HomeMy WebLinkAboutS-0992-M Staff AnalysisItem No.: 1. Pinnacle Valley Subdivision Phase V -Preliminary Plat (S-1322)
Planning Staff Comments:
1. More clearly label internal street
2. Show driveway locations.
3. Add linear feet of internal streets to general notes.
4. Provide curve data for driveway access.
5. Provide locations and physical descriptions of all monuments including size, material and type
construction.
6. Check contours between 290 and 295. (Two foot intervals drop to one foot interval.)
7. Provide names on owners of all unplatted tracts abutting the plat area and names of owners of platted
tracts in excess of 2 '/2 acres.
8. Provide plat book and page or instrument number of all recorded subdivision abutting the plat area.
9. Provide zoning classification to the property of the property to the east.
10. Label all distances of proposed Lot 4 and Lot 5.
11. Show the location and physical descriptions of all PAGIS monuments, existing and proposed, including
size and type materials.
12. Provide a preliminary storm drainage plan.
13. Provide storm drainage analysis (data for all watercourses entering and leaving the plat boundary).
14. Show source of water supplier in the general notes.
15. Show means of waste disposal in the general notes.
16. Show proposed street improvements and the sidewalk on the plat.
17. Provide a 10' no access easement along Pinnacle Valley Road.
18. Show private driveway as cross parking, access and utility easement.
19. Request a variance to allow a 25' building set -back line adjacent to an arterial street.
20. Request a variance for the lot depth to width ratio for lots 6, 7, 8, 9 and 10.
21. Request a variance for lots with no public street frontage for lots 2, 3 and 4.
22. Provide a certified list of abutting property owners along with notice form with affidavit executed and
proof of mailing.
Variance/Waivers: None requested.
Public Works:
1. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-
way to 45 feet from centerline will be required.
2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street
improvement to the street including 5-foot sidewalks with planned development.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
4. Stormwater detention ordinance applies to this property.
5. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to Traffic Engineering.
6. Driveways shall conform to Sec. 3 1-2 10 or Ordinance 18,031.
7. A Sketch Grading and Drainage Plan is required prior to subdivision committee meeting, or no later
than 5 days before Planning Commission hearing.
8. A grading permit and development permit for special flood hazard area is required prior to construction.
9. Contact the ADPC&E for approval prior to start of work.
10. Street names need to be approved by David Hathcock. Call 371-4808 for more information.
11. This development involves issues related to street lighting. The property owner may be responsible for
installation of new street lights or modification (if required) of existing street lights. Property owner
must contact Traffic Engineering (Steve Philpott @ 340-4880) to verify street lighting requirements for
this project.
January 3, 2002
ITEM NO.: 1
FILE NO.: 5-992-M
NAME: Pinnacle Valley Subdivision Phase V - Preliminary Plat
LOCATION: West side of Pinnacle Valley Road approximately
0.6 miles North of Cantrell Road
nV..VF.T.nPER
ENGINEER:
Kelton Brown, Jr. McGetrick & McGetrick Engineers
#6 Eagle Glenn Cove 319 East Markham Street Suite 202
Little Rock, AR 72223 Little Rock, AR 72201
AREA: 4.080 acres NUMBER OF LOTS: 11 FT. NEW STREET: 0
CURRENT ZONING: R-2
PLANNING DISTRICT: 1
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. Variance to allow a 25-foot setback line adjacent to an
arterial street.
2. Variance to allow a reduced lot depth to width ratio (Lots 3,
6, 7, 8, 9 and 10).
3. Variance to allow lots with no public street frontage (Lots
2, 3, 4) .
A. PROPOSAL:
The applicant proposes to subdivide this 4.080-acre site
into eleven (11) lots. The applicant is also proposing to
develop the lots with multi -family residential structures
containing 40 units as a part of a Planned Residential
Development, which is a separate item on this agenda (Item
#13.1 - Pinnacle Valley Subdivision Phase V Short -Form PRD
File No. Z-7126) . The lots will be accessed via an access
and utility easement off Pinnacle Valley Road. The
applicant proposes 88 parking spaces as a part of the PRD.
1
January 3, 2002
SUBDIVISION
ITEM NO.: 1 (Cont.
FILE NO.: S-992-M
The applicant is requesting a variance to allow lots
without public street frontage, a variance from the
standard lot width to depth ratios and a variance to allow
a 25-foot building set back adjacent to an arterial street.
The applicant is proposing an access and/or utility
easement and cross parking easement within the development.
B. EXISTING CONDITIONS:
The site is an undeveloped site with a scattering of trees.
There is a creek adjacent to the west property line. A
newly developing single-family subdivision abuts the creek
on the opposite side to the west. A new single-family
residence is under construction to the north of the site
and single-family residences are located to the south of
the site. Single-family residences on large lots are to
the east of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received numerous phone calls
and letters from neighbors stating opposition to the
application. All property owners abutting the site and the
River Valley Property Owners Association were notified of
the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pinnacle Valley Road is classified on the Master Street
Plan as a minor arterial. Dedication of right-of-way to
45 feet from centerline will be required.
2. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
the street including 5-foot sidewalks with planned the
development.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention ordinance applies to this property.
5. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
6. Driveways shall conform to Sec. 31-210 or Ordinance
18,031.
7. A Sketch Grading and Drainage Plan is required prior to
2
January 3, 2002
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-992-M
Subdivision Committee meeting, or no later than 5 days
before Planning Commission hearing.
8. A grading permit and development permit for special
flood hazard area is required prior to construction.
9. Contact the ADPC&E for approval prior to start of work.
10. Street names need to be approved by David Hathcock. Call
371-4808 for more information.
11. This development involves issues related to street
lighting. The property owner may be responsible for
installation of new streetlights or modification (if
required) of existing streetlights. Property owner must
contact Traffic Engineering (Steve Philpott @ 340-4880)
to verify street lighting requirements for this project.
12. Access / utility easement will need to be named and
approved by City for address assignment Lots 1 to 4.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if
service is required for project. Contact Jim Boyd at
376-2903 for details.
Entergy: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received_
Water: Modifications of water facilities installed to serve
Pinnacle Valley Subdivision Phase 3 will be required. An
acreage charge of $300 per acre applies in addition to
normal charges for water service to this area. Contact
Marie Dugan at 992-2438 for details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Project is located on Express Bus Route #25 and has
no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
3
January 3, 2002
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: 5-992-M
Landscape Issues: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001)
Mr. Pat McGetrick was present, representing the
application. The proposed preliminary plat and the PRD
were discussed simultaneously. Staff noted some additions,
which were needed on the preliminary plat (lot zoning
classifications, 10 foot no access easement adjacent to
Pinnacle Valley Road). Staff requested Mr. McGetrick
provide a phasing plan for the development.
Staff also requested details for the roof treatment of the
buildings along with building heights for the PRD. Staff
requested a statement of the applicant's intentions with
regard for future selling or leasing of all or portions of
the PRD including land area and dwelling units.
Mr. Tad Borkowski, Public Works Staff, noted the dedication
of 45 feet of right-of-way would be required along Pinnacle
Valley Road and the roadway would be required to be built
to Master Street Plan standards.
Staff also noted there were three variances to the
Subdivision Ordinance, which would need to be requested.
1). The ordinance requires building set backs adjacent to
an arterial street to be 35-feet. The applicant proposes a
25-foot building set back. 2). The lot depth to width
ratios for Lots 6, 7, 8, 9 and 10 are above the minimum
standard set by the ordinance. 3). The ordinance also
requires lots to have public street frontage. Lots 2, 3
and 4 do not have public street frontage.
Mr. Bob Brown, Planning and Development Staff, noted the
proposed planned development would require a 6.7-foot
landscape strip on each side of the development adjacent to
the property lines.
After the discussion, the Committee forwarded the
preliminary plat and the PRD to the full Commission for
final action.
4
January 3, 2002
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-992-M
H. ANALYSIS:
The applicant
submitted
a revised preliminary plat to
staff
on December
12, 2001.
The revised plat addresses the
issues raised
by staff
and the Subdivision Committee.
The
applicant has
platted
a 10-foot no access easement
along
Pinnacle Valley Road as requested. The applicant has
also
indicated the
driveway
as cross parking and an access
and
utility easement for a total of 88 parking spaces.
The applicant is requesting three variances from- the
Subdivision Ordinance. The applicant is requesting a
platted building line of 25-feet adjacent to Pinnacle
Valley Road. The Subdivision Ordinance requires a platted
building line of 35-feet adjacent to an arterial street.
The applicant is also requesting a lot depth to width
ratios variance for five of the eleven lots. The
Subdivision Ordinance requires that no residential lot be
more than three (3) times as deep as it is wide.
The applicant also proposes a variance to allow three lots
without public street frontage (Lots 2 - 4). The
Subdivision Ordinance requires all lots be adjacent to a
public street or an approved private drive. The applicant
is proposing the lots be accessed via an access and utility
easement and a cross parking easement.
In as much as the preliminary plat is tied to the PRD and
staff is not supportive of the PRD as submitted, staff
cannot support the proposed preliminary plat.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
5
February 14, 2002
ITEM NO.: A
FILE NO.: S-992-M
NAME: Pinnacle Valley Subdivision Phase V - Preliminary Plat
LOCATION: West side of Pinnacle Valley Road approximately
0.6 miles North of Cantrell Road
DEVELOPER:
ENGINEER:
Kelton Brown, Jr. McGetrick & McGetrick Engineers
#6 Eagle Glenn Cove 319 East Markham Street Suite 202
Little Rock, AR 72223 Little Rock, AR 72201
AREA: 4.080 acres NUMBER OF LOTS: 11 FT. NEW STREET: 0
CURRENT ZONING: R-2
PLANNING DISTRICT: 1
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. Variance to allow a 25-foot setback line adjacent to an
arterial street.
2. Variance to allow a reduced lot depth to width ratio (Lots 3,
6, 7, 8, 9 and 10) .
3. Variance to allow lots with no public street frontage (Lots
2, 3, 4) .
A. PROPOSAL:
The applicant proposes to subdivide this 4.080-acre site
into eleven (11) lots. The applicant is also proposing to
develop the lots with multi -family residential structures
containing 40 units as a part of a Planned Residential
Development, which is a separate item on this agenda (Item
#13.1 - Pinnacle Valley Subdivision Phase V Short -Form PRD
File No. Z-7126). The lots will be accessed via an access
and utility easement off Pinnacle Valley Road. The
applicant proposes 88 parking spaces as a part of the PRD.
February 14, 2002
SUBDIVISION
ITEM NO.: A (Cont.)
FILE NO.: S-992-M
The applicant is requesting a variance to allow lots
without public street frontage, a variance from the
standard lot width to depth ratios and a variance to allow
a 25-foot building set back adjacent to an arterial street.
The applicant is proposing an access and/or utility
easement and cross parking easement within the development.
B. EXISTING CONDITIONS:
The site is an undeveloped site with a scattering of trees.
There is a creek adjacent to the west property line. A
newly developing single-family subdivision abuts the creek
on the opposite side to the west. A new single-family
residence is under construction to the north of the site
and single-family residences are located to the south of
the site. Single-family residences on large lots are to
the east of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received numerous phone calls
and letters from neighbors stating opposition to the
application. All property owners abutting the site and the
River Valley Property Owners Association were notified of
the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pinnacle Valley Road is classified on the Master Street
Plan as a minor arterial. Dedication of right-of-way to
45 feet from centerline will be required.
2. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
the street including 5-foot sidewalks with planned the
development.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Stormwater detention ordinance applies to this property.
5_ Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
6. Driveways shall conform to Sec. 31-210 or Ordinance
18,031.
7. A Sketch Grading and Drainage Plan is required prior to
2
February 14, 2002
SUBDIVISION
ITEM NO.: A (Cont.)
FILE NO.: S-992-M
Subdivision Committee meeting, or no later than 5 days
before Planning Commission hearing.
8. A grading permit and development permit for special
flood hazard area is required prior to construction.
9. Contact the ADPC&E for approval prior to start of work.
10. Street names need to be approved by David Hathcock. Call
371-4808 for more information.
11. This development involves issues related to street
lighting. The property owner may be responsible for
installation of new streetlights or modification (if
required) of existing streetlights. Property owner must
contact Traffic Engineering (Steve Philpott @ 340-4880)
to verify street lighting requirements for this project.
12. Access / utility easement will need to be named and
approved by City for address assignment Lots 1 to 4.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if
service is required for project. Contact Jim Boyd at
376-2903 for details.
Entergy: No comment received.
ARKLA: No comment received.
Southwestern Bell: No comment received.
Water: Modifications of water facilities installed to serve
Pinnacle Valley Subdivision Phase 3 will be required. An
acreage charge of $300 per acre applies in addition to
normal charges for water service to this area. Contact
Marie Dugan at 992-2438 for details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: Project is located on Express Bus Route #25 and has
no effect on bus radius, turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
3
February 14, 2002
SUBDIVISION
ITEM NO.: A (Cont.)
Landsca a Issues: No comment.
G. SUBDIVISION COMMITTEE COMMENT:
FILE NO.: S-992-M
(December 6, 2001)
Mr. Pat McGetrick was present, representing the
application. The proposed preliminary plat and the PRD
were discussed simultaneously. Staff noted some additions,
which were needed on the preliminary plat (lot zoning
classifications, 10 foot no access easement adjacent to
Pinnacle Valley Road). Staff requested Mr. McGetrick
provide a phasing plan for the development.
Staff also requested details for the roof treatment of the
buildings along with building heights for the PRD. Staff
requested a statement of the applicant's intentions with
regard for future selling or leasing of all or portions of
the PRD including land area and dwelling units.
Mr. Tad Borkowski, Public Works Staff, noted the dedication
of 45 feet of right-of-way would be required along Pinnacle
Valley Road and the roadway would be required to be built
to Master Street Plan standards.
Staff also noted there were three variances to the
Subdivision Ordinance, which would need to be requested.
1). The ordinance requires building set backs adjacent to
an arterial street to be 35-feet. The applicant proposes a
25-foot building set back. 2). The lot depth to width
ratios for Lots 6, 7, 8, 9 and 10 are above the minimum
standard set by the ordinance. 3). The ordinance also
requires lots to have public street frontage. Lots 2, 3
and 4 do not have public street frontage.
Mr. Bob Brown, Planning and Development Staff, noted the
proposed planned development would require a 6.7-foot
landscape strip on each side of the development adjacent to
the property lines.
After the discussion, the Committee forwarded the
preliminary plat and the PRD to the full Commission for
final action.
0
February 14, 2002
SUBDIVISION
ITEM NO.: A (Cont.
H. ANALYSIS:
FILE NO.: S-992-M
The applicant submitted a revised preliminary plat to staff
on December 12, 2001. The revised plat addresses the
issues raised by staff and the Subdivision Committee. The
applicant has platted a 10-foot no access easement along
Pinnacle Valley Road as requested. The applicant has also
indicated the driveway as cross parking and an access and
utility easement for a total of 88 parking spaces.
The applicant is requesting three variances from the
Subdivision Ordinance. The applicant is requesting a
platted building line of 25-feet adjacent to Pinnacle
Valley Road. The Subdivision Ordinance requires a platted
building line of 35-feet adjacent to an arterial street.
The applicant is also requesting a lot depth to width
ratios variance for five of the eleven lots. The
Subdivision Ordinance requires that no residential lot be
more than three (3) times as deep as it is wide.
The applicant also proposes a variance to allow three lots
without public street frontage (Lots 2 - 4). The
Subdivision Ordinance requires all lots be adjacent to a
public street or an approved private drive. The applicant
is proposing the lots be accessed via an access and utility
easement and a cross parking easement.
In as much as the preliminary plat is tied to the PRD and
staff is not supportive of the PRD as submitted, staff
cannot support the proposed preliminary plat.
I. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:
(JANUARY 3, 2002)
Mr. Pat McGetrick of McGetrick and McGetrick Engineers, was
present representing the application. There were numerous
objectors present. Staff presented the application in
conjunction with the Planned Residential Development Item #13.1
Pinnacle Valley Short -Form PRD, File No. Z-7126. Staff
5
February 14, 2002
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-992-M
recommended denial of the preliminary plat based on a denial
recommendation of the PRD. After a brief discussion the
Commission voted to defer the item for six weeks to the February
14, 2002 Public Hearing. (See Item No. 13.1 for a more detailed
minute record of this item.)
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 24, 2002)
Mr. Pat McGetrick, of McGetrick and McGetrick Engineers, was
present representing the application. Staff presented the item
and noted that additional information was needed on the parking
layout and front yard setback.
Public Works comments were also discussed. Staff stated the
comments were similar to the previous application; right-of-way
requirements would apply, street improvements adjacent to the
property and the naming of the access / utility easement for
city address assignment.
After a brief discussion the Committee determined there were no
outstanding issues associated with proposed preliminary plat.
The Committee then forwarded the application to the full
Commission for final action.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff on
January 30, 2002 noting the additional information requested by
staff and the Subdivision Committee. The applicant labeled the
platted building lines adjacent to the 25-foot access and
utility easement. The applicant has indicated the comments
raised by Public Works staff will be addressed at time of
building permit.
The applicant has revised the preliminary plat and reduced the
number of lots from 11 to 10. The applicant has maintained a
single -access point from Pinnacle Valley Road via a 60-foot
access and utility easement cul-de-sac. Lots 31 41 5 and 6 as
well as lots 8, 9 and 10 will be accessed via a 25-foot access
and utility easement, which loops off the cul-de-sac. The
applicant has indicated a 10-foot no access easement adjacent to
Pinnacle Valley Road on all the lots with public street
frontage.
0
February 14, 2002
SUBDIVISION
ITEM NO.: A (Cont.)
FILE NO.: 5-992-M
The applicant will require three variances from the Subdivision
Ordinance; a variance to allow lots without public street
frontage for Lots 8, 9 and 10; a variance to allow a reduced
platted building line adjacent to an arterial street; a variance
from the maximum lot depth to width ratio for Lot 7.
The applicant proposes 10 duplex units to be constructed as a
part of the Planned Development which equates to a density of
4.9 units per acre. Please see Item #C of this agenda; File No.
Z-7126 for more details concerning the Planned Residential
Development.
As was the previous application the proposed preliminary plat is
directly tied to the Planned Development. Staff is not
supportive of the proposed Planned Development; therefore, staff
is not supportive of the preliminary plat.
PLANNING COMMISSION ACTION:
(FEBRUARY 14, 2002)
Mr. Pat McGetrick of McGetrick and McGetrick Engineering was
present representing the application. There were numerous
objectors present. Staff presented the application in
conjunction with the Planned Residential Development Item #C
Pinnacle Valley Phase V - Short -form PRD File No. Z-7126. Staff
recommended denial of the preliminary plat subject to denial of
the PRD since the two were so directly tied together.
After the discussion a motion was made to approve the
application as filed. The vote failed 2 ayes, 9 noes and
0 absent. (See item No. C for a more detailed minute record of
this item.)
7