HomeMy WebLinkAboutS-1715 Staff AnalysisITEM NO.: 3. S-1715
NAME: The Village at Isom Creek Preliminary Plat
LOCATION: located on the West side of Pinnacle Valley Road, just South of the
Pinnacle Valley Phase V Subdivision
Planning Staff Comments:
1. Provide notification of the abutting property owners including the certified abstract
list, notice form with affidavit executed and proof of mailing. The notice must be
mailed no later than October 30, 2013. The Office of Planning and Development
must receive the proof of notice no later than November 8, 2013.
2. The plat indicates a secondary access to the west but does not indicate where the
secondary access will connect to a public street nor provide a time line for
construction of the secondary access.
3. Who will be responsible for the green spaces and the maintenance of the green
spaces? The BOA for the subdivision must outline the maintenance.
4. Provide the location of any landlocked parcels abutting the proposed subdivision.
5. Where minimum floor elevations are required to be placed on the final plat, the
source of the information by which the elevation was obtained shall be shown on
both the plat and contained in the bill of assurance. The bill of assurance shall
contain language advising the property owner to verify the most current information
available on the status of flooding on the property.
Variance/Waivers:
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43,
46 and 47 (adjacent to designated tracts for open space).
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. A 20-foot radial dedication of right-of-way is required at the intersection of the
proposed street and Pinnacle Valley Road.
3. With site development, provide the design of street conforming to the Master Street
Plan. Construct street improvement to these streets including 5-foot sidewalks with
the planned development as shown on preliminary plat.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Pinnacle Valley Road with planned
development. Pinnacle Valley Road on the Master Street Plan has 22-feet of
Item # 3.
pavement and two (2) 7-foot paved shoulders with open ditches. Staff prefers a
payment made in -lieu of street widening.
5. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction. Are the lots proposed to be advanced graded with
construction of the streets prior to platting?
7. Provide a sketch grading and drainage plan. Portions of the proposed east -west
street exceed 15% centerline grade. Per the Master Street Plan, the maximum
centerline grade on a residential street is 15%.
8. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
9. 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.
10.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
11. The minimum Finish Floor elevation of at least one (1) foot above the base flood
level is required to be shown on the preliminary platted lots in as well as adjacent to
the floodplain and on all grading plans.
12.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.
13.Alteration of the water course will require approval from the Little Rock District of the
US Army Corps of Engineers prior to start of work.
14.The proposed alteration of the floodway and fill placed in the floodway will require
flood map revisions. Obtain a conditional letter of map revision and no rise
certification approval from Public Works and the Federal Emergency Management
Agency prior to issuance of a grading permit and/or a building permit.
15.Streetlights are required by Section 31-403 of the Little Rock Code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg
Simmons) for more information.
16.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1805 (Travis Herbner) for more information.
17. Per the Master Street Plan, parking is restricted to one side of the street on a 24-foot
wide street. Show on the plan now and on the final plat and bill of assurance, the
area along the streets where parking is allowed.
18. Street names and street naming conventions must be approved by Public Works.
Contact Glenn Haley at (501) 371-4537.
19. Provide a letter prepared by a registered engineer certifying the sight distance at the
intersections comply with 2004 AASHTO Green Book standards.
20. Traffic calming devices are required for long straight streets to discourage speeding.
Depending on design future phases of development, traffic circles or round -a -bouts
at regular intervals, speed humps, narrowing, pedestrian tables, etc maybe
warranted. Contact Bill Henry, Traffic Engineering at 379-1816 for additional
Item # 3.
information.
21.A minimum undisturbed strip 25-feet wide except for reasonable access shall be
provided along each side of streams having a 10-year storm >150 CFS. The
undisturbed strip should be measured from the top of the bank.
22. Provide information on the total width of the bridge.
23. Per IBC Section D107, developments of one or two family dwellings where the
number of dwelling units exceeds 30 shall be provided with separate and approved
fire apparatus access roads and shall meet the requirements of IBC, Section
D104.3. The provided emergency access must be provided within a recorded
emergency access easement to a public street right-of-way.
24. Provide a grading and drainage plan showing the transition area at the bridge
crossing including guard rails, vertical elevation change, sidewalk, driveways, etc.
Provide location of driveway on the east side of Pinnacle Valley Road in relation to
the proposed street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements, to serve the project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy has no objection to the plat. There are currently no facilities on
the property. Contact Entergy early so work can begin to extend service when
ultimately needed. Contact Entergy at 954-5158 for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
2. A 72-inch and a 48-inch raw water line crosses this site within a 50-foot wide
waterline easement on the north side of the property in the area of Ison Creek. Care
must be taken to protect these water lines and any appurtenances, such as access
and air release vaults, or monumentation which may be in the area. No signs, light
poles, dumpster pads or other structures on foundations will be allowed within the
existing 50-foot waterline easement. Paved parking and driveways area allowed.
Due to the critical nature of the 72-inch and a 48-inch raw water lines located near
this project please contact CAW at 501-594-5261, 24-hours prior to any work within
the water line right of way.
3. A water main extension will be needed to provide water service to this property.
4. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
Item # 3.
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
5. 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.
6. Contact Central Arkansas Water regarding the size and location of the water meter.
7. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
8. 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).
9. A Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
F" re Department: No comment received. Contact the Little Rock Fire Department
concerning this request and provide in writing from the Fire Department if the
subdivision can be final platted as proposed or if the development is limited to 30 lot
until the time the secondary access is provided.
County Planning: No comment.
CATA: Out of CATA service area.
Parks and Recreation: No comment received.
Planning 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, October 30, 2013.
Item # 3.
February 20, 2014
ITEM NO.: A FILE NO.: S-1715
NAME: The Village at Ison Creek Preliminary Plat
LOCATION: Located on the West side of Pinnacle Valley Road, just South of the
Pinnacle Valley Phase V Subdivision
DEVELOPER:
Ison Creek Development LLC
2024 Arkansas Valley Drive, Suite 307
Little Rock, AR 72212
FNr,INFFR-
Central Arkansas Engineering PLLC
1012 Autumn Road, Suite 2
Little Rock, AR 72211
AREA: 20.70 acres NUMBER OF LOTS: 51 + 6 tracts FT. NEW STREET: 2,375 LF
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRACT
VARIANCEMAIVERS:
R-2, Single-family
1 — River Mountain
42.05
1. A variance to allow 5-foot side yard setbacks on all residential lots.
2. A variance to allow 15-foot rear yard setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43,
46 and 47 (adjacent to designated tracts for open space).
3. A variance to allow a 15-foot front building setback on Lots 28 — 32.
4. A variance from the City's Land Alteration Ordinance to allow advanced grading of
the proposed lots.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
Ison Creek Development LLC is proposing to establish a subdivision in west Little
Rock. The make-up of the subdivision will be 51 residential lots, four (4) tracts of
green space and two (2) tracts which will be reserved for future development and
will not be final platted with the initial phase of this subdivision. Detention has
February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
been considered and will be constructed in the green spaces. The total area of
the subdivision is 20.7 acres before dedication of right of way.
The request includes variances from the typical development standards
regarding setbacks. The applicant is requesting a variance to allow a 5-foot side
yard setback on all the proposed lots. The request also includes a variance to
allow a reduced rear yard setback of 15-feet for a number of lots which abut a
dedicated tract of open space. The applicant is also seeking a variance to allow
a 15-foot front building line for Lots 27 — 32.
The request includes a variance from the City's Land Alteration Ordinance to
allow advanced grading of the proposed lots. The applicant has indicated the
grading is necessary to allow the existing material to be moved on the site to fill
the low areas eliminating the need for hauling of materials to and from the site.
B. EXISTING CONDITIONS:
The property is located south of the Pinnacle Valley Phase V subdivision which is
accessed from Pinnacle Valley Road and east of Pinnacle Valley Phase IV
subdivision which is accessed from Rummel Road. The access to the property is
located just north of the intersection of Pinnacle Valley Road and Cantrell Road.
Along Pinnacle Valley Road in this area there are two single-family subdivisions,
a veterinary clinic and an apartment development. The property abuts
commercial uses along the southern boundary which front on Cantrell Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents concerning the proposed request. All abutting property owners
along with the Pinnacle Valley Neighborhood Association 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. A dedication of right-of-way 45 feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
the proposed street and Pinnacle Valley Road.
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February 20, 2014
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-1715
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to these streets including
5-foot sidewalks with the planned development as shown on preliminary
plat.
4. With site development, provide design of street conforming to the 'Master
Street Plan. Construct one-half street improvement to Pinnacle Valley Road
with the planned development. Pinnacle Valley Road on the Master Street
Plan has 22-feet of pavement and two (2) 7-foot paved shoulders with open
ditches. Staff prefers a payment made in -lieu of street widening.
5. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Are the lots
proposed to be advanced graded with construction of the streets prior to
platting?
7. Provide a sketch grading and drainage plan. Portions of the proposed
east -west street exceed 15% centerline grade. Per the Master Street Plan,
the maximum centerline grade on a residential street is 15%.
8. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
9. 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.
10_ A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
11. The minimum Finish Floor elevation of at least one (1) foot above the base
flood level is required to be shown on the preliminary platted lots in as well
as adjacent to the floodplain and on all grading plans.
12. 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.
13. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
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February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
14. The proposed alteration of the floodway and fill placed in the floodway will
require flood map revisions. Obtain a conditional letter of map revision and
no rise certification approval from Public Works and the Federal Emergency
Management Agency prior to issuance of a grading permit and/or a building
permit.
15. Streetlights are required by Section 31-403 of the Little Rock Code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to piatting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
16. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
17. Per the Master Street Plan, parking is restricted to one side of the street on
a 24-foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the streets where parking is allowed.
18. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at (501) 371-4537.
19. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
20. Traffic calming devices are required for long straight streets to discourage
speeding. Depending on design future phases of development, traffic
circles or round -a -bouts at regular intervals, speed humps, narrowing,
pedestrian tables, etc maybe warranted. Contact Bill Henry, Traffic
Engineering at 379-1816 for additional information.
21. A minimum undisturbed strip 25-feet wide except for reasonable access
shall be provided along each side of streams having a 10-year storm >150
CFS. The undisturbed strip should be measured from the top of the bank.
22. Provide information on the total width of the bridge.
23. Per IFC Section D107, developments of one or two family dwellings where
the number of dwelling units exceeds 30 shall be provided with separate
and approved fire apparatus access roads and shall meet the requirements
of IBC, Section D104.3. The provided emergency access must be provided
within a recorded emergency access easement to a public street right-of-
way.
24. Provide a grading and drainage plan showing the transition area at the
bridge crossing including guard rails, vertical elevation change, sidewalk,
driveways, etc. Provide location of driveway on the east side of Pinnacle
Valley Road in relation to the proposed street.
4
February 20, 2014
SUBDIVISION
ITEM NO.: A iCont.] FILE NO.: S-1715
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, to serve the
project. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy has no objection to the plat. There are currently no facilities on
the property. Contact Entergy early so work can begin to extend service when
ultimately needed. Contact Entergy at 954-5158 for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A 72-inch and a 48-inch raw water line crosses this site within a 50-foot wide
waterline easement on the north side of the property in the area of
Ison Creek. Care must be taken to protect these water lines and any
appurtenances, such as access and air release vaults, or monumentation
which may be in the area. No signs, light poles, dumpster pads or other
structures on foundations will be allowed within the existing 50-foot waterline
easement. Paved parking and driveways area allowed. Due to the critical
nature of the 72-inch and a 48-inch raw water lines located near this project
please contact CAW at 501-594-5261, 24-hours prior to any work within the
water line right of way.
3. A water main extension will be needed to provide water service to this
property.
4. Please submit plans for water facilities and/or fire protection system 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 and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
5. 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.
5
February 20, 2014
SUBDIVISION
M NO.: A (Cont.
ILE NO.: S-1715
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
8. 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).
9. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department: No comment received. Contact the Little Rock Fire
Department concerning this request and provide in writing from the Fire
Department if the subdivision can be final platted as proposed or if the
development is limited to 30 lot until the time the secondary access is provided.
County Planning: No comment.
CATA: Out of CATA service area.
Parks and Recreation: No comment received-
F. ISSUES/TECHNICAUDESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 23, 2013)
Mr. Keith Wingfield, the developer and Mr. Raymond Hickey of Central Arkansas
Engineering were present representing the request. Staff presented an overview
of the development stating the plat included variances for side yard setbacks and
a rear yard setback variance for some of the lots. Staff stated the bill of
assurance was to include a statement concerning the placement of the minimum
floor elevation to advise property owners to verify the most current information
available on the status of flooding on the property.
0
February 20, 2014
SUBDIVISION
ITEM NO.: A Cont. FILE NO.: S-1715
Public Works comments were addressed. Staff stated a dedication of right of
way was required on Pinnacle Valley Road. Staff also stated grading permits
would be required prior to the start of construction. Staff noted a conditional
letter of map revision and no rise certification approval from Public Works and
from FEMA would be required prior to the issuance of a grading permit. Staff
stated when more than 30 lots were proposed a secondary access was required
to serve the proposed subdivision or to sprinkle the homes. Staff stated the stub
did not provide a time frame for construction nor did the stub indicate the
connection to a public street. Staff requested the applicant provide approval from
the Little Rock Fire Chief stating the stub as indicated was adequate to meet the
requirement for providing secondary access. Staff requested Mr. Wingfield
provide payment in -lieu of street construction for the improvements to Pinnacle
Valley Road. Staff stated a 25-foot access easement was required adjacent to
the floodway on both sides of the creek.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional 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 a number
of the issues raised at the October 23, 2013, Subdivision Committee meeting.
The applicant has provided the right of way dedication as required on Pinnacle
Valley Road and the finished floor elevation of one -foot above the floodplain.
The applicant has indicated the homes will be sprinkled as allowed in the IFC
Section D107.1. This section of the IFC states where there are more than
30 dwelling units on a single public or private fire apparatus access road and all
dwelling units are equipped throughout with an approved automatic sprinkler
system access from two directions shall not be required.
The applicant has indicated a payment in -lieu of construction will be provided for
the improvements on Pinnacle Valley Road.
The proposal is to allow the creation of 51 single-family lots and six (6) tracts
from a 20+ acre tract. The minimum lot size proposed is 7,038.62 square feet.
The minimum lot width is 60-feet. The applicant is requesting a variance to allow
a 5-foot side yard setback on all the proposed lots. The request also includes a
variance to allow a reduced rear yard setback of 15-feet for a number of lots
which abut a dedicated tract of open space. The plat indicates the placement of
a 15-foot front building line on Lots 27 — 32.
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February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: 5-171
The plat indicates the placement of a 25-foot access easement along both sides
of the floodway as requested by Public Works staff.
The applicant has indicated the streets will be constructed to public street
standard and dedicated to the City. The local streets are indicated with 50-foot
rights of way and 24-feet of pavement (back of curb to back of curb). Parking
along the 24-foot streets will be limited to one side and will require notice on the
final plat as well as within the bill of assurance for the subdivision. The entrance
road from Pinnacle Valley Road is proposed with a 50-foot right of way and
26-feet of pavement (back of curb to back of curb). The plat indicates the
placement of a sidewalk from Pinnacle Valley Road along Waterside Drive to the
connection with Ironwood Drive then extending to the western boundary of the
proposed subdivision.
The property is located along a floodway which will require approval from the US
Army Corps of Engineers, the Federal Emergency Management Agency and the
City of Little Rock prior to any construction. The applicant must provide a
conditional letter of map revision and no rise certification approval prior to the
issuance of a grading permit.
The request includes a variance from the City's Land Alteration Ordinance to
allow advanced grading of the proposed lots with the installation of the basic
infrastructure for the subdivision. The applicant has stated dirt on the site will be
moved around to fill the low areas. With the allowance of the advanced grading
this will eliminate the need for hauling materials in and out of the site at the time
each area is developed.
The Bike -Friendly Community Committee, an organization appointed by the City
Board of Little Rock to help incorporate the Bike Master Plan as well as obtain
Bike -Friendly status for the City of Little Rock, recommends the bike
infrastructure be developed through this development to connect the bike lanes
on Pinnacle Valley Road to the bike lanes on Taylor Loop (via the retail
subdivision to the south), including but not limited to a separate walking/biking
trail or bike lanes.
The Bike -Friendly Community Committee states, The Village at Ison Creek
Subdivision will then be linked with bike infrastructure and connect to the
Arkansas River Trail to the north and the newly developing Rock Creek Trail to
the south (along Chenal). A natural bike/walk connection between the
subdivision and the retail development to the south will allow residents the ability
to walk to stores and adjacent restaurants. With car ownership on the decline
amongst young adults, it is important to consider various forms of transportation
to accommodate all users throughout Little Rock.
:j
February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1715
The developer has indicated the streets will be constructed to accommodate a
bike lane but is not proposing to make the suggested connection.
Staff is supportive of the request. Overall the lots are proposed with
development standards consistent with the R-2, Single-family Zoning District.
The minimum lot size proposed is 60-feet and the minimum lot area proposed is
7,038.62 square feet. The variances associated with the request are to allow a
reduced side and rear yard setback. These variances are typically granted by
the Commission and do not appear to have adversely impacted subdivisions
which have developed in the area. To staffs knowledge there are no outstanding
technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends 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.
Staff recommends approval of the variance request to allow 5-foot side yard
setbacks on all residential lots.
Staff recommends approval of the variance request to allow 15-foot rear yard
setbacks on Lots 13, 14, 28, 29, 30, 31, 42, 43, 46 and 47 (adjacent to
designated tracts for open space).
Staff recommends approval of the variance request to allow a reduced front
building line adjacent to Lots 27 - 32.
Staff recommends approval of the variance request to allow advanced grading on
the site.
The intersection of Pinnacle Valley Road and the proposed new street must be
constructed within the applicant's ownership.
PLANNING COMMISSION ACTION-
(NOVEMBER 14, 2013)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
November 5, 2013, requesting deferral of this item to the January 9, 2014, public
hearing. Staff stated they were supportive of the deferral request.
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February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1715
There was no further discussion of the item. The chair entertained a motion for
approval of the item as recommended by staff. The motion carried by a vote of 8 ayes,
0 noes, 2 absent and 1 open position.
PLANNING COMMISSION ACTION: (JANUARY 9, 2014)
The applicant was present. There was one registered objector present. The Chair
informed the applicant there were eight (8) Commissioners present. The Chair stated it
was the Commission's practice that when fewer than nine (9) Commissioners were
present the applicant was offered the option of deferral to a later meeting to allow more
members to be present to hear the request. The Chair stated for an item to be
approved six (6) positive votes were required.
Mr. Keith Wingfield requested a deferral of the item to the next available meeting date.
The Chair informed Mr. Wingfield the item would be deferred to the February 20, 2014,
Subdivision Hearing. A motion was made to approve the deferral request. The motion
carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014)
The applicant was present. There was one registered objector 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. Staff presented a recommendation of approval of the variance request to allow
5-foot side yard setbacks on all residential lots. Staff presented a recommendation of
approval of the variance request to allow 15-foot rear yard setbacks on Lots 13, 14, 28,
29, 30, 31, 42, 43, 46 and 47 (adjacent to designated tracts for open space). Staff
presented a recommendation of approval of the variance request to allow a reduced
front building line adjacent to Lots 27 - 32. Staff presented a recommendation of
approval of the variance request to allow advanced grading on the site.
Mr. Keith Wingfield and Ms. Patty Wingfield addressed the Commission on the merits of
the request. Mr. Wingfield stated he and his wife were builders of custom homes and
had previously completed a development in the Pinnacle Valley Road area. He stated
the development was for a 50 lot development of which 49 lots were in excess of
10,200 square feet. He stated there was one estate lot containing 2.5 acres. He stated
the homes would be a minimum of 2,200 square feet with masonry exteriors. He stated
the plat included a 25-foot access easement adjacent to the floodway on each side of
Ison Creek. He stated each of the homes would have a green space behind the lots
and he intended to maintain as many trees as feasible. He stated the entrance street to
the development would be heavily landscaped. He stated the plan included the
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February 20, 2014
SUBDIVISION
ITEM NO.: A (Cont.
FILE NO.: S-1715
construction of a sidewalk and allowed ample room for a bike lane. Mr. Wingfield stated
he hoped the bike lane would eventually connect Pinnacle Valley Road to the Taylor
Loop Intersection. He stated there were traffic concerns when his original subdivision
on Pinnacle Valley Road was developed. He stated this had not been the case and he
did not feel the additional 50 homes as proposed would create any traffic conflicts.
Mr. Ed Cecil addressed the Commission in opposition to the request. He stated his
home was located to the south of the proposed development area. He stated Pinnacle
Valley Road was not as safe as portrayed. He stated the traffic on Pinnacle Valley
Road did not follow the speed limits posted and speeds were excessive on the street.
He requested some traffic calming be considered at the new intersection and Pinnacle
Valley Road. Mr. Cecil stated he was also concerned with the noise that would be
generated from cars entering the new subdivision on a street which ran along his
northern property line. He stated he felt a fence would help to reduce the traffic noise
and also protect his property from trespassers. He also questioned what measures
would be taken to protect the rear of his property from trespassers. He stated currently
this was an issue with persons walking and riding four -wheelers along the creek.
Mr. Cecil stated he was concerned with the development of the property without proper
approval from FEMA and the Corps of Engineers. He stated he was not only concerned
with flooding but also with erosion. He stated he did not feel the development as
proposed was the best use of the property.
Mr. Wingfiled stated he felt a dense evergreen planting along the common property line
was a better buffer than a fence. He stated the look he was trying to achieve for the
entrance drive was a rural feel similar to Pinnacle Valley Road north of the railroad
tracts. He stated the City had funding to complete the improvements to Pinnacle Valley
Road from Cantrell Road to the railroad tracts which would match the existing northern
design. He stated he felt the improvements to Pinnacle Valley Road would help traffic
in the area. Mr. Wingfield stated the City would not allow grading on the site prior to
approval by all State and Federal Agencies.
Commissioner Nunnley questioned traffic calming in the area. Staff stated the street
was an arterial street and stop signs or traffic signals would not be installed prior to the
conditions being met to warranted the installation. Staff stated the intensity of this
development would not warrant a traffic signal.
Commissioner Nunnley questioned the payment in -lieu of construction for the street
construction. Staff stated there was funding for the street improvements to Pinnacle
Valley Road and Mr. Wingfield's money would be placed in the construction account
and used with the City funds to complete the improvements to Pinnacle Valley Road.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 10 ayes
0 noes and 1 absent.
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