HomeMy WebLinkAboutS-0992-T Staff AnalysisJanuary 18, 2007
ITEM NO.: 1 FILE NO.: 5-992-T
NAME: Pinnacle Valley Revised Preliminary Plat
LOCATION: Located on the West side of Pinnacle Valley Road, just North of Cantrell
Road
DEVELOPER:
Kelton Brown
c/o McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 2.09 acres
URRENT ZONIN
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 3
R-2, Single-family
1 — River Mountain
42.05
FT. NEW STREET: 0
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The request includes a revision to the previously approved Pinnacle Valley
Phase V Preliminary Plat to allow the creation of three lots from this remaining
2.09-acre tract. The lots are proposed with a 30-foot building setback along
Pinnacle Valley Road as required per the Subdivision Ordinance for lots abutting
a collector street. According to the applicant's cover letter, the right of way
dedication and in -lieu payment for improvements to Pinnacle Valley Road were
previously paid to the City.
January 18, 2007
SUBDIVISION
NO.: 1 (Cont.
B. EXISTING CONDITIONS:
FILE NO.: S-992-T
There is an existing single-family home located on proposed Lot 1. There are
single-family homes to the south located in the Pinnacle Valley Phase V
Subdivision. To the east of the site is the Beau View Subdivision, a single-family
subdivision located on five -acre tracts. To the west of the site are single-family
homes located within Pinnacle Valley Subdivision Phase IV.
Adjacent to the site Pinnacle Valley Road has not been constructed to Master
Street Plan standards. Partial street improvements have been completed to the
area located to the south of the site; adjacent to Pinnacle Valley Phase V
Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All abutting property owners and the River Valley Neighborhood
Association and the Pinnacle Valley Neighborhood Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Pinnacle Valley Road
including curb, gutter and sidewalk with the planned development. A
payment has already been received from the property owner in -lieu of
improvements to Pinnacle Valley Road to a rural standard.
2. The proposed right-of-way dedication meets Master Street Plan requirements.
3. Per City standards for streets and site development, the minimum driveway
spacing on a minor arterial street is 300 feet. This would allow only one (1)
access for the three (3) lots because the existing driveway to the south is
considered. Access should be taken from other lots located to the south not
Pinnacle Valley Road. Show access location.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
5. Storm water detention ordinance applies to this property. The project would
qualify for a contribution in -lieu of construction at the time of final platting.
6. If the subdivision plans to access Pinnacle Valley Road, provide a letter
prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
2
January 18, 2007
SUBDIVISION
ITEM NO.: 1 Cont. FILE NO.: S-992-T
E
F.
G
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The existing easement water
and sewer easements will severely impact development of Lots 2 and 3. Contact
Central Arkansas Water at 377-1225 for additional information.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route,
ISSU ESITECH N ICALIDES IG N :
Planninq Division: No comment.
Landscape: No comment.
SUBDIVISION COMMITTEE COIy1MENT
(December 28, 2006)
The applicant was present representing the request. Staff presented an
overview of the proposed development indicating there were concerns with the
buildability of Lot 3. Staff requested Mr. McGetrick provide the total buildable
area to ensure a new home could be constructed on the lot.
Public Works comments were addressed. Staff stated the proposed
development would be allowed only one additional curb cut. Staff requested Mr.
McGetrick indicate the driveway locations on the proposed preliminary plat. Staff
requested Pinnacle Valley Road be constructed to Master Street Plan standard
complete with curb, gutter and sidewalk. Staff noted an in -lieu payment had
been received from the developer to allow the construction of the street to a rural
standard.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
01
January 18, 2007
SUBDIVISION
EM NO.: 1 (Cont.
FILE NO.: 5-992-T
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the December 28, 2006, Subdivision Committee meeting. The
applicant has indicated a buildable area for proposed Lot 3 allowing sufficient
area to construct a new home, avoiding the existing easements and adhering to
the indicated platted 30-foot platted building line. The revised plat indicates the
placement of one additional driveway on Pinnacle Valley Road. The southern
two lots will share a drive while the new home will utilize a new drive extending
from Pinnacle Valley Road. Staff is supportive of the indicated driveway
locations. The applicant has also submitted a letter certifying the sight distance
for the proposed driveway location.
Staff is supportive of the proposed preliminary plat. The plat indicates the
creation of two additional lots from an existing tract. The lots are indicated with a
minimum lot size of 0.30 acres and an average lot size of 0.69 acres. The
proposed preliminary plat indicates the required building line adjacent to Pinnacle
Valley Road (30-feet) and sufficient area to construct the new homes. To staffs
knowledge there are no outstanding issues associated with the request. Staff
does. not feel the creation of three lots from this 2.09-acre site will have any
adverse impact on the adjoining properties.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
n
January 18, 2007
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-992-T
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the December 28, 2006, Subdivision Committee meeting. The
applicant has indicated a buildable area for proposed Lot 3 allowing sufficient
area to construct a new home, avoiding the existing easements and adhering to
the indicated platted 30-foot platted building line. The revised plat indicates the
placement of one additional driveway on Pinnacle Valley Road. The southern
two lots will share a drive while the new home will utilize a new drive extending
from Pinnacle Valley Road. Staff is supportive of the indicated driveway
locations. The applicant has also submitted a letter certifying the sight distance
for the proposed driveway location.
Staff is supportive of the proposed preliminary plat. The plat indicates the
creation of two additional lots from an existing tract. The lots are indicated with a
minimum lot size of 0.30 acres and an average lot size of 0.69 acres. The
proposed preliminary plat indicates the required building line adjacent to Pinnacle
Valley Road (30-feet) and sufficient area to construct the new homes. To staffs
knowledge there are no outstanding issues associated with the request. Staff
does not feel the creation of three lots from this 2.09-acre site will have any
adverse impact on the adjoining properties.
1. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the above
agenda staff report.
PLANNING COMMISSION ACTION- (JANUARY 18, 2007)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
M
McGETRICK & McGETRICK, INC.
ENGINEERS - PLANNERS - DEVELOPERS
January 04, 2007
Ms. Donna James
Subdivision Administrator
723 Markham Street
Little Rock, AR 72201
Re: Revised Preliminary Plat
Pinnacle Valley Subdivision
Dear Ms. James:
This letter is to verify that the site distance for the two driveways shown on the
Preliminary Plat meet city requirements. If you have any questions regarding this
application, please feel free to contact us.
Sincere,
McGetrick & McGetrick, Inc.
Patrick M. McGetrick, P.E.
PM: cb
10 0VW Grad: Cou % Slate A
Uttla Rock, AR 72210
501-455- B99 floc 501,455-8&%
M
NAME: Pinnacle Valley Revised Preliminary Plat
S-992-T
LOCATION: located on the West side of Pinnacle Valley Road, just North of Cantrell
Road
Planning Staff Comments-
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than January 3, 2007. The Office of Planning and
Development must receive the proof of notice no later than January 12, 2007.
2. Provide the name of owner, owner's address and source of title in the general notes
section of the proposed preliminary plat.
3. Provide the buildable area for each of the proposed lots.
Variance/Waivers- None requested.
Public Works Conditions:
1. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Pinnacle Valley Road including curb,
gutter and sidewalk with the planned development. A payment has already been
received from the property owner in -lieu of improvements to Pinnacle Valley Road to
a rural standard.
2. The proposed right-of-way dedication meets Master Street Plan requirements.
3. Per City standards for streets and site development, the minimum driveway spacing
on a minor arterial street is 300 feet. This would allow only one (1) access for the
three (3) lots because the existing driveway to the south is considered. Access
should be taken from other lots located to the south not Pinnacle Valley Road.
Show access location.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
5. Storm water detention ordinance applies to this property. The project would qualify
for a contribution in -lieu of construction at the time of final platting.
6. If the subdivision plans to access Pinnacle Valley Road, provide a letter prepared by
a registered engineer certifying the sight distance at the intersections comply with
2004 AASHTO Green Book standards.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to the property.
Entergy: No comment received.
Item # I
Center -Point Ener-gy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. The existing easement water and sewer
easements will severely impact development of Lots 2 and 3. Contact Central Arkansas
Water at 377-1225 for additional information.
Fire Department: Approved as submitted.
County Plannin1g: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, January 6, 3007.
Item # I