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HomeMy WebLinkAboutZ-7948 Staff AnalysisNO.: Z-7948 NAME: Gillum Photography Studio Short -form POD LOCATION: Located North of Highway 10, just West of Morgan Cemetery Road DEVELOPER: Corey Gillum — Gillum Photography 315 N. Bowman Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 1.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: R-2, Single-family Single-family Residential Photography Studio VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On February 6, 2003, the Little Rock Planning Commission denied a request to allow the rezoning of this site from R-2, Single-family to PCD. The development plan for a 3.462 acre site included office/warehouse and storage facilities; including one building for boats and RV's. The site contained 418.22 feet of frontage along Highway 10 and the office/warehouse buildings were to run parallel with the highway. A forty (40) foot landscaped buffer was proposed in the front and the building was to be set back 100 -feet from Highway 10. The buildings was proposed at 25 -feet from the property line on the remaining three sides. The storage buildings were proposed as metal with steel beams located behind the office/warehouse building with screening on both sides as well as in the back. There will only be one entry way located approximately in the middle of the property with a FILE NO.: Z-7948 (Cont. minimum width of 25 -feet wide. The driveways were proposed as asphalt with concrete curbs, gutters and aprons. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of 1.16 acres from R-2, Single-family to PD -O to allow the development of a new photography studio on the site. The applicant has indicated the new building will be a two story building totaling 3400 square feet. The building will be residential in character and constructed as a country cottage. The applicant has proposed a 50 -foot tree and landscape buffer along the north property line and adequate parking for the development. The applicant has shown a forty foot landscape buffer and a 100 -foot building setback line along Highway 10; consistent with the Highway 10 Design Overlay District standard. The applicant has also indicated a shared ingress and egress easement along the property line to serve both this site and the 2.2 acres located to the east of the site. The applicant is requesting the creation of a two lot plat as a separate item on this agenda (S-1507) — Morgan Addition Preliminary Plat and a Land Use Plan amendment (File No. LU05-29-01). B. EXISTING CONDITIONS: The site is vacant and tree covered, with a drainage ditch running through the middle of the site from north to south. The Joe T. Robinson Elementary School is located to the east of the site, across Morgan Cemetery Road and the Joe T. Robinson Middle and High School campus is located to the southeast across Highway 10. The land adjacent to the site to the west contains a non -conforming auto garage and a single-family home. Properties proposed as a part of the Chenal Valley Development are located directly south of the site and are currently vacant. The owners previously proposed this property for commercial zoning but later withdrew their request. Chalamont is located south of the site, adjacent to Joe T. Robinson High School. Chalamont extends from Highway 10 to Chenal Parkway by way of Northfield. There are several single-family subdivisions currently under construction accessed from Chalamont and Northfield. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Margeaux Place Property Owners Association, 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. 0a FILE NO.: Z-7948 (Cont.) 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. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide staff with approval from the Arkansas Department of Health and/or Arkansas Department of Environmental Quality concerning the proposed wastewater disposal. 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. 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 (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 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Contact the fire department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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: Outside the City jurisdiction. Provide approval from the area volunteer fire department serving the area. County Planning: Approved as submitted. 3 FILE NO.: Z-7948 Cont. CATA: The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office District for a quiet professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (LU05-29-01). Master Street Plan: Highway 10 is shown as a Principle Arterial on the Master Street Plan and Morgan Cemetery Road is shown as a collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Little Rock Bike Plan proposes a Class 2 Bike Route along Highway 10. A Class 2 route has a designated part of the paved roadway for bicycle use. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An automatic controlled irrigation system is required. 3. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, eastern, and western perimeters of the site. 4. Areas set aside for buffers and landscape appear to meet with ordinance requirements 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. Pat McGetrick was present representing the request. Staff presented an overview of the proposed planned development indicating there was an associated plat to subdivide the property into two lots and a land use plan amendment. Staff stated the applicant was requesting the development of proposed Lot 1 with the current zoning request. Staff stated the second lot would remain zoned R-2, Single-family. Staff requested the applicant provide additional information to complete the review process. Staff stated the site plan indicated the placement of a septic system to serve as the wastewater collection facility. 4 FILE NO.: Z-7948 (Cont.) Staff requested an approval letter from the Arkansas Department of Health concerning the proposed wastewater system. Staff also requested the applicant provide details of the proposed fencing to be added to the site. Staff noted the proposed development did not comply with the Highway 10 Design Overlay District standards with regard to lot size and building setback along the western perimeter. Public Works comments were addressed. Staff stated the private access indicated should be constructed in accordance with private street standards. Staff requested the applicant provide a 45 -foot street width and 24 -feet of pavement. Landscaping comments were addressed. Staff stated screening would be required along the eastern, western and northern perimeters of the site. Staff also stated an irrigation system would be required to water landscaped areas. Staff noted the areas set aside for buffers and landscaping appeared to meet minimum ordinance requirements for the Highway 10 Design Overlay District. 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 a 30 -foot building setback along the western perimeter of the site to comply with the Highway 10 Design Overlay District standards. The applicant has indicated screening will be placed along the eastern perimeter of the site near the rear of the development. The remainder of the abutting property line is a shared 45 -foot access and drainage easement, which typically does not require screening. The applicant has indicated screening will be placed along the northern and western property boundaries as well. The applicant has proposed the construction of a building totaling 3576 square feet. The site plan includes the placement of 10 on-site parking spaces. The minimum ordinance requirements for an office development would be 8 parking spaces. The indicated parking is adequate to meet the typical minimum parking required for the development. The applicant has proposed a single ground mounted monument style sign to be located near along Highway 10. The sign will comply with the Highway 10 Design Overlay District requirements or a maximum of six feet in height and 72 square feet in area. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction and without annexation can not receive City sewer service. 5 FILE NO.: Z-7948 (Cont. Per the Subdivision Ordinance, any development not proposing to connect to the City's wastewater treatment system is to provide approval of the disposal method. The applicant has not provided staff with the required sanitary sewer disposal proposed for the site as required by Section 31-400. The applicant is to provide approval from the state department with authority to approve septic tanks installations, or other individual wastewater disposal methods. In the past, staff has not recommended an application move forward without the required approval for the wastewater collection system. Staff feels it important to determine if the proposed system is properly located and the proposed lot contains the appropriate acreage to allow the system to function properly. The proposed rezoning request is a planned unit development, a site plan review, in which staff has very little flexibility once approved for modifications and adjustments. If the applicants system will not function as proposed, the applicant will be forced to revise the site plan through Planning Commission and Board of Directors approval. Staff feels it is important to address the outstanding issues associated with the request prior to final approval. The applicant is proposing the construction of a new two story building to be used as a photography studio. The applicant is requesting a rezoning of this site from R-2 to PD -O to allow the development to occur. There are two additional items on the current agenda related to the site. One a preliminary plat request (S-1507) and the second a Future Land Use Plan amendment (LU05-29-01). The preliminary plat does not comply with the typical minimum lot size requirements of the Highway 10 Design Overlay District and staff is not supportive of the platting request. The site is currently indicated on the Future Land Use plan as Single-family. Staff is also not supportive of the land use plan amendment for the site. Based on these two recommendations and the outstanding issues associated with the request, staff is not supportive of the applicant's proposed rezoning request. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There was one registered objector present. Staff presented the item stating the property was previously approved as a PCD in 1990. Staff stated a three-year time extension was approved in 1993. Staff stated they had continued to study this issue and the past history of the site. Staff stated upon further review, they were supportive of the applicant's request to rezone proposed Lot 1 to PD -0 for the development of a photography studio subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Mr. Bill Lessenberry addressed the Commission with concerns. He stated his request was for the placement of a six-foot fence along the western property line and 6 FILE NO.: Z-7948 Cont. compliance with the Highway 10 Design Overlay District. He stated he understood from the developer his concerns were being addressed and he was no longer opposed to the development. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 November 10, 2005 ITEM NO.: 16.1 FILE NO.: Z-7948 NAME: Gillum Photography Studio Short -form POD LOCATION: Located North of Highway 10, just West of Morgan Cemetery Road DEVELOPER: Corey Gillum — Gillum Photography 315 N. Bowman Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 1.16 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential Photography Studio FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On February 6, 2003, the Little Rock Planning Commission denied a request to allow the rezoning of this site from R-2, Single-family to PCD. The development plan for a 3.462 acre site included office/warehouse and storage facilities; including one building for boats and RV's. The site contained 418.22 feet of frontage along Highway 10 and the office/warehouse buildings were to run parallel with the highway. A forty (40) foot landscaped buffer was proposed in the front and the building was to be set back 100 -feet from Highway 10. The buildings was proposed at 25 -feet from the property line on the remaining three sides. The storage buildings were proposed as metal with steel beams located behind the office/warehouse building with screening on both sides as well as in the back. There November 10, 2005 SUBDIVISION ITEM NO.: 16.1 Cont. FILE NO.: Z-7948 will only be one entry way located approximately in the middle of the property with a minimum width of 25 -feet wide. The driveways were proposed as asphalt with concrete curbs, gutters and aprons. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of 1.16 acres from R-2, Single-family to PD -O to allow the development of a new photography studio on the site. The applicant has indicated the new building will be a two story building totaling 3400 square feet. The building will be residential in character and constructed as a country cottage. The applicant has proposed a 50 -foot tree and landscape buffer along the north property line and adequate parking for the development. The applicant has shown a forty foot landscape buffer and a 100 -foot building setback line along Highway 10; consistent with the Highway 10 Design Overlay District standard. The applicant has also indicated a shared ingress and egress easement along the property line to serve both this site and the 2.2 acres located to the east of the site. The applicant -is requesting the creation of a two lot plat as a separate item on this agenda (S-1507) — Morgan Addition Preliminary Plat and a Land Use Plan- amendment lanamendment (File No. LU05-29-01). B. EXISTING CONDITIONS: The site is vacant and tree covered, with a drainage ditch running through the middle of the site from north to south. The Joe T. Robinson Elementary School is located to the east of the site, across Morgan Cemetery Road and the Joe T. Robinson Middle and High School campus is located to the southeast across Highway 10. The land adjacent to the site to the west contains a non -conforming auto garage and a single-family home. Properties proposed as a part of the Chenal Valley Development are located directly south of the site and are currently vacant. The owners previously proposed this property for commercial zoning but later withdrew their request. Chalamont is located south of the site, adjacent to Joe T. Robinson High School. Chalamont extends from Highway 10 to Chenal Parkway by way of Northfield. There are several single-family subdivisions currently under construction accessed from Chalamont and Northfield. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Margeaux Place Property Owners Association, 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. 2 November 10, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO.: Z-7945 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. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide staff with approval from the Arkansas Department of Health and/or Arkansas Department of Environmental Quality concerning the proposed wastewater disposal. 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. 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 (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 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Contact the fire department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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: Outside the City jurisdiction. Provide approval from the area volunteer fire department serving the area. 3 November 10, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont. F G County Planning: Approved as submitted. FILE NO.: Z-7948 CATA: The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office District for a quiet professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (LU05-29-01). Master Street Pian: Highway 10 is shown as a Principle Arterial on the Master Street Plan and Morgan Cemetery Road is shown as a collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Little Rock Bike Plan proposes a Class 2 Bike Route along Highway 10. A Class 2 route has a designated part of the paved roadway for bicycle use. City Recognized Neighborhood Action Pian: 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. An automatic controlled irrigation system is required. 3. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, eastern, and western perimeters of the site. 4. Areas set aside for buffers and landscape appear to meet with ordinance requirements 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 SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed planned development indicating there was an 2 November 10, 2005 SUBDIVISION ITEM NO.: 16.1 Cont. FILE NO.: Z-7948 associated plat to subdivide the property into two lots and a land use plan amendment. Staff stated the applicant was requesting the development of proposed Lot 1 with the current zoning request. Staff stated the second lot would remain zoned R-2, Single-family. Staff requested the applicant provide additional information to complete the review process. Staff stated the site plan indicated the placement of a septic system to serve as the wastewater collection facility. Staff requested an approval letter from the Arkansas Department of Health concerning the proposed wastewater system. Staff also requested the applicant provide details of the proposed fencing to be added to the site. Staff noted the proposed development did not comply with the Highway 10 Design Overlay District standards with regard to lot size and building setback along the western perimeter. Public Works comments were addressed. Staff stated the private access indicated should be constructed in accordance with private street standards. Staff requested the applicant provide a 45 -foot street width and 24 -feet of pavement. Landscaping comments were addressed. Staff stated screening would be required along the eastern, western and northern perimeters of the site. Staff also stated an irrigation system would be required to water landscaped areas. Staff noted the areas set aside for buffers and landscaping appeared to meet minimum ordinance requirements for the Highway 10 Design Overlay District. 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 a 30 -foot building setback along the western perimeter of the site to comply with the Highway 10 Design Overlay District standards. The applicant has indicated screening will be placed along the eastern perimeter of the site near the rear of the development. The remainder of the abutting property line is a shared 45 -foot access and drainage easement, which typically does not require screening. The applicant has indicated screening will be placed along the northern and western property boundaries as well. The applicant has proposed the construction of a building totaling 3576 square feet. The site plan includes the placement of 10 on-site parking spaces. The minimum ordinance requirements for an office development would be 8 parking 5 November 10, 2005 SUBDIVISION ITEM NO.: 16.1 Cont. FILE NO.- Z-7948 spaces. The indicated parking is adequate to meet the typical minimum parking required for the development. The applicant has proposed a single ground mounted monument style sign to be located near along Highway 10. The sign will comply with the Highway 10 Design Overlay District requirements or a maximum of six feet in height and 72 square feet in area. The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction and without annexation can not receive City sewer service. Per the Subdivision Ordinance, any development not proposing to connect to the City's wastewater treatment system is to provide approval of the disposal method. The applicant has not provided staff with the required sanitary sewer disposal proposed for the site as required by Section- 31-400. The -applicant is to provide approval from the state department with authority to approve septic tanks installations, or other individual wastewater disposal methods. In the past, staff has not recommended an application move forward without the required approval for the wastewater collection system. Staff feels it important to determine if the proposed system is properly located and the proposed lot contains the appropriate acreage to allow the system to function properly. The proposed rezoning request is a planned unit development, a site plan review, in which staff has very little flexibility once approved for modifications and adjustments. If the applicants system will not function as proposed, the applicant will be forced to revise the site plan through Planning Commission and Board of Directors approval. Staff feels it is important to address the outstanding issues associated with the request prior to final approval. The applicant is proposing the construction of a new two story building to be used as a photography studio. The applicant is requesting a rezoning of this site from R-2 to PD -O to allow the development to occur. There are two additional items on the current agenda related to the site. One a preliminary plat request (S-1507) and the second a Future Land Use Plan amendment (LU05-29-01). The preliminary plat does not comply with the typical minimum lot size requirements of the Highway 10 Design Overlay District and staff is not supportive of the platting request. The site is currently indicated on the Future Land Use plan as Single-family. Staff is also not supportive of the land use plan amendment for the site. Based on these two recommendations and the outstanding issues associated with the request, staff is not supportive of the applicant's proposed rezoning request. STAFF RECOMMENDATION: Staff recommends denial of the request. [:9 November 10, 2005 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO.: Z-7948 PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There was one registered objector present. Staff presented the item stating the property was previously approved as a PCD in 1990. Staff stated a three-year time extension was approved in 1993. Staff stated they had continued to study this issue and the past history of the site. Staff stated upon further review, they were supportive of the applicant's request to rezone proposed Lot 1 to PD -0 for the development of a photography studio subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. Mr. Bill Lessenberry addressed the Commission with concerns. He stated his request was for the placement of a six-foot fence along. the western property line and compliance with the Highway 10 Design Overlay District. He stated he understood from the developer his concerns were being addressed and he was no longer opposed to the development. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. rJ ITEM NO.: 16.1. FILE NO.: Z-7948 NAME: Gillum Photography Studio Short -form POD LOCATION: located North of Highway 10, just West of Morgan Cemetery Road OqQ 3 Planning Staff Comments: m s6� �� t 1. Provide notification ofro ert owners located within 20`t�. oof tie site p p Y complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the proposed wastewater collection and treatment facility including approval from the Arkansas Department of Health and or the Arkansas Department of Environmental Quality. 3. Provide a letter from the area volunteer fire department indicating their knowledge of the proposed development and their ability to serve the development if constructed. 4. Provide details of any proposed fencing to be added to the proposed site. 5. The indicated site plan does not comply with the Highway 10 Design Overlay District with regard to building setbacks along the western side of the building. The Ordinance typically requires a 30 -foot setback. The site plan indicates a 15 - foot building setback. 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. Private access is proposed for these lots. In accordance with Section 31-207, private streets must be designed to the same standards as public streets. A minimum access easement width of 45 feet is required and street width of 24 feet from back of curb to back of curb. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide staff with approval from the Arkansas Department of Health and/or Arkansas Department of Environmental Quality concerning the proposed wastewater disposal. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water servicesmLst •be met. 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 (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 377-1226 if you would like to discuss backflow prevention requirements for this project. 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. Contact the fire department having jurisdiction to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 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: Outside the City jurisdiction. Provide approval from the area volunteer fire department serving the area. County Planning: Approved as submitted. CATA: The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. Planning Division: This request is located in the Barrett Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office District for a quiet professional office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (LU05-29-01). Master Street Plan_: Highway 10 is shown as Principle Arterial on the Master Street Plan and Morgan Cemetery Road is shown as a collector. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The Little Rock Bike Plan proposes a Class 2 Bike Route along Highway 10. A Class 2 route has a designated part of the paved roadway for bicycle use. City Recognized Neighborhood Action Pian: 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. An automatic controlled irrigation system is required. 3. A six foot high opaque screen,'either'a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites northern, eastern, and western perimeters of the site. 4. Areas set aside for buffers and landscape appear to meet with ordinance requirements 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.