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HomeMy WebLinkAboutS-1509-B Staff AnalysisITEM NO.: 1, NAME: Valley Springs Cottages Preliminary Plat S-1509-B LOCATION: located on Geyer Springs Road and Valley Drive, North of Stillman Drive and South of Susanne Drive Plannina Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 15, 2017. The Office of Planning and Development must receive the proof of notice no later than November 24, 2017. 2. Provide any applicable existing covenants, and the proposed covenants on the land. 3. Valley Drive is indicated on the Master Street Plan as a collector street designation. Collector streets are indicated with a 60-foot right of way and 36-feet of pavement. Sidewalks on residential collector streets are to be placed on one side. Variance/Waivers: A variance from the Land Alteration Ordinance to allow grading of the lots with the installation of the basic infrastructure. Engineering Comments: Public Works Conditions: 1. Geyer Springs Road 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. Valley Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. In addition, the Master Street Plan shows Valley Drive connecting from Geyer Springs Road to Chicot Rd. Portions of Valley Drive to the west show to be a private street. If the connection is not made, the right-of- way can be 50 feet in conformance with the residential street standard. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvements to Valley Drive including 5-foot sidewalks with the planned development. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Geyer Springs including 5-foot sidewalks with the planned development to provide the north bound left turn lane. The new back of curb should be located 29.5 feet from centerline. Tapers will be provided by striping. A north bound left turn lane should be provided with 125 feet of stack and 75 feet of taper. 5. There is a history of Geyer Springs Road being overtopped by large storms at this location. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 6. Conduct hydrologic and hydraulic analysis using HEC-RAS analysis during the 100 year and 25 year storm events to determine adequacy of drainage ditch, minimum finished floor elevation of proposed structures, and effectiveness of the detention ponds during the ITEM NO.: 1. S-1509-B 25 year storm event. A copy of the model is available from FEMA or the USCOE for your use. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owners association to be detailed in the bill of assurance. 8. 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. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. The current flood study ends just west of Geyer Springs Road. The majority of the site is located outside the limits of a detailed flood study. 10. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 11.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. Is an advanced grading permit being requested to advance grade Phase 2 with construction of Phase 1 and is a variance being requested to advance grade the lots with the street and utility construction? 12.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, Greg Simmons, cisimmons@littlerock.gov or 501.379.1813 for more information. 13. 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, Travis Herbner, the rbnerCaDlittlerock. gov or 501.379.1805. 14.The proposed Valley Drive should be renamed to Stillman Drive due to the connection on the south. Street names and street naming conventions must be approved by Public Works, Glenn Haley, ghaleyCa)-littlerock.gov or 501.371.4537. 15. No fences or any other obstructions are allowed within the 50 foot undisturbed area along the creek. This statement should be shown within tract land to be maintained by the property owners association on the final plat. 16.Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. The pedestrian crossing should take place at a pedestrian table placed near Lots 15 and 16. Contact Traffic Engineering, Nat Banihatti, nbanihatti littlerock. ov or 501.379.18185 for additional information. 17.All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. The proposed drainage easements along the creek and at the back of lots should be placed within tract land and maintained by the developer and/or property owner association. Easements or tract land centered on shared side property lines, cannot be fenced over and remain unobstructed. 18. Drainage easement and stormwater piping should be placed on the property lines and not across buildable lots. 19.All public drainage easements must contain drainage infrastructure approved by the City ITEM NO S-1509-B of Little Rock Public Works Department. 20.100 year overflow swales must be constructed and placed within public drainage easements. 21. Access to detention ponds must be provided to the public right-of-way and/or access easement for future maintenance by the developer and/or local property owners association. 22. Show on plan the location of Valley Drive in relation to the new proposed intersection. Left turn movements conflicts cannot be permitted. Utilities/Fire De artment/ParkslCount Planning; Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Existing easements must be retained. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three phase power line running along the east side of Geyer Springs Road. There is a single phase, overhead line on the north side of the property beginning about midway on the northern property line. There are underground power lines on the west and south sides of the property in various locations. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. 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). ITEM NO.: 1. S-1509-B Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. 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. 1. Electric gate operators, where provided, shall be listed in accordance with UL 325. 2. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 5. One- or Two -Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. 1. Exceptions: Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. ITEM NO.: 1. S-1509-B Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834, Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division- 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, November 8, 2017.