HomeMy WebLinkAboutS-0992 Staff Analysis'November 16, 1993
ITEM NO.: D FILE NO.: S-992
NAME: PINNACLE VALLEY SUBDIVISION - PRELIMINARY PLAT
LOCATION: On the south side of Pinnacle Valley Road and east
of Rummell Road, approximately 1/2 mile north of
Highway 10.
DEVELOPER:
ENGINEER:
KELTON R. BROWN, JR. Pat McGetrick
4600 Westchester Dr. MCGETRICK ENGINEERING
Little Rock, AR 72212 11225 Huron Lane, Suite 200
868-4404 Little Rock, AR 72211
223-9900
AREA: 49.96 ACRES NUMBER OF LOTS: 63 FT. NEW STREET: 3,106
ZONING: R-2 PROPOSED USES:
PLANNING DISTRICT: 1
CENSUS TRACT: 42.05
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
Single-family Residential
The applicant proposes the development of a subdivision involving
49.96 acres of land and the creation of 63 single-family
residential lots. Construction of internal and one-half the
width of the boundary streets, as well as sidewalks where
required by the Subdivision Regulations, is proposed. Dedication
of the Ison Creek floodway to the public is proposed.
A. PROPOSAL RE UEST:
The applicant requests approval of a preliminary plat for
the subdivision of a 49.96 acre tract to create a single-
family subdivision with 63 lots. The construction of
internal streets totaling 3,106 feet and the construction of
one-half the width of the boundary streets, Pinnacle Valley
Road and Rummell Road, is proposed. The portion of the land
facing Pinnacle Valley Road is a narrow strip lying between
the road and Ison Creek, and the lots proposed for
development in this area are indicated to have their access
off Pinnacle Valley Road. The remainder of the site is west
of Ison Creek, with Rummell Road being the west boundary.
In this area, lots would either face internal streets or
Rummell Road. Construction of sidewalks where required by
the Subdivision Regulations is proposed. Dedication of the
November 16, 1993
ITEM NO.: D (Continued) _ FILE NO.: S-992
Ison Creek floodway to the public is indicated. No
variances are requested.
B. EXISTING CONDITIONS:
The site is currently zoned R-2, with R-2 land on all sides.
The site is undeveloped and wooded, with Ison Creek running
diagonally across it. The Ison Creek floodway is indicated
to be 260 feet wide. Much of the site is in the floodplain
which will restrict development to minimum floor elevations.
C. ENGINEERINGIUTILITY COMMENTS:
Engineering requires that the street layout be redesigned to
meet Subdivision Regulation standards (e.g., to meet the
requirement for minimum 750 at intersections). There will
be a requirement to improve Pinnacle Valley Road and Rummell
Road to Master Street Standards. Access to Pinnacle Valley
Road will be restricted. Sidewalk locations are to be shown
on the plat. The minimum floor elevations for lots in the
floodplain are to be shown. The floodway is to be dedicated
to the City.
Water Works reports that a main extension will be required.
Wastewater Utility will require main extensions with
easements. The Ison Interceptor fees will be charged.
Parks and Recreation comments that a public access easement
is needed to access the floodway area.
The Fire Department approved the submittal without comment.
Southwestern Bell Telephone approved the submittal without
comment.
AP&L will require easements along the f1dodway, the streets,
and at most internal lots.
ISSUESILEGALITECHNICALIDESIGIIS,:
Pursuant to the Engineering comments, the proposed plat will
require modifications to meet Subdivision Regulations and
Master Street Plan requirements. Since Pinnacle Valley Road
is designated as a minor arterial, access from lots facing
this road will be restricted. Coordination with Engineering
on the location of the floodway and floodplain is essential,
as is the establishment of the minimum floor elevation for
lots in the floodplain. Dedication of the floodway to the
City will be required, as will access to the area.
The preliminary plat which has been submitted is deficient
in the following areas: 1) contours shown on the plat are
at 5 foot intervals in lieu of an interval of 2 feet which
is required unless the average slope exceeds 10%; 2) the
2
November 16, 1993
ITEM NO.: D Continued FILE NO.: S-992
names, with book and page number or instrument number, of
abutting subdivisions is required, or, where not within a
subdivision, the names of abutting property owners is
required; 3) the zoning classifications within and of
abutting land are to be shown; 4) the engineering and
surveying certifications are to be completed and executed;
5) if the development is to be phased, a phasing plan is to
be indicated; and, 6) the location of PAGIS monuments is to
be shown.
A preliminary bill of assurance is required to be submitted.
E. ANALYSIS•
The plat as presented has severe design deficiencies. Its
layout does not conform to the Subdivision Regulations in
that streets intersect at less than 750 angles. The lots on
Pinnacle Valley Road are shown to have their access directly
onto this road. This is not permitted since Pinnacle Valley
Road is designated as a Minor Arterial Road. The Pinnacle
Valley Road lots will have to have a rear access.
F. STAFF RECOMMENDATIONS:
Staff recommends deferral of the item pending redesign of
the layout.
SUBDIVISION COMMITTEE COMMENT: (September 16, 1993)
The applicant's engineer, Pat McGetrick, was present. Staff
outlined the proposal and presented the items contained in the
discussion outline. Mr. McGetrick indicated that he was aware of
the deficiencies noted by Engineering and that he would make the
required modifications. The Committee forwarded the item to the
Commission for final resolution with the understanding that the
proposed plat would be redesigned to remedy the deficiencies.
STAFF UPDATE
A letter was received from the applicant's engineer requesting a
deferral of this item until the November 16, 1993 hearing.
PLANNING COMMISSION ACTION: (OCTOBER 5, 1993)
Staff reported that a letter had been received from the applicant
asking that the item be deferred until the November 16, 1993
Commission meeting. The item was included on the consent agenda
for deferral and was passed by the Planning Commission with the
vote of 8 ayes, no nays, 2 absent, no abstentions, and 1 open
position.
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November 16, 1993
ITEM NO.: D (Continued) FILE INTO.: S-992
SUBDIVISION COMMITTEE COMMENT (October 28, 1993)
Mr. Pat McGetrick, representing the applicant, was present. A
revised preliminary plat was submitted to the Committee for
review. Mr. McGetrick reported that a request had been submitted
to the Corps of Engineers to modify the floodway/floodplain, but
that a response had not been received. He indicated that the
cul-de-sacs along the west edge of the floodway would have to be
relocated further west if he is not successful with the Corps.
The Committee asked whether improvements to Pinnacle valley Road
are planned. Mr. McGetrick responded that they were, but as -part
of a later phase of the development. Staff indicated to
Mr. McGetrick that the plat needs to reflect the anticipated
phasing of the development. The Committee referred the item to
the Commission for final review and resolution.
PLANNING COMMISSION ACTION: (November 16, 1993)
Staff presented the item and reported that there are no
unresolved issues to be addressed. The item was included on the
consent agenda for approval and was approved with the vote of
8 ayes, no nays, 2 absent, no abstentions, and 1 open position.
October 5, 1993
ITEM NO.: I FILE NO.: 5-992
NAME: PINNACLE VALLEY SUBDIVISION - PRELIMINARY PLAT
LOCATIQU: On the south side of Pinnacle Valley Road and east
of Rummell Road, approximately 1/2 mile north of
Highway 10.
DEVELOPER:
ENGINEER:
KELTON R. BROWN, JR. Pat McGetrick
4600 Westchester Dr. MCGETRICK ENGINEERING
Little Rock, AR 72212 11225 Huron Lane, Suite 200
868-4404 Little Rock, AR 72211
223-9900
AREA: 49.96 ACRES NUMBER OF LOTS: 63 FT. NEW STREET: 3,106
ZONING: R-2 PROPOSED USES: Single-family Residential
PLANNING DISTRICT: 1
CENSUS TRACT: 42.05
VARIANCES REOUESTED: None
STATEMENT QF PRQPQ$AL:
The applicant proposes the development of a subdivision involving
49.96 acres of land and the creation of 63 single-family
residential lots. Construction of internal and one-half the
width of the boundary streets, as well as sidewalks where
required by the Subdivision Regulations, is proposed. Dedication
of the Ison Creek floodway to the public is proposed.
A. PROPOSAL/REOURST:
The applicant requests approval of a preliminary plat for
the subdivision of a 49.96 acre tract to create a single-
family subdivision with 63 lots. The construction of
internal streets totaling 3,106 feet and the construction of
one-half the width of the boundary streets, Pinnacle Valley
Road and Rummell Road, is proposed. The portion of the land
facing Pinnacle Valley Road is a narrow strip lying between
the road and Ison Creek, and the lots proposed for
development in this area are indicated to have their access
off Pinnacle Valley Road. The remainder of the site is west
of Ison Creek, with Rummell Road being the west boundary.
In this area, lots would either face internal streets or
Rummell Road. Construction of sidewalks where required by
the Subdivision Regulations is proposed. Dedication of the
Ison Creek floodway to the public is indicated. No
variances are requested.
October 5, 1993
SUBDIVISION
ITEM I n in FILE
B. EXISTING CONDITIONS:
The site is currently zoned R-2, with R-2 land on all sides.
The site is undeveloped and wooded, with Ison Creek running
diagonally across it. The Ison Creek floodway is indicated
to be 260 feet wide. Much of the site is in the floodplain
which will restrict development to minimum floor elevations.
C. ENGINEERING/UTILITY COMMENTS:
Engineering requires that the street layout be redesigned to
meet Subdivision Regulation standards (e.g., to meet the
requirement for minimum 750 at intersections). There will
be a requirement to improve Pinnacle Valley Road and Rummell
Road to Master Street Standards. Access to Pinnacle Valley
Road will be restricted. Sidewalk locations are to be shown
on the plat. The minimum floor elevations for lots in the
floodplain are to be shown. The floodway is to be dedicated
to the City.
Water Works reports that a main extension will be required.
Wastewater Utility will require main extensions with
easements. The Ison Interceptor fees will be charged.
Parks and Recreation comments that a public access easement
is needed to access the floodway area.
The Fire Department approved the submittal without comment.
Southwestern Bell Telephone approved the submittal without
comment.
AP&L will require easements along the floodway, the streets,
and at most internal lots.
I$$CJE$ILEGALITECHNICALIDESIG
Pursuant to the Engineering comments, the proposed plat will
require modifications to meet Subdivision Regulations and
Master Street Plan requirements. Since Pinnacle Valley Road
is designated as a minor arterial, access from lots facing
this road will be restricted. Coordination with Engineering
on the location of the floodway and floodplain is essential,
as is the establishment of the minimum floor elevation for
lots in the floodplain. Dedication of the floodway to the
City will be required, as will access to the area.
The preliminary plat which has been submitted is deficient
in the following areas: 1) contours shown on the plat are
at.5 foot intervals in lieu of an interval of 2 feet which
is required unless the average slope exceeds 10%; 2) the
2
October 5, 1993
SUBDIVISION
names, with book and page number or instrument number, of
abutting subdivisions is required, or, where not within a
subdivision, the names of abutting property owners is
required; 3) the zoning classifications within and of
abutting land are to be shown; 4) the engineering and
surveying certifications are to be completed and executed;
5) if the development is to be phased, a phasing plan is to
be indicated; and, 6) the location of PAGIS monuments is to
be shown.
A preliminary bill of assurance is required to be submitted.
E. ANALYSIS•
The plat as presented has severe design deficiencies. Its
layout does not conform to the Subdivision Regulations in
that streets intersect at less than 750 angles. The lots on
Pinnacle Valley Road are shown to have their access directly
onto this road. This is not permitted since Pinnacle Valley
Road is designated as a Minor Arterial Road. The Pinnacle
Valley Road lots will have to have a rear access.
F. STAFF RECOMMENDATIONS:
Staff recommends deferral of the item pending redesign of
the layout.
SUBDIVISION COI'MMITTEE COMMENT: (September 16, 1993)
The applicant's engineer, Pat McGetrick, was present. Staff
outlined the proposal and presented the items contained in the
discussion outline. Mr. McGetrick indicated that he was aware of
the deficiencies noted by Engineering and that he would make the
required modifications. The Committee forwarded the item to the
Commission for final resolution with the understanding that the
proposed plat would be redesigned to remedy the deficiencies.
STAFF UPDATE
A letter was received from the applicant's engineer requesting a
deferral of this item until the November 16, 1993 hearing.
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