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HomeMy WebLinkAboutS-1065-C Staff AnalysisMarch 11, 2004 ITEM NO.: 14 FILE NO.: S-1065-C NAME: Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review LOCATION: On the Southeast corner of Cantrell Road and Chenonceau Boulevard DEVELOPER: Flake Family Partnership 225 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.22 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 2 FT. NEW STREET: 0 C-3, General Commercial District 19 - Chenal 42.11 VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: A two lot preliminary plat was approved by the Little Rock Planning Commission at their May 16, 1995 Public Hearing. The proposal included a commercial and office subdivision on a 16.66-acre tract. The site has frontages on both Cantrell Road and Chenonceau Boulevard. One interior cul-de-sac street, approximately 500 feet in length was proposed within the subdivision. Lots ranged in size from 0.8 acres to 2.14 acres, with the average lot size being 1.44 acres. The Final Plat for Lot 1 was executed on January 29, 1996. The Final Plat for Lot 2 was executed on December 19, 2003. A. PROPOSAUREQUEST: The applicant is proposing the construction of two buildings on this site which was previously final platted as two lots. The applicant is proposing the construction of a 2,700 square foot bank building located on the corner of Cantrell Road and Chenonceau Boulevard and the construction of a retail building containing 12,000 square feet. The retail building is situated where it March 11, 2004 SUBDIVISION ITEM NO. - 14 Cont.)_ FILE NO.: S-1065-C cross the lot line requiring the applicant to seek a multiple building site plan review. The proposed site plan indicates two sign locations, one on Chenonceau Boulevard, the second is proposed at the intersection of Cantrell Road and Chenonceau Boulevard. The applicant has indicated building setbacks along Cantrell Road conforming to required setback of the Highway 10 Design Overlay District requirements. The applicant has indicated 120 parking spaces for the proposed development. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded and contained in a large area currently zoned for non-residential uses. The northern two-thirds of the overall area is zoned C-3; the southern one-third of the area is zoned 0-2. The land to the east, south and southwest is all zoned R-2. Across Chenonceau Boulevard to the west is a MF-18 zoned tract currently under development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300-feet of the site, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association, the Maywood Manor Neighborhood Association and the DuQuesne Place Property Owners Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenonceau is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline plus 10 foot additional for a right turn lane will be required. 2. Highway 10 at Chenonceau has been approved for a traffic signal when warrants are met. The proposed development located at a signalized intersection will require an additional left turn and right turn lane on Cenonceau. Provide a plan showing additional lanes, right-of-way and 5-foot sidewalk. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to P% March 11, 2004 SUBDIVISION ITEM NO.: 14 (Cont. the start of construction. FILE NO.: S-1065-C 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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. 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 at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Areas set aside for buffer and landscaping appear to meet with the landscape ordinance and the Highway 10 Design Overlay District standards. 3 March 11, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: S-1065-C Screening is required due to the residential use along the eastern perimeter of the site. This screening to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the applicant. Staff stated the request was a multiple building site plan review since one of the buildings was proposed to cross an existing lot line. Staff requested the applicant provide additional information concerning the proposed development. Staff requested the applicant indicate dumpster screening, the proposed days and hours of operation and details of any proposed signage. Staff also stated the proposed side yard landscaping strip along the eastern property line did not meet the required Highway - 10 Design Overlay District Standards. Staff stated the required landscaping strip along the eastern property line should be an average of twenty- five feet. Staff suggested the applicant reduced the area set aside along the western perimeter (adjacent to Chenonceau Boulevard) to increase the area along the eastern perimeter. Staff stated the platted utility easement would have to be abandoned through Board of Directors action. Public Works comments were addressed. Staff stated Chenonceau was scheduled for signalization, which would require an additional turn lane. Staff requested the applicant provide right-of-way for the additional lanes. Mr. White questioned if the right-of-way could come from the existing median. Staff stated narrowing the median was an option. Staff stated the proposed driveway location along Cantrell Road was acceptable. Landscaping comments were addressed. Staff noted the areas set aside for buffer and landscaping appeared to meet the minimum landscape ordinance and the Highway 10 Design Overlay District requirements. Staff stated screening would be required along the eastern property line. ►11 March 11, 2004 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: S-1065-C 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 plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated an increased side yard buffer adjacent to the residentially zoned property to the east. The applicant has indicated a twenty-five average buffer, consistent with the Highway 10 Design Overlay District requirements. The applicant has indicated screening along the eastern property line sufficient to provide year around screening to the residentially zoned properties located to the east. Staff is supportive of the proposed landscaping and buffering. The applicant has indicated a single -ground mounted monument sign adjacent to Cantrell Road, consistent with signage allowed by the Highway 10 Design Overlay District or a maximum of ten feet height and seventy-two square feet in area. The applicant has indicated a second sign located on Chenonceau Boulevard also a maximum of ten feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has indicted two dumpster locations on the proposed site plan. The first is located near the northern end of the retail building. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven days per week. Staff is supportive of the proposed dumpster locations and the days and hours of operation. Staff would however, recommend the dumpsters be serviced during daylight hours to minimize the impact on the single-family homes located to the east. A 25-foot utility and access easement was final platted as a part Lots 1 and 2 of the Chenonceau Commercial Subdivision. The applicant is requested the easement be abandoned as a part of the site plan review process. The applicant will follow through with abandonment to the Board of Directors if recommended for approval by the Commission. Staff is supportive of the request. The applicant has indicated cross access will be provided for both access and parking. The applicant has not indicated if the additional turn lane will be added to Chenonceau Boulevard. Public Works has indicated the Chenonceau Boulevard and Cantrell Road intersection is scheduled for signalization when warrants are met. Staff feels the addition of a left and right turn lane at the intersection is critical to facilitate traffic movement in the area. Staff recommends the additional turn lanes be added to Chenonceau Boulevard. 5 41 March 11, 2004 SUBDIVISION ITEM NO.: 14 FILE NO.: S-1055-C To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal to no adverse impact on adjoining properties if the required infrastructure is put in place to facilitate traffic and buffers are put as proposed to protect the adjoining properties. STAFF RECOMMENDATION - Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the right and left turn lanes be added to Chenonceau Boulevard to enhance traffic movement in the area. Staff recommends the dumpsters service be limited to daylight hours. Staff recommends approval of the requested abandonment of the access and utility easement located within the proposed site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 8, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By-laws related to the late deferral request. Staff stated the applicant requested additional time to work with an adjoining property owner. Staff stated an application would be filed on March 15, 2004 related to the adjoining site and would be heard by the Commission at their April 22, 2004 Public Hearing. Staff stated they were supportive of the By -Law Waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. C April 22, 2004 ITEM NO.: C FILE NO.: S-1065-C NAME: Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review LOCATION: On the Southeast corner of Cantrell Road and Chenonceau Boulevard DEVELOPER: Flake Family Partnership 225 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.22 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 2 FT. NEW STREET: 0 C-3, General Commercial District 19 - Chenal 42.11 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: A two lot preliminary plat was approved by the Little Rock Planning Commission at their May 16, 1995 Public Hearing. The proposal included a commercial and office subdivision on a 16.66-acre tract. The site has frontages on both Cantrell Road and Chenonceau Boulevard. One interior cul-de-sac street, approximately 500 feet in length was proposed within the subdivision. Lots ranged in size from 0.8 acres to 2.14 acres, with the average lot size being 1.44 acres. The Final Plat for Lot 1 was executed on January 29, 1996. The Final Plat for Lot 2 was executed on December 19, 2003. A. PROPOSAUREQUEST: The applicant is proposing the construction of two buildings on this site which was previously final platted as two lots. The applicant is proposing the construction of a 2,700 square foot bank building located on the corner of Cantrell Road and Chenonceau Boulevard and the construction of a retail April 22, 2004 SUBDIVISION ITEM NO.: C FILE NO.: S-1065-C building containing 12,000 square feet. The retail building is situated where it cross the lot line requiring the applicant to seek a multiple building site plan review. The proposed site plan indicates two sign locations, one on Chenonceau Boulevard, the second is proposed at the intersection of Cantrell Road and Chenonceau Boulevard. The applicant has indicated building setbacks along Cantrell Road conforming to required setback of the Highway 10 Design Overlay District requirements. The applicant has indicated 120 parking spaces for the proposed development. B. EXISTING CONDITIONS: The site is undeveloped and is heavily wooded and contained in a large area currently zoned for non-residential uses. The northern two-thirds of the overall area is zoned C-3; the southern one-third of the area is zoned 0-2. The land to the east, south and southwest is all zoned R-2. Across Chenonceau Boulevard to the west is a MF-18 zoned tract currently under development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All residents who could be identified located within 300-feet of the site, the Aberdeen Court Property Owners Association, the Bayonne Place Property Owners Association, the Margeaux Property Owners Association, the Maywood Manor Neighborhood Association and the DuQuesne Place Property Owners Association and all owners of property located within 200-feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Chenonceau is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline plus 10 foot additional for a right turn lane will be required. 2. Highway 10 at Chenonceau has been approved for a traffic signal when warrants are met. The proposed development located at a signalized intersection will require an additional left turn and right turn lane on Cenonceau. Provide a plan showing additional lanes, right-of-way and 5-foot sidewalk. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site 2 April 22, 2004 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1 grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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. 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 at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUESlTECHNICAUDESIGN: Planning Division: No comment. K April 22, 2004 SUBDIVISION ITEM NO.: C(Cont.)_FILE NO.: S-1065-C Landscape: Areas set aside for buffer and landscaping appear to meet with the landscape ordinance and the Highway 10 Design Overlay District standards. Screening is required due to the residential use along the eastern perimeter of the site. This screening to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An automatic irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the applicant. Staff stated the request was a multiple building site plan review since one of the buildings was proposed to cross an existing lot line. Staff requested the applicant provide additional information concerning the proposed development. Staff requested the applicant indicate dumpster screening, the proposed days and hours of operation and details of any proposed signage. Staff also stated the proposed side yard landscaping strip along the eastern property line did not meet the required Highway 10 Design Overlay District Standards. Staff stated the required landscaping strip along the eastern property line should be an average of twenty- five feet. Staff suggested the applicant reduced the area set aside along the western perimeter (adjacent to Chenonceau Boulevard) to increase the area along the eastern perimeter. Staff stated the platted utility easement would have to be abandoned through Board of Directors action. Public Works comments were addressed. Staff stated Chenonceau was scheduled for signalization, which would require an additional turn lane. Staff requested the applicant provide right-of-way for the additional lanes. Mr. White questioned if the right-of-way could come from the existing median. Staff stated narrowing the median was an option. Staff stated the proposed driveway location along Cantrell Road was acceptable. CI April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.)_ FILE NO.: S-1065-C Landscaping comments were addressed. Staff noted the areas set aside for buffer and landscaping appeared to meet the minimum landscape ordinance and the Highway 10 Design Overlay District requirements. Staff stated screening would be required along the eastern property line. 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 plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated an increased side yard buffer adjacent to the residentially zoned property to the east. The applicant has indicated a twenty-five average buffer, consistent with the Highway 10 Design Overlay District requirements. The applicant has indicated screening along the eastern property line sufficient to provide year around screening to the residentially zoned properties located to the east. Staff is supportive of the proposed landscaping and buffering. The applicant has indicated a single -ground mounted monument sign adjacent to Cantrell Road, consistent with signage allowed by the Highway 10 Design Overlay District or a maximum of ten feet height and seventy-two square feet in area. The applicant has indicated a second sign located on Chenonceau Boulevard also a maximum of ten feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has indicted two dumpster locations on the proposed site plan. The first is located near the northern end of the retail building. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven days per week. Staff is supportive of the proposed dumpster locations and the days and hours of operation. Staff would however, recommend the dumpsters be serviced during daylight hours to minimize the impact on the single-family homes located to the east. A 25-foot utility and access easement was final platted as a part Lots 1 and 2 of the Chenonceau Commercial Subdivision. The applicant is requested the easement be abandoned as a part of the site plan review process. The applicant will follow through with abandonment to the Board of Directors if recommended for approval by the Commission. Staff is supportive of the request. The applicant has indicated cross access will be provided for both access and parking. The applicant has not indicated if the additional turn lane will be added to Chenonceau Boulevard. Public Works has indicated the Chenonceau Boulevard 5 April 22, 2004 SUBDIVISION ITEM NO.. C (Cont.) FILE NO.: S-1065-C and Cantrell Road intersection is scheduled for signalization when warrants are met. Staff feels the addition of a left and right turn lane at the intersection is critical to facilitate traffic movement in the area. Staff recommends the additional turn lanes be added to Chenonceau Boulevard. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development should have minimal to no adverse impact on adjoining properties if the required infrastructure is put in place to facilitate traffic and buffers are put as proposed to protect the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the right and left turn lanes be added to Chenonceau Boulevard to enhance traffic movement in the area. Staff recommends the dumpsters service be limited to daylight hours. Staff recommends approval of the requested abandonment of the access and utility easement located within the proposed site. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a letter dated March 8, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By-laws related to the late deferral request. Staff stated the applicant requested additional time to work with an adjoining property owner. Staff stated an application would be filed on March 15, 2004 related to the adjoining site and would be heard by the Commission at their April 22, 2004 Public Hearing. Staff stated they were supportive of the By -Law Waiver and the deferral request. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant has revised the site plan for driveway placement along the shared property lines of the existing site and the site being considered for a planned office April 22, 2004 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: 5-1065-C development (Item #21.1 — File No. Z-7605). Staff is supportive of this request. As with the previous application the applicant is requesting a waiver of street improvements to Chennonceau Boulevard. All previous comments and recommendation from the March 11, 2004, Public Hearing continue to apply to this request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs, D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 14 FILE NO.: S-1065-C NAME: Chenonceau Commercial Lots 1 and 2 Subdivision Site Plan Review LOCATION: On the southeast corner of Cantrell Road and Chenonceau Boulevard Planninq Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of any proposed signage (height/area/location). 3. Provide details of any proposed fencing (height/material/location). 4. Provide the proposed days and hours of operation in the general notes section of the proposed site plan. 5. Provide the dimensions of all building setbacks from property lines. 6. The development will require a replat of the lots into a single lot. 7. Provide details of the dumpster screening. 8. The proposed side yard setbacks do not comply with the Highway 10 Design Overlay District. Redesign to meet the 25-foot side yard setback or resubmit as a Planned Commercial Development. 9. The access and utility easement must be abandoned through the proper petition and Board of Directors action. Variance/Waivers: A variance from the minimum driveway spacing requirement for the driveway on Cantrell Road. Public Works: &A , 1. Chenonceauis classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline plus 10 foot additional for a right turn lane will be required. 2. Highway 10 at Chenonceau has been approved for a traffic signal when warrants are met. The proposed development located at a signalized intersection will require an additional left turn and right turn lane on Cenonceau. Provide a plan showing additional lanes, right-of- way and 5-foot sidewalk. 3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Utilities and Fire Department/County Planning: k Wastewater; Sewer available, not adversely affected Enter9Y: Approved roved as submitted. NNW Center -Pain# Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. 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. 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 at 992- 2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Landscape: Areas set aside for buffer and landscaping appear to meet with the landscape ordinance and the Highway 10 district standards. Screening is required due to the residential use along the eastern perimeter of the site. This screening to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An automatic irrigation system to water landscaped areas will be required Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.