HomeMy WebLinkAboutZ-6198 Staff AnalysisFILE NO.: Z-6
NAME: PINNACLE VALLEY SUBDIVISION PHASE IV -- PLANNED
RESIDENTIAL DISTRICT
LOCATION: On the south side of Pinnacle Valley Road and
immediately south of the railroad tracts
DEVELOPER•
Andrew Schuaf
5700 Countryside Drive
Little Rock, AR 72212
AREA• 3.92 ACRES
ZONING• R-2
NUMBER OF UNITS• 43
PROPOSED USES•
PLANNING DISTRICT: #1, River Mountain
CENSUS TRACT: 42.05
EUGINEER :
Pat McGetrick
McGetrick Engineering
11225 Huron Ln., Ste. 200
Little Rock, AR 72211
FT. NEW STREET• 0
Multifamily Residential
VARIANCES REQUESTED: A five year deferral of road improvements
on Pinnacle Valley Road
BACKGROUND•
This item was deferred to the November 21, 1996 Planning
Commission meeting to allow the applicant to redesign the
project. The number of units proposed has been reduced from 65
to 43 units.
A. PROPOSAL RE UEST:
An eleven lot PRD consisting of ten-fourplex lots and one
triplex lot for a total of 43 residential rental dwellings.
The development is proposed as one phase.
B. EXISTING CONDITIONS:
The site is currently vacant and wooded. The topography
generally drops off from the roadway. A portion of the
property is within the floodway.
C. NEIGHBORHOOD COMMENTS:
Staff has received several calls in opposition to the
density of the proposal. There has been no calls supportive
of the project.
FILE NO.: Z-6198 Cont.
D. ENGINEERING COMMENTS:
Provide documentation to pertaining to wet land delineation,
tract A. Permits required prior to construction include
development permits, grading permit, Department of Pollution
and Control permits. Contractor and developer must provide
certification of field placement prior to construction of
foundations. Due to the following minimum floor elevations
on the proposed site plan for Phase IV, lot 1, unfinished
floor should be 265, lot 2 (265), lot 3 (265), lot 4
(265.2), lot 5 (265.4), lot 6 (265.6), lot 7 (266), lot 8
(265.6), lot 9 (265.4), lot 10 (265.2), and lot 11 (265).
Traffic Engineer would like to have a profile of Pinnacle
Valley Drive to ensure proper sight distance. Widening this
street to where there is 36 foot of pavement with a 4 foot
shoulder to provide left turn drives into both entries would
be required with construction. That is an approximate
widening of 24 feet from centerline with a 4 foot shoulder
or 28 feet widening from centerline. However a rural
standard 36 foot street with a 4 foot shoulder. Phase III
which was approved by the Planning Commission and is going
to the City Board on November 7, 1996 is widening Pinnacle
Valley Road 18 feet from centerline with a 4 foot shoulder
for its frontage and a connecting frontage of property.
Construction of the connecting link between Phase III & IV
provides justification for allowing less than 30 feet from
centerline.
utilities Fire De artment Count Plannin
Wastewater: Sewer main extension and Isom fees required.
Arkla: No comment
Southwestern Bell: OK
Water: Fire hydrants to be private
Fire Department: Standard conditions
County Planning: No comment
F.
ISSUES/TECHNICAL/DESIGN:
Landscape:
Areas side aside for land use and street buffers meet with
ordinance requirements.
The Landscape Ordinance requires a three foot wide building
landscape strip between public parking areas and structures.
Some flexibility with this requirement is allowed. However,
the plan submitted does not allow for this requirement to be
satisfied.
A six foot high opaque wood fence with its face directed
outward or dense evergreen plantings are required to screen
0a
FILE NO.: Z-619$ Cont.
this development from the residential properties to the
south and west.
The proposed dumpsters are required to be screened with an
eight foot high opaque wood fence or wall on three sides.
Unless otherwise provided, one tree for every 40 feet and
one shrub for every ten feet will be required along the
southern and western perimeters of the site.
Curb and gutter or another approved border will be required
to protect landscape areas from vehicular traffic.
issues:
The following are unresolved items on the PCD submittal.
• Proposal requires a minor plan change to LDMF (8-10
du/ac)
• Provide more detailed information on signage,
architectural style, number of bedrooms, square footage
et al.
Planning Division:
The site is in the River Mountain District. The adopted
Plan recommends Single Family use. The request is for
Multifamily, 43 units on less than 4 acres. This is over
10.75 units per acre. To the south and southeast is large
lot single family, and all the surrounding zoning is "R-2"
Single Family. The requested density is too much. Staff is
willing to consider some increase of density, but only to
the Low Density Multifamily level (8 to 10 units/acre).
G. ANALYSIS•
At the request of staff, the applicant has redesigned the
site plan to include more open space and reduce the unit
count from 65 to 43 units. Staff can support a plan change
to Low Density Multifamily (8-10 du/ac) from single family.
The project engineer cannot use "Tract A" land area in
calculating project density. The applicant has removed
three units from the site plan in order to reduce the total
density to 10 du/ac.
The applicant has requested a five year deferral of road
improvements on Pinnacle Valley Road. Pat McGetrick
proposes to improve the road to "rural standards" with no
sidewalks, curbs, or gutter on Pinnacle valley Road. Public
Works Department will address this waiver request.
H. STAFF RECOMMENDATIONS:
APPROVAL of the PRD request (Z-6198) as illustrated on the
proposed site plan dated November 7, 1996. Approval is
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FILE NO.: Z-6198 (Cont.)
subject to conditions and revisions listed in paragraphs D,
E, F of this report.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996)
Mr. Pat McGetrick introduced the project which consist of 65
units on 23 lots. Larry Jones indicated that the proposed
density was 16 dwelling units per acre and was therefore
inconsistent with the Land Use Plan. Staff has also received no
information concerning the architectural style, building heights
and number of bedrooms per unit.
The Committee determined that there was not enough information on
this proposed PRD to forward this item to the full Commission.
Mr. McGetrick was told to submit a revised plan to Planning Staff
no later than 5:00 p.m. Wednesday, September 25, 1996 on the item
will be deferred to the November 21, 1996 Planning Commission
meeting.
PLANNING COMMISSION ACTION: (OCTOBER 10, 1996)
The Staff relayed the applicant's request for deferral to the
Planning Commission meeting on November 21, 1996. This item was
included as part of the Consent Agenda for deferral.
A motion to approve the Consent Agenda for deferral. The motion
by a vote of 9 ayes, 0 nays and 2 absent.
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996)
Pat McGetrick present the revised site plan which now consist of
primarily fourplex units totaling 43 rental dwellings. There was
a great deal of discussion concerning the request for "rural
standard" improvements on Pinnacle Valley Road. Planning Staff
indicated that the total number of units needed to be reduced to
40.
The Committee set the item for review by the entire Planning
Commission on November 21, 1996.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996)
Larry Jones presented the staff report. He indicated that the
total unit count had been reduced from 65 to 43 units. Staff
requested a further reduction to 40 units total. Pat McGetrick
was present to answer questions from commissioners. There was no
comment from the public.
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FILE NO.: Z-6198 Cont.)
A motion to approve the rezoning to PRD and change the land use
plan to LDMF (8-10 du/ac) was passed with 9 ayes, 0 nays and 2
absent.
In respect to road improvements on Pinnacle Valley Road the
applicant agreed to the following condition. The developer will
taper pavement width to 36 feet with 4 foot shoulder adjacent to
the project. This is to extend to the north project drive and
then taper to the railroad tracts. The remainder of the Pinnacle
valley Road improvements will be deferred for five years.
A motion to defer the road improvements for five years as stated
above passed with 9 ayes, 0 nays and 2 absent.
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