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HomeMy WebLinkAboutS-1424-f Staff AnalysisITEM NO.: 2. NAME: Sienna Lake Subdivision Block 6 Preliminary Plat LOCATION: located on Sienna Lake Drive across from West Lake Lane Planning Staff Comments: S-1424-G 1. Provide notification of the abutting property owners of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 27, 2016. The Office of Planning and Development must receive the proof of notice no later than August 5, 2016. 2. A previous approval of a preliminary plat by the Commission has a two (2) year expiration date. The preliminary plat was approved in August 2014. The Commission can approve a one-year time extension of the previously approved preliminary plat. Would the developer like the Commission to approve the one year extension? 3. Indicate the right of way width for Sienna Lake Drive. Variance/Waiyers: None requested. Public Works Conditions: 1. 100 year overflow swales must be constructed and placed within public drainage easements. 2. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 3. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer main extension required, with easements, if new sewer service is requited for this project. Capacity fee analysis required. Contact Little Rock Wastewater Utility for additional information. Enter : Entergy does not object to this proposal. An underground power line exists on the south side of Sienna Lake Drive in front of this proposed development. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Contact Entergy for additional information. Center oint Ener : No comment received. ITEM NO.: 2. _ S-1424-G AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. 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 De artment: The homes must be sprinkled or have a second way into the subdivision. 1. One- or Two -Family Residential Developments. As per Appendix D, Section ❑107.1 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 all 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. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is part of the long range plan. Include appropriate pedestrian infrastructure for future access to transit routes. Building Code: No comment. ITEM NO.: 2. S-1424-G Planni ig ❑ivision: No comment. Landscape,. No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 27, 2016. August 11, 2016 ITEM NO.: 2 FILE NO.: S-1424-G NAME: Sienna Lake Subdivision Block 6 Preliminary Plat LOCATION: Located on Sienna Lake Drive across from West Lake Lane _DEVELOPER: Cooper Land Development, Inc. 903 North 47t`' Street Rogers, AR 72756 ENGINEER: John Peterson Cromwell Architects and Engineering 101 South Spring Street Little Rock, AR 72201 AREA: 4.22 acres NUMBER OF LOTS: 11 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 17 — Crystal Valley CENSUS TRACT: 42.21 CURRENT ZONING: R-2, Single-family VARIANCENVAIVERS: None requested. 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 fifteen -year build -out. The applicant indicated areas would be set aside as common areas and designated as green space. A series of trails were to be constructed through -out the neighborhood to provide connectivity to the proposed recreational areas. The approval included the first phase to be constructed with an average lot size of 82-Meet 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. August 11, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.' S-1424-G On November 3, 2006, a final plat was recorded for Lots 1 — 78, Block 1, Siena Lakes Addition. On December 7, 2006, the Little Rock Planning Commission approved Phase II of the proposed Siena Lakes 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 (4) 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 typical front yard setback of 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. On June 22, 2009, a final plat was recorded for Lots 1 — 10, Block 2 Siena Lakes Addition. The remaining fourteen (14) lots approved in Block 2 were not final platted or developed. The Planning Commission approved a revision to the previously approved preliminary plat for Sienna Lake Subdivision, Phase II, Block 3 on May 24, 2007. The original approval indicated building lines per the typical minimum Subdivision Ordinance standards. The revision approval allowed the developers to utilize the Hillside Development Standards per Division 8 of the Subdivision Ordinance. Lots 1 — 4, 12 — 18 and 25 - 27 were approved as hillside lots with slopes 18 percent or greater and an average slope of 20 percent. No other modifications were proposed to the previously approved plat. None of the lots in Block 3 have been final platted and the preliminary plat approval has expired. On August 7, 2014, the Little Rock Planning Commission approved a request to allow the development of Phase 3, Blocks 4 and 5 of the Sienna Lake Subdivision. This phase of the subdivision was to include 10.747 acres for Lots 1 — 23, Block 4 and 5.823 acres for Lots 1 — 10, Block 5 of the Sienna Lake Subdivision. A. PRO POSALIREQUEST/APPLICANT'S STATEMENT' The applicant is now proposing review and approval of an application for Block 6 Sienna Lake Subdivision. This phase of the subdivision will include 4.22 acres for development of Lots 1 — 11, Block 6, Sienna Lake Subdivision. Previously approved final plats in the Sienna Lake Subdivision include Lots 1 — 78, Block 1, and Lots 1 — 10, Block 2. 2 August 11, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1424-G B. EXISTING CONDITIONS: The subdivision is in various state of development. The infrastructure for the first phase of the subdivision, nearer Crystal Valley Road, has been installed and a number of the lots are developed with single-family homes. Along West Lake Drive 10-lots have been final platted and permits have been issued for 9-homes. The clubhouse, pool and tennis court for the subdivision have been constructed along the northern boundary of the lake. The area proposed for preliminary platting is tree covered. C. NEIGHBORHOOD COMMENTS: All abutting property owners, the Crystal Valley Property Owners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1. 100-year overflow swales must be constructed and placed within public drainage easements. 2. All public drainage easements must be unobstructed and access provided to the public right-of-way by constructed infrastructure and/or documented on the final plat. 3. All public drainage easements must contain drainage infrastructure approved by the City of Little Rock Public Works Department. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Centerpoint Enema: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 3 August 11, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1424-G 2. 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. 3. Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. 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. 5. 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: The homes must be sprinkled or have a second way into the subdivision. 1. 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 all 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. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is part of the long range plan. Include appropriate pedestrian infrastructure for future access to transit routes. 4 August 11, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1424-G F. ISSUESITECHNICALIDESIGN: Buildin Code: The 2012 AR Fire Prevention Code Vol. Ill for one (1) and two (2) family dwellings requires foundations meet the following Sections of the Code. If the foundation cannot be verified by the building official at the time of the footing inspection the building official may require verification the foundation meets the required elevation by a licensed engineer. R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved drainage device a minimum of 12-inches (305 mm) plus two (2) percent. R403.1.7.4 Alternate setback and clearances. Alternate setbacks and clearances are permitted, subject to the approval of the building official. The building official is permitted to require an investigation and recommendation of a qualified engineer to demonstrate that the intent of this Section has been satisfied. Such an investigation shall include consideration of materials, height of slope, slope gradient, load intensity and erosion characteristics of slope material. Please address any questions to the building inspectors at 501.371.4833 or 501.371.4834. Plannin Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned if the preliminary plat which was approved by the Commission in August of 2014 was still a viable plat. Staff stated approved preliminary plats had a two (2) year approval period but the Commission could approve a one (1) year time extension. Public Works comments were addressed. Staff stated the 100-year overflow swales were to be constructed and placed within a public drainage easement. Staff stated any broken curb, gutter or sidewalk damaged in the public right of way was to be repaired prior to the issuance of a certificate of occupancy. Staff suggested the applicant contact the Little Rock Fire Department concerning their comment regarding access and the need for sprinkling of the homes. 5 August 11, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: 0Z-1424-G Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There we no outstanding technical issues in need of addressing via a revised site plan from comments raised at the July 20, 2016, Subdivision Committee meeting. The applicant is proposing approval of additional lots located within the Sienna Lakes Subdivision. The applicant is working with the City's Fire Department and Fire Chief to address their comments related to a secondary access to the subdivision. Final approval will be provided from the Fire Department prior to the issuance of the final plat for the proposed lots. The current request is indicated as Block 6 Sienna Lake Subdivision. This phase of the subdivision includes 4.22 acres with the development of Lots 1 — 11, Block 6, Sienna Lake Subdivision. The lots are indicated with an average lot size of 90-feet by 150-feet and a minimum lot size of 80-feet by 150-feet. The plat indicates there is 1,270 linear feet of existing street abutting the proposed lots. Sienna Lake Drive is indicated as a collector street classification. The plat includes the placement of a 30-foot building line as required to meet the minimum building setback per the Subdivision Ordinance. The Commission approved a preliminary plat for this subdivision in August 2014. The plat included the development of Blocks 4 and 5 containing 10± acres and 33 single-family residential lots. The applicant is requesting the Commission grant a one year time extension for the plat approved in August 2014. A preliminary plat approved by the Planning Commission is effective and binding upon the Commission for two (2) years from the date of approval or as long as work is actively progressing. At the end of which time the final plat application for the subdivision must have been submitted to the Planning staff. Any plat not receiving final approval within the period of time set forth otherwise conforming to the requirements of the Subdivision Ordinance render the plat approval null and void, and the developer must resubmit a new plat of the property. The Planning Commission may extend the original preliminary approval, for a period not to exceed one (1) additional year, when it can be demonstrated that there are no changes in the plat design or neighborhood that warrant a complete review. Staff is supportive of the applicant's request. The applicant is seeking preliminary plat approval to allow the creation of eleven (11) lots along Sienna Lake Drive, located across from the subdivision's community park and 0 August 11, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1424-G recreational area. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the preliminary plat to allow the creation of the single-family lots is appropriate. STAFF RECOMMENDATION: 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. Staff recommends approval of the applicant's request of the one (1) year time extension for the preliminary plat approval of Blocks 4 and 5 of the Sienna Lakes Subdivision. PLANNING COMMISSION ACTION: (AUGUST 11, 2016) The applicant was present. 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 ❑, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant's request of the one (1) year time extension for the preliminary plat approval of Blocks 4 and 5 of the Sienna Lakes Subdivision. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. M