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HomeMy WebLinkAboutZ-8964 Staff AnalysisDecember 18, 2014 ITEM NO.: B FI NAME: Dunn Short -form PD-R and Alley Abandonment LOCATION: Located on the Northeast corner of Arthur and Nix Roads DEVELOPER: Universal Housing Group P.O. Box 241667 Little Rock, AR 72223 FNr4INFFR- Marlar Engineering 5318 John F. Kenney Boulevard North Little Rock, AR 72116 O.: Z-8964 AREA: 1.3 acres NUMBER OF LOTS: 11 —townhouse lots FT. NEW STREET: 0 LF CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: R-2, Single-family Single-family residential Townhouse, Single-family attached VARIANCEIWAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting to rezone the site from R-2, Single-family to PD-R to allow the creation of a townhouse lot plat. The current area is 1-acre and is proposed with 11 townhouse lots. The site has frontage on three (3) platted City streets, Farris Street to the east, Arthur Road to the south and Nix Road to the west. The site plan indicates the new lots will be developed with two (2) buildings fronting Nix Road, two (2) buildings fronting Farris Street and three (3) buildings with two (2) units and one single unit fronting Arthur Road. The lots are indicated with lot widths ranging in size from 30.4-feet to 58.6-feet in width. The lot depths range from 106.8-feet to 124.0-feet. The lot area ranges from 3,492 square feet December 18, 2014 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: to 6,258 square feet. The site plan indicates a 10-foot building setback along the northern perimeter. The plan indicates a minimum building setback along the abutting streets of 20-feet. The units are proposed with rear loaded garages accessed from a 20-foot alley. The alley extends the distance between Nix Road and Farris Street. The site plan indicates a 32-foot by 68-foot common area within the development. Four (4) percent of the site is proposed as common open space. The development is proposed with 8.2 units per acre. The request also includes the abandonment of a north/south alley located adjacent to Lots 5 and 12 Block 5, Gibraltar Heights Addition and an east/west alley located adjacent to Lots 6 — 11 and 5 and 12 Block 5, Gibraltar Heights Addition. B. EXISTING CONDITIONS: The property is currently platted as eight (8) single-family lots. There is a single-family home located on the property. This area is predominately single-family. A number of new homes have been constructed in this general area within the last 10-years. North of the site along West Markham Street is the Shadow Lakes Apartments. Also in the area along West Markham Street are a number of office and commercial uses with frontage on West Markham Street and Chenal Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. A number of the comments have been in opposition. A few have indicated they are in support of the request. All property owners located within 200-feet of the site along with the Gibraltar Heights Point West Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Nix Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. Arthur Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2 December 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8964 3, Farris Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 25-feet from centerline will be required. 4. A 20-foot radial dedication of right-of-way is required at the intersection of Nix Road and Arthur Road. 5. A 20-foot radial dedication of right-of-way is required at the intersection of Arthur Road and Farris Street. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Nix Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from centerline. Additional asphalt maybe required to be installed on Nix Road to provide at least 20-feet of asphalt. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Arthur Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 13-feet from the centerline. Additional asphalt maybe required to be installed on Arthur Road to provide at least 20-feet of asphalt. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Farris Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from centerline. Additional asphalt maybe required to be installed on Farris Road to provide at least 20-feet of asphalt. A temporary hammerhead turnaround must be provided at the northern end of Farris Road for City of Little Rock and emergency vehicles. 9. The proposed alley should be private and paved at least 20-feet wide from Farris Street to Nix Road. 10. 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. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. 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. 13. 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 501.379.1813; Greg Simmons gsimmons(cl-littlerock.org for more information. 3 December 18, 2014 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-8964 14. The proposed plat does not show utility easements. 15. Residential waste will be picked up in the street adjacent to the front yard. 16. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to provide sewer service to all lots. Entergy: Entergy does not object to the proposed development. Single phase electrical distribution lines exist on the southern, eastern and northwestern edge of the property as well as an extension to the house currently located on the property. Contact Entergy, Bernard Neumeier, at 501.954.5158, in advance to discuss service arrangements for the development. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. 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. M December 18, 2014 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: 6. 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). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Fire hydrants per code. Two -ways to enter and exit, subdivision, fire apparatus, turn-arounds. All drives must be 26-feet in width. Contact the Little Rock Fire Department for additional information County Planning: No comment. CATA: Difficult to access public transportation from this site. Location is over % mile from Route #5, West Markham Route service Wal-mart on Bowman Road. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Building Cade: Building permit required. Fire separation required for zero lot line/party wall buildings that is beyond that required for standard townhouse construction. Planning Division: This request is located in the Ellis Mountain 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 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 6 units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to develop a townhouse development at a density just over 8-units per acre on the site. Master Street Plan: Nix and Arthur Roads are shown as a Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 5 December 18, 2014 SUBDIVISION EM NO.: B (Co FILE NO.: Z-8964 Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 16, 2014) The applicant was present. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested the applicant provide building elevations, proposed construction materials and the maximum height of the buildings. Staff questioned if the units would be owner occupied or rentals. Staff also questioned if there would be a development sign and if so the total height and total sign area. Public Works comments were addressed. Staff stated dedication of right of way and street construction would be required on the abutting streets. Staff also stated no construction could take place on the site without the issuance of a grading permit. Staff stated residential waste would be collected on the streets fronting the units. Staff stated the plat as proposed did not include any utility easements. Staff noted the comments from the various other agencies. There were no more issues for discussion. 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 staff's concerns raised at the July 16, 2014, Subdivision Committee meeting. The applicant has provided the maximum building height, the construction materials and the proposed elevations. The applicant has indicated the units will be two (2) story with a maximum building height of 27-feet. There will not be a development sign to identify the proposed townhouse development. The applicant has indicated the units will be placed on individual lots to allow for the sale of the units. The request is to rezone the site from R-2, Single-family to PD-R to allow the creation of a townhouse lot plat. The Subdivision Ordinance defines townhouse lots of not less than twenty-two (22) feet in width by eighty (80) feet in depth with an overall size of two thousand (2,000) square feet. The lots are indicated with lot widths ranging in size from 30.4-feet to 58.6-feet in width. The lot depths range from 106.8-feet to 124.0-feet. The minimum lot size is 3,492 square feet and the maximum lot size is 3,258 square feet. 0 December 18, 2014 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-8964 There are 11-units total proposed. The site plan indicates the new lots will be developed with five (5) of the units as duplex type homes and the remaining unit is proposed as a detached unit. The units are proposed with rear loaded garages accessed from a 20-foot alley. The alley extends the distance between Nix Road and Farris Street. The site plan indicates a 32-foot by 68-foot common area within the development. The construction materials proposed are brick, siding and architectural shingles. The site plan includes the placement of a six (6) foot fence along the northern perimeter. Additional fencing may be added along the remaining perimeters in the future. The maximum height all fencing will be six (6) feet. Fencing will also be placed within the rear yards of the units to offer privacy to the residents. The request also includes the abandonment of a north/south alley located adjacent to Lots 5 and 12 Block 5, Gibraltar Heights Addition and an east/west alley located adjacent to Lots 6 — 11 and 5 and 12 Block 5, Gibraltar Heights Addition. Staff is supportive of the abandonment request of the alley as a public right of way. Staff is not supportive of the request. In recent years this area has seen a number of new single-family homes constructed on individual lots. There is a defined line between the multi -family and the non-residential uses to the north and the single-family to the south. With the exception of the multi -family along West Markham Street the area is predominately single-family homes on individual lots. In addition, in staffs opinion, the massing of the buildings is out of character with the size and massing of the homes in this area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 7, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 4, 2014, requesting a deferral of the item to the September 18, 2014, public hearing. Staff sated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for approval of the deferral request with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 December 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8964 STAFF UPDATE: There has been no change to this application request since the previous public hearing. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) Mr. Mike Marlar and Mr. AJ Gilbert were present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Marlar, the project engineer, stated the development was proposed as an attached single-family development. He stated the homes were proposed as patio homes, with owner occupancy. He stated there were no front loading garages, all garages were loaded from rear alleys. He stated the units would all have hardwood floors and granite counter tops. He stated the site was currently platted with eight (8) single-family lots. He stated this development would allow the placement of eleven (11) units. Mr. Marlar stated all boundary street improvements would be completed with the development. Ms. Paula Brown addressed the Commission in opposition of the request. She stated her home was located at 511 Nix Road and she bought her home in 1994. She stated the neighborhood was a diverse neighborhood with residents ranging from 20 years of age to 90 years of age. She stated there were young families and elderly residents all living in the neighborhood. She stated Nix Road was a narrow unimproved road with deep ditches for drainage. She stated the road was a single lane road. She stated the residents knew to wait for the cars to pass before moving on up or down the hill. She stated the homes ranged in price from $120,000 to $180,000. She stated the new construction in the area was primarily single-family. She requested the Commission maintain the integrity of the neighborhood and vote no on the proposed request. Ms. Gaye Knight addressed the Commission in opposition of the request. She stated her home was located at 13030 Arthur Lane. She stated the area was single-family and not multi -family. She stated the streets were narrow streets and were not developed with curb, gutter and sidewalk. She stated placing a multi -family development in a single-family neighborhood would decrease property values. She stated the neighborhood did not want rental. She stated not to call into question the developers integrity but he had a history of developments that he had not completed. She stated if this developer could not follow through with completion of the project then property values in the area would be affected. Ms. Knight stated the neighborhood could hear traffic from Chenal Parkway. She stated the site contained a great number of mature trees. She stated if the development was completed as proposed the trees would not remain which would then case additional noise within the neighborhood. She stated there were drainage problems on 0 December 18, 2014 SUBDIVISION ITEM NO.: FILE NO.: Z-8964 Arthur Lane. She stated with the brick and concrete proposed this would also create additional run-off and drainage problems. Ms. DG New addressed the Commission in opposition of the request. She stated the streets in the area were very narrow. She stated Gamble Road was a through street and carried a great deal of cut -through traffic from Kanis to Chenal. She stated Arthur Lane was only two (2) block long. She stated the residents in the neighborhood were very diverse but they lived in single-family detached homes. She requested the Commission maintain the single-family character of the neighborhood. Ms. Lennice Garrison addressed the Commission on behalf of the Parkway Place Recreational Improvement District. She stated the improvement district represented 700 homes in the Parkway Place and Gibraltar Heights neighborhoods. She stated the proposed development was to dense for the area. She stated the area was predominately single-family with the exception of the more dense developments nearer West Markham and on Kanis Road. She requested the Commission protect the integrity of the neighborhood and deny the request. Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the request. She stated the League was concerned with the density, the number of units, the number of people living there, the paved alley, the setbacks, the coverage and such a small tract for open space. She stated based on the size of the units there would potentially be families living in the units. She stated there was no yard area and no common space for families to recreate outdoors. She stated the density of the development was not right for the site. Ms. Cherry Smith addressed the Commission in opposition of the request. She stated there was a home which had burned on Arthur Lane because emergency personnel could not reach the home. She stated the streets were narrow and when cars were parked on one or both sides of the street then the streets became impassable. She requested the Commission deny the request due to existing safety concerns. Ms. Christy Pettit addressed the Commission in opposition of the request. She stated the development was too intense for the site. She stated there were two (2) fires in the area and one (1) was a total loss because the fire trucks could not make the turn on Nix and Arthur. She stated the development was on the verge of high density. She stated the Land Use Plan indicated this area for Residential Low which allowed six (6) units per acre. She stated the development was proposed with two (2) car garages which would most likely mean two (2) cars per unit which would add twenty-two (22) cars per day on the street. She stated there were no plans to widen the abutting streets which would add to the existing traffic concerns of the area. She requested the Commission maintain the character of the neighborhood, stay within the scope of the existing homes and maintain the value of the neighborhood. �9 December 18, 2014 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-8964 Mr. Marlar stated the existing septic system would be removed and water and sewer would be added to the site to allow development. He stated the narrow streets would be widened which would improve traffic safety in the area. He stated the development was an attached single-family development. He stated the homes were more in keeping with single-family than multi -family. He stated if no tree was ever removed then none of us would have a home. He stated the property was currently platted as eight (8) residential lots and the request was to add three (3) lots for a patio home development. There was a general discussion by the Commission concerning the current condition of the abutting streets and the street improvements required. Staff stated the street appeared to be ten (10) to twelve (12) feet wide. Staff stated the developer would be required half street construction of a 26-foot street. Staff stated at a minimum 20-feet of pavement would be placed on the streets abutting the applicant's proposed development. Staff stated in addition curb, gutter and sidewalk would be required. The Commission questioned staff if this was the area which was recently changed from Residential High (RH) to Residential Low (RL). Staff stated this area was not the area recently changed. Staff stated this area had been identified as Residential Low for a number of years. The Commission questioned staff if they would look at the area to determine if no parking signs were warranted. Staff stated there was a process to place no parking signs. Staff stated they would work with the neighbors to determine if they were in agreement to place the no parking signs. There was a general discussion between the Commission and the applicant and his representative concerning the development, the density and improvements to be completed with the proposed development. The Commission questioned if the number of units could be reduced and if the units could be detached housing. Mr. Marlar stated he and his client would like to defer the item to allow time to review any modifications to the plat and determine what adjustments could financially be made. The chair entertained a motion for deferral of the item to the October 30, 2014, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff reducing the number of units from eleven (11) to ten (10). The site plan indicates the placement of three (3) buildings fronting on Arthur Road and one building each fronting Nix Road and Farris Street. Each of the buildings contains two (2) units. A note on the site plan indicates the structures will be two-story structures with a maximum building height of 27-feet. December 18, 2014 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-8964 As noted the site contains 1.33-acres and is currently eight (8) platted lots which would allow the development of this property with eight (8) single-family homes. The site is identified as Residential Low (RL) on the City's Future Land Use Plan which typically allows for development of residential at a density of not more than six (6) units per acre. The development is proposed with a density of 7.52 units per acre. As previously noted staff is not in support of the request. There have been a number of new homes constructed within this area in the last 15 years utilizing the platted lots which have been in place for several decades. There is a defined line between the multi -family and the non-residential uses to the north and the single-family homes which have been constructed to the south. With the exception of the multi -family along West Markham Street the area is predominately single-family homes on individual lots. In addition, in staff's opinion, the massing of the buildings is out of character with the size and massing of the homes in this area. Staff feels the lots should be developed as currently platted with eight (8) new single-family homes. Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) The applicant was present. There were registered objectors present. The Commission called the applicant forward. Mr. Mike Marlar of Marlar Engineering stated the developer was requesting a deferral of the item to the December 18, 2014, public hearing. Commissioner Nunnley noted this was the applicant's third deferral request. There was no further discussion of the item. The Chair entertained a motion for approval of the deferral request. The motion carried by a vote of 11 ayes 0 noes and 0 absent. STAFF UPDATE: This item was first docketed for the August 7, 2014, Planning Commission agenda. Prior to the August 7, 2014, public hearing the applicant requested deferral of this item to the September 18, 2014, public hearing. The item was again deferred after considerable discussion at the Commission's September 18, 2014, public hearing. Prior to the Commission's October 30, 2014, public hearing, the applicant requested a deferral of the item to the December 18, 2014, public hearing. As of this writing the applicant has not had contact with staff or the area residents concerning the proposal. Staff recommends this item be withdrawn from consideration, without prejudice, to allow the applicant time to meet with the area residents and to secure a site plan to be presented and acted upon by the Commission. The Planning Commission By-laws state in no case shall more than two (2) requests for deferral from an applicant be 11 December 18, 2014 SUBDIVISION ITEM NO.: B (Cont. FIDE NO.: Z-8964 granted. In this case there have been three (3) deferrals granted and to staffs knowledge the applicant has made no attempt to work with the area residents or staff to resolve concerns. PLANNING COMMISSION ACTION: (DECEMBER 18, 2014) The applicant was present. There were registered objectors present. Staff presented the item stating based on the number of previous deferral as outlined in the agenda staff write-up they were recommending withdrawal of this item, without prejudice, to allow the applicant time to meet with the area residents and property owners. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 12 ITEM NO.: 11. NAME: Dunn Short -form PD-R LOCATION: located on the Northeast corner of Arthur and Nix Roads Planning Staff Comments: 1. Provide notification of all 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 July 23, 2014. The Office of Planning and Development must receive the proof of notice no later than August 1, 2014. 2. Provide the proposed construction materials for the buildings including the proposed roofing material. 3. Provide the proposed building elevations for the proposed structures. 4. Will there be a sign placed to identify the proposed development? If so provide the location of the sign, the total height and the square footage of sign area proposed. 5. Provide details of any proposed fencing located along the perimeters. 6. Provide the maximum building height and the number of stories of the proposed structures. 7. Will the development be constructed in multiple phases or in a single phase? Variance/Waivers: None requested. Public Works Conditions: 1. Nix Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 2. Arthur Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25-feet from centerline will be required. 3. Farris Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 25-feet from centerline will be required. 4. A 20-foot radial dedication of right-of-way is required at the intersection of Nix Road and Arthur Road. 5. A 20-foot radial dedication of right-of-way is required at the intersection of Arthur Road and Farris Street. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Nix Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from centerline. Additional asphalt maybe required to be installed on Nix Road to provide at least 20-feet of asphalt. 7. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Arthur Road including 5-foot sidewalks with the planned development. The new back of curb should be placed Item # 11. 13-feet from the centerline. Additional asphalt maybe required to be installed on Arthur Road to provide at least 20-feet of asphalt. 8. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Farris Road including 5-foot sidewalks with the planned development. The new back of curb should be located 13-feet from centerline. Additional asphalt maybe required to be installed on Farris Road to provide at least 20-feet of asphalt. A temporary hammerhead turnaround must be provided at the northern end of Farris Road for City of Little Rock and emergency vehicles. 9. The proposed alley should be private and paved at least 20-feet wide from Farris Street to Nix Road. 10.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. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12.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. 13.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 501.379.1813; Greg Simmons gsimmions@littlerock.orq for more information. 14. The proposed plat does not show utility easements. 15. Residential waste will be picked up in the street adjacent to the front yard. 16. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to provide sewer service to all lots. Entergy: Entergy does not object to the proposed development. Single phase electrical distribution lines exist on the southern, eastern and northwestern edge of the property as well as an extension to the house currently located on the property. Contact Entergy in advance to discuss service arrangements for the development. Contact Entergy, Bernard Neumeier, at 501.954.5158 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Item # 11. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. A water main extension will be needed to provide water service to this property. 3. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. 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. 6. 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). 7. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Maintain access. Fire hydrants per code. Two -ways to enter and exit, subdivision, fire apparatus, turn-arounds. All drives must be 26-feet in width. Contact the Little Rock Fire Department for additional information County Planning: No comment. CATA: Difficult to access public transportation from this site. Location is over % mile from Route #5, West Markham Route service Wal-mart on Bowman Road. Parks and Recreation: No comment received. Building Code: Building permit required. Fire separation required for zero lot line/party wall buildings that is beyond that required for standard townhouse construction. Planning Division: This request is located in the Ellis Mountain 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 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 6 units per acre. The applicant has applied for a Item # 11. rezoning from R-2 (Single Family District) to PDR (Planned District Residential) to develop a townhouse development at a density just over 8-units per acre on the site. Master Street Plan: Nix and Arthur Roads are shown as a Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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 23, 2014. Item # 11.