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HomeMy WebLinkAboutS-0992-D Staff AnalysisOctober 10, 1996 ITEM NO.: 1 FILE NO.: S-992-D NAME: PINNACLE VALLEY SUBDIVISION PHASE III LOCATION: On south side of Pinnacle Valley Road about 3/4 mile south of railroad tracts. DEVELOPER: Carl Boshears Route 2 Box 1162AA Perryville, AR 72126 ENGINEER• Pat McGetrick McGetrick Engineering 11225 Huron Ln., Ste. 200 Little Rock, AR 72211 AREA: 5.75 ACRES NUMBER OF LOTS: 20 FT. NEW STREET: 1,015 ZONING: R-2 PROPOSED USES: Single Family Residential PLANNING DISTRICT: #1, River Mountain CENSUS TRACT: 42.05 VARIANCES REQUESTED: 1) Length cul-de-sac street 2) Rural street standards on Pinnacle Valley Road with no curb, gutter or sidewalks BACKGROUND• This parcel of land was not previously developed when the area across the creek was subdivided. This proposal will create 20 single family lots situated adjacent to Pinnacle Valley Road. A. PROPOSAL/REQUEST: To create 20 new single family residential lots with access from a proposed cul-de-sac which will connect with Pinnacle Valley Road. The developer is requesting a variance for a cul-de-sac which will exceed the maximum allowable length portion of the ordinance. A variance is also requested to allow that portion of Pinnacle Valley Road to be developed as a rural street. This would eliminate the required installation of curb, gutter and sidewalk improvements. The proposed cul-de-sac would include curb, gutter and sidewalks on one side of the street. October 10, 1996 SUBDIVISION ITEM NO.: 1 [Cont.} FILE NO.: S-992-D B. EXISTING CONDITIONS: The vacant land is wooded and generally lower than the existing grade of Pinnacle Valley Road. A 48 inch raw waterline and a 20 inch sanitary sewer line run through the property. A portion of the property is site is within the f loodplain. C. NEIGHBORHOOD COMMENTS: None to date. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Based flood elevations are to be shown on all lots that have floodplain on them. A sketch grading and drainage per section 29-186 will be required. A grading permit for special flood hazard area and a development permit for special flood hazard area will be required prior to construction. Submit base flood elevation in sketch grading plan prior to construction. Submit base flood elevation in sketch grading plan prior to Planning Commission approval. Addresses for this site will be assigned at final platting. The length of the cul-de-sac exceeds limits according to the minor residential street standards which limits a cul-de-sac lengthy to 750 feet. Staff can support a cul-de-sac length variance because there are only 20 residential lots shown accepting access from this street. We recommend construction of a sidewalk and the safety standards relative to sight distance for a residential street. Pinnacle Valley Road is a minor arterial on the Master Street Plan. Right- of-way dedication to 45 feet from centerline will be required. Construction of frontage improvements to 30 feet from centerline with the sidewalk are required by ordinance. Staff could support a deferral of improvements beyond collector streets standards. Collector street width 36 foot pavement would facilitate left turn movement on this narrow roadway. Recommend that the plat be redrawn to eliminate the residential frontage of lots 6, 7, 8 and 1 on this minor arterial. Storm water detention ordinances apply. E. UTILITY COMMENTS/FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Isom Fees will be required. Arkla : No comment Southwestern Bell: OK 2 October 10, 1996 SUBDIVISION ITEM NO.: 1 (Cant.) FILE NO.: S-992-D Water: There may be restrictions on the amount of cut and/or fill allowed in the waterline easement. A water main extension will be required. AP&L : No comment Fire Department: No comment County Planning: No comment Landscape: No comment F. ISSUES/TECHNICAL/DESIGN: The following are unresolved items with the preliminary plat submittal. • Show plat boundaries. • Include all floodway as a tract. ■ Eliminate Lots 1, 6, 7 and 8 which are shown with direct access from Pinnacle Valley Road. G. ANALYSIS: A number of outstanding issues addressed at the Subdivision Committee meeting remain unresolved at the time of the preparation of this staff report. Staff is prepared to proceed with the preliminary map contingent on the revisions listed above. H. STAFF RECOMMENDATIONS: APPROVAL of the preliminary plat provided that the developer make changes to the plat outlined in paragraph F. Approval is subject to the conditions listed in paragraphs D, E, F of this staff report. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) Mr. Pat McGetrick, project engineer summarized the major aspects of the proposed preliminary plat. Larry Jones stated that Lots 1, 6, 7 and 8 could not take direct access from Pinnacle Valley Road. Mr. McGetrick indicated he would take a look at some other form of access for those lots. David Scherer expressed concern about who will be responsible for future improvements to portions of Pinnacle Valley Road that are not controlled by this subdivider. Larry Jones asked Mr. McGetrick to define the boundaries of the preliminary plat. This item is to be forwarded to the full Commission for determination. 3 October 10, 1996 SUBDIVISION ITEM NO.. 1_ (Cont.) FILE NO.: S-992-D PLANNING COMMISSION ACTION: (OCTOBER 10, 1996) Mr. Jones presented the staff report. He stated that proposed Lots 1,6, 7 and 8 had been redesigned to not take access from Pinnacle Valley Road. Mr. Harry Willems requested a 25 foot driveway easement across Lot 1 to provide access to a house he owns adjacent to this subdivision. Mr. Pat McGetrick agreed to provide that easement. Mr. McGetrick also stated his request for a waiver of curb, gutter and sidewalks on Pinnacle Valley Road. There was a long discussion between David Scherer and Chairman Putnam concerning road improvements. The applicant wants only to provide rural standard improvements on Pinnacle Valley Road. Several commissioners asked questions concerning the difference between a waiver or deferral. The Chairman asked for a motion on the preliminary plat only. Motion to approve the preliminary plat as submitted. Motion passed with 9 ayes, 0 nays and 2 absent. Motion to defer curb, gutter and sidewalk requirements until the last three lots are final platted. Motion passed with 6 ayes, 3 nays and 2 absent. 4