Loading...
HomeMy WebLinkAboutZ-8756 Staff AnalysisMay 10, 2012 ITEM NO.: 4 FILE NO.: Z-8756 NAME: Ashcraft Short -form POD LOCATION: Located at 2019 Wright Avenue DEVELOPER: River City Community Services Mike Ashcraft P.O. Box 1534 North Little Rock, AR 72115 SURVEYOR: Kittler-Roberts Group, LLP 3906 Highway 5 North Bryant, AR 72002 AREA: 0.13 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family PROPOSED ZONING: POD PROPOSED USE: Group home, Office, Food pantry, Educational classes VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The applicant is requesting a rezoning from R-3, Single-family to Planned Office Development (POD) to use the existing duplex located at 2019 Wright Avenue as a group home and counseling center. The applicant has indicated the upstairs unit will be used to house up to nine (9) unrelated disabled individuals including a case worker. The downstairs unit will be used as an office and food pantry. The food pantry service will be offered on Tuesday and Thursday. Sobriety and substance abuse classes will be held on Wednesday and Friday. The classes will hold between ten (10) and twelve (12) persons. A schedule will be provided to clients for them to come at a designated time. Twenty (20) persons will be May 10, 2012 SUBDIVISION EM NO.: FILE NO.: Z-8756 served a week. The food pantry will service a maximum of fifty (50) persons per week and between 1,250 and 2,500 per year. B. EXISTING CONDITIONS: The structure on the site is an occupied duplex. There is a graveled driveway extending from the alley located east of the site, across an adjacent lot, to the rear yard of this unit. There is also a graveled area on the adjacent lot (to the east) which is being used by the occupants of the duplex for parking. The applicant recently purchased this lot and a quitclaim deed was filed on April 25, 2012. This area contains a mixture of one and two family residences. There is a boarded single-family home on the southwest corner of Park and West 19tn Streets and a boarded single-family home on the northwest corner of Wright Avenue and South Schiller Street. Two blocks west of the site begins a commercial area fronting Wright Avenue which has a number of retail and office uses. The primary zoning of the area is C-3, General Commercial District. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls and a number stating opposition to the proposed request. All property owners located within 200-feet of the site, the Wright Avenue and Central High Neighborhood Associations were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. Show the right-of-way centerline on the survey. 2. The wood retaining wall is in disrepair and has collapsed on the sidewalk. The retaining wall should be repaired and all debris moved off the sidewalk. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. If preparing food in a commercial kitchen a grease trap may be required. Contact Little Rock Wastewater Utility for additional information. Entergy: Approved as submitted. 2 May 10, 2012 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-8756 Center -Point Ener : 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: The site is located on CATA Bus Route #16 —the UALR Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or 3 May 10, 2012 SUBDIVISION ITEM NO.- 4 (Cont.) FILE NO.: Z-87 garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-4 (Two Family District) to POD (Planned Office District) to allow for the development of outreach and living facilities for the recovering 'substance abusers' on this site. Master Street Plan: Wright Avenue 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 Wright Avenue since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes is shown along Wright Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required per Chapter 15 of the City of Little Rock Code of Ordinances with the addition of a parking lot. G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012) Mr. Mike Ashcraft was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated until the parking was addressed they felt the item should be not be moved forward to the Commission. Mr. Ashcraft stated there was a recorded easement on the southern boundary of the property to the east allowing access to the rear yard of the duplex. Staff requested Mr. Ashcraft have the survey revised to indicate the easement. Staff also questioned the total square footage of the structure, the total square footage of the bedrooms and if the kitchen would be removed from the upstairs unit. Staff also questioned the total square footage proposed for the food pantry and the office/meeting space. Public Works comments were addressed. Staff stated a dedication of right of way to 30-feet from centerline would be required. Staff also stated a wooden retaining wall had collapsed on the sidewalk. Staff stated the retaining wall was to be repaired and all debris was to be moved off the sidewalk. 4 May 10, 2012 SUBDIVISION ITEM NO.: 4 FILE NO.: Z-875 Landscaping comments were addressed. Staff stated with the addition of parking in the rear yard area landscaping would be required. Staff stated the ordinance typically required parking areas to be constructed of a hard surface material. Staff stated if the request included something other than paving the applicant should include the alternate to paving in the request. Staff stated a landscape strip of 6-feet 9-inches was required around the perimeters of the paved area. 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 and cover letter addressing issues raised at the April 19, 2012, Subdivision Committee meeting. The applicant has purchased the adjacent lot to the east and the survey has been revised to include the new lot, the graveled drive to the rear of the duplex structure and the graveled parking located on this eastern lot. The applicant has also provided staff with the square footage of the structure, the square footage of each unit and the square footage of the bedrooms. The applicant is requesting a two (2) to three (3) year deferral of the required paving for the parking area. The existing graveled area is 50-feet long and extends to the alley located along the eastern perimeter of the lot. This would allow for five vehicles to park. The applicant is not proposing to park in the rear yard area of the duplex. The applicant is requesting a rezoning from R-3, Single-family to Planned Office Development (POD) to use the existing duplex located at 2019 Wright Avenue as a group home, counseling center and food pantry. The upstairs unit is proposed as a group home for up to eight (8) male persons which are unrelated and disabled recovering from substance and alcohol abuse. There is also a case worker which will live on site for a total of nine (9) persons. The downstairs unit will be used as an office, meeting space and food pantry. There will not be commercial cooking taking place within the structure. The residents will prepare their own meals within the upstairs portion of the structure. Typically group homes are addressed by the Commission as a Special Use Permit. The addition of the food pantry service and the counseling center for individuals outside the group home requires the property to be rezoned, in this case, to a Planned Office District. The food pantry service will be offered on Tuesday and Thursday. Sobriety and substance abuse classes will be held on Wednesday and Friday. The classes will hold between ten (10) and twelve (12) persons. The classes will be at a designated time. Twenty (20) persons will be served a week. The food pantry May 10, 2012 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-8756 will service a maximum of fifty (50) persons per week and between 1,250 and 2,500 per year. The applicant notes that counseling and/or meetings will take place on the site in the downstairs portion of the duplex unit for residents and other persons coming from off -site. The applicant anticipates very few of the residents will have vehicles. Within the downstairs portion of the structure an existing bedroom will be used as the counseling area. The living room portion of the structure will be used as the office/administration. The second bedroom will be used as a private office area. The food pantry will occupy a portion of the existing kitchen area. The food pantry is proposed as an 8-foot by 11-foot area. Following is the definition of a group home as found in Section 36-3 of the City's Zoning Ordinance: "Group home means a facility that does not fall within another defined facility category within this section and which provides housing in a family -like environment to more than four (4) handicapped individuals. This use is permitted only as a special use as designated in this chapter." The applicant notes that the total area of the second floor of the duplex is 1,208 square feet. The applicant proposes to house the residents in two (2) bedrooms as follows: Bedroom 1 — 171 square feet Bedroom 2 — 148 square feet Section 8-406(a) of the City's Buildings and Building Regulations Ordinance (minimum area per dwelling unit) requires 150 square feet for the first occupant and 100 square feet for each additional occupant. Therefore, the minimum area for a residence occupied by 9 persons is 950 square feet. As noted earlier the residential unit contains 1,208 square feet. Section 8-406(b) (minimum area per bedroom) requires 70 square feet for the first occupant and 50 square feet for each additional occupant for a total of 470 square feet of bedroom space (319 square feet provided). The occupancy for the bedrooms as proposed does not conform to the ordinance requirement. Section 36-54(e)(4) of the City's Zoning Ordinance provides the following provisions, as adopted by the Board of Directors on September 6, 2005: 1. family care facility, group care facility, group home, parolee or probationer housing facility, rooming, lodging and boarding facility. A May 10, 2012 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-8756 (a) Separation, spacing and procedural requirements for family care facilities, group care facilities, group homes, parolee or probationer housing facilities and rooming, lodging and boarding facilities will be determined by the planning commission so as not to adversely impact the surrounding properties and neighborhood. Unless the commission determines that a different area is more appropriate, a neighborhood shall be defined as an area incorporating all properties lying within one thousand five hundred (1,500) feet of the site for which the permit is requested. (b) There shall be a presumption that a special use permit for a group home of 5, 6, 7, or 8 handicapped persons will be granted if all ordinance requirements are met, except that individuals whose tenancy would constitute a direct threat to the health or safety of other individuals of whose tenancy would result in substantial physical damage to the property of others shall not be allowed in such a home. (c) Issues that the planning commission will consider during its review of a family care facility, group care facility, group home, parolee or probationer housing facility, or rooming, lodging and boarding facility include, but are not limited to: 1. Spacing of existing similar facilities. 2. Existing zoning and land use patterns. 3. The maximum number of individuals proposed to be served, the number of employees proposed and the type of services being proposed. 4. The need and provision for readily accessible public or quasi -public transportation. 5. Access to needed support services such as social services agencies, employment agencies and medical service providers. 6. Availability of adequate on -site parking. (d) The Fire Marshal must approve the use of any structure proposed as a family care facility, group care facility, group home, parolee or probation housing facility or rooming, lodging and boarding facility. (e) Family care facilities, group care facilities, group homes and parole or probation housing facilities shall be operated within any and all 7 May 10, 2012 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z-8756 applicable licensing and procedural requirements established by the State of Arkansas. The site is located on CATA Bus Route #16 — the UALR Route, which runs along Wright Avenue. The applicant has indicated few of the individuals will have their own cars. The applicant is proposing to purchase one (1) 15-passanger van initially and a second in the future. An area survey conducted by staff revealed only two (2) other living facility within 1,500 feet of this property. Arkansas Baptist College has a residential hall located at the southeast corner of 17th and Bishop Streets. The facility will accommodate 350 residents. The school is proposing the construction of a new residential hall within the next few months and the "old" residential hall located at 16th and Bishop Streets will accommodate 135 residents. Gyst House is located at 1908 South Park Street. There are four (4) ladies and eight (8) men housed at this site. There are no other group home -type uses within this neighborhood to staff's knowledge. The fire marshal is reviewing the structure to determine compatibility of the structure for the proposed use. Staff is not supportive of the request. Staff feels the use of the property for group counseling of not only persons living on site but transporting persons to the facility for counseling will generate a significant amount of traffic. Also the food pantry within the development will potentially generate a number of vehicles to the site accessing this service. There are five (5) parking spaces located on the site. The applicant has indicated in the future there will be two (2) vehicles for transporting clients located at the site. Based on the existing parking staff does not feel parking will be adequate to serve the residence and the potential clients of the development. In addition the applicant is requesting not to construct the parking area to minimum development standards. An additional concern is the structure does not contain adequate square footage within the bedrooms to house the number of persons the applicant intends to serve. Staff does not feel the rezoning is appropriate for the development as proposed. STAFF RECOMMENDATION Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 10, 2012) Mr. Mike Ashcraft was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. May 10, 2012 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-8756 Mr. Ashcraft addressed the Commission stating he would yield his time to the opposition. Ward 1 City Director Erma Hendrix addressed the Commission in opposition of the request. She stated she was representing Ms. Sheila Miles of the Wright Avenue Neighborhood Association and Ms. Joyce Matthews of the Central High Neighborhood Association. She stated both ladies were working and could not be present at the meeting. She stated the area was a historic area and the residents wanted to retain the historic character. She stated Mr. Ashcraft had attended the Central High Neighborhood Association meeting and presented his plan to the attendees. She stated there was no support from those present for the placement of the rehab facility at this site. She stated the area had a number of facilities similar to the proposed use already in the area. She stated the placement of the use in the neighborhood would not be an enhancement to the area but would deter future redevelopment. She requested the Commission deny the request. Mr. Kenneth Craig addressed the Commission in opposition of the request. He stated his home was located behind the existing duplex. He stated the duplex had a history as a drug house and only recently had the occupants moved out. He stated the area proposed for parking was an emergency access. He stated the lot on each side of the duplex was owned by someone other than Mr. Ashcraft. He stated he did not feel bringing men into the neighborhood for drug counseling would be beneficial to the neighborhood. He stated his granddaughters played in the back yard of his home and he was concerned if the site was used as a rehab house for men he feared for the safety of his granddaughters. He requested the Commission deny the request. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated based on the lack of bedroom space square footage and the lack of parking the Commission should not approve the request. She stated the use of the site for counseling of person not living on site and the food pantry would potentially generate a great deal of traffic into the area and to a site which could not park the potential cars in the parking available. She requested the Commission deny the request. The Commission questioned if Mr. Ashcraft desired to addressed the Commission or rebut any statements made. Mr. Ashcraft requested the Commission vote on the request. A motion was made to approve the request subject to compliance with all staff recommendations and comments except that of denial. The motion failed by a vote of 0 ayes, 9 noes and 2 absent. N ITEM NO.: 4. (Z-8756) NAME: Ashcraft Short -form POD LOCATION: located at 2019 Wright Avenue Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. Staff feels until the parking is addressed this item should not move forward to the full Commission for review. The ordinance requires a minimum of 0.5 parking spaces for each sleeping accommodation. The site plan does not provide any parking for the structure. Based on 9 occupants at total of 4 parking spaces would be required. There will be additional parking required for the office/counseling use. Currently the residents of the duplex are parking on property not owned by the applicant. The structure is located on Wright Avenue and there is no street parking allowed. 3. Provide the total square footage of the structures. Provide the total square footage of each individual unit. Provide the square footage of the bedroom areas. The ordinance requires a minimum of 150 square feet for the first person and an additional 100 square feet for each additional occupant of building square footage. The ordinance also requires a minimum of 70 square feet of bedroom space for the first occupant and 50 square feet for each additional occupant. 4. Provide the total square footage proposed for the office/counseling space. Provide the total square footage of the food pantry. 5. How will meals be prepared for the residents? Will there be a commercial kitchen added to the structure? 6. Will renovations for the site include the removal of the upstairs kitchen? 7. Staff is in the process of conducting an area survey to determine similar uses located within 1500 feet of the proposed development. 8. Staff has contacted the fire marshal to determine improvements that need to be completed to allow the facility to be used as a group home. 9. Will the residents be parolees or are the residents recovering from substance/alcohol abuse? VariancelWaivers: None requested. Public Works Conditions: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. Show the right-of-way centerline on the survey. 2. The wood retaining wall is in disrepair and has collapsed on the sidewalk. The retaining wall should be repaired and all debris moved off the sidewalk. Item # 4. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. If preparing food in a commercial kitchen a grease trap may be required. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. Coun!y Planning: No comment received. CATA: Will the driveway entrance to any parking areas be from Wright Avenue or Park Street? The site is located on CATA Bus Route #16 — the UALR Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a Item # 4 rezoning from R-4 (Two Family District) to POD (Planned Office District) to allow for the development of outreach and living facilities for the recovering 'substance abusers' on this site. Master Street Plan: Wright Avenue 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 Wright Avenue since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes is shown along Wright Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping will be required per Chapter 15 of the City of Little Rock Code of Ordinances with the addition of a parking lot. Revised plat/pla_n; Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 25, 2012. Item # 4 ITEM NO.: 4. (Z-8756) NAME: Ashcraft Short -form POD LOCATION: located at 2019 Wright Avenue r✓ '' Planning Staff Comments: J 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. Staff feels until the parking is addressed this item should not move forward to the full Commission for review. The ordinance requires a minimum of 0.5 parking spaces for each sleeping accommodation. The site plan does not provide any parking for the structure. Based on 9 occupants at total of 4 parking spaces would be required. There will be additional parking required for the office/counseling use. Currently the residents of the duplex are parking on property not owned by the applicant. The structure is located on Wright Avenue and there is no street parking allowed. 3. Provide the total square footage of the structures. Provide the total square footage of each individual unit. Provide the square footage of the bedroom areas. The ordinance requires a minimum of 150 square feet for the first person and an additional 100 square feet for each additional occupant of building square footage. The ordinance also requires a minimum of 70 square feet of bedroom space for the first occupant and 50 square feet for each additional occupant. 4. Provide the total square footage proposed for the office/counseling space. Provide the total square footage of the food pantry. 5. How will meals be prepared for the residents? Will there be commercial kitchen added to the structure? No -Ip re.� r� �`''�n o'z, 6. Will renovations for the site include the removal of the upstairs kitchen? NO 7. Staff is in the process of conducting an area survey to determine similar uses located within 1500 feet of the proposed development. 8. Staff has contacted the fire marshal to determine improvements that need to be completed to allow the facility to be used as a group home. 9. Will the residents be parolees or are the residents recovering from substance/alcohol abuse? N o ?a('a 1u.5 Variance/Waivers: None requested. Public Works Conditions: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. Show the right-of-way centerline on the survey. 2. The wood retaining wall is in disrepair and has collapsed on the sidewalk. The retaining wall should be repaired and all debris moved off the sidewalk. Item # 4. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. If preparing food in a commercial kitchen a grease trap may be required. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: Will the driveway entrance to any parking areas be from Wright Avenue or Park Street? The site is located on CATA Bus Route #16 — the UALR Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a Item # 4 rezoning from R-4 (Two Family District) to POD (Planned Office District) to allow for the development of outreach and living facilities for the recovering 'substance abusers' on this site. Master Street Plan: Wright Avenue 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 Wright Avenue since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes is shown along Wright Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping will be required per Chapter 15 of the City of Little Rock Code of Ordinances with the addition of a parking lot. 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, April 25, 2012. 5rOvc-1 Item # 4