Loading...
HomeMy WebLinkAboutZ-4343-R Staff AnalysisFILE NO.: Z-4343-R NAME: Parkland Heights Long -form PD-R LOCATION: 6800 Chenonceau Boulevard DEVELOPER: ARD Real Estate LLC - Dr. Shabbir Dharamsey 7200 South Hazel Street Pine Bluff, AR 71603 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECTS: Williams and Dean Architects 18 Corporate Hill Drive Little Rock, AR 72205 AREA: 18.4 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential FT. NEW STREET: 0 L.F. PROPOSED USE: Townhouse/Condominiums Development —102 Units VARIANCESANAIVERS REQUESTED: A deferral of the Master Street Plan requirement for the construction of Patrick Country Road for five years or until adjacent development. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260-unit apartment complex just south of this site. The development included eleven buildings and a clubhouse/office building. The development was never constructed. Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double FILE NO.. Z-4343-R frontage lots (S-285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. On May 1, 2003, the Little Rock Planning Commission approved a site plan review for the proposed construction of 260 apartment units on 15.1 acres located immediately south of the proposed site. The site was proposed as a limited access with the placement of gates along Chenonceau Boulevard. The applicant was granted a deferral of boundary street improvements to Patrick Country Road based on the previous commitment. Since no access from the apartments was being proposed the deferral approved in 1994 was extended to the proposed development. On January 20, 2005, the developer requested to revise the agreement for the Master Street Plan requirement to allow the development of Tract E-2 and allow the construction of an access drive onto Patrick Country Road along the north side of Tract E-2 without constructing the entire roadway. Tract E-2 is located on the Northeast corner of Cantrell Road and Patrick Country Road. The developer proposed to construct the required improvements adjacent to Tract E-2 as a part of the proposed final platting or approximately 250-feet from Cantrell Road. The developer indicated various development scenarios for the property in the area that would result in a change in status of Patrick Country Road, north of the Baptist Church property located to the west of Tract E. The developer requested additional time for adjacent development to occur which would further dictate the need for the proposed roadway. The Commission allowed an additional two year deferral of the required street improvements to Patrick Country Road to allow the applicant additional time to seek a Master Street Plan amendment. To date a Master Street Plan amendment has not been filed. A. PROPOSAUREQUEST: The applicant is proposing the development of 84 two story town homes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half story condominiums ranging from 2,460 to 3,130 square feet. Amenities include a 2,500 square foot clubhouse, pool, putting green, playground half -court basketball, and walking and biking path. The project is to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (18) condominiums, (34) townhouse and the complete amenities package. The second phase will be the completion of the remaining 50 town homes. 2 FILE NO.: Z-4343-R The proposal includes the utilization of Patrick Country Road for construction access for the development for the Phase II development. The developer is requesting a five year deferral of the required street improvements to Patrick Country Road as a part of the application request. B. EXISTING CONDITIONS: The site is tree covered located at the current terminus of Chenonceau Boulevard. There is a single-family subdivision located to the east of the site and apartments located to the south of the site. The remainder of the area is undeveloped and currently zoned R-2, Single-family. Patrick Country Road located along the western boundary is an unimproved narrow roadway with open ditches for drainage. South of the site is a private school. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200-feet of the site, all residents located within 300-feet of the site who could be identified and the Aberdeen Court Property Owners Association, the Johnson Ranch Neighborhood Association, the Margeaux Place Property Owners Association and the Pinnacle Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2. The minimum Finish Floor elevation of 265 feet is required to be shown on plat and grading plans. 3. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 4. With site development, provide the design of Patrick Country Road conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 5. Damage to Patrick Country Road or other public streets from construction activities must be repaired prior to occupancy. Construction cannot use Buckland Drive (residential street) for access to the site. 6. A cul-de-sac should be constructed at the end of Chenonceau Boulevard prior to the entrance into development. Existing concrete apron from neighboring development should be removed and tied into a cul-de-sac. 7. With the closure of Chenonceau Boulevard, Buckland Road that crosses the creek (floodplain) is the only provided access to the existing subdivision. 8. No residential waste collection service will be provided within development. 3 FILE NO.: Z-4343-R (Cont. 9. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10. Storm water detention will apply to the proposed development. 11. If disturbed area is one (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. Traffic Engineering must approve completed plans prior to construction. 13. Obtain permits prior to doing any street cuts or curb. cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 14. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 15. Per the land alteration regulations, a minimum strip twenty-five (25) feet wide, undisturbed except for reasonable access, shall be provided along each side of streams having a ten (10) year storm of greater than one hundred fifty (150) cubic feet per second. The twenty-five (25) foot strip shall be measured from the top of bank. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Capacity Analysis required for this project. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A portion of the water lines serving this development will be public mains in easements in order to enhance fire flows and reliability of service in this area. Other water facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This M FILE NO.: Z-4343-R development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development Residential for development of condominium and townhouses. The request does not require a change to the Land Use Plan. Master Street Plan: Chenonceau Boulevard is shown as a Local Street on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: The closest bike route is one that is along Chenonceau Boulevard and Cantrell Road west of Chenonceau Boulevard. This is about 850 feet to the west. Also, about one quarter of a mile to the northeast is a route along the railroad tracks. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The area that is shown as a fifty -foot buffer seemingly doesn't appear to be on the property. Delineation of this fifty -foot area is needed. Fifty foot of undisturbed buffer area is needed next to this residentially zoned property to the east. The buffer ordinance requires that seventy percent (70 %) of this area remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". 9 Ia111:80C9 Property to the north is zoned residential; therefore, the Zoning Ordinance requires an average thirty-four (34') foot wide land use buffer. The property to the north does not allow for this minimum requirement. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". A 50-foot street buffer is required along Patrick Country Road. The property to the north is zoned residential; therefore, 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 perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide all building setbacks and the typical building separation. Staff also requested the applicant indicate any proposed fencing on the site plan. Staff questioned signage, the location of any proposed signage and the total height and area of any proposed signage. Staff also requested the applicant provide the proposed construction materials and maximum building height. Public Works comments were addressed. Staff stated the indicated turn-arounds were not adequate. Staff requested a cul-de-sac be placed at the end of Chenonceau Boulevard. Staff also requested the applicant provide details of the proposed extension of Buckland Road into the development. Mr. Daters stated the intent was for an emergency access. He stated the construction material would be such that it would appear to be a grass covered area. Staff stated grading permits would be required prior to development and all protected buffers would require fencing prior to any clearing activities. rA FILE NO.: Z-4343-R Cont. Landscaping comments were addressed. Staff stated the northern perimeter did not appear to meet the minimum ordinance requirement for a land use buffer. Staff also stated screening would be required along the northern perimeter of the site adjacent to the residentially zoned properties. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact theim individually for additional clarification. 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 most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated all building setbacks, the building separation and all proposed fencing. The revised site plan also indicates the proposed sign location and the proposed construction materials of the units. A cul-de-sac has been placed within the development and labeled as an access easement to allow motorist and service vehicles an area to turn -around once Chenonceau Boulevard is no longer connected to Buckland Road. The site plan indicates the construction materials as brick, siding, Nardi -board siding and stone with standing seam metal and architectural shingle roofing materials. The clubhouse will contain 3,400 square feet and house the leasing office, fitness room, meeting rooms and a large gathering room. There will not be an on -site manager for the development. The project is to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (1 S) condominiums, (34) townhouse and the complete amenities package. The second phase will be the completion of the remaining 50 town homes. The developer is proposing to utilize Patrick Country Road for construction access to the site for Phase II of the development. The intent is to provide a hard surface material within the landscape area to provide access to the site for construction and during the final phase of the Phase II construction the paving material will be removed and landscaping will be installed. The application also includes a request for a five-year deferral of the required street improvements to Patrick Country Road. The development is proposed with 84 two-story town homes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half -story condominiums ranging from 2,460 to 3,130 square feet. Each of the units is proposed with a two -car garage accessed from internal drives. The site plan indicates building setbacks from all property lines and landscape buffer areas. The site plan indicates a minimum building setback along the northern and southern perimeter of 70-feet and the minimum setback along the western perimeter of 25-feet. 7 FILE NO.: Z-4343-R Cont. The site plan indicates a 30-foot landscape strip increasing to 40-feet along the northern perimeter of the site. The southern perimeter of the site indicates a 30-foot landscape strip decreasing to 12-feet. The Zoning Ordinance requires an average thirty-four (34') foot wide land use buffer along the northern perimeter. The indicated buffer appears to be adequate. The property located to the southwest is a similar use and is zoned MF-18 which does not require a land use buffer. The applicant has indicated a six-foot screening fence will be placed along the northern perimeter to screen the adjacent single-family zoned property. The indicated 50-foot buffer along the eastern perimeter of the site, abutting the single-family subdivision, has been included in the proposed development. The site plan indicates a 30-foot landscape strip in addition to the 50-foot buffer area. The required street buffer along Patrick Country Road has not been provided. The ordinance would typically require the placement of a 50-foot average street buffer. The site plan indicates a 25-foot building setback and landscaping which does not appear to meet this minimum average requirement. A six-foot fence has been indicated on the site plan around the perimeter of the site. The site plan indicates the fence as opaque and decorative fencing. As noted in Public Works comments per the land alteration regulations, a minimum strip twenty-five (25) feet wide, undisturbed except for reasonable access, shall be provided along each side of streams having a ten (10) year storm of greater than one hundred fifty (150) cubic feet per second. The twenty-five (25) foot strip shall be measured from the top of bank. The site plan does not indicate the top of the bank therefore it is difficult to tell the allowed location of the fence. Staff recommends the previous comment be adhered to when the fence is placed along the stream located to the south. As stated the site plan includes the placement of a cul-de-sac within the applicant's property to act as a turn -around for Chenonceau Boulevard. An emergency access has been indicated at the west end of Buckland Road. The access has been indicated with a crash gate through the fence and a geotextile grid with solid sod for the driving surface. The developers have indicated access to the adjoining subdivision will be provided through the subdivision should there be damage to the bridge that currently serves this neighborhood. Staff has concerns with terminating the connection of Buckland Road/Chenonceau Boulevard. The only access to the single-family subdivision located to the east of this development is across a bridge which is located over a floodway. Staff is concerned that if this bridge is closed the persons in the subdivision will not have an entrance or exit to their homes. The site plan indicates a single ground mounted sign located near the entrance to the development. The site plan indicates the signage will comply with signage allowed in multi -family zones or a maximum of six feet in height and twenty-four square feet in area. The site plan also indicated a maximum building height of 35-feet. The indicated building height is typical of building heights located in single-family and multi -family zoning districts. f3 FILE NO.: Z-4343-R The development is proposed at a density of 5.5 units per acre. The indicated density is somewhat similar to allowable densities of single-family development. The site indicates a total building coverage of 207,800 square feet or 25.8 percent and a total landscaped area of 381,840 square feet or 47.4 percent. The Planned Residential District Zoning District typically requires a minimum of ten to fifteen percent of the site be designated as common usable open space and single-family, duplex, zero lot line and townhouse developments are to have a minimum of five hundred square feet of usable private open space per unit. The indicated open space is more than adequate to meet this minimum standard. Each of the units have been designed with a two car garage and additional surface parking spaces have been provided through -out the development to serve as guest parking. Eight parking spaces have been indicated around the clubhouse/pool facility to provide parking for visitors of this amenity. Although, staff is supportive of the development concept, staff is not supportive of the request as filed. Staff has concerns with the applicant's request for a five-year deferral of the improvements to Patrick Country Road. As indicated in the Background Section of this report the applicant was given a two-year deferral in January 2005, to allow construction of the roadway or a Master Street Plan amendment be filed. Over the past several years there have been a number of deferral requests granted for the construction of Patrick Country Road and staff feels the roadway should be constructed or the applicant should file the previously indicated Master Street Plan amendment to remove Patrick Country Road from the Master Street Plan as a collector street. Staff is supportive of the allowance of a one-year deferral of the street improvements to coincide with the deferral request granted in January 2005. Staff also has concerns with the construction traffic accessing the site from Patrick Country Road. A bridge located on Patrick Country Road is currently substandard and in need of reconstruction. Staff fears with the construction traffic utilizing this bridge the condition of the bridge will only worsen and could potentially become unsafe and inpassable for motorists. Staff feels the required street buffer along Patrick Country Road should be provided. The purpose and intent of the buffer ordinance states the article is designed to provide for the establishment of livability, green open space and maximum required visual screening between dissimilar uses and public thoroughfares. The property to the west will develop as an office use and the required buffer will offer separation and protection to the future owners of the proposed condominiums. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 9 FILE NO.: Z-4343-R Cont. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) Mr, Tim Daters was present representing the request. There were objectors present. Staff presented the item indicting modifications had been made to the application request and staff was now supporting the proposed development. Staff stated the applicant had indicated a planting plan for the northern buffer which exceeded ordinance requirements. Staff also stated the applicant had provided a cul-de-sac at the end of Chenonceau Boulevard which meet current City standards. Staff stated the applicant was no longer requesting access to Patrick Country Road for construction of the Phase 11 portion of the development and the applicant was no longer requesting a deferral of the street improvements other than the one year which was previously approved. Staff presented a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Mr. Tim ❑aters addressed the Commission on the merits of the request. He stated the development was an owner occupied development which would develop as residential housing for 102 families. He stated the site had forty foot of fall and the developers were requesting to grade the land use buffer area. He stated the developers would identify and retain as many mature trees as feasible within the buffer area. He stated the development would have a three to one slope along the northern perimeter and no retaining walls were proposed other than those necessary to save trees. Mr. Sam Storthz addressed the Commission in opposition of the request. He stated his property adjoining the site to the north. He stated his property contained 174 acres and the ❑nly access was from Patrick Country Road. He stated the density of the area was rural and not developed with intense densities. He stated his property was located in the County and no improvements were located on the property. He stated his desire was to develop luxury single-family homes on the site. He stated a portion of the property was steep which would not allow smaller lot sizes. Mr. Storthz stated his desire was for additional buffer areas. He requested the developers provide a 45-foot buffer along the northern perimeter and to provide the seventy percent of undisturbed as required by the ordinance, He stated based on elevation changes a six foot fence would not offer protection to the future lots and requested the developer provide an eight foot fence. He stated a fifty -foot buffer was being requested along Patrick Country Road as required by the current ordinance. He stated he had not seen grading plans for the proposed development and stated without grading plans he did not know how his property would be affected, He stated he was agreeable to the allowance of a one year deferral of the required street improvements to Patrick Country Road as was being requested by the developer. Ms. Phyllis Storthz addressed the Commission in opposition of the request. She stated the developers were not providing sufficient buffering. She stated along the east side of the development a fifty foot undisturbed buffer along with a thirty foot landscape strip 10 FILE NO.: Z-4343-R (Cont. was being provided. She stated the developers were only proposing a thirty foot strip for a portion of the site and a forty foot strip along the remainder of the northern perimeter. She questioned the developers intent of the street buffer along Patrick County Road. Staff stated the developer was required an average of fifty feet and no less than one-half the fifty foot requirement or twenty-five feet and the allowance of a thirty percent transfer to another portion of the site. Staff stated the indicated plan would meet the required street buffer. There was a general discussion between the Commission and the Storthz's concerning the future development of their property and at what stage in the planning process they were in. Mr. Storthz stated plans had been drawn for development but they were not ready to begin development at this point. The Commission questioned if the property was located in the City or County. Mr. Storthz stated the property was located in the County. Mr. Tim Daters once again addressed the Commission. He stated the proposed cut areas would be sodded and stabilized. He stated the developers were intending to place plantings within the buffer area that exceeded ordinance requirements. He stated the development would have gates located internally which would only be closed at night. The Commission questioned storm water detention. Mr. Daters stated the Ranch Development planned for storm water detention during the early during the planning process. He stated oversized pipes were put in place and bridges were designed to handle development flows post development. A motion was made to approve the request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 11 February 16, 2006 ITEM NO.: 10 FILE NO.: Z-4343-R NAME: Parkland Heights Long -form PD-R LOCATION: 6800 Chenonceau Boulevard DEVELOPER: ARD Real Estate LLC - Dr. Shabbir Dharamsey 7200 South Hazel Street Pine Bluff, AR 71603 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARCHITECTS: Williams and Dean Architects 18 Corporate Hill Drive Little Rock, AR 72205 AREA: 18.4 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD-R FT. N EW STR EET: 0 L. F. PROPOSED USE: Townhouse/Condominiums Development —102 Units VARIANCESIWAIVERS REQUESTED: A deferral of the Master Street Plan requirement for the construction of Patrick Country Road for five years or until adjacent development. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260-unit apartment complex just south of this site. The development included eleven buildings and a clubhouse/office building The development was never constructed. Also approved by the Board of Directors was an February 16, 2006 ITEM NO.: 10 Cont. FIkE NO.: Z-4343-R Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double frontage lots (S-285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. On May 1, 2003, the Little Rock Planning Commission approved a site plan review for the proposed construction of 260 apartment units on 15.1 acres located immediately south of the proposed site. The site was proposed as a limited access with the placement of gates along Chenonceau Boulevard. The applicant was granted a deferral of boundary street improvements to Patrick Country Road based on the previous commitment. Since no access from the apartments was being proposed the deferral approved in 1994 was extended to the proposed development. On January 20, 2005, the developer requested to revise the agreement for the Master Street Plan requirement to allow the development of Tract E-2 and allow the construction of an access drive onto Patrick Country Road along the north side of Tract E-2 without constructing the entire roadway. Tract E-2 is located on the Northeast corner of Cantrell Road and Patrick Country Road. The developer proposed to construct the required improvements adjacent to Tract E-2 as a part of the proposed final platting or approximately 250-feet from Cantrell Road. The developer indicated various development scenarios for the property in the area that would result in a change in status of Patrick Country Road, north of the Baptist Church property located to the west of Tract E. The developer requested additional time for adjacent development to occur which would further dictate the need for the proposed roadway. The Commission allowed an additional two year deferral of the required street improvements to Patrick Country Road to allow the applicant additional time to seek a Master Street Plan amendment. To date a Master Street Plan amendment has not been filed. A. PROPOSAUREQUEST: The applicant is proposing the development of 84 two story town homes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half story condominiums ranging from 2,460 to 3,130 square feet. Amenities include a 2,500 square foot clubhouse, pool, putting green, playground half -court basketball, and walking and biking path. The project is to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (18) condominiums, (34) townhouse and the complete amenities 2 February 16, 2006 SUBDIVISION MO.: 1 Package. The second FILE NO.: Z-4343-R homes. Phase will be the completion of the remaining 50 town The proposal includes the access for the dude utilization of Patrick acre development for the Phase 11 d vela try Road for requesting a five year deferral construction Country Road as a of the required street iM r The developer Part of the a provernents to Pet !s application request. Pa trick B. EXISTING CONDITIONS: The site is tree covered located Boulevard. There is a at the current terminus of Boulevard. ents located single-family subdivision located to the east Che site an u undeveloped and to the south of the site. of the site and located undeveloped currently zoned R 2 The remainder of ditches far drainage. western boundary Single_family- Patrick the area is South of the site is n unimproved narrow roadwa W,, Road C. NEIGHBORHOOD COMMENTS: a private school. Y with open As of this writing, staff has received one info resident. All property located within 30p-fet own locatedlocated rmafin;-ial phone call from an area Court Prope the site within ?iD-feet Of the site, all residents Association, the Owners who �=�uld be identified Margeaux Place- the and the Neighborhood Johnson Ranch Aberdeen Association ,; the Owners Association and the Pinnacle vere notified of the Public Hearing. hborhood D. ENGINEERING C�'' c1e M�: PuhliC °r ns Conditions: 1= 'q special Grading Section 8-283 prior to con #ruo tion�od Hazard Areas 2. The minima will be required per m Finish Floor elevation of 265 feat is Plat and grading plans. 3- Patrick Country Road is classified ❑n t required to be shown on street. A dedication of right-Of-wayhe Master Street Plan as a 4. With site development, 30 feet from centerline will be requie d. des - conforming pment, provide the deli n quired, improvement onrmit to the he Master Street Plan 9 Of Patrick Count treat including Construct one-half Road development. g 6-foot sidewalk with the Planned street 5. Damage to Patrick Country Road or other public streets from Buckiand Drive Paired prior to Occupancy. m construction (residential street) for access to the site. Constraction cannot use 6. A cal -de -sac should be constructed at the e Prior t❑ the entrance into d end of C Proto development. henonCeau Boulevard neighboring development should be removed and tied into rate apron from a cal -de -sac. 3 February 16, 2006 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-4343-R 7. With the closure of Chenonceau Boulevard, Buckland Road that crosses the creek (floodplain) is the only provided access to the existing subdivision. 8. . No residential waste collection service will be provided within development. 9. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10. Storm water detention will apply to the proposed development. 11. If disturbed area is one (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. Traffic Engineering must approve completed plans prior to construction. 13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 14. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 15. Per the land alteration regulations, a minimum strip twenty-five (25) feet wide, undisturbed except for reasonable access, shall be provided along each side of streams having a ten (10) year storm of greater than one hundred fifty (150) cubic feet ,per second. The twenty-five (25) foot strip shall be measured from the top of bank. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Capacity Analysis required for this project. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A portion of the water lines serving this development will be public mains in easements in order to enhance fire flows and reliability of service in this area. Other water facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications M February 16, 2006 SUBDIVISION ITEM NO_: 10 Cont. FILE NO,: Z-4343-R and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAUDESICN: Planninq Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development Residential for development of condominium and townhouses. The request does not require a change to the Land Use Plan. Master Street Plan: Chenonceau Boulevard is shown as a Local Street on the Master Street Plan._' It may require dedication of right-of-way and may require street improvements. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: The closest bike route is one that is along Chenonceau Boulevard and Cantrell Road west of Chenonceau Boulevard. This is about 850 feet to the west. Also, about one quarter of a mile to the northeast is a route along the railroad tracks. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. 5 February 16, 2006 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-4343-R The area that is shown as a fifty -foot buffer seemingly doesn't appear to be on the property. Delineation of this fifty -foot area is needed. Fifty foot of undisturbed buffer area is needed next to this residentially zoned property to the east. The buffer ordinance requires that seventy percent (70 %) of this area remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". Property to the north is zoned residential; therefore, the Zoning Ordinance requires an average thirty-four (34') foot wide land use buffer. The property to the north does not allow for this minimum requirement. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". A 50-foot street buffer is required along Patrick Country Road. The property to the north is zoned residential; therefore, 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 perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. An automatic irrigation system to water landscaped areas will be required Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many; existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide all building setbacks and the typical building separation. Staff also requested the applicant indicate any proposed fencing on the site plan. Staff questioned signage, the location. of any proposed signage and the total height and area of any proposed signage. Staff also requested the applicant provide the proposed construction materials and maximum building height. Public Works comments were addressed. Staff stated the indicated turn-arounds were not adequate. Staff requested a cul-de-sac be placed at the end of 0 February 16, 2006 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z-4343-R Chenonceau Boulevard. Staff also requested the applicant provide details of the proposed extension of Buckland Road into the development. Mr. Daters stated the intent was for an emergency access. He stated the construction material would be such that it would appear to be a grass covered area. Staff stated grading permits would be required prior to development and all protected buffers would require fencing prior to any clearing activities. Landscaping comments were addressed. Staff stated the northern perimeter did not appear to meet the minimum ordinance requirement for a land use buffer. Staff also stated screening would be required along the northern perimeter of the site adjacent to the residentially zoned properties. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated all building setbacks, the building separation and all proposed fencing. The revised site plan also indicates the proposed sign location and the proposed construction materials of the units. A cul-de-sac has been placed within the development and labeled as an access easement to allow motorist and service vehicles an area to turn -around once Chenonceau Boulevard is no longer connected to Buckland Road. The site plan indicates the construction materials as brick, siding, hardi-board siding and stone with standing seam metal and architectural shingle roofing materials. The clubhouse will contain 3,400 square feet and house the leasing office, fitness room, meeting rooms and a large gathering room. There will not be an on -site manager for the development. The project is to be constructed in two phases with the first phase to include the site improvements, grading, roads, and infrastructure, (18) condominiums, (34) townhouse and the complete amenities package. The second phase will be the completion of the remaining 50 town homes. The developer is proposing to utilize Patrick Country Road for construction access to the site for Phase If of the development. The intent is to provide a hard surface material within the landscape area to provide access to the site for construction and during the final phase of the Phase II construction the paving material will be removed and landscaping will be installed. The application. also includes a request for a five-year deferral of the required street improvements to Patrick Country Road. 7 February 16, 2006 SUBDfV1SION O.: 10 The development is proposed with 84 two-story town homes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half -story condominiums ranging from 2,460 to 3,130 square feet. Each of the units is proposed with a two -car garage accessed from internal drives. The site plan indicates building setbacks from all property lines and landscape buffer areas. The site plan indicates a minimum building setback along the northern and southern perimeter of 70-feet and the minimum setback along the western perimeter of 25-feet. The site plan indicates a 30-foot landscape strip increasing to 40-feet along the northern perimeter of the site. The southern perimeter of the site indicates a 30-foot landscape strip decreasing to 12-feet. The Zoning Ordinance requires an average thirty-four (34) foot wide land use buffer along the northern perimeter. The indicated buffer appears to be adequate. The property located to the southwest is a similar use and is zoned MF-18 which does not require a land use buffer. The applicant has indicated a six-foot screening fence will be placed along the northern perimeter to screen the adjacent single-family zoned property. The indicated 50-foot buffer along the eastern perimeter of the site, abutting the single-family subdivision, has been included in the proposed development. The site plan indicates a 30-foot landscape strip in addition to the 50-foot buffer area. The required street buffer along Patrick Country Road has not been provided. The ordinance would typically require the placement of a 50-foot average street buffer. The site plan indicates a 25-foot building setback and landscaping which does not appear to meet this minimum average requirement. A six-foot fence has been indicated on the site plan around the perimeter of the site. The site plan indicates the fence as opaque and decorative fencing. As noted in Public Works comments per the land alteration regulations, a minimum strip twenty-five (25) feet wide, undisturbed except for reasonable access, shall be provided along each side of streams having a ten (10) year storm of greater than one hundred fifty (150) cubic feet per second. The twenty-five (25) foot strip shall be measured from the top of bank. The site plan does not indicate the top of the bank therefore it is difficult to tell the allowed location of the fence. Staff recommends the previous comment be adhered to when the fence is placed along the stream located to the south. As stated the site plan includes the placement of a cul-de-sac within the applicant's property to act as aturn-around for Chenonceau Boulevard. An emergency access has been indicated at the west end of Buckland Road. The access has been indicated with a crash gate through the fence and a geotextile grid with solid sod for the driving surface. The developers have indicated access to the adjoining subdivision will be provided through the subdivision should there be damage to the bridge that currently serves this neighborhood. Staff has 0 February 16, 2006 SUBDIVISION ITEM NO.. 10 Cont. FILEZ-4343-R concerns with terminating the connection of Buckland Road/Chenonceau Boulevard. The only access to the single-family subdivision located to the east of this development is across a bridge which is located over a floodway. Staff is concerned that if this bridge is closed the persons in the subdivision will not have an entrance or exit to their homes. The site plan indicates a single ground mounted sign located near the entrance to the development. The site plan indicates the signage will comply with signage allowed in multi -family zones or a maximum of six feet in height and twenty-four square feet in area. The site plan also indicated a maximum building height of 35-feet. The indicated building height is typical of building heights located in single-family and multi -family zoning districts. The development is proposed at a density of 5.5 units per acre. The indicated density is somewhat similar to allowable densities of single-family development. The site indicates a total building coverage of 207,800 square feet or 25.8 percent and a total landscaped area of 381,840 square feet or 47.4 percent. The Planned Residential District Zoning ❑istrict typically requires a minimum of ten to fifteen percent of the site be designated as common usable open space and single-family, duplex, zero lot line and townhouse developments are to have a minimum of five hundred square feet of usable private open space per unit. The indicated open space is more than adequate to meet this minimum standard. Each of the units have been designed with a two car garage and additional surface parking spaces have been provided through -out the development to serve as guest parking. Eight parking spaces have been indicated around the clubhouse/pool facility to provide parking for visitors of this amenity. Although, staff is supportive of the development concept, staff is not supportive of the request as filed_ Staff has concerns with the applicant's request for a five-year deferral of the improvements to Patrick Country Road. As indicated in the Background Section of this report the applicant was given a two-year deferral in January 2005, to allow construction of the roadway or a Master Street Plan amendment be filed. Over the past several years there have been a number of deferral requests granted for the construction of Patrick Country Road and staff feels the roadway should be constructed or the applicant should file the previously indicated Master Street Plan amendment to remove Patrick Country Road from the Master Street Plan as a collector street. Staff is supportive of the allowance of a one-year deferral of the street improvements to coincide with the deferral request granted in January 2005. Staff also has concerns with the construction traffic accessing the site from Patrick Country Road. A bridge located on Patrick Country Road is currently substandard and in need of reconstruction. Staff fears with the construction N February 16, 2006 SUBDIVISION ITEM NO.: 10 FILE NO.: Z-4343-R traffic utilizing this bridge the condition of the bridge will only worsen and could potentially become unsafe and inpassable for motorists. Staff feels the required street buffer along Patrick Country Road should be provided. The purpose and intent of the buffer ordinance states the article is designed to provide for the establishment of livability, green open space and maximum required visual screening between dissimilar uses and public thoroughfares. The property to the west will develop as an office use and the required buffer will offer separation and protection to the future owners of the proposed condominiums. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) Mr. Tim Daters was present representing the request. There were objectors present. Staff presented the item indicting modifications had been made to the application request and staff was now supporting the proposed development. Staff stated the applicant had indicated a planting plan for the northern buffer which exceeded ordinance requirements. Staff also stated the applicant had provided a cul-de-sac at the end of Chenonceau Boulevard which meet current City standards. Staff stated the applicant was no longer requesting access to Patrick Country Road for construction of the Phase II portion of the development and the applicant was no longer requesting a deferral of the street improvements other than the one year which was previously approved. Staff presented a recommendation of approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Mr. Tim Daters addressed the Commission on the merits of the request. He stated the development was an owner occupied development which would develop as residential housing for 102 families. He stated the site had forty foot of fall and the developers were requesting to grade the land use buffer area. He stated the developers would identify and retain as many mature trees as feasible within the buffer area. He stated the development would have a three to one slope along the northern perimeter and no retaining walls were proposed other than those necessary to save trees. Mr. Sam Storthz addressed the Commission in opposition of the request. He stated his property adjoining the site to the north. He stated his property contained 174 acres and the only access was from Patrick Country Road. He stated the density of the area was rural and not developed with intense densities. He stated his property was located in the County and no improvements were located on the property. He stated his desire was to develop luxury single-family homes on the site. He stated a portion of the W February 16, 2006 SUBDIVISION O.- 10 (Cont. FILE NO.: Z-4343--R property was steep which would not allow smaller lot sizes. Mr. Storthz stated his desire was for additional buffer areas. He requested the developers provide a 45-foot buffer along the northern perimeter and to provide the seventy percent of undisturbed as required by the ordinance. He stated based on elevation changes a six foot fence would not offer protection to the future lots and requested the developer provide an eight foot fence. He stated a fifty -foot buffer was being requested along Patrick Country Road as required by the current ordinance. He stated he had not seen grading plans for the proposed development and stated without grading plans he did not know how his property would be affected. He stated he was agreeable to the allowance of a one year deferral of the required street improvements to Patrick Country Road as was being requested by the developer. Ms. Phyllis Storthz addressed the Commission in opposition of the request. She stated the developers were not providing sufficient buffering. She stated along the east side of the development a fifty foot undisturbed buffer along with a thirty foot landscape strip was being provided. She stated the developers were only proposing a thirty foot strip for a portion of the site and a forty foot strip along the remainder of. the northern perimeter. She questioned the developers intent of the street buffer along Patrick County Road. Staff stated the developer was required an average of fifty feet and no less than one-half the fifty foot requirement or twenty-five feet and the allowance of a thirty percent transfer to another portion of the site. Staff stated the indicated plan would meet the required street buffer. There was a general discussion between the Commission and the Storthz's concerning the future development of their property and at what stage in the planning process they were in. Mr. Storthz stated plans had been drawn for development but they were not ready to begin development at this point. The Commission questioned if the property was located in the City or County. Mr. Storthz stated the property was located in the County. Mr. Tim Daters once again addressed the Commission. He stated the proposed cut areas would be sodded and stabilized. He stated the developers were intending to place plantings within the buffer area that exceeded ordinance requirements. He stated the development would have gates located internally which would only be closed at night. The Commission questioned storm water detention. Mr. Daters stated the Ranch Development planned for storm water detention during the early during the planning process. He stated oversized pipes were put in place and bridges were designed to handle development flows post development. A motion was made to approve the request. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 11 ITEM NO.: 10 NAME: Parkland Heights Long -form PD-R LOCATION: 6800 Chenonceau Boulevard Planninq Staff Comments: Z-4343-R 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Dimension all building setbacks from property lines. 3. Dimension interior building separation. 4. Dimension gate openings; provide the location of the call box. 5. Provide the total building coverage and the total area designated as open space. 6. Provide the total square footage of the clubhouse and the activities of the clubhouse. Will there be an on -site manager? 7. Indicated the purpose and proposed construction surface material of the indicated "T" extending from Buckland into the site. 8. Is any fencing being proposed as a part of the site development? If so indicated the location of the proposed fencing along with the construction material. Will there be fences for individual patio areas? If so indicated the location of the fencing and the construction material. 9. The site plan indicates the placement of 102 units on the site resulting in a density of 5.5 units per acre. 10.The site plan indicates individual lots. There are no lot lines indicated on the site plan. Will lots be created as a result of the development? The site plan also indicates an average lot size of 60-feet by 130-feet. 11. Provide a typical floor plan for each of the units being proposed. 12. Provide the maximum building height for the structures. 13. Label areas set -aside for landscape. 14. Indicate a phasing line on the site plan. 15. Provide the location of the mail kiosk. 16.The indicated site plan does not provide right-of-way dedication for Patrick Country Road. The site plan indicates a five year deferral of the required street improvements to Patrick Country Road. 17. Provide the anticipated building construction materials. 18. The applicant is proposing construction access from Patrick County Road for the development of Phase I of the project. Variance/Waivers: A deferral of the Master Street Plan requirement for the construction of Patrick Country Road for five years or until adjacent development. Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8- 283 prior to construction. 2. The minimum Finish Floor elevation of 265 feet is required to be shown on plat and grading plans. 3. Patrick Country Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 4. With site development, provide the design of Patrick Country Road conforming to the Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with the planned development. 5. Damage to Patrick Country Road or other public streets from construction activities must be repaired prior to occupancy. Construction cannot use Buckland Drive (residential street) for access to the site. 6. A cul-de-sac should be constructed at the end of Chenonceau Boulevard prior to the entrance into development. Existing concrete apron from neighboring development should be removed and tied into a cul-de-sac. 7. With the closure of Chenonceau Boulevard, Buckland Road that crosses the creek (floodplain) is the only provided access to the existing subdivision. 8. No residential waste collection service will be provided within development. 9. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 10. Storm water detention will apply to the proposed development. 11. If disturbed area is one (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. Traffic Engineering must approve completed plans prior to construction. 13. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 14. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 15. Per the land alteration regulations, a minimum strip twenty-five (25) feet wide, undisturbed except for reasonable access, shall be provided along each side of streams having a ten (10) year storm of greater than one hundred fifty (150) cubic feet per second. The twenty-five (25) foot strip shall be measured from the top of bank. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Capacity Analysis required for this project. Contact Little Rock Wastewater at 688-1414 for additional information. Enter : No comment received. Center -Point_ EneL y: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A portion of the water lines serving this development will be public mains in easements in order to enhance fire flows and reliability of service in this area. Other water facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development Residential for development of condominium and townhouses. The request does not require a change to the Land Use Plan. Master Street Plan: Chenonceau Boulevard is shown as a Local Street on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: The closest bike route is one that is along Chenonceau Boulevard and Cantrell Road west of Chenonceau Boulevard. This is about 850 feet to the west. Also, about one quarter of a mile to the northeast is a route along the railroad tracks. City Recognized Neighborhood Action Plan: 'The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The area that is shown as a fifty -foot buffer seemingly doesn't appear to be on the property. Delineation of this fifty -foot area is needed. Fifty foot of undisturbed buffer area is needed next to this residentially zoned property to the east. The buffer ordinance requires that seventy percent (70 %) of this area remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". Property to the north and the southwest is zoned residential; therefore, the Zoning Ordinance requires an average forty-three (43') foot wide land use buffer. The property to the north does not allow for this minimum requirement. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". The property to the north, south, and east is zoned residential; therefore, 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, southern, 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. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.