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HomeMy WebLinkAboutS-1776 Staff AnalysisITEM NO.: 3. S-1776 NAME: Mountain Valley Preliminary Plat LOCATION: 'located at 25616 Highway 10 Planning Staff Comments: 1. Provide notification of the abutting property owners of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 27, 2016. The Office of Planning and Development must receive the proof of notice no later than August 5, 2016. 2. Verify the lot dimensions for the lots which do not have a lot width of 60-feet at the street right of way. To meet the minimum requirements of the subdivision ordinance the lots must be 60-feet in width at the building line. 3. The plat indicates the development of 134 lots in the general notes section of the proposed preliminary plat. Please correct the general note. 4. The general notes indicated reduced building setbacks. The setbacks are indicated at 15- fee front, 20-feet rear and 5-foot side yard setbacks. The plat indicated a 20-foot platted building line. Please verify the proposed setbacks. 5. The general notes indicated the lots average 50-feet by 110-feet. Please verify this general note and provide the proposed average lot size and the minimum lot size for this preliminary plat. 6. The Conditional Use Permit request for a wastewater treatment system was denied by the Commission at their July 14, 2016, public hearing. With the denial of this request please provide the means of wastewater treatment for this development. 7. How will the trail system be maintained, what is the proposed construction material for the trails, how will the area of the trails not be incorporated into the lots of the lots abutting the tract. Will the developer install fences along the property lines which abut the trail system with the construction of the new homes? 8. Provide a letter from the area volunteer fire department indicating their knowledge of the project and their ability to serve the existing and proposed new development. Variance/Waivers: A request to allow the option of the development of an internalized pedestrian circulation system (Section 31-175(2)) in -lieu of sidewalks. Public Works Conditions: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Pleasant Grove Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 34 feet from centerline will be required for a local residential street with open drainage. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalks with the planned development. AHTD has denied improvements to Highway 10. A payment in- ITEM NO.: 3. S-1776 lieu of construction cannot be requested due to the property is outside the City limits. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Grove Road. Pleasant Grove Road should be constructed to a local residential street with open drainage as found in the MSP with 12 foot lanes, 6 foot pave shoulder, and open ditch. 5. The pedestrian trail system seems to promote pedestrians to walk in the streets to access the trails with very little connection or access points with fences constructed in rear yards. 6. 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 property owner association as defined in the bill of assurance. 7. 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. 8. The property shows to be within the floodplain. Contact Pulaski County Planning pertaining to floodplain requirements. 9. Where is the proposed access for the treatment facility? 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 12.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. 13.100 year overflow swales must be constructed and placed within public drainage easements. 14.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. 15. Provide the phasing plan. Are street improvements to Pleasant Grove Road planned to be constructed with Phase 1? Utilities and Fire Department/County Planning: Little Rock Wastewater: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Highway 10 on the south side of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: ITEM NO.: 3. S-1776 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation for the hydrant(s). 7. 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. Fire Department, 1. Maintain Access. 2. Fire Hydrants. 3. 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. 4. 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. 5. 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. 6. 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. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all dwelling units are equipped throughout with an ITEM NO.: 3. S-1776 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. 7. 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. Parks and Recreation: No comment received. County Planning_ Pulaski County Road and Bridge Comments — 7/14/16 1. Remove scaled 1%annual chance flood limits from plat. 2. Apply for floodplain development permit through Pulaski County for all proposed work in the Special Flood Hazard Area. 3. Label and delineate existing Right -of -Way for Pleasant Grove Road and Hwy 10 4. Label radius on all property line and asphalt flares on plat 5. Provide AR north state plane coordinates for two land ties 6. List basis of bearing on plat 7. Provide all survey data for street centerline. 8. Label lot size in square feet and acres 9. Show all easements on plat 10.Obtain driveway permit for Pleasant Grove road connection after preliminary plat approval and before construction begins. Call Patricia Mackey at 501-340- 6800 11. Provide traffic study to determine if traffic light and/or turn lane is needed on Hwy 10 and if turn lane is needed on Pleasant Grove Road. Intersection design must be approved by the City of Little Rock and AHTD 12. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities 13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater approval 14. Provide letter of approval or permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant 15. Provide letter of approval from AHTD for proposed improvements in the Hwy 10 Right- of -Way 16. Provide letter and engineering certification stating that new Hwy 10 and Pleasant Grove Road intersections will have a safe sight distance and meet AASHTO sight distance standards. 17. Provide grading plan 18. Provide signage plan 19. Provide complete set of drainage plans 20. Provide complete set of building plans for all phases of construction ITEM NO.: 3. S-1776 21. Provide plans for all proposed utilities located in the Right -of -Way 22. Provide traffic control plan for all phases of construction that will affect Pleasant Grove Road. Items for Flood Development Approval — 1. CLOMR and LOMR approvalfrom FEMA 2. LOMA-F approval from FEMA if any area will be removed from the Special Flood Hazard Area (SFHA) 3. Elevation Certificate completed by registered surveyor or engineer for each proposed structure (such as a house or shop) located in the SFHA. Finish -Floors must be at least two feet above Base Flood Elevation 4. A second Elevation Certificate is required just before finish floor construction begins (to ensure floor is at correct elevation) and a third as -built Elevation Certificate is required after construction is complete to verify finish -floor elevation. 5. If structure requires flood openings, include size and locations of all flood openings. Flood openings must adhere to guidelines in FEMA Technical Bulletin 1"OPENINGS IN FOUNDATION WALLS AND WALLS OF ENCLOSURES" 6. No -rise certification, stamped by an Arkansas registered engineer for all proposed development located in the Floodway. No -rise must conform to the guidelines in FEMA's publication "PROCEDURES FOR "NO -RISE" CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY FLOODWAY" 7. Design for all structural components located within the floodplain/floodway such as roadbeds, levees, building foundations, and structural fill. Density test are required after placement of structural material showing that material meets or exceeds design density 8. Estimate, in cubic yards, for amount fill to be brought into the SFHA 9. Signed Pulaski County floodplain development application 10. Permit review fee of $25 plus one cent per cubic yard of fill to be brought into the SFHA 11.Approved 404 permit from the Corps of Engineers for any work in the wetlands 12. 12.Approved ADEQ permit for any construction over 1acre or any stream crossing 13. Perk Test and Heath Department authorization for any septic system if located in the SFHA 14. Provide letter of approval or permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant 15. All utilities must be located above the Base Flood Elevation or flood proof Pulaski County Planning Comments - 1. Provide Bill of Assurance. 2. Show distances/bearings to two known section or quarter section comers and state plane coordinates for two property comers. Show basis of bearing. 3. Show state plane coordinates for section corners. ITEM NO.: 3. S-1776 4. Show bearings and chord distances for all lot lines. Comply with m minimum survey standards. 5. Note 8 states that contour interval is 4', drawing appears to indicate 2' interval. 6. Provide zoning or existing parcel. Has the PCD zoning been reverted to R-2? 7. Applicant requests variances for Front, Side and Rear Yard setbacks from Little Rock Planning Commission. 8. Show lot area for each lot in acres and square feet. 9. See comment #19 above and reference note #5 on plat. 10. Provide Health Dept. and ADEQ approval of Wastewater Treatment system. 11. Provide approval from Volunteer Fire Department. 12. Provide Street Cross Sections for all streets. 13. Provide Profile for all streets. 14. Label all street Centerlines. 15. Provide Storm Drainage Plan. 16. Provide Pulaski County Certificate of Preliminary Plat Approval. 17. Right of way width for Mountain Valley Court is insufficient for both Pulaski County Master Road Plan and Little Rock Master Street Plan (45' shown, 50' minim is required.) Dedicate additional right of way to Pleasant Grove Road as required to comply with the Little Rock Master Street Plan. Label and dimension all existing and proposed rights of way for Pleasant Grove Road and State Highway 10. Dedicate additional Right of Way for Hwy 10 to comply with City of Little Rock Master Street Plan. 18. Provide legal and physical access to wastewater treatment p I a n . 19. Provide full set of construction plans for all streets including 1/2 street improvements to Pleasant Grove Road to Pulaski County Public Works. 20. Show blocks I and 2 as referenced on plat title or re -number lots. 21. Front yard setbacks differ between plat and note #13. 22. Provide utility and drainage easements as required 23. Provide SWPPP for Pulaski County review. 24. Pay $39.00 Review Fee. Additional Staff Comments: -Verify total number of lots shown on Note #7. -Provide water and wastewater design plans for Public Works review. -Provide for maintenance of tracts A and F in Bill of Assurance and on plat. -Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34. -Obtain appropriate road cut permits from Arkansas Highway Department and Pulaski County Public Works for Pleasant Grove Road and State Highway 10. -Obtain floodplain development perm it from Pulaski County Public Works. All work in floodway will require a no-rise/no adverse impact statement from the developer. -Comply with any applicable Hwy 10 Overlay District guidelines. -Provide drainage easements as needed between lots. Rock Region Metro: Location is not currently served by METRO but is part of our long range plan. As part of our future service we request the developer review the street plan to remove any dead-end situations which prevent access for efficient paratransit service. We also ITEM NO.: 3. S-1776 recommend a review and coordinated design with Hwy 10 and Pleasant Grove Road. Future development, signalized intersections and multi -modal transportation design will benefit from coordinated planning in this area. Building Code: 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, July 27, 2016. June 8, 2017 ITEM NO.: D FILE NO.: S-1776 NAME: Mountain Valley Preliminary Plat LOCATION: Located at 25616 Highway 10 DEVELOPER: RET Development LLC P.O. Box 242116 Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 37.6 acres NUMBER OF LOTS: 111 FT. NEW STREET: 3,930 LF WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01 CURRENT ZONING: R-2, Single-family VARIANCE/WAIVERS: A request to allow the option of the development of an internalized pedestrian circulation system (Section 31-175(2)) in -lieu of sidewalks. BACKGROUND: The property was previously used as a golf driving range. In 2007, the property was rezoned from R-2, Single-family to PCD to allow a six (6) lot development with a mixture of office and commercial uses. In 2015, a PD-R request for a single family residential development and a CUP for a wastewater treatment plant were filed but were withdrawn prior to Planning Commission hearing. A Conditional Use Permit request for a wastewater treatment system was considered by the Commission on July 14, 2016. The Commission denied this request. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT The applicant is requesting preliminary plat approval for a property located at the northwest corner of Arkansas State Highway No. 10 and Pleasant Grove Road. The main entrance for the subdivision will be off Highway 10 with circulation and June 8, 2017 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.: S-1776 emergency access provided off Pleasant Grove Road. The developer is proposing 111 lots on 37.6-acres. The lots are 60-feet in width and 117-feet in depth with a minimum lot size of 7,000 square feet. Amenities include walking trails around the perimeter of the property leading to a common area along the creek. The common area may include a fishing pond, play field, basketball court and possibly a pavilion for the residents. Central Arkansas Water facilities are available to the site. A Conditional Use Permit application is under consideration that would allow the installation of a package sewer treatment plant to provide sanitary sewer to the proposed development. The plant has been approved by the Arkansas Department of Health. The Arkansas Department of Environmental Quality has provided the discharge limits and review the plant. AEDQ is awaiting the CUP approval in order to release the construction permit. The Commission denied this request at their July 14, 2016 hearing. The developer is proposing the use of an internalized pedestrian circulation system in -lieu of sidewalks. Section 31-175 of the Little Rock Code of Ordinances outlines the minimum design requirements for sidewalks. The ordinances states internalized pedestrian circulation systems in the form of paved pathways may be substituted for sidewalks along collector and residential streets upon approval by the Planning Commission. B. EXISTING CONDITIONS: The overall area around the site is rural in nature; comprised primarily of tracts of undeveloped land and single family residences on larger tracts of R-2, Single-family and AF, Agricultural and Forestry zoned property. The property contains 36-acres. A large portion of the property is cleared of trees but areas located along the creek are still tree covered. C_ NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing along with the Nowlin Creek Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Pleasant Grove Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 34 feet from centerline will be required for a local residential street with open drainage. 2 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5-foot sidewalks with the planned development. AHTD has denied improvements to Highway 10. A payment in -lieu of construction cannot be requested due to the property is outside the City limits. 4. With site development, provide design of the street conforming to the Master Street Plan. Construct one-half street improvement to Pleasant Grove Road. Pleasant Grove Road should be constructed to a local residential street with open drainage as found in the MSP with 12 foot lanes, 6-foot paved shoulder and open ditch. 5. The pedestrian trail system seems to promote pedestrians to walk in the streets to access the trails with very little connection or access points with fences constructed in rear yards. 6. 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 property owner association as defined in the bill of assurance. 7. 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. 8. The property shows to be within the floodplain. Contact Pulaski County Planning pertaining to floodplain requirements. 9. Where is the proposed access for the treatment facility? 10. Provide a letter prepared by a registered engineer certifying the intersection sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 11. Since the street is proposed to be 24 feet in width, show on the plan the area of street where parking will be restricted to one side. 12. 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. 13. 100-year overflow swales must be constructed and placed within public drainage easements. 14. 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. 15. Provide the phasing plan. Are street improvements to Pleasant Grove Road planned to be constructed with Phase 1 ? 3 June 8, 2017 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1776 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Outside the service boundary. No comment. Entergy- Entergy does not object to this proposal. A three phase power line exists along the north side of Highway 10 on the south side of the property. There do not appear to be any conflicts with existing Entergy facilities. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Center pint Ener : 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation for the hydrant(s). 7. 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. M June 8, 2017 SUBDIVISION ITEM NO.: ❑ (Cont.) FILE NO.: 5-177 Fire Department: 1. Maintain Access. 2. Fire Hydrants. 3. 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. 4. 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. 5. 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. 6. 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. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and all 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. 5 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1776 7. 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. Parks and Recreation: No comment received. County Planning: Pulaski County Road and Bridge Comments-7/14/16 1. Remove scaled 1%annual chance flood limits from plat. 2. Apply for floodplain development permit through Pulaski County for all proposed work in the Special Flood Hazard Area. 3. Label and delineate existing Right -of -Way for Pleasant Grove Road and Hwy 10. 4. Label radius on all property line and asphalt flares on plat. 5. Provide AR north state plane coordinates for two land ties. 6. List basis of bearing on plat. 7. Provide all survey data for street centerline. 8. Label lot size in square feet and acres. 9. Show all easements on plat. 10. Obtain driveway permit for Pleasant Grove road connection after preliminary plat approval and before construction begins. Call Patricia Mackey at 501-340-6800. 11. Provide traffic study to determine if traffic light and/or turn lane is needed on Hwy 10 and if turn lane is needed on Pleasant Grove Road. Intersection design must be approved by the City of Little Rock and AHTD. 12. Include maintenance agreement, in Bill of Assurance, indicating who is responsible for maintenance of all stormwater facilities. 13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater approval. 14. Provide letter of approval or permit from ADEQ and the Arkansas Health Department for proposed sanitary sewer treatment plant. 0 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.)FILE NO.: S-1776 15. Provide letter of approval from AHTD for proposed improvements in the Hwy 10 Right- of -Way. 16. Provide letter and engineering certification stating that new Hwy 10 and Pleasant Grove Road intersections will have a safe sight distance and meet AASHTO sight distance standards. 17. Provide grading plan. 18. Provide signage plan. 19. Provide complete set of drainage plans. 20. Provide complete set of building plans for all phases of construction. 21. Provide plans for all proposed utilities located in the Right -of -Way. 22. Provide traffic control plan for all phases of construction that will affect Pleasant Grove Road. Items for Flood Development Approval — 1. CLOMR and LOMR approvalfrom FEMA 2. LOMA-F approval from FEMA if any area will be removed from the Special Flood Hazard Area (SFHA). 3. Elevation Certificate completed by registered surveyor or engineer for each proposed structure (such as a house or shop) located in the SFHA. Finish -Floors must be at least two feet above Base Flood Elevation. 4. A second Elevation Certificate is required just before finish floor construction begins (to ensure floor is at correct elevation) and a third as -built Elevation Certificate is required after construction is complete to verify finish -floor elevation. 5. If structure requires flood openings, include size and locations of all flood openings. Flood openings must adhere to guidelines in FEMA Technical Bulletin 1 ".OPENINGS IN FOUNDATION WALLS AND WALLS OF ENCLOSURES". 6. No -rise certification, stamped by an Arkansas registered engineer for all proposed development located in the F000dway. No -rise must conform to the guidelines in FEMA's publication "PROCEDURES FOR "NO -RISE" CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY FLOODWAY". 7. Design for all structural components located within the flood p lai n/floodway such as roadbeds, levees, building foundations, and structural fill. Density test are required after placement of structural material showing that material meets or exceeds design density. 7 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont_ FILE NO.. S-1776 8. Estimate, in cubic yards, for amount fill to be brought into the SFHA. 9. Signed Pulaski County floodplain development application. 10. Permit review fee of $25 plus one cent per cubic yard of fill to be brought into the SFHA. 11. Approved 404 permit from the Corps of Engineers for any work in the wetlands 12. 12. Approved ADEQ permit for any construction over 1 acre or any stream crossing. 13. Perk Test and Heath Department authorization for any septic system if located in the SFHA. 14. Provide letter of approval or permit from ADEQ and the Arkansas Heath Department for proposed sanitary sewer treatment plant. 15. All utilities must be located above the Base Flood Elevation or flood proof. Pulaski County Planning Comments - 1. Provide Bill of Assurance. 2. Show distances/bearings to two known section or quarter section comers and state plane coordinates for two property comers. Show basis of bearing. 3. Show state plane coordinates for section corners. 4. Show bearings and chord distances for all lot lines. Comply with minimum survey standards. 5. Note 8 states that contour interval is 4', drawing appears to indicate 2' interval. 6. Provide zoning or existing parcel. Has the PCD zoning been reverted to R-2? 7. Applicant requests variances for Front, Side and Rear Yard setbacks from Little Rock Planning Commission. 8. Show lot area for each lot in acres and square feet. 9. See comment #19 above and reference note #5 on plat. 10. Provide Health Dept. and ADEQ approval of Wastewater Treatment system. 11. Provide approval from Volunteer Fire Department. 12. Provide Street Cross Sections for all streets. 0 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont,) FILE NO.: S-1776 13. Provide Profile for all streets. 14. Label all street Centerlines. 15. Provide Storm Drainage Plan. 16. Provide Pulaski County Certificate of Preliminary Plat Approval. 17. Right of way width for Mountain Valley Court is insufficient for both Pulaski County Master Road Plan and Little Rock Master Street Plan (45' shown, 50' minim is required.) Dedicate additional right of way to Pleasant Grove Road as required to comply with the Little Rock Master Street Plan. Label and dimension all existing and proposed rights of way for Pleasant Grove Road and State Highway 10. Dedicate additional Right of Way for Hwy 10 to comply with City of Little Rock Master Street Plan. 18. Provide legal and physical access to wastewater treatment p I a n . 19. Provide full set of construction plans for all streets including Y2 street improvements to Pleasant Grove Road to Pulaski County Public Works. 20. Show blocks I and 2 as referenced on plat title or re -number lots. 21. Front yard setbacks differ between plat and note #13. 22. Provide utility and drainage easements as required. 23. Provide SWPPP for Pulaski County review. 24. Pay $39.00 Review Fee. Additional Staff Comments: - Verify total number of lots shown on Note #7. - Provide water and wastewater design plans for Public Works review. - Provide for maintenance of tracts A and F in Bill of Assurance and on plat. - Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34. - Obtain appropriate road cut permits from Arkansas Highway Department and Pulaski County Public Works for Pleasant Grove Road and State Highway 10. - Obtain floodplain development perm it from Pulaski County Public Works. All work in floodway will require a no-rise/no adverse impact statement from the developer. - Comply with any applicable Hwy 10 Overlay District guidelines. - Provide drainage easements as needed between lots. 01 June 8, 2017 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1776 Rock Region Metro: Location is not currently served by METRO but is part of our long range plan. As part of our future service we request the developer review the street plan to remove any dead-end situations which prevent access for efficient paratransit service. We also recommend a review and coordinated design with Hwy 10 and Pleasant Grove Road. Future development, signalized intersections and multi -modal transportation design will benefit from coordinated planning in this area. F. ISSUES/TECHNICAL/DESIGN: 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. Plannina Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested Mr. White verify the lot widths of the proposed lots. Staff stated it did not appear several of the lots were indicated at the typical minimum lot width of 60-feet. Staff stated the general notes did not agree with the proposed plat with regard to the number of lots and the building setbacks. Staff stated since the Conditional Use Permit 10 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: S-1776 request for the wastewater treatment plant was denied by the Commission at their July 14, 2016, public hearing the Commission could not hear the plat request unless there was an alternate means for wastewater treatment. Public Works comments were addressed. Staff stated right of way dedications along Highway 10 and Pleasant Grove Road were required to meet the Master Street Plan requirements. Staff stated the pedestrian trail system appeared to promote pedestrians to walk in the street to access the trail systems. Staff stated street improvements were required along Pleasant Grove Road per the Master Street plan. Staff questioned if the improvements would be completed in the first phase. Staff noted the various comments from the Pulaski County Planning staff and Pulaski County Road and Bridge. Staff suggested Mr. White contact them directly for clarification and timing of any of their comments. 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: Based on comments raised at the July 20, 2016, Subdivision Committee meeting the applicant has requested a deferral of this item to the September 22, 2016, public hearing. The Conditional Use Permit request for a wastewater treatment system was denied by the Commission at their July 14, 2016, public hearing. With the denial of the request the applicant has not addressed the means of wastewater treatment for the development. Section 31-171 of the Little Rock Code of Ordinances states the approval of a development by the Planning Commission constitutes approval of the Planning Commission for water and wastewater service to the property, including the installation of necessary water lines and sewer mains, subject to the policies and procedures of the municipal water works, the wastewater utility, and approval by the Board of Directors when necessary. The applicant has a 30-day appeal period from the date of the Planning Commission's action to appeal their denial of the Conditional Use Permit request to the Little Rock Board of Directors. Staff recommends deferral of this item to the Commission's September 22, 2016, public hearing to allow for the proper appeal period and to determine if the Little Rock Board of Directors will hear the request for the Conditional Use Permit for the placement of the wastewater treatment plant within the area to serve the proposed subdivision. 11 June 8, 2017 SUBDIVISION ITEM NO.: D Cont. FILE NO.: S-1776 STAFF RECOMMENDATION: Staff recommends deferral of this item to the Commission's September 22, 2016, public hearing. PLANNING COMMISSION ACTION. (AUGUST 11, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferral of this item to the Commission's September 22, 2016, public hearing to allow the resolution of an appeal filed with the Little Rock Board of Directors for a conditional use permit request to allow the placement of a wastewater treatment plant for the subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: This item was scheduled to be on the Board of Directors agenda for their September 6, 2016, public hearing on an appeal of a denial request for a Conditional Use Permit for a wastewater treatment plant. The Conditional Use Permit appeal was deferred at the request of the developer from the September 6, 2016, agenda to the Board of Directors December 6, 2016, agenda. Staff recommends this item be deferred to the Commissions December 15, 2016, agenda to allow time for the Board of Directors to hear the requested appeal of the Conditional Use Permit application for the proposed wastewater treatment plant. PLANNING COMMISSION ACTION_ (SEPTEMBER 22, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of deferred of item to the Commission's December 15, 2016, agenda to allow time for the Board of Directors to hear the requested appeal of the Conditional Use Permit application for the proposed wastewater treatment plant. 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, 0 absent and 1 open position. 12 June 8, 2017 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1776 STAFF UPDATE: This item was deferred of the Little Rock Board of Directors meeting on December 6, 2016, to a meeting in March of 2017. Staff recommends deferral of this item to the Commission's March 16, 2017, Public Hearing to allow resolution of the appeal of the Planning Commissions denial of the proposed wastewater treatment facility which would serve this proposed subdivision. PLANNING COMMISSION ACTION: (DECEMBER 15, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the item was deferred from the Little Rock Board of Directors meeting on December 6, 2016, to the Board of Directors March 7, 2017 hearing. Staff presented a recommendation of deferral of the item to the Commission's March 16, 2017, Public Hearing to allow resolution of the appeal of the Planning Commissions denial of the proposed wastewater treatment facility which would serve this proposed subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: An appeal of a Conditional Use Permit to allow a wastewater treatment system is scheduled for hearing before the Board of Directors on March 7, 2017. Staff will provide the outcome of the appeal hearing at the Commission's March 16, 2017, public hearing. PLANNING COMMISSION ACTION'. (MARCH 16, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating at the request of the developer the Board of Directors on March 7, 2017, allowed a deferral of the item for 60-days to allow the developer to explore alternative options to the disposal of treated wastewater into Nowlin Creek. Staff presented a recommendation of deferral of the item to the Commission's June 8, 2017, public hearing. 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. 13 June 8, 2017 SUBDIVISION ITEM NO.� D Cont. FILE NO.: S-177E STAFF UPDATE: On May 2, 2017, the Little Rock Board of Directors did not overturn the Planning Commission's recommendation of denial for a Conditional Use Permit application request to allow the placement of a wastewater treatment plant as the means of sanitary sewer disposal for this development. Based on the fact the applicant cannot address the means of sanitary sewer disposal for this proposed subdivision staff recommends withdrawal of this request, without prejudice, to allow the applicant to secure a means for the sanitary sewer disposal. PLANNING COMMISSION ACTION: (JUNE 8, 2017) The applicant was present. There were no registered objectors present. Staff presented the item stating on May 2, 2017, the Little Rock Board of Directors did not overturn the Planning Commission's recommendation of denial for a Conditional Use Permit application request to allow the placement of a wastewater treatment plant as the means of sanitary sewer disposal for this development. Staff stated based on the fact the applicant could not address the means of sanitary sewer disposal for this proposed subdivision they were presenting a recommendation of withdrawal of this request, without prejudice, to allow the applicant to secure a means for the sanitary sewer disposal. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 14