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HomeMy WebLinkAboutZ-4969-D Staff AnalysisFILE NO.: Z -4969-D NAME: Spring Tree Village Revised Long -form PD -R LOCATION- Located South of Yarberry Lane and East of Doe Run on Spring Tree Drive DEVELOPER: Mike Smith 51 Westfield Court Little Rock, AR 72210 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Parkway Little Rock, AR 72209 AREA: 29.34 acres CURRENT ZONING: ALLOWED USES: ROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 100 R-2 and OS Single-family and Open Space .M Single-family Residential VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 4,500 LF Ordinance No. 15,437 adopted by the Little Rock Board of Directors on February 16, 1988, established the Springtree Village Long -form PD -R. The approval included the development of 61 zero -lot line homes in two phases. The site included 1.5 acres of open space the developer would maintain until the City requested the area be dedicated as public open space. Ordinance No. 16,490 adopted by the Little Rock Board of Directors on September 21, 1993, revised the previously approved PD -R to allow Lots 1 and 4 of the Springtree Village Subdivision to install a metal patio cover over an existing concrete patio, fence the rear yard, move the rear building line from the location platted to coincide with the FILE NO.: Z -4969-D Cont.) rear open space and utility easement and construct a metal storage building three feet off the rear and south property lines. Ordinance No. 19,524 adopted by the Little Rock Board of Directors on May 2, 2006, revised the previously approved Planned Residential Development to allow 18 previously platted lots to develop with 11 detached single-family homes. A request to revise the previously platted building lines was also approved which established zero lot line lots as a part of the original approval. The replat would include a 25 -foot front platted building line with setbacks as established by the Zoning Ordinance or 25 -foot rear yard and side yard setbacks of 10 percent of the width of the lot not to exceed eight feet. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved Planned Residential Development to allow the expansion of the previously approved zoning area. The current request includes the creation of 100 single-family lots contained on 29.34 acres located to the south and east of the previously approved area. The site plan indicates the homes will be constructed in four phases with 12 lots in the first phase, 31 lots in the second phase, 23 lots in the third phase and 34 lots in the final phase. Existing City streets, which were previously stubbed -out, will be constructed to allow additional accesses to the subdivision. The lots are indicated with an average lot size of 70 -feet by 115 -feet and a minimum lot size of 70 -feet by 104 -feet. Setbacks are proposed with a 25 -foot front building line, a 25 -foot rear yard setback and side yard setbacks of 10 percent of the lot width not to exceed eight feet. A maximum builidable area of 3,000 square feet is proposed. B. EXISTING CONDITIONS: The area is vacant with a scattering of trees. There are several homes, which have been constructed in the subdivision located to the north. In the general area there are a number of new single-family homes and new single-family subdivisions currently being developed. C. NEIGHBORHOOD COMMENTS.- Southwest OMMENTS: Southwest Little Rock United for Progress, the Deer Meadow Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from an area resident. 2 FILE NO.: Z -4969-D (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti, Traffic Engineer at 379-1816 for additional information. Provide traffic calming devices on Springtree Drive and Springtree Circle. 2. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. 3. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including a 5 -foot sidewalk with the planned development. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm waterdetention facilities on the plan. 6. 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. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. Sidewalks should be installed along Springtree Drive and Springtree Circle. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING -- Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. 3 FILE F Z -4969-D (Cont. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. 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. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of a previously approved Planned Residential Development to allow the creation of 100 lots on this 29.34 -acre tract for future single-family development. The request does not require a change to the Land Use Plan. Master Street Plan: Springtree Drive is shown as a Local Street on the Master Street Plan and Yarberry Lane is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class I bike route is proposed for south of this area according to the Master Street Plan Bicycle Section. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 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: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide a detailed bill of assurance for the proposed subdivision. Staff also requested the applicant 2 FILE NO.: Z -4969-D (Cont. provide the minimum square footage of the homes proposed for construction and the proposed building materials. Staff stated the request was a rezoning from R-2 and OS to PD -R expanding the previously approved Planned Development zoning area. Public Works comments were addressed. Staff stated traffic claming devices were required along straight streets. Staff stated traffic circles or round -abouts were suggested at regular intervals. Staff requested the developer verify the sight distances at intersections. Staff also stated the storm water detention ordinance applied to the development of the property. Staff stated sidewalks should be installed along Springtree Drive and Springtree Circle. The Committee indicated the sidewalks should be placed at the back of the right of way and not at the back of the curb. 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 November 16, 2006, Subdivision Committee meeting. The applicant has indicated minimum square footage of the homes, the proposed building materials, provided a certification of the sight distances at intersections and indicated traffic calming devises along the straight streets. The minimum square footage of the homes proposed is 1,000 square feet of heated and cooled space. The proposed building materials are brick, wood and/or siding. The request includes a revision to the previously approved Planned Residential Development to allow an expansion of the total land area of the previously approved zoning area. The current request includes the creation of 100 single- family lots contained on 29.34 acres located to the south and east of the previously approved PDR site. The site plan indicates the homes will be constructed in four phases with 12 lots in the first phase, 31 lots in the second phase, 23 lots in the third phase and 34 lots in the final phase. Existing City streets, which were previously stubbed -out, will be constructed to allow additional accesses to the subdivision. The lots are indicated with an average lot size of 70 -feet by 115 -feet (8,050 square feet) and a minimum lot size of 70 -feet by 104 -feet (7,280 square feet). Setbacks are proposed with a 25 -foot front building line, a 25 -foot rear yard setback and side yard setbacks of 10 percent of the lot width not to exceed eight feet. A maximum builidable area of 3,000 square feet is being proposed. The site plan indicates fences will not be constructed by the home -builder but have been indicated to allow the future homeowners to place a fence if they 5 FILE NO.: Z -4969-D (Cont.) desire. The fences will be placed along the side and rear yards of the new homes as typically allowed in single-family developments. Staff is supportive of the proposed request. The applicant is proposing the development of single-family homes through a planned residential development district consistent with single-family development per the Subdivision Ordinance. Staff feels the lots as proposed allow for adequate outdoor living area. The site is currently zoned R-2 and OS and identified as Single-family on the City's Future Land Use Plan. The request includes the development of homes at a 3.4 unit per acre density, which is consistent with the density allowed per the Single-family Land Use Designation and is typical of new single-family subdivisions developing in the area. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the development of new homes in the area will not significantly impact the adjoining property owners. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the December 21, 2006, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (DECEMBER 21, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with 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. 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. C:1 December 21, 2006 ITEM NO.: F NAME: Spring Tree Village Revised Long -form PD -R FILE NO.: Z -4969-D LOCATION: Located South of Yarberry Lane and East of Doe Run on Spring Tree Drive DEVELOPER: Mike Smith 51 Westfield Court Little Rock, AR 72210 FNr,INFFR- McGetrick and McGetrick Engineers 10 Otter Creek Parkway Little Rock, AR 72209 AREA: 29.34 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 100 R-2 and OS Single-family and Open Space .M PROPOSED USE: Single-family Residential VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 4,500 LF Ordinance No. 15,437 adopted by the Little Rock Board of Directors on February 16, 1988, established the Springtree Village Long -form PD -R. The approval included the development of 61 zero -lot line homes in two phases. The site included 1.5 acres of open space the developer would maintain until the City requested the area be dedicated as public open space. Ordinance No. 16,490 adopted by the Little Rock Board of Directors on September 21, 1993, revised the previously approved PD -R to allow Lots 1 and 4 of the Springtree Village Subdivision to install a metal patio cover over an existing concrete patio, fence the rear yard, move the rear building line from the location platted to coincide with the December 21, 2006 ITEM NO.: F (Cont. FILE NO.: Z -4969-D rear open space and utility easement and construct a metal storage building three feet off the rear and south property lines. Ordinance No. 19,524 adopted by the Little Rock Board of Directorson May 2, 2006, revised the previously approved Planned Residential Development to allow 18 previously platted lots to develop with 11 detached single-family homes. A request to revise the previously platted building lines was also approved which established zero lot line lots as a part of the original approval. The replat would include a 25 -foot front platted building line with setbacks as established by the Zoning Ordinance or 25 -foot rear yard and side yard setbacks of 10 percent of the width of the lot not to exceed eight feet. A. PROPOSAUREQUEST: The applicant is now proposing a revision to the previously approved Planned Residential Development to allow the expansion of the previously approved zoning area. The current request includes the creation of 100 single-family lots contained on 29.34 acres located to the south and east of the previously approved area. The site plan indicates the homes will be constructed in four phases with 12 lots in the first phase, 31 lots in the second phase, 23 lots in the third phase and 34 lots in the final phase. Existing City streets, which were previously stubbed -out, will be constructed to allow additional accesses to the subdivision. The lots are indicated with an average lot size of 70 -feet by 115 -feet and a minimum lot size of 70 -feet by 104 -feet. Setbacks are proposed with a 25 -foot front building line, a 25 -foot rear yard setback and side yard setbacks of 10 percent of the lot width not to exceed eight feet. A maximum builidable area of 3,000 square feet is proposed. B. EXISTING CONDITIONS: The area is vacant with a scattering of trees. There are several homes, which have been constructed in the subdivision located to the north. In the general area there are a number of new single-family homes and new single-family subdivisions currently being developed. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Deer Meadow Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from an area resident. 2 December 21, 2006 ITEM NO.: F (Cont.) FILE NO.: Z -4969-D D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti, Traffic Engineer at 379-1816 for additional information. Provide traffic calming devices on Springtree Drive and Springtree Circle. 2. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. 3. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including a 5 -foot sidewalk with the planned development. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm waterdetention facilities on the plan. 6. 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. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. Sidewalks should be installed along Springtree Drive and Springtree Circle. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. 3 December 21, 2006 ITEM NO.: F Cont. FILE NO.: Z -4969-D Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. 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. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of a previously approved Planned Residential Development to allow the creation of 100 lots on this 29.34 -acre tract for future single-family development. The request does not require a change to the Land Use Plan. Master Street Pian: Springtree Drive is shown as a Local Street on the Master Street Plan and Yarberry Lane is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: A Class I bike route is proposed for south of this area according to the Master Street Plan Bicycle Section. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 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: No comment. 4 December 21, 2006 ITEM NO.: F (Cont.) FILE NO.: Z -4969-D G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were a few outstanding issues associated with the request. Staff requested the applicant provide a detailed bill of assurance for the proposed subdivision. Staff also requested the applicant provide the minimum square footage of the homes proposed for construction and the proposed building materials. Staff stated the request was a rezoning from R-2 and OS to PD -R expanding the previously approved Planned Development zoning area. Public Works comments were addressed. Staff stated traffic claming devices were required along straight streets. Staff stated traffic circles or round -abouts were suggested at regular intervals. Staff requested the developer verify the sight distances at intersections. Staff also stated the storm water detention ordinance applied to the development of the property. Staff stated sidewalks should be installed along Springtree Drive and Springtree Circle. The Committee indicated the sidewalks should be placed at the back of the right of way and not at the back of the curb. 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 November 16, 2006, Subdivision Committee meeting. The applicant has indicated minimum square footage of the homes, the proposed building materials, provided a certification of the sight distances at intersections and indicated traffic calming devises along the straight streets. The minimum square footage of the homes proposed is 1,000 square feet of heated and cooled space. The proposed building materials are brick, wood and/or siding. The request includes a revision to the previously approved Planned Residential Development to allow an expansion of the total land area of the previously approved zoning area. The current request includes the creation of 100 single- family lots contained on 29.34 acres located to the south and east of the previously approved PDR site. The site plan indicates the homes will be constructed in four phases with 12 lots in the first phase, 31 lots in the second phase, 23 lots in the third phase and 34 lots in the final phase. Existing City streets, which were previously stubbed -out, will be constructed to allow additional accesses to the subdivision. 5 December 21, 2006 ITEM NO.: F (Cont. FILE NO.: Z -4969-D The lots are indicated with an average lot size of 70 -feet by 115 -feet (8,050 square feet) and a minimum lot size of 70 -feet by 104 -feet (7,280 square feet). Setbacks are proposed with a 25 -foot front building line, a 25 -foot rear yard setback and side yard setbacks of 10 percent of the lot width not to exceed eight feet. A maximum builidable area of 3,000 square feet is being proposed. The site plan indicates fences will not be constructed by the home -builder but have been indicated to allow the future homeowners to place a fence if they desire. The fences will be placed along the side and rear yards of the new homes as typically allowed in single-family developments. Staff is supportive of the proposed request. The applicant is proposing the development of single-family homes through a planned residential development district consistent with single-family development per the Subdivision Ordinance. Staff feels the lots as proposed allow for adequate outdoor living area. The site is currently zoned R-2 and OS and identified as Single-family on the City's Future Land Use Plan. The request includes the development of homes at a 3.4 unit per acre density, which is consistent with the density allowed per the Single-family Land Use Designation and is typical of new single-family subdivisions developing in the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the development of new homes in the area will not significantly impact the adjoining property owners. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the December 21, 2006, public hearing. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (DECEMBER 21, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to 0 December 21, 2006 ITEM NO.: F(Cont.)FILE NO.. Z -4969-D compliance with the comments and conditions as outlined in paragraphs D, E and F of the above 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. 7 ITEM NO.: 9. NAME: Spring Tree Village Revised Long -form PD -R Z -4969-D LOCATION: located South of Yarberry Lane and East of Doe Run on Spring Tree Drive 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 November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. Provide on the site plan the location of the existing stub streets and how this development will tie to the existing streets. 3. Has the developer completed a detailed Bill of Assurance for the proposed subdivision? If so provide staff with a copy. 4. Provide the proposed construction materials including roof pitch of the homes. 5. Provide the minimum square footage of the homes proposed for construction. 6. Provide details of any proposed subdivision identification signage. 7. The request is a rezoning from OS and R-2 to PD -R. 8. Does the railroad line still existing in this area? If so provide the location of the railroad line in relation to the rear yards of the proposed homes. Variance/ Waivers: None requested. Public Works Conditions: 1. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round -abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti, Traffic Engineer at 379-1816 for additional information. Provide traffic calming devices on Springtree Drive and Springtree Circle. 2. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. 3. With site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvements to the streets including a 5 -foot sidewalk with the planned development. 4. 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. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from Item 4 9 the Arkansas Department of Environmental Quality prior to the start of construction. 7. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 8. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding street light requirements. 9. Sidewalks should be installed along Springtree Drive and Springtree Circle. 10. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. A water main extension will be required in order to provide service to this property. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATH: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of a previously approved Planned Residential Development to allow the creation of 100 lots on this 29.34 -acre tract for future single-family development. The request does not require a change to the Land Use Plan. Master Street Plan: Springtree Drive is shown as a Local Street on the Master Street Plan and Yarberry Lane is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Item # 9 Bicycle Plan: A Class I bike route is proposed for south of this area according to the Master Street Plan Bicycle Section. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 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: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 9