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HomeMy WebLinkAboutZ-8559 Staff AnalysisSeptember 23, 2010 NO.: D FILE NO.: Z-8559 NAME: Chenal South Blocks 1 and 2 Long -form PD-R LOCATION: Located on the Southwest corner of Denny Road and Gordon Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 FNC;INFFR• White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 16.32 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 67 R-2, Single-family FT. NEW STREET: 2,150 LF Single-family residential — 7,000 square foot lots .� . PROPOSED USE: Single-family residential — 5,750 square foot lots VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading of Phase II with the development of Phase I. 2. A variance from the Master Street plan to allow an increased curb radius. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The original submission for this project was for a 70-acre parcel containing 249 lots. The applicant amended the request to provide two (2) applications; Item H — File No. Z-8559 and Item 12 — File No. Z-8559-A. The primary difference between the two (2) current requests and the original submission is September 23, 2010 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-8559 the removal of the power line easement located midway in the development. This item contains a total of 16.32 acres and a total of 67 lots and Item 12 (Z-8559-A) contains 43.41 acres and 184 lots. The total of the two (2) projects contains 59.73 acres and 251 lots. The amended rezoning request is a rezoning of 16.32 acres into 67 single-family residential lots. The lots are proposed with an average lot size of 50-feet by 115-feet. The lots are indicated with a 20-foot front and rear setback and five (5) foot side yard setbacks. The subdivision is proposed with a mix of front and rear loaded garages with the rear loaded garages being served by alley access. The homes are proposed with a two (2) car garage with the heated and cooled space ranging in size from 1,400 square feet to 2,000 square feet. The fronts and sides of the homes will be constructed with brick, stone or EFTS. The roof pitch will be an 8:12 minimum covered with architectural shingles. The development is proposed with two (2) phases. The request includes a variance from the Land Alteration Ordinance to allow the grading of Phase II with the development of Phase I. The request also includes a variance to allow a 50-foot curve radius at centerline. The development will include the placement of pedestrian paths within the open space areas to connect the subdivision and to connect with the proposed subdivision to the west. The applicant has indicated sidewalks will be placed on the public streets at the entrance to the subdivision. The remainder of the streets are proposed as a minor residential street standard constructed with 26-feet of pavement within a 45-foot right of way. Since the property is not currently located within a platted subdivision there is not a bill of assurance for this site. The bill of assurance for the new subdivision will permit the development standards as proposed. B. EXISTING CONDITIONS: The site is heavily wooded as is the property to the east and west. There is an overhead power line located along the eastern boundary of the development. West of the site is property proposed for development in a similar manner as a separate item on this agenda (Z-8559-A). Further west is property zoned POD and has developed as Wildwood Performing Arts Center. The property to the east is zoned R-2, with a CUP for Pulaski Academy a private school which has developed their ball fields. North of the site is undeveloped property zoned R-2, Single-family. Parking and paved walkways have been installed within a portion of this area to serve the adjacent Wildwood Performing Arts Center. 2 September 23, 2010 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8559 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300-feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENT PUBLIC WORKS CONDITIONS: 1. Denny 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Denny Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Provide a Sketch Grading and Drainage Plan for the entire subdivision per Section 29-186 (e) for Blocks 1 and 2 and Block 3 - 7. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Per the Master Street Plan, parking is restricted to one side of the street on a 24-foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. K3 September 23, 2010 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8559 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be provided along Melicourt Boulevard, Melicourt Loop and Mariol Loop. 11. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 12. Erosion controls must be installed to reduce discharge of polluted stormwater. 13. A perimeter buffer strip shall be temporarily maintained around disturbed areas. 14. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 15. The median of Mariol Boulevard should be moved back from the right-of- way line approximately 15 to 20 feet. 16. Mariol Cove, Melicourt Loop and Melicourt Drive should intersect Melicourt Boulevard and Melicourt Loop respectively at a right angle. 17. A variance is being requested to advance grade the entire 16.32-acre property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be M September 23, 2010 SUBDIVISION NO.: D (Cont. FILE NO.: Z-8559 required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. CountV Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Planninq Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density for this property. 5 September 23, 2010 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8559 The applicant has applied for a rezoning to Planned Development -Residential to allow development of 67 garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Denny Road is a Minor Arterial. 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 Denny Road since it is a Minor Arterial. Gordon Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscaoe: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters and Mr. Tom Russell were present at the Subdivision Committee meeting to discuss the item. Staff stated the original submission was for a 70 acre parcel containing 249 lots. Staff stated the applicant amended the request to provide two applications Item H — File No. Z-8559 and Item 12 — File No. Z-8559-A. Staff stated the primary difference between the two (2) current requests and the original submission was the removal of the power line easement located midway in the development. Staff stated Item H contained a total of 16.32 acres and a total of 67 lots and Item 12 contained 43.41 acres and 184 lots. Staff stated the two (2) projects contained 59.73 acres and 251 lots. Staff stated the Planning Staff concerns were similar on both application requests. Staff requested Mr. Daters provide the elements typically contained within the bill of assurance including construction materials, building heights, minimum square footages of the homes, the allowance of accessory buildings and structures, the minimum roof pitch of the homes and details of perimeter and interior fences. Public Works comments were addressed. Staff stated dedication of right of way was required along Denny Road for both projects for a total of 45-feet from centerline. Staff stated boundary street ordinance requirements would be lei September 23, 2010 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-8559 required adjacent to the proposed development. There was a general discussion by the Committee members, staff and Mr. Daters concerning the need for curb, gutter and sidewalk on Denny Road adjacent to this site. Mr. Daters stated the developer desired to construct sidewalk along Denny Road including sidewalk off -site to provide access from this subdivision to the nearby elementary school. Mr. Daters stated the developer would determine the cost of the required improvements and provide the walks and with any additional funds add additional paving along the frontage of the subdivision. He stated the paving would not be the full width but an additional eight (8) to ten (10) feet of paving would be added. Staff questioned the grading plan as proposed. Mr. Daters stated this development was proposed in two phases. He stated the request for Blocks 1 and 2 allowed for excess materials to be used on site. Mr. Daters stated there were varying degrees of cut and fill within this portion of the subdivision which the advanced grading would allow for balancing of the site. Mr. Daters stated within adjacent development, Blocks 3 — 7, there were four phases proposed. He stated fill areas 20 to 30 feet deep would be required in Blocks 3 - 7. He stated there were a number of drainage areas within this area which would be rerouted within this portion of the subdivision. Staff requested a sketch grading and drainage plan for both Blocks 1 and 2 and Blocks 3 through 7. There was a general discussion concerning the street width proposed within Blocks 3 — 7. Staff stated they felt Melicourt Loop was a residential street which would require a 50-foot right of way and sidewalks were required along the street on one side. Staff stated the walks should be placed on the inside of the loop where there were no driveways proposed. Mr. Daters stated the street would not function as a residential street and the number of cars on the street would be less than the number allowed per the Master Street Plan. Mr. Daters questioned if the lot layout and street design were redesigned to allow for Melicourt Boulevard and Melicourt Drive to be a loop street would staff then support the minor residential street standard for the street. Staff stated if the development met the definition of a loop street per the Master Street Plan staff would support the request. Staff stated the street designs located in Blocks 1 and 2 were adequate to meet the Master Street Plan requirements for a minor residential street. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then. forwarded the item to the full Commission for final action. 7 September 23, 2010 SUBDIVISION ITEM NO.: D (Cont. H. ANALYSIS: FILE NO.: Z-8559 The applicant submitted a revised site plan to staff addressing the issues raised at the July 22, 2010, Subdivision Committee meeting. The revised plan indicates accessory structures and interior fencing will be allowed as typically allowed in the R-2, Single-family zoning district. The development is proposed with a mix of sidewalks and alternative pedestrian paths. Sidewalks will be placed at the entrance of the subdivision and in areas where the streets are expected to carry volumes of traffic in excess of 400 vehicles per day. The paths will be constructed of an all weather surface. A 20-foot wide gravel pedestrian path and emergency access has been indicated on the plat to allow emergency access to Blocks 3 through 7 from Blocks 1 and 2. The development is proposed with 67 lots of detached single-family housing contained within 16.32 acres. The lots are proposed with a mix of front loaded and rear loaded garages. The lots average 50-feet by 115-feet with an average lot size of 5,750 square feet. The development is proposed with an overall density of 4.10 units per acre. Of the 16.32 acres 24.4 percent or 3.99 acres is proposed as common open space. The development is proposed with a 20-foot front and rear yard setbacks and five (5) foot side yard setbacks. The maximum building height is proposed as typically allowed in the R-2, Single-family Zoning District. The site plan indicates the placement of a subdivision sign located near the entrance along Denny Road. The sign is proposed to not exceed eight (8) feet in height and one hundred (100) square feet of sign area. The applicant has indicated the sign area indicated does not include other ornamental attachments or inner connecting links which may be a part of the main supports of the sign. The perimeter fence is proposed eight (8) feet in height with columns extending up to ten (10) feet in height. The internal streets are proposed as minor residential streets per the Master Street Plan. The Master Street Plan allows residential subdivisions where the maximum number of lots on a loop street does not exceed 80 lots and is not expected to exceed 400 vehicle trips per day to reduce the right of way width to 45-feet and no sidewalk is required. The paving width may be reduced to 24-feet but parking is restricted to one side of the street. The paving width must be 26-feet to avoid parking restrictions. The street is proposed with a 45-foot right of way and 26-feet of pavement without sidewalk in areas where the traffic counts are not expected to exceed 400 vehicles per day. September 23, 2010 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-8559 The developer has indicated alternative improvements to Denny Road are being requested. The developer is requesting the allowance of placing sidewalks from the eastern boundary of Blocks 1 and 2 extending to the west, including off -site sidewalk construction, to the new elementary school. The developer is working with staff to determine the cost of the required boundary street improvements for each of the two items (Z-8559 and Z-8559-A) and the cost of construction of the walks as proposed. Additional paving will be added to Denny Road adjacent to each of the two items (Z-8559 and Z-8559-A) in addition to paving adjacent to the power line easement which bisects the two application requests. The developer has indicated should staff and the developer not be able to reach an agreement related to the sidewalk construction and additional improvements adjacent to Denny Road then street improvements to Denny Road will be completed per the boundary street ordinance requirements only adjacent to the proposed plats. The request includes the allowance of advanced grading for the entire 16.32 acres as a part of the Phase I construction. The applicant has indicated this will allow the development to balance, eliminating the need for hauling of cuts off site only to create the need to bring material back in during a later phase. Buffers will be maintained around the site perimeter to comply with the Land Alteration Ordinance. The development is proposed in two (2) phases and will be developed as the market demands. To staff's knowledge there are no outstanding issues associated with the request. Staff is in support of the request. The property is zoned R-2, Single-family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.10 units per acre. Staff feels the development of the subdivision as proposed should have minimal impact on the 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. Staff recommends approval of the variance request to allow advanced grading of Block 2 with the development of Block 1. Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. 9 September 23, 2010 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-8559 Staff's recommendation regarding the street improvement proposal is pending and will be presented at the public hearing. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were registered objectors present. The Chair explained that the Commission's practice had been to offer the applicant a deferral of their item to a later meeting when eight (8) or fewer Commissioners were present. He stated to move an item forward with a positive recommendation the applicant had to secure six (6) positive votes regardless of the number of Commissioners present. The Chair questioned the applicant as to their desire for a deferral or if the wished to move the item forward. The applicant requested a deferral of the item to the September 23, 2010, public hearing. A motion was made to defer the item to the September 23, 2010, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE - The only modification to the application request since the previous staff write-up and analysis is the applicant has indicated street construction adjacent to this development will be completed per the Master Street Plan. Staff is supportive of the applicant's proposed street improvement plan which is consistent with the Subdivision Ordinance requirements and the Boundary Street Ordinance requirements. Staff is in support of the request to allow the development of this single-family subdivision. The property is zoned R-2, Single-family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.10 units per acre. Staff feels the development of the subdivision which is consistent with the Future Land Use Plan should have minimal impact on the area. 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. Staff recommends approval of the variance request to allow advanced grading of Block 2 with the development of Block 1. Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. 10 September 23, 2010 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-S PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. 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 variance request from the Land Alteration Ordinance to allow grading of Phase II with the development of Phase I. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased curb radius. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 11 ITEM NO.: H. Z-8559 NAME: Chenal South Blocks 1 and 2 Long -form PD-R LOCATION: located on the Southwest corner of Denny Road and Gordon Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 28, 2010. The Office of Planning and Development must receive the proof of notice no later than August 6, 2010. 2. The PD-R section of the ordinance requires a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas to be designated as common usable open space. Provide the percentage of open space provided in the general notes section of the site plan. Recreation facilities or structures and their accessory uses located in common areas shall be considered as usable open space as long as the total impervious surfaces such as paving and roofs constitute no more than ten (10) percent of the total open space. 3. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of five hundred (500) square feet of usable private open space per unit. 4. Provide the location of any ground signage and note the total height and total sign area. If brick columns are to be used indicate the sign drawing on the site plan. 5. Provide details of any proposed perimeter fencing including the total height of the fence and total height of the columns. 6. Provide the minimum square footage of the homes proposed within the subdivision. Provide a draft bill of assurance for the subdivision. 7. Provide construction materials for the homes. Include a minimum number of stories of the homes. Provide roof pitch of the homes. Provide the maximum height of the structure. 8. Provide details of any proposed interior fencing or note on the site plan interior fences as allowed per the R-2 zoning district. 9. Provide details of accessory structures including storage buildings and swimming pools and the percentage of rear yard coverage allowed. 10. Provide details of the proposed trail construction. The development should provide accesses to the trail system from the subdivision lots not located adjacent to the trail. 11.The lots proposed with rear loaded garages should indicate a 10-foot no right of vehicle access to the front of the lots. Variance/Waivers: Land Alteration Variance request. Public Works Conditions: 1. Denny 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. Item # H. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Denny Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. What is the proposed construction material of the pedestrian trail? 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Provide a Sketch Grading and Drainage Plan for the entire subdivision per Section 29-186 (e) for Blocks 1 and 2 and Block 3 - 7. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be provided along Melicourt Boulevard, Melicourt Loop, and Mariol Loop. 11.Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 12. Erosion controls must be installed to reduce discharge of polluted stormwater. 13.A perimeter buffer strip shall be temporarily maintained around disturbed areas. What is width of the proposed buffer strip? 14. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 15.The median of Mariol Boulevard should be moved back from the right-of-way line approximately 15 to 20 feet. 16. Mariol Cove, Melicourt Loop and Melicourt Drive should intersect Melicourt Boulevard and Melicourt Loop, respectively at a right angle. 17.A variance is being requested to advance grade the entire 16.32 acre property. Why is advance grading being requested? Utilities and Fire Department/County Planning: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Item # H. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to Planned Development -Residential to allow development of 67 Item # H. garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Denny Road is a Minor Arterial. 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 Denny Road since it is a Minor Arterial. Gordon Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: No comment. 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, July 28, 2010. Item # H. FILE NO.: Z-8559 NAME: Chenal South Blocks 1 and 2 Long -form PD-R LOCATION: Located on the Southwest corner of Denny Road and Gordon Road DEVELOPER: Deltic Timber Corporation 7 Chenal Club Little Rock, AR 72223 FNr�INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 16.32 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 67 R-2, Single-family FT. NEW STREET: 2,150 LF Single-family residential — 7,000 square foot lots Single-family residential — 5,750 square foot lots VARIANCES/WAIVERS .REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading of Phase II with the development of Phase I. 2. A variance from the Master Street plan to allow an increased curb radius. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The original submission for this project was for a 70-acre parcel containing 249 lots. The applicant amended the request to provide two (2) applications; Item H — File No. Z-8559 and Item 12 — File No. Z-8559-A. The primary difference between the two (2) current requests and the original submission is the removal of the power line easement located midway in the development. This item contains a total of 16.32 acres and a total of 67 lots and Item 12 FILE NO.: Z-8559 (Cont. (Z-8559-A) contains 43.41 acres and 184 lots. The total of the two (2) projects contains 59.73 acres and 251 lots. The amended rezoning request is a rezoning of 16.32 acres into 67 single-family residential lots. The lots are proposed with an average lot size of 50-feet by 115-feet. The lots are indicated with a 20-foot front and rear setback and five (5) foot side yard setbacks. The subdivision is proposed with a mix of front and rear loaded garages with the rear loaded garages being served by alley access. The homes are proposed with a two (2) car garage with the heated and cooled space ranging in size from 1,400 square feet to 2,000 square feet. The fronts and sides of the homes will be constructed with brick, stone or EFTS. The roof pitch will be an 8:12 minimum covered with architectural shingles. The development is proposed with two (2) phases. The request includes a variance from the Land Alteration Ordinance to allow the grading of Phase II with the development of Phase I. The request also includes a variance to allow a 50-foot curve radius at centerline. The development will include the placement of pedestrian paths within the open space areas to connect the subdivision and to connect with the proposed subdivision to the west. The applicant has indicated sidewalks will be placed on the public streets at the entrance to the subdivision. The remainder of the streets are proposed as a minor residential street standard constructed with 26-feet of pavement within a 45-foot right of way. Since the property is not currently located within a platted subdivision there is not a bill of assurance for this site. The bill of assurance for the new subdivision will permit the development standards as proposed. B. EXISTING CONDITIONS: The site is heavily wooded as is the property to the east and west. There is an overhead power line located along the eastern boundary of the development. West of the site is property proposed for development in a similar manner as a separate item on this agenda (Z-8559-A). Further west is property zoned POD and has developed as Wildwood Performing Arts Center. The property to the east is zoned R-2, with a CUP for Pulaski Academy a private school which has developed their ball fields. North of the site is undeveloped property zoned R-2, Single-family. Parking and paved walkways have been installed within a portion of this area to serve the adjacent Wildwood Performing Arts Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300-feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. 2 FILE NO.: Z-8559 (Cont. D. ENGINEERING COMMENT PUBLIC WORKS CONDITIONS: 1. Denny 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Denny Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5-feet from centerline. 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Provide a Sketch Grading and Drainage Plan for the entire subdivision per Section 29-186 (e) for Blocks 1 and 2 and Block 3 - 7. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Per the Master Street Plan, parking is restricted to one side of the street on a 24-foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be provided along Melicourt Boulevard, Melicourt Loop and Mariol Loop. 11. Vegetation must be established on disturbed area within 21-days of completion of harvest activities. 12. Erosion controls must be installed to reduce discharge of polluted stormwater. 13. A perimeter buffer strip shall be temporarily maintained around disturbed areas. 3 FILE NO.: Z-8559 (Cont. 14. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 15. The median of Mariol Boulevard should be moved back from the right-of- way line approximately 15 to 20 feet. 16. Mariol Cove, Melicourt Loop and Melicourt Drive should intersect Melicourt Boulevard and Melicourt Loop respectively at a right angle. 17. A variance is being requested to advance grade the entire 16.32-acre property. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. 0 FILE NO.: Z-8559 (Cont. Fire Departr_nent: Place fire hydrants per code. Contact the Little Rock Fire -Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to Planned Development -Residential to allow development of 67 garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Denny Road is a Minor Arterial. 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 Denny Road since it is a Minor Arterial. Gordon Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landsca e: No comment. 5 ENO-: Z-8559 (C G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Tim Daters and Mr. Tom Russell were present at the Subdivision Committee meeting to discuss the item. Staff stated the original submission was for a 70 acre parcel containing 249 lots. Staff stated the applicant amended the request to provide two applications Item H — File No. Z-8559 and Item 12 — File No. Z-8559-A. Staff stated the primary difference between the two (2) current requests and the original submission was the removal of the power line easement located midway in the development. Staff stated Item H contained a Jtotal of 16.32 acres and a total of 67 lots and Item 12 contained 43.41 acres and 184 lots. Staff stated the two (2) projects contained 59.73 acres and 251 lots. Staff stated the Planning Staff concerns were similar on both application requests. Staff requested Mr. Daters provide the elements typically contained within the bill of assurance including construction materials, building heights, minimum square footages of the homes, the allowance of accessory buildings and structures, the minimum roof pitch of the homes and details of perimeter and interior fences. Public Works comments were addressed. Staff stated dedication of right of way was required along Denny Road for both projects for a total of 45-feet from centerline. Staff stated boundary street ordinance requirements would be required adjacent to the proposed development. There was a general discussion by the Committee members, staff and Mr. Daters concerning the need for curb, gutter and sidewalk on Denny Road adjacent to this site. Mr. Daters stated the developer desired to construct sidewalk along Denny Road including sidewalk off -site to provide access from this subdivision to the nearby elementary school. Mr. Daters stated the developer would determine the cost of the required improvements and provide the walks and with any additional funds add additional paving along the frontage of the subdivision. He stated the paving would not be the full width but an additional eight (8) to ten (10) feet of paving would be added. Staff questioned the grading plan as proposed. Mr. Daters stated this development was proposed in two phases. He stated the request for Blocks 1 and 2 allowed for excess materials to be used on site. Mr. Daters stated there were varying degrees of cut and fill within this portion of the subdivision which the advanced grading would allow for balancing of the site. Mr. Daters stated within adjacent development, Blocks 3 — 7, there were four phases proposed. He stated fill areas 20 to 30 feet deep would be required in Blocks 3 - 7. He stated there were a number of drainage areas within this area which would be rerouted within this portion of the subdivision. Staff requested a sketch grading and drainage plan for both Blocks 1 and 2 and Blocks 3 through 7. There was a general discussion concerning the street width proposed within Blocks 3 — 7. Staff stated they felt Melicourt Loop was a residential street which would require a 50-foot right of way and sidewalks were required along the street L E NO.: Z-8559 (Cont. on one side. Staff stated the walks should be placed on the inside of the loop where there were no driveways proposed. Mr. Daters stated the street would not function as a residential street and the number of cars on the street would be less than the number allowed per the Master Street Plan. Mr. Daters questioned if the lot layout and street design were redesigned to allow for Melicourt Boulevard and Melicourt Drive to be a loop street would staff then support the minor residential street standard for the street. Staff stated if the development met the definition of a loop street per the Master Street Plan staff would support the request. Staff stated the street designs located in Blocks 1 and 2 were adequate to meet the Master Street Plan requirements for a minor residential street. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 July 22, 2010, Subdivision Committee meeting. The revised plan indicates accessory structures and interior fencing will be allowed as typically allowed in the R-2, Single-family zoning district. The development is proposed with a mix of sidewalks and alternative pedestrian paths. Sidewalks will be placed at the entrance of the subdivision and in areas where the streets are expected to carry volumes of traffic in excess of 400 vehicles per day. The paths will be constructed of an all weather surface. A 20-foot wide gravel pedestrian path and emergency access has been indicated on the plat to allow emergency access to Blocks 3 through 7 from Blocks 1 and 2. The development is proposed with 67 lots of detached single-family housing contained within 16.32 acres. The lots are proposed with a mix of front loaded and rear loaded garages. The lots average 50-feet by 115-feet with an average lot size of 5,750 square feet. The development is proposed with an overall density of 4.10 units per acre. Of the 16.32 acres 24.4 percent or 3.99 acres is proposed as common open space. The development is proposed with a 20-foot front and rear yard setbacks and five (5) foot side yard setbacks. The maximum building height is proposed as typically allowed in the R-2, Single-family Zoning District. The site plan indicates the placement of a subdivision sign located near the entrance along Denny Road. The sign is proposed to not exceed eight (8) feet in height and one hundred (100) square feet of sign area. The applicant has indicated the sign area indicated does not include other ornamental attachments or inner connecting links which may be a part of the main supports of the sign. The perimeter fence is proposed eight (8) feet in height with columns extending up to ten (10) feet in height. 7 FILE NO.: Z-8559 The internal streets are proposed as minor residential streets per the Master Street Plan. The Master Street Plan allows residential subdivisions where the maximum number of lots on a loop street does not exceed 80 lots and is not expected to exceed 400 vehicle trips per day to reduce the right of way width to 45-feet and no sidewalk is required. The paving width may be reduced to 24-feet but parking is restricted to one side of the street. The paving width must be 26-feet to avoid parking restrictions. The street is proposed with a 45-foot right of way and 26-feet of pavement without sidewalk in areas where the traffic counts are not expected to exceed 400 vehicles per day. The developer has indicated alternative improvements to Denny Road are being requested. The developer is requesting the allowance of placing sidewalks from the eastern boundary of Blocks 1 and 2 extending to the west, including off -site sidewalk construction, to the new elementary school. The developer is working with staff to determine the cost of the required boundary street improvements for each of the two items (Z-8559 and Z-8559-A) and the cost of construction of the walks as proposed. Additional paving will be added to Denny Road adjacent to each of the two items (Z-8559 and Z-8559-A) in addition to paving adjacent to the power line easement which bisects the two application requests. The developer has indicated should staff and the developer not be able to reach an agreement related to the sidewalk construction and additional improvements adjacent to Denny Road then street improvements to Denny Road will be completed per the boundary street ordinance requirements only adjacent to the proposed plats. The request includes the allowance of advanced grading for the entire 16.32 acres as a part of the Phase I construction. The applicant has indicated this will allow the development to balance, eliminating the need for hauling of cuts off site only to create the need to bring material back in during a later phase. Buffers will be maintained around the site perimeter to comply with the Land Alteration Ordinance. The development is proposed in two (2) phases and will be developed as the market demands. To staffs knowledge there are no outstanding issues associated with the request. Staff is in support of the request. The property is zoned R-2, Single-family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.10 units per acre. Staff feels the development of the subdivision as proposed should have minimal impact on the 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. n. FILE NO.: Z-8559 (Cont.) Staff recommends approval of the variance request to allow advanced grading of Block 2 with the development of Block 1. Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. Staff's recommendation regarding the street improvement proposal is pending and will be presented at the public hearing. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present. There were registered objectors present. The Chair explained that the Commission's practice had been to offer the applicant a deferral of their item to a later meeting when eight (8) or fewer Commissioners were present. He stated to move an item forward with a positive recommendation the applicant had to secure six (6) positive votes regardless of the number of Commissioners present. The Chair questioned the applicant as to their desire for a deferral or if the wished to move the item forward. The applicant requested a deferral of the item to the September 23, 2010, public hearing. A motion was made to defer the item to the September 23, 2010, public hearing. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE: The only modification to the application request since the previous staff write-up and analysis is the applicant has indicated street construction adjacent to this development will be completed per the Master Street Plan. Staff is supportive of the applicant's proposed street improvement plan which is consistent with the Subdivision Ordinance requirements and the Boundary Street Ordinance requirements. Staff is in support of the request to allow the development of this single-family subdivision. The property is zoned R-2, Single-family and is indicated on the City's Future Land Use Plan as Residential Low Intensity. This classification allows for the development of single-family homes at a density not to exceed six (6) dwelling units per acre. The subdivision is proposed with an overall density of 4.10 units per acre. Staff feels the development of the subdivision which is consistent with the Future Land Use Plan should have minimal impact on the area. 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. Staff recommends approval of the variance request to allow advanced grading of Block 2 with the development of Block 1. 9 FILE NO.: Z-8559 (Cont. Staff recommends approval of the variance request from the Master Street Plan to allow an increased curb radius. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. There were no registered objectors present. 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 variance request from the Land Alteration Ordinance to allow grading of Phase II with the development of Phase I. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased curb radius. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 10 ITEM NO.: 15. Z-8559 NAME: Chenal South Long -form PD-R LOCATION: located on the Southwest corner of Denny Road and Gordon Road 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. The notice must be mailed no later than June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. Provide details of any proposed perimeter fencing including construction materials, total height and location. 3. Provide details of any proposed interior fencing or note on the site plan interior fences as allowed per the R-2 zoning district. 4. Provide details of accessory structures including storage buildings and swimming pools and the percentage of rear yard coverage allowed. 5. Provide details of any proposed subdivision identification signage. 6. Provide details of the proposed trail construction. The development should provide accesses to the trail system from the subdivision lots not located adjacent to the trail. 7. The Conditional Use Permit for Pulaski Academy must be revised to remove the portion proposed for development with this subdivision from the approved CUP for PA. 8. The lots proposed with rear loaded garages should indicate a 10-foot no right of vehicle access to the front of the lots. 9. The development should provide sidewalks as required by the Master Street Plan. As indicated the trail system does not allow for safe access of all residents. 10.The PD-R section of the ordinance requires a minimum of ten (10) to fifteen (15) percent of gross planned residential district (PRD) areas to be designated as common usable open space. Provide the percentage of open space provided in the general notes section of the site plan. Recreation facilities or structures and their accessory uses located in common areas shall be considered as usable open space as long as the total impervious surfaces such as paving and roofs constitute no more than ten (10) percent of the total open space. 11. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of five hundred (500) square feet of usable private open space per unit. VarianceNVaivers: Grading Street improvements to Denny Road Setbacks — 20' front and rear 5' side Public Works Conditions: Item # 15. 1. Denny 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. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Denny Road including 5-foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. What is the proposed construction material of the pedestrian trail? 3. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Provide a Sketch Grading and Drainage Plan for the entire subdivision per Section 29-186 (e). 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 10. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalks should be provided along Melicourt Boulevard, Melicourt Loop, and Mariol Loop. 11. Mariol Loop, Melicourt Boulevard and Melicourt Loop should be designed to residential street standard with a right-of-way width of 50 feet and a street width of 26 feet from back of curb to back of curb with sidewalks on one (1) side. 12. Per the Master Street Plan, parking is restricted to one side of the street on a 24 foot wide street. Show on the plan now and on the final plat and bill of assurance, the area along the street where parking is allowed. 13. Vegetation must be established on disturbed area within 21 days of completion of harvest activities. 14. Erosion controls must be installed to reduce discharge of polluted stormwater. 15.A perimeter buffer strip shall be temporarily maintained around disturbed areas. What is width of the proposed buffer strip? 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 17.Traffic calming devices are required for long straight streets to discourage speeding. Pedestrian tables, traffic circles or round-abouts are suggested at regular intervals and at main intersections. Traffic calming devices should be installed on Melicourt Boulevard and Melcourt Loop. Contact Travis Herbner, Traffic engineering at 379- 1805 for additional information. 18. Alteration of the water course will require approval from the Little Rock District of the Item # 15. US Army Corps of Engineers prior to start of work. 19.The medians of Melicourt Boulevard and Mariol Boulevard should be moved back from the right-of-way line approximately 15 to 20 feet. 20. Mariol Cove, Melicourt Loop and Melicourt Drive should intersect Melicourt Boulevard and Melicourt Loop, respectively at a right angle. 21. The bill of assurance should provide for all garbage receptacles to be placed on one (1) side of alleys if City collection services are desired. 22.A variance is being requested to advance grade the entire 70 acre property. Why is advance grading being requested? 23. The street name Mariol Cove cannot be used in the proposed location intersecting with Melicourt Boulevard. The name could be changed to Melicourt Cove. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension and pump station required with easements for this project. Approval from the Little Rock Sanitary Sewer Committee is required before Little Rock Wastewater Utility will grant approval to tie to the existing Little Rock Wastewater System. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received_ AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. A CIC main charge will apply to all connections off of the 12-inch main in Denny Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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). A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. A 39-inch raw water line crosses this site within a 50-foot wide waterline easement on south end of the property. Care must be taken to protect these water lines and any appurtenances, such as access and air release vaults, or monumentation which may be in the area. No signs, light poles, dumpster pads or other structures on foundations will be allowed within the existing 50-foot waterline easement. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. Item # 15. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received Building Codes: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed firewalls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a rezoning to Planned Development -Residential to allow development of 249 garden style lots. The density of this proposed development is compatible with the Future Land Use Plan. This area is not covered by a City of Little Rock recognized Neighborhood Plan. Master Street Plan: Denny Road is a Minor Arterial. 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 Denny Road since it is a Minor Arterial. Gordon Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 III is shown on Denny Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Landscape: No comment. 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, June 16, 2010. Item # 15.