HomeMy WebLinkAboutZ-9244 Staff AnalysisFILE NO.: Z-9244
NAME: Revel Cove Long -form PD-R
LOCATION: Located at 15700 Pride Valley Road
DEVELOPER:
Thunder Cloud, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.5 acres
WARD: N/A
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING
PROPOSED USE:
VARIANCENVAIVERS:
NUMBER OF LOTS: 34
PLANNING DISTRICT: 18
R-2, Single-family
Single-family residential
.M
Single-family residential
FT. NEW STREET: 845 LF
CENSUS TRACT: 42.07
1. A variance request from the City's Land Alteration Ordinance to allow grading of the
entire development with the installation of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property contains approximately 9.5-acres and is located at 15700 Pride
Valley Road. The property is currently zoned R-2, Single-family and currently has
a single-family residence on the site. The applicant is proposing a rezoning of the
site from R-2, Single-family to PD-R, Planned Development Residential, to
FILE NO.: Z-9244 (Cont.
allow the development of the site with 34 single-family residences. The developer
is proposing a large common area to the north and to allow the placement of a mail
kiosk for mail delivery service to the subdivision should this type mail delivery
service be required by the United States Postal Service.
The developer is proposing to construct the Boundary Street improvements per
the Master Street Plan for the frontage along Pride Valley Road in conjunction with
the development of the subdivision. The developer is proposing to complete the
site grading with the development of the subdivision which includes grading of the
lots with the installation of the streets and basic infrastructure.
Upon approval of the rezoning request the applicant proposes to seek annexation
to the City of Little Rock to allow the development to receive sewer service from
the Little Rock Water Reclamation Authority.
B. EXISTING CONDITIONS:
The site is located outside the City limits of Little Rock but abuts the City limits on
the west and northern perimeters of the property. There is a single-family
residence on the site. East of the site are single-family homes also located in the
County. Southwest Power Pool is located to the west of the site. Rock Creek runs
along the northern boundary of the property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Kanis Creek
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pride Valley Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including
5-foot sidewalks with the planned development. The new back of curb on
Pride Valley Road should be located 18 feet from the centerline and connect
with the existing curb and gutter to the west and maintain the same width.
3. The mail cluster box (kiosk) should be removed from the center of the cul de
sac and relocated. The cluster box should be located at least 5 feet off the
back of curb and access provided to conform with ADA standards.
K
FILE NO.: Z-9244 (Cont.)
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance is being requested
to advance grade the lots with the street construction.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner's association.
6. 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.
7. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
8. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
10. 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.
11. 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 Greg Simmons,
Traffic Engineering, 501.379.1813 or gsimmonsQlittlerock.gov for more
information.
12. The island in the center of cul de sac should be removed or the plat should
show "No Parking allowed on street from Lot 14 to Lot 21.
13. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
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. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
W
FILE NO.: Z-9244 (Cont.)
17. All public drainage easements must contain drainage infrastructure approved
by the City of Little Rock Public Works Department.
18. Obtain a franchise agreement from Bennie Nicolo, Public Works,
b6colo(o0ttlerock.gov or 501.371.4818 for the mail cluster box if located in
the right-of-way prior to approval of the final plat.
19. The floodway should be rezoned open space.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Existing sewer
easement(s) must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the north side of Pride Valley Road at this location, but does not
appear to be in conflict with the proposed development. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
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.
2. 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.
3. 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.
E
FILE NO.: Z-9244
4. ❑ead 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.
5. 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.
1. Exceptions: 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.
6. 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 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: No comment.
Little Rock Post Master: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of the
footing inspection the building official may require verification the foundation meets
the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
5
FILE NO.: Z-9244
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances
are permitted, subject to the approval of the building official. The building official is
permitted to require an investigation and recommendation of a qualified engineer
to demonstrate that the intent of this Section has been satisfied. Such an
investigation shall include consideration of materials, height of slope, slope
gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is not served by METRO currently but is in our
long range plans. METRO supports fewer dead-end "lollipop" roads and a more
connected street network which is transit supportive. We also support sidewalks
and complete streets policy. METRO suggests the sidewalks be installed with the
initial build.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for the application area. The
Residential Low Density 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 applicant has applied for rezoning from R-2 (Single
Family District) to PDR (Planned Development Residential) to allow the
construction of a single-family subdivision.
Master Street Plan: South of the property is Pride Valley Road and it is shown as
a Collector Street on the Master Street Plan. Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
Mr. Brian Dale and Mr. Scott Hurley were present representing the request. Staff
presented an overview of the item stating there were few outstanding technical
issues associated with the request. Staff questioned if the development was
proposed with a subdivision identification sign. Staff also questioned if accessory
structures and/or fences would be allowed as within the R-2, Single-family Zoning
District.
0
FILE NO.: Z-9244 (Cont.
Public Works comments were addressed. Staff stated the mail kiosk could not be
located within the public right of way. Staff stated the placement of the kiosk was
not acceptable due to turning movements and there was not adequate area for the
service vehicles to make the turn if there was a car parked on the street at the end
of the cul-de-sac. Staff stated a portion of the property was located within the
regulatory floodway which would be zoned OS, Open Space with the approval of
the PD-R, Planned Development Residential, zoning. Staff requested Mr. Dale
provide a note on the proposed site plan indicating the minimum finished floor
elevation.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
ANAI YSIS-
The applicant submitted a revised site plan/plat plan to staff addressing most of
the technical issues associated with the request. The applicant has indicated a
subdivision identification sign, the allowance of accessory structures and the
proposed placement of fencing within the subdivisions.
The property contains approximately 9.5-acres and is zoned R-2, Single-family.
The request is to rezone the property from R-2, Single-family to PD-R,
Planned Development Residential, to allow the development of the site with
34 single-family residential lots. Within the development the developer is
proposing a large common area to the north and along the northern and southern
perimeters which will be used as common space and also for detention. The plan
also indicates a location for a mail kiosk for mail delivery service to the subdivision
within a tract and not in the public right of way.
The developer is proposing to construct the Boundary Street Improvements per
the Master Street Plan for the frontage along Pride Valley Road in conjunction with
the development of the subdivision. The development is proposed in a single
phase. The developer is proposing to complete the site grading with the
development of the subdivision which includes grading of the lots with the
installation of the streets and basic infrastructure. To allow the grading as
proposed will require a variance from the City's Land Alteration Ordinance.
The original proposal requested a payment in -lieu of stormwater detention. Staff
did not support that request. The applicant has indicated on -site detention will be
provided as requested by staff.
The development is proposed with a front yard setback of 20-feet, a rear yard
setback of 20-feet and 5-foot side yard setbacks. The project is proposed
containing 34-lots that are 50-feet by 115-feet. The applicant has indicated an
7
FILE NO.: Z-9244 (Cont.
average lot size of 5,750 square feet. The homes are proposed with a maximum
building height of 35-feet. The homes are proposed containing 1,600 to
2,200 square feet with a sales price ranging from $250,000 to $300,000. The
homes are proposed with brick, stone, stucco and or hardi-board exteriors and
architectural shingled roofs. Vinyl may be used for the soffit and/or facia.
The applicant has indicated fences will be allowed as per the R-2, Single-family
Zoning District. Fences are proposed along the rear and side yard lot lines
between the required building setback line and the street right of way of
six (6) feet in height. Fencing along the eastern property line is indicated
eight (8) feet in height. Accessory structures will be allowed per the R-2,
Single-family Zoning District to include setbacks as allowed within the
Single-family Zoning District. The buildable areas indicated on the proposed
plat/plan are not reflective of the placement of accessory structures.
With the development of the subdivision 875 linear feet of new public street will be
added. The street is proposed within a 45-foot right of way with 27-feet of
pavement. No sidewalk is proposed to serve the proposed subdivision.
Upon approval of the rezoning request the applicant proposes to seek annexation
to the City of Little Rock to allow the development to receive sewer service from
the Little Rock Water Reclamation Authority.
Staff is supportive of the applicant's request. The applicant is seeking preliminary
plat approval via a rezoning to a PD-R, Planned Development Residential, to allow
the development of a single-family subdivision with lot widths and lot areas less
than the typical lot width and area allowed within the R-2, Single-family Zoning
District. The applicant has indicated lot widths of 50-feet rather than the typical
60-foot lot width and lot areas with an average of 5,750 square feet rather than the
typical 7,000 square feet to allow for development of lots with a more affordable
cost. The lots are similar in size to lots currently being developed just to the northof
this site also along Pride Valley Road. To staffs knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
subdivision as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City's Land Alteration
Ordinance to allow grading of the lots with the installation of the basic infrastructure
for the subdivision.
E.*
FILE NO.: Z-9244 (Cont.)
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the variance request from the City's
Land Alteration Ordinance to allow grading of the lots with the installation of the basic
infrastructure for the subdivision. 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.
P
ITEM NO.: 10. Z-9244
NAME: Revel Cove Long -form PD-R
LOCATION: located at 15700 Pride Valley Road
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract list,
notice form with affidavit executed and proof of mailing. The notice must be mailed no
later than August 16, 2017. The Office of Planning and Development must receive the
proof of notice no later than August 25, 2017.
2. 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.
3. Are the building lines indicated for the principal structure? If accessory structures are
allowed will they be allowed within the rear yard building setback?
4. 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.
5. 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.
6. 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.
7. Will the development be constructed in multiple phases or in a single phase?
8. Will there be a subdivision identification sign? If so note the location along with a note
indicating the total height and total sign area.
9. The project must be annexed prior to the City extending sewer service to the proposed
subdivision.
Variance/Waivers:
1. A variance request from the City's Land Alteration Ordinance to allow grading of the entire
development with the installation of the basic infrastructure.
2. A variance to allow an in -lieu contribution for stormwater detention.
Engineering Comments:
Public Works Conditions:
1. Pride Valley Road is classified on the Master Street Plan as a collector street. A
ITEM NO.: 10.
Z-9244
dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to the street including 5-foot sidewalks with the
planned development. The new back of curb on Pride Valley Road should be located 18
feet from the centerline and connect with the existing curb and gutter to the west and
maintain the same width.
3. The mail cluster box (kiosk) should be removed from the center of the cul de sac and
relocated. The cluster box should be located at least 5 feet off the back of curb and
access provided to conform with ADA standards.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. A variance is being requested to advance grade the lots with the street
construction.
5. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the developer=;nd/or property
owner's association.
6. 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.
7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior
to construction.
8. The minimum Finish Floor elevation of at least one (1) foot above the bas:- Flood elevation
is required to be shown on plat and grading plans.
9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
10.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.
11.Streetlights are required by Section 31-403 of the Little Rock code. 1=1;ovide Flans for
approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of
occupancy. Contact Greg Simmons, Traffic Engineering, 50-1.379.1813 or
gsimmons@littlerock.gov for more information.
12.The island in the center of cul de sac should be removed or the plat should snow "No
Parking allowed on street from Lot 14 to Lot 21.
13. Provide a letter prepared by a registered engineer certifying the intersectioi i sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
14.Street Improvement plans shall include signage and striping. Public Worl.s must approve
completed plans prior to construction.
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.All public drainage easements must be unobstructed and access provided to the public
right-of-way by constructed infrastructure and/or documented on the final plat.
17.AII public drainage easements must contain drainage infrastructure approved by the City
of Little Rock Public Works Department.
18.Obtain a franchise agreement from Bennie Nicolo, Public Works, bnicolo<<littlerrock.gov,
ITEM NO.: 10. Z-9244
501.371.4818) for the mail cluster box if located in the right-of-way prior to =T%proval of the
final plat.
19.The floodway should be rezoned open space.
Utilities/Fire Department/Parks/County Planning;
Little Rock Water Reclamation Authority: Sewer main extension required ,aii : easements if
new sewer service is required for this project. Existing sewer easement(s) 1r).!st be retained.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line exists along
the north side of Pride Valley Road at this location, but does not appear to be in conflict with
the proposed development. Contact Entergy in advance to discuss ei: c;trical service
requirements, or adjustments to existing facilities (if any) as this project procer-11s.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant Ic ca.tions as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section 'I03.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparalms access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
2. 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 acces:> reads shall not
exceed 10 percent in grade except as approved by the fire chief.
3. 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 v�/ith an asphalt,
concrete or other approved driving surface capable of supporting the imps... cl load of fire
apparatus weighing at least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations _.s 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 11cr Dead' --end fire
apparatus access roads.
5. One- or Two -Family Residential Developments. As per Appendix D, Sechun D107.1 of the
Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwe!!ing residential
developments. Developments of one- or two-family dwellings where she number of
ITEM NO.: 10.
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.
1. Exceptions: Where there are more than 30 dwelling units on a single public or private
fire apparatus access road and al dwelling units are equipped throi;dhout 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 :' :,,Jelohment, as
determined by the fire code official.
6. 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 or Capt. John Hogue 501.918.3754). Number an,`1 Distribulion of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning_ No comment.
Little Rock Post Master: No comment received.
Building Codes/Landscape:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) anal two (?) family
dwellings requires foundations meet the following Sections of the Code. it the foundation
cannot be verified by the building official at the time of the footing inspection the building
official may require verification the foundation meets the required elevation by a licensed
engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior ,)I.indalion shall
extend above the elevation of the street gutter at point of discharge or she inlet of an
approved drainage device a minimum of 12-inches (305 mm) plus two (2) pet ;ent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are
permitted, subject to the approval of the building official. The building offici._:' i.,� permitted to
require an investigation and recommendation of a qualified engineer to den-), .> lr atF that the
intent of this Section has been satisfied. Such an investigation shall includle ;onisideration of
materials, height of slope, slope gradient, load intensity and erosion characteristics of slope
material.
Please address any questions to the building inspectors at 501.371.4833 or 5 - 1.371.-1834,
ITEM NO.: 10.
Z-�)'244
Landscape: No comment.
Transportation/Planning:
Rock Region Metro: Location is not served by METRO currently but is in our long range
plans. METRO supports fewer dead-end "lollipop" roads and a more connected street
network which is transit supportive. We also support sidewalks and comple!i-: sheets policy.
METRO suggests the sidewalks be installed with the initial build.
Planning Division: This request is located in Ellis Mountain Planning District. The Land Use
Plan shows Residential Low Density (RL) for the application area. The Residential Low
Density category provides for single family homes at densities not to exceed six (6) units per
acre. Such residential development is typically characterized by conventio ,L-1! sii igle family
homes, but may include patio or garden homes and cluster homes, provided l -,r the density
remain less than six (6) units per acre. The applicant has applied for rel-oning from R-2
(Singe Family District) to PDR (Planned Development Residential) to allow the construction
of a single-family subdivision.
Master Street Plan: South of the property is Pride Valley Road and it is sho,_ . a,D- L-i ',,,Hector
Street on the Master Street Plan. Plan. The primary function of a Collector 1 is to provide
a connection from Local Streets to Arterials. This street may require dedicati� ; Of rigi it -of -way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/p!,-t in(_; ude the
additional information as noted above) to staff on Wednesday, August 16, 26 i