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HomeMy WebLinkAboutZ-4807-H Staff AnalysisFILE NO.: S-867-ZZZZZZ NAME: Chenal Valley Tract 14 Long -form PD -R LOCATION: Located South of Campagnolle Drive and West of Rahling Road DEVELOPER: Richardson Properties 9800 Maumelle Boulevard Maumelle, AR 72113 FNGINEER: White Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 13.4 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 MF -24 and R-2, Single-family FT. NEW STREET: 0 LF Multi -family 24 units per acre and Single-family residential -M Multi -family 18 units per acre VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is seeking a rezoning of the site from MF -24 and R-2 to PD -R to allow the development of ten (10) three story apartment buildings containing 240 units. The project site contains 13.4 acres resulting in a density of 17.88 units per acre. The buildings will contain nine (9) foot ceilings and an increased roof pitch which results in an increased building height with the maximum height proposed of 40 -feet. There is an existing Entergy transmission, distribution line and easement located on the site which will be relocated during construction of the project. FILE NO.: S-867-=ZZZ(Cont.) B. EXISTING CONDITIONS: The site is a wooded site with an Entergy transmission line located along the northern perimeter and a Central Arkansas water line located along the southern perimeter. Rahling Road and Champagnolle Drive have not been constructed adjacent to the site. Other uses in the area include single-family both along Kanis Road and within the abutting Chenal Subdivision, a neighborhood park and recreational facility, office and an under construction shopping center. The property to the south is zoned C-3, General Commercial District and is presently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 -feet of the site along with the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Storm water detention ordinance applies to this property. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The right turn medians at the driveway and Rahling Road must be removed. 5. 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. 6. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Champagnolle Drive and Rahling Road. 7. 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. 8. Provide left turn lane on Rahling Road with 150 foot stacking space and 100 foot taper. 2 FILE NO.: S-867-ZZZZZZ Cont. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 10. The median in the head in parking cul-de-sac should be removed for vehicles to turn around that have been denied access through the gates. Sufficient space should be provided for SU -30 vehicles. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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 time of request for water service must be met. Existing raw water line is in a 50 foot wide strip of property owned by Central Arkansas Water. There shall be no construction on this parcel or the adjacent portion of Rahling Road before a license agreement approving the proposed construction is signed by Central Arkansas Water and the developer. 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. Onsite fire protection will be required in order to provide service to this property. The 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. 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 and place fire hydrants per code. Maintain a 20 -foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECH N ICALIDESIGN: Planning Division: No comment. '43 FILE NO.: S-867-ZZZZZZ Cont. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The buffer ordinance requires an average street buffer width of fifty foot (50') and in no case less than half or seventeen foot (25') along both Rahling Road and along Champagnolle Drive. Currently, this minimal amount is not being met. 3. The buffer ordinance requires a land use buffer of fifty foot (50) along the southern and the western perimeter(s) of the site. Seventy percent (70%) of this area is to remain undisturbed. Easements cannot count towards meeting this requirement. 4. Currently, a maintenance shed is shown located within the land use buffer area next to the residentially zoned property along the west. Consider relocating or screening sufficiently. 5. Currently, along the western property line a parking lot is shown being located within the required land use buffer and needs to be eliminated or relocated. 6. It appears a pedestrian trail system is located within this buffer area and thus on site layout to minimize tree loss is needed. 7. The property to both the south and the west 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 both the southern and the western perimeters of the site. 8. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 11. 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: (October 18, 2007) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide the proposed construction materials, building elevations and the square 0 FILE NO.: S-867-ZZZZZZ (Cont. footage of the maintenance shed. Staff also requested the applicant provide the total area proposed for open space and the activities to be offered in the clubhouse. Public Works comments were addressed. Staff stated the driveway locations and widths did not meet the access and circulation requirements of the current ordinances. Staff also stated a grading permit would be required prior to the start of construction. Staff stated the gated entrance should be redesigned to allow sufficient space for a SU -30 vehicle to exit if denied access to the development. Landscaping comments were addressed. Staff stated the development as presented was not providing the required buffers along the perimeters and streets. Staff stated the interior landscape islands should be a minimum of 300 square feet in area to receive credit toward fulfilling landscape ordinance requirements Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 October 18, 2007, Subdivision Committee meeting. The applicant has indicated the construction materials, building elevations and square footage of the maintenance shed. The applicant has also indicated the activities proposed for the clubhouse and the total area proposed for open space. The applicant is proposing the construction of 240 apartment units with 470 parking spaces. Based on the typical minimum parking required for a multi -family development 360 parking spaces would typically be required. The site plan indicates 50 of the spaces will be covered with a carport and 50 spaces will be garage spaces. The maximum building height for the covered parking is 20 -feet. The development will contain 40 one bedroom units, 160 two bedroom units and 40 three bedroom units. There are ten residential buildings proposed with a maximum building height of 40 -feet. The site plan indicates a clubhouse and maintenance shed. The clubhouse will offer amenities to include fitness area, meeting facility and pool. The clubhouse will contain 7,000 square feet. The maintenance shed contains 1,000 square feet. The maximum height of these structures is 20 -feet. The site plan indicates the placement of a fence with a maximum height of eight feet around the perimeter of the site. The fence will be constructed of brick, stone, wrought iron, wood or a simulated wood material. The fencing along the southern and western perimeters will be an opaque screening fence. The site plan does not indicate the land use buffers as typically required. In addition the land use buffer is proposed to be disturbed. The ordinance typically 5 FILE NO.: S-867-ZZZZZZ Cont. requires at least 70 percent of the land use buffer remain in its natural state. The land use buffers along the western and southern perimeters are contained in a utility easement which is not typically allowed to count towards the land use buffer requirement. The street buffers are indicated adequate to meet the typical minimum ordinance requirement. In addition, a portion of the landscape strip adjacent to the southern parking area is not adequate to meet the typical minimum landscape ordinance requirement of nine feet. A single development sign is proposed at the entrance to the development. The sign will be consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. The development is proposed as a gated community. The gates are proposed with a minimum gate opening of 20 -feet. A secondary access will be provided to allow for emergency access as required by the fire code. The secondary access will extend from Champagnolle Drive. The driveway does not meet the typical ordinance standard. The drive exceeds the typically allowed 36 -feet. The drive is indicated with an entrance of 20 -feet and an exit lane of 24 -feet with a nine foot landscape median. The site plan indicates the placement of dumpsters to serve the development. A note on the site plan indicates the dumpsters will be serviced during daylight hours. Staff is not supportive of the development as proposed. Staff feels the use is appropriate for the site but has concerns with the site plan as presented. The site plan does not take into account the required land use buffers along the western and southern perimeters. Staff feels the development should address these minimum requirements. The abutting properties are zoned R-2, Single- family which typically requires the placement of buffering to adequately protect the lesser intensity of use. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had provided staff with an updated site plan and indicated the southern property which was held in fee by Central Arkansas Water would be transferred to the applicant and an easement granted by the applicant to the water utility. Staff stated the applicant had provided from both Entergy and Central Arkansas Water an agreement which allowed the indicated 80 to 100 foot buffer area to be planted with shrubs and trees which reached a maturity height of 35 to 40 feet. Staff stated based on the depth of the easement and the applicant's ability the landscape the easement area staff was supportive of the applicant's proposal as filed. Staff presented a recommendation of 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. N FILE NO.: S -867 -ZZ= Cont. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 November 8, 2007 ITEM NO.: 6 FILE NO NAME: Chenal Valley Tract 14 Long -form PD -R LOCATION: Located South of Campagnolle Drive and West of Rahling Road DEVELOPER: Richardson Properties 9800 Maumelle Boulevard Maumelle, AR 72113 ENGINEER: White Daters and Associates 24 Rahling Road Little Rock, AR 72223 AREA: 13.4 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 MF -24 and R-2, Single-family -ZZZZZZ FT. NEW STREET: 0 LF Multi -family 24 units per acre and Single-family residential -M PROPOSED USE: Multi -family 18 units per acre VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is seeking a rezoning of the site from MF -24 and R-2 to PD -R to allow the development of ten (10) three story apartment buildings containing 240 units. The project site contains 13A acres resulting in a density of 17.88 units per acre. The buildings will contain nine (9) foot ceilings and an increased roof pitch which results in an increased building height with the maximum height proposed of 40 -feet. There is an existing Entergy transmission, distribution line and easement located on the site which will be relocated during construction of the project. November 8, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: S-867-ZZZZZZ B. EXISTING CONDITIONS. The site is a wooded site with an Entergy transmission line located along the northern perimeter and a Central Arkansas water line located along the southern perimeter. Rahling Road and Champagnolle Drive have not been constructed adjacent to the site. Other uses in the area include single-family both along Kanis Road and within the abutting Chenal Subdivision, a neighborhood park and recreational facility, office and an under construction shopping center. The property to the south is zoned C-3, General Commercial District and is presently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 -feet of the site along with the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Storm water detention ordinance applies to this property. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The right turn medians at the driveway and Rahling Road must be removed. 5. 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. 6. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Champagnolle Drive and Rahling Road. 7. 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. 2 November 8, 2007 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-867-ZZZZZZ 8. Provide left turn lane on Rahling Road with 150 foot stacking space and 100 foot taper. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 10. The median in the head in parking cul-de-sac should be removed for vehicles to turn around that have been denied access through the gates. Sufficient space should be provided for SU -30 vehicles. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerq : 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. Existing raw water line is in a 50 foot wide strip of property owned by Central Arkansas Water. There shall be no construction on this parcel or the adjacent portion of Rahling Road before a license agreement approving the proposed construction is signed by Central Arkansas Water and the developer. 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. Onsite fire protection will be required in order to provide service to this property. The 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. 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 and place fire hydrants per code. Maintain a 20 -foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planninq: No comment. 3 November 8, 2007 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: 5-867-ZZZZZZ CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN- Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The buffer ordinance requires an average street buffer width of fifty foot (50') and in no case less than half or seventeen foot (25') along both Rahling Road and along Champagnolle Drive. Currently, this minimal amount is not being met. 3. The buffer ordinance requires a land use buffer of fifty foot (50) along the southern and the western perimeter(s) of the site. Seventy percent (70%) of this area is to remain undisturbed. Easements cannot count towards meeting this requirement. 4. Currently, a maintenance shed is shown located within the land use buffer area next to the residentially zoned property along the west. Consider relocating or screening sufficiently. 5. Currently, along the western property line a parking lot is shown being located within the required land use buffer and needs to be eliminated or relocated. 6. It appears a pedestrian trail system is located within this buffer area and thus on site layout to minimize tree loss is needed. 7. The property to both the south and the west 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 both the southern and the western perimeters of the site. 8. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. 12 November 8, 2007 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: S-867-ZZZZZZ 11. 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: (October 18, 2007) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested the applicant provide the proposed construction materials, building elevations and the square footage of the maintenance shed. Staff also requested the applicant provide the total area proposed for open space and the activities to be offered in the clubhouse. Public Works comments were addressed. Staff stated the driveway locations and widths did not meet the access and circulation requirements of the current ordinances. Staff also stated a grading permit would be required prior to the start of construction. Staff stated the gated entrance should be redesigned to allow sufficient space for a SU -30 vehicle to exit if denied access to the development. Landscaping comments were addressed. Staff stated the development as presented was not providing the required buffers along the perimeters and streets. Staff stated the interior landscape islands should be a minimum of 300 square feet in area to receive credit toward fulfilling landscape ordinance requirements Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 October 18, 2007, Subdivision Committee meeting. The applicant has indicated the construction materials, building elevations and square footage of the maintenance shed. The applicant has also indicated the activities proposed for the clubhouse and the total area proposed for open space. The applicant is proposing the construction of 240 apartment units with 470 parking spaces. Based on the typical minimum parking required for a multi -family development 360 parking spaces would typically be required. The site plan indicates 50 of the spaces will be covered with a carport and 50 spaces 5 November 8, 2007 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: S-867-ZZZZZZ will be garage spaces. The maximum building height for the covered parking is 20 -feet. The development will contain 40 one bedroom units, 160 two bedroom units and 40 three bedroom units. There are ten residential buildings proposed with a maximum building height of 40 -feet. The site plan indicates a clubhouse and maintenance shed. The clubhouse will offer amenities to include fitness area, meeting facility and pool. The clubhouse will contain 7,000 square feet. The maintenance shed contains 1,000 square feet. The maximum height of these structures is 20 -feet. The site plan indicates the placement of a fence with a maximum height of eight feet around the perimeter of the site. The fence will be constructed of brick, stone, wrought iron, wood or a simulated wood material. The fencing along the southern and western perimeters will be an opaque screening fence. The site plan does not indicate the land use buffers as typically required. In addition the land use buffer is proposed to be disturbed. The ordinance typically requires at least 70 percent of the land use buffer remain in its natural state. The land use buffers along the western and southern perimeters are contained in a utility easement which is not typically allowed to count towards the land use buffer requirement. The street buffers are indicated adequate to meet the typical minimum ordinance requirement. In addition, a portion of the landscape strip adjacent to the southern parking area is not adequate to meet the typical minimum landscape ordinance requirement of nine feet. A single development sign is proposed at the entrance to the development. The sign will be consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. The development is proposed as a gated community. The gates are proposed with a minimum gate opening of 20 -feet. A secondary access will be provided to allow for emergency access as required by the fire code. The secondary access will extend from Champagnolle Drive. The driveway does not meet the typical ordinance standard. The drive exceeds the typically allowed 36 -feet. The drive is indicated with an entrance of 20 -feet and an exit lane of 24 -feet with a nine foot landscape median. The site plan indicates the placement of dumpsters to serve the development. A note on the site plan indicates the dumpsters will be serviced during daylight hours. Staff is not supportive of the development as proposed. Staff feels the use is appropriate for the site but has concerns with the site plan as presented. The site plan does not take into account the required land use buffers along the western and southern perimeters. Staff feels the development should address these minimum requirements. The abutting properties are zoned R-2, Single- family which typically requires the placement of buffering to adequately protect the lesser intensity of use. N November 8, 2007 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: 5-867-ZZZZZZ STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had provided staff with an updated site plan and indicated the southern property which was held in fee by Central Arkansas Water would be transferred to the applicant and an easement granted by the applicant to the water utility. Staff stated the applicant had provided from both Entergy and Central Arkansas Water an agreement which allowed the indicated 80 to 100 foot buffer area to be planted with shrubs and trees which reached a maturity height of 35 to 40 feet. Staff stated based on the depth of the easement and the applicant's ability the landscape the easement area staff was supportive of the applicant's proposal as filed. Staff presented a recommendation of 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. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. II ITEM NO.: 6. 5-867-ZZZZZZ NAME: Chenal Valley Tract 14 Subdivision Site Plan Review LOCATION: located South of Campagnolle Drive and West of Rahling Road Planning Staff Comments: 1. Provide notification of all 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 October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. The maximum building height for MF -24 zoned property is 35 -feet. The site plan indicates a 40 -foot building height. 3. Will there be an on-site manager? 4. Provide the total area of the proposed playground. 5. Provide the material proposed for the indicated fencing. 6. Provide the square footage of the clubhouse. What activities will be offered? 7. Provide the square footage of the maintenance shed. 8. Provide details of the proposed signage including the location, total height and total area. 9. Provide the construction materials proposed. 10. Provide the total height of the indicated garages. 11. The total parking required for the development is 360 parking spaces, 470 spaces have been indicated. 12. Provide the purpose of the 50 -foot right of way indicated on the site plan. 13.A building setback equal to the height of the structure is typically required for interior yard setbacks. Building 10 is indicated within the required setback. VariancelWaiyers: A variance to allow an increased building height. A variance to allow a reduced building setback. Public Works Conditions: 1. Storm water detention ordinance applies to this property. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The right turn medians at the driveway and Rahling Road must be removed. 5. 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 Item # 6 will need to be submitted and approved prior to the start of construction. 6. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Champagnolle Drive and Rahling Road. 7. 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. 8. Provide left turn lane on Rahling Road with 150 foot stacking space and 100 foot taper. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 10. The median in the head in parking cul-de-sac should be removed for vehicles to turn around that have been denied access through the gates. Sufficient space should be provided for SU -30 vehicles. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerr y: 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. Existing raw water line is in a 50 foot wide strip of property owned by Central Arkansas Water. There shall be no construction on this parcel or the adjacent portion of Rahling Road before a license agreement approving the proposed construction is signed by Central Arkansas Water and the developer. 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. Onsite fire protection will be required in order to provide service to this property. The 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. 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 and place fire hydrants per code. Maintain a 20 -foot access gate opening. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 6 Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The buffer ordinance requires an average street buffer width of fifty foot (50') and in no case less than half or seventeen foot (25') along both Rahling Road and along Champagnolle Drive. Currently, this minimal amount is not being met. 3. The buffer ordinance requires a land use buffer of fifty foot (50') along the southern and the western perimeter(s) of the site. Seventy percent (70%) of this area is to remain undisturbed. Easements cannot count towards meeting this requirement. 4. Currently, a maintenance shed is shown located within the land use buffer area next to the residentially zoned property along the west. Consider relocating or screening sufficiently. 5. Currently, along the western property line a parking lot is shown being located within the required land use buffer and needs to be eliminated or relocated. 6. It appears a pedestrian trail system is located within this buffer area and thus on site layout to minimize tree loss is needed. 7. The property to both the south and the west 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 both the southern and the western perimeters of the site. 8. Interior islands must be a minimum of three hundred (300) feet in area to 9. receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 10. An automatic irrigation system to water landscaped areas will be required. 11. 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. 12.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/pry Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 6