HomeMy WebLinkAboutS-1424-C Staff AnalysisITEM NO.: 5. S-1424-C
NAME: Sienna Lake Subdivision Revised Preliminary Plat
LOCATION: located North of Crystal Valley Road, and Southwest of David O Dodd
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 May 9, 2007. The Office of Planning and
Development must receive the proof of notice no later than May 16, 2007.
2. Provide a barricade per 31-202(d). In cases of a temporary dead-end street which
are stud streets designed to provide future connection with unsubdivided adjacent
areas, the developer shall at his expanse provide an information sign with content
and size to be determined by the Public Works Department designed to convey to
adjacent owners and street users information as to continuation of the street and its
intended classification. The initial erection of the sign and permanent maintenance
will be the responsibility of the City.
3. The general note indicates a 15-foot building line for Lots 44 — 52. The plat
indicates a 30-foot building line.
4. Is there a tract located on the rear of Lots 3 and 4 and Lots 34 and 69? If not
provide a no right of vehicular access easement along the rear of the lots abutting
the street.
Variance/Waivers: The utilization of Division 8 of the Subdivision Ordinance - Hillside
Subdivisions.
Public Works Conditions:
1. 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.
2. Provide grades on streets and intersections.
3. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections of Derby Way and Avondale Lane and Newquay Lane and Avondale
Lane comply with 2004 AASHTO Green Book standards.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
5. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
6. Section 31-403 of the Little Rock code requires streetlights. Provide plans for
approval to Traffic Engineering. Streetlights must be installed prior to platting.
Contact Traffic Engineering 379-1813 (Steve Philpott) for more information.
7. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
8. Street name Keswick Place is not allowed. The City currently has a street named
Item # 5
Keswick Cove. Contact David Hathcock at 371-4808 for additional assistance.
9. Street name Derby Way is not allowed. The City currently has a street named Derby
Lane. Contact David Hathcock at 371-4808 for additional assistance.
10. Check Pulaski County flood plain maps to determine if any of the proposed
development lies within the flood zone area. If any lots lie within the regulatory
floodplain then provide finish floor elevations on the plans.
11. The curvature of Avondale Lane must meet Master Street Plan standards. It is
difficult to determine by the scale of the map.
12. Provide street widths and sidewalks on site plan.
13. Provide 20-foot radial right-of-way dedication at intersections.
14. Tee type turnarounds shall be 80 feet in length and the same width as the street it
adjoins.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Enter : No comment received.
Center -Point Ener : 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 and additional
fire hydrants 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: Install 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, May 9, 2007.
Item # 5
May 24, 2007
ITEM NO.: 5 FILE NO.: S-1424-C
NAME: Sienna Lake Subdivision Phase II, Block 3 Revised Preliminary Plat
LOCATION: Located North of Crystal Valley Road, and Southwest of
David O Dodd Road
DEVELOPER:
Cooper Land Development
903 North 47t' Street
Rogers, AR 72756
ENGINEER:
Crafton, Tull and Associates, Inc.
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 42.516 Acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 69
R-2, Single-family
17 — Crystal Valley
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
FT. NEW STREET: 4,440 LF
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
fifteen -year build -out. The applicant has indicated areas will be set aside as common
areas and designated as green space. The applicant would provide a series of trails
constructed through out the neighborhood to provide connectivity to future proposed
recreational areas.
May 24, 2007
SUBDIVISION
ITEM NO.: 5 (Cont. FILE NO.: S-1424-C
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.
On December 7, 2006, the Little Rock Planning Commission approved Phase II of the
proposed subdivision_ The area included Blocks 2 and 3 with a total of 93 lots. The
total area of Block 2 was 11.917 acres and 24 lots. Four areas were identified as
common open space for a total of 1.010 acres or 8.475 percent of the total property
area. Block 3 was proposed with a total land area of 42.516 acres and 69 lots. The
area of common open space proposed for Block 3 was 13.585 percent or 5.776 acres.
The lots were indicated with the typically front yard setback or 25-feet along residential
streets and 30-feet along the proposed collector streets.
A variance was approved to allow the construction of West Lake Lane with a 50-foot
right of way and 31-feet of pavement. A traffic -calming median was proposed along
Cheshire Drive between the intersections of Avondale Lane and Keswick Place.
A. PROPOSAL/REQUEST:
The current request is to allow a revision to the previously approved preliminary
plat for Sienna Lake Subdivision, Phase II, Block 3. The original approval
indicated building lines per the typical minimum ordinance standards. The
developers are now requesting the utilization of Hillside Development Standards
per Division 8 of the Subdivision Ordinance. Lots 1 -- 4, 12 — 18 and 25 - 27
have been indicated as hillside lots with slopes 18 percent or greater and an
average slope of 20 percent. There are no other modifications proposed to the
previously approved plat.
B. EXISTING CONDITIONS:
The first phase of construction has recently been completed with the installation
of water, sewer and streets. A few nE;w homes are under construction along
Trafalgar Cove and Marchwood Cove. The area proposed for preliminary
platting is predominantly an undeveloped forestland of hardwoods. An existing
16-acre lake is constructed on the northern end of the property. A Conditional
Use Permit application was recently filed for the Subdivision Clubhouse facility
located near the lake area. 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
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I May 24, 2007
SUBDIVISION
ITEM NO.: 5(Cont.)FILE NO.: S-1424-C
Association, the Otter Creek Homeowners Association and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
2. Provide grades on streets and intersections.
3. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections of Derby Way and Avondale Lane and
Newquay Lane and Avondale Lane comply with 2004 AASHTO Green Book
standards.
4. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
5. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
6. Section 31-403 of the Little Rock code requires streetlights. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more
information.
7. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
8. Street name Keswick Place is not allowed. The City currently has a street
named Keswick Cove. Contact David Hathcock at 371-4808 for additional
assistance.
9. Street name Derby Way is not allowed. The City currently has a street
named Derby Lane. Contact David Hathcock at 371-4808 for additional
assistance.
10. Check Pulaski County flood plain maps to determine if any of the proposed
development lies within the flood zone area. If any lots lie within the
regulatory floodplain then provide finish floor elevations on the plans.
11. The curvature of Avondale Lane must meet Master Street Plan standards.
It is difficult to determine by the scale of the map.
12. Provide street widths and sidewalks on site plan.
13. Provide 20-foot radial right-of-way dedication at intersections.
3
May 24, 2007
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: S-1424-C
14. Tee type turnarounds shall be 80 feet in length and the same width as the
street it adjoins.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Enter : No comment received.
Center -Point Ener : 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 and
additional fire hydrants 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: Install 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the proposed request stating the applicant was seeking a revision to
the previously approved preliminary plat to utilize Division 8 of the Subdivision
Ordinance or the Hillside Development standards. Staff stated the plat indicated
a number of lots in excess of 18 percent slope and lot area in excess of
10,000 square feet as typically required to utilize the hillside development
standards. Staff noted Lots 44 — 52 were indicated in the general note section
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May 24, 2007
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1424-C
with a 15-foot building line but on the plat a 30-foot line was indicated. Staff
questioned if a reduced building line was being requested on these lots as well.
Mr. Riggins stated he did not feel this was the case and would make the
correction in the general notes section of the site plan.
Public Works comments were addressed. Staff stated the indicated comments
were included in the original preliminary plat approval request. Staff noted a few
of the indicated street names were not acceptable and the applicant should
contact City staff for assistance on street naming.
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 May 3, 2007, Subdivision Committee meeting. The applicant
has removed Lots 44 — 52 from the variance request in the general notes section
of the plat.
The request is to allow a revision to the previously approved preliminary plat for
Sienna Lake Subdivision, Phase II, Block 3. The original approved indicated
building lines per the typical minimum ordinance standard. The developer is now
requesting the utilization of Hillside Development Standards per Division 8 of the
Subdivision Ordinance. Lots 1 — 4, 12 — 18 and 25 - 27 have been indicated as
hillside lots with slopes in excess of 18 percent and an average slope of
20 percent. The lot sizes proposed comply with the typical minimum lot size
requirement for Hillside Development standards.
Staff is supportive of the request. Per the ordinance, the hillside division is
designed to ensure proper integration of physical improvements in rugged
topographical areas and is supplemental to other provisions in the chapter. The
division applies to average slopes of eighteen percent or greater. Special
subdivision development standards for vehicular access easements,o
dimensions front and side yard setbacks, and cuts and fills are allowed for
consideration. At least eighty percent of the lots of the sloped portions of the
affected subdivision shall conform to the minimum required lot size. The average
size of all lots of the hillside area shall conform to the minimum lot requirement.
The plat as proposed complies with the typical minimum requirements for hillside
development standards.
Staff is supportive of the applicant's request to revise the previously approved
preliminary plat to allow the utilization of hillside development standards on the
selected lots_ There are no other modifications proposed to the previously
approved plat. To staffs knowledge there are no remaining outstanding issues
associated with the request. Staff feels if the plat is developed as proposed the
development should have minimal impact on the subdivision or the area.
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May 24, 2007
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: S-1424-C
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (MAY 24, 2007)
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 comments and conditions as 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 6 ayes, 0 noes, 4 absent and 1 open position.
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