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HomeMy WebLinkAboutS-1766-A Staff Analysis5 Stantec January 17, 2017 City of Little Rock 723 W. Markham Little Rock, AR 72201 Stantec Consulting Services Inc. 12222 Merit Drive Suite 400, Dallas TX 75251 Attention: Ms. Donna James Subject: Village at the Gateway Townhouse Community Revised Preliminary Plat - Phase 2-7 12500 Vimy Ridge Road, Little Rock, AR Dear Ms. James - Attached is a response to your comments received January 11, 2017. Planning Staff Comments: l . 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 January 18, 2017. The Office of Planning and Development must receive the proof of notice no later than January 27, 2017. Notices were mailed to all abutting property owners on January 17th, 2017. 2. Will the lots located south of Big Rock Avenue be accessed via a rear loaded access easement? Staff recommends since Big Rock Avenue is a collector street designation, the lots be rear loaded or the driveways be combined to allow for a reduced number of driveways. The owner wishes for these lots to be accessed from Big Rock Avenue and not provide rear loaded driveways. The owner is willing to combine driveways to allow for a reduced number of driveways along Big Rock Avenue. 3. Provide a no right of vehicular access easement along the front of the lots proposed with rear loaded garages. Also include a note in the Bill of Assurance that there will be no right of vehicular access for the lots which are indicated as rear loaded. The owner is willing to provide a no vehicular access easement along the front lots proposed with rear garages and is willing to provide this statement in the Bill of Assurance. VariancelWaivers: A variance from Section 31-256 to allow a reduced platted building line for the proposed residential lots. Public Works Conditions: l . Vimy Ridge 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. A 45-foot right-of-way dedication has been provided. 2. 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 Design with community in mind January 17, 2017 Ms. Donna James Page 2 of 5 Reference: Village at the Gateway and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance grade the entire property with construction of Phase 2? Yes, the owner would like to request advanced grading for the entire property with the construction of Phase 2. 3. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owners' association and detailed in the bill of assurance. Understood and this will be provided for in the Bill of Assurance. 4. 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. Understood. 5. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. Understood. 6. 100-year overflow swales must be constructed and placed within public drainage easements. Understood. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5-feet from centerline. Will Vimy Ridge Road be constructed with Phase 3? Vimy Ridge Road will be constructed in its entirety during Phase 1 of the development. It is being requested that only a portion of the sidewalk be constructed during Phase 1 of the development from the southern boundary of the site to the south side of the detention pond on the north side. The remainder of the sidewalk will be constructed with Phase 2 of the development. 8. The downstream property at 12423 Vimy Ridge Road has been flooded in the past from this development. The construction of the project should consider this downstream condition. Understood. The design has reduced runoff going to this property. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Public Works, Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact 501.379.1813 or gsimmonsQlittlerock.gov for more information. Understood. 10. Traffic calming devices are required for long straight streets to discourage speeding. Raised pedestrian tables are suggested at regular intervals. Contact Traffic Engineering, Travis Herbner, 501.379.1805 or therbner@Iittlerock.gov for additional information. Understood. 11. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. All street radiuses both public and private must be sufficient for access by a collection truck for collection service to be provided. Lots on the south side of Big Rock Avenue will be required to take their trash receptacle to Big Rock Avenue for pickup. Understood. 12. 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. Understood. A permit with ADEQ has been obtained. 13. Vegetation must be established on disturbed area within 21-days of completion of harvest Design with community in mind 9 January 17, 2017 Ms. Donna James Page 3 of 5 Reference: Village at the Gateway activities. Understood. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Understood. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Understood. LRWU has been contacted. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists along Vimy Ridge Road to the east of this property. It does not appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Understood. Entergy has been contacted. Centerpoint Ener : No comment received. Understood. Centerpoint has been contacted. AT & T: No comment received. Understood. AT&T has been contacted. Central Arkansas Water No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water for additional information. Understood. CAW has been contacted. Fire Department: 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. Understood. 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. Understood. 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. Understood. Design with community in mind January 17, 2017 Ms. Donna James Page 4 of 5 Reference: Village at the Gateway 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 Lowder501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C 105.1. Understood. Parks and Recreation: No comment received. Understood. Countv Planning: No comment. Understood. Rock Region Metro: Location is not currently served by METRO but is in our future planning for expanded service. We recommend full implementation of sidewalks within the community to facilitate future access to transit. The current plans show sidewalks on only one side of the street in many locations. A dense housing complex such as this development is great for seniors and young families who will use the sidewalks for exercise and access to the club house and pool. They can also provide a safe area for cyclists, access to the new Southwest Trail to Hot Springs will be approximately 2.0 miles away. Understood. Owner will evaluate the request. 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. Understood. 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. Understood. 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. Understood. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Understood. Planning Division: No comment. Understood. Landscape: No comment. Understood. 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, January 18, 2017. Understood. Design with community in mind KO January 17, 2017 Ms. Donna James Page 5 of 5 Reference: Village at the Gateway If you have any questions or require any additional information, please do not hesitate to contact me at your convenience. Sincerely, Stephanie Laughlin, PE (TX) Associate Design with community in mind ITEM NO.: 2. S-1766-A NAME: Villages at Gateway Townhouse Community Revised Preliminary Plat — Phase 2 — 7 LOCATION: located at 12500 Vimy Ridge Road Planning 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 January 18, 2017. The Office of Planning and Development must receive the proof of notice no later than January 27, 2017. 2. Will the lots located south of Big Rock Avenue be accessed via a rear loaded access easement? Staff recommends since Big Rock Avenue is a collector street designation, the lots be rear loaded or the driveways be combined to allow for a reduced number of driveways. 3. Provide a no right of vehicular access easement along the front of the lots proposed with rear loaded garages. Also include a note in the Bill of Assurance that there will be no right of vehicular access for the lots which are indicated as rear loaded. Variance/Waivers: A variance from Section 31-256 to allow a reduced platted building line for the proposed residential lots. Public Works Conditions: 1. Vimy Ridge 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. 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 a variance being requested to advance grade the entire property with construction of Phase 2? 3. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owners' association and detailed in the bill of assurance. 4. 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. 5. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 6. 100-year overflow swales must be constructed and placed within public drainage easements. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5-feet from centerline. Will Vimy Ridge Road be constructed with Phase 3? ITEM NO.: 2. S-1766-A 8. The downstream property at 12423 Vimy Ridge Road has been flooded in the past from this development. The construction of the project should consider this downstream condition. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Public Works, Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact 501.379.1813 or gsimmons@liftlerock.gov for more information. 10.Traffic calming devices are required for long straight streets to discourage speeding. Raised pedestrian tables are suggested at regular intervals. Contact Traffic Engineering, Travis Herbner, 501.379.1805 or therbnerCc_r�._littlerock.gov for additional information. 11. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. All street radiuses both public and private must be sufficient for access by a collection truck for collection service to be provided. Lots on the south side of Big Rock Avenue will be required to take their trash receptacle to Big Rock Avenue for pickup. 12.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. 13.Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists along Vimy Ridge Road to the east of this property. It does not appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water for additional information. Fire Department: ITEM NO.: 2. S-1766-A 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. 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. 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 Lowder501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918- 3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning No comment. Rock Region Metro: Location is not currently served by METRO but is in our future planning for expanded service. We recommend full implementation of sidewalks within the community to facilitate future access to transit. The current plans show sidewalks on only one side of the street in many locations. A dense housing complex such as this development is great for seniors and young families who will use the sidewalks for exercise and access to the club house and pool. They can also provide a safe area for cyclists, access to the new Southwest Trail to Hot Springs will be approximately 2.0 miles away. 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 01 ITEM NO.: 2. 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, 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, January 18, 2017. February 2, 2017 ITEM NO.: 2 FILE NO.: S-1766-A NAME: Villages at Gateway Townhouse Community Revised Preliminary Plat — Phases 2 — 7 LOCATION: Located at 12500 Vimy Ridge Road DEVELOPER: Big Rock Development 12506 Vimy Ridge Road Alexander, AR 72002 ENGINEER: Stantec Consulting Services, Inc. 12222 Merit Drive, Suite 400 Dallas, TX 75251 AREA: 35.5-acres NUMBER OF LOTS: 293 WARD: 7 PLANNING DISTRICT: 16 — Otter Creek CURRENT ZONING: R-2, Single-family VARIANCEMAIVERS: FT. NEW STREET: 6,950 LF CENSUS TRACT: 41.04 1. A variance to allow a reduced platted building line from the proposed residential lots which are being developed with rear loaded garages (Section 31-256). 2. A variance from the City's Land Alteration Ordinance to allow grading of future phases with the development of future phases. BACKGROUND: On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to allow the subdivision of 60-acres into 198 single-family lots. The approval allowed a minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the Property Owners Association designated for buffering of the subdivision from the adjoining roadways. The applicant also indicated a 25-foot platted building line along the front, side and rear yards to meet the minimum ordinance requirement. A phasing plan was not approved for the subdivision and the development was proposed in a single phase. February 2, 2017 SUBDIVISION ITEM NO., 2 (Cont.) FILE NO.: S-1766-A The Little Rock Planning Commission approved a request to revise the preliminary plat for the subdivision on June 19, 2008. The revision allowed the development of the subdivision in phases which included five (5) phases. The street construction to Vimy Ridge Road and the internal street construction were to correspond to the phasing plan. The request also included a variance from the Master Street Plan and the Boundary Street Ordinance to allow the placement of the sidewalk at the back of curb along Vimy Ridge Road and along the internal residential streets. The applicant indicated the ground at the right of way on Vimy Ridge Road and on some of the internal lots was eight (8) to ten (10) feet above or below the curb. According to the applicant the sidewalks would be more likely utilized if the walks were placed at grade with the street. No activity occurred and the preliminary plat approval expired. May 30, 2013, the Little Rock Planning Commission approved a request to reestablish the previously approved preliminary plat. The approval allowed the development of 204 single-family lots from a 60 acre tract. Five (5) phases were approved which included the development of 66 lots and two (2) tracts in Phase I. Phase 2 included 44 lots. Phase 3 included 11 lots and 1 tract. Phase 4 included 42 lots and 2 tracts and Phase 5 included 41 lots. A 10-foot open space tract was included along Vimy Ridge Road and Pleasant Hill Road to avoid double frontage lots. A note on the plat stated no access would be granted through the open space tract. The plat also included the placement of a 10-foot no right of vehicular access easement within the open space tract and along the street right of way on Pleasant Hill Road and Vimy Ridge Road. On January 7, 2016, the Little Rock Planning Commission approved a preliminary plat request to allow this 35-acre site of the previously approved 60-acre property for development. The area was the northern 35-acres of the site and located at 12500 Vimy Ridge Road near the intersection of Alexander Road and Vimy Ridge Road. The subdivision was proposed as a townhouse community with lots that average 30-feet in width by 100-feet in depth. The project was proposed in seven (7) phases. The first Phase included the development of 38 lots, the clubhouse and pool. Phase II included the development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots, Phase VI 36 lots and Phase VII 52 lots. The plat included 6,950 linear feet of new street to be dedicated to the public. The streets were indicated with a 50-foot right of way and 27-feet of pavement. Sidewalk were indicated on one (1) side of the interior streets. Centrally located within the plat were areas set aside for open space and sports fields. Along the rear of the lots in Phases III — V an area was identified for pedestrian paths to connect to the open spaces. Francis Avenue was proposed as a collector street with a 60-foot right of way and 31-feet of pavement. The street improvements to Vimy Ridge Road were to be completed in phases corresponding to the phased development of the subdivision. The request included a variance to advance grade the project. The development of the subdivision was to occur in phases. This would allow excess earthwork in one phase to 2 February 2, 2017 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: 5-1766-A be hauled to another phase that required fill. This variance would allow the earthwork to balance over multiple phases and prevent hauling material over public streets. The Phase 1 portion of the development is currently under review for acceptance of the final plat. The Phase 1 portion of the development contains 56 residential lots. A model home permit was issued for the subdivision's model home. The model home is currently under construction. (The phasing lines have been slightly modified from the originally approved preliminary plat.) A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved preliminary plat for Phases II through VII to allow the removal of the rear yard green spaces and replace the green spaces with alleys to allow access to rear loaded garages. The area contained within these phase is 26.5-acres proposed with 293 lots. The lots proposed with rear yard alley access are indicated with a 15-foot front yard setback. The cover letter states the reduced setback will allow for longer driveways between the alley and the garage. The applicant states parking or drives will not be allowed in the 15-foot front yard setback. The lots proposed with front loading garages are indicated with a 25-foot front yard setback. The lots indicated along Big Rock Avenue, the proposed collector street, are indicated with a 30-foot front building setback as typically required by the Subdivision Ordinance for lots fronting a collector street. The request includes a continuation of the variance from the City's Land Alteration Ordinance to continue to allow grading of areas outside the phases proposed for development. The applicant states the grading is required to allow the site to balance and eliminate the need for hauling of fill materials to and from the site as each phase is developed. B_ EXISTING CONDITIONS: The first phase of the development is currently under construction and in the preliminary phase of final platting. The majority of the trees on the remainder of the site were removed with previous construction. North of the site the uses include residential, commercial and industrial. The area to the west of the site is vacant and was previously cleared of trees. The Quail Run Subdivision is located south of the site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill Road to the southwest of the site. There is an area zoned MF-6 located on the southwest corner of Pleasant Hill Road and Vimy Ridge Road. 3 February 2, 2017 SUBDIVISION ITEM NO.: 2(Cont.)FILE NO.: S-1766-A C. NEIGHBORHOOD COMMENTS: All abutting property owners of the site along with the Alexander Road, the Quail Run Neighborhood Associations and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Vimy Ridge 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. 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 a variance being requested to advance grade the entire property with construction of Phase 2? 3. Stormwater detention ordinance applies to this property. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owners' association and detailed in the bill of assurance. 4. 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. 5. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 6. 100-year overflow swales must be constructed and placed within public drainage easements. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5-feet from centerline. Will Vimy Ridge Road be constructed with Phase 3? 8. The downstream property at 12423 Vimy Ridge Road has been flooded in the past from this development. The construction of the project should consider this downstream condition. 9. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Public Works, Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact 501.379.1813 or gsimmons().littlerock_gov_ for more information. 0 February 2, 2017 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1766-A 10. Traffic calming devices are required for long straight streets to discourage speeding. Raised pedestrian tables are suggested at regular intervals. Contact Traffic Engineering, Travis Herbner, 501.379.1805 or therbner littlerock. ov for additional information. 11. No residential waste collection service will be provided on private streets unless the property owners association provides a waiver of damage claims for operations on private property. All street radiuses both public and private must be sufficient for access by a collection truck for collection service to be provided. Lots on the south side of Big Rock Avenue will be required to take their trash receptacle to Big Rock Avenue for pickup. 12. 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. 13. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. An existing three phase, power line exists along Vimy Ridge Road to the east of this property. It does not appear to be in conflict with the proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water for additional information. 5 February 2, 2017 SUBDIVISION ITEM NO.: 2 Fire Department: FILE NO_: S-1766-A 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. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is in our future planning for expanded service. We recommend full implementation of sidewalks within the community to facilitate future access to transit. The current plans show sidewalks on only one side of the street in many locations. A dense housing complex such as this development is great for seniors and young families who will use the sidewalks for exercise and access to the club house and pool. They can also provide a safe area for cyclists, access to the new Southwest Trail to Hot Springs will be approximately 2.0 miles away. F. ISSUES/TECHNICAUDESIGN: 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 February 2, 2017 SUBDIVISION ITEM NO.: 2 (Cont.)FILE NO.: S-1766-A 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. Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 11, 2017) Ms. Stephanie Laughlin of Stantec Consulting Services was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues associated with the request. Staff stated the development was proposed as a revision to the previously approved preliminary plat to allow townhouse development. Staff stated the applicant was seeking approval to remove the green spaces located on the rear of the lots to allow rear loaded garages. Staff stated the final plat was to include the placement of a 10-foot no right of vehicular access easement along the fronts of the lots to prohibit cars parking within the fronts of the homes. Staff questioned if the lots located south of Big Rock Avenue would be rear or front loaded homes. Ms. Laughlin stated the homes would be front loaded. Staff stated driveways were to be combined for the lots to limit the number of driveway accesses to the street since the street would function as a collector street. Public Works comments were addressed. Staff stated traffic calming devices were required along the long straight streets. Staff stated the street construction along Vimy Ridge Road was to be completed prior to the northern street connection. Staff stated the City's Stormwater Detention Ordinance would apply to the development of the proposed subdivision. 7 February 2, 2017 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1766-A Rock Region Metro comments were addressed. Staff stated the future plans included service to this area. Staff recommend the placement of sidewalks within the development to facilitate future access to transit. Staff stated the current plan indicated sidewalks on only one (1) side of the street in many locations. Staff stated a dense housing complex such as this development was ideal for seniors and young families which would use the sidewalks for exercise and access to the club house and pool. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. 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 technical issues associated with the request raised at the January 11, 2017, Subdivision Committee meeting. The applicant has indicated a note on the preliminary plat stating the lots with rear loaded garages will have a no right of vehicular access on the fronts of the lots. The applicant has also indicated shared drives between the lots which are proposed with front loaded garages. This request is to revise a previously approved preliminary plat for Phases 2 — 7 of the Village at Gateway Townhouse Subdivision. The entire project is proposed in seven (7) phases. The first Phase is currently under construction and is in review for final plat approval. This portion of the development contains 56 lots, the clubhouse and pool. Phase II will include the development of 56 lots, Phase III 37 lots, Phase IV 32 lots, Phase V 32 lots, Phase VI 30 lots and Phase VI 150 lots. The lots average 30-feet in width by 100-feet in depth. The Subdivision Ordinance defines a townhouse lot as two (2) or more attached dwelling units under condominium or corporate ownership. The Subdivision Ordinance also states townhouse lots are to be twenty-two (22) feet wide and eighty (80) feet in depth with an overall lot size of 2,000 square feet. The plat is to include platted buildings lines to conform to building locations as shown on a generalized site plan which is to be provided with the submission of the proposed subdivision creating lots for the townhouse residences. The applicant has met this requirement. The plat includes 6,950 linear feet of new street to be dedicated to the public. The streets are indicated with a 50-foot right of way and 27-feet of pavement. Sidewalk is indicated on one (1) side of the interior streets. Big Rock Avenue is proposed as a collector street with a 60-foot right of way and 31-feet of N February 2, 2017 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1766-A pavement. The street improvements to Vimy Ridge Road will be completed in two (2) phases corresponding to phases within the development of the subdivision. The first phase of Vimy Ridge Road construction will include the improvements to the road which abuts the first phase of the subdivision development. The second phase will be completed with Phase VII of the subdivision. Centrally located within the plat are areas set aside for open space and sports fields. The original approval allowed the rear of the lots in Phases III — V as tracts to be used as pedestrian paths to connect to the open spaces and clubhouse within the plat area. The applicant is now proposing to place alleys within the rear yards to allow for rear loaded garages. The plat will include a no right of vehicular access easement along the fronts of these lots. The plat will include subdivision identification signs at the entrance drive to the subdivision. The applicant has indicated the signs will be incorporated into walls at the main entrance. The signs will exceed the typical minimum standards as established by the zoning ordinance and the subdivision will have signage on each side of the entrance drive to the subdivision. A smaller sign is proposed at the southern drive into the subdivision, on Big Rock Avenue. This sign will comply with the typical standards of the zoning ordinance, a maximum of six (6) feet in height and 32-square feet in area. Fences along Vimy Ridge Road will be constructed six (6) feet in height. All interior fences will comply with the typical development standards of the R-2, Single-family Zoning District. The request includes a variance to advance grade the project. The development of the subdivision will occur in phases. This will allow excess earthwork in one phase to be hauled to another phase that requires fill. This variance will allow the earthwork to balance over multiple phases and prevent hauling material over public streets. Staff is supportive of the applicant's request for the revision of the preliminary plat approval to allow the previously indicated green spaces to be used for access and utilities. The streets as proposed are being put in place as indicated to take advantage of utilities which were installed with a previous preliminary plat which was approved but never completed for final platting. The subdivision application as proposed appears to meet the minimum requirements of the subdivision ordinance for the minimum development standards. To staffs knowledge there are no outstanding technical issues associated with the request. E February 2, 2017 SUBDIVISION ITEM NO.: 2 Cont.) FILE NO.: S-1766-A STAFF RECOMMENDATION Staff recommends approval of the preliminary plat 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 to allow advanced grading of future phases with the construction of the first phase of the subdivision. Staff recommends approval of the variance request to allow a reduced platted building line for the proposed residential lots indicated with alley access and rear loaded garages (Section 31-256). PLANNING COMMISSION ACTION: (FEBRUARY 2, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the preliminary plat 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 to allow advanced grading of future phases with the construction of the first phase of the subdivision. Staff presented a recommendation of approval of the variance request to allow a reduced platted building line for the proposed residential lots indicated with alley access and rear loaded garages (Section 31-256). There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 10