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HomeMy WebLinkAboutS-0046-AA Staff AnalysisFILE NO.: S-46-AA NAME: Overlook Park Revised Preliminary Plat LOCATION: Located South of Overlook Drive, at the end of Woodglen Road DEVELOPER: Pfeifer Development Company P.O. Box 99 N. Little Rock, AR 72115 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 38 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 35 R-2, Single-family FT. NEW STREET: 3600 LF 3 —West Little Rock Planning District 22.01 VARIANCESMAIVERS REQUESTED: 1. A variance to allow Woodglen Drive to be constructed to a minor residential street standard, including a variance to allow a 50-foot centerline radius in two locations and a variance to allow 18% grades in several locations. 2. A variance to allow double frontage lots for Lots 166-173. 3. A variance to allow a reduced front building line (15-feet) for Lots 152-164. A. PROPOSAUREQUEST: A preliminary plat was approved for the proposed subdivision in the Mid-1960's. The approved preliminary plat included the development of this 38 acres with 39 single-family lots. The lots were proposed as rear loaded lots and the lots were to be developed with a minor residential street standard and no sidewalk. The lots were never developed and the developer is proposing to reconfigure the existing preliminary plat to reduce the number of lots and eliminate the private drive access with the exception of the drive on the east side. The current layout proposes 35 lots. The developer has indicated Woodglen Drive is partially FILE NO.: S-46-AA (Cont. constructed to a minor residential standard. The property contains challenging slopes and requires the development standards outlined under the minor residential street requirement to function properly. Specifically, the developers will need a centerline radius of 50-feet in two locations, 18 percent grades in several locations and no sidewalks on this portion of the street. The applicant has indicated Woodglen does not have sidewalks on the existing section of the street. The applicant has indicated in their opinion the eliminating of the rear access will be more compatible with the existing neighbors and will eliminate the need to clear trees adjacent to their backyards. The applicant has indicated they believe the adjoining property owners will be pleased with fewer lots and no alleys. B. EXISTING CONDITIONS: The lots are extremely steep falling from the road with topography ranging in elevation from 475-feet to 525-feet. Single-family homes have developed in -the area in similar conditions. The site is wooded with a ravine running along the south and west. Foxcroft has developed to the south of the site across the ravine. Single-family homes are located north of the site in the Overlook Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners abutting the site along with the Robinwood and Overlook Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. 2. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 3. Due to elevation changes and street curvature, proposed street should be one (1) way. Reconfigure intersection for no left turns from existing entrance into subdivision. 4. A Sketch Grading and Drainage Plan with street design will be required per Section 29-186 (e). Show compliance with City of Little Rock street standards specifically pertaining to horizontal radius of 75 ft and maximum centerline grade of 16%. Up to 18% centerline grade can be approved in special situation. 5. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval prior to construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at 2 FILE NO.: S-46-AA (Cont. E. F (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Historically, unusual soil conditions involving springs have existed in this area. All construction should account for these conditions. 9. The proposed right-of-way dedication meets Master Street Plan requirements. 10. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 11. Easements are required for all storm water drainage areas. 12. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County_Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUESTFECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. 3 NO.: S-46-AA (Cont. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the names and address of the landowner along with the source of title in the general notes section of the proposed preliminary plat. Staff also requested the applicant provide the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff noted the street names and street naming conventions would need to be approved by Public Works prior to final platting. Staff also stated due, to the elevation changes and street curvature, the proposed street should be one way, reconfiguring intersections for no left turns from existing entrances into the subdivision. Mr. White questioned this comment. He stated the proposed street design was very similar to the existing development pattern in the area. Staff stated with the requested curvatures, traffic circulation in the area would not be safe. Mr. White stated he would meet with Public Works staff to discuss this request in greater details. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner along with the source of title for the landowner in the general notes section of the proposed preliminary plat. The applicant has also indicated the average size (140-feet by 275-feet) of the lots and the minimum lot size (145-feet by 250-feet) in the general notes section of the proposed preliminary plat. The applicant has indicated prior to final platting the developer will contact Public Works staff to confirm the proposed street names within the proposed subdivision. The applicant has met with Public Works staff concerning the request to one-way the proposed street serving the indicated lots. Staff feels the developers should increase the radius of the two curves proposed within the subdivision or one-way the proposed street. Staff feels the curb radius should be increased to 75-foot radius to allow sufficient pavement for motorist to travel. Staff also feels these two curve areas should be signed for no parking to increase the visibility. The applicant is requesting a variance to allow Woodglen Drive to be constructed to a minor residential street standard. Staff is supportive of this variance request. FILE NO.: S-46-AA (Cont. Typically a minor residential street is limited to 1500 linear feet and serving no more than 35 lots. Although, the street exceeds the maximum length typically allowed, the number of lots is consistent with the proposed street design. The applicant is requesting a variance to allow double frontage lots for Lots 166 — 173. Staff is supportive of this request. The lots have a depth which will allow for building setbacks sufficient to allow developable area for the new homes. Staff does not feel a street adjacent to the front and rear of the homes will have a significant impact of the potential development. The applicant is requesting a variance to allow a 15-foot building line on proposed Lots 152 — 164. The applicant has indicated the steepness of the lots does not lend itself to development with the traditional 25-foot building line. The subdivision Ordinance typically allows lots with a 18 percent slope or greater to be developed with reduced design standards. The applicant has indicated several areas have steep slopes, which would typically allow special subdivision development standards. Staff is supportive of the applicant's request. The applicant has indicated reduced front building lines in areas abutting existing single-family neighborhoods. The reduced front building line will allow for the development of the proposed lots with minimal disturbance to the existing vegetation in the area. Staff is supportive of the proposed preliminary plat with the exception as noted above concerning the radius of the proposed roadway. As indicated, staff feels the radius should be a 75-foot minimal to allow for sufficient sight distance and maneuvering. The applicant is proposing the subdivision of this 38 acre tract into 35 single-family lots resulting in a density of 1.08 units per acre. The proposed preliminary plat removes the rear drives along the Overlook side of the development. The Foxcroft side of the development remains virtually the same. Staff feels the subdivision of this site and the development of thirty-five new single-family homes is an appropriate use of this property. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance to allow Woodglen Drive to be constructed to a minor residential street standard. Staff is supportive of the requested variance to allow 18% grades in several locations. Staff recommends approval of the requested variance to allow double frontage lots for Lots 166-173. Staff recommends approval of the requested variance to allow a reduced front building line (15-feet) for Lots 152-164. 5 ICI I IQUGM�-I- . _1_w(e:Titi PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval of the proposed preliminary plat subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow Woodglen Drive to be constructed to a minor residential street standard and the requested variance to allow 18% grades in several locations. Staff presented a recommendation of approval of the requested variances to allow reduced lot development standards limited to the requested variance to allow double frontage lots for Lots 166-173 and the requested variance to allow a reduced front building line (15-feet) for Lots 152-164. Dr. Whit Goodwin addressed the Commission in opposition of the proposed subdivision. He stated his home was located at 22 Tallyho Lane. He stated his concerns were with drainage, the grade of the site and property values. He questioned the number of trees that were to be cut for the proposed development. He stated the development would drain to Jamison Creek as did the entire area. He stated with the development of lots on the site there would be less area for absorption and questioned the ability of the creek to handle the drainage. Mr. Joe White of White-Daters and Associates addressed the Commission on the merits of the request. He stated the development would pay the City an in -lieu contribution for the required drainage. He stated based on the location of the development, near the Arkansas River, the in -lieu would benefit the City more than a detention basin. He stated with the construction of a detention basin additional trees would need to be removed from the site. Staff stated they felt the in -lieu more beneficial than actual construction. Staff stated the in -lieu contribution would be held in an account and used for drainage improvements within the watershed. There was a question concerning the proposed grades and the construction of the proposed street to a minor residential standard. Staff stated the grades were necessary in two locations at hairpin turns. Staff stated they were supportive of the proposed grades and the construction of the street to minor residential street standard including the minor residential street radius for curves. There was a general discussion concerning the proposed subdivision and the proposed detention, cutting of trees and the proposed roadway construction. Staff stated prior to construction the developer would be required to submit construction plans for the development of the proposed subdivision. Staff stated the subdivision would be inspected through the process to ensure the developers were complying with City ordinances. A FILE NO.: S-46-AA Cont. There was no further discussion of the item. The Chair entertained a motion for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 November 10, 2005 ITEM NO.: 3 FILE NO.: S-46-AA NAME: Overlook Park Revised Preliminary Plat LOCATION: Located South of Overlook Drive, at the end of Woodglen Road DEVELOPER: Pfeifer Development Company P.O. Box 99 N. Little Rock, AR 72115 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 38 acres NUMBER OF LOTS: 35 FT. NEW STREET: 3600 LF CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 3 — West Little Rock Planning District CENSUS TRACT: 22.01 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow Woodglen Drive to be constructed to a minor residential street standard, including a variance to allow a 50-foot centerline radius in two locations and a variance to allow 18% grades in several locations. 2. A variance to allow double frontage lots for Lots 166-173. 3. A variance to allow a reduced front building line (15-feet) for Lots 152-164. A. PROPOSAUREQUEST: A preliminary plat was approved for the proposed subdivision in the Mid-1960's. The approved preliminary plat included the development of this 38 acres with 39 single-family lots. The lots were proposed as rear loaded lots and the lots were to be developed with a minor residential street standard and no sidewalk. The lots were never developed and the developer is proposing to reconfigure the existing preliminary plat to reduce the number of lots and eliminate the private drive access with the exception of the drive on the east side. The current layout November 10, 2005 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: S-46-AA proposes 35 lots. The developer has indicated Woodglen Drive is partially constructed to a minor residential standard. The property contains challenging slopes and requires the development standards outlined under the minor residential street requirement to function properly. Specifically, the developers will need a centerline radius of 50-feet in two locations, 18 percent grades in several locations and no sidewalks on this portion of the street. The applicant has indicated Woodglen does not have sidewalks on the existing section of the street. The applicant has indicated in their opinion the eliminating of the rear access will be more compatible with the existing neighbors and will eliminate the need to clear trees adjacent to their backyards. The applicant has indicated they believe the adjoining property owners will be pleased with fewer lots and no alleys. B. EXISTING CONDITIONS: The lots are extremely steep falling from the road with topography ranging in elevation from 475-feet to 525-feet. Single-family homes have developed in the area in similar conditions. The site is wooded with a ravine running along the south and west. Foxcroft has developed to the south of the site across the ravine. Single-family homes are located north of the site in the Overlook Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners abutting the site along with the Robinwood and Overlook Property Owners Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. 2. Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 3. Due to elevation changes and street curvature, proposed street should be one (1) way. Reconfigure intersection for no left turns from existing entrance into subdivision. 4. A Sketch Grading and Drainage Plan with street design will be required per Section 29-186 (e). Show compliance with City of Little Rock street standards specifically pertaining to horizontal radius of 75 ft and maximum centerline grade of 16%. Up to 18% centerline grade can be approved in special situation. 5. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval prior to construction. 2 November 10, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-46-AA 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Historically, unusual soil conditions involving springs have existed in this area. All construction should account for these conditions. 9. The proposed right-of-way dedication meets Master Street Plan requirements. 10. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 11. Easements are required for all storm water drainage areas. 12. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 November 10, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-45-AA F. I SS U ESITEC H N 1 CAUD ES I G N: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide the names and address of the landowner along with the source of title in the general notes section of the proposed preliminary plat. Staff also requested the applicant provide the average size of the lots and the minimum lot size in the general notes section of the proposed preliminary plat. Public Works comments were addressed. Staff noted the street names and street naming conventions would need to be approved by Public Works prior to final platting. Staff also stated due, to the elevation changes and street curvature, the proposed street should be one way, reconfiguring intersections for no left turns from existing entrances into the subdivision. Mr. White questioned this comment. He stated the proposed street design was very similar to the existing development pattern in the area. Staff stated with the, requested - curvatures, traffic circulation in the area would not be safe. Mr. White stated he would meet with Public Works staff to discuss this request in greater details. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated the name and address of the landowner along with the source of title for the landowner in the general notes section of the proposed preliminary plat. The applicant has also indicated the average size (140-feet by 275-feet) of the lots and the minimum lot size (145-feet by 250-feet) in the general notes section of the proposed preliminary plat. The applicant has indicated prior to final platting the developer will contact Public Works staff to confirm the proposed street names within the proposed subdivision. 0 November 10, 2005 SUBDIVISIO ITEM NO.: 3 {Cant. FILE NO.: S-46-AA The applicant has met with Public Works staff concerning the request to one-way the proposed street serving the indicated lots. Staff feels the developers should increase the radius of the two curves proposed within the subdivision or one-way the proposed street. Staff feels the curb radius should be increased to 75-foot radius to allow sufficient pavement for motorist to travel. Staff also feels these two curve areas should be signed for no parking to increase the visibility. The applicant is requesting a variance to allow Woodglen Drive to be constructed to a minor residential street standard. Staff is supportive of this variance request. Typically a minor residential street is limited to 1500 linear feet and serving no more than 35 lots. Although, the street exceeds the maximum length typically allowed, the number of lots is consistent with the proposed street design. The applicant is requesting a variance to allow double frontage lots for Lots 166 — 173. Staff is supportive of this request. The lots have a depth which will allow for building setbacks sufficient to allow developable area for the new homes. Staff does not feel a street adjacent to the front and rear of the homes will have a significant impact of the potential development. The applicant is requesting a variance to allow a 15-foot building line on proposed Lots 152 — 164. The applicant has indicated the steepness of the lots does not lend itself to development with the traditional 25-foot building line. The subdivision Ordinance typically allows lots with a 18 percent slope or greater to be developed with reduced design standards. The applicant has indicated several areas have steep slopes, which would typically allow special subdivision development standards. Staff is supportive of the applicant's request. The applicant has indicated reduced front building lines in areas abutting existing single-family neighborhoods. The reduced front building line will allow for the development of the proposed lots with minimal disturbance to the existing vegetation in the area. Staff is supportive of the proposed preliminary plat with the exception as noted above concerning the radius of the proposed roadway. As indicated, staff feels the radius should be a 75-foot minimal to allow for sufficient sight distance and maneuvering. The applicant is proposing the subdivision of this 38 acre tract into 35 single-family lots resulting in a density of 1.08 units per acre. The proposed preliminary plat removes the rear drives along the Overlook side of the development. The Foxcroft side of the development remains virtually the same. Staff feels the subdivision of this site and the development of thirty-five new single-family homes is an appropriate use of this property. 5 November 10, 2005 SUBDIVISIO ITEM NO.: 3 (Cont.) FILE NO.: S-46-AA STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance to allow Woodglen Drive to be constructed to a minor residential street standard. Staff is supportive of the requested variance to allow 18% grades in several locations. Staff recommends approval of the requested variance to allow double frontage lots for Lots 166-173. Staff recommends approval of the requested variance to allow a reduced front building line (15-feet) for Lots 152-164. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval of the proposed preliminary plat subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow Woodglen Drive to be constructed to a minor residential street standard and the requested variance to allow 18% grades in several locations. Staff presented a recommendation of approval of the requested variances to allow reduced lot development standards limited to the requested variance to allow double frontage lots for Lots 166-173 and the requested variance to allow a reduced front building line (15-feet) for Lots 152-164. Dr. Whit Goodwin addressed the Commission in opposition of the proposed subdivision. He stated his home was located at 22 Tallyho Lane. He stated his concerns were with drainage, the grade of the site and property values. He questioned the number of trees that were to be cut for the proposed development. He stated the development would drain to Jamison Creek as did the entire area. He stated with the development of lots on the site there would be less area for absorption and questioned the ability of the creek to handle the drainage. Mr. Joe White of White-Daters and Associates addressed the Commission on the merits of the request. He stated the development would pay the City an in -lieu contribution for the required drainage. He stated based on the location of the development, near the Arkansas River, the in -lieu would benefit the City more than a detention basin. He stated with the construction of a detention basin additional trees would need to be removed from the site. 0 November 10, 2005 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-46-AA Staff stated they felt the in -lieu more beneficial than actual construction. Staff stated the in -lieu contribution would be held in an account and used for drainage improvements within the watershed. There was a question concerning the proposed grades and the construction of the proposed street to a minor residential standard. Staff stated the grades were necessary in two locations at hairpin turns. Staff stated they were supportive of the proposed grades and the construction of the street to minor residential street standard including the minor residential street radius for curves. There was a general discussion concerning the proposed subdivision and the proposed detention, cutting of trees and the proposed roadway construction. Staff stated prior to construction the developer would be required to submit construction plans for the development of the proposed subdivision. Staff stated the subdivision would be inspected through the process to ensure the developers were complying with City ordinances. There was no further discussion of the item. The Chair entertained a motion for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 js� Z ITEM NO.: 3. NAME: Overlook Park Revised Preliminary Plat FILE NO.: S-46-AA LOCATION: located South of Overlook Drive, at the end of Woodglen Road v\A* Planning Staff Comments-° '� 0 7 Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Provide the names and address of the landowner along with the source of title in the general notes section of the proposed preliminary plat. Provide the linear feet of internal street in the general notes section of the proposed preliminary plat. Provide the average size of the lots and the minimum lot size of the lots in the general notes section of the proposed preliminary plat. Provide the total number of lots within this phase of the proposed preliminary plat in the general notes section of the proposed preliminary plat. Provide the source of water and the means of wastewater disposal in the general notes section of the proposed preliminary plat. Provide a preliminary storm drainage analysis and a preliminary storm drainage plan. Provide the names of any landlocked parcels within or abutting the plat area. Provide a phasing plan, if applicable for the proposed preliminary plat area. Variance/Waivers: 1. A variance to allow Woodglen Drive to be constructed to a minor residential street standard, including a variance to allow a 50-foot centerline radius in two locations and a variance to allow 18% grades in several locations. 2. A waiver of the Master Street Plan requirement for the placement of sidewalks. 3. A variance to allow double frontage lots for Lots 166-173. 4. A variance to allow a reduced front building line (15-feet)for Lots 152-164. Public Works Conditions: 1 With site development, provide design of street conforming to the Master Street Plan. 2 Street names and street naming conventions must be approved by Public Works. Contact David Hathcock at (501) 371-4808. 3 Due to elevation changes and street curvature, proposed street should be one (1) way. Reconfigure intersection for no left turns from existing entrance into subdivision. 4 A Sketch Grading and Drainage Plan with street design will be required per Sec. 29-186 (e). Show compliance with City of Little Rock street standards specifically pertaining to horizontal radius of 75 ft and maximum centerline grade of 16%. Up to 18% centerline grade can be approved in special situation. 5 On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval prior to construction. 6 Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 7 Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8 Historically, unusual soil conditions involving springs have existed in this area. All construction should account for these conditions. 9 The proposed right-of-way dedication meets Master Street Plan requirements. 10 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 11 Easements are required for all storm water drainage areas. 12 Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13 Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Center -Point Ener : SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plannina Division: No comment. Landscape: No comment. Revised pIat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005.