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HomeMy WebLinkAboutS-1874 Staff AnalysisPHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 April 27, 2020 City of Little Rock DEPARTMENT OF PLANNING AND DEVELOPMENT 723 West Markham Little Rock, Arkansas Re: Annotations to Review Comments for New Bear Den Subdivision, Little Rock, Arkansas The purpose of this letter is to provide annotations to the comments provided by City of Little Rock Planning and Development via email on 22 April 2020. Please see annotations below: PLANNING STAFF: S-1874 Bear Den Estates — Preliminary Plat Planning Staff Comments (April 22, 2020): 1. Verify and show correct number of lots (114) on plat, in letter, etc. Concur. Will comply. 2. Show utility easements on plat. Concur. Will comply. 3. Show either required sidewalks, or trail system if approved by Public Works, on plat. Concur. Will comply. 4. Show 25 foot front setbacks on the plat. 20 foot front setbacks can be approved on lots which conform with the "Hillside Standards" of Section 31-367 of the Subdivision Ordinance. If applying hillside standards, show slope and size for each lot in question. Concur. Plat has been revised to reflect desired lots for application of "Hillside Standards". ■Minimum rear setbacks are 25 feet. Minimum side setbacks are eight (8) feet. Show required setbacks on the plat or request variances. Rear setbacks were left at 15 feet on revised Plat. Narrative from the Developer is provided explaining justification (as requested during conference call with City and Developer and PLE yesterday (28 April 2020). Side lots have all been changed to 8 feet via note. 6. Show existing utility lines and power lines on the plat. Concur. Will comply. 7. Show adjacent city limits lines on the plat. Concur. Will comply. 8. Show section lines on the plat. Concur. Will comply. 9. Show names of all abutting property owners on the plat. Show boundary lines which separate adjacent owners' property. Concur. Will comply. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas72022 10. Add property acreage to legal description on the plat. Concur. Will comply. 11. Show zoning classification of all abutting properties. Concur. Will comply. 12. Show which open space tracts will be in the various phases (each phase to include respective open space so that all property is accounted for in the phasing plan.) Concur. Will comply. 13. Provide access easement to open space tracts B, I and M and label. Concur. Will comply. 14. Subdivision sign must comply with Section 36-55I(a)(4) of the Zoning Ordinance. Concur. Will comply. IS. Produce mailbox information indicating location(s), quantity and pedestrian and vehicular access for approval by the Postmaster and Public Works Department prior to Phase I final platting. Concur. Will comply. 16. Gordon Road right-of-way must be dedicated and roadway must be improved from Chenal Valley Drive to the north property line of the overall property. Concur. Will comply. 17. Provide information in the Bill of Assurance as to the ownership and maintenance of the open space tracts and the mailbox cluster location(s). Concur. Will comply. PUBLIC WORKS: Public Works Review Comments Planning Commission Agenda Date: 5-14-20 Z File Number S-1874 Bear Den Subdivision Preliminary Plat Board of Adjustment Chenal Valley Dr. and Gordon Road 1 Sidewalks with appropriate handicap ramps are required to be installed along Bear Den Drive (Gordon Road) and Rushing Bear Court in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. Concur. Will comply. 2 Per the Fire Code, cul de sac shall be minimum of 96 ft in width. Concur. Will comply. 3 In accordance with CLR standard detail PW-22, Class 7 base course is required to be compacted to 100% density. Revise street section detail on plan. Concur. Will comply. 4 Proposed street improvements to Bear Den Drive (Gordon Rd) should extend and tie into existing street improvements at Chenal Valley Drive. Concur. Will comply. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 5 A grading permit in accordance with section 29-186 (c) & (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 future phases with construction of phase I? Is a variance being requested to advance grade lots or portions of lots prior to approval of the final plat? We are not planning on advanced grading future phases with the construction of Phase I. We are not anticipating the need to advance grade lots or portions of lots prior to approval of the final plat. 6 Proof of approval for construction of improvements within utility easement or tracts must be Concur. Will provide. 7 The emergency ingress/egress access must be constructed capable of supporting a 75, 000 lb fire truck during all weather conditions. Provide the driveable surface proposed to be installed. If a gate is proposed, a knox box is required to be provided. Concur. Will comply. 8 Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Concur. Will comply. 9 Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Show approximate location of easements and tract land with pipes and ditching. Provide approximate street grades. Concur. Will provide. 10 Storm water detention ordinance applies to this property. Confirm detention is provided within the Chenal Valley golf course regional detention ponds. Concur. Phillip Lewis Engineering (PLE) will provide Certification Letter to this effect. 11 If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Concur. WIII comply. completed plans prior to construction. Concur. Will comply. 13 Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engr 379-1813 (Greg Simmons) for more info. Concur. Will provide. Friday. April 17, 2020 Page I of4 PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 14 Hauling of f ll material on or offsite over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501)379- 1805 (Travis Herbner) for more information. Concur. Will comply. 15 Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. Gordon Road street name cannot be changed unless the entire length of road which extends beyond this property is also changed. Bear Valley Court should be changed using "Loop" or "Circle". Concur. Will comply. Road Names have been changed. 16 Per the Master Street Plan the minimum right-of-way width is 45 ft for minor residential streets. At least a 45 ft right-of-way with a minimum 24 ft wide street must be provided for Cub Creek Cove, Bear Valley Court, and Bearstone Point. Per the Master Street Plan, parking is restricted to one side of the street on a 24 ft wide street. Show on the plan now and on the final plat and bill of assurance, the area along streets where parking is restricted allowed. It is believed "One Way" vehicle movement will not be observed on Cub Creek Cove and Bear Valley Court by residence. "One Way" streets are not recommended. Concur. Will modify Plat accordingly. - Bear Valley Circle — (formerly Bear Valley Court) ok to make two-way circulation but keep street 24' wide - Rushing Bear Cove — (Formally Cub Creek Cove) ok to make two-way circulation but keep street 24' wide - Bear Stone Point — keeping one way street with diversion island at intersection 17 Provide the street width and direction of vehicularflow at the entrance to proposed on Bearstone Point. Is a gate proposed on Bearstone Point? Concur. Will comply. No gate is proposed at this location. Keep one way. This is an aesthetical feature and the landscaped circle island will serve to screen the view of the power lines. 18 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. Concur. Will comply. 19 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. Tract land for future maintenance access and overflow should be provided between lots in place of drainage easements to prevent obstructions by fencing and landscaping. Concur. Will comply. 20 All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. Concur. Will comply. 21 100 year overflow swales must be constructed and placed within public drainage easements. Concur. Will provide as required. 22 Provide a letter prepared by a registered engineer certifying the intersection sight distance at all existing and proposed intersections) comply with 2004 AASHTO Green Book standards. At the intersection of Bear Den Drive (Gordon Rd) and Chenal Valley Drive at least 445 ft of sight distance must be provided due to recorded vehicle speeds. If sufficient intersection sight distance cannot be provided, an alternate intersection location should be considered. Staff has received several site distance complaints from drivers of vehicles pulling out onto Chenal Valley Drive from Gordon Road requiring abrupt braking. Phillip Lewis Engineering is preparing this as requested to provide report (data) back to Vince Floriani for discussion with City, Developer, and Phillip Lewis Engineering. 23 The mail kiosk is required to be constructed in compliance with ADA standards for pedestrian access. The mail kiosk should be moved further east on Bear Valley Court to reduce the # of vehicles stopping and parking on Bear Bear Den Drive. Parking is not allowed on "One Way". Concur. Will comply. 24 Per Sec. 31-232, corner lots for residential uses shall have a minimum width of 75 ft to accommodate the required building line on both streets and to insure adequate visibilityfor traffic safety. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 Concur. Will comply. We feel that we are ok regarding this requirement. 25 With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot sidewalks with planned development. Is the portion of Bear Den Drive (Gordon Rd) north of Phase 1 proposed to be improved with this project in future phase that area part of this preliminary plat. The Developer would like to commit to improving the section of Gordon from the powerlines to Phase 4 at Phase 4 construction. I'd like to take out a portion of the acreage for our preliminary plat and maintain flexibility on design of the mountain (see sketch) below and revised Plat. E� soar Or �.._.' W f I 27 If "One Way" streets are approved by the Planning Commission, parking is not allowed on either side of street. The parking restriction is to be shown on the final plat. Concur. Will comply. FIRE DEPARTMENT: To: Alex Koenig Date: April 10, 2020 From: Captain Tony Rhodes / Captain John Hogue Comment! for the fallowing Locations: S-1874 Bear Den PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 Maintain Access: Fire Hydrants. Maintain f re 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 afire hydrant is located on afire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders Concur. Will comply. 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. We will discuss with Fire Department personnel as discussed in phone conference with City, Developer, and Phillip Lewis Engineering on 28 April 2020. Loadins 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 offire apparatus weighing at least 75,000 pounds. Concur. WIII comply. 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. Concur. Will comply if/where applicable. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. Concur. Will comply. 2. Gates shall be of swinging or sliding type. Concur. Will comply. 3. Construction ofgates shall be of material that allow manual operation by one person. Concur. Will comply. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. Concur. Will comply. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Concur. Will comply if/where applicable. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. Concur. Will comply. 7. Locking device specifications shall be submitted for approval Iby the fire code official Concur. Will comply. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. Concur. Will comply if/where applicable. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements ofASTMF 2200. Concur. Will comply if/where applicable. One- or Two -Family Residential Developments. Asper Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two -Family PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 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 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 f re apparatus access roads will connect with future development, as determined by the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section CIO] — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Concur. Will coordinate with Little Rock Fire Department regarding required hydrant placement and Central Arkansas Water for installation procedures for hydrants. CENTRAL ARKANSAS WATER: BEAR DEN ESTATES PRELIMINARY PLAT S-1874 All Central Arkansas Water requirements in effect at the time of request for water service must be met. Concur. Will comply. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Concur. Will comply and submit full design plan set for review. 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). Concur. Will coordinate with Little Rock Fire Department regarding required hydrant placement and Central Arkansas Water for installation procedures for hydrants. LRWRA: Little Rock Water Reclamation Authority Comments Project Number S-1874 Project Nome Project Type Comment Made Bear Den Estates Preliminary Plat of Subdivision Sewer main extension required with easements if new sewer service is required for this project. Offsite sewer easement may be required (Surveyor verify) — Concur. Will comply and provide easement as/if PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 required. Should any questions arise concerning this Comment Annotation Letter, please feel free to contact me. Respectfully submitted, Phillip Lewis, P.E. c.501.350.9840 January 9, 2020 ITEM NO.. 15 FILE NO.: A-336 NAME: Bear Den Annexation REQUEST: Accept 80 acres plus or minus to the City LOCATION Along the north side of Chenal Drive, at Gordon Road (across from Germay and Sologne neighborhoods of Chenal) SOURCE: Bradford Gaines, Colliers International agent GENERAL INFORMATION: The County Judge signed the annexation order December 23, 2019. The Tract is undeveloped and wooded. The proposed used for area is single-family homes. There is one property owner. This is a 100 percent property Owner annexation. The site is contiguous to the City of Little Rock along the west, south and east sides. The annexation request is to obtain City services. The site is basically rectangular, approximately 2640 feet along the north and south property lines and approximately 1289 and 1340 feet respectively along the west and east property lines. The site is zoned R-2, Single Family District. AGENCY COMMENTS: Public Safety: Fire: No Comment Received. Police: Little Rock Police Department had no comments or recommendations. Infrastructure and Community Facilities: Rock Region METRO Transit: No Comment Received. Parks and Recreation: No Comment Received. Public Works: Little Rock Solid Waste Division indicates they have no issues or concerns with the proposed annexation. The Engineering Division has indicted that their understanding is that Gordon Road will be improved to City Standard by January 9, 2020 ITEM NO.: 15 (Cont- FILE NO. A-33 the property ownerideveioper of the iand. And that this will commence without delay after annexation and purchase of the land. Pulaski County Planning: No Comment Received. Arkansas Geographic information Offflce: AUU0 expressed no concerns with the annexation and noted the applicant had followed ARK CODE 14-40-101. Utilities: Central Arkansas Water: No Comment Received. Entergy: Entergy has indicated they have not concerns or issues with that "c!1!nexallUll, but L!la!L at l3nle of JLAS.:IlIVIJIC!!I aLALlIUL!!lal easelllellLJ may be required. Reliant -Energy: No Comment Received. Little Rock Water Reclamation Authority: No Comment Received. Schools: Little \o CIKC No Comment R e c e l vie.. v. The annexation areas are not within the Little Rock School District. Pulaski County Special: No Comment Received. The annexation areas are within the Pulaski County Special School District. ANALYSIS' The City of Little Rock has annexed two areas in 1989 (ordinance 15631) and 1999 (ordinance 18146) which bound the application area on the west, south and east. The southern boundary is just north of Chanel Valley Drive. The only access is via Gordon Road which enters the annexation area near the southeast corner. The area requesting annexation is partly wooded and undeveloped. Bear Den Mountain is located in the northeast section of the annexation area. Bear Den Mountain is a rocky peak and it would be on the new City Limits if approved. Gordon Road enters the property near the southeast corner and moves in a northwesterly direction circling to the west of Bear Den Mountain and proceeding north to Two Towers Road. There are several large electric easements with high power transmission lines through the property. There is a 100 foot wide easement shown on the survey from southeast to northwest. It enters on the south Boundary 6,060 plus feet from the southeast corner and moves to north of the center of the tract asking for 2 January 9, 2020 ITEM NO.: 15 (Cont.) FILE NO. A-336 annexation. This easement does not appear to have a utility in it currently. There is a 180 foot wide easement with transmission line from southwest to northeast, entering the west boundary just north of the midpoint and moving to just north of the midpoint of the tract. The largest easement is 280 feet wide and contains a transmission line. The easement is basically north -south and starts that the confluence of the other two easements, just north of the center and moves north out of the tract asking for annexation. The property is currently zoned R-2, Single Family Residential District. It is wooded and undeveloped at this time. South of the property is R-2 zoned land with single-family subdivisions — the Germany and Sologne Neighborhoods of Chenal. To the west is undeveloped R-2 zoned land (within the City Limits) owned by Deltic Real Estate LLC. To the north is the ridge line with Shinall Mountain and Crystal Mountain where several radio and TV transmission towers are located. This area is outside the City Limits but zoned R-2 Single Family Residential District. To the east is wooded vacant land. The southern portion is zoned MF-12, Multifamily Residential District Twelve Units Per Acre and the northern portion is zoned OS, Open Space District. The MF-12 area has an approved site plan for an apartment development (approved in January 2019). The transmission lines with easements and the steep grades of Bear Den Mountain will make portions of the annexation area hard to develop if they can be developed at all. The full 80 acres will not be able to be developed at the densities allowed by the R-2 zoning. The owners of the property have indicated that they would be developing the land as zoned, i.e. for single-family homes. Between Bear Den Mountain and the easements on the property just over half of the area should be developable. This would result in less than 300 houses on this land. Based on the lot sizes of the subdivisions nearby this would result in 120 to 175 houses. Just under a half mile of Gordon Road would be included in this annexation. Gordon Road is a public county road with a `Mackey Order' 50 foot right-of-way. It is a chip seal road with open shoulders. The road does not meet Little Rock Master Street Plan standards. The applicant has provided the City with a letter indicating that once the land has been annexed and purchased, they intend to begin development of the area. At the time of subdivision and development of the area, Gordon Road will be rebuilt by the property owner/developer to City standards in the approximate alignment of the current road. The Public Works Department is satisfied with this commitment. There are 8-inch waste water lines along Chenal Valley Drive south of the annexation area. And there is a 12-inch water main along Chenal Valley Drive, as well as a 12-inch line along the eastern line of this tract from the water tower on Two Towers Road to Chenal Valley Drive. As part of the development of the land the developer will have to extend these services to the new development. 3 January 9, 2020 ITEM NO.: 15 Cont. FILE NO. A-336 The Pulaski County Judge signed the annexation order on Monday, December 23, 2019. This verifies that the annexation request meets all appropriate state laws. The closest fire station (Station 21) is located at 17000 Chenal ;,'alley Drive. Froi'+L,: +..+:... . i }' +.��+n i rev +. I�r 4 4 ilg ¢r+ +ham I;I I +i�r+ ii LM 3LCAULii, Via existing streets iv approximately i.:.: i�isi i.: L.. �7:::vAaL: v:: area. Station 23, Rahiin wad, is the next closest station vrith runs of approximately 4.6 miles to the annexation area. Areas beyond the annexation area already must be serviced from these two stations. With land both east and west of the annexation area within the city limits; current police patrols would already naturally pass on Chenal Valley Drive. The Fire Department made comment on the proposed annexation. The Little Rock Police Department responded with 'no recommendations' on this annexation request. The police currently patrol along Chenal Valley Drive in front of the annexation site but do not patrol within the area — no businesses or homes currently exist in the area to be annexed. Staff Recommendation: Anpr,)vp.l. PLANNING COMMISSION ACTION: (JANUARY 9, 2020) The itam wn nlarari nn rnncant arianrin fnr annrn\ln Rv a xmtP of 1Q fnr s N._ced y_.. � _ . _.. , :! against and I absent he consent agenda was approved. 2 PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas72022 April 27, 2020 City of Little Rock DEPARTMENT OF PLANNING AND DEVELOPMENT 723 West Markham Little Rock, Arkansas Re: Annotations to Review Comments for New Bear Den Subdivision, Little Rock, Arkansas The purpose of this letter is to provide annotations to the comments provided by City of Little Rock Planning and Development via email on 22 April 2020. Please see annotations below: PLANNING STAFF: S-1874 Bear Den Estates — Preliminary Plat Planning Staff Comments (April 22, 2020): 1. Verify and show correct number of lots (114) on plat, in letter, etc. Concur. Will comply. 2. Show utility easements on plat. Concur. Will comply. 3. Show either required sidewalks, or trail system if approved by Public Works, on plat. Concur. Will comply. 4. Show 25 foot front setbacks on the plat. 20 foot front setbacks can be approved on lots which conform with the "Hillside Standards" of Section 31-367 of the Subdivision Ordinance. If applying hillside standards, show slope and size_ far each lot in question. DISCUSSION M"inimum rear setbacks are 25 feet. Minimum side setbacks are eight (8) feet. Show required setbacks on the plat or request variances■Where lots backup to greenspace tracts, undevelopable areas and preservation areas — we are requesting a 15' rear setback. This approach worked well in our previous Woodlands Edge development. HOW DO WE ACCOMPLISH THIS? VARIANCE, WAIVER, ETC? 6. Show existing utility lines and power lines on the plat. Concur. Will comply. 7. Show adjacent city limits lines on the plat. Concur. Will comply. 8. Show section lines on the plat. Concur. Will comply. 9. Show names of all abutting property owners on the plat. Show boundary lines which separate adjacent owners' property. Concur. Will comply. 10. Add property acreage to legal description on the plat. Concur. Will comply. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 11. Show zoning classification of all abutting properties. Concur. Will comply. 12. Show which open space tracts will be in the various phases (each phase to include respective open space so that all property is accounted for in the phasing plan.) Concur. Will comply. 13. Provide access easement to open space tracts B, I and M and label. Concur. Will comply. 14. Subdivision sign must comply with Section 36-551(a)(4) of the Zoning Ordinance. Concur. Will comply. 15. Produce mailbox information indicating location(s), quantity and pedestrian and vehicular access for approval by the Postmaster and Public Works Department prior to Phase I final platting. Concur. Will comply. 16. Gordon Road right-of-way must be dedicated and roadway must be improved from Chenal Valley Drive to the north property line of the overall property. Concur. Will comply. 17. Provide information in the Bill of Assurance as to the ownership and maintenance of the open space tracts and the mailbox cluster location(s). Concur. Will comply. PUBLIC WORKS: Public Works Review Comments Planning Commission Agenda Date: 5-14-20 Z File Number 5-1874 Bear Den Subdivision Preliminary Plat Board of Adjustment Chenal Valley Dr. and Gordon Road I Sidewalks with appropriate handicap ramps are required to be installed along Bear Den Drive (Gordon Road) and Rushing Bear Court in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. Concur. Will comply. 2 Per the Fire Code, cul de sac shall be minimum of 96 ft in width. Concur. Will comply. 3 In accordance with CLR standard detail PW-22, Class 7 base course is required to be compacted to 100% density. Revise street section detail on plan. Concur. Will comply. 4 Proposed street improvements to Bear Den Drive (Gordon Rd) should extend and tie into existing street improvements at Chenal Valley Drive. Concur. Will comply. 5 A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans mien be submitted and approved prior to [lie start of construction. 1s a variance being requested to advance grade future phases with construction of phase I? Is a variance being requested to advance grade lots or portions of lots prior to approval o%the final plat? We are not planning on advanced grading future phases with the construction of Phase I. We are not anticipating the need to advance grade lots or portions of lots prior to approval of the final plat. 6 Proof of approval for construction of improvements within utility easement or tracts must be Concur. Will provide. 7 The emergency ingress/egress access must be constructed capable of supporting a 75, 000 lb fire truck during all weather conditions. Provide the driveable surface proposed to be installed. If a gate is proposed, a knox box is required to be provided. Concur. Will comply. 8 Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Concur. Will comply. 9 Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Show approximate location of easements and tract land with pipes and ditching. Provide approximate street grades. Concur. Will provide. 10 Stornt water detention ordinance applies to this property. Co> frni detentions is provided within the Chenal Valley golf course regional detention ponds. DISCUSSION —IT IS OUR UNDERSTANDING (FROM PRIOR CONFIRMATION FROM BRIAN DALE AT WHITE- DATERS) THAT THIS ENTIRE DRAINAGE BASIN WAS TAKE CARE OF IN A "REGIONAL" DETENTION TREATMENT (CHENAL VALLEY GOLF COURSE PONDS) — THAT IS INCLUSIVE OF THIS PROPERTY. 11 If disturbed area is I or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Concur. Will comply. completed plans prior to construction. Concur. Will comply. 13 Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engr 379-1813 (Greg Simmons) for more info. Concur. Will provide. Friday, April 17, 2020 Page 1 of4 PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 14 Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501)379- 1805 (Travis Herbner) far more information. Concur. Will comply. 15 Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. Gordon Road street name cannot be changed unless the entire length of road which extends beyond this property is also changed. Bear Valley Court should be changed using "Loop" or "Circle". Concur. Will comply. Road Names have been changed. 16 Per the Master Street Plan the minimum right-of-way width is 45 ft for minor residential streets. At least a 45 ft right-of-way with a minimum 24 ft wide street must be provided for Cub Creek Cove, Bear Valley Court, and Bearstone Point. Per the Master Street Plan, parking is restricted to one side of the street on a 24 ft wide street. Show on the plan now and on the final plat and bill of assurance, the area along streets where parking is restricted allowed. It is believed "One Way" vehicle movement will not be observed on Cub Creek Cove and Bear Valley Court by residence. "One Way" .streets are not recommended. Concur. Will modify Plat accordingly. - Bear Valley Circle — ok to make two-way circulation but keep street 24' wide - Rushing Sear Circle — basically a large culdesac with an island in the middle. Keep one way and treat like a big culdesac. 17 Provide the street width and direction of vehicular flaw at the entrance to proposed on Bearstone Point. Is agate proposed on Bearstone Point? Concur. Will comply. No gate is proposed at this location. Keep one way. This is an aesthetical feature and the landscaped circle island will serve to screen the view of the power lines. 18 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. Concur. Will comply. 19 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. Tract land for future maintenance access and overflow should be provided between lots in place of drainage easements to prevent obstructions by fencing and landscaping. Concur. Will comply. 20 All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. Concur. Will comply. 21 100 year overflow swales must be constructed and placed within public drainage easements. CLARIFICATION AS TO THE INTENT OF THIS — DISCUSSION. 22 Provide a letter prepared by a registered engineer certifying the intersection sight distance at all existing and proposed inte+section(s) comply with 2004 AASTITO Green Book standards. At the intersection of Bear Den Drive (Gordon Rd) and Chenal Valley Drive at least 445 ft of sight distance must be provided due to recorded vehicle speeds. If st{f cient intersection sight distance cannot be provided, an alternate intersection location should be considered. Staff has received several site distance complaints from drivers of vehicles pulling out onto Chenal Vall�v Drive f opn Gordon Road requiring abrupt braking. THE DEVELOPER'S PROPERTY LINE DOES NOT EXTEND TO THE INTERSECTION OF GORDON ROAD AND CHENAL VALLEY DRIVE. 23 The mail kiosk is required to be constructed in compliance with ADA standards for pedestrian access. The mail kiosk should be moved further east on Bear Valley Court to reduce the # of vehicles stopping and parking on Bear Bear Den Drive. Parking is not allowed on "One Way". Concur. Will comply. 24 Per Sec. 31-232, corner lots for residential uses shall have a minimum width of 75 ft to accommodate the required building line on both streets and to insure adequate visibilityfor traffic safety. Concur. Will comply. We feel that we are ok regarding this requirement. 25 With site development, provide design q/'street conforming to the Master Street Plan. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 Construct street improvement to these streets including 5-fool sidewalks with planned development. Is the portion of Bear Den Drive (Gordon Rd) north of Phase 1 proposed to be improved with this project in future phase that area part of this preliminary plat. The Developer would like to commit to improving the section of Gordon from the powerlines to Phase 4 at Phase 4 construction. I'd like to take out a portion of the acreage for our preliminary plat and maintain flexibility on design of the mountain (see sketch). 27 If "One Way" streets are approved by the Planning Commission, parking is not allowed on either side of street. The parking restriction is to be shown on the final plat. Concur. Will comply. FIRE DEPARTMENT: To: Alex Koenig Date: April 10, 2020 From: Captain Tony Rhodes / Captain John Hogue Comment for the followine Locations: 5-1874 Bear Den Maintain Access: Fire Hydrants. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 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 afire hydrant is located on afire apparatus access road, the minimum road width shall be 26feet, exclusive ofshoulders. Concur. Will comply. Grade Maintain.fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Yol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. DISCUSSION —2 LOCATIONS— CAN WE ASK FOR VARIANCEIWAIVER ON THESE 2 LOCATIONS? 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 offire apparatus weighing at least75,000pounds. Concur. Will comply. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. I 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. Concur. Will comply if/where applicable. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. I Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. Concur. Will comply. 2. Gates shall be of swinging or sliding type. Concur. Will comply. 3. Construction ofgates shall be of material that allow manual operation by one person. Concur. Will comply. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. Concur. Will comply. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Concur. Will comply if/where applicable. 6. Manual opening gales shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. Concur. Will comply. 7. Locking device specifications shall be submitted for approval Ihy the fire code official Concur. Will comply. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. Concur. Will comply if/where applicable. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements ofASTMF2200. Concur. Will comply if/where applicable. One- or Two -Family Residential Developments. As per Appendix D, Section DI07.1 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. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas72022 Exceptions: 1. 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section CI01 — 005, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Concur. Will coordinate with Little Rock Fire Department regarding required hydrant placement and Central Arkansas Water for installation procedures for hydrants. CENTRAL ARKANSAS WATER: BEAR DEN ESTATES PRELIMINARY PLAT S-1874 All Central Arkansas Water requirements in effect at the time of request for water service must be met. Concur. Will comply. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Concur. Will comply and submit full design plan set for review. 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). Concur. Will coordinate with Little Rock Fire Department regarding required hydrant placement and Central Arkansas Water for installation procedures for hydrants. LRWRA: Little Rock Water Reclamation Authority Comments Project Number S-1874 Project Name Project Type Comment Made Bear Den Estates Preliminary Plat of Subdivision Sewer main extension required with easements if new sewer service is required for this project. Offsite sewer easement may be required (Surveyor verify) — Concur. Will comply and provide easement as/if required. Should any questions arise concerning this Comment Annotation Letter, please feel free to contact me. PHILLIP LEWIS ENGINEERING, INC. Structural/Civil Design 23620 Interstate 30 Bryant, Arkansas 72022 Respectfully submitted, Phillip Lewis, P.E. c.501.350.9840 June 25, 2020 ITEM NO.: A NAME: Bear Den Estates — Preliminary Plat LOCATION: Gordon Road, north of Chenal Valley Drive DEVELOPER Colliers International 1 Allied Drive, Suite 1500 Little Rock, AR 72202 OWNER/AUTHORIZED AGE Shinall Mountain Real Estate Trust/Bradford Gaines, Colliers International SURVEYOR/ENGINEER: Phillip Lewis Engineering, Inc. 23620 1-30 Bryant, AR 72022 AREA: 79.71 acres NUMBER OF LOTS: 114 WARD: 5 PLANNING DISTRICT: 19 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. BACKGROUN E NO.: S-1874 FT. NEW STREET: 5,825 LF CENSUS TRACT: 42.13 The acreage included within this plat was approved for annexation into the City of Little Rock by the Planning Commission on January 9, 2020. On February 4, 2020 the Board of Directors approved Ordinance No. 21,832 officially annexing the property. June 25, 2020 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1874 A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is requesting preliminary plat approval to allow for development of a 114 lot single family residential subdivision. The proposed subdivision will be final platted in four (4) phases. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded, with a downward slope from north to south. There is over 200 feet of slope downward from north to south, and from northeast to southwest. A 180 foot to 280 foot wide powerline right-of-way runs through to northwest portion of the overall property. Undeveloped property is located north, east and west of the site. Communications and broadcast towers are located along Two Towers Road further north. Single family residences are located across Chenal Valley Drive to the south. C. NEIGHBORHOOD COMMENTS: Notice of public hearing was sent to all owners of abutting properties. There is no neighborhood association on record in this immediate area. D. ENGINEERING COMMENTS: Sidewalks with appropriate handicap ramps are required to be installed along Bear Den Drive (Gordon Road) and Rushing Bear Court in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 2. Per the Fire Code, cul de sac shall be minimum of 96 ft. in width. 3. In accordance with CLR standard detail PW-22, Class 7 base course is required to be compacted to 100% density. Revise street section detail on plan. 4. Proposed street improvements to Bear Den Drive (Gordon Rd) should extend and tie into existing street improvements at Chenal Valley Drive. 5. A grading permit in accordance with section 29-186 (c) & (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 future phases with construction of phase 1? Is a variance being requested to advance grade lots or portions of lots prior to approval of the final plat? 4 June 25, 2020 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1874 6. Proof of approval for construction of improvements within utility easement or tracts must be provided. 7. The emergency ingress/egress access must be constructed capable of supporting a 75,000 lb. fire truck during all weather conditions. Provide the drivable surface proposed to be installed. If a gate is proposed, a knox box is required to be provided. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Show approximate location of easements and tract land with pipes and ditching. Provide approximate street grades. 10. Storm water detention ordinance applies to this property. Confirm detention is provided within the Chenal Valley golf course regional detention ponds. 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 13. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more info. 14. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 15 Street names and street naming conventions must be approved by Public Works. Contact Glenn Haley at (501) 371-4537. Gordon Road street name cannot be changed unless the entire length of road which extends beyond this property is also changed. Bear Valley Court should be changed using "Loop" or "Circle". 16. Per the Master Street Plan the minimum right-of-way width is 45 ft. for minor residential streets. At least a 45 ft. right-of-way with a minimum 24 ft. wide street must be provided for Cub Creek Cove, Bear Valley Court, and Bearstone Point. Per the Master Street Plan, parking is restricted to one side of the street on a 24 ft. wide street. Show on the plan now and on the final plat and bill of assurance, the area along streets where parking is restricted 3 June 25, 2020 SUBDIVISION ITEM NO.: A (Co FILE NO.: S-1874 allowed. It is believed "One Way" vehicle movement will not be observed on Cub Creek Cove and Bear Valley Court by residence. "One Way" streets are not recommended. 17. Provide the street width and direction of vehicular flow at the entrance to propose on Bearstone Point. Is a gate proposed on Bearstone Point? 18. 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. 19. 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. Tract land for future maintenance access and overflow should be provided between lots in place of drainage easements to prevent obstructions by fencing and landscaping. 20. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 21. 100 year overflow swales must be constructed and placed within public drainage easements. 22. Provide a letter prepared by a registered engineer certifying the intersection sight distance at all existing and proposed intersection(s) comply with 2004 AASHTO Green Book standards. At the intersection of Bear Den Drive (Gordon Rd) and Chenal Valley Drive at least 445 ft. of sight distance must be provided due to recorded vehicle speeds. If sufficient intersection sight distance cannot be provided, an alternate intersection location should be considered. Staff has received several site distance complaints from drivers of vehicles pulling out onto Chenal Valley Drive from Gordon Road requiring abrupt braking. 23. The mail kiosk is required to be constructed in compliance with ADA standards for pedestrian access. The mail kiosk should be moved further east on Bear Valley Court to reduce the # of vehicles stopping and parking on Bear Den Drive. Parking is not allowed on "One Way". 24. Per Sec. 31-232, corner lots for residential uses shall have a minimum width of 75 ft. to accommodate the required building line on both streets and to insure adequate visibility for traffic safety. 25. With site development, provide design of street conforming to the Master Street Plan. Construct street improvement to these streets including 5-foot Id June 25, 2020 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: S-1874 sidewalks with planned development. Is the portion of Bear Den Drive (Gordon Rd) north of Phase 1 proposed to be improved with this project in future phase that are a part of this preliminary plat. 26. If "One Way" streets are approved by the Planning Commission, parking is not allowed on either side of street. The parking restriction is to be shown on the final plat. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING, Little Rock Water Reclamation Authority: Sewer main extension required with easements if new sewer service is required for this project. Offsite sewer easement may be required (Surveyor verify). Entergy: No comments received. CenterPoint Energy: No Comments. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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). Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road 5 June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 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. 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. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. H. June 25, 2020 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: S-1874 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 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 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. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire 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 comments received. Countv Planning: No comments received- F. BUILDING CODES/LANDSCAPE- Building Code: No Comments. Landscape: No Comments. 7 June 25, 2020 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1874 G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No Comments. H. ANALYSIS: The applicant is proposing to subdivide 79.71 acres into 114 single family residential lots, with 17 open space tracts. The proposed plat will be final platted in the following phases: Phase I — Lots 1 — 43 and Tracts A — F Phase II — Lots 1 — 30, Part of Tract G and Tracts I and J Phase II I — Lots 1 — 29, Part of Tract G and Tracts K — O Phase IV — Lots 1 — 12 and Tracts H, P, Q and R The single family subdivision will be accessed via Gordon Road from Chenal Valley Drive. Gordon Road runs north/south through the center of the overall property. Gordon Road will be improved from Chenal Valley Drive to the north boundary line of the plat. The proposed subdivision will utilize a combination of sidewalks and a trail system, within the green space tracts, for pedestrian movement throughout the neighborhood. As noted in the phasing plan, there will be 18 open space tracts throughout the proposed subdivision. The open space tracts will be owned and maintained by a property owners association. The applicant proposes to locate a "mailbox cluster" along Bear Valley Circle, within open space Tract "C". The location, quantity and pedestrian/vehicular access for the "mailbox cluster" must be approved by the Postmaster and the Public Works Department prior to Phase I final platting. The "mailbox cluster" area will be maintained by a property owners association. The proposed plat shows a subdivision sign at the southeast corner of the subdivision along Gordon Road. The sign must conform with Section 36-551 (a) (4) of the City's Zoning Ordinance as follows: "One (1) subdivision identification sign per major entrance as determined by the director of planning and development shall be permitted per neighborhood or subdivision, not to exceed thirty-two (32) square feet in area and six (6) feet in height." L] June 25, 2020 SUBDIVISION ITEM NO.: A FILE NO.: S-1874 The applicant notes that Lots 19 — 23, Phase II and Lots 1 — 6 and 12, Phase IV will comply with the "Hillside Standards" of Section 31-367, by having average slope of 18 percent or greater. These lots are allowed to have front building setbacks reduced to 15 feet. The applicant is requesting 20 feet setbacks for these lots. The applicant is requesting two (2) variances with the proposed plat. The first variance is from the area provisions of Section 36-254 (d) (1) of the City's Zoning Ordinance. This section requires a minimum -front setback of 25 feet for single family lots. The applicant is requesting 20 foot front setbacks for the following lots: Phase I — Lots 6 — 10 and 18 — 20 Phase II — Lot 24 Phase III — Lots 19 — 29 Phase IV — Lots 7 — 8 and 10 — 11 These lots have average slopes ranging from 12 to 16 percent, which don't quite conform to the "Hillside Standards". The applicant notes the following with respect to the front setback variance request: "This reduced front setback allows our homebuilders to construct a home fits to the natural terrain thus providing a more harmonious aesthetic to the neighborhood." The second variance is from the provisions of Section 36-254 (d) (3), which requires a minimum rear building setback of 25 feet. The applicant is requesting 15 foot rear setbacks on all lots that back up to protected greenspaces, undevelopable areas and preservation/creek corridors. The applicant notes the following with respect to the rear setback variance request: "In our design layout, we've reduced lot depths to allow for more preservation in our protected greenspace tracts. As a result, this 15' rear setback allows our builders to construct custom house plans with varying depths. This reduced rear setback was successfully implemented and well received in our previous neighborhood development in Little Rock." To staff's knowledge, there are no outstanding issues associated with the proposed preliminary plat. The applicant has addressed issues raised by staff. As of this writing, the applicant is continuing to work with the Public Works Department 9 June 25, 2020 SUBDIVISIO ITEM NO.: NO.: S-187 on various details associated with the plat. Staff believes these issues will be worked out prior to the public hearing. STAFF UPDATE. The applicant submitted a revised preliminary plat to staff on June 16, 2020. The revised plat drawing shows the additional documentation as requested by staff as a result of the staff review. The applicant is requesting no variances with the revised preliminary plat. The applicant has eliminated the front and rear setback variances, as previously requested. Lots 19 — 23, Phase II and Lots 1 — 6 and 12, Phase IV are shown with 20 foot front building setbacks, as they conform to the hillside standard. The applicant also provided a sketch grading and drainage plan which provides for on -site stormwater detention. The engineering division has reviewed and approved the sketch grading and drainage plan. The applicant proposes to install a raised immediately west of the Gordon Road sufficient sight -distance. pedestrian table on Chenal Valley Drive, intersection, to calm traffic and provide Modifications will be made to the Gordon Road/Chenal Valley Drive intersection. The modifications must be reviewed and approved by the appropriate City staff prior to the approval of the final plat for Phase I. Improvements to Gordon Road will be phased, in conjunction with the approved plat phasing plan. Gordon Road will be improved from the south boundary line of the Entergy easement to the north property line of the overall plat boundary with the construction of Phase III of the plat. Otherwise, staff knows of no outstanding issues associated with the proposed preliminary plat. It appears that all technical issues have been addressed by the applicant. STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary plat, subject to the following conditions: 10 June 25, 2020 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: S-1874 1. Compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. 2. A pedestrian table will be installed by the applicant on Chenal Valley Drive immediately west of Gordon Road to calm traffic and provide sufficient sight distance. The pedestrian table will be designed and constructed in accordance with the latest AASHTO and MUTCD design standards. With pedestrian table, the existing stormwater drainage system will be required to be modified. 3. Gordon Road will be improved in accordance with the Master Street Plan from the south boundary of the Entergy transmission line easement north to the north subject property line prior to the approval of the final plat for Phase 3; 4. Proof of approval for construction of street and drainage improvements along with other utilities within the Entergy utility easement or tract should be provided to Vince Floriani in Public Works prior to issuance of the grading permit for Phase 2 for construction of a gravel turnaround. PLANNING COMMISSION ACTION: (MAY 14, 2020) The applicants were not present. There were no other persons registered in attendance. Staff presented the item and the recommendation of deferral. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the next scheduled meeting. The vote was 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. Staff added the following additional condition to the staff recommendation: 5. The existing 100' wide Entergy easement located within the east half of the overall property must be abandoned prior to the issuance of a grading permit for Phase I. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. 11