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HomeMy WebLinkAboutS-1424-B Staff AnalysisM NO.: 3. S-1424-B NAME: Sienna Lake Preliminary Plat LOCATION: located South of David O Dodd Road and North of Crystal Valley Road Planning Staff Comments: 1. Provide notification of abutting property owners of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. A 30-foot building line is required adjacent to collector streets. Verify the building line for Lot 1 Block 2, Lot 3, 4, 34, 69 Block3. Variance/Waivers: A variance to allow double frontage lots for Lots 28 — 32 Block 3. Public Works Conditions: 1. Remove proposed cul de sac at end of Cheshire Drive. Due to Cheshire Drive (proposed collector street) to continue beyond the subdivision to Lawson Road, the end of the street should have barricades and not a cul de sac. 2. West Lake Lane and Cheshire Drive should be designed to collector standard (36 feet in width with a 5 foot sidewalk) due to the number of lots and future connection to adjacent properties. 3. A spacing of 100 feet is required between the reverse curves on West Lake Lane. 4. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. 5. At present, water ponds in gutter on the newly constructed Sienna Lake Drive. Contact Dow Currier, Public Works inspector, at 371-4835 for additional information. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Storm water detention ordinance applies to this property. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. 11.Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti in Traffic Engineering at 379-1816 for additional Item # 3 information. Traffic calming devices should be installed on Cheshire Drive. 12.The proposed cul de sac of Avondale Lane should not be a continuation of Newquay Lane. A suggested name is "Newquay Court". 13. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received - Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 3 APR. 29, 2004- 1; 22PM BENHAM April 22, 2004 NO.0570 P. 3 ITEM NO.: 7 FILE NO.: S-1424 NAME; Grandwood Subdivision Preliminary Plat LOCATION: North of Crystal Valley Road at the North/South and EastlWest Lateral intersection aEVELOPER: Cooper Land Development. Inc. 903 North 47'h Street Rogers, AR 72756 ENGINEER: The Benham Companies 1701 Centerview, Suite 207 Little Rock, AR 72211 AREA: 40.48 acres CURRENT ZONING: PLANNING DISTRICT,. CEN = TRACT: NUMBER OF LOTS: 78 R-2, Single-family 17 — Crystal Valley 42.08 VARIANCESNVAIVERS RE -QUESTED: A. PRCPOSAUREQUEST: FT. NEW STREET: 6425 None requested. The applicant is proposing the first phase of a multiple phase single-family development. The proposed preliminary plat includes 40.48 acres to be developed with 76 single-family lots, At total build -out, the development will contains 363 acres and 605 single4ami.ly lots. Each of the future phases will be reviewed by the Commission as development becomes imminent. The development plan includes a fifteen -year build -out. The entire development is intended for single-family detached residential uses in accordance with the restrictions designated by R-2 zoning. The applicant proposes to submit preliminary plats in phases. The applicant has indicated the first phase will be constructed with average lots sizes of 82-feet by 130~feet or 10,660 square feet. Future development will include estates lots and take lots _ _APR, 29. 2004- 1:224- BENHAM NO. 0570 P. 4 Ap612212004 SUOp — I0N l lLl N 7 cont.�43g-feet. Che applicant has 1T�N1 �10.: ent of patio g0-feet by j 30,feet a n ldiases_ may nclude the develvPm averaging action of ttl,futur p indicated a p h❑mes. common areas and as indicated areas will be set aside as cant h ,;cant has indicated ill be 17 erie v+ty ils {tstuse Th. apple ace, The aPP Provide tonne designated as Green Sp neighborhood to constructed through out the propo5ed recreational areas. �X1SrtlNG Gi7Ni�1T1�NS: Signs of 8. ed forestland of hardwoods• 0 and 75 an undeve,op growth is between 2 The site is pre-dom observed- However, most tree 0 the northern end of the past logging may . .l6-acre lake is constructed on or rolling side yeas old. An extisting es vri#h either steep ro arty. The property contains a series of ridge p p ws ocour towards the south and east of the site. slopes. Drainage t1a lyEtGF4g�l-i0OD GoMMF_NTS: G. Phone ells from area writing, G sta[ Valley neighborhood Association 's w 9 staff has received several infarmativna p ublic hea,ring- r s of the roperty owners, rY residents. All abutting P ress were notrfiied of the P and SouthWest Little Rock United for Prog D. ENGlNE1;,�lt�1G GpMMSf�iTS: pUBL1C WORKS GG�plTlduS: the conceptual street layout, oral with a few minor char79e$ Given 1. Regarding the Sketch Planihe pr Pod l with - suitable bridge crossing on We generally concur and locating a suits east -West constraints of topography Lek, the praP4sed 1©cations for vhi5 also acceptable. McHenry Cr table. The looping code a arterials area _rno t street that is shown to be extended ant Master West Street Plan 2. The south l with the e5t. We recommend that a acceptable location and would comp Y however, due to the limited that calls for the extension of terostreet Plan, w e taps we would collector remain on deg ity development along the rrd9 potential for a high i n standard. A S1-foot streee5idetnt,ajst e t will be support a reduced des 9 to those of a standard r design standards conformsn9 onion o>; the plat should acceptable. The cul-de-sac located on the north-east celan p 3. roe the remainder of the land of thte arterial streets. An be stubbed out to se q basing plan will be needed for devefapmen 4. P basing should be developed and recommended ordinance addressing the p to the Board. 2 APR.29.2004 1:23PM BENHAM N0.0570 P. 5 April 22, 2004 SUBDIVISION ITEM NO.: 7 Cont.) _ _ FILE NO.: S-1424 5. All street names and naming conventions must be approved by Public Works. Contact David Hathcock at 501-371-4808 for additional information. 6. Traffic calming devices are required for long collectors to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. 7. Permanent tees and cul-de-sacs need to be 80-feet to accommodate waste collection and other large vehicles. Temporary tees can be eliminated on the very short stubs. 8. 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 the start of construction. 9. Storm water detention ordinance applies to this property. 10. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. Easements should be shown for all storm water drainage areas, 11. Prepare a letter of pending development addressing streets lights as required by Section 31-403 of the little Rock code, Contact Traffic Engineering (501-379-1813 -- Steve Philpott) for more information. 12. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering (501-379-1817 — Derrick Bergfield) for more information. 13. The intersection design for the tie-in to Crystal Valley Road will need to be reviewed and approved with the construction drawings. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. En_ tergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: Water main extensions will be required including off site improvements. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water at 992-2438 for additional information. 3 APR.29.2004 1:23PM BENHAM NO.0570--P. April 22, 2004 sSUBQI ISION ITrM NO.: 7 Cont, FILE NO.: S-i424 Fire De artment: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information " APR. 29. 2004 1:23PM BENHAM N0.0570 P. 7 April 22, 2004 SUBDIVISION ITEM NO.: - 7 (Cont.) FILE_ NO.: S-1424 streets within the development. Staff stated speed bumps/humps were not recommended. Staff stated round-abouts were desirable. Staff suggested the applicant contact Traffic Engineering for details. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 plat to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated on the proposed plat a future collector street as requested by staff. The applicant has indicated the proposed source of water as Central Arkansas Water and the proposed means of wastewater disposal as the Little Rock Wastewater Utility. The applicant has also indicated the areas set aside for common areas as Tracts on the proposed plat. The proposed plat indicated the names of owners of all abutting parcels. The applicant has indicated the minimal lot size of 80 feet by 125-feet or 10,000 square feet and an average lot size of 82-feet by 135-feet or 11,070 square feet. The proposed minimal lot widths and the proposed minimal lot depths exceed the minimal requirements of the Subdivision Ordinance. The applicant has indicated a 25 foot front building line adjacent to residential streets and a thirty-foot front building line adjacent to proposed collector streets. The Indicated front building lines are adequate to meet the minimum required per the Subdivision Ordinance. The applicant has indicated dedicated open space areas as tracts and indicated the maintenance of the tracts will be the responsibility of the homeowners' association. The applicant has indicated in their overall development plan, a series of trails will be constructed to allow pedestrian connectivity through the neighborhood. The applicant has also indicated 6,425 linear feet of new street constructed to Master Street Plan standard as a part of the requested plat. As requested by Staff, the applicant has indicated the location of a future collector street near the western boundary of the site with a reduced design standard. Staff is supportive of the indioated placement and the applicant's request for a reduced design standard for the street. The street design and construction will be addressed in a later phase. r APR, 29, 2004 1:23PM BENHAM April 22, 2004 SUBDIVISION NO. 0570—P- The applicant's overall development plan indicates the location of two future arterial streets. The applicant has indicated dedication of right-of-way and required street construction will be made at the time of development of the lots abutting the indicated roadways. Staff is supportive of the indicated dedication and street construction plan. To staffs knowledge there are no outstanding issues associated with the Proposed request. The proposed subdivision meets all the minimal requirements of the Subdivision Ordinance with regard to street design, lot widths, lot depths and minimal lot square footage. 1. STAFF RlEi=lIMFNQATION; Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant 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. n December 7, 2006 ITEM NO.: 3 FILE NO.: S-1 NAME: Sienna Lake Preliminary Plat LOCATION: Located South of David O Dodd Road and North of Crystal Valley Road DEVELOPER: Cooper Land Development 903 North 47th Street Rogers, AR 72756 ENGINEER: Crafton, Tull and Associates, Inc. 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 54.433 Acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT. NUMBER OF LOTS: 93 R-2, Single-family 17 - Crystal Valley 42.08 VARIANCESMIAIVERS REQUESTED: NEW STREET: 7,246 LF 1. A waiver of the required construction of west Lake Lane to Collector Street Standard. 2. A variance for the placement of traffic calming devices along West Lake Lane and Cheshire Drive. 3. A variance to allow reduced spacing for reverse curves near the intersection of West Lake Lane and Sienna Lake Drive. BACKGROUND: On April 22, 2004, the Little Rock Planning Commission approved a preliminary plat for the first phase of a multiple phase single-family development for Cooper Development. The proposed preliminary plat included 40.48 acres to be developed with 78 single- family lots. The developers indicated at total build -out, the development would contain 363 acres and 605 single-family lots and the Commission would review each of the future phases as development became imminent. The development plan included a December 7, 2006 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: 5-1424-B fifteen -year build -out. The applicant has indicated areas will be set aside as common areas and designated as green space. The applicant has indicated a series of trails will be constructed through out the neighborhood to provide connectivity to future proposed recreational areas. The approval included the first phase to be constructed with an average lot size of 82-feet by 130-feet or 10,660 square feet. A future phase of the development would include estates lots and lake lots averaging 90-feet by 130-feet and 100-feet by 130-feet. The applicant indicated a portion of the future phases to potentially include the development of patio homes. A. PROPOSAL/REQUEST: The applicant is now requesting approval of Phase II of the proposed subdivision. The area is included in two blocks, Blocks 2 and 3 with a total of 93 lots. The total area of Block 2 is 11.917 acres containing 24 lots. The lots are proposed with an average lot size of 90-feet by 130-feet or 11,700 square feet with a minimum lot size of 85-feet by 112-feet or 9,520 square feet. A total of 2,806 linear feet of new street is proposed with the development of Block 2. Four areas have been identified as common open space for a total of 1.010 acres or 8.475 percent of the total property area. Block 3 is proposed with a total land area of 42.516 acres and 69 lots. The lots are proposed with. an- average lot size of 100-feet by 150-feet or 15,000 square feet with a minimum lot. size of 100-feet by 125-feet or 12,500 square feet. A total of. 4,440:linear. feet 'of new street is proposed with the development of Block 3. The area of common open space proposed for Block 3 is 13.585 percent or 5.776 acres. B. EXISTING CONDITIONS: The first phase of construction has recently been completed with the installation of water, sewer and streets. The area proposed for preliminary platting is predominantly an undeveloped forestland of hardwoods. Signs of past logging may be observed. However, most tree growth is between 20 and 75 years old. An existing 16-acre lake is constructed on the northern end of the property. The property contains a series of ridges with either steep or rolling side slopes. Drainage flows occur towards the south and east of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All abutting property owners and the Crystal Valley Property Owners Association, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. 2 December 7, 2006 SUBDIVISION EM NO.: 3(Cont.)FILE NO.. S-1424-B D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Remove proposed cul de sac at end of Cheshire Drive. Due to Cheshire Drive (proposed collector street) to continue beyond the subdivision to Lawson Road, the end of the street should have barricades and not a cul de sac. 2. West Lake Lane and Cheshire Drive should be designed to collector standard (36 feet in width with a 5 foot sidewalk) due to the number of lots and future connection to adjacent properties. 3. A spacing of 100 feet is required between the reverse curves on West Lake Lane. 4. Provide a letter prepared by a registered engineer certifying the site distance at the intersections comply with 2004 AASHTO Green Book standards. 5. At present, water ponds in gutter on the newly constructed Sienna Lake Drive. Contact Dow Currier, Public Works inspector, at 371-4835 for additional information. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 7. If disturbed area is one (1) or more acres; obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Storm water detention ordinance applies to this property. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 11. Traffic calming devices are required for long straight streets to discourage speeding. Traffic circles or round-abouts are suggested at regular intervals and at main intersections. Contact Nat Banihatti in Traffic Engineering at 379-1816 for additional information. Traffic calming devices should be installed on Cheshire Drive. 12. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 3 December 7, 2006 SUBDIVISION ITEM NO.: 3(Cont.) FILE NO.: S-1424-B E. F ," UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 1SSUES/TECHNICALIDESIGN: : :Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the request. Staff stated a 30-foot building line was required adjacent to collector streets. Staff requested the applicant verify the building line adjacent to Cheshire Drive. Public Works comments were addressed. Staff stated the indicated cul de sac at the end of Cheshire Drive should be removed and the future street barricaded and signed as required by the ordinance to indicate the street would extend in the future. Staff also stated West Lake Lane and Cheshire Drive should be designed to collector standards with a five foot sidewalk on each side of the street. The Committee indicated sidewalks should be placed at the back of the 12 December 7, 2006 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1424-B right of way and not adjacent to the curb. Staff stated traffic calming devises were required on long straight streets to discourage speeding. Staff stated traffic circles or round-abouts were suggested at regular intervals and at main intersections. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 preliminary plat to staff addressing most of the issues raised at the November 16, 2006, Subdivision Committee meeting. The revised plat indicates a 30-foot building line adjacent to collector streets and included tracts along the street sides of the proposed lots removing all double frontage lots. The request is to allow West Lake Lane to be constructed to a residential street standard. According to the applicant, the Master Plan was reviewed by staff prior to submission of the original approved preliminary plat. With the review, the location of collector and arterial streets were identified and the basic subdivision was designed around the required street locations. According to the applicant, Sienna Lake Subdivision is being developed in phases per the Master Plan and at this time they have not changed the characteristics of the Master Plan and do not plan to in the future. The developer is requesting staff reconsider the request since the Master Plan was previously developed and approved at the Planning Commission level. The :developer is also requesting a variance in the spacing for reversed curves near the intersection of West Lake Lane and Sienna Lake Drive. According to the developer, if West Lake Lane remains as a residential street, the requirement is a 50-foot spacing. Since the reverse curves are at the intersection, vehicles are stopping, and therefore the design speed is reduced substantially at this location. The developer is also requesting a variance from the requirement of the placement of traffic calming devices on the long straight streets. The developers have indicated Cheshire Drive will have vertical curves that will be designated at or near the maximum grade of twelve percent. These grades will cause both east and westbound vehicles to slow naturally therefore the round-abouts or traffic circles are not necessary. The Phase II portion of the proposed subdivision includes two blocks, Blocks 2 and 3 with a total of 93 lots. The total area of Block 2 is 11.917 acres containing 24 lots. The lots are proposed with an average lot size of 90-feet by 130-feet or 11,700 square feet with a minimum lot size of 85-feet by 112-feet or 9,520 square feet. A total of 2,806 linear feet of new street is proposed with the development of Block 2. Four areas have been identified as common open space for a total of 1.010 acres or 8.475 percent of the total property area. 5 December 7, 2006 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: 5-1424-B Block 3 is proposed with a total land area of 42.516 acres and 69 lots. The lots are proposed with an average lot size of 100-feet by 150-feet or 15,000 square feet with a minimum lot size of 100-feet by 125-feet or 12,500 square feet. A total of 4,440 linear feet of new street is proposed with the development of Block 3. The area of common open space proposed for Block 3 is 13.585 percent or 5.776 acres. Staff is supportive of the proposed subdivision but has concerns with the proposed requested waiver of the required street construction for West Lake Lane. Staff feels the street should be constructed to Master Street Plan standard including the proper curvature of the street near the intersection of West Lake Lane and Sienna Lake Drive. In addition, staff feels traffic calming devices should be installed on the long straight streets to reduce traffic speeds on these roadways as the area develops and the volume of traffic increases. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stated the applicant had met with them and addressed their concerns related to the proposed street design of West Lake Lane. Staff stated the developer was proposing the construction of the street with a 50-foot right of way and 31-feet of pavement. Staff stated the variance request to allow reduced spacing for reverse curves had been removed. Staff stated a traffic calming median would be installed along Cheshire Drive between the intersections of Avondale Lane and Keswick Place. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. Crafton, Tull & Associates, Inc. CD et� )416engineers & surveyors historical preservation ■ 00 N"i ® government M Ln public works T healthcare A ::3 November 22, 2006 R 777" - r 5 residential ■ education Nu v { J r 0�)6s, sports recreation . pr nsportation ■CD r1 Ms, Donna James, Subdivision Administrator BY: industrial 1 � i .� City of Little Rock, Planning & Development commercial 17 723 West Markham Little Rock, AR 72201 77 Cu RE: Preliminary Plat of Sienna Lake Subdivision, Phase II, Blocks 2 & 3 CTA Job No. 068009-01 C rD Ms. James: w 0 0 Attached are 17 copies of the preliminary plat for above referenced project. Also attached are 17 copies of an Overall Phasing Plan, Below are our h responses to the comments from the Subdivision Committee Meeting held on rD November 16, 2006. Our responses are numbered according to your comments. o n Planning Staff Comments: D 1. Attached is a copy of the Return Receipts for all abutting landowners located 200 feet from the proposed property. N 2. A 30' building line has been noted at Lot 1, Block 2 and Lots 3 - 4, 34, and N 69 Block 3. Variance/Waivers: We do not require a variance as requested because there is a strip of o common property/open space located behind Lots 28 - 32, Block 3. rD L, Public Works Conditions: 1. The cul-de-sac at the end of Cheshire Drive has been removed and a � temporary hammerhead turn -around has been added. Also see notes 13 N & 14, Preliminary Plat, Phase II, Block 3, Sheet C1.02. e 2. A master development plan was presented to the planning commission X and approved on April 25th 2004 (see attached). This master plan had designated the residential streets and collector streets. Cheshire Drive was shown as a collector street and we concur with this requirement. West 0 www.craftontull.com a' Lake Lane was shown as a residential street and we feel this should remain a residential street per the approved master development plan. Sienna lake subdivision is being developed in phases per the master plan, and at this time we have not changed the characteristics of the master plan and do not plan to in the future. We would ask that staff reconsider this request since a master plan was previously developed and approved at planning commission level. 3. We would request a variance in the spacing for reversed curves near the intersection of West Lake Lane and Sienna Lake Drive, If West Lake Lane remains a residential street, the requirement is a 50' spacing. Since the reverse curves are at the intersection, you are coming to a stop, and therefore the design speed is reduced substantially at this location. 4. We will comply at that time when Construction Plans are submitted. 5. The owner has been notified of this issue and is taking steps to repair the Sienna Lake Drive at that location. 6. We will comply prior to that time at which clearing and grading is necessary. 7. We will comply prior to that time at which more than one (1) or more acres is disturbed during clearing and grading or any other activities. 8. We have complied with the City of Little Rock's Storm Water Detention Ordinance. 9. We will comply at that time when Construction Plans are submitted. 10. We will comply at that time when Construction Plans are submitted. 11. We would like to request a Variance/Waiver on this issue based on the following: • We believe that traffic calming will be accomplished because of the extreme grades already found on site. Cheshire Drive will have many vertical curves that will be designed at or near the maximum grade of 12%. These grades will cause both East and Westbound vehicles to slow naturally. www.craftontuII.com