of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof
of notice no later than May 29, 2015. Concur. Will Provide.
2. Provide details of any proposed signage. Will there be a subdivision identification sign? Provide the
location, total height and total area. Concur. Will Provide.
3. Are interior fences proposed with the new construction or by the future homeowners? Include a note
on the site plan including the total height and construction material to allow fencing to occur. Provide
details of any perimeter fencing. Yes. Concur. Will Provide note on site plan.
4. The plan as submitted creates streets with lots in excess of 30 homes. The streets must be looped to
eliminate this conflict with the Arkansas Fire Code. Will concur with State Fire Marshal's office
and West Pulaski County Fire Chief's comments pertaining to this.
5. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of
Assurance? If these are desired include a note on the proposed site plan to allow accessory
structures per the R-2, Single-family zoning district. Yes. Concur. Will provide in Bill of
Assurance.
6. Provide the proposed square footages of the homes. Provide the proposed construction materials.
Provide the maximum building height and the number of stories of the proposed structures. Concur.
Will Provide.
7. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated
as common usable open space and single-family, duplex, zero -lot -line and townhouse development
shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the
total common usable open space and the total usable private open space provided within the
development. Concur. Will comply.
8. Will the development be constructed in multiple phases or in a single phase? Provide the proposed
phasing plan. Multiple Phases.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45
feet from centerline will be required. Understood — will request waiver of ROW dedication due to
the designation of this as a "Scenic Byway" via the tree cover canopy along this stretch of
Kanis Road.
2. With site development, provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to Kanis Road with planned development. Kanis Road should be improved
with pavement provided to 11 feet from centerline and a 4 feet gravel shoulder. At the proposed
street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane.
Paving should be provided for lane shifts and striping to meet AASHTO standards could may extend
beyond the property boundary. Concur. Will provide upgrades where existing grades allow
without disturbing trees along Kanis Road that comprise part of the tree cover canopy along
Kanis. Please see specific locations denoted (along with proposed phasing) on the plat. Also,
please see the attached photos with associated notationstexplanations.
3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater
detention facilities on the plan. Concur. Will comply.
4. 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. Concur. Will provide.
5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and
MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and
provided on both sides of the proposed street. The total street section would be 34 feet wide from
back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the
proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping
and takes the place of the 4 feet gravel shoulder in these areas. Concur. Will comply where bike
lanes are provided.
6. The provided typical road cross section is not accurate and widths are confusing. Concur. Will
clarify cross sections.
7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street
Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. Concur.
Will request variance as required to exceed this maximum slope.
8. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain
regulations and conditions. Concur. Will comply.
9. 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. Concur. No water courses are being altered.
10. Street Improvement plans shall include signage and striping. Public Works must approve completed
plans prior to construction. Concur. Will comply.
11. 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. Concur. Will provide additional drainage and access
easements as noted.
12. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic
Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering, Greg Simmons, gsimmions@littlerock.org or 501.379.1813 for more information.
Concur. Will comply and street lights are being provided as part of this project.
13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 feet wide street.
Show on the plan now and on the final plat and bill of assurance, the area along the street where
parking is allowed. Concur. No 24 feet wide streets are included in the subdivision.
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. Concur. Will comply.
15. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each
side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank. Concur. Will comply.
16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and
grading plans. Concur. Will provide on lots that are affected.
17. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Concur. Will comply.
18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road
intersection(s) comply with 2004 AASHTO Green Book standards. Concur. Will provide.
19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to
occupancy. Concur. Will comply.
20. Street names and street naming conventions must be approved by Public Works. Contact Glenn
Haley at (501) 371-4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail
are duplicates. Concur. Will coordinate and correct.
21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes
and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501-379-1818 for additional
information. Concur. Will comply.
22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or
round -about are suggested at regular intervals and at main intersections. Contact Travis Herbner,
Traffic Engineering. at 379-1805 for additional info. Concur. Will provide as required.
23. The accel and decel lanes on Kanis Road should not be constructed. Concur. Will be deleted from
project.
24. Emergency access should be provided for area of subdivisions with 30 for more homes and only 1
access. Will concur with State Fire Marshal's office and West Pulaski County Fire Chief's
comments pertaining to this.
25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-
of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of
arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn
lane for a length of 250 feet. The total width of dedication is 65 feet. Concur. Will dedicate
additional Right -Of -Way but are requesting waiver for half street Improvements as this is a
long term upgrade for Walnut Grove Road.
26. Per the Master Street Plan at arterial/arterial intersections, a 100 feet radial dedication of right-of-way
is required at the intersection of Walnut Grove Rd and Kanis Rd. Concur. Will dedicate Right -Of -
Way as required.
27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the
outside of the circle portion of Summit Trail. We are providing trails throughout the subdivision in
lieu of sidewalks.
28. The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design
Manual and 150 feet minimum horizontal radius at centerline. Concur. Will comply and request
variance if required regarding stopping distance and sight distance.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary, no comment. Noted.
EnterQv: Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Concur. Noted.
Centerpoint Energy_: No comment received. Noted.
AT & T: No comment received. Noted.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service must be
met. Concur. Will comply.
2. A water main extension will be needed to provide water service to this property. Concur. Will
provide.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required.
Concur. Will comply.
4. This development will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection. Concur. Will comply.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Concur. Will comply.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). Concur. Will provide.
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered connections off
the private fire system. Concur. Noted.
Fire Department: 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. Concur. Will comply.
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. Concur. Will comply.
Loagling. 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. Concur. Will comply.
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. Concur. Will provide.
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. Concur. Will comply.
2. Gates shall be of swinging or sliding type. Concur. Will comply.
3. Construction of gates shall be of material that allow manual operation by one
person. Concur. Will comply.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective. Concur. Will comply.
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. Concur. Will comply.
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.
Concur. Will comply.
7. Locking device specifications shall be submitted for approval by the fire code
official Concur. Will comply.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325. Concur. Will comply.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200. Concur. Will comply.
One- or Two -Family Residential Developments. There are going to be over 30
houses and code requires two separate access roads, need to connect the roads inside
the housing development. 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. Will concur with State Fire
Marshal's office and West Pulaski County Fire Chief's comments pertaining to this
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 Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Concur. Will comply.
Parks and Recreation: No comment received. Noted.
County Plannina:
1. Provide Bill of Assurance. Concur. Will comply.
2. Show State Plane coordinates for two corners. Concur. Will comply.
3. Label index contour so contour interval can be determined. Concur. Will comply.
4. Provide zoning for existing and adjacent parcels. Concur. Will comply.
5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development
Code. Show lot dimensions and bearings on all lots. Concur. Will comply.
6. Show each lot size in acres and square feet. Concur. Will comply.
7. Provide source of water. Concur. Will comply.
8. Provide Arkansas Department of Health approval for wastewater treatment system. Concur. WIII
comply.
9. Provide approval from the Volunteer Fire Department. Concur. Will comply.
10. Provide profile for all streets. Concur. Will comply.
11. Label all street centerlines. Concur. Will comply.
12. Provide storm drainage plan. Concur. Will comply.
13. Provide effective FEMA flood panel number. Concur. Will comply.
14. Provide Pulaski County preliminary certificate of approval, not final plat approval. Concur. Will
comply.
15. Street names in proposed subdivision are identical to several streets within the City of Little Rock
corporate limits. Rename streets as needed to avoid conflicts. Concur. Will comply.
16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock
Board of Directors. Concur. Will comply.
17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code
standards. 25-foot front and rear setback is required with an 8-foot side yard setback. Please note
that these are being altered as part of the PD-R.
18. Provide SWPPP for Pulaski County review. Concur. Will comply.
19. Pay $132.00 review fee. Concur. WIII comply.
Additional Comments —
1. Provide water and wastewater design plans for Public Works review. Concur. Will comply.
2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts
in the bill of assurance and on the plat. Concur. Will comply.
3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. Concur. Will
comply.
4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be
labeled Lot 7. Concur. Will comply.
5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. Need further
clarification.
6. Provide drainage easement as needed between lots. Concur. Will comply.
7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and
setbacks are not applicable. Concur. Will comply.
CATA:
Buiidinq Code: No Comment Noted.
Planning Division; This request is located in the Burlingame Valley Planning District.
The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) for this
property. The Residential Low Density (RL) category provides for single family homes
at densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six (6)
units per acre. The Agricultural category is to encourage the continuation of
agricultural uses of the land. The agricultural classification also provides for a transition
between rural areas and the urban fringe, where it would be appropriate to preserve
existing rural land use, prior to annexation into the city. The applicant has applied for a
rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to
allow for the development of a single family subdivision on this site. Noted.
Master Street ;Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Walnut Grove Road since it is a Principal Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Kanis Road. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site. Noted.
Bicycle Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson
Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Noted.
Landscape: No comment. Noted.
Revised plat/Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional
information as noted above) to staff on Wednesday, May 20, 2015. Concur. Will comply.
ITEM NO,: 19. �-
9042
NAME: The Trails Conditional Use Permit
LOCATION: located on the Southside of Kanis Road between the Chenal Downs Subdivision and
Walnut Grove Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof
of notice no later than May 29, 2015.
2. Provided details of the proposed treatment system, who will permit (State Agency), who will be
responsible for maintenance (Property Owners Association/Developer), what are the required
setbacks from adjacent properties, what are the discharge requirements and/or perimeters for
disposal of treated effluent.
3. Has a permit request been made to the proper permitting agencies to allow for the proposed
treatment system?
4. Will the system be located above or below the ground?
5. All subdivisions shall be provided with water supply and distribution systems approved by the city and
meeting the requirements of the state health department. Where a public water supply is within a
reasonable distance of the subdivision, the subdivider shall install or have installed a system of water
mains and connect to such supply. A connection to each lot shall be installed prior to the paving of
the street, if possible.
6. Section 31-400 - All subdivisions shall be provided with a sewage collection and treatment
system approved by the wastewater utility and/or the state board of health. Where a public
sanitary sewer is within a reasonable distance of any point of a subdivision, the subdivider shall
connect with such sewer and provide a connection to each lot. Such sanitary sewage system
shall be installed prior to the installation of the street pavement. The sewage collection system
shall be designed to handle the anticipated flow of sewage from within the subdivision, including
development of future sections of the same subdivision and adjacent areas within the same
drainage basin. Recognized engineering design criteria in accordance with the state department
of health shall be used to design the system.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45
feet from centerline will be required.
2. Some floodplain is identified on the subject property. Contact Pulaski County Road and Bridge about
the conditions for developing in the 100 year floodplain.
Utilities and Fire DepartmentlCounty Planning:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Center pint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service must be
met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered connections off
the private fire system.
Fire ❑e art ent: M i it ip 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.
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.
One- or Tw2-.Farn*lv Besidential Qevel2Rm!tntp. There are going to be over 30 houses and code
requires two separate access roads, need to connect the roads inside the housing development. 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 Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Riannina:
1. Provide Arkansas Department of Health approval for wastewater treatment system.
2. Provide water and wastewater design plans for Public Works review.
3. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts
in the bill of assurance and on the plat.
CATA
Building Code: No Comment
Landscape: No comment.
Revised plat/plan'. Submit four (4) copies of a revised preliminary plat/plan (to include the additional
information as noted above) to staff on Wednesday, May 20, 2015.
PHILLiP LEWIS ENGINEERING, INC.
Structural/Civil Design
2701 Kavanaugh Blvd, Suite 200
Little Rock, Arkansas 72205
Again, I do appreciate the opportunity to present The Trails and look forward to working hand in
hand with the City of Little Rock and Pulaski County in making this unique development a reality.
Sincerely,
Phillip Lewis, P.E.
c.501.350.9840
17 May 2015
City of Little Rock
Attn: Ms. Donna James
Subdivision Administrator
723 West Markham
Little Rock, Arkansas 72201
Re: Annotation and Response Letter for "The Trails" Subdivision Long -Form PD-R located on the South
side of Kanis Road between the Chenal Downs Subdivision and Walnut Grove Road, Little Rock,
Arkansas
Donna,
We appreciate this opportunity to submit the following annotations and responses to the City of Little
Rock's and Pulaski County's (also all utility and fire department) review comments for the above named
project otherwise known as "The Trails". Please see the review comments and corresponding
annotations and comments below:
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof
of notice no later than May 29, 2015, Concur. Will Provide.
2. Provide details of any proposed signage. Will there be a subdivision identification sign? Provide the
location, total height and total area. Concur. Will Provide.
3. Are interior fences proposed with the new construction or by the future homeowners? Include a note
on the site plan including the total height and construction material to allow fencing to occur. Provide
details of any perimeter fencing. Yes. Concur. Will Provide note on site plan.
4. The plan as submitted creates streets with lots in excess of 30 homes. The streets must be looped to
eliminate this conflict with the Arkansas Fire Code. Will concur with State Fire Marshal's office
and West Pulaski County Fire Chief's comments pertaining to this.
5. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of
Assurance? If these are desired include a note on the proposed site plan to allow accessory
structures per the R-2, Single-family zoning district. Yes. Concur. Will provide in Bill of
Assurance.
6. Provide the proposed square footages of the homes. Provide the proposed construction materials.
Provide the maximum building height and the number of stories of the proposed structures. Concur.
Will Provide.
7. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated
as common usable open space and single-family, duplex, zero -lot -line and townhouse development
shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the
total common usable open space and the total usable private open space provided within the
development. Concur. Will comply.
8. Will the development be constructed in multiple phases or in a single phase? Provide the proposed
phasing plan. Multiple Phases.
VarianCeANaivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45
feet from centerline will be required. Understood — will request waiver of ROW dedication due to
the designation of this as a "Scenic Byway" via the tree cover canopy along this stretch of
Kanis Road.
2. With site development, provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to Kanis Road with planned development. Kanis Road should be improved
with pavement provided to 11 feet from centerline and a 4 feet gravel shoulder. At the proposed
street intersections at least 36 feet of asphalt should be provided with striping for a left turn lane.
Paving should be provided for lane shifts and striping to meet AASHTO standards could may extend
beyond the property boundary. Concur. Will provide upgrades where existing grades allow
without disturbing trees along Kanis Road that comprise part of the tree cover canopy along
Kanis. Please see specific locations denoted (along with proposed phasing) on the plat. Also,
please see the attached photos with associated notationstexplanations.
3. Storm water detention ordinance applies to this property. Show the proposed location for stormwater
detention facilities on the plan. Concur. Will comply.
4. 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. Concur. Will provide.
5. Kanis Road is on the Master Bike Plan. If bike lanes are desired per the Master Bike Plan and
MUTCD standards, the bike lanes should be 6 feet wide measured from the back of curb and
provided on both sides of the proposed street. The total street section would be 34 feet wide from
back of curb to back of curb. The bike lanes should continue on Kanis Road east and west of the
proposed intersections to the side property lines. The paved lane should be 5 feet wide with striping
and takes the place of the 4 feet gravel shoulder in these areas. Concur. Will comply where bike
lanes are provided.
6. The provided typical road cross section is not accurate and widths are confusing. Concur. Will
clarify cross sections.
7. Local streets centerline grade cannot exceed 15% without approval of a variance to the Master Street
Plan. Local streets centerline grade cannot exceed 5% at the first 30 feet of an intersection. Concur.
Will request variance as required to exceed this maximum slope.
8. Floodplain is shown on the subject property. Contact Pulaski County Road and Bridge for floodplain
regulations and conditions. Concur. Will comply.
9. 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. Concur. No water courses are being altered.
10. Street Improvement plans shall include signage and striping. Public Works must approve completed
plans prior to construction. Concur. Will comply.
11. 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. Concur. Will provide additional drainage and access
easements as noted.
12. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic
Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering, Greg Simmons, gsimmions@littlerock.org or 501.379.1813 for more information.
Concur. Will comply and street lights are being provided as part of this project.
13. Per the Master Street Plan, parking is restricted to one side of the street on a 24 feet wide street.
Show on the plan now and on the final plat and bill of assurance, the area along the street where
parking is allowed. Concur. No 24 feet wide streets are included in the subdivision.
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. Concur. Will comply.
15. A minimum undisturbed strip 25 feet wide except for reasonable access shall be provided along each
side of streams having a 10 year storm >150 cfs. The undisturbed strip should be measured from the
top of the bank. Concur. Will comply.
16. The minimum finish floor elevation as required by Pulaski County is required to be shown on plat and
grading plans. Concur. Will provide on lots that are affected.
17. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Concur. Will comply.
18. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road
intersection(s) comply with 2004 AASHTO Green Book standards. Concur. Will provide.
19. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to
occupancy. Concur. Will comply.
20. Street names and street naming conventions must be approved by Public Works. Contact Glenn
Haley at (501) 371-4537. The street names Ridge Trail, Sunset Trail, Fern Trail, and Summit Trail
are duplicates. Concur. Will coordinate and correct.
21. The proposed traffic circle should be constructed per AASHTO and FHWA standards with bike lanes
and splitter islands. Contact Nat Banihatti in Traffic Engineering at 501-379-1818 for additional
information. Concur. Will comply.
22. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or
round -about are suggested at regular intervals and at main intersections. Contact Travis Herbner,
Traffic Engineering. at 379-1805 for additional info. Concur. Will provide as required.
23. The accel and decel lanes on Kanis Road should not be constructed. Concur. Will be deleted from
project.
24. Emergency access should be provided for area of subdivisions with 30 for more homes and only 1
access. Will concur with State Fire Marshal's office and West Pulaski County Fire Chief's
comments pertaining to this.
25. Walnut Grove Road is classified on the Master Street Plan as a principal arterial. Dedication of right-
of-way to 55 feet from centerline will be required. Per the Master Street Plan at the intersection of
arterial/arterial intersections, an additional 10 feet of right-of-way should be dedicated for a right turn
lane for a length of 250 feet. The total width of dedication is 65 feet. Concur. Will dedicate
additional Right -Of -Way but are requesting waiver for half street improvements as this is a
long term upgrade for Walnut Grove Road.
26. Per the Master Street Plan at arterial/arterial intersections, a 100 feet radial dedication of right-of-way
is required at the intersection of Walnut Grove Rd and Kanis Rd. Concur. Will dedicate Right -of -
Way as required.
27. Sidewalk should be installed along Summit Trail south of traffic circle. The sidewalk should be on the
outside of the circle portion of Summit Trail. We are providing trails throughout the subdivision in
lieu of sidewalks.
28. The minimum stopping sight distance of 155 feet or latest AASHTO policy on Geometric Design
Manual and 150 feet minimum horizontal radius at centerline. Concur. Will comply and request
variance if required regarding stopping distance and sight distance.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary, no comment. Noted.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Concur. Noted.
Centerpoint Energy: No comment received. Noted.
AT & T: No comment received. Noted.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service must be
met. Concur. Will comply.
2. A water main extension will be needed to provide water service to this property. Concur. Will
provide.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required.
Concur. Will comply.
4. This development will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection. Concur. Will comply.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Concur. Will comply.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). Concur. Will provide.
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered connections off
the private fire system. Concur. Noted.
Fire Department: Main1lin A
Fire Hydrant& 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. Concur. Will comply.
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. Concur. Will comply.
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. Concur. Will comply.
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. Concur. Will provide.
_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. Concur. Will comply.
2. Gates shall be of swinging or sliding type. Concur. Will comply.
3. Construction of gates shall be of material that allow manual operation by one
person. Concur. Will comply.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective. Concur. Will comply.
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. Concur. Will comply.
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.
Concur. Will comply.
7. Locking device specifications shall be submitted for approval by the fire code
official Concur. Will comply.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325. Concur. Will comply.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200. Concur. Will comply.
One- or Two -Family Residential Developments.—
evelo ments. There are going to be over 30
houses and code requires two separate access roads, need to connect the roads inside
the housing development. 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. Will concur with State Fire
Marshal's office and West Pulaski County Fire Chiefs comments pertaining to this
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 Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Concur. Will comply.
Parks and Recreation: No comment received. Noted.
County Planning
1. Provide Bill of Assurance. Concur. Will comply.
2. Show State Plane coordinates for two corners. Concur. Will comply.
3. Label index contour so contour interval can be determined. Concur. Will comply.
4. Provide zoning for existing and adjacent parcels. Concur. Will comply.
5. Lot size is smaller than 6,000 square feet allowed by Pulaski County Subdivision and Development
Code. Show lot dimensions and bearings on all lots. Concur. Will comply.
6. Show each lot size in acres and square feet. Concur. Will comply.
7. Provide source of water. Concur. Will comply.
8. Provide Arkansas Department of Health approval for wastewater treatment system. Concur. Will
comply.
9. Provide approval from the Volunteer Fire Department. Concur. Will comply.
10. Provide profile for all streets. Concur. Will comply.
11. Label all street centerlines. Concur. Will comply.
12. Provide storm drainage plan. Concur. Will comply.
13. Provide effective FEMA flood panel number. Concur. Will comply.
14. Provide Pulaski County preliminary certificate of approval, not final plat approval. Concur. Will
comply.
15. Street names in proposed subdivision are identical to several streets within the City of Little Rock
corporate limits. Rename streets as needed to avoid conflicts. Concur. Will comply.
16. Provide full set of construction plans for all streets once PD-R is approved by the City of Little Rock
Board of Directors. Concur. Will comply.
17. Front, rear and side setbacks do not comply with Pulaski County Subdivision and Development Code
standards. 25-foot front and rear setback is required with an 8-foot side yard setback. Please note
that these are being altered as part of the PD-R.
18. Provide SWPPP for Pulaski County review. Concur. Will comply.
19. Pay $132.00 review fee. Concur. Will comply.
Additional Comments —
1. Provide water and wastewater design plans for Public Works review. Concur. Will comply.
2. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts
in the bill of assurance and on the plat. Concur. Will comply.
3. Obtain appropriate road cut permits from Pulaski County Public Works for Kanis Road. Concur. Will
comply.
4. Large Lot #1 at east end of the subdivision should be labeled Lot 6 immediately to the west should be
labeled Lot 7. Concur. Will comply.
5. Provide turnarounds at maximum 9-foot intervals for all cul-de-sac streets. Need further
clarification.
6. Provide drainage easement as needed between lots. Concur. Will comply.
7. Subject to approval of the PD-R zoning by the City of Little Rock, comments related to lot sizes and
setbacks are not applicable. Concur. Will comply.
CATA:
Building Code: No Comment Noted.
Plannina Division, This request is located in the Burlingame Valley Planning District.
The Land Use Plan shows Residential Low Density (RL) and Agricultural (A) for this
property. The Residential Low Density (RL) category provides for single family homes
at densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six (6)
units per acre. The Agricultural category is to encourage the continuation of
agricultural uses of the land. The agricultural classification also provides for a transition
between rural areas and the urban fringe, where it would be appropriate to preserve
existing rural land use, prior to annexation into the city. The applicant has applied for a
rezoning from R-2 (Single Family District) to PDR (Planned Commercial District) to
allow for the development of a single family subdivision on this site. Noted.
Master Street Plan: Walnut Grove Road is a Principal Arterial and Kanis Road is a Minor Arterial on the
Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators
or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Walnut Grove Road since it is a Principal Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on Kanis Road. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site. Noted.
BicYf,le Plan: A Class II Bike Lanes are shown along both Colonel Glenn Road and Lawson
Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Noted.
Landscape: No comment. Noted.
Revised-plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional
information as noted above) to staff on Wednesday, May 20, 2015. Concur. Will comply.
ITEM NO.: 19. Z-
9042
NAME: The Trails Conditional Use Permit
LOCATION: located on the Southside of Kanis Road between the Chenal Downs Subdivision and
Walnut Grove Road
Planning %aff Comment:
1. Provide notification of the property owners located within 200-feet of the development including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof
of notice no laterthan May 29, 2015.
2. Provided details of the proposed treatment system, who will permit (State Agency), who will be
responsible for maintenance (Property Owners Association/Developer), what are the required
setbacks from adjacent properties, what are the discharge requirements and/or perimeters for
disposal of treated effluent.
3. Has a permit request been made to the proper permitting agencies to allow for the proposed
treatment system?
4. Will the system be located above or below the ground?
5. All subdivisions shall be provided with water supply and distribution systems approved by the city and
meeting the requirements of the state health department. Where a public water supply is within a
reasonable distance of the subdivision, the subdivider shall install or have installed a system of water
mains and connect to such supply. A connection to each lot shall be installed prior to the paving of
the street, if possible.
6. Section 31-400 - All subdivisions shall be provided with a sewage collection and treatment
system approved by the wastewater utility and/or the state board of health. Where a public
sanitary sewer is within a reasonable distance of any point of a subdivision, the subdivider shall
connect with such sewer and provide a connection to each lot. Such sanitary sewage system
shall be installed prior to the installation of the street pavement. The sewage collection system
shall be designed to handle the anticipated flow of sewage from within the subdivision, including
development of future sections of the same subdivision and adjacent areas within the same
drainage basin. Recognized engineering design criteria in accordance with the state department
of health shall be used to design the system.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45
feet from centerline will be required.
2. Some floodplain is identified on the subject property. Contact Pulaski County Road and Bridge about
the conditions for developing in the 100 year floodplain.
Utilities and Fire Department/County Planning:
Wastewater'. Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A single phase power line exists on
the western side of the property, but nowhere else. Service to the proposed lots will be
installed and provided along the front lot lines along the new streets. Contact Entergy in
advance regarding future service requirements and additional facilities location(s) as
this development will require extensive work to install facilities to the 299 proposed lots.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water;
1. All Central Arkansas Water requirements in effect at the time of request for water service must be
met.
2. A water main extension will be needed to provide water service to this property.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required.
4. This development will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered connections off
the private fire system.
Fire De artment- 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.
Loadina. 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 Arkansis 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.
One- or Two -Family i nti I Developments. There are going to be over 30 houses and code
requires two separate access roads, need to connect the roads inside the housing development. 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 Marshal's Office (Capt. Tony
Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Plannina:
1. Provide Arkansas Department of Health approval for wastewater treatment system.
2. Provide water and wastewater design plans for Public Works review.
3. Provide for maintenance of greenways, common areas, trails, wastewater plant and all leftover tracts
in the bill of assurance and on the plat.
CATA:
Building Code: No Comment
Landscape: No comment.
Revised latl lan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional
information as noted above) to staff on Wednesday, May 20, 2015.