Loading...
HomeMy WebLinkAboutResponse to Comments 051524CLR Staff May 14, 2024 City of Little Rock Planning and Development 723 West Markham Street Little Rock, AR 72201 RE: Planning Commission Hearing/June 13, 2024–Applicant Comments for Proposed Development Z-5817-N Cantrell West– PD-C 15122 Cantrell Road Dear CLR Staff, Please see the following responses to comments below. If you have any questions or comments, please don’t hesitate to call me at 501-690-3456. Development Comments: 1.Provide filing fee of $280.00. Check is being delivered by Rees Commercial. 2.Provide specific list of uses proposed for development. All O-1, O-2, O-3, & C-1 USES & CONDITIONAL USES OTHER COMMERCIAL USES TO BE INCLUDED: a.Beverage Shop b.Swimming pool sales and supply c.Bakery and Confectionary Shop d.Savings and Loan e.Dry cleaners f.Pharmacy g.Medical clinic h.Cigar shop i.Eating place, w/ drive-thru 3.Provide details on the proposed plan for western portion of the property. Will this property be used as a buffer area or future development? Label area on revised site plan. Our plan currently for this portion of the property is to sell it to the State of Arkansas. We are going to include this in the rezoning of the property but are aware we would have to apply in the future to develop this portion of the property. 4.All signage must comply with the Highway 10 Overlay District standards. Development will have 2 freestanding signs not to exceed sixty-four (64) square feet and not to exceed a height of six (6) feet. Also, either a Wall or mansard signs not to exceed ten (10) percent in aggregate sign area for that occupancy's facade area or One (1) under-canopy or projecting sign per occupancy, not to exceed twelve (12) square feet in sign area. 5.Any sight lighting must be low-level and directed away from adjacent properties. Will comply. 6.Provide details on all proposed walls. We are planning on acting as directed by our geotechnical engineer, Carl Garner. He has indicated an open face wall will be safe. If he finds that the open face wall is not stable we will build the wall according to his direction. 7.Provide dimensions on revised site plan from proposed buildings to all property lines. See attached revised site plan. 8.Provide building height for both buildings. 35’ max. 9.Provide elevations for both buildings. See attached elevations. 10.Provide NS/EW Cross Section through property and buildings. See attached cross-sections plan. 11.Provide new traffic study. We ordered an updated traffic study last week and will submit to you asap. Civil Engineering Comments: 1.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. Will comply. 2. 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. Will comply. 3. 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. Will comply. 4. Whenever access to State Highways is needed for residential or commercial purposes, an access driveway permit is required. These permits are issued by the Permit officer for the District in which the driveway will be located. Please contact ARDOT District 6 permit officer at 501-569-2266. Will comply. 5. A special permit is issued for work on the Arkansas Department of Transportation right of way that is not an access driveway. The permit is issued by the Permit officer for the District in which the special permit is requested. Please contact ARDOT District 6 permit officer at 501-569-2266. Will comply. 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. Will comply. 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). Will comply. 8. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. Will comply. 9. 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. Will comply. 10. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be three hundred (300) feet. Driveway spacing shall be centerline to centerline or centerline to right of way of an intersecting collector street or street of higher classification. Minimum spacing from the property line shall be one hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet. Revise driveways to meet above requirement accordingly. We are asking for a variance. ArDOT has approved this driveway locations. 11. Submit a clearer, more legible site plan for staff’s review. Will comply. 12. If proposed retaining walls shown on plans are equal to or above four feet tall measured from the bottom of the footing or leveling layer or if there is surcharge loading for a retaining wall less than four feet tall measured from the bottom of the footing or leveling layer, the Department requires retaining wall design plans by an Arkansas licensed professional engineer showing plan, profile, and cross sectional views of the wall with special details, design loading calculations clearly showing all required factors of safety are met or exceed per state building codes. A separate building permit-accessory structure will be required for the retaining walls along with inspections by Department engineering staff during their construction. Will comply. Please note the site may not require a retaining wall due to the nature of the cut material which is hard shale / rock and this material is stable without a wall. 13. Per City Code Sec. 29-190, cuts or fills shall be limited to ten (10) feet before terraces are required unless 3:1 slopes can be constructed. With the proposed retaining wall along the north and east property lines, the proposed grading in these areas does not meet the City Code requirements as outlined in Sec. 29- 190. The future grading and land alteration on the site in these areas with the proposed retaining wall shall comply with City Code Sec. 29-190 or a variance request will have to be filed with the application for the planning commission’s consideration per City Code Sec. 29-187. We are asking for a variance for this. LRFD Comments: Will comply with all fire dept comments. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. Commercial and Industrial Developments – 2 means of access. ‐ Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings ‐ Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. 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. 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 Marshals Office (Capt. Tony Rhodes 501‐918‐3757, or Fire Marshal Derek N Ingram 501‐918‐3756 Number and Distribution of Fire Hydrants as per Table C105.1. Sincerely, Jess Griffin Jess Griffin, PE, CFM Engineer Consultant W W 310 .65 .67 REES CANTRELL WEST DEVELOPMENT15104, 15110, &15122 CANTRELL RD (HWY 10) - LITTLE ROCK, ARREES COMMERCIALSITE PLAN REVIEWC2.01 JESS GRIFFIN, PE 11719 HINSON RD 130E LITTLE ROCK, AR 72212 TEL (501) 690-3456 JGGRIFFINPE@GMAIL.COM 6'-0"6'-0"6'-0"6'-0"10'-0"12"2'-4"12'-0"1'-4"2'-8"SECTION A SCALE 1"=20'-0" SECTION B SCALE 1"=20'-0" 9300 Professor Drive Little Rock, Arkansas 72227 P/F: 501 -225-8181 Mobile: 501-681-1491 501-681-1492 May 9, 2023 To: John Rees Rees Development 11719 Hinson Road, Suite 130 Little Rock, Arkansas 72212 Re: Cut Slope Cantrell West Tract Little Rock, Arkansas As requested, geologic conditions impacting the final cut slope configuration and long term performance have been reviewed. This review is based on the following: • Specific observation of bedrock type(s), mass conditions, bedding orientation i.e., strike and dip, exposed in existing cuts and test pits. • Examination of currently undisturbed natural upslope hillside conditions within the proposed grading limits. • Prior experience with cut slope configuration and performance factors for nearby projects in the steeply dipping shale formation of the Jackfork Formation present on the site. The results of the review are summarized below: • The predominant bedrock condition in the cut slope area consists of east-west striking – north dipping shale with secondary sandstone interbedding and vein- like inclusions with erratic anomalies. The steep north dip, nominally 70 degrees ±, of the silty shale mass is favorable to overall mass stability. The proposed cut slope will be perpendicular to dip. Overburden consists of a thin veneer of colluvial/residual stiff to very stiff gravelly silty clay soils derived from weathering of the parent shale. • The mass stability of the shale within the proposed grading limits is controlled predominantly by the dip of the bedding. The steep northward dip into the hillside is a highly stabilizing factor to proposed hillside excavation. Prior experience indicates that due to the fractured nature of the shale, the use of vertical cut benches may actually result in localized block failure associated Rees Development Cantrell West Tract – cut slope P a g e | 2 with anomalous shear and fracture zones within the shale. The performance of existing cuts into this shale formation on numerous projects in the site vicinity reflects the inherent mass stability. Conclusions • Considering the existing structural features of the shale mass as well as conservative slope stability analyses, a cut slope configuration of 0.5H:1V will provide long term mass stability. • As we discussed, the weathered shale/shale mass contains secondary sandstone bedding with some anomalous fractures. The condition of the shale mass should be observed during excavation to detect anomalous zones. For final preparation, the cut face should be thoroughly scaled to remove any fractured or shear zones encountered during excavation. • The shale is subject to future freeze-thaw/wet-dry cycle scaling and will require periodic maintenance. Accordingly, provisions should be incorporated in final design to facilitate removal of downgradient shale fragment debris accumulations. • Test pit excavations and observations indicated the general presence of 2 to locally 3.5 ft of residual/colluvial overburden silty clay, CL, with sandstone fragments. From review of upslope conditions, the natural terrain with existing vegetation is stable with existing topographic conditions i.e., slope. To provide stability of the thin overburden mass above the shale cut, the existing hillside within the construction easement area may be (a) left undisturbed, or (b) modified and revegetated to a slope of 2.5H:1V or flatter. It is emphasized that the present slope upgradient from the proposeed new shale cut limits was observed to be stable.