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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.