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HomeMy WebLinkAboutZ-7530-A Staff AnalysisNovember 10, 2005 ITEM NQ_' 14 FILE NO.: Z -7530-A NAME: Fox Ridge at Chenal Revised PD -R LOCATION: Located on the Northwest corner of Chenal Valley Drive and Chenal Parkway DEVELOPER: Saline Investment Group 9625 Rowlett Drive North Little Rock, AR 72113 FNC,INFFR- 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: PD -R ALLOWED USES: Assisted Living Facility PROPOSED ZONING: Revised PD -R PROPOSED USE: Assisted Living Facility — increased building height VARIANCES/WAIVERS REQUESTED: A variance request to allow advanced grading of the site per Section 29-186(b). BACKGROUND: On December 4, 2003, the Little Rock Planning Commission approved a request to allow the development of a two-story elderly housing assisted living facility on this 9.41 acres. The units would each contain a single bedroom and bath. There was a common dining room, commercial kitchen, commercial laundry facility, a media room with theater style seating, library and arts and crafts center. The facility would also contain a small laundry facility for residents or their families to wash their delicate clothing. The facility was to contain 130 rooms. The applicant indicated 91 parking spaces on the site plan. The applicant indicated there would be no more than November 10, 2005 UBDIVISION ITEM NO.: 14 FILE NO.: Z -7530-A 18 employees working at any given time. The applicant stated residents of the facility did not drive; a private bus would pick up the residents several times during the day in order to provide access to shopping and services. The applicant's requested variance for driveway spacing on Chenal Valley Drive was approved as a part of the overall site development plan. The circular drive would serve the residents' bus and visitor parking. The circular driveway was to be one way and was to function as one curb cut. The driveway on the west end of the Chenal Valley Drive frontage would serve mainly the employees and service entrance. The applicant indicated this would limit the number of trips from the driveway as most employees would only come and go at the beginning and end of their shift. A variance request to allow an increased wall height along the northwest corner of the site was also approved as a part of the overall development plan. The area was to be buffered to the north by an undisturbed buffer area. The applicant indicated the increased wall height was necessary to allow the ground level units access to light and air. The Little Rock Board of Directors adopted Ordinance No. 19,022 on January 6, 2004, establishing Fox Ridge at Chenal Short -form PD -R. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved PD -R to allow the originally approved two-story building to be increased to a three-story building. The applicant has indicated the developers have discovered that economically the building should go up instead of covering so much land. The applicant has indicated the revised site plan also reduces the number of allowed beds from 130 to 106. The applicant has also increased the number of parking spaces from 91 to 105. The site plan includes the placement of 70 resident/visitor spaces and 35 employee parking spaces. The applicant has indicated signage will comply with current city ordinance. The signage typically allowed would be a maximum of eight feet in height and 100 square feet in area. The applicant has indicated all other features of the development will continue to apply. The applicant has indicated the units will be constructed as one and two bedroom units and the facility will have 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 applicant has indicated the property has not been previously platted and is not covered by a Bill of Assurance. 2 November 10, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -7530-A B. EXISTING CONDITIONS: The wooded site is currently zoned PD -R. 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. To the southwest, new single-family homes are being developed. 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 include the development of the divided parkway to continue to Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Margeaux Place, the Bayonne Place and the DuQuesne Place Property Owners Associations, all property owners 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. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Storm- water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Terraces and plantings on terraces must comply with Section 29-189 of the Land Alteration Regulations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, Capacity Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for details and additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 3 November 10, 2005 SUBDIVISION ITEM NO.: 14(Cont.)FILE NO.: Z -7530-A 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. The minimum drive width allowed around the structure is 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multi -family for this property. The applicant has applied for a revision to an existing Planned Unit Residential development for construction of an assisted living facility for seniors. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Valley Drive is shown as a Collector on the Master Street Plan and is built to standard. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: There is a Class Two bikeway along Chenal Valley Drive at this point. It requires a paved area on both sides of a roadway with a painted stripe separating the vehicular traffic from the bikeway. These routes may be a smooth paved shoulder or a section of the paved roadway. Additional signage is 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. 4 November 10, 2005 SUBDIVISION ITEM NO.: 14 (Cont_) _ FILE NO.: Z -7530-A Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. 3. A controlled automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the request was previously approved as an elderly housing facility, limited to two stories. Staff stated the request was to increase the building height to a three story building with all other aspects of the previous approval remaining the same. Staff requested the applicant define the undisturbed area indicated on the plan. Staff also requested the applicant provide the total square footage of the building envelope. Public Works comments were addressed. Staff stated terraces and plantings on terraces must comply with the Land Alteration Ordinance. Staff also stated the City's Storm Water Detention Ordinance would apply to the proposed development. Landscaping comments were addressed. Staff stated areas set aside for buffers appeared to meet with minimum ordinance requirements. Staff also stated an irrigation system would be required to water landscaped areas. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 20, 2005, Subdivision Committee meeting. The applicant has indicated all other aspects of the previous approval with regard to services and amenities of the assisted living facility remain as was previously approved. The applicant has also indicated the undisturbed portion of the site will remain in I.1 November 10, 2005 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -7530-A the present natural state. The applicant has indicated the building square. footage has been reduced from 105,000 to 100,000 square feet and the number of units has been decreased from 130 units to 106 units. The applicant has indicated the units will contain approximately 385 square feet to 505 square feet with one and two bedroom units. The site plan also includes the placement of 105 parking spaces. The typical minimum parking required for a elderly housing development would be 0.5 parking spaces per unit; or 53 parking spaces. The applicant has indicated large areas of the site to remain as undistributed. The applicant is requesting two areas near the front of the development be cleared of underbrush to increase aesthetics, visibility and security. The two areas are located along the eastern perimeter near the intersection of Chenal Valley Drive and Chenal Parkway and along the western perimeter adjacent to the proposed parking lot. Staff is supportive of this request. Staff is agrees with the applicant that selective clearing of underbrush will enhance the overall appearance of the development and provide a park like setting in this area. The developer is requesting a variance to allow advanced grading of the site prior to issuance of a building permit (Section 29-186(b)). The applicant has indicated site development would begin after approval of the requested rezoning by the Board of Directors but prior to submission of plans for a building. permit. According to the applicant, the site has approximately 40,000 CY of material that must be hauled off-site. The applicant has indicated if site grading could begin after Board of Directors approval, another construction project in the vicinity requiring fill could take all of the excess material. The applicant has indicated the developer has obtained a license from the State for this Level II assisted living facility. This license requires that the developer must have footings completed before April 15, 2006. According to the applicant, if required to wait until a building permit has been obtained, this deadline will be very difficult. The applicant has indicated the owner has an architectural firm on board and they have begun construction documents. If requested, when a grading permit is issued, the applicant will submit architectural plans to date. The applicant has stated the architects believe they will complete their plans after the first of January. Staff is supportive of the applicant's request. Staff is supportive of the applicant's request to revise the previously approved PD -R. The applicant is requesting to increase the overall building height from a 2 story building to a 3 story building; not to exceed 65 -feet in height. The development standards of the planned unit development criteria require a minimum of 10 to 15 percent of the gross planned residential district area be designated as common usable open space. The site contains large areas within the proposed development as common open space areas as well as large areas of undistributed buffers. In staff's opinion the applicant has adequately addressed the common open space requirement of the ordinance. n November 10, 2005 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -7530-A To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed revision to the PD -R should have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the applicant's request subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the applicant's request to allow advanced grading of the site per Section 29-186(b). PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant's request subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request to allow advanced grading of the site per Section 29-186(b). 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 9 ayes, 0 noes and 2 absent. 7 FILE NO.: Z -7530-A NAME: Fox Ridge at Chenal Revised PD -R LOCATION: Located 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: PD -R ALLOWED USES: Assisted Living Facility PROPOSED ZONING: Revised PD -R PROPOSED USE: Assisted Living Facility — increased building height VARIANCESANAIVERS REQUESTED: A variance request to allow advanced grading of the site per Section 29-186(b). BACKGROUND: On December 4, 2003, the Little Rock Planning Commission approved a request to allow the development of a two-story elderly housing assisted living facility on this 9.41 acres. The units would each contain a single bedroom and bath. There was a common dining room, commercial kitchen, commercial laundry facility, a media room with theater style seating, library and arts and crafts center. The facility would also contain a small laundry facility for residents or their families to wash their delicate clothing. The facility was to contain 130 rooms. The applicant indicated 91 parking spaces on the site plan. The applicant indicated there would be no more than 18 employees working at any given time. The applicant stated residents of the facility FILE NO.: Z -7530-A (Cont. did not drive; a private bus would pick up the residents several times during the day in order to provide access to shopping and services. The applicant's requested variance for driveway spacing on Chenal Valley Drive was approved as a part of the overall site development plan. The circular drive would serve the residents' bus and visitor parking. The circular driveway was to be one way and was to function as one curb cut. The driveway on the west end of the Chenal Valley Drive frontage would serve mainly the employees and service entrance. The applicant indicated this would limit the number of trips from the driveway as most employees would only come and go at the beginning and end of their shift. A variance request to allow an increased wall height along the northwest corner of the site was also approved as a part of the overall development plan. The area was to be buffered to the north by an undisturbed buffer area. The applicant indicated the increased wall height was necessary to allow the ground level units access to light and air. The Little Rock Board of Directors adopted Ordinance No. 19,022 on January 6, 2004, establishing Fox Ridge at Chenal Short -form PD -R. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved PD -R to allow the originally approved two-story building to be increased to a three-story building. The applicant has indicated the developers have discovered that economically the building should go up instead of covering so much land. The applicant has indicated the revised site plan also reduces the number of allowed beds from 130 to 106. The applicant has also increased the number of parking spaces from 91 to 105. The site plan includes the placement of 70 resident/visitor spaces and 35 employee parking spaces. The applicant has indicated signage will comply with current city ordinance. The signage typically allowed would be a maximum of eight feet in height and 100 square feet in area. The applicant has indicated all other features of the development will continue to apply. The applicant has indicated the units will be constructed as one and two bedroom units and the facility will have 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 applicant has indicated the property has not been previously platted and is not covered by a Bill of Assurance. B. EXISTING CONDITIONS: The wooded site is currently zoned PD -R. There is a vacant OS zoned tract located to the north of the site which slopes downward to the north. There is a 4 FILE NO.: Z -7530-A (Cont. 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. To the southwest, new single-family homes are being developed. 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 include the development of the divided parkway to continue to Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Margeaux Place, the Bayonne Place and the DuQuesne Place Property Owners Associations, all property owners 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. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Terraces and plantings on terraces must comply with Section 29-189 of the Land Alteration Regulations. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, Capacity Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for details and additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A 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 3 FILE NO.: Z -7530-A 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 allowed around the structure is 20 -feet. at 918-3700 for additional information. County Planning: No comment. per code. The minimum drive width Contact the Little Rock Fire Department CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multi -family for this property. The applicant has applied for a revision to an existing Planned Unit Residential development for construction of an assisted living facility for seniors. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Valley Drive is shown as a Collector on the Master Street Plan and is built to standard. This street may require dedication of right-of-way and may require street improvements. Bicycle Plan: There is a Class Two bikeway along Chenal Valley Drive at this point. It requires a paved area on both sides of a roadway with a painted stripe separating the vehicular traffic from the bikeway. These routes may be a smooth paved shoulder or a section of the paved roadway. Additional signage is required. CitV 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. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. 3. A controlled automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. CI FILE NO.: Z -7530-A (Cont. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the request was previously approved as an elderly housing facility, limited to two stories. Staff stated the request was to increase the building height to a three story building with all other aspects of the previous approval remaining the same. Staff requested the applicant define the undisturbed area indicated on the plan. Staff also requested the applicant provide the total square footage of the building envelope. Public Works comments were addressed. Staff stated terraces and plantings on terraces must comply with the Land Alteration Ordinance. Staff also stated the City's Storm Water Detention Ordinance would apply to the proposed development. Landscaping comments were addressed. Staff stated areas set aside for buffers appeared to meet with minimum ordinance requirements. Staff also stated an irrigation system would be required to water landscaped areas. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 20, 2005, Subdivision Committee meeting. The applicant has indicated all other aspects of the previous approval with regard to services and amenities of the assisted living facility remain as was previously approved. The applicant has also indicated the undisturbed portion of the site will remain in the present natural state. The applicant has indicated the building square footage has been reduced from 105,000 to 100,000 square feet and the number of units has been decreased from 130 units to 106 units. The applicant has indicated the units will contain approximately 385 square feet to 505 square feet with one and two bedroom units. The site plan also includes the placement of 105 parking spaces. The typical minimum parking required for a elderly housing development would be 0.5 parking spaces per unit; or 53 parking spaces. The applicant has indicated large areas of the site to remain as undistributed. The applicant is requesting two areas near the front of the development be cleared of underbrush to increase aesthetics, visibility and security. The two 5 FILE NO_- Z -7530-A (Cont. areas are located along the eastern perimeter near the intersection of Chenal Valley Drive and Chenal Parkway and along the western perimeter adjacent to the proposed parking lot. Staff is supportive of this request. Staff is agrees with the applicant that selective clearing of underbrush will enhance the overall appearance of the development and provide a park like setting in this area. The developer is requesting a variance to allow advanced grading of the site prior to issuance of a building permit (Section 29-186(b)). The applicant has indicated site development would begin after approval of the requested rezoning by the Board of Directors but prior to submission of plans for a building permit. According to the applicant, the site has approximately 40,000 CY of material that must be hauled off-site. The applicant has indicated if site grading could begin after Board of Directors approval, another construction project in the vicinity requiring fill could take all of the excess material. The applicant has indicated the developer has obtained a license from the State for this Level II assisted living facility. This license requires that the developer must have footings completed, before April 15, 2006. According to the applicant, if required to wait until a building permit has been obtained, this deadline will be very difficult. The applicant has indicated the owner has an architectural firm on board and they have begun construction documents. If requested, when a grading permit is issued, the applicant will submit architectural plans to date. The applicant has stated the architects believe they will complete their plans after the first of January. Staff is supportive of the applicant's request. Staff is supportive of the applicant's request to revise the previously approved PD -R. The applicant is requesting to increase the overall building height from a 2 story building to a 3 story building; not to exceed 65 -feet in height. The development standards of the planned unit development criteria require a minimum of 10 to 15 percent of the gross planned residential district area be designated as common usable open space. The site contains large areas within the proposed development as common open space areas as well as large areas of undistributed buffers. In staff's opinion the applicant has adequately addressed the common open space requirement of the ordinance. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed revision to the PD -R should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the applicant's request subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the applicant's request to allow advanced grading of the site per Section 29-186(b). 0 Fs"HO AYM&F-AWD•TiiI PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Joe White of White-Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant's request subject to compliance with the conditions and comments outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the applicant's request to allow advanced grading of the site per Section 29-186(b). 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 9 ayes, 0 noes and 2 absent. III ITEM NO.: 14. NAME: Fox Ridge at Chenal Revised PD -R FILE NO.: Z -7530-A LOCATION: located on the Northwest corner of Chenal Valley Drive and Chenal Parkway Planning Staff Comment`` 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. 2. Will there be any fencing added to the site? If so provide the location of the proposed fencing along with details of the construction materials including height and area. 3. Provide the percentage of common usable open space in the general notes section of the proposed site plan. A minimum of 10 — 15% of the site must be developed as common open space and 50% of the common open space must conform to the slope within the development. 4. Provide the total square footage of the building envelope. 5. Have any aspects of the proposed development changed with regard to the amenities of the development and the services provided by the development. It appears the overall units have increased in size. 6. Define undisturbed. Will this area remain in it current natural state or will the area be replanted after grading. Variance/Waivers: None requested. Public Works Conditions - 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Terraces and plantings on terraces must comply with Section 29-189 of the Land Alteration Regulations. Utilities and Fire Department/County Planning: Wastewater: Sewer available, Capacity Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for details and additional information. Entergy: Center-Point_Energy: SBC: 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. The minimum drive width allowed around the structure is 20 -feet. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. Planninq Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Areas set aside for buffers and landscape appear to meet with ordinance requirements. 3. A controlled automatic irrigation system is required. 4. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005.