Loading...
HomeMy WebLinkAboutS-1649 Staff AnalysisIlrlradiv►le) 'A NAME: The Orchards at Mabelvale Preliminary Plat LOCATION: located at 9501 Mabelvale Pike Planning Staff Comments: S-1649 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 10, 2010. The Office of Planning and Development must receive the proof of notice no later than February 19, 2010. 2. Provide the name/address and source of title of the landowner in the general notes section of the proposed preliminary plat. 3. Provide a note concerning any existing covenants or any proposed open space within the general notes section of the proposed preliminary plat. 4. Remove the notes indicating setbacks except for setbacks adjacent to the public street and the proposed new public street. 5. Provide the street name of the proposed new street. 6. Verify the note indicating a total of 490.55 liner feet of new street construction. 7. As per the Subdivision Ordinance Section 31-202(d) - In the case of temporary dead-end streets, which are stub streets designed, to provide future connection with unsubdivided adjacent areas, the developer shall at his expense provide an information sign with content and size to be determined by the city department designated by the city manager. It is the purpose of this sign to convey to adjacent owners and street users information as to continuation of the street and its intended classification. The initial erection of the sign and permanent maintenance will be the responsibility of the city. Variance/Waivers: None requested. Public Works Conditions: 1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale Pike and the proposed new street. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to Mabelvale Pike including 5- foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the existing centerline. 4. With site development, provide the design of the new street conforming to the Master Street Plan. Construct street improvements to the proposed Richsmith Lane including 5-foot sidewalks on both sides with the planned development. The street should be 36 feet in width with a 60 foot right-of-way. 5. 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 Item # 2. subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade the future phases? 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. Stormwater detention ordinance applies to this property. Sufficient detention should be provided to not overwhelm the 24-inch diameter pipe under Mabelvale Pike at time of full development. 8. Per Section 29-102 an evaluation should be conducted and provided to staff on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. Mabelvale Pike has flooded at this location during a 5-year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. 9. 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. 10. At the time of construction of the proposed street, a temporary gravel turn around should be provided at the end of the proposed street. 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 Traffic Engineering (501) 379-1813 (Steve Philpott) for more information. 12. Redesign the entry and resubmit. Include design vehicle and tracking to insure vehicles can access the facility. As designed, the entry will not accommodate an SU vehicle. Fire access requires 20-foot clear entry. If additional information is needed, contact Bill Henry, Traffic Engineering at (501) 379-1816 for assistance. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. A Capacity Analysis will be required. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Item # 2. Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Gate access must be a minimum of 20-feet in width. Fire hydrants will be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Plannina Division: No comment. Landscape: No comment. Revised_plat/p_lan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 10, 2010. Item # 2. April 8, 2010 ITEM NO.: A NAME: The Orchards at Mabelvale Preliminary Plat LOCATION: Located at 9501 Mabelvale Pike DEVELOPER. - Garth Development, LLC Robert Garth 6929 JFK Boulevard Sherwood, AR 72116-5339 ENGINEER: The Holloway Firm 200 Casey Drive Maumelle, AR 72113 AREA: 20.0 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: FILE NO.: S-1 NUMBER OF LOTS: 4 FT. NEW STREET: 650 LF C-3, General Commercial District and R-2, Single-family 15 — Geyer Springs West 41.05 VARIANCESMAIVERS REQUESTED: 1. A variance from Section 29-186 (c) and (d) of the City's Land Alteration Ordinance to allow grading portions of Lot 4 with the development of Lot 3. 2. A variance from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically allowed on a commercial street. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is to allow four (4) lots to be created from a 20± acre parcel located at 9501 Mabelvale Pike. The property is currently zoned C-3, General Commercial District and R-2, Single-family District. Lots 1 and 2 are proposed containing 1.018 acres and 1.226 acres and are located adjacent to Mabelvale Pike. Lot 3 is proposed containing 2.705 acres and the remaining 13.38 acres is indicated in Lot 4. The proposed plat indicates a new commercial street (60-foot April 8, 2010 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1649 right of way) extending along Lot 2's southern boundary to the east to provide future public street access to Lots 3 and 4. Lot 3 is proposed for immediate development (as a separate item on this agenda Z-8519). Lots 1 and 2 are proposed for future development as a commercial use. There are no immediate plans for the development of Lot 4. The developer has indicated when future development plans are secured a revision to the plat for Lot 4 will be sought to clearly define the land area distribution for any additional future lots. The request includes a variance from the City's Land Alteration Ordinance to allow grading of a portion of proposed Lot 4 with the development of Lot 3. The request also includes a variance from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically allowed on a commercial street. B. EXISTING CONDITIONS: The site has a number of large trees located on the lot proposed for development and within the area proposed for future development there is a significant number of trees. In the area there are a number of uses including commercial, residential and industrial type uses. To the north of the proposed plat area is a big box retailer, Home Depot. North of the site are two single-family structures and south of the site is a single-family structure. All About Tires and Brakes is located north of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and Barricade located on Davmar Drive. Mabelvale Pike is a two lane road �A improvements have been completed c redeveloped located to the north. The sidewalk. C. NEIGHBORHOOD COMMENTS: :h open ditches for drainage. Street i a number of properties which have improvements include curb, gutter and As of this writing, staff has received a number of phone calls from area residents requesting additional information. All abutting property owners, the Mavis Circle and the Pinedale Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2 April 8, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1649 2. A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale Pike and the proposed new street. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from the existing centerline. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the proposed Richsmith Lane including 5-foot sidewalk on both sides of the street with the planned development. The street should be 36 feet in width with a 60 foot right-of-way. 5. 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 must be requested to advance grade portions of Lot 4 at the time construction begins on Lot 3. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. Stormwater detention ordinance applies to this property. Sufficient detention should be provided to not exceed the capacity of the 24 inch diameter pipe under Mabelvale Pike during a 25 year storm event based on the condition of full development of the subdivision. 8. Mabelvale Pike becomes flooded today at this location during a 5 year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. Stormwater flows have been provided from the detention pond during a 25 year storm event. Provide drainage calculation that shows the 24 inch diameter pipe under Mabelvale Pike has the capacity to pass the proposed development and all other off site flows to the pipe during the 25 year storm event. The total capacity of the 24 inch diameter pipe should be considered when designing the detained flow from the detention pond. 9. 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. 10. At the time of construction of the proposed street, a temporary gravel turn around must be provided with a 40 foot radius or a 20 foot by 80 foot hammerhead at the end of the proposed street. 3 April 8, 2010 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1649 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 Traffic Engineering 379-1813 (Steve Philpott) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. A main extension will be needed to provide water service to the back of this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. n April 8, 2010 SUBDIVISION ITEM NO.: A {Conti ___ FILE County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISS U ESITECH N I CAUD ES IGN: N Planning Division: No comment. Landsca e: No comment. SUBDIVISION COMMITTEE COMMENT: S-1649 (February 4, 2010) Mr. Mark Redder of the Holloway Firm was present representing the request. Staff presented an overview of the proposed preliminary plat stating there were two (2) items associated with the property on the current agenda. Staff stated in addition to the preliminary plat request there was a rezoning request from C-3, General Commercial District to PD-R to allow the development of a portion of the property with elderly housing. Staff stated there were a few outstanding issues associated with the proposed preliminary plat. Staff requested Mr. Redder remove the setbacks indicated on the side and rear property lines. Staff also requested the source of title and the name and address of the owner be included in the general notes section of the proposed plat. Staff addressed concerns related to the PD-R requesting a note be included on the site plan noting the age requirement of the residents of the proposed development. Staff also requested a note indicating limits on the hours of service of the dumpster, the responsible party for maintenance of Tracts A and B and a note indicating the total height of the proposed building. Public Works comments were addressed. Staff stated right of way dedication and street improvements were required on Mabelvale Pike and the proposed new street. Staff also questioned if advanced grading was being requested for the future phase of the development. Staff stated an evaluation was required for the site to determine if runoff from the site based on the current development state and with the proposed new development state to determine if there was any downstream flooding potential. Staff stated the entrance should be redesigned to allow for an SU vehicle. Staff stated any questions concerning the entrance design should be directed to Traffic Engineering. Landscaping comments were addressed. Staff stated a land use buffer of 26-feet in width and screening was required along the northern perimeter of the site where adjacent to the residentially zoned property. Staff stated prior to the 5 April 8, 2010 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1649 issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect would be required. Staff stated the City Beautiful Commission recommended preserving as many on -site trees as feasible. 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. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) The item was revisited by the Subdivision Committee at their March 18, 2010, committee meeting. Mr. Mark Redder of the Holloway Firm was present representing the request. Staff stated the applicant had made substantial revisions to the proposal and they felt the Committee should review the request once again. Staff stated the developer was no longer indicating the PRD request adjacent to Mabelvale Pike. Staff stated adjacent to Mabelvale Pike the developer was now indicating two (2) lots for future commercial development. Staff stated a new street would be constructed along the southern perimeter of proposed Lot 2 to provide access to the eastern lots. Staff stated proposed Lot 3 was now indicated with the development of 48 units of elderly housing. Staff stated Lot 4 was indicated for future development. Public Works comments were addressed. Staff stated the drive along the eastern perimeter did not comply with the typical ordinance standards for driveway spacing. Mr. Redder stated the developer desired to maintain the drive in this location because a sister project would be developed on the property immediately east of the proposed development area. Mr. Redder stated with the drive as proposed the two developments could share the access eliminating the need for an additional curb cut on the future street. Public Works staff questioned the location of the proposed stormwater detention. Mr. Redder stated detention would be provided along the northern perimeter of the site. Staff questioned if advanced grading was being requested. Mr. Redder stated the request did include a variance from the Land Alteration Ordinance to allow grading of a portion of proposed Lot 4 with the development of Lot 3. Landscaping comments were addressed. Staff stated the areas set aside for buffers appeared to meet the minimum standards of the buffer ordinance. Staff stated an automatic irrigation system would be required to water landscaped areas at the time of development. Staff stated a landscape plan stamped with the seal of a registered landscape architect would be required at the time of building permit. .e April 8, 2010 SUBDIVISION ITEM NO.: A (Cont-) _ FILE NO., S-1649 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: Mr. Redder submitted a revised preliminary plat to staff addressing the issues raised at the February 4, 2010 and March 18, 2010, Subdivision Committee meetings. The revised plat indicates the location for the proposed stormwater detention facilities, removed the setbacks from the proposed plat drawing and indicated within the Bill of Assurance there will be a provision for maintenance of Tracts A and B. A note on the proposed PRD request indicates the maximum building height, limits the dumpster service to daylight hours and indicates the residential portion of the development will be age restricted to persons 55 years plus. The proposed preliminary plat request is to allow four (4) lots to be created from a 20± acre parcel. The property is currently zoned C-3, General Commercial District and R-2, Single-family District. A request to rezone the R-2, Single-family zoned portion of the property is scheduled for consideration by the Commission at their April 22, 2010, public hearing. Lots 1 and 2 are proposed containing 1.018 acres and 1.226 acres and are located adjacent to Mabelvale Pike. The R-2, Single-family zoned property is contained within proposed Lot 1. Lot 3 is proposed containing 2.705 acres and the remaining 13.38 acres is indicated in Lot 4. The proposed plat indicates a new commercial street (60-foot right of way) extending along Lot 2's southern boundary to the east 650 linear feet to provide future public street access to Lots 3and 4. Lot 3 is proposed for immediate development (as a separate item on this agenda Z-8519) as an elderly housing development. There are no immediate plans for development of the remaining area. Lots 1, 2 and 4 are proposed for future development with C-3, General Commercial District uses. The request includes a variance from the City's Land Alteration Ordinance to allow grading of a portion of proposed Lot 4 with the development of Lot 3. The developer has indicated there is fill material located on proposed Lot 4 that will be used to raise the grade of proposed Lot 3. The developer has indicated the approval of the variance request will eliminate the need for hauling of materials on City streets at the time of development of these lots individually. The request also includes a variance from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically 7 April 8, 2010 SUBDIVISION NO.: A (Cont. FILE NO.: S-1649 allowed on a commercial street. The proposed plat indicates the driveway as a 65-foot shared access easement. The drive will be utilized by the property to the east when it is developed to limit the number of curb cuts along the proposed new street. Staff is supportive of the requests and the associated variances. To staff's knowledge there are no outstanding technical issues in need of addressing associated with the request. The proposed plat appears to meet the intent of the various City ordinances. Staff does not feel the variance to allow advanced grading or the variance to allow the drive to be located nearer the property line than typically allowed per the Master Street Plan or the Subdivision Ordinance will significantly impact the development or the area. 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 Section 29-186 (c) and (d) of the City's Land Alteration Ordinance to allow grading portions of Lot 4 with the development of Lot 3. Staff recommends approval of the variance request from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically allowed on a commercial street. PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on February 9, 2010, this item be deferred to the April 8, 2010, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Mark Redder of the Holloway Firm and Mr. Keith Richardson of Richsmith Development company were present representing the request. There were no 0 April 8, 2010 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1649 registered objectors present. Mr. Greg Bowman was present to present to the Commission information concerning his business. The item was heard in conjunction with a rezoning request for the site, The Orchards at Mabelvale Short -form PD-R (Z-8519). 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 Section 29-186 (c) and (d) of the City's Land Alteration Ordinance to allow grading portions of Lot 4 with the development of Lot 3. Staff also presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to be located nearer the property line than typically allowed on a commercial street. Staff presented a recommendation that all future lots must provide stormwater detention in excess of the 25 year storm or to make drainage improvements downstream sufficient to not worsen the downstream drainage conditions. Mr. Bowman stated his company operated a block plant at 9712 Mann Road. He stated the company had been in business since 1974 and his company had bought the business in 2000. He stated once the company purchased the business a total of $3.25 million had been put into the business for renovations, upgrades and expansion of the plant. He stated all the funds were private funds. He stated the company employed 10 people. He stated the facility was located approximately 2000 feet from the proposed retirement village and 1500 feet from the southeast boundary of the property proposed for purchase by the developer. He stated his company was located on industrially zoned property. He stated the company loaded 20 tractor trailers per day with concert products made at the facility. He stated the business began work at 4:00 am and operated 24 hours per day when necessary to meet demand. Mr. Bowman stated the machinery used on site was noisy and although the blocks were made indoors the materials were stored outdoors. He stated he wanted to make the Commission and the developer aware the business was located in the area. He stated his company did not want to be made to feel as though they were not a good neighbor in the future. Mr. Keith Richardson addressed the Commission. He stated he was well aware the block plant was located near the site proposed for development but did not feel the operations would impact his residential development. He stated the buildings would be constructed with material that would not allow residents to hear outside noises. He stated if the residents were to go out on their patios or balconies then they would hear noises from the area. He stated there was an existing single-family neighborhood located approximately the same distance from the block plant as the proposed development and the neighborhood did not appear to have been impacted by the block plant. There was a general discussion by the Commission of the development with regard to the location of the block plan. The Commission discussed the potential impact area 1067 April 8, 2010 SUBDIVISION ITEM NO.: A FILE NO.: S-1649 noise would have on the residential development. Commissioner Nunnley questioned Mr. Richardson if he had been on site at 4:00 am. He stated he had not but had been on site at 8:00 am and various other times of day. He stated he did not feel the noise from the block plant would impact the future residents of his development. The chair entertained a motion for approval of the land alteration variance request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10 ITEM NO.: A. S-1649 NAME: The Orchards at Mabelvale Preliminary Plat LOCATION: located at 9501 Mabelvale Pike Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. As per the Subdivision Ordinance Section 31-202(d) - In the case of temporary dead-end streets, which are stub streets designed, to provide future connection with unsubdivided adjacent areas, the developer shall at his expense provide an information sign with content and size to be determined by the city department designated by the city manager. It is the purpose of this sign to convey to adjacent owners and street users information as to continuation of the street and its intended classification. The initial erection of the sign and permanent maintenance will be the responsibility of the city. 3. Who will be responsible for maintenance of Tracts A and B? Provide a note on the proposed site plan indicating the responsible entity. Variance/Waivers: A variance from Section 29-186 (c) and (d) to allow advanced grading of portions of Lot 4 with the development of Lot 3. Public Works Conditions: 1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Mabelvale Pike and the proposed new street. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Mabelvale Pike including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from the existing centerline. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to the proposed Richsmith Lane including 5-foot sidewalks on both sides of the street with the planned development. The street should be 36 feet in width with a 60 foot right-of-way. 5. 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 must be requested to advance grade portions of Lot 4 at the time construction begins on Lot 3. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Item # A. Engineering at (501) 379-1805 (Travis Herbner). 7. Stormwater detention ordinance applies to this property. Sufficient detention should be provided to not exceed the capacity of the 24 inch diameter pipe under Mabelvale Pike during a 25 year storm event based on the condition of full development of the subdivision. 8. Mabelvale Pike becomes flooded today at this location during a 5 year storm event. If the proposed development will increase downstream flooding conditions, a remedy should be provided. Stormwater flows have been provided from the detention pond during a 25 year storm event. Provide drainage calculation that shows the 24 inch diameter pipe under Mabelvale Pike has the capacity to pass the proposed development and all other off site flows to the pipe during the 25 year storm event. The total capacity of the 24 inch diameter pipe should be considered when designing the detained flow from the detention pond. 9. 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. 10. At the time of construction of the proposed street, a temporary gravel turn around must be provided with a 40 foot radius or a 20 foot by 80 foot hammerhead at the end of the proposed street. 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 Traffic Engineering 379-1813 (Steve Philpott) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received - Center -Point Energv: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. A main extension will be needed to provide water service to the back of this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of Item # A. an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 24, 2010. Item # A.