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HomeMy WebLinkAboutZ-9075 Staff Analysis.: Z-9075 NAME: Bella Rosa Place Subdivision Short -form PD-R LOCATION: Located on the Northeast corner of Taylor Loop Road and Bella Rosa Drive DEVELOPER: Dwellings 2224 Cantrell Road Little Rock, AR 72202 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 2.91 acres CURRENT ZONING ALLOWED USES PROPOSED ZONIN PROPOSED USE VARIANCENVAIVERS NUMBER OF LOTS: 17 R-2, Single-family Single-family residential -m Zero lot line single-family None requested. FT. NEW STREET: 520 LF A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT: The request is a rezoning of the site from R-2, Single-family to Planned Development Residential to allow the creation of 17, zero lot line, single-family lots. The lots are indicated with an average lot size of 5,753 square feet and a minimum lot size of 4,476 square feet. A new public street is proposed for the development the street is indicated with access from Bella Rosa Drive. The street is proposed as a 26-foot pavement width located in a 50-foot right of way. FILE NO.: Z-9075 (Cont.) B. EXISTING CONDITIONS: The tract contains a single-family home and associated outbuildings. The tract abuts the rear of lots fronting on Gooch Drive on the east. To the south of proposed subdivision there is a church and west of the site, across Bella Rosa Drive there are single-family homes. Taylor Loop Road has not been constructed to Master Street Plan standard but is scheduled for widening as a City project in the near future. Bella Rosa Drive is a two (2) lane street with open ditches for drainage. Further to the north Bella Rosa Drive has been constructed with curb, gutter and sidewalk, adjacent to the commercially developed area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area property owners. All property owners located within 200 feet of the site along with the Tulley Cove Property Owners Association and the Westchester Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Loop Road and Bella Rosa Drive. 2. A 20 foot radial right-of-way should be provided at all proposed intersections. 3. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Taylor Loop Road with the planned development. An access ramp is requested to be provided on the south side of Taylor Loop Road at the intersection of Bella Rosa Drive for a pedestrian crossing. The new back of curb should be located 18 feet from centerline. A City project is planned to widen Taylor Loop Road which is expected to bid in April, 2016. If a grading permit is requested prior to bidding of the City project, the applicant should pay an in -lieu fee for the cost of the required street improvements. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Bella Rosa Drive including 5-foot sidewalks with the planned development. The new back of curb should be placed 13 feet from centerline. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be provided within the subdivision. 6. 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 2 NO.: Z-9075 Lanz. roved prior to the start of GOTlstructio construction o of file anced grading per submitted and approved grade the lots with mit desired to advance g street? lies to this property. Shaw the 7. Stormwater detention ordinance applies proposed location for stormwater detention facilities on the prapES stormwater 1 or more acres obtain a prior to the g, If distuf� m area is one � the Arkansas Department of Environmental Quality permit start of construction. re required by Section 31-403 0# the LittleRock t be installed prior 9• Streetlights a °� Streetlights plans for approval to Traffic Engin Y Contact Traffic Engineering, plans s for rlglcertificate of occupancy. or 501.379.1813 for more Greg Simmons, Simmons littlervck.ar information approved railing and drainage plan for this subdivision is not 10. The proposed gliminary Plat - by of the preat. by Planning Commission approvalsneer certifying the sight re ared by a registered eng 11. Provide a letter intersection(s) comply with 2004 AASHTQ Green Soak distance at th standards. operations or public and private property due to hauling p 12. Damage top construction site operation a# construction related equipment parteprior to Issuance of a certificate of p shall be repaired by the responsible party occupancy. he minimum allowed building setback is 20 feet from the right-of-way. 13. T lies to this property. Show the 14. Stormwater detention ordinance applies proposed loc ation for stormwater detention facilities on the plan. Detention cannot be provided in the right-of-way. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: sewer required with k easements Wastewater for Wastewater: for this project extension act Litt service is required additional information. base power fine Enter Entergy does not object to this proposal. A three p �x north side of Taylor Loop Road on the south side ofthis exists along then a along A single phase line exists on the wlicts with existing En ergY facilities propel ear to be any conf pole. Contact Rosa. There do not appear unless the proposed drives create asconflli conflict with anents to existing development Entergy in advance regarding future and future facilities locations as this project proceeds. CenterPaint Ener = No comment received. q_: No comment received_ 3 FILE No.- Z-9075 uonz. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. protection system to Central Ian revisions may be required after additional 2. Please submit plans for water facilities and/or fire p installation Arkansas Water for review. P rocedures for Approval of plans by the Arkansas review. Contact Central r fire Arkansas Water Approval p Rock Fire of water facilitf sFiand/or d h r Engineering Division and the Little R Department ° Department is required, water distribution 3. This development will have minor impact on the existing pressure system. Proposed water facilities will be sized to provide adequate and fire protection_ will fee will apply to all ant Charge based on the size of maser connections 4. A Capital Investment es. This apply to this project in addition to normal char9 rivate fire system, connections including metered connections off the p need to be adjusted and/or relocated, contact dace en ral 5. If there are facilities that ense of Arkansas Water. That work would be done at the o act the Little Rock Fire hydrant(s) will be required the required placement of the g. Additional fire hY arding procedures for Department to obtain information fe9 arding p hydrant(s) and contact Central Arkansas Water reg installation of the hydrant(s). will nt Charge based on the size of meter ee will applytoall 7 A Capital Investment es. This apply to this project in additionconnectionto ls off the private fire system. connections including metered Fire De artment: Maintain Access: aratus access roads at fire hydrant locations as Fire H drants. Maintain fire apP Brant is located on a e 2d12 Arkansas Fire Prevention ~Code Vol. 1 Section per Appendix ❑ of th Brant. Where a fire y D1 03.1 Access road width with a by fire apparatus access road, the minimum road width shall be 26 feet, exclusive o shoulders. per Appendix D of the aratus access roadsSeCtion D103.2 Grade. Fire Grp Maintain fire app Vol. 1 rade except as 2012 Arkansas Fir roads venshall nottion o exceed 10 percent in 9 apparatus access e chief. Appendix ❑ of the approved by per Maintain fire apparatus access road design as p Loadin ention Code Vol. 1 Sect ion [)102.1 1 Access constru t d 2D12 Arkansas Fire Prey ortions of buildings hereafter f an approved fire loading. Facilities, buildings a�ment apparatus by way roved driving shall be accessible cess bleroadto ' withre anasphalt, concrete or other approved apparatus 4 ILE NO.: Z-9075 Cant. surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds' per Appendix C of the Fire H drams. Locate Fire Hydrants as p C105, in conjunction n Lowder 501.377.1245) and the LittleRock 2012 Arkansas Fire Prevents❑ sa ode. Section C1 um with Central Arkansas WCa main Tony Rhodes 501.918.3757). N Fire Distribution of Fioffice Hydrants as per Table C105.1. Distrt Parks and Recreation.- CountK Planning No comment. METRO at Taylor Loop and the sidewalk Rock Region Metro. The area is cul like tto emphasize a maintainingand shopping. Cantrell on Route 25• We w plans for the ad and is part Of Our future p plans connections to the neighborhood for transit rider access tv 3o s The ridership in this area remains steady service. METR❑ has Vilest Little Rock express and community to continue to serve the area and plan to provide service enhancements. F. fSSl1E51TECHNICALIDESIGN: Bulfdin Code: No comment. District. The ivision: This request is located in the Chenal P1a� ergt Residential Pfannin D for this property. Y� mil homes at densities not to exceed � dwelling fi by Land Use Plan shows Residential Low Density tRi- Low Density allows for single Y typically character units per acre. Such residential development is tYp at o or garden homes ily homes, but may also include p per acre. conventional single fa �vided that the density remain less than 6 units p Single Family District to PDR and cluster homes, p ment of a The applicant has applied for a rezoning from R- allow Sing (Planned Development Residential District) #o allow for the develop zero lot line single-family subdivision. notion of a Collector Street le-f Taylor Loop Road is a Collector and Bella Rosa Drive is Master Street P primary rimary function of Local Street on the M onr from Cal S# streets to Arterials. The Cei Streets that are is to provide a connectproperties. than duplexes a Local Street is to provide al zDni gluse or more intensive zoning dard is used for abutted by non-residents are considered as "Commercial Streets'. A Collectorrdicat on of right-of-way and Commercial Streets. These streets Y require street improvements for entrances and exits to the site. may feq long Taylor Loop Road Bic cle Plan: A Class II Bike Lane anisshor own a' a use of bicycles. Bike Lanes provide a portion of the pavement Landscape'. No comment. 5 :ILE NO.- Z-9075(cont. (September 16, 2015) G. SUB )IVISiON COMMITTEE COMMENT' iew of the item stating complete the review process. Staff The applicants were presentnecessaryeto cted omp n °ve a located on the there were additional items structures to b Imes requested the appl+cant provide for any accessory Staff stated the building uestioned any proposed fencing supported by staff. Staff site. Staff also q plat were less than typically as indicated on the he lot included a minimum front building setback of 20-fee . requested t p dedication arks comments were addressed. Staff stated right of way for Loop Public 1N Bella Rosa Drive and Tay was required per the Master Street Plan along required was at the intersection nsthe construction o Road. Staff stated a radial r ding perm t was required prior to any (2) streets. Staff stated a grading p =s 5tormwater Detention Ordinance activities on the site. Staff of the property- would apply to the development Staff stated there were no landscaping requirements since the development was proposed as single-family. Staff noted the com meets from the various other agencies. There fee �r em were no full issues far discussion. The Committee then forwarded Commission for final action. H. ANA�LYS'S: most of the d Ian to staff addressing of the site The applicant submitted a reviseplat.sitp The request is a rezoning technical issues associated with the it to Planned ❑evelopment Residential to allow the creation from R-2, Single-family Of 17, zero lot line, single-family lots. and setback and a Ian indicates the placement of a 20-foot front y The revised p for the proposed fats. The site plan indicates remainder of the 20-foot rear yard setback The lot includes the placement of a en he side yards for a number of the lots with a � ro setback. yards t the side and rear side yards are indicated at five (5} fee (10) foot no right of vehicular access lvr Loop Road alvng Which abut Bella Rosa Dave an y homes with a maximum as one (1) and two (2) story The homes are proposed t The homes will be constructed ❑t� acombination mbsinginatied oafof building height of 35 fee veneer with architec materials including brick, stone and siding Little Rock Code of ordinances dsidential development efines a zero lot line Section 31-2 of the1 side of a lot and re development; Zero-lot-linedevelopment side yard requirement on one () ard. Final plats concept eliminating the nor en Space for the other slide Y providing for more usable °p ide t so as to prov involving this concept shall reflect a buildable area on ea4 be e se4y affected for proper placement of the units and assure that no lot wf1 by placement of adjoining units. 6 FILENO.' L-UUIU �""`' nes the items Section 31 _234 of the Little Rock Code of ordinances line residential lots. The fat creating a zero lot line development shall necessary for review of the development o zero proposed locations and ordinance states submission of a p other improvements. Platted be accompanied by a generalized site plan showing the prop dimensions of all buildings, accessary uses and or the purposes of building lines shall be shown of all of each lot and specify the zero lot line bu g delineating the maximum buildable area ° labeled has provided the plat indicating the buildable typial areal o andi ating yard. The applicantfatted building lines and provide typical the buildable areas with p the building footprint on the lot. Single-family zoned Y Section 36-253(d)(4) provides for the lot area for R-2, the minimum lot poses of zero -lot -line lots, property. The ordinance states for pure feet The lot area shall not width may be reduced to not less than thirty-five. feet.( The lots are indicated wihlat be less than four thousand (4,600) squareproposed building line and the minimum minimum lot width of 46-feet at the p p size is 4,476 square feet. per the typical criteria of the The applicantapplicant has also indicated the buildable has indicated fences will be place R-2, Single family zoning districsite t an are for the homes Within th rear yard areas indicated on will be allowed per the typical developbm Idtngaveragefaed accessory structures R_2, Single-family zoning district with regard to setbacks, Separation requirements. t is proposed for the development. The street 26 footf pavement cated with A new public street p proposed a 567.64 linear feet of new street is access from Sella Rasa Drive. The street �s pro sidewalk within the width located in a 56-foot right of way' placement of a proposed. The plan does not include the p subdivision. 'includes the placement of a subdivision identification6t n height and The site plan 'inc proposed sjx ( ) entrance to the subdivision. The sign is prop thirty-two (32) square feet in area. applicants request. The request is a rezoning from R-2, Staff is supportive of the if al o Planned Development Residential to a smallee dthanlotheetyp a Single-family t The lots proposed are single-family subdivision. on Garter Lane and development stan dards of the R-2, Single-family zoning district but are not out o character with other development in which have developed with similar issues t sizes lots within the Gardens at Va Y and setbacks. To staffs knowledge there are no outstanding technical associated with the request. 7 FILE NO.: Z-9075 L'onz. I STAFF RECOMMENDATION: Hance with the Staff recommends approval of the request subject bD t E and IF of the agenda o comments and conditions as outlined in paragraphs staff report. --- - ION ACTION: (OCTOSER 8, 2015) PLANNING CpM1VIlSS resented resent. There were registered objectors present- staff l once with The applicant wasp roval of the request subject to comp ends staff the item with a recommendation of app arc hs D, E and F of the ag the comments and conditions as outlined in p gra p report. dressed the Commission on behalf of the applicant. He stated Mr. Roy Andrews ad was proposed for single-family homes in dev ja�ments in la ea, the development p ro osed similar to other questions which could He stated the development was p osition to answer any He stated he would yield his time to the opp arise.He addressed the Commission in opposition of the request. appeal tothe Mr. Dale Woodall opposed to development but was present to the neighborhood was not height of 35-feet. far assistance. He stated a conern with .thum �uildingan was the Dine Commission story homes with a maxim were proposed as � 2being two (2) story and the elevation ofsite afprivacy Gvo� would were He stated with the homes be lost for the existing homes of Gooch. He stated the residents er install an eight (8) foot privacy fence. He stated the second requesting the develop rain. en stated He stated the homes located along Goocha light Drive currently had concern was drainage. drainage problems. He stated water ponded in Yards after aand pipes and Bella Rosa Drives were undersized. He undergrQetent�apnpfor the pipes along GoochProposed to be contained a portion of the development was prop i would cod. in stated the He stated the remainder of the area would not be captured andwouldcontinue to sheet flow from the site . s stated a drrequesf d hitches e developer or the City install sufficient biggest concern was drainage drainage for the area. addressed the Commission in opposition of the request.. He stated he Mr. Chris Corbitt resent to provde information acts of the proposal. He stated the full design was a licensed attorney and engineer. He stated he was the site was such concerning the legal and engineering asp of the homes on Gooch Drive. He he project had not been completed. He stated the topography of oft p f that the water drained from this site to the barkY inch rainfall for a 24-hour time stated the design calculations should in t. He stated (thee development should include which would be a 25-year storm in and discharge to the creek located to the north of the developmentarea, piping LV FILE NO.: Z-9075 (Cont. Mr. Andrews addressed the Commission stating the final design of the stormwater detention had not been completed. He stated upon final approval the design would begin. He stated the Public Works staff would review the final design and calculations for accuracy and capacity. He stated the development did not want a detention pond due to the potential for mosquitos and other insects. He stated the street would be private to allow the stormwater to be detained under the street. He stated there would not be any adverse downstream impact with the development from the stormwater run-off. Staff questioned if the development would include an eight (8) foot fence. Staff stated the application should be amended if this was the desire of the developer. Mr. Andrews requested the Commission amend the request to include an eight (8) foot fence. There was a general discussion by the Commission and staff concerning the proposed detention storage and the size of the pipes in the area. Staff stated the pipes in the area were substandard and the development would most likely be required to detain the ten (10) year storm event and not just for the 25-year storm event. Staff stated the area was developed with rural standards and in a number of cases the street was above the yards of the homes and ditches were filled in. Staff stated this development would not create any additional concerns for the area. The chair entertained a motion for approval of the item as amended (8-foot fence) including all staff recommendations and comments. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. X ITEM NO.: 17. Z-9075 NAME: Bella Rosa Place Subdivision Short -form PD-R LOCATION: located on the Northeast corner of Taylor Loop Road and Bella Rosa Drive Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 23, 2015. The Office of Planning and Development must receive the proof of notice no later than October 2, 2015. Concur. 2. Are accessory structures allowed, including outbuildings and swimming pools as a part of the Bill of Assurance? If these are desired include a note on the proposed site plan to allow accessory structures per the R-2, Single-family zoning district. Information will be added. 3. Are the building lines indicated for the principal structure? If accessory structures are allowed will they be allowed within the rear yard building setback? This will be clarified. 4. Provide the proposed square footages of the homes. Provide the proposed construction materials. Provide the maximum building height and the number of stories of the proposed structures. A note will be added - The homes will be approximately 1800 to 2200 sf constructed from wood frame with brick, stone, siding veneer. The maximum height will be 35 feet. 5. Are interior fences proposed with the new construction or by the future homeowners? Include a note on the site plan including the total height and construction material to allow fencing to occur. A note will be added — 6 feet tall wood privacy fences will be allowed on all property lines. 6. A minimum of ten to fifteen percent of the gross planned residential district area shall be designated as common usable open space and single-family, duplex, zero -lot -line and townhouse development shall have a minimum of five hundred square feet of usable private open space per unit. Indicate the total common usable open space and the total usable private open space provided within the development. Public open space will be limited to areas within the Public ROW and private open space will be limited to private open space on each lot including front and rear yards. 7. Will the development be constructed in multiple phases or in a single phase? Single phase 8. Will there be a subdivision identification sign? If so note the location along with a note indicating the total height and total sign area. Yes a subdivision sign will be constructed. This information will be added to the plan. 9. The site plan indicates the placement of various front yard building setbacks. The front building setback should be dimensioned from the front property line. Staff typically does not support front building setbacks of less than 20-feet. Setbacks will be cleaned up and noted. 10. Provide a 10-foot no right of vehicular access easement along the lot frontages on Bella Rosa Drive and Taylor Loop Road. Will comply. VariancelWaivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Taylor Loop Road and Bella Rosa Drive. This will be indicated. 2. A 20 foot radial right-of-way should be provided at all proposed intersections. This will be indicated. 3. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Taylor Loop Road with the planned development. An access ramp is requested to be provided on the south side of Taylor Loop Road at the intersection of Bella Rosa Drive for a pedestrian crossing. The new back of curb should be located 18 feet from centerline. A City project is planned to widen Taylor Loop Road which is expected to bid in April, 2016. If a grading permit is requested prior to bidding of the City project, the applicant should pay an in -lieu fee for the cost of the required street improvements. Will Comply 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Bella Rosa Drive including 5-foot sidewalks with the planned development. The new back of curb should be placed 13 feet from centerline. Will comply with street widening. Per discussion with Vince, sidewalk has already been established on the west side of Bella Rosa on multiple properties to the north and therefore will not be required. 5. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be provided within the subdivision. Due to the nature of the small subdivision and hammerhead at one end, the owner request to not add sidewalks within the subdivision. 6. 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. Is an advanced grading permit desired to advance grade the lots with construction of the street? Will Comply. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. See attached letter requesting the in -lieu fee per Sec 29-103, Paragraph 3. 8. 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. Will comply. 9. 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, Greg Simmons, gsimmons@littlerock.org or 501.379.1813 for more information. Will comply and have been added to plan. The plan will be submitted to Traffic for approval. 10.The proposed grading and drainage plan for this subdivision is not approved by Planning Commission approval of the preliminary plat. Understood. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. Attached. 12. 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. Will comply. 13.The minimum allowed building setback is 20 feet from the right-of-way. Due to the nature of the subdivision and dead end the developer request a setback of 15 feet. 14. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Detention cannot be provided in the right-of-way. See attached letter requesting the in -lieu fee per Sec 29-103, Paragraph 3. Street drainage and several lots will have their drainage piped to the existing roadside ditch along Bella Rosa Drive thereby decreasing drainage to the northwest. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if new sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Concur Entergy: Entergy does not object to this proposal. A three phase power line exists along the north side of Taylor Loop Road on the south side of this property. A single phase line exists on the west side of the property along Bella Rosa. There do not appear to be any conflicts with existing Entergy facilities unless the proposed drives create a conflict with an existing pole. Contact Entergy in advance regarding future service requirements to the development and future facilities locations as this project proceeds. Will comply. CenterPoint Ener : 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. Concur 2. 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. Will comply 3. 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. Will comply 4. 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. concur 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. concur 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). will comply 7. 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. concur Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Will comply Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Will comply Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Captain Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Will comply Parks and Recreation: No comment received. County Planning: No comment. ROCK REGION METRO: Building Code: No comment. Planning Division: This request is located in the Chenal 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 Development Residential District) to allow for the development of a zero lot line single-family subdivision. Master Street Plan: Taylor Loop Road is a Collector and Bella Rosa Drive is a Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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: A Class II Bike Lane is shown along Taylor Loop Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 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, September 23, 2015.