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HomeMy WebLinkAboutZ-7780-B Staff AnalysisJuly 11, 2013 ITEM NO.: D FILE NO.: Z -7780-B NAME: Little Rock Quarries Long -form PID LOCATION: Located at 16220 Lawson Road DEVELOPER: LRQ, LLC 16220 Lawson Road Little Rock, AR 72210 SURVEYOR- Shoffner Surveying and Mapping Wm. Corbitt R. Shoffner 35 Burkwood Drive Little Rock, AR 72211 AREA: 25.8 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential D FT. NEW STREET: 0 LF PROPOSED USE: Asphalt plant, materials storage, service and maintenance buildings VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUN On January 10, 2013, the Little Rock Planning Commission reviewed a request for rezoning of 25.83 acres from R-2, Single-family to Mining. The applicant requested this portion of the rezoning request be held and not forwarded to the Board of Directors so the applicant could pursue a rezoning to PID. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Little Rock Quarries owns and operates the quarry located at 16220 Lawson Road. The original long term goal was to develop the quarry as well as build an asphalt plant within the original foot print and zoning of the quarry area located to July 11, 2013 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z -7780-B the east of this property and currently zoned 1-3. Within the last year Little Rock Quarries purchased this property containing 25 acres to allow for material storage and to build a pond downstream of the existing quarry site for water supply. During tree review process for the rezoning to Mining staff informed the applicant of the location of the proposed Rahling Road Extension and requested the applicant deed to the City the required right of way. After the right of way was plotted on the survey the applicant realized the impact of the future roadway on the remaining property and caused them to reevaluate the future use of the property. According to the applicant the dedication will result in the loss of 2.5 to 3 acres. The applicant then determined a request to rezone the site to PID would be more appropriate for the intended future uses of the property. The applicant is seeking approval of the PID to allow the creation of a site plan for future development. The plan includes the construction of an asphalt plant within the site and three buildings to be used for maintenance and storage of equipment. The short-term plans include the use of the property as a storage area for materials mined from the applicant's adjacent mining operation. The proposed site plan also includes an area for detention. B. EXISTING CONDITIONS: The property contains a single-family residence and a barn located near the center of the property. The majority of the property is pastureland, as a horse farm was located on the property. There is a creek and pond along the west property line, with portions of the property being wooded. The overall property has varying degrees of slope. The property to the north is undeveloped and zoned Mining. The area to the west is a large lot single-family subdivision. The area to the south is zoned 1-2 and 0-2. The area to the east is the applicant's existing mining operation. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one letter of opposition from an area resident. All property owners located within 200 -feet of the site along with the Crystal Valley Neighborhood Association, the Plantation Acres Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The West Loop Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 110 feet will be required for that portion 2 July 11, 2013 SUBDIVISION ITEM NO.: D (Cont. FILE NO_: Z -7780-B of the subject property on both side of the proposed street. Dedication of right-of-way to 55 feet from centerline will be required for that portion of the subject property on one side of the proposed street. 2. Show floodplain and floodway delineations on preliminary development plan. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5 -foot sidewalks with the planned development. 7. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to the West Loop Road including 5 -foot sidewalks with the planned development. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveway spacing on a major arterial street is 300 feet. The width of driveways must not exceed 36 feet. The locations and number of driveways may vary due to sight distance and street design if the road is elevated near the south end of the property. 10. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for any temporary private improvements or temporary material storage located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNI Wastewater: Outside the service boundary. No comment. Entergy: Any existing power lines serving existing and remaining customers will need to remain in place. Easements for new service will be established at the time of request for service. Center -Point Energy: No comment received. 3 July 11, 2013 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z -7780-B AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. A short water main extension may be needed to provide water service to this property. 8. 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. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: 1. West Loop Road right of way dedication should be 120 -feet not 110 -feet. 4 July 11, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -7780-B 2. Applicant appears to be dedicating more right of way than required along Lawson Road. Dimension is difficult to read. Please clarify. 3. Obtain Arkansas Department of Health approval for all new private sewer systems. 4. Provide design information for all private drives. 5. Are new lots/tracts/easements being created in this development? PID shows lines between the various use areas but no bearings/distances. 6. Show state plane coordinates for two property corners. 7. Comply with City of Little Rock requirements for street improvements along Lawson Road frontage. 8. Change "purposed" to "purposes" in west loop dedication notes. 9. Submit finalized grading, storm drainage and sediment control plans to Pulaski County approval. 10. Obtain driveway permits from Public Works for any new drives constructed off Lawson Road. 11. Obtain approval letter from volunteer fire department. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The applicant has applied for a rezoning from R-2 (Single Family District) to PID (Planned Industrial District) to allow for the development of an asphalt plant on this site. Master Street Plan: The proposed West Loop is shown as a Principal Arterial and Lawson Road is shown as a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on the West Loop since it is a Principal Arterial and Lawson Road since it is a Minor Arterial. These l•1 July 11, 2013 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z -7780 - streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class i Bike Path is shown along the 'Jest Loop. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). And a Class II Bike Lanes are shown along Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013) The applicant was not present. Staff presented an overview of the development stating there were no outstanding issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the May 8, 2013, Subdivision Committee meeting. The applicant is seeking approval of the PID to allow the creation of a site plan for future development. The plan includes the construction of an asphalt plant within the site and three buildings to be used for maintenance and storage of equipment. The short-term plans include the use of the property as a storage area for materials mined from the applicant's adjacent mining operation. The site plan also includes an area for detention to be used in the mining operation. The applicant has acquired this 25 acres which is adjacent to their existing mining operation to allow for material storage and to build a pond downstream of the existing quarry site for water supply. The applicant submitted a request to rezone the property from R-2, Single-family to Mining which was approved by the Planning Commission on January 10, 2013. During the rezoning review for the N July 11, 2013 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z -7780-B Mining zoning staff informed the applicant of the location of the proposed Rahling Road Extension and requested the applicant deed to the City the required right of way for the street based on the Master Street Plan requirements. After the right r u a� a�. + I' -....J i + F 4L +. of way was plowed on he survey uie applicant IeaIiGCU she impac� o. u�� future roadway on the remaining property which caused them to reevaluate the future use of the property. According to the applicant the dedication will result in the loss of 2.5 to 3 acres. Based on this the applicant decided to not construct the asphalt plant on the adjacent 1-3, Industrial zoned property and request a rezoning for this site to allow the proposed asphalt plant to be constructed within this property. With the rezoning the applicant is also proposing to place building envelopes on the site plan for future construction. The applicant has indicated the buildings will be used for maintenance and storage of equipment and a future office site to serve the mining operation. Staff is supportive of the request. The area contains a mixture of uses and zoning. Mining zoned property is located to the north. A mining operation and a mixture of industrial uses are located to the east, along the north side of Lawson Road. Undeveloped 0-2 zoned property is located to the south and southwest of Lawson Road. 1-2 zoned property is also located to the south across Lawson Road. Single-family residences on large lots and undeveloped R-2 zoned property are located to the west. The future West Loop as designated by the Master Street Plan will cross the southwest portion of this property. The 120 -foot wide street right of way will separate the majority of this site from the residential properties to the west. The City's Future Land Use Plan designates this property as Light Industrial. Staff does not feel the rezoning to PID will adversely impact the adjacent properties or the general area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MAY 30, 2013) The applicant was present. There were a number of registered objectors present. Chairman Rector informed the applicant when there were eight or fewer Commissioners present the applicant was offered the right of deferral to a later meeting date. Chairman Rector questioned the applicant if he desired to defer to the July 11, 2013, public hearing. 7 July 11, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -7780-B The applicant stated they did wish to defer the item to the July 11, 2013, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the deferral request. T he motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. STAFF UPDATE: The item was deferred from the May 30, 2013, public hearing due to the number of Commissioners present at the meeting. During the past few weeks the applicant and staff have met concerning staff's recommendation concerning the required street improvements to a future arterial indicated on the Master Street Plan located along the applicant's western boundary and the improvements to Lawson Road. The applicant is requesting a waiver of the required street construction to the abutting streets. The Master Street Plan shows a future principal arterial street to pass thru this property from the north and connect with Lawson Road. As conditions of approval, the Master Street Plan requires right-of-way dedications and boundary street improvements to Lawson Road and the future principal arterial street. Since the future principal arterial street dissects this property, the applicant is required full street construction on the northern portion of the future principal arterial street. One half street construction is required on the southern portion which connects with Lawson Road and crosses the regulatory floodway of McHenry Creek. This portion of the street will be required to be elevated and bridged over the McHenry Creek floodway. One half street construction is required on the northern half of Lawson Road. The existing McHenry Creek bridge is located adjacent to the subject property. Due to unusual circumstances associated with the construction of the future principal arterial and Lawson Road, staff recommends a waiver of the required boundary street improvements to Lawson Road and the future principal arterial street subject to right-of-way being dedicated as required by the Master Street Plan. Staff recommends the waiver due to the following: 1. The property is located approximately 2.5 miles from the CLR corporate limits with no new development occurring in the area; 2. The northern portion of the future principal arterial street does not connect to any existing street or developed property; 3. By constructing only one half of the street, the southern portion of the future principal arterial street cannot connect with Lawson Road with this portion being bridged or elevated- July 11, 2013 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -7780-B 4. The residential properties to the west cannot take direct access to the future principal arterial street due to the regulatory floodway is located between the residential properties and the future principal arterial street; 5. The applicant is not eligible to provide a payment to the CLR in -lieu of construction due to the property being outside of the CLR corporate limits; and 6. The portion of Lawson Road to be widened is within the regulatory floodway; 7. The estimated cost of boundary street improvements is $2.07M which far exceeds the cost of locating a $1.1 M asphalt facility to this property. At the time a new or revised development plan is proposed, the development or redevelopment of the Little Rock Quarries property will be subject to compliance with Chapter 30, Boundary Street Improvements Ordinance. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was present. There were registered objectors present. Staff presented the item stating during the past few weeks they and the applicant had met concerning staffs recommendation of the required street improvements to a future arterial indicated on the Master Street Plan located along the applicant's western boundary and the improvements to Lawson Road. Staff stated the applicant was requesting a waiver of the required street construction to the abutting streets. Staff stated they were supportive of the waiver request. Staff stated to their knowledge there were no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the waiver request of the required street construction to Lawson Road and the proposed future arterial along the western boundary. Mr. Michael Lasiter addressed the Commission on the merits of his request. He stated the asphalt plant was highly regulated and he had secured all permits from the various State agencies. He stated the number of trucks would not significantly increase with the development of the asphalt plant. He stated the plant would be monitored by ADEQ for both water and air pollution. He stated there was also a self-monitoring system which was reported to the various State agencies. Ms. Janet Lanza addressed the Commission in opposition of the request. She presented the Commission with a power point presentation showing the location of her subdivision, Plantation Acres, and the relationship of the proposed rezoning request to the area around the site. She stated this area of the County was developed with homes located on larae lots primarily from 2.5 to 5 acres. She stated within the area there July 11, 2013 SUBDIVISION ITEM NO.: D FILE NO.: Z -7780-B were no streetlights and no sewer. She stated the streets had no shoulders and deep ditches. She stated Plantation Acres contained 76 homes and 135 adult residents. She stated the consensus was the area did not want the rezoning to allow the asphalt plant. Mr. Walter Jones addressed the Commission in opposition of the request. He stated a concern of the residents was the increase in traffic and safety. He stated within this area of Lawson Road there had been five (5) major accidents in the recent past. He stated within the general area there was a church and a daycare center. He stated during rush hour traffic a review was made and in one hour there were 15 trucks turning into the asphalt site and 10 trucks exiting the asphalt plant site. He stated with the lack of shoulders and the deep ditches for drainage to allow additional truck traffic would be dangerous. Ms. Lanza stated the proposal was to change a large area of single-family to an industrial use. She stated there would be an increase in traffic in the fact that raw materials would be brought in and the finished product leaving the site. She provided the Commission with areas within the United States which had indicated there was a decrease in property values once an asphalt plant was constructed adjacent to residential lots and homes. She stated in conclusion there were four (4) points she desired to make. The asphalt plant would increase accidents, change the nature of a larger residential area, possibly decrease quality of live (traffic, possible odor, health issues), possibly decrease property values and certainly not enhance the quality of life for the area residents. Mr. Walter O'Neal addressed the Commission in opposition of the request. He stated the properties were not separated by the floodway. He stated the ownership of the lots within the adjoining subdivision crossed the creek and abutted this property. He stated his company developed the abutting subdivision which was a middle upscale gated subdivision. He stated the development had been slow to start but lot sales had picked up in the past few years. He stated the lots currently looked over a horse farm and with the approval of the zoning the lots would then look over an asphalt plant. Ms. Beth Kuhnert addressed the Commission in opposition of the request. She stated the original request was to store aggregate on this site from the owner's adjacent mining operation. She stated there was to be no blasting on this site. She stated the proposed outer loop was not a buffer for the adjacent homes. She stated before the residents purchased their homes they reviewed the Future Land Use Plan which indicated this area as residential. She stated although the applicant had all the proper permits there would be noise and odor. She stated there were concerns of health hazards the asphalt plant would potentially generate. She requested the Commission not allow the construction of an asphalt plant in her back yard. She stated she was sure they did not want an asphalt plant in their own back yard. 10 July 11, 2013 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z -7780-B Larry Kuca addressed the Commission in opposition of the request. He stated he was a partner in developing the adjacent residential subdivision. He stated the subdivision was there first. He stated by placing the asphalt plant in the area would impact the potential growth for the area and would kill property values. Ms. Ann Gooding addressed the Commission in opposition of the request. She stated she had moved to the area from the south part of the state. She stated her home was the first home built in the adjacent subdivision. She stated when they moved to the area they awoke to the screams of eagles. She stated the area was a natural area with a great deal of wildlife. She stated the company was regulated by various agencies but accidents did happen. She stated she would hate for the creek to be destroyed by an accident. Ms. Sarah Yates addressed the Commission in opposition of the request. She stated her family had purchase a lot within the abutting subdivision. She stated she did not want her son to grow up next to an asphalt plant. She stated if the developer wished to compensate the area property owners for their loss in property values then they might consider the request. Elaine Burks addressed the Commission in opposition of the request. She stated the infrastructure of Lawson Road was not constructed for the increase in truck traffic. She stated the road was dangerous with open ditches for drainage. She stated Lawson Road did flood. She stated trucks bringing in material would make the roads more dangerous. She stated the property was zoned R-2, Single-family. She requested the Commission defer the request until the infrastructure for Lawson Road was in place. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters did not support the request because of the heavy traffic the asphalt plant would generate. She stated the material brought in and the increase in traffic would be dangerous. Mr. Michael Lasiter addressed the Commission on the merits of his request. He stated he respected the concerns of the residents. He stated this was not a bait and switch on his part. He stated once the City determined the location of the proposed arterial street the development potential of this site was limited. He stated he could build the plant on the adjacent 1-3 zoned property. He stated Hugh Taylor Road was now closed and with the closing of Hugh Taylor his company had eliminated one driveway location. There was a general discussion concerning the existing zoning, the allowable uses, the buffers proposed and required and the future arterial. Staff stated the applicant owned a portion of the adjacent 1-3 zoned property which would allow construction of an asphalt plant. Staff stated there would be buffers but the buffers would be more a distance buffer than a visual buffer. The Commission questioned Mr. Lasiter concerning 11 July 11, 2013 SUBDIVISION IIWA101 rem DW10T•TiR FILE NO.: Z -7780-B the material to be used in the production. Mr. Lasiter stated there would be oil brought to the site. He stated the aggregate would come from the adjacent mining. The Commission discussed among ong they i selves if an asphalt plant was constructed would it be better on Lawson Road or 400 to 500 feet off the road. A general statement was made the residents would see the plant no matter where the plant was placed. A motion was made to approve the request as presented by staff including all staff recommendations and comments. The motion failed by a vote of 1 aye, 8 noes and 2 absent. 12 ITEM NO.: 14. Z -7780-B NAME: Little Rock Quarries Long -form PID LOCATION: located at 16220 Lawson Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. The plan indicates the short-term use of the property with material storage for the adjacent mining. The mid-range plan includes the construction of an asphalt plant. Long range plans include the construction of office and maintenance buildings to be used by the owner. 3. Does the request include the creation of multiple lots for future development? 4. At what point will the street be constructed, the future West Loop? Variance/Waivers- Public Works Conditions: 1. The West Loop Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 110 feet will be required for that portion of the subject property on both side of the proposed street. Dedication of right-of-way to 55 feet from centerline will be required for that portion of the subject property on one side of the proposed street. 2. Show floodplain and floodway delineations on preliminary development plan. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 5. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Lawson Road including 5 -foot sidewalks with the planned development. 7. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to the West Loop Road including 5400t sidewalks with the planned development. 9. Driveway locations and widths do ` not meet the traffic access and circulation Item # 14. requirements of Sections 30-43 and 31-210. Driveway spacing on a major arterial street is 300 feet. The width of driveways must not exceed 36 feet. The locations and number of driveways may vary due to sight distance and street design if the road is elevated near the south end of the property. 10. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for any temporary private improvements or temporary material storage located in the right- of-way. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. No comment. Entergy: Any existing power lines serving existing and remaining customers will need to remain in place. Easements for new service will be established at the time of request for service. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. A short water main extension may be needed to provide water service to this property. 8. 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. Item # 14. Fire Department: Place fire hydrant(s)..per code. Maintain access. Contact the Little Rock Fire Department for additional information. Counly Plannin : 1. West Loop Road right of way dedication should be 120 -feet not 110 -feet. 2. Applicant appears to be dedicating more right of way than required along Lawson Road. Dimension is difficult to read. Please clarify. 3. Obtain Arkansas Department of Health approval for all new private sewer systems. 4. Provide design information for all private drives. 5. Are new lots/tracts/easements being created in this development? PID shows lines between the various use areas but no bearings/distances. 6. Show state plane coordinates for two property corners. 7. Comply with City of Little Rock requirements for street improvements along Lawson Road frontage. 8. Change "purposed" to "purposes" in west loop dedication notes. 9. Submit finalized grading, storm drainage and sediment control plans to Pulaski County approval. 10.Obtain driveway permits from Public Works for any new drives constructed off Lawson Road. 11. Obtain approval letter from volunteer fire department. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Light Industrial (LI) for this property. The Light Industrial category provides for light warehouse, distribution or storage uses, and/or other industrial uses that are developed in a well-designed "park like" setting. The applicant has applied for a rezoning from R-2 (Single Family District) to PID (Planned Industrial District) to allow for the development of an asphalt plant on this site. Master Street Plan: The proposed West Loop is shown as a Principal Arterial and Lawson Road is shown as a Minor Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on the; West Loop since it is a Principal Arterial and Lawson Road since it is a Minor Arterial. These streets may require dedication of right- of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along the West Loop. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). And a Class II Bike Lanes are shown along Lawson Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Item # 14. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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 plat/plan (to include the additional information as noted above) to staff on Wednesday, May 15, 2013. Item # 14.