HomeMy WebLinkAboutS-1664 Staff AnalysisITEM NO.: 2.
NAME: On the River Estates Preliminary Plat
S-1664
LOCATION: located on Pinnacle Valley Road and County Farm Road on the Little
Maumelle River
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet 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 February 23, 2011. The Office of
Planning and Development must receive the proof of notice no later than March 4,
2011.
2. The City's zoning ordinance prohibits development within floodway. No buildings or
structures are allowed within the floodway. Floodways shall be kept free of
structures involvement including fences, open storage of materials, equipment,
vehicle parking and other impediments to the free flow of flood -water. Exceptions
may be granted when existing topography is at or above the existing one hundred
year flood level and when the velocity of flow is less than three feet per second.
3. Provide the name and address of the landowner with the source of title.
4. Provide the name and address of the subdivider.
5. Provide the linear feet of internal streets, the average lot size, the minimum lot size
and the number of lots within the general notes section of the proposed preliminary
plat.
6. Provide any applicable existing covenants, and the proposed covenants on the land.
7. Provide the source of water and the means of wastewater disposal in the general
notes section of the proposed preliminary plat.
8. Provide a storm drainage analysis, data to be provided for all watercourses entering
and leaving the plat boundary, and a preliminary storm drainage plan, typical ditch
section required to be shown.
9. Provide the names of owners of all unplatted tracts abutting the plat area and names
of owners of platted tracts in excess of 2 Y2 acres.
10. Provide the names of all owner of any landlocked parcels within or abutting the plat
area.
11. Provide the zoning classification within the proposed plat boundary and of abutting
properties.
12. Provide a phasing plan, if applicable.
13. Provide the location of municipal boundaries, which pass through or abut the
proposed plat area shown.
14. Provide the certificate of engineering accuracy, the certificate of owner and the
certificate of preliminary plat approval for the City.
15. What is the purpose of Tract A and who is responsible for maintenance of Tract A?
Variance/Waivers: None requested.
Item # 1
Public Works Conditions:
1. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Pinnacle Valley Road and
County Farm Road including 5-foot sidewalks with the planned development. The
new back of curb should be located 29.5 feet from centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersections of Pinnacle
Valley Road and Pinnacle Valley Loop.
4. Right-of-way of Pinnacle Valley Loop should be redesigned with curvature and not
90 degree angles.
5. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards. The concrete rail
of the bridge should be taken into consideration.
6. Stormwater detention will not apply to the proposed development.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
8. The property is located in the 100-year floodplain and the majority of the site is
within the regulatory floodway. With this property being out of the City of Little Rock
City limits, Pulaski County Planning Department should be contacted on the
requirements pertaining to developments in the floodplain and floodway. The City of
Little Rock has concerns about a street being located in the regulatory floodway.
9. Street Improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
10.In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25-foot wide access
easement is required adjacent to the floodway boundary.
11. Per the Master Street Plan, the minimum horizontal tangent distance between
reverse curves is 100 feet. Contact Bill Henry with Traffic Engineering at 379-1816
with any questions or for additional information.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. Provide staff with a septic certification
indicating the areas ability to perk septic systems.
Entergy: Approved as submitted.
Center -Paint Energy: Approved as submitted.
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. A water main extension will be needed to
provide water service to this property. Please submit plans for water facilities to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of Health
Item # 2.
Engineering Division and the Little Rock Fire Department is required. This development
will have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection. Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact Central
Arkansas Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
development in addition to normal charges.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the proposed subdivision.
County Planning:
1. Provide the County with a copy of the proposed Bill of Assurance.
2. Provide the name and address of the owner, source of title and name and address
of the subdivider.
3. Provide the preliminary certificate of accuracy.
4. Provide the legal description tied to two land corners, provide the state plane
coordinates and the total acreage.
5. Provide contour intervals of not more than four (4) feet.
6. Provide the zoning district of the proposed plat area.
7. Provide the Certificates of Engineering Accuracy (with improvements), Certificate of
Owner and Certificate of County Approval.
8. Provide Letters of approval from area Volunteer Fire Department.
9. Provide cross sections of all streets.
10. Provide centerline profiles of preliminary street grades.
11. Provide street centerlines.
12. Provide storm drainage plan.
13. Show FEMA flood panel number and floodway/plain information on the plat.
14. Show street design specifications.
15. Show easements along existing and new roads.
16. Comply with ADEQ Stormwater Pollution Prevention requirements.
Additional Comments:
➢ Incorporate "Declaration of Protective Covenants and Restrictions" into the Bill of
Assurance.
➢ Add development name to the Bill of Assurance, provide legal description and
means of conveying right of way and easements.
➢ Applicant has dedicated additional right of way for Pinnacle Valley Road and County
Farm Road but needs to construct road improvements to both roads equaling half of
34-feet or 17-feet for Pinnacle Valley Road, a minor arterial, and half of 30-feet for
15-feet for County Farm Road a Class V collector according to the County Master
Road Plan standards. Applicant may request a variance from the Pulaski County
Planning Board for road improvements.
➢ As a Local Road, Pinnacle Valley Loop is only required to have a 60-foot right of
way.
Item # 2.
➢ Permits will be required for road entrances off Pinnacle Valley Road from Pulaski
County Public Works.
➢ A flood development permit and Hydraulic study with a no -rise no adverse impact
statement will be required from Pulaski County Public Works for development in the
flood pla i n/floodway.
➢ A drainage ditch appears to cross Pinnacle Valley Loop and Lot 2 before discharging
into the Little Maumelle River. How is this drainage planned for in regard to Lot 2?
➢ Show building side and rear yard setback.
➢ Show existing utility easements along frontage.
➢ Provide road design information.
Pulaski County Public Works Comments —
➢ Curve right of way along Pinnacle Valley Loop to adequately reflect road alignment.
➢ Describe the purpose of Tract A.
➢ Check sight distance on west entrance. Pipeline and Bridge may cause sight
problems.
➢ Floodway extents have been changed by recent FEMA LOMA. Verify and adjust as
necessary.
➢ Pinnacle Valley Loop alignment must comply with ASHTO standards.
➢ Provide minimum survey standards for the plat.
➢ What is in Section 19 referenced in the title block?
➢ Show existing residences and drives.
CATA: Approved as submitted
Parks and Recreation: No comment.
Plannina Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, February 23, 2011.
Item # 2.
January 10, 2011
Dear City of Little Rock,
Please accept this proposal requesting preliminary plat approval for a Residential Family: R-2 subdivision
development. This property is located in Pulaski County, each lot will consist of 4.18-4.45 acres. The
prospective development is located at Pinnacle Valley and County Farm Roads. Legal description is
recorded as:
Part of the NW1/4 NE1/4 and part of the NE1/4 NW1/4, Section 18, T-2-N, R-13-W, Pulaski County
Arkansas, more particularly described as follows: Commence at the NE corner of said NW1/4 NE1/4,
thence N87057'32"W, along the North line of said Section 18, 869.47 feet to the point of beginning;
thence S 01101'32"W, 1221.16 feet to the center of Little Maumelle River; thence along the center of
Little Maumelle River the following bearings and distances: S86008'10"W, 426.12 feet; N 77058'32"
W, 828.19 feet; N 38058'26" W, 235.97 feet; N 27035'39" W, 310.6 feet; N 06024'59" E, 570.61 feet to
the centerline of the Pinnacle Valley Road; thence N 83053'36" E, along said centerline, 483.56 feet;
thence S 04027'15" W, 265.72 feet; thence S 40023'47" E, 329.0 feet; thence S 86145'04" E, 243.95
feet; thence N 02033'37" E, 537.39 feet to a point on the North line of said Section 18; thence S
88142'E, along the said North line, 98.22 feet to the NW corner of said NW1/4 NE1/4; thence S
89057'32" E, along said North line, 447.01 feet to the point of beginning, containing 34.07 acres, more
or less. Subject to the right of ways for Pinnacle Valley Road and County Farm Road. Subject to the
right of ways for Pinnacle Valley Road and County Farm Road. Subject to the easements/additional
right of ways for utilities and/or drainage.
The development shall consist of 7 lots ranging in size from 4.18 acres to 4.45 acres. The subdivision
shall consist of above average ingress and egress access. As proposed the individual lots shall obtain
individual septic systems. The proposed name of subdivision is On the River Estates. The subject
property is currently zoned R-2. The subject property is located outside the city limits with the city
having subdivision jurisdiction. Per information received from Central Arkansas Water there is a water
line adjacent to the proposed development allowing city water service. Appropriate soil tests have been
conducted to test the suitableness of placing a septic system on each lot. The results were favorable
and stated that the lots can be appropriately serviced with individual septic units. There is no evidence
indicating that this will not be a viable alternative to a city sewer line.
Let it be known that a portion of this property is situated in FEMA Zone Al2. Mandatory flood insurance
purchase requirements apply in this FEMA zone classification. The property is found on FEMA panel
050179-0258E, dated November 2, 1994. Essentially all of the subject property dropping off of the
existing bank -line into the Little Maumelle River is in the Floodway. Little Rock City Planning provided
that a One (1) foot freeboard measurement above the base flood elevation (BFE) and venting
requirements for residential development must be maintained in order to satisfy the flood zone building
requirements.
Jj eg Z 'Wate4m 0 310 .%aC 4um .Saaea Zi T& Rea, . iR 72201 • 501-37 -3737
The cost estimate to run underground electric utility service is approximated to be $8-$9 per linear foot.
The estimated road linear foot measurement is 1300.
All city regulations and municipal code (found on www.little rock.org) will be incorporated along with
the restrictive covenants. (Please refer to attached proposed subdivision covenants and restrictions.)
I thank you for your time and consideration and look forward to the recommendations and or approval
of On the River Estates.
06ef ZWare4m 0 310 Zw&aawt, Saeeet Z4%1& R", ,4R 72201 • 501-37r3737
March 10, 2011
ITEM NO.: 2
NAME: On the River Estates Preliminary Plat
FILE NO.: S-1664
LOCATION: Located on Pinnacle Valley Road and County Farm Road on the Little
Maumelle River
DEVELOPER:
Pinnacle Valley Properties, LLC
Attn: Mollie Birch
310 Louisiana Street
Little Rock, AR 72201
41 IR\/FYnp.
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
AREA: 34.15 acres
CURRENT ZONING:
NUMBER OF LOTS: 7
R-2, Single-family
PLANNING DISTRICT: 1 — River Mountain
CENSUS TRACT: 42.05
FT. NEW STREET: 0 LF
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated February 24, 2011, requesting withdrawal of
this item without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION:
(MARCH 10, 2011)
The applicant was not present. There were no registered objectors present. Staff
presented the items stating the applicant had submitted a request dated February 24,
2011, requesting withdrawal of the item without prejudice. Staff stated they were
supportive of the withdrawal request.
March 10, 2011
SUBDIVISION
ITEM NO.: 2 (Cont.
FILE NO.: S-1664
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 11 ayes,
0 noes and 0 absent.
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