Loading...
HomeMy WebLinkAboutPC Minutes for S-1424-MNovember 10, 2022 ITEM NO.: 1 FILE NO.: S-1424-M NAME: Sienna Lake Subdivision Phase I – Preliminary Plat LOCATION: Southeast and Northwest of the Sienna Lake Drive/West Lake Lane Intersection DEVELOPER: Sienna Lake Partners, LLC (Owner) 7000 Crystal Lake Road, Suite 1 North Little Rock, AR 72118 OWNER/AUTHORIZED AGENT: Jess Griffin (Agent) 11719 Hinson Road, #130E Little Rock, AR 72212 SURVEYOR/ENGINEER: Jess Griffin (Agent) 11719 Hinson Road, #130E Little Rock, AR 72212 AREA: 34.0 acres NUMBER OF LOTS: 67 FT. NEW STREET: 3,609 LF WARD: 7 PLANNING DISTRICT: 17 CENSUS TRACT: 42.21 CURRENT ZONING: R-2 VARIANCE/WAIVERS: 1. Variances requested for reduced building setbacks. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant proposes to subdivide 34.0 acres into sixty-seven (67) lots for single- family residential development with 3,625 linear feet of new streets. The continuation of the subdivision will take access from Crystal Valley Road. The property is zoned R-2. November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 2 B. EXISTING CONDITIONS: The majority of the site is undeveloped and wooded. The majority of the existing single-family residences are located to the south and east of Sienna Lake Drive. There are additional single-family residences along the southwestern edge of the lake along West Lake Lane. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Any infrastructure within public right of way that is currently damaged or damaged during construction will be repaired or replaced at developer’s expense before a final approval by the Department can be issued for the public street construction and recommending recording of the future final subdivision plat with Pulaski County. This includes but not limited to the following: noncompliant curb and gutter, asphalt, sidewalk, accessible ramps, storm drainage infrastructure, or concrete driveway aprons. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA accessibility requirements. 2. A maintenance bond for 50% of total construction costs for all completed public street and drainage improvements within City right of way and as-built storm drainage infrastructure plans shall be provided to the Department of Planning and Development before the issuance of a final certificate of occupancy. 3. Per International Fire Code, the pavement width shall be 26 feet minimum where a fire hydrant is located. 4. A grading permit will be required prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 3 5. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 6. Provide as-built plans and data entry template of newly installed or modified public and private stormwater drainage system prior to issuance of the certificate of occupancy. The as-built plans should contain information as found on the City of Little Rock website at https://www.littlerock.gov/city- administration/city-departments/public-works/applications-details-and- manuals/. Provide the as-built plans and data entry template to Planning and Development Dept., Civil Engineering Private Development by email to csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any questions or desire additional information, please do not hesitate to contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov. 7. At the time of roadway construction plans submission to the Department, a drainage study showing all hydrologic and hydraulic calculations for the proposed storm sewer pipe system, detention ponds and structures, and inlets is also required. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. 8. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. 9. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary analysis is required showing drainage data for all watercourses entering and leaving the plat boundaries. The storm drainage analysis shall be prepared in sufficient detail to illustrate the proposed system’s capability of accommodating storm events as required by the stormwater management and drainage manual. The preliminary plat shall also show drainage arrows indicating how drainage arrives at the site and drainage arrows how it leaves the site post development. Indicate where the storm sewer pipes are located within the development also. Additionally, provide profile and cross-sectional views of the detention structure outlet/spillway. Delineation of the drainage areas pre and post construction with respective discharges via rational method shall also be shown. The preliminary plat shall also contain all information as outlined in City Code 31-89. 10. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 4 practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. 11. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). 12. Contact Planning and Development Dept., Engineering Division at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. 13. Per standard drawing PW-22 and master street plan for a residential street, sidewalk is required on one side of the roadway. Show sidewalk on one side of the roadway on typical section that will tie into existing sidewalk per respective preliminary plat. 14. Label Tracts A & B on preliminary plats. 15. Since Sienna Lake Lane is tying into Sienna Lake Drive as proposed, Sienna Lake Drive shall be improved to collector street standards per master street plan and standard drawing PW-23 to where Sienna Lake Drive currently ends to the west. 16. Where Sienna Lake Lane ties into Sienna Lake Drive as proposed, Sienna Lake Drive shall be extended a minimum of 60 feet from the centerline of Sienna Lake Drive to meet International Fire Code requirements for a fire apparatus turnaround and have a future tie in location when Sienna Lake Drive is extended in the future. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: 1. S-1424-M – Submit plans and specifications for proposed sewer infrastructure to LRWRA for review and approval. Entergy: No comments received. Summit Energy: No comments. November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 5 AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 Little Rock Fire Department is required. 3. A 12-inch water main will be required for West Lake Lane and Sienna Lake Dr and continuing into future phases. 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. 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. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. 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. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 6 Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. One- or Two-Family Residential Developments. As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3. Exceptions: 1. Where there are more than 30 dwelling units on a single public or private fire apparatus access road and al dwelling units are equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access from two directions shall not be required. 2. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments received. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: No comments received. Rock Region Metro: No comments received. Planning Division: No comments. November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 7 H. ANALYSIS: The applicant proposes to subdivide 34.0 acres into sixty-seven (67) lots for single- family residential development. The property is zoned R-2 and is located north Crystal Valley Road. The average lot size is 15,028 square-feet. The development will include 3,625 linear feet of new streets. The continuation of Sienna Lake Subdivision is proposed in two (2) areas; one (1) being a continuation of W. Lake Lane, north of Sienna Lake Drive, and the other being a continuation of Sienna Lake Lane, south of Sienna Lake Drive. The portion north of Sienna Lake Drive will include sixteen (16) lots on over six (6) acres, and the portion south of Sienna Lake Drive will be for fifty-one (51) lots on slightly over twenty-one (21) acres. The majority of the subdivision is undeveloped and wooded with the majority of the existing residences located to the south and east of Sienna Lake Drive. There are additional single-family residences north of W. Lake Lane. The continuation of the subdivision will take access from Crystal Valley Road. The site will be developed in one (1) phase. The applicant is proposing front and rear yard building setbacks of fifteen (15) feet. Side yard setbacks will be five (5) feet. Sections 36-254(d)(1) and 36-254(d)(3) of the City’s Zoning Ordinance require front yard and rear yard building setbacks of twenty-five (25) feet. Section 36-254(d)(2) of the City’s Zoning Ordinance requires side yard setbacks of eight (8) feet or ten (10) percent the width of the lot. Therefore, the applicant is requesting variances for reduced building setbacks. Staff is supportive of the proposed setbacks due to the extreme topography throughout the subdivision. The applicant submitted drainage analysis information for the two (2) areas proposed for platting. The Department of Planning and Development Engineering Division has reviewed and approved the information submitted. Staff is supportive of the requested preliminary plat for the continuation of the Sienna Lake Addition. Staff views the request as reasonable. The proposed lots will not be out of character in size with other residentially zoned lots in this immediate area. Staff feels the proposed sixty-seven (67) lots of this development will have no adverse impact on the surrounding properties. November 10, 2022 ITEM NO.: 1 (Cont.) FILE NO.: S-1424-M 8 I. STAFF RECOMMENDATION: Staff recommends approval of the requested preliminary plat, subject to compliance with the comments and conditions outlined in paragraphs D and E, and the staff analysis, of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2022) The applicant was present. There were no persons present registered in opposition. Staff presented the item and a recommendation of approval as outlined in the “staff recommendation” above. There was no further discussion. The item remained on the consent agenda for approval as recommended by staff, including all staff comments and conditions. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.