Z-8753 Staff AnalysisMay 10, 2012
ITFM NO_: B
NAME: Ludwig Place Apartments Short -form PD-R
FILE NO.: Z-8753
LOCATION: Located on the Southeast corner of Raymond Savage Drive (41st Street)
and Ludwig Street
DEVELOPER:
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
AREA: 0.60 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential (4 lots 4 units)
PROPOSED ZONING: PD-R
PROPOSED USE: Multi -family 8 units
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
A request to rezone the site from R-3, Single-family to PD-R for the placement of a
single structure containing eight units was filed for the Commission's March 29, 2012,
public hearing. There was little support for the request from staff and the neighborhood.
May 10, 2012
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: Z-87
The applicant chose to defer the item from the March 29, 2012, public hearing to the
May 10, 2012, public hearing to allow the applicant to amend the request.
A. PROPOSAUREQUESUAPPLICANT'S STATEMENT:
The applicant is now proposing to place four buildings of duplex housing on four
(4) platted lots. The units are proposed as single story buildings. The site plan
includes the placement of a parking lot in the rear yard with access from
Raymond Savage Drive. There are 14 spaces proposed within the parking lot.
B. EXISTING CONDITIONS:
There are a number of significant trees on the site but there are no structures
remaining. The area is primarily residential but there is a church located across
Ludwig Street from the proposed development. A number of new single-family
homes have been constructed in this area in recent years. Along John Barrow
Road there are residential and non-residential uses. Acts Church owns the
property located at West 42"d Street and John Barrow Road. Across John
Barrow Road is a rehabilitation facility and a property zoned POD which was
approved for Acts Church to build their Little Rock facility but has not developed.
Other uses in the area include a daycare center and a strip retail center in the
3800 Block of John Barrow Road. Adjacent to the site on Ludwig Street there is
curb and gutter but no sidewalk. There is no curb, gutter or sidewalk along West
41 st Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents and the John Barrow Neighborhood Association. All property owners
located within 200-feet of the site and the John Barrow Neighborhood
Association were notified of the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Ludwig Street is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. 41 st Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Ludwig Street and 41 st Street.
2
May 10, 2012
SUBDIVISION
19=11►C0a■ I-MBRO l
FILE NO.: Z-8753
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to 41 st Street
including 5-foot sidewalks with the planned development.
5. Remove existing curb cuts on Ludwig Street.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. 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).
8. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
9. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the project.
Entergy: Owner developer to pay any pole or line relocation cost if necessary.
Contact Entergy for additional information.
Center -Point Enem : No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. 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. 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. Contact Central Arkansas Water if
3
May 10, 2012
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: Z-8753
additional fire protection or metered water service is required. The Little Rock
Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense. Due to the nature
of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by Central Arkansas Water. The test results must be
sent to Central Arkansas Water's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of
20-feet. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The current fixed route system does not directly
serve the area; however, within a few months a new established service will be
provided on John Barrow Road. Contact CATA for additional information.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAUDESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density allows for single family homes at densities not to exceed
six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than six
(6) units per acre. The applicant has applied for a rezoning from R-3 (single
family) to PDR (Planned District Residential) to allow for development of an
eight -unit multifamily development.
Master Street Plan: Raymond Savage and Ludwig Street are both Local Streets.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as "Commercial Streets". A Collector
design standard is used for Commercial Streets. These streets may require
4
May 10, 2012
SUBDIVISION
ITEM NO.: B Cont. FILE NO-- Z-8753
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning buffer requires an eleven foot (1 V) wide land use buffer along
the northern perimeter of the site next to the residentially zoned property.
Seventy percent (70%) of this area must remain undisturbed.
3. The zoning buffer requires a nine foot wide (9) wide land use buffer along
the western perimeter of the site next to the residentially zoned property.
Seventy percent (70%) of this area must remain undisturbed.
4. The zoning buffer ordinance requires an average eleven foot (1 V) wide
street buffer along 41St Street. This area should in no case be less than
nine foot (9) in width.
5. The zoning buffer ordinance requires a nine foot (9) wide street buffer along
Ludwig Street. This area should in no case be less than nine foot (9) in
width.
6. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern and eastern perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies
this year -around requirement.
7. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7'/ feet in width and 150 square
feet in area. Proposed plan appears to be meeting this minimal
requirement.
8. The landscape ordinance requires a nine foot (9) wide perimeter landscape
strip around the sites entirety. A variance from this minimal amount must be
obtained from the City Beautiful Commission prior to the issuance of a
building permit.
9. The parking lot, back up area along the north can be reduced to five foot (5')
allowing for additional landscape and buffer area; revise.
61
May 10, 2012
SUBDIVISION
ITEM NO_: B Cont. FILE NO.: Z-8753
10. It appears the section of sidewalk along the north could also be eliminated
allowing for additional green space on the site while also reducing
construction costs.
11. A water source is required within seventy-five foot (75') of all landscaped
areas.
12. Plan reflects the saving of on site trees. This is greatly appreciated by both
the City of Little Rock and the City Beautiful Commission!
13. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
in need of addressing related to the request.
Public Works comments were addressed. Staff stated right of way dedication
and radial dedications would be required on the abutting streets. Staff also
stated the existing curb cuts on Ludwig Street should be removed with the
proposed development. Staff stated a grading permit would be required prior to
development of the site. Staff stated streetlights would be required and were to
be installed prior to the issuance of a certificate of occupancy.
Landscaping comments were addressed. Staff stated the site plan appeared to
comply with the minimum standards of the buffer and landscape ordinance. Staff
suggested the excess paving on the site side of the parking lot be removed and
covered with grass.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing issues raised at
the April 19, 2012, Subdivision Committee meeting. The revised plan includes
radial dedications as required by Public Works staff. The revised plan has also
removed the paving on the southern portion of the parking lot and indicated the
area as green space.
0
May 10, 2012
SUBDIVISION
ITEM NO.: B (Cont.
FILE NO.: Z-8753
The site contains four (4) platted lots. The lots are currently vacant. One duplex
is to be built on each lot. Each duplex is to be constructed to fit in with the
predominate architectural style in the neighborhood. The structures will be
one-story in height with pitched shingled roofs and horizontal siding exteriors.
Placement of the structures will comply with the R-3, Single-family zoning
setback requirements. The units will be placed a minimum of 25-feet from the
front and rear yard property lines. A minimum side yard setback of five (5) feet is
proposed.
Each duplex structure is required to have 3 parking spaces; 1.5 space per
dwelling unit or 12 parking spaces for this development. The proposal is to place
14 spaces in a parking lot behind the structures, with access from Raymond
Savage Drive. The parking lot will comply with the minimum standards of the
landscape ordinance. The site plan includes the placement of a six (6) foot fence
along the eastern and northern perimeters.
The units are proposed as single story units with a side relationship to Ludwig
Street. The applicant has indicated there will not be a dumpster located on the
site. Garage collection will be furnished by the City or by private contract. The
development will not place any signage.
To staffs knowledge there are no outstanding issues. The neighborhood
contains a variety of housing types and uses. These new residential units should
be a positive addition to the area.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION:
(MARCH 29, 2012)
The applicant was not present. There were registered objectors present. Staff
presented the item stating the applicant had submitted a request dated March 23, 2012,
requesting deferral of this item to the May 10, 2012, public hearing. Staff stated they
were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
FA
May 10, 2012
SUBDIVISION
ITEM NO.: B Cont. FILE NO.: Z-8753
PLANNING COMMISSION ACTION: (MAY 10, 2012)
Mr. Stanley Phillips and Kwendeche, AIA were present representing the request. There
were a number of registered objectors present. Staff presented the item with a
recommendation of approval.
Kwendeche addressed the Commission stating he and his client desired to retain their
time until after the opposition spoke.
Ms. Musheerah Tharpe addressed the Commission in opposition of the request. She
stated the development was an eight unit apartment development. She stated there
were duplexes located in the 4500 Block of Ludwig Street but the area was much larger
than this site. She stated the site would not have enough parking if each of the
residents had a car and there were friends visiting. She stated the site was located
across the street from her church and the placement of apartments across from the
church was a concern. She stated the neighborhood had worked hard to clean up the
area. She stated she did not want to add anything that would add additional crime to
the area.
Ms. Thelma Cole addressed the Commission in opposition of the request. She stated
the neighborhood did not need any more problems. She stated the neighborhood had
worked hard to rid themselves of problems and did not want to add any anything that
would cause problems.
Ms. Carolyn Heitman addressed the Commission in opposition of the request. She
stated she was President of the John Barrow Neighborhood Association. She stated
the Association had met with Kwendeche concerning the eight unit development. She
stated no one had provided the Association with information concerning the duplex
units. She stated it had taken six years to rid the neighborhood of a naissance. She
stated the area had a great deal of foot traffic. She stated she understood from the
developer's stand point duplexes would generate more income than single-family
homes. She stated the neighborhood desired the area to redevelop with single-family
homes. She stated within the John Barrow Neighborhood Action Plan the neighborhood
had stated no more multi -family developments in the area. Ms. Heitman stated the
development was a multi -family development. She requested the Commission deny
the request.
Ms. Hattie Moore addressed the Commission in opposition of the request. She stated
she had lived in the area since 1945 and had attended the church across the street for
64 years. She stated the residents and the church had worked hard to clean up the
neighborhood and rid the area of undesirable people and crime. She stated she did not
see the difference in the current proposal and the previous multi -family development.
N
May 10, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8753
She stated the development was too intense for the site. She stated there were a
number of senior citizens living in the area. She stated the residents did not want to be
fearful of going outside to sit on their porch during the day or in the evenings. She
requested the Commission oppose the request.
Mr. Stanley Phillips addressed the Commission on the merits of his request. He stated
he had previously offered the land to the church. He stated he had built duplexes on
45th and Ludwig Streets and did not have any problems with his tenants. He stated he
screened his tenants and all had to have a verifiable job. He stated primarily he rented
to women, families and senior citizens. He stated the site plan included ample parking
to serve the development. He stated if a person was not on the lease they would not be
staying there. He stated he felt the way to change a neighborhood was to invest in the
neighborhood and get good quality people to move into a neighborhood. He stated he
provided security at his units and there was ample lighting. He stated if there were any
problems he would correct the problem immediately.
The Commission questioned Mr. Phillips on his leasing practice and the rents
anticipated. Mr. Phillips stated the rents were around $650.00 per month. He stated he
used a standard lease agreement. He stated he did not rent to unmarried couples or
young men.
There was a general discussion by the Commission concerning the area and
multi -family in the area. Commissioner Nunnley commented on the duplex units which
were constructed a number of years ago on Tanya Drive. He stated he did not feel the
placement of multi -family in an area that was on the verge of recovery was
advantageous for the area. He stated the units could be sold and the next owner might
not have the passion as the current developer did for the area. He stated he felt the
development of the lots with single-family homes was more in concert with the
neighborhood.
A motion was made to approve the request including all staff recommendations and
comments. The motion failed by a vote of 3 ayes, 6 noes and 2 absent.
0
ITEM NO.: B.
NAME: Ludwig Place Apartments Short -form PD-R
Z-8753
LOCATION: located on the Southeast corner of Raymond Savage Drive (41 st Street)
and Ludwig Street
Planning Staff Comments:
1. Provide notification of the property owners located within 200 feet of the site
including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than April 25, 2012. The Office of
Planning and Development must receive the proof of notice no later than May 4,
2012.
2. Will the units be constructed in phases or will the units all be constructed at one
time? Provide a time line for phasing, if applicable.
Variance/Waivers:
None requested.
Public Works Conditions:
1. Ludwig Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. 41 st Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Ludwig
Street and 41 st Street.
4. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to 41 st Street including 5-foot
sidewalks with the planned development.
5. Remove existing curb cuts on Ludwig Street.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
7. 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).
8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
9. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
Item # B.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to the project.
Entergy: Owner developer to pay any pole or line relocation cost if necessary.
Contact Entergy for additional information.
Center -Point Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. Contact Central Arkansas Water regarding
the size and location of the water meter. 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. 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. Contact
Central Arkansas Water if additional fire protection or metered water service is required.
Contact Central Arkansas Water if additional fire protection or metered water service is
required. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense. Due to the
nature of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This assembly
must be installed prior to the first point of use. Central Arkansas Water requires that
upon installation of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted. The current fixed route system does not directly serve
the area; however, within a few months a new established service will be provided on
John Barrow Road. Contact CATA for additional information.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. Residential Low
Density allows for single family homes at densities not to exceed six (6) dwelling units
per acre. Such residential development is typically characterized by conventional single
family homes, but may also include patio or garden homes and cluster homes, provided
Item # B.
that the density remain less than six (6) units per acre. The applicant has applied for a
rezoning from R-3 (single family) to PDR (Planned District Residential) to allow for
development of an eight -unit multifamily development.
Master Street Plan: Raymond Savage and Ludwig Street are both Local Streets. The
primary function of a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". A Collector design standard is used
for Commercial Streets. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The zoning buffer requires an eleven foot (11') wide land use buffer along the
northern perimeter of the site next to the residentially zoned property. Seventy
percent (70%) of this area must remain undisturbed.
3. The zoning buffer requires a nine foot wide (9') wide land use buffer along the
western perimeter of the site next to the residentially zoned property. Seventy
percent (70%) of this area must remain undisturbed.
4. The zoning buffer ordinance requires an average eleven foot (11') wide street buffer
along 41St Street. This area should in no case be less than nine foot (9') in width.
5. The zoning buffer ordinance requires a nine foot (9') wide street buffer along Ludwig
Street. This area should in no case be less than nine foot (9') in width.
6. A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the northern and
eastern perimeters of the site. Credit towards fulfilling this requirement can be given
for existing trees and undergrowth that satisfies this year -around requirement.
7. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in
area. Proposed plan appears to be meeting this minimal requirement.
8. The landscape ordinance requires a nine foot (9') wide perimeter landscape strip
around the sites entirety. A variance from this minimal amount must be obtained
from the City Beautiful Commission prior to the issuance of a building permit.
9. The parking lot, back up area along the north can be reduced to five foot (6)
allowing for additional landscape and buffer area; revise.
10. It appears the section of sidewalk along the north could also be eliminated allowing
for additional green space on the site while also reducing construction costs.
11.A water source is required within seventy-five foot (75') of all landscaped areas.
12. Plan reflects the saving of on site trees. This is greatly appreciated by both the City
of Little Rock and the City Beautiful Commission!
13. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Item # B.
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, April 25, 2012.
Item # B.
ITEM NO.: 10,
NAME: Ludwig Place Apartments Short -form PD-R
Z-8753
LOCATION: located on the Southeast corner of Raymond Savage Drive (41 st Street)
and Ludwig Street
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet of the site including
the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than March 14, 2012. The Office of Planning and
Development must receive the proof of notice no later than March 23, 2012.
2. Backing of automobiles into 415t Street is not allowed. The parking typically required
for a multi -family development is 12 spaces. The site plan indicates the placement
of 20 spaces.
3. Provide the maximum building height proposed for the structure.
4. Provide details of any proposed signage including ground and building signage.
Provide the location of any proposed ground signage and include the total height
and total sign area. Provide the facade location of any building signage and include
the total percentage of facade to be covered with signage.
5. Will there be a dumpster located on the site? If so provide the location of the
proposed dumpster facility and a note indicating the required screening.
6. Will the hours of dumpster service be limited to daylight hours.
Variance/Waivers.- None requested.
Public Works Conditions:
1. Ludwig Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. 41 st Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Ludwig
Street and 41 st Street.
4. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to 41 st Street including 5-foot
sidewalks with the planned development.
5. Remove existing curb cuts on Ludwig Street.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
7. 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).
8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
Item # 10.
to the start of construction.
9. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
11. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single driveway
access. The width of driveway must not exceed 36 feet. Drive in parking directly off
41 st Street does not comply with Section 30-43 and 31-210 of the City code.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to the project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the item
of request for water service must be met. Contact Central Arkansas Water regarding
the size and location of the water meter. 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. 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. Contact
Central Arkansas Water is additional fire protection or metered water service is
required. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense. Due to the
nature of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This assembly
must be installed prior to the first point of use. Central Arkansas Water requires that
upon installation of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of 20-feet.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
Item # 10.
CATA: The current fixed route system does not directly serve the area; however,
within a few months a new established service will be provided on John Barrow Road.
Parks and Recreation: No comment received.
Planning Division. This request is located in the Boyle Park Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. Residential Low
Density allows for single family homes at densities not to exceed six (6) dwelling units
per acre. Such residential development is typically characterized by conventional single
family homes, but may also include patio or garden homes and cluster homes, provided
that the density remain less than six (6) units per acre. The applicant has applied for a
rezoning from R-3 (single family) to PDR (Planned District Residential) to allow for
development of an eight -unit multifamily development.
Master Street Plan: Raymond Savage and Ludwig Street are both Local Streets. The
primary function of a Local Street is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". A Collector design standard is used
for Commercial Streets. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. An eleven -foot (11') wide land use buffer is required to separate this proposed
development from the residential property on the southern perimeter of the site.
Seventy percent (70%) of these buffers are to remain undisturbed.
3. A nine -foot (9') wide land use buffer is required to separate this proposed
development from the residential property on the eastern perimeter of the site.
Seventy percent (70%) of these buffers are to remain undisturbed.
4. The landscape ordinance requires nine foot (9') around the sites entirety. It appears
this can easily be accomplished by shifting the parking lot area, one foot (1') towards
the building.
5. Street trees are highly recommended and appreciated.
6. A small amount of building landscaping will be required.
7. Curb and gutter or another approved border will be required to protect landscaped
areas from vehicular traffic.
8. The landscape ordinance requires a minimum of eight percent (8%) of the paved
areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square
feet in area. Proposed plan does not currently reflect this minimum.
9. A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the eastern and
southern perimeters of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year -around requirement.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, March 14, 2012.
Item # 10.