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HomeMy WebLinkAboutZ-7604 Staff AnalysisFILE NO.: Z-7604 NAME: Homes at Granite Mountain Phase II, Long -form PD -R LOCATION: On the Northwest corner of Gilliam Park Road an Granite Mountain Circle DEVELOPER: Little Rock Housing Authority 1000 Wolfe Street Little Rock, AR 72202 ARC;HITFrT- Fennell Purifoy Hammock Architects 111 Center, Suite 1620 Little Rock, AR 72201 AREA: 11.0 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family District Single-family Residential FT. NEW STREET: 0 60 Units Senior Multi -family housing VARIANCESM/AIVERS REQUESTED: None requested. The applicant submitted a request on April 6, 2004 for the item to be deferred to the June 3, 2004 Public Hearing. Staff is supportive of this request. A. PROPOSAUREQUEST: The applicant is proposing the placement of sixty new senior housing units on a portion of the former site of Booker Homes public housing project in the Granite Mountain Community area. The apartments for seniors will be arranged in fifteen, single -level, four-plexes clustered around a circular access drive. The applicant is proposing to pattern the development after the first phase of the Homes at Granite Mountain, which has been recently completed. The applicant .: Z-7604 (Cont. has indicated the Phase II apartments will be designed to blend into the neighborhood's residential character. There will be individual front doors with porches similar to Phase I and the materials and details will also be in character with the existing structures. There will be a community room and office in a separate structure. B. EXISTING CONDITIONS: The site is vacant and grass covered. To the south of the site are single-family homes and to the north of the site is vacant land. Further north of the site is also a single-family subdivision. East of the site is the Homes at Granite Mountain Phase I. Northeast of the site are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed use of the property. All residents located within 300 -feet of the site, who could be identified, the College Station Progress League Neighborhood Association and all owners of property located within 200 - feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. The proposed site plan allows for only a sub -standard 40 -foot right-of-way as measured from the platted lots of the Parkway addition to the back of curb of the PD -R. The plan should provide for a minimum 50 -foot right-of-way allowance. 2. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. New sidewalk is needed on Granite Mountain Circle. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main relocation required at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 'ra FILE NO.: Z-7604 (Cont. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. 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. Due to the nature of this facility, installation of an approved a reduced pressure zone backflow preventer assembly (RPZA) is required on each domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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 information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Sweet Home Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Residential Development to develop senior housing. The request does not require a change to the Land Use Plan. 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. 41 FILE NO.: Z-7604 Cont. Landscape: Three of the proposed patios extend over into the minimum 12 '/2 foot wide street buffer required along Granite Mountain Circle. Additionally, two of the proposed patios extend over into the 9 -foot wide minimum land use buffer area required along the northern perimeter. Additionally, two of the proposed structures extend over into the minimum 25 -foot wide street buffer area required along Gilliam Park Road. A 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 northern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff stated the proposed development was to construct senior housing on the site. Staff requested the applicant provide additional information necessary to complete the review process. Staff requested the applicant provide the setbacks from property lines, details of any proposed signage and any proposed fencing. Staff also requested the applicant provide the maximum building height in the general notes section of the site plan. Public Works comments were addressed. Staff stated the site plan did not allow for sufficient right-of-way on Granite Mountain Circle. Staff also stated the site plan did not include the placement of on-site detention. Landscaping comments were addressed. Staff noted two of the patio's extended beyond the minimum twelve and one-half foot wide street buffer. In addition staff stated a opaque screen would be required along the northern perimeter of the site. 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 the issues raised at the April 1, 2004, Subdivision Committee meeting. The applicant has indicated the setbacks from property lines, a detailed signage plan and the proposed fencing. The applicant has also provided the maximum building height in the general notes section of the site plan. The applicant has indicated a dedication of right-of-way along Granite Mountain Circle, twenty-five feet from centerline. 0 FILE NO.: Z-7604 (Cont. The applicant has indicated the development of the site with 60 senior citizen housing units and 93 parking spaces. The development consist of 7.4 acres and results in a density of eight units per acre. The typical parking required for a multi -family development would be 90 spaces. The indicated parking is adequate to meet the typical minimum parking required for a development of this type. The applicant has indicated the existing fencing along the northern and western property lines will remain but the fencing along the street side will be removed. The applicant has indicated screening will be put in place along the northern perimeter to screen the adjacent residentially zoned properties. The applicant has indicated building setbacks ranging from 19.11 feet to 26.4 feet along Granite Mountain Circle and 54 -feet to 42.6 feet along the northern perimeter of the site. The applicant has indicated the buildings will be set at a minimum of 88.10 feet from Gillam Park Road and 29.4 feet from the western property line. The applicant has indicated a masonry ground mounted sign approximately five feet in height and twelve feet in length or sixty square feet in area. The typical signage allowed in a multi -family zone is a maximum of six feet in height and twenty-four square feet in area. Staff would recommend the sign be limited to signage allowed in multi -family zones. Staff would also recommend the sign be placed on Granite Mountain Circle near the driveway entering the development. The applicant has revised the site plan to include the minimum 25 -foot wide street buffer required along Gillam Park Road. The applicant has also relocated the patios extended over the nine foot wide minimum land use buffer area along the northern perimeter of the site. Staff is supportive of the indicated landscaped areas. The applicant has indicated a single entrance into the development. The drive is proposed as a 22 -foot drive lane to allow for two way traffic and 18 -foot parking stalls. The indicated drive and parking should be adequate to allow for maneuverability through the site. Staff is supportive of the overall concept of the proposed development and feels the use appropriate for the site. To staff's knowledge there are no outstanding issues associated with the proposed request and staff feels the development of the site as a senior citizen housing development should have minimal impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 61 ILE NO.: Z-7604 (Cont. Staff recommends signage be limited to total height and area allowed in multi- family zones. Staff also recommend the sign be placed on Granite Mountain Circle near the driveway entering the development. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request on April 6, 2004, requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE - The applicant submitted a letter dated May 21, 2004 requesting this item be deferred to the July 15, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a letter dated May 21, 2004, requesting this item be deferred to the July 15, 2004, Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant submitted a request dated June 29, 2004 requesting this item be deferred to the August 26, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request dated June 29, 2004, requesting the item be deferred to the August 26, 2004, Public Hearing. Staff stated they were supportive of this request. n FILE NO.: Z-7604 There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had requested the item be deferred to the October 7, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff stated they felt the development of the site with 60 senior citizen housing units should have limited impact on the area. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation that signage be limited to total height and area allowed in multi -family zones. Staff recommended the sign be placed on Granite Mountain Circle near the driveway entering the development. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 October 7, 2004 ITEM NO.: A FILE NO.: Z-7604 NAME: Homes at Granite Mountain Phase II, Long -form PD -R LOCATION: On the Northwest corner of Gilliam Park Road an Granite Mountain Circle DEVELOPER: Little Rock Housing Authority 1000 Wolfe Street Little Rock, AR 72202 ARCHITECT: Fennell Purifoy Hammock Architects 111 Center, Suite 1620 Little Rock, AR 72201 AREA: 11.0 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family District Single-family Residential FT. NEW STREET: 0 60 Units Senior Multi -family housing VARIANCES/WAIVERS REQUESTED: None requested. The applicant submitted a request on April 6, 2004 for the item to be deferred to the June 3, 2004 Public Hearing. Staff is supportive of this request. A. PROPOSAUREQUEST: The applicant is proposing the placement of sixty new senior housing units on a portion of the former site of Booker Homes public housing project in the Granite Mountain Community area. The apartments for seniors will be arranged in fifteen, single -level, four-plexes clustered around a circular access drive. The applicant is proposing to pattern the development after the first phase of the Homes at Granite Mountain, which has been recently completed. The applicant October 7, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7604 has indicated the Phase neighborhood's residential porches similar to Phase I with the existing structure separate structure. B. EXISTING CONDITIONS: II apartments will be designed to blend into the character. There will be individual front doors with and the materials and details will also be in character 3. There 'will be a community room and office in a The site is vacant and grass covered. To the south of the site are single-family homes and to the north of the site is vacant land. Further north of the site is also a single-family subdivision. East of the site is the Homes at Granite Mountain Phase I. Northeast of the site are single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed use of the property. All residents located within 300 -feet of the site, who could be identified, the College Station Progress League Neighborhood Association and all owners of property located within 200 - feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed site plan allows for only a sub -standard 40 -foot right-of-way as measured from the platted lots of the Parkway addition to the back of curb of the PD -R. The plan should provide for a minimum 50 -foot right-of-way allowance. 2. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. New sidewalk is needed on Granite Mountain Circle. 4. A grading permit in accordance with Section 29-186 (c) and. (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main relocation required at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. 2 October 7, 2004 SUBDIVISION ITEM NO.: A Cont.) FILE NO.: Z-7604 Entergy: No comment received. Center -Point Ener : 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the'hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. 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. Due to the nature of this facility, installation of an approved a reduced pressure zone backflow preventer assembly (RPZA) is required on each domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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 information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Sweet Home Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Residential Development to develop senior housing. 3 October 7, 2004 SUBDIVISION ITEM NO.: A (Cont.)FILE NO.: Z-7604 The request does not require a change to the Land Use Plan. 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: Three of the proposed patios extend over into the minimum 12 'h foot wide street buffer required along Granite Mountain Circle. Additionally, two of the proposed patios extend over into the 9 -foot wide minimum land use buffer area required along the northern perimeter. Additionally, two of the proposed structures extend over into the minimum 25 -foot wide street buffer area required along Gilliam Park Road. A 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 northern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) The applicant was present representing the request. Staff stated the proposed development was to construct senior housing on the site. Staff requested the applicant provide additional information necessary to complete the review process. Staff requested the applicant provide the setbacks from property lines, details of any proposed signage and any proposed fencing. Staff also requested the applicant provide the maximum building height in the general notes section of the site plan. Public Works comments were addressed. Staff stated the site plan did not allow for sufficient right-of-way on Granite Mountain Circle. Staff also stated the site plan did not include the placement of on-site detention. Landscaping comments were addressed. Staff noted two of the patio's extended beyond the minimum twelve and one-half foot wide street buffer. In addition staff stated a opaque screen would be required along the northern perimeter of the site. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 October 7, 2004 SUBDIVISION ITEM NO.: A Cont. FILE NO.: Z-7604 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 1, 2004, Subdivision Committee meeting. The applicant has indicated the setbacks from property lines, a detailed signage plan and the proposed fencing. The applicant has also provided the maximum building height in the general notes section of the site plan. The applicant has indicated a dedication of right-of-way along Granite Mountain Circle, twenty-five feet from centerline. The applicant has indicated the development of the site with 60 senior citizen housing units and 93 parking spaces. The development consist of 7.4 acres and results in a density of eight units per acre. The typical parking required for a multi -family development would be 90 spaces. The indicated parking is adequate to meet the typical minimum parking required for a development of this type. The applicant has indicated the existing fencing along the northern and western property lines will remain but the fencing along the street side will be removed. The applicant has indicated screening will be put in place along the northern perimeter to screen the adjacent residentially zoned properties. The applicant has indicated building setbacks ranging from 19.11 feet to 26.4 feet along Granite Mountain Circle and 54 -feet to 42.6 feet along the northern perimeter of the site. The applicant has indicated the buildings will be set at a minimum of 88.10 feet from Gillam Park Road and 29.4 feet from the western property line. The applicant has indicated a masonry ground mounted sign approximately five feet in height and twelve feet in length or sixty square feet in area. The typical signage allowed in a multi -family zone is a maximum of six feet in height and twenty-four square feet in area. Staff would recommend the sign be limited to signage allowed in multi -family zones. Staff would also recommend the sign be placed on Granite Mountain Circle near the. driveway entering the development. The applicant has revised the site plan to include the minimum 25 -foot wide street buffer required along Gillam Park Road. The applicant has also relocated the patios extended over the nine foot wide minimum land use buffer area along the northern perimeter of the site. Staff is supportive of the indicated landscaped areas. The applicant has indicated a single entrance into the development. The drive is proposed as a 22 -foot drive lane to allow for two way traffic and 18 -foot parking stalls. The indicated drive and parking should be adequate to allow for maneuverability through the site. 5 October 7, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: Z-7604 Staff is supportive of the overall concept of the proposed development and feels the use appropriate for the site. To staff's knowledge there are no outstanding issues associated with the proposed request and staff feels the development of the site as a senior citizen housing development should have minimal impact on adjoining properties. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends signage be limited to total height and area allowed in multi- family zones. Staff also recommend the sign be placed on Granite Mountain Circle near the driveway entering the development. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request on April 6, 2004, requesting the item be deferred to the June 3, 2004 Public Hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The item was placed on the consent agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a letter dated May 21, 2004 requesting this item be deferred to the July 15, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a letter dated May 21, 2004, requesting this item be deferred to the July 15, 2004, Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. 9 October 7, 2004 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: Z-7604 STAFF UPDATE: The applicant submitted a request dated June 29, 2004 requesting this item be deferred to the August 26, 2004 Public Hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a request dated June 29, 2004, requesting the item be deferred to the August 26, 2004, Public Hearing. Staff stated they were supportive of this request. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had requested the item be deferred to the October 7, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 20 NAME: Homes at Granite Mountain Phase II, Long -form PD -R FILE NO.: Z-7604 LOCATION: on the Northwest corner of Gilliam Park Road and Granite Mountain Circle Plannina 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. 2. Will the site contain ancillary services on-site, such as transportation, recreation, and common dining facilities? 3. Provide the maximum building height in the general notes section of the proposed site plan. 4. Provide setbacks from property lines for the proposed buildings on the site plan. 5. Provide the location of any proposed dumpsters on the site plan along with the required screening. 6. Provide details of any proposed signage on the site plan including location, height and sign area. 7. Provide details of any proposed fencing on the site plan including the location, construction material and height. 8. Will the development be a phased development or constructed and certificates of occupancies applied for all at one time. Variance/Waivers: None requested. Public Works: 1 � goo 1 . The proposed site plan allows for only a sub -standard 40 -foot right-of-way as measured from the platted lots of the Parkway addition to the back of curb of the PD- R. The plan should provide for a minimum 50 -foot right-of-way allowance. 2. Repair or replace any existing curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. New sidewalk is needed on Granite Mountain Circle. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main relocation required at the Developer's expense. Contact Little Rock Wastewater Utility at 688-1414 for additional details. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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. 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. Due to the nature of this facility, installation of an approved a reduced pressure zone backflow preventer assembly (RPZA) is required on each domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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 information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. COUnty Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Sweet Home Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a Planned Residential Development to develop senior housing. The request does not require a change to the Land Use Plan. 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: Three of the proposed patios extend over into the minimum 12 Y2 foot wide street buffer required along Granite Mountain Circle. Additionally, two of the proposed patios extend over into the 9 -foot wide minimum land use buffer area required along the northern perimeter. Additionally, two of the proposed structures extend over into the minimum 25 -foot wide street buffer area required along Gilliam Park Road. A 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 northern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide 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, April 7, 2004.