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HomeMy WebLinkAboutZ-4399 Staff AnalysisMarch 12, 1985 SUBDIVISIONS Item No. 1 - File No. 356-A NAME: T.nrATTnN: DEVELOPER/ARCHITECT: Ray Robinson, Jr. Little Rock, AR Ray Robinson Preliminary Subdivision Pinnacle Valley West of Little Rock Yacht Club ENGINEER: Robert Richardson 1717 Rebsamen Park Road Little Rock, AR 72202 664-0003 AREA: 6.56 acres NO. OF LOTS: 12 ZONING: Outside City PROPOSED USES: Single Family A. Site History FT. NEW STREET: Last month, the applicant submitted a "PRD" application for single family attached units. After meeting with neighbors and considering their opposing views, the applicant decided to withdraw the request and resubmit as a single family (detached) plat. B. Existing Conditions The land involved is located outside of the City near the yacht club in an area that is generally developed as single family. There is property consisting of elevations ranging from 270' to 3301. C. Development Proposal The applicant is proposing to develop 6.56 acres into 12 new lots with one existing lot that currently has a single family use and a common area. No variances have been requested. Sewer will be by packaged plant upon approval of the State Health Department. D. Engineering Requirements (1) Dedicate right-of-way and improve Pinnacle Valley Road to minor arterial standards. March 12, 1985 SUBDIVISIONS Item No. 1 - Continued (2) How will access be provided to common area? (3) Submit internal drainage plan to include detention. E. Analysis Staff suggests that the applicant provide a pedestrian foot traffic access to common area. Please include the applicant's lot as a part of this plat and label it as Lot 13. The Bill of Assurance should provide for maintenance of the common area. The applicant is asked to provide staff with certification from the County Sanitarian or State Health Departments that the package plant is acceptable. F. Staff Recommendation Approval, subject to comments made. SUBDIVISION COMMITTEE REVIEW: A revised single family plat of 11 lots and a common area was submitted. The average lot size was 16,000 square feet as required by the State Health Department for septic tanks. It was decided that the applicant's lot should be labeled No. 11 instead of 13 and that a minimum of 15 feet should be dedicated as an easement between Lots 8 and 9. There was some discussion in regard to requiring in -lieu contribution vs. street improvement on Pinnacle Valley Road. PLANNING COMMISSION ACTION: Mr. Bob Richardson, Engineer, and Mr. Ray Robinson, Jr. were in attendance. Quite a few persons from the neighborhood were present. They were represented by Attorney M. Jones. He specifically described the groups he represented as The Community Association for Maumelle, St. Paul Church Maumelle Church and surrounding property owners. Other spokespersons from the group were Ms. Barbara Nelson, a neighbor to Mr. Richardson, Mr. Johnny Romes of the neighborhood and Ms. Linda'Robinson with the Soil Conversation Service. The major issue involves sewer service and the fear that this project would enhance an existing bad situation. Ms. Nelson spoke of instances where waste comes into her yard, and March 12, 1985 SUBDIVISIONS Continued m No. 1 Itethe soil was the fact that involved Robinson attested to ressed and Mr. to pert. Other concerns expo lot size difficult impact on homes mint density, adverse Mr. ,tones clarifiedhehpropertyr nate fire protection. to development Of inadeq were not objecting that they it to be developed in a safe manner. but wanted about deferring the Cornmissianin Spite of the There was disc the were done, Department saying the pian until from the County Health Dep t to letter received septic tank system proposed that they would review their regulations* ensure its conformity was to defer for 30 The first motion The Two motions were made. percolation test absent. days so that the appl is ant can ayeS F 5 noes and 0 motion failed by a vote of: approval of the project as was for aPp final plat coming back The second mOt1Qn upon the conditioned the residents- submitted, ayes, 2 noes and before the Commission aavoteOof�ic9 a e O The motion passed y 0 absent. February 12, 1985 SUBDIVISIONS Item No. 8 - File No. 356 NAME: r.orATTnN, DEVELOPER: Ray Robinson AREA: 4.8 acres Ray Robinson Addition "Short Form PRD" (Z-4399) Pinnacle Valley west of Little Rock Yacht Club ENGINEER: Richardson Engineers 1717 Rebsamen Park Road Little Rock, AR 72202 664-0003 NO. OF LOTS: 12 FT. NEW STREET: 300 ZONING: Outside City PROPOSED USES: Residential A. Site Histor None. B. Proposal I. The development of a 0 lot line, paired single family subdivision of 1.1 lots and 1 tract of 4.78 acres. 2. Sewer will be by package plan upon approval by the State Health Department. 3. Water will be from the City of Little Rock. C. Engineering Comments 1. Dedicate right-of-way and improve Pinnacle Valley Road to minor arterial standards for both property sections that front on the roadway. 2. Right-of-way will be required for the western turnout at the intersection of Pinnacle Valley Road. 3. Submit internal drainage and detention plan; discuss this plan with Mike Batie - 371-4861. February 12, 1985 SUBDIVISIONS Item No. 8 - File No. 356 - Continued D. Analysis Staff has a number of immediate concerns with the plan as submitted. The applicant should address/do the following: (1) The consistency between acreage submitted on plat and in cover letter. (2) Explain need for zero lot line development proposed, since the plan conists of large lots. (3) Provide appropriate dimensioning, development objectives, etc. In other words, comply with PUD submission, site plan requirements. (4) Indicate when out -parcel to south was severed. If after 1958, then it has to be a part of this plat. (5) Explain relationship of Tract A to the other tract. All of applicant's ownership must be included in the plat, which would possibly make this a long -form PUD. Staff considers this a premature application that is deficient as it relates to the submission requirements and information provided. E. Staff Recommendation Deferral until further information is received. SUBDIVISION COMMITTEE REVIEW: Staff's comments were discussed with the applicant. He described the project as being "single family attached" housing, similar to that developed in the Woodland Hills PRD. He stated that he did not want to do a long form PUD, but would provide a preliminary with the ownership shown and inclusive of all the required details. The possibility of common drives was discussed. The applicant felt that if driveways were shared, then a question of responsibility arose. The applicant was advised to work out the details and possible legal problems associated with this type housing and the Bill of Assurance. Water Works - All lots must have at least 15' frontage on the right-of-way for service. Tract A will not have service. February 12, 1985 SUBDIVISIONS Item No. --8 - File No. 356 - Continued PLANNING COMMISSION ACTION: The applicant was present. There were numerous persons present from the neighborhood. The applicant requested that he be allowed to modify the application from a "PUD" to a preliminary plat for single family development. This request was prompted by a meeting he had with the neighborhood. A motion to amend the application and defer for 30 days was made and passed by a vote of: 10 ayes, 0 noes and 1 absent. February 12, 1985 SUBDIVISIONS Item No. 8 - File No. 356 NAME: Ray Robinson Addition "Short Form PRD" (Z-4399) LOCATION: Pinnacle Valley west of Little Rock Yacht Club DEVELOPER: ENGINEER: Ray Robinson Richardson Engineers 1717 Rebsamen Park Road Little Rock, AR 72202 664-0003 AREA: 4.8 acres NO. OF LOTS: ZONING: Outside City PROPOSED USES: Residential A. Site History None. 12 FT. NEW STREET: 300 B. Proposal r i. The development of a 0 lot line, paired single family subdivision of 11 lots and 1 tract of 4.78 acres. 2. Sewer will be by package plan upon approval by the State Health Department. 3. Water will be from the City of Little Rock. C. Engineering Comments 1. Dedicate right-of-way and improve Pinnacle Valley Road to minor arterial standards for both property sections that front on the roadway. 2. Right-of-way will be required for the western turnout at the intersection of Pinnacle Valley Road. 3. Submit internal drainage and detention plan; discuss this plan with Mike Batie - 371-4861. February 12, 1985 SUBDIVISIONS Item No. 8 - File No. 356 - Continued D. Analysis Staff has a number of immediate concerns with the plan as submitted. The applicant should address/do the following: (1) The consistency between acreage submitted on plat and in cover letter. (2) Explain need for zero lot line development proposed, since the plan conists of large lots. • (3) Provide appropriate dimensioning, development objectives, etc. In other words, comply with PUD submission, site plan requirements. (4) Indicate when out -parcel to south was severed. If after 1958, then it has to be a part of this plat. (5) Explain relationship of Tract A to the other tract. All of applicant'.s ownership must be included in the plat, which would possibly make this a long -form PUD. Staff considers this a premature application that is deficient as it relates to the submission requirements and information provided. E. Staff Recommendation Deferral until further information is received. SUBDIVISION COMMITTEE REVIEW: Staff's comments were discussed with the applicant. He described the project as being "single family attached" housing, similar to that developed in the Woodland Hills PRD. He stated that he did not want to do a long form PUD, but would provide a preliminary with the ownership shown and inclusive of all the required details. The possibility of common drives was discussed. The applicant felt that if driveways were shared, then a question of responsibility arose. The applicant was advised to work out the details and possible legal problems associated with this type housing and the Bill of Assurance. Water Works - All lots must have at least 15' frontage on the right-of-way for service. Tract A will not have service. February 12, 1985 SUBDIVISIONS Item No. 8 - File No. 356 - Continued CANNING COMMISSION ACTION: The applicant was present. There were numerous persons Present from the neighborhood. The applicant requested that he be allowed to modify the application from a "PUD" to a preliminary plat for single family development. This request was prompted by a meeting he had with the neighborhood. A motion to amend the application and defer for 30 days was made and passed by a vote of: 10 ayes, 0 noes and 1 absent.