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Home My WebLink AboutS-0992-E Staff AnalysisOctober 10, 1996 ITEM NO.: 2 FILE NO.: S--992-E NAME: PINNACLE VALLEY SUBDIVISION PHASE IV -- PRELIMINARY PLAT LOCATION: On the south side of Pinnacle Valley Road and immediately south of the railroad tracts. DEVELOPER: ENGINEER: Andrew Schuaf Pat McGetrick 5700 Countryside Drive McGetrick Engineering Little Rock, AR 72212 11225 Huron Lane, Ste. 200 Little Rock, AR 72211 AREA: 3.92 ACRES NUMBER OF LOTS: 23 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Multifamily Residential PLANNING DISTRICT: #1, River Mountain CENSUS TRACT: 42.05 VARIANCES REQUESTED: None STAFF RECOMMENDATIONS: DEFERRAL of this item to the November 21, 1996 meeting of the Planning Commission. The project engineer failed to provide the necessary project related information to staff as outlined in the Subdivision Committee Comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) Mr. Pat McGetrick represented the applicant. The proposal is for 22 triplex and 1 duplex residential lots. Larry Jones indicated that the width of the proposed internal roadway was not adequate. There were a number of questions from Public Works concerning improvements along Pinnacle Valley Road and the internal roadway. The Committee determined that there was not enough information available on the companion PRD (Z-6198) and outstanding questions of this preliminary plat. Mr. McGetrick was told to submit a revised preliminary plat 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. October 10, 1996 SUBDIVISION ITEM NO.: f Cant.) FILE NO.: S-992-E 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. FA November 21, 1996 ITEM NO.: C FILE NO.: S-992-E NAME: PINNACLE VALLEY SUBDIVISION PHASE IV -- PRELIMINARY PLAT 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 LOTS• 11 PLANNING DISTRICT: CENSUS TRACT: 42.05 VARIANCES REQUESTED: Valley Road BACKGROUND• ENGINEER• Pat McGetrick McGetrick Engineering 11225 Huron Lane, Ste. 200 Little Rock, AR 72211 FT. NEW STREET• 0 PROPOSED USES: Multifamily Residential #1, River Mountain Waiver of road improvements on Pinnacle This item was deferred to the November 21, 1996 Planning Commission meeting to allow the applicant to redesign the project. A. PROPOSAL RE VEST: An eleven lot PRD consisting of ten-fourplex lots and one triplex lot for a total of 43 residential rental dwellings. The preliminary plat 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. 'November 21, 1996 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-992-E 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 Department/County Planning 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/DES_I_GN: 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. 2 November 21, 1996 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: 5-992-E A six foot high opaque wood fence with its face directed outward or dense evergreen plantings are required to screen 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• ■ Provide information on responsibility of property owners association in respect to common area maintenance. • Show all building footprints. 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: In respect to the preliminary plat, there are few issues left to resolve. The request for waiver of sidewalk, curb, and gutter improvements on Pinnacle Valley Road will be addressed by Public Works Staff. H. STAFF RECOMMENDATIONS: APPROVAL of the Prelminary Plat (S-992-E) as shown on the revised submittal dated September 23, 1996. Approval is subject to conditions and revisions listed in paragraphs D, E, F of this report. 3 November 21, 1996 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-992--E 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 applicants 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. 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 for the preliminary plat. Pat McGetrick was present to answer questions from commissioners. There was no public comment. A motion to approve the preliminary plat subject to conditions in the staff report 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 4 November 21, 1996 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S--992-E 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. 61