Loading...
HomeMy WebLinkAboutZ-7530 Staff AnalysisDecember 4, 2003 ITEM NO.: 22 FILE NO.: Z-7 NAME: Fox Ridge at Chenal Short -form PD -R LOCATION: on the northwest corner of Chenal Valley Drive and Chenal Parkway DEVELOPER: Saline Investment Group 9625 Rowlett Drive North Little Rock, AR 72113 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 7.4 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: MF -12 ALLOWED USES: Multi -family 12 units per acre PROPOSED ZONING: PD -R PROPOSED USE: Assisted Living Facility VARIANCES/WAIVERS REQUESTED: 1. A variance to allow reduced driveway spacing on Chenal Valley Drive. 2. A variance to allow an increased height of cut and fill slope. December 4, 2003 SUBDIVISION ITEM NO.: 22 Cont. FILE NO._ Z-7530 A. PROPOSAVREQUEST: The applicant proposes to develop a two-story elderly housing assisted living facility on this 9.41 acres. The units will each contain a single bedroom and bath. There is a common dining room, commercial kitchen, commercial laundry facility, a media room with theater style seating, library and arts and crafts center. The facility will also contain a small laundry facility for residents or their families to wash their delicate clothing. The facility will contain 130 rooms. The applicant has indicated 91 parking spaces on the site plan. The applicant has indicated there will be no more than 18 employees working at any given time. The applicant has stated residents of the facility do not drive; a private bus will pick up the residents several times during the day in order to provide access to shopping and services. The applicant is requesting a variance for driveway spacing on Chenal Valley Drive. The circular drive will serve the resident's bus and visitor parking. The circular driveway will be one way and should function as one curb cut. The driveway on the west end of the Chenal Valley Drive frontage will serve mainly the employees and service entrance. The applicant has indicated this will limit the number of trips from the driveway as most employees will only come and go at the beginning and end of their shift. The applicant is requesting a variance to allow an increased wall height along the northwest corner of the site. The area will be buffered to the north by an undisturbed buffer area. The applicant has indicated the increased wall height is necessary to allow the ground level units access to light and air. B. EXISTING CONDITIONS: The site is a wooded site currently zoned MF -12. There is a vacant OS zoned tract located to the north of the site which slopes downward to the north. There is a vacant C-2 zoned tract located on the northeast corner of Chenal Parkway and Chenal Valley Drive and a large church is located on the southeast corner of the intersection. Immediately south of the site is a vacant R-2 zoned tract. At the intersection of Chenal Parkway and Chenal Valley Drive the median ends and the parkway becomes a two lane roadway to the north. Future plans included the development of the divided parkway to continue to Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The DuQuesnne Property Owners Association, the Margeaux Property Owners Association, the Aberdeen Court Property Owners K December 4, 2003 UBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7530 Association and the Bayonne Property Owners Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -feet radial dedication of right-of-way is required at the intersection of Chenal Parkway with Chenal Valley Drive. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. The proposed retaining walls and terraces do not meet the requirements of the land alteration ordinance. Maximum height of terracing is 30 -feet. For architectural stone, two terraces at a 15 -foot rise each can be used. 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. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfeld) for more information. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For a collector street, driveways must be 125 -feet from the property boundary, 250 -feet back from the right-of- way line of Chenal Parkway and 250 -feet center to center. The width of the driveway must not exceed 36 -feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. A Capacity Contribution Analysis is required. Contact the Little Rock Wastewater Utility for details at 688-1414. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment 3 December 4, 2003 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7530 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSU ESITECH N ICALIDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Development - Residential for an assisted living facility at 16 dwelling units per acre. The request does not require a change to the Land Use Plan. Landscape: A small portion of the width of the proposed street buffer along Chenal Valley Drive is less than the eleven (11) feet minimum allowed by the zoning ordinance. The full width requirement in this area, without transfers, is twenty-two (22) feet. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Cily 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. 4 December 4, 2003 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7530 G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White was present representing the applicant. Staff noted the site was currently zoned MF -12 and the request was to rezone the site to PD -R to allow the construction of an assisted living facility. Staff questioned the number of units proposed for the development. Mr. White stated there would be 130 rooms available. Staff also questioned the number of proposed parking spaces. Mr. White stated typically the residents did not drive. The facility would provide transportation for the residents. Public Works comments were addressed. Staff noted the proposed cut along the northern perimeter did not meet the ordinance requirements. Staff suggested the applicant redesign the site to accommodate the hillside. Staff also requested information concerning the number of driveway cuts along Chenal Valley Drive. Mr. White stated the transit for the residents would be the primary users of the circular drive. He stated the drive would be marked as one-way to reduce the number of conflicts. Staff stated they would consider allowing the drive but suggested Mr. White consider an alternative circulation pattern on the site. Landscaping comments were addressed. Staff noted the street buffer fell below the minimum allowed buffer. Staff also stated irrigation would be required to water landscaped areas. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on November 17, 2003. The revised plan addressed some of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the proposed development includes 130 units of assisted living housing and 91 parking spaces. The proposed parking does not meet the typical minimum parking demand for a multi -family development. The typical parking demand for an elderly housing multi -family development would be 65 parking spaces. The applicant has indicated a large majority of the residents do not drive. Staff feels the proposed parking is adequate to meet the typical minimum parking demand. The site plan also includes a one-way circular driveway on the site to allow residents to be picked -up and dropped -off at the door. The driveway does not meet the access and circulation requirements of the ordinances with the placement of four drives along Chenal Valley Drive but staff feels the placement is acceptable. The location of the eastern -most drive is located approximately 340 -feet from the property line as required in Sections 30-43 and 31-210 of the 5 December 4, 2003 SUBDIVISION ITEM NO.: 22 FILE NO.: Z-7530 City of Little Rock Code of Ordinances. The drive located on the western property line is located approximately 135 feet (the minimum spacing required for a drive on a collector street from the property line is 150 feet). The circular drive should have a minimum spacing of 250 feet. The proposed driveway is approximately 145 feet center to center. Staff is supportive of the requested variances to allow reduced driveway spacing. The circular drive will be signed as one way reducing the number of conflicting traffic movements. The drive located on the western end to the site should not have any adverse impact if adjoining properties are developed since the drive is within 15 -feet of the required spacing. The applicant is requesting an increased wall height along the northwestern portion of the site. The ordinance allows a maximum of thirty vertical feet of fill or excavation in three ten foot vertical terraces, or two fifteen -foot vertical terraces. The applicant is requesting four ten foot vertical terraces in this area. The applicant has indicated the additional cut and fill is required to allow the lower units access to light and air and to limit the area of clearing located north of the site. Staff is supportive of this request. The area will abut an undisturbed area of approximately sixty feet at the most narrow point and the area to the north of the site is zoned OS. The applicant has indicated the street buffer is less than the ordinance requirement. The typical required street buffer would be eleven feet. The proposed development includes a 15 -foot utility and drainage easement as well as a 25 -foot building setback. Staff feels the proposed street buffer is adequate. The street buffer is approximately 10 -feet without the easement and 25 -feet with the easement. Typically easements are not allowed to count toward fulfilling the required landscaping. The applicant has indicated landscaping in front of the building and perimeter landscaping. In addition, the applicant has indicated a 100 -foot undisturbed buffer along Chenal Parkway. Staff is supportive of the requested landscaping strip along Chenal Valley Drive. To Staffs knowledge there are no outstanding issues associated with the proposed request. The proposed request to rezone the site to PD -R to allow the construction of an assisted living facility on the site should have minimal to no adverse impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the variance to allow reduced driveway spacing for the two western drives. Staff recommends approval of the requested variance to allow an increased wall height along the northwestern portion of the site. n December 4, 2003 SUBDIVISION ITEM NO.: 22 Cont. FILE NO.: Z-7530 PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the variance to allow reduced driveway spacing for the two western drives and the variance to allow an increased wall height along the northwestern portion of the site. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 FILE NO.: Z-7530 NAME: Fox Ridge at Chenal Short -form PD -R LOCATION: on the northwest corner of Chenal Valley Drive and Chenal Parkway DEVELOPER: Saline Investment Group 9625 Rowlett Drive North Little Rock, AR 72113 ENGINEER- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 7.4 Acres NUMBER OF LOTS: 1 CURRENT ZONING: MF -12 FT. NEW STREET: 0 ALLOWED USES: Multi -family 12 units per acre PROPOSED ZONING: PD -R PROPOSED USE: Assisted Living Facility VARIAN CESM/AIVERS REQUESTED: 1. A variance to allow reduced driveway spacing on Chenal Valley Drive. 2. A variance to allow an increased height of cut and fill slope. A. PROPOSAL/REQUEST: The applicant proposes to develop a two-story elderly housing assisted living facility on this 9.41 acres. The units will each contain a single bedroom and bath. FILE NO.: Z-7530 Cont.) There is a common dining room, commercial kitchen, commercial laundry facility, a media room with theater style seating, library and arts and crafts center. The facility will also contain a small laundry facility for residents or their families to wash their delicate clothing. The facility will contain 130 rooms. The applicant has indicated 91 parking spaces on the site plan. The applicant has indicated there will be no more than 18 employees working at any given time. The applicant has stated residents of the facility do not drive; a private bus will pick up the residents several times during the day in order to provide access to shopping and services. The applicant is requesting a variance for driveway spacing on Chenal Valley Drive. The circular drive will serve the resident's bus and visitor parking. The circular driveway will be one way and should function as one curb cut. The driveway on the west end of the Chenal Valley Drive frontage will serve mainly the employees and service entrance. The applicant has indicated this will limit the number of trips from the driveway as most employees will only come and go at the beginning and end of their shift. The applicant is requesting a variance to allow an increased wall height along the northwest corner of the site. The area will be buffered to the north by an undisturbed buffer area. The applicant has indicated the increased wall height is necessary to allow the ground level units access to light and air. B. EXISTING CONDITIONS: The site is a wooded site currently zoned MF -12. There is a vacant OS zoned tract located to the north of the site which slopes downward to the north. There is a vacant C-2 zoned tract located on the northeast corner of Chenal Parkway and Chenal Valley Drive and a large church is located on the southeast corner of the intersection. Immediately south of the site is a vacant R-2 zoned tract. At the intersection of Chenal Parkway and Chenal Valley Drive the median ends and the parkway becomes a two lane roadway to the north. Future plans included the development of the divided parkway to continue to Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The DuQuesnne Property Owners Association, the Margeaux Property Owners Association, the Aberdeen Court Property Owners Association and the Bayonne Property Owners Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. FILE NO.: Z-7530 Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -feet radial dedication of right-of-way is required at the intersection of Chenal Parkway with Chenal Valley Drive. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. The proposed retaining walls and terraces do not meet the requirements of the land alteration ordinance. Maximum height of terracing is 30 -feet. For architectural stone, two terraces at a 15 -foot rise each can be used. 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. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 7,. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For a collector street, driveways must be 125 -feet from the property boundary, 250 -feet back from the right-of- way line of Chenal Parkway and 250 -feet center to center. The width of the driveway must not exceed 36 -feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. A Capacity Contribution Analysis is required. Contact the Little Rock Wastewater Utility for details at 688-1414. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health 3 FILE NO.: Z-7530 Engineering Division and Little Rock Fire Department 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Development - Residential for an assisted living facility at 16 dwelling units per acre. The request does not require a change to the Land Use Plan. Landscape: A small portion of the width of the proposed street buffer along Chenal Valley Drive is less than the eleven (11) feet minimum allowed by the zoning ordinance. The full width requirement in this area, without transfers, is twenty-two (22) feet. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. 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. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White was present representing the applicant. Staff noted the site was currently zoned MF -12 and the request was to rezone the site to PD -R to allow the construction of an assisted living facility. Staff questioned the number of units proposed for the development. Mr. White stated there would be 130 rooms available. Staff also questioned the number of proposed parking spaces. Mr. White stated typically the residents did not drive. The facility would provide transportation for the residents. Public Works comments were addressed. Staff noted the proposed cut along the northern perimeter did not meet the ordinance requirements. Staff suggested the 4 FILE NO.: Z-7530 (Cont. applicant redesign the site to accommodate the hillside. Staff also requested information concerning the number of driveway cuts along Chenal Valley Drive. Mr. White stated the transit for the residents would be the primary users of the circular drive. He stated the drive would be marked as one-way to reduce the number of conflicts. Staff stated they would consider allowing the drive but suggested Mr. White consider an alternative circulation pattern on the site. Landscaping comments were addressed. Staff noted the street buffer fell below the minimum allowed buffer. Staff also stated irrigation would be required to water landscaped areas. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on November 17, 2003. The revised plan addressed some of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the proposed development includes 130 units of assisted living housing and 91 parking spaces. The proposed parking does not meet the typical minimum parking demand for a multi -family development. The typical parking demand for an elderly housing multi -family development would be 65 parking spaces. The applicant has indicated a large majority of the residents do not drive. Staff feels the proposed parking is adequate to meet the typical minimum parking demand. The site plan also includes a one-way circular driveway on the site to allow residents to be picked -up and dropped -off at the door. The driveway does not meet the access and circulation requirements of the ordinances with the placement of four drives along Chenal Valley Drive but staff feels the placement is acceptable. The location of the eastern -most drive is located approximately 340 -feet from the property line as required in Sections 30-43 and 31-210 of the City of Little Rock Code of Ordinances. The drive located on the western property line is located approximately 135 feet (the minimum spacing required for a drive on a collector street from the property line is 150 feet). The circular drive should have a minimum spacing of 250 feet. The proposed driveway is approximately 145 feet center to center. Staff is supportive of the requested variances to allow reduced driveway spacing. The circular drive will be signed as one way reducing the number of conflicting traffic movements. The drive located on the western end to the site should not have any adverse impact if adjoining properties are developed since the drive is within 15 -feet of the required spacing. The applicant is requesting an increased wall height along the northwestern portion of the site. The ordinance allows a maximum of thirty vertical feet of fill or excavation in three ten foot vertical terraces, or two fifteen -foot vertical terraces. The applicant is requesting four ten foot vertical terraces in this area. The applicant has indicated the additional cut and fill is required to allow the lower units access to light and air and to limit the area of clearing located north of the yi FILE NO.: Z-7530 Cont.) site. Staff is supportive of this request. The area will abut an undisturbed area of approximately sixty feet at the most narrow point and the area to the north of the site is zoned OS. The applicant has indicated the street buffer is less than the ordinance requirement. The typical required street buffer would be eleven feet. The proposed development includes a 15 -foot utility and drainage easement as well as a 25 -foot building setback. Staff feels the proposed street buffer is adequate. The street buffer is approximately 10 -feet without the easement and 25 -feet with the easement. Typically easements are not allowed to count toward fulfilling the required landscaping. The applicant has indicated landscaping in front of the building and perimeter landscaping. In addition, the applicant has indicated a 100 -foot undisturbed buffer along Chenal Parkway. Staff is supportive of the requested landscaping strip along Chenal Valley Drive. To Staffs knowledge there are no outstanding issues associated with the proposed request. The proposed request to rezone the site to PD -R to allow the construction of an assisted living facility on the site should have minimal to no adverse impact on the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the variance to allow reduced driveway spacing for the two western drives. Staff recommends approval of the requested variance to allow an increased wall height along the northwestern portion of the site. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the variance to allow reduced driveway spacing for the two western drives and the variance to allow an increased wall height along the northwestern portion of the site. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. n ITEM NO.: 22 FILE NO.: Z-7530 NAME: Fox Ridge at Chenal Short -form PD -R ��,�,.•} LOCATION: on the northwest corner of Chenal Valley Drive and Chenal Parkway 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 proofof mailing. 2. Correct the general notes section items 7 and 8. 3. Provide details concerningany proposed signage (height/area/location). 4. The cover letter indicate 3f 0 roobms and the site plan indicates 216 units. Please verify the number of units propos proposed density of the development will be measured by the number of sleeping accommodations or beds. 5. Will there be on-site services provided such as transportation;' recreation and common dining facility? 6. Provide the maximum building height in the general notes section of the site plan. 7. Provide the building square footage in the general notes section of the site plan. 8. Provide details of the proposed signage (height/area). �~ 9. The applicant has indicated a total of 44 on-site parking spaces. The typical minimum parking required would be 0.5 spaces per unit or sleeping accommodation. (If there are 130 ooms proposed the typical minimum parking demand would be 65 parking spaces.) �p VariancelWaivers: 1. None requested. Public Works: 1. A 20 -feet radial dedication of right-of-way is required at the intersection of Chenal Parkway v+' with Chenal Valley Drive. • 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 1 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. _ . 4. The proposed retaining walls and terraces do not meet the requirements of the land alteration ordinance. Maximum height of terracing is 30 -feet. For architectural stone, two terraces at a 15 -foot rise each can be used. 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. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more information. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. For a collector street, driveways must be 125 -feet from the property boundary, 250 -feet back from the right-of-way line of Chenal Parkway and 250 -feet center to center. The width of the driveway must not exceed 36 -feet. Utilities and Fire Department/County Planning: ' Wastewater: Sewer main extension required, with easements, if service is required for the project. A Capacity Contribution Analysis is required. Contact the Little Rock Wastewater Utility for details at 688-1414. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 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. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department 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 at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Development - Residential for an assisted living facility at 16 dwelling units per acre. The request does not require a change to the Land Use Plan. Landscape: A small portion of the width of the proposed street buffer along Chenal Valley Drive is less than the eleven (11) feet minimum allowed by the zoning ordinance. The full width requirement in this area, without transfers, is twenty-two (22) feet. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003.