HomeMy WebLinkAboutResponse to Comments 061824
Rickett Moriconi Engineering, Inc.
P.O. Box 7383
Little Rock, AR 72217
TEL (501) 690-6068
www.rickettmoriconi.com
June 18, 2024
Mr. Torrance Thrower, Planner
City of Little Rock
Planning Department
723 W. Markham Street
Little Rock, Arkansas 72201
(501) 371-4764
tthrower@littlerock.gov
Re: Taylor Loop Luxury Townhomes
Lot 3, Block 1, Secluded Hills Estates
14215 Taylor Loop Road
Little Rock, Arkansas
Dear Mr. Thrower,
Please see the following responses to Planning Staff comments and other departments'
comments regarding the PD-R application for the above-referenced project.
Staff Comments:
1. Provide N/S and E/W cross sections. Cross sections have been included in the
resubmitted site plan.
2. Provide building elevations. Building elevations are not currently complete but will be
provided as soon as they are available.
3. Provide revised site plan delineating building space from yard space. Square footage of
building space and yard space is shown on site plan.
4. All signage must comply with Section 36-552 of the Zoning Code. Acknowledged and
agreed.
5. Any sight lighting must be low-level and directed away from adjacent properties.
Acknowledged and agreed.
Taylor Loop Townhomes
June 18, 2024
Rickett Moriconi Engineering, Inc.
PO Box 7383
Little Rock, AR 72217
TEL (501) 690-6068
www.rickettmoriconi.com
6. Provide details on parking. Each townhome will include a 2-car garage and parallel
parking along private drive when available.
7. How will trash be collected? If there will be a dumpster, the area must be screened and
comply with Section 36-523 of the City’s Zoning Ordinance. Trash receptacles will be stored
at each residence and rolled out to the street on trash pick-up day.
8. Provide overall building height. The overall building height will not exceed 30’ Elevations
will be provided by Owner. Planned development is to comply with AR-II Townhomes.
9. Provide revised site plan showing dimensions of all buildings and the dimensions from all
buildings to property lines. Revised and shown on site plan.
10. Will the private drive be gated? No.
11.Will there be a mail kiosk. If so, show on site plan. Mail kiosk has been shown on site
plan.
Other Departments’ Comments:
1. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-
918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or
asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the expense of the owner
or contractor. Acknowledged and agreed.
2. Private street access is proposed for this property. In accordance with Little Rock Code
Section 31-207, private streets must be designed and constructed to public street standards per
City Code Chapters 29, 30, 31 and Little Rock’s Master Street Plan. Acknowledged and
agreed. Proposed private street is designed in accordance with the street standard for a
Standard Minor Residential Local Street.
3. Proposed private street shall designed and constructed to meet the local street standards per
Little Rock’s Master Street Plan. This standard requires sidewalk on one side of the street and a
total width of twenty-six (26) feet from back of curb to back of curb. What is being proposed is a
minor residential street standard. If this is true, then clarification for Department staff and the
Planning Commission is required to be provided showing what residential street standard is
being proposed for this subdivision for consideration. Is it a minor residential or local street
standard being proposed for the private street? The private street proposed is a Standard
Minor Residential Local Street.
4. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas
NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at
501-682-0744 for applications and information about General Stormwater Discharge
Construction Permit #ARR150000. Acknowledged and agreed.
Taylor Loop Townhomes
June 18, 2024
Rickett Moriconi Engineering, Inc.
PO Box 7383
Little Rock, AR 72217
TEL (501) 690-6068
www.rickettmoriconi.com
5. A grading permit must be obtained prior to initiation of work. Grading permits are issued by
the Planning and Development Dept. at 723 West Markham Street after approval of sediment
and erosion control plans, grading and drainage plans, land survey, drainage study, and soil
loss calculations per City’s stormwater management and drainage manual. Contact Planning
and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 or
Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions.
Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1
acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than
1 acre. Acknowledged and agreed.
6. The Department requires three (3) phase sediment and erosion control (SEC) plans to be
submitted for all construction projects showing best management practices (BMPs) for
mitigating sediment runoff and erosion along with vegetation specifications for temporary and
permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping,
clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs
during construction of utilities, buildings, roadway infrastructure and drainage infrastructure.
Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the
site. Acknowledged and agreed.
7. Sediment and Erosion Control plans shall also show the pertinent information as outlined in
ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B).
Acknowledged and agreed.
8. Where is the proposed stormwater detention infrastructure? Per City Rev. Code 29-99,
stormwater detention for developments is required. Provide stormwater detention infrastructure
to satisfy this requirement. Schematic stormwater detention infrastructure has been added
to the revised site plan.
9. Per City Code 31-434, a 50% maintenance bond for all street and stormwater infrastructure
constructed within the public right of way shall be submitted to Department engineering staff
prior to recording the final plat. Before the 50% maintenance bond can be accepted, a contract
unit bid price for every street and stormwater infrastructure construction item within the public
right of way shall be submitted to Department engineering staff for review and approval.
Acknowledged and agreed.
10. Per City Code 31-117, as built stormwater drainage infrastructure information/data shall be
submitted prior to recording of the final plat. This information shall include but not limited to: pipe
inverts, length of pipe, size of pipe, type of pipe, and type of inlets. Acknowledged and agreed.
This information will be included in the design and construction documents that will be
submitted for building permit review.
11. Per City Rev. Code 31-403 the Department requires street lighting plans to be submitted to
the Department for review and approval before filing and recording of the final plat for the
subdivision. The street lighting plans required shall include conduit and pull/junction box
locations, street luminaire locations and mounting heights, wire sizes, current photometric data
for the proposed fixtures, and subdivision street photometrics using the proposed fixtures that
meet AASHTO Roadway Lighting Design Guide standards. Acknowledged and agreed.
Taylor Loop Townhomes
June 18, 2024
Rickett Moriconi Engineering, Inc.
PO Box 7383
Little Rock, AR 72217
TEL (501) 690-6068
www.rickettmoriconi.com
12. Department engineering staff are required to perform a final inspection of all street and
stormwater infrastructure construction within the public right of way. City maintenance of the
street and stormwater drainage infrastructure within the public right of way cannot officially
begin until final acceptance by Department engineering staff. This needs to be completed and
accepted by Department engineering staff prior to recording of the final plat. Acknowledged
and agreed.
13. A drainage study showing all hydrologic calculations for the site and all hydraulic
calculations for the proposed storm sewer pipe system, swales and ditches, detention ponds,
outlet structures, and inlets is required per City’s stormwater management and drainage
manual. For final drainage report, sign, date, and seal the report per AR State Board of
Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted by yourself or
directly under your supervision and attesting to the accuracy of the information within this report.
This will be provided if and when the project moves into the design and building permit
phase after approval of the PD-R application.
14. Street design standards shall comply with the latest version of the AASHTO A Policy on
Geometric Design of Highways and Streets, City’s Master Street Plan (2018), and City’s
Standard Details for street and drainage facilities improvements (2015). Acknowledged and
agreed.
15. Street stormwater and detention infrastructure design standards shall comply with the City’s
Stormwater Management and Drainage Manual (2016) including City Code Chapters 29, 30,
and 31. Acknowledged and agreed.
16. Street pavement, sidewalks, curb and gutter, curb inlets, junction boxes, accessible ramps,
and storm sewer infrastructure shall comply with City’s specifications for construction as
outlined in City Code Chapters 30. Acknowledged and agreed.
17. Damage to public and private property due to hauling operations or operations of
construction related equipment from a construction site shall be repaired by the responsible
party prior to the issuance of a certificate of occupancy. Acknowledged and agreed.
18. Per City Code Sec. 31-234 for zero-lot-line residential lots, submission of a preliminary plat
in addition to a site plan to Department staff for review is required. Submit a preliminary plat per
City Code Sec. 31-89 and 31-90 requirements for review. Preliminary plat not required
because the units are to be conveyed via a horizontal property regime. More information
regarding this will be provided by the owner.
19. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary analysis is
required showing drainage data for all watercourses entering and leaving the plat boundaries.
The storm drainage analysis shall be prepared in sufficient detail to illustrate the proposed
system’s capability of accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows indicating how
drainage arrives at the site and drainage arrows how it leaves the site post development.
Indicate where the storm sewer pipes are located within the development also. Additionally,
provide profile and cross-sectional views of the detention structure outlet/spillway. Delineation of
Taylor Loop Townhomes
June 18, 2024
Rickett Moriconi Engineering, Inc.
PO Box 7383
Little Rock, AR 72217
TEL (501) 690-6068
www.rickettmoriconi.com
the drainage areas pre and post construction with respective discharges via rational method
shall also be shown. The preliminary plat shall also contain all information as outlined in City
Code 31-89. Entering and leaving drainage data is shown on the site plan, along with
preliminary stormwater detention calculations. Drainage design calculations or
information shall be provided upon approval of the PD-R application and pending the
project moves into a design and building permit phase.
20. Show proposed driveway locations and dimensions on site plans. Driveway location and
dimensions have been added to the site plan.
21. Per Appendix D in the 2021 AR Fire Prevention Code, 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. Accepted turnaround provisions per the code are a ninety-six
(96) foot diameter cul-de-sac, a sixty (60) foot “Y” or a one hundred twenty (120) foot
hammerhead. Proposed alternatives to the accepted turnaround provisions will be required to
be approved by the Fire Chief. A “Y” configuration turn-around has been added to the end
of the private drive in compliance to Appendix D of the Fire Code.
Sincerely,
Rickett Moriconi Engineering, Inc.
Mark E. Rickett, P.E., CFM
Partner