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HomeMy WebLinkAboutZ-5758-B Staff AnalysisDecember 7, 2006 ITEM NO.: D.1 NAME: The Ridge at Pride Valley Long -form PD -R FILE NO.: Z -5758-B LOCATION: Located on the Northwest corner of Kanis Road and Pride Valley Road DEVELOPER: Elder Montagne LLC 4902 South Thompson Springdale, AR 72764 ENGINEER: White-Daters and Associates 24. Rahling Circle Little Rock, AR 72223 AREA: 12.6 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET. 0 LF 0-2, Office and Institutional District Office and Institutional uses Townhouse development 128 units VARIANCESMAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the development of Phase 1. 2. A deferral of the required street improvements to Pride Valley Road for five (5) years or until the: development of Phase 3. A. PROPOSAL/REQUEST: The site contains 12.63 acres and is located on the northwest corner of Kanis Road and Pride Valley Road. Ordinance No. 16,732 adopted by the Little Rock Board of Directors on August 16, 1994 rezoned the site from R-2 to 0-2. The applicant is now proposing a rezoning of the site from 0-2 to PD -R to allow the development of condominium style housing under a horizontal property regime. The project consists of 142 units resulting in a density of 11.24 units per acre. December 7, 2006 A1: 7\V16.1[6721 ITEM NO.: D.1 (Cont. FILE NO.: Z -5758-B Units are proposed as two story units with living areas downstairs with a half bath and two bedrooms upstairs each with a full bath. Each of the units will contain a single car garage with an additional parking space on the driveway. Guest parking will be provided with 130 spaces scattered around the site. Two types of buildings are proposed for construction. Type A buildings will be front loaded while Type D buildings will be rear loaded. The plan indicates 15 Type A buildings and 5 Type D buildings. The Type D buildings are proposed to front Kanis Road. The project is proposed as a gated development with the main entrance along Kanis Road. An emergency access is proposed off Pride Valley Road. Fencing is proposed around the perimeter of the development. A clubhouse is proposed with several amenities including a pool and internet access. The project is proposed to be constructed in three phases. The developer is requesting a variance for advanced grading which will allow the dirt work to take place on the entire site during phase one of construction. The developer is also requesting a deferral of the street improvements to Pride Valley Road for five years or until development of Phase III. B. EXISTING CONDITIONS: The . site is I a wooded site located outside the City limits but within the City's Extraterritorial Planning, Jurisdiction. The 'applicant is proposing annexation to the City of Little Rock to receive sewer service for the proposed development. The site is wooded. Kanis Road is located along the northern boundary and Pride Valley Road: is located: along the southern boundary. Kanis and Pride Valley Roads are both unimproved roadways with open ditches for drainage. There is a single-family subdivision located_ across- Prid_e Valley Roan, -which -has recently been cleared, and_ infrastructure improvements are currently under construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. 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 Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Ir December 7, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. 2. 3. 4. 5 IsO 7. 11. 12 13. 14 ILE NO.: Z -5758-B Pride Valley is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. A 20 foot radial dedication of right-of-way is required at the intersection of Pride Valley and Kanis Road. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Kanis Road and Pride Valley Road including 5 -foot sidewalks with the planned development. With the current proposed plan, staff cannot support a deferral of improvements to Pride Valley because the south half is currently being improved. 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. A variance must be obtained to advance grade the entire property with Phase 1. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction.: The minimum Finish Floor elevation of 1 foot above the base flood elevation is required to be shown on plat and grading plans. The entrance driveway must be constructed to at least 20 feet in width for :emergency vehicles. Turn around must be provided for cars attempting to enter development. A s�ackiny- distance -of 3u feet -from pavement must also be provided. -Due to the width, the gated entrance does not appear to provide a sufficient turn -around for a single unit truck SU -30 turning radius. Provide and adequate turnaround using turning vehicle templates. Provide a letter certified by a Professional Engineer registered in the State of Arkansas stating that the driveway on Kanis Road provides the required sight distance for drivers' entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. Avoid planting trees or shrubs in line of sight that may cause sight obstruction. The location of the driveway on Kanis should align with of the proposed development on the east side of Kanis Road. The proposed driveway on Pride Valley Road should align with the driveway into the new subdivision on the south side of Pride Valley Road. Due to the angled intersection of Pride Valley Road and Kanis Road, realign Pride Valley Road to the north and construct improvements with flared radiuses and channelized with island. Contract Bill Henry in Traffic 0 December 7, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. A FILE NO.: Z -5758-B Engineering at 379-1816 for further explanation. 15. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 16. 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. 17. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Entergy: Easements required within the development to serve the proposed structures. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the .time of request for. water service must be met. 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. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Gates must maintain a minimum gate opening of 20 -feet. Install Knox Pad Lock on crash gate. County Planning: 1. Submit annexation request to Pulaski County Court prior to October 26, 2006. 2. Floodplain development permits are required from Pulaski County Planning if the property is not annexed prior to construction. 51 December 7, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z -5758-B 3. The proposed design is dependant upon centralized sewer. Pulaski County reserves review and approval if sewer is not extended to the site. 4. Provide drainage plans for review and approval prior to construction. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a long form PD -R to rezone the site from 0-2 to Planned Residential Development to allow the development of the 12.63 acre site with 128 condominium houses. A land use plan amendment for a change to Low Density Residential is a separate item on this agenda. (LU06-18-06) Master Street Plan: Pride Valley is shown as a Collector on the Master Street Plan and Kanis Road is shown as a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to an6 through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Collector Street is'to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing.,or,proposed Class.I, 11, or III Bikeways are not in the immediate vicinity of the development. 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: 1. A twenty-five foot (25) wide land use buffer is required to separate this proposed development from the residential property on the southern and western perimeter of the site. Seventy percent (70%) of the buffer area is to remain undisturbed. 2. Interior landscape islands are to be evenly distributed on the site. 3. 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 southern and western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. It is recommended to locate fencing such that trees are not disturbed when erecting fencing. December 7, 2006 SUBDIVISION ITEM NO.: D,1_ (Cont.) FILE NO.: Z -5758-B G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the request. Staff requested the applicant provide the total building height in the general notes section of the proposed site plan. Staff also requested that Mr. White dimension all property lines on the proposed site plan. Staff questioned if there would be any common or public open spaces within the development, including playground areas. Public Works comments were addressed. Staff stated a deferral of street improvements to Pride Valley Road could not be supported since a portion of the Phase I development abutted Pride Valley Road. Staff also stated a grading permit would be required prior to development of the site. Staff requested the proposed gate entrance be redesigned to allow proper stacking for cars attempting to enter the development. Landscaping comments were addressed. Staff stated a 25 -foot buffer would be required to separate the development from the adjoining single-family property located to the south and west. Staff also stated screening would be required in these two areas as well. Pulaski .County Planning comments were addressed. Staff stated if the site was not annexed into the City . of Little Rock; floodplain development permits and drainage plans would require review and approval prior to construction. :Staff: noted: comments from the various other reporting departments and agencies, suggesting the applicant contact them directly for additional -infor ration and clarlficatiori.- 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 5, 2006, Subdivision Committee meeting. The applicant has indicated the total building height in the general notes section of the site plan, indicated the dimension of all property lines and indicated the common or public open space within the development. The site plan indicates the buildings will be set at 30 -feet along the north and south property lines and a 25 -foot setback along the western property line. The buildings will be separated with a minimum setback of 20 -feet. The site plan indicates the total building coverage of 31.5 percent, parking lot coverage of 34.5 percent and landscaped area of 34 percent. on December 7, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z -5758-B The proposal indicates each of the units will contain a single car garage and a surface parking space in front of each unit. An additional 130 parking spaces has been included to serve as guest parking. The ordinance would typically require the placement of 213 parking spaces to serve a development of this type. The indicated parking is more than adequate to serve the proposed use. Two sign locations have been indicated on the proposed site plan. One located at the Kanis/Pride Valley Road intersection and the second within the median of the gated entrance. The ordinance would typically allow a maximum sign height of six feet and a maximum sign area of 32 square feet. The applicant has indicated right of way dedication and street improvements to Kanis Road per collector standard (30 -feet). Kanis Road is designated as an arterial roadway per the Master Street Plan which would typically require a right of way dedication of 45 -feet from centerline: Staff recommends the right of way dedication be consistent with the minimum requirements of the Master Street Plan. The right of way for Pride Valley Road has been indicated per collector standard or 30 -feet from centerline. The request includes a deferral of the required street improvements to Pride Valley Road for five years or until Phase 3 of the development. Staff is not supportive of the deferral of the improvements to Pride Valley Road. Staff feels the improvements should be completed to the roadway at the time of development of the first phase. The project, is proposed to be constructed in three phases. The request includes a. variance from the Land Alteration Ordinance to allow advanced grading of the site.. The, request would allow clearing of Phase II and III with the development of Phase I. According to the applicant, the advanced grading is necessary to balance the site and eliminate hauling to and from the site at the time of development of,the subsequent phases. The applicant has not provided staff with a���y= justification- _ as --to -the need -tor -the-advanced- grading. Staff is not supportive of the request for advanced grading but staff would recommend if the request is approved, a 100 -feet buffer remain around the perimeters of the area proposed for future development. The site plan indicates the placement of a clubhouse and pool and an open space area around the clubhouse/pool facility. The applicant has indicated no playground equipment is proposed with the development. According to the applicant, the targeted homeowners are young professionals and empty nesters and the playground equipment is not typically a necessity of these age groups. A pedestrian walk path has been included along the Kanis Road frontage connecting through the parking areas. The site plan indicates the placement of a six foot decorative fence along the street sides of the development and a six foot opaque fence along the western perimeter. 7 December 7, 2006 SUBDIVISIO ITEM NO.: D.1 Cont. FILE NO.: Z -5758-B The development is proposed as a condominium style housing development with owner occupied units sold through a horizontal property regime. Two types of buildings are proposed for construction. Type A buildings will have front loaded garages while Type D buildings will have rear loaded garages. The plan indicates 15 Type A buildings and 5 Type D buildings. The Type B buildings are proposed to front Kanis Road. Buildings 1,2 and 11 — 13 will front facing Kanis Road. The units are proposed as two story units with living areas downstairs with a half bath and two bedrooms upstairs each with a full bath. The maximum building height proposed is 35 -feet. The project is proposed as a gated development with the main entrance along Kanis Road. An emergency access is proposed off Pride Valley Road. The gate entrance has been located approximately 80 -feet from the right of way. The call box has been located approximately 20 -feet from the right of way. A turn -around has been included to allow those not entering the site to exit without backing into the right of way for Kanis Road. The site is located outside the City limits of the City of Little Rock but within the City's Extraterritorial Plan.ning Jurisdiction: Presently the site does not have access to the City= Wastewater collection and treatment system. Staff recommends the applicant seek,.annexation to receive City sewer service to serve the development as -proposed. `Staff does not feel the development can occur without City sewer service. Staff is,supportive, of the,,request. but there. are concerns associated with the request. Staff feels the required right of way and street improvements should be completed to Kanis Road per the Master. Street Plan. Staff also feels the required improvements to Pride Valley Road should be completed with the Phase I development of the project. Staff does not feel the proposed development of an -owner ! occpied--residential development -de'v'eloped-at--a-density-oT 11.24 units per acre will significantly impact the adjoining properties if the applicant can address staff's concerns related to the proposed development. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated October 11, 2006, requesting the item be deferred to the December 7, 2006, public hearing. Staff stated they were supportive of the deferral request. E December 7, 2006 SUBDIVISION ITEM NO.: D.1 (Cont. FILE NO.: Z -5758-B 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 7, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial based on the proposed street construction request. Mr. Steve Giles addressed the Commission on the merits of the request. He stated the developers were willing to dedicate right of way for the full standard of an arterial but was requesting to construct the street to a collector street standard. He stated there were a number of utility poles located along the roadway which would require relocation. He stated with the required improvements and the relocation of the utility poles the development would not be economically feasible. He stated the development would not appear dense since 34 percent of the site would be landscaped. He stated the homes would be offered at a price a number of persons could afford homeownership. He stated the homes would range from 1300 square feet to 1350 square feet and range in price near $150,000.00. He stated the product offered was one not currently available in West Little Rock. He stated the development would offer amenities to the residents including a clubhouse with exercise equipment, high speed internet access service and a gathering place. He stated the occupants would become members of the neighborhood and have a stake in the neighborhood with the purchase of their homes. He stated although the development was proposed as a gated community the development was to be inclusive of the neighborhood and not exclusive. He stated the target was young females and the elderly. He stated the gates offered them a sense of security. Mr. Giles stated the advanced grading was necessary to balance the site. He stated without the allowance of advanced grading a large amount of fill would be removed from the site to later be hauled in as other portions of the development were constructed. Ms. Carrie Elder addressed the Commission as the developer. She stated this would be the sixth project she and her partner had developed. She stated the demand for such a project was great and the developments had been well received by the area neighborhoods in which they had been constructed. She stated the homes sold near the $150,000.00 price range. She stated most purchasers were young professionals. She stated the development would be maintained through a property owners association with common ownership of the landscaped areas. She stated this appeared to increase the value of the homes and allow the homes to increase in value. She stated her firm had done a feasibility study to determine the best location for a development of this type and the demographics for this location appeared to meet the needs. She stated they were not resisting the street improvements just to resist the X December 7, 2006 SUBDIVISION ITEM NO.: D.1(Cont-) FILE NO.: Z-5758-B improvements but it was financially impossible to make the number work with the required improvements. Mr. Cliff McKinney addressed the Commission in opposition of the request. He stated his home was located in the Parkway Place Neighborhood and he was a member of the governing board. He stated the association was not opposed to a low density development but they did have concerns with the density as proposed. He stated his concern was also the appearance the development would have on Kanis Road. He stated he felt if the developers had met with the neighborhood compromises could be reached to allow a quality development that would enhance the neighborhood. Mr. Gerald Turner addressed the Commission with concerns. He stated the density proposed was a concern. He stated Kanis Road was being piecemealed and the development would cause a terrific traffic increase. He stated he felt if the developers had met with the neighborhood a development could be designed that was fitting for the area. Mr. Tim Kenny addressed the Commission with concerns. H stated he would have liked to meet with the developers to review their plans prior to the hearing. He stated he felt if the development required annexation to received all City services then this should be completed prior to approving the development. He stated with previous approvals the buffer along Kanis Road would be removed and his home would now be looking at an apartment development. He stated he did not want to look at a fence with large apartment buildings. Ms. Elder stated the development was sensitive to Kanis Road. She stated all buildings along Kanis would front Kanis Road with a rear loaded garage. She stated there would be a 30-foot landscape buffer between the road and buildings which would be heavily landscaped to soften the buildings. She stated all parking would be interior so the parking areas would not be visible from Kanis Road. She stated the fencing would be an ornate fence, designed to bring beauty to the area. She stated the units did not look like apartments and all would have courtyards in the front and rear of each home. There was a general discussion concerning the development and the proposed use of the site. The discussion also centered around the cost of improvements for relocating the utility poles to complete full street improvements to an arterial standard. Mr. Joe White stated the improvements would run around $800,000.00 to both Kanis Road and Pride Valley Road. The Commission questioned to what extent the improvements to Kanis Road would be completed. Mr. White stated the improvements would be to collector standard but the entire right of way would be in place to add a lane in the future if warranted. Commissioner Yates questioned the location of the sidewalk. Mr. White stated the sidewalk would be placed where it would not be disturbed if and when the road was widened. 10 December 7, 2006 SUBDIVISION ITEM NO.: D.1 (Cont.) FILE NO.: Z -5758-B The Commission questioned where the annexation request was in the process. Mr. White stated the annexation had been started but he was not sure where in the process the annexation was. The Commission questioned if Parkway Place Neighborhood Association was notified of the proposed development. Staff stated they were notified and the President had received a copy of the proposed layout. The applicant requested the Commission provide two votes on their request; one vote on the reduced standard for street construction to Kanis Road and the second on the PD -R including all staff comments and recommendations. A motion was made to approve the request to allow the construction of Kanis Road with a reduced standard. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. A motion was made to approve the PD -R request including all staff conditions and comments as noted in the agenda staff report. The motion failed by a vote of 3 ayes, 7 noes and 1 absent. 11 ITEM NO.: 13. 1. Z -5758-B NAME: The Ridge at Pride Valley Long -form PD -R LOCATION: located on the Southwest corner of Kanis Road and Pride Valley Road Planning Staff Comments: 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. Provide a note on the site plan indicating the total building height. 3. Provide details of the proposed signage including height and area. 4. Provide the location of the proposed dumpster facilities, including a note concerning the required screening. 5. Provide all dimensions from all property lines. 6. Provide the total building coverage in the general notes section of the site plan. 7. Provide the total parking lot coverage in the general notes section of the site plan. 8. Provide the total percentage of green space in the general notes section of the site plan. 9. Will the units be owner occupied? 10. Will there be any playground facilities located on the site. Are there any common recreational areas? If so include the amenities to be offered. 11. Will there be any areas of outdoor storage? Areas for storage of boats, RVs, etc. 12. Is there any covered parking areas being proposed outside the garage area? 13. Provide details of the proposed fencing materials including construction materials and height. 14.All site lighting must be low level and directional, directed downward and into the site. VarianceMaivers� 1. A variance from the Land Alteration Ordinance to allow advanced grading of the entire site with the development of Phase 1. 2. A deferral of the required street improvements to Pride Valley Road for five (5) years or until the development of Phase 3. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right- of-way 45 feet from centerline will be required. 2. Pride Valley is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Pride Valley and Kanis Road. Item # 13.1 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to Kanis Road and Pride Valley Road including 5 - foot sidewalks with the planned development. With the current proposed plan, staff cannot support a deferral of improvements to Pride Valley because the south half is currently being improved. 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. A variance must be obtained to advance grade the entire property with Phase 1. 6. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 10. The minimum Finish Floor elevation of 1 foot above the base flood elevation is required to be shown on plat and grading plans. 11. The entrance driveway must be constructed to at least 20 feet in width for emergency vehicles. 12. Turn around must be provided for cars attempting to enter development. A stacking distance of 30 feet from pavement must also be provided. Due to the width, the gated entrance does not appear to provide a sufficient turn -around for a single unit truck SU -30 turning radius. Provide and adequate turnaround using turning vehicle templates. 13. Provide a letter certified by a Professional Engineer registered in the State of Arkansas stating that the driveway on Kanis Road provides the required sight distance for drivers' entering/exiting the facility. Analysis must be done in accordance with the 2004 Edition of the AASHTO Green Book. Avoid planting trees or shrubs in line of sight that may cause sight obstruction. The location of the driveway on Kanis should align with of the proposed development on the east side of Kanis Road. The proposed driveway on Pride Valley Road should align with the driveway into the new subdivision on the south side of Pride Valley Road. 14. Due to the angled intersection of Pride Valley Road and Kanis Road, realign Pride Valley Road to the north and construct improvements with flared radiuses and channelized with island. Contract Bill Henry in Traffic Engineering at 379-1816 for further explanation. 15. Prepare a letter of pending development addressing streetlights as required by Section 31- 403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 16. 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. 17. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide the means of the proposed wastewater collection and treatment with approval from the appropriate State or County agency. Enter- : No comment received. Item # 13.1 Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Gates must maintain a minimum gate opening of 20 -feet. Install Knox Pad Lock on crash gate. Countv Plannin 1. Submit annexation request to Pulaski County Court prior to October 26, 2006. 2. Floodplain development permits are required from Pulaski County Planning if the property is not annexed prior to construction. 3. The proposed design is dependant upon centralized sewer. Pulaski County reserves review and approval if sewer is not extended to the site. 4. Provide drainage plans for review and approval prior to construction. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a long form PD -R to rezone the site from 0-2 to Planned Residential Development to allow the development of the 12.63 acre site with 128 condominium houses. A land use plan amendment for a change to Low Density Residential is a separate item on this agenda. (LU06-18-06) Master Street Plan: Pride Valley is shown as a Collector on the Master Street Plan and }Canis Road is shown as a Minor Arterial. These streets may require dedication of right- of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. Item # 13.1 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: 1. A twenty-five foot (25) wide land use buffer is required to separate this proposed development from the residential property on the western perimeter of the site. Seventy percent (70%) of the buffer area is to remain undisturbed. 2. Interior landscape islands are to be evenly distributed on the site. 3. 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 western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 4. It is recommended to locate fencing such that trees are not disturbed when erecting fencing. _Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 13.1