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Home My WebLink AboutS-1392 Staff AnalysisITEM NO.: 15 FILE NO.: S-1392 NAME: Pinnacle Ridge Estates Preliminary Plat LOCATION: 300-feet north of Old Arkansas Drive and Barrett Road Planning Staff Comments: 1. Provide notification of abutting property owners complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the source of title of the land owner on the proposed plat. 3. Provide the names of owner of unplatted tracts abutting the plat area and names of owners of platted tracts in excess of 2 'h acres. 4. How is the eastern most lot accessed? Is this through a private access easement across an adjoining property? If so indicate along with the certificate of recording. Variance/Waivers: 1. None requested. Public Works: 1. Show access easement on adjacent property to Lot G-2R. 2. Build full width 24-foot rural street with paved 6' shoulders. Limit grade to 15% and curve radius to 150 feet, or seek variance. Provide 2 inches of asphalt and 7 inches of crushed base. 3. Furnish 60-foot wide access easement for subdivision rural street. 4. Furnish additional utility easements adjacent to street. 5. Provide side ditch design and construction. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary, provide the means of wastewater disposal approval from the Pulaski County Sanitarian. Enter : No comment. no comment. For lots less than three acres on the site plan and provide a preliminary Center -Point Ener : Approved as submitted. SBC: A 15-foot easement along all property lines is required. Contact SBC at 373- 5112 (Charles McDonald) for additional details. Central Arkansas Water: Water service is not available from Central Arkansas Water. The Maumelle Water Corp serves this area: Contact Maumelle Water Corporation and provide documentation the lots can be served. Fire Department: Approved as submitted. Contact the Volunteer Fire Department in the area to determine if the area can be served with fire protection. County Planning: No comment received. CATA: No comment received. Plannina Division: No comment. City Recognized Neighborhood Action Plan: No comment. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003. July 24, 2003 ITEM NO.: 15 FILE NO.: S-1392 NAME: Pinnacle Ridge Estates Preliminary Plat LOCATION: 300-feet north of Old Arkansas Drive and Barrett Road DEVELOPER: Jimmy Pougetti c/o White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.78 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 — Barrett CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: Creation of lots without public street frontage. A. PROPOSAL: The applicant proposes to subdivide this previously platted tract (Tract G, Pinnacle Ridge Estates) into two single-family lots. The average lot size proposed is 4.4 acres. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. One of the lots proposed without public street frontage is a lot containing an July 24, 2003 SUBDIVISIO ITEM NO.: 15 Cont. FILE NO.: S-1392 existing residence and is currently served by a 20-foot road easement off Old Arkansas Drive, a private street. The second lot adjoins Old Arkansas Drive. The applicant is proposing septic tank for disposal of wastewater and the water to be furnished by Maumelle Water Corporation (Roland). B. EXISTING CONDITIONS: The site contains a single-family home with access through a private access easement but does have public street frontage along Old Arkansas Road. The area is predominately vacant with single-family homes built on acreage. Old Arkansas Road is a private street and is a narrow two lane road constructed of chip -seal and open ditches for drainage. There are no sidewalks in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site were notified of the Public Hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: Public Works: 1. Provide a proper private access easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. For lots less than three acres provide the means of wastewater disposal on the site plan and provide a preliminary approval from the Pulaski County Sanitarian. Entergy: No comment. Center -Point Energy: Approved as submitted SBC: A 15-foot easement along all property lines is required. Contact SBC at 373- 5112 (Charles McDonald) for additional details. Central Arkansas Water: Water service is not available from Central Arkansas Water. The Maumelle Water Corp serves this area. Contact Maumelle Water Corporation and provide documentation the lots can be served. Fire Department: Approved as submitted. Contact the Volunteer Fire Department in the area to determine if the area can be served with fire protection. 2 July 24, 2003 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: S-1392 County Planning: 1. Provide the source of title. 2. Provide the names of adjoining subdivision. 3. Provide the owners of adjoining unsubdivided lands. 4. Provide a summary of the development plan. 5. Provide any existing restrictions (original bill of assurance). 6. Provide a drainage plan. 7. Provide County Certification of Approval on the proposed preliminary plat. 8. Provide a draft Bill of Assurance. 9. Provide proof of legal access to lots and across lots to adjoining properties. Provide easements or right of way and show on the proposed plat. 10. Provide certification or approval by the fire district to serve the development. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the original submission was the creation of three lots. Staff stated the current request was the creation of two lots both containing over three acres. Staff stated according to the Health Department anything over three acres is not considered a subdivision under their regulations. Staff noted comments for County Planning stating the applicant should contact the County with regard to the comment concerning access. Staff stated according to information furnished by the County the road was not located in the described access easement. There being no further items for discussion. 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 the concerns raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner along with the names 3 July 24, 2003 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: S-1392 of owners of property in excess of two and one-half acres. The applicant has also indicated the eastern -most lot will be accessed from a private access easement in place from an adjoining property owner. The proposed subdivision lies outside the city limits and sewer is not available to this site. The Arkansas Department of Health has indicated according to their rules and regulations, areas divided in parcels in excess of three acres are not considered a subdivision. The proposed lots are 4.92 acres and 3.86 acres; therefore staff feels the area will perk with a septic system. The County has indicated the private street, Old Arkansas Drive, is not located in the easement. Staff has some concern with the roadway but feels since the road was been in place for more than seven years there is a prescriptive easement. The applicant has indicated they will work with the County to resolve this issue. The requested plat required a waiver from the Subdivision Ordinance to allow the creation of lots without public street frontage. The Subdivision Ordinance requires all lots developed to have access to a public street (Section 31-231) except where private streets are explicitly approved by the Planning Commission. Since this development was originally platted in tracts in excess of five acres the Little Rock Planning Commission did not review the proposed development. Tract G-1 R will have access to a private street, Old Arkansas Drive, which allows access to this tract. Tract G-2R is provided access from an existing 20-foot road easement through Tract H located to the north. Staff feels this development is acceptable. The lot has been accessed in this manner since construction and there appears to not be any conflicts. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed subdivision of this single tract into two tracts should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant provide a proper access easement to the proposed subdivision. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were no objectors present. Staff stated they felt the proposed subdivision of this single tract into two tracts should have minimal to no adverse impact on the surrounding area. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. CI July 24, 2003 SUBDIVISION EM NO.: 15 (Cont. FILE NO.: S-1392 Staff presented a recommendation the applicant provide a proper access easement to the proposed subdivision. Staff also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 July 24, 2003 ITEM NO.: 15 FILE NO.: 8-1392 NAME: Pinnacle Ridge Estates Preliminary Plat LOCATION: 300-feet north of Old Arkansas Drive and Barrett Road DEVELOPER: Jimmy Pougetti c/o White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.78 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 — Barrett CENSUS TRACT: 42.01 VARIANCESMIAIVERS REQUESTED: Creation of lots without public street frontage. A. PROPOSAL: The applicant proposes to subdivide this previously platted tract (Tract G, Pinnacle Ridge Estates) into two single-family lots. The average lot size proposed is 4.4 acres. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. One of the lots proposed without public street frontage is a lot containing an July 24, 2003 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: S-1392 existing residence and is currently served by a 20-foot road easement off Old Arkansas Drive, a private street. The second lot adjoins Old Arkansas Drive. The applicant is proposing septic tank for disposal of wastewater and the water to be furnished by Maumelle Water Corporation (Roland). B. EXISTING CONDITIONS: The site contains a single-family home with access through a private access easement but does have public street frontage along Old Arkansas Road. The area is predominately vacant with single-family homes built on acreage. Old Arkansas Road is a private street and is a narrow two lane road constructed of chip -seal and open ditches for drainage. There are no sidewalks in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site were notified of the Public Hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: Public Works: 1. Provide a proper private access easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. For lots less than three acres provide the means of wastewater disposal on the site plan and provide a preliminary approval from the Pulaski County Sanitarian. Enter- : No comment. Center -Point Energy: Approved as submitted. SBC: A 15-foot easement along all property lines is required. Contact SBC at 373- 5112 (Charles McDonald) for additional details. Central Arkansas Water: Water service is not available from Central Arkansas Water. The Maumelle Water Corp serves this area. Contact Maumelle Water Corporation and provide documentation the lots can be served. Fire Department: Approved as submitted. Contact the Volunteer Fire Department in the area to determine if the area can be served with fire protection. 2 July 24, 2003 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: S-1392 County Planning: 1. Provide the source of title. 2. Provide the names of adjoining subdivision. 3. Provide the owners of adjoining unsubdivided lands. 4. Provide a summary of the development plan. 5. Provide any existing restrictions (original bill of assurance). 6. Provide a drainage plan. 7. Provide County Certification of Approval on the proposed preliminary plat. 8. Provide a draft Bill of Assurance. 9. Provide proof of legal access to lots and across lots to adjoining properties. Provide easements or right of way and show on the proposed plat. 10. Provide certification or approval by the fire district to serve the development. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the original submission was the creation of three lots. Staff stated the current request was the creation of two lots both containing over three acres. Staff stated according to the Health Department anything over three acres is not considered a subdivision under their regulations. Staff noted comments for County Planning stating the applicant should contact the County with regard to the comment concerning access. Staff stated according to information furnished by the County the road was not located in the described access easement. There being no further items for discussion. 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 the concerns raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner along with the names 3 July 24, 2003 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: S-1392 of owners of property in excess of two and one-half acres. The applicant has also indicated the eastern -most lot will be accessed from a private access easement in place from an adjoining property owner. The proposed subdivision lies outside the city limits and sewer is not available to this site. The Arkansas Department of Health has indicated according to their rules and regulations, areas divided in parcels in excess of three acres are not considered a subdivision. The proposed lots are 4.92 acres and 3.86 acres; therefore staff feels the area will perk with a septic system. The County has indicated the private street, Old Arkansas Drive, is not located in the easement. Staff has some concern with the roadway but feels since the road was been in place for more than seven years there is a prescriptive easement. The applicant has indicated they will work with the County to resolve this issue. The requested plat required a waiver from the Subdivision Ordinance to allow the creation of lots without public street frontage. The Subdivision Ordinance requires all lots developed to have access to a public street (Section 31-231) except where private streets are explicitly approved by the Planning Commission. Since this development was originally platted in tracts in excess of five acres the Little Rock Planning Commission did not review the proposed development. Tract G-1 R will have access to a private street, Old Arkansas Drive, which allows access to this tract. Tract G-2R is provided access from an existing 20-foot road easement through Tract H located to the north. Staff feels this development is acceptable. The lot has been accessed in this manner since construction and there appears to not be any conflicts. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed subdivision of this single tract into two tracts should have minimal to no adverse impact on the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant provide a proper access easement to the proposed subdivision. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. 4 FILE NO.: S-1392 NAME: Pinnacle Ridge Estates Preliminary Plat LOCATION: 300-feet north of Old Arkansas Drive and Barrett Road DEVELOPER: Jimmy Pougetti c/o White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 8.78 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family PLANNING DISTRICT: 29 — Barrett CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: Creation of lots without public street frontage. A. PROPOSAL: The applicant proposes to subdivide this previously platted tract (Tract G. Pinnacle Ridge Estates) into two single-family lots. The average lot size proposed is 4.4 acres. The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. One of the lots proposed without public street frontage is a lot containing an FILE NO.: S-139�Cont.) existing residence and is currently served by a 20-foot road easement off Old Arkansas Drive, a private street. The second lot adjoins Old Arkansas Drive. The applicant is proposing septic tank for disposal of wastewater and the water to be furnished by Maumelle Water Corporation (Roland). B. EXISTING CONDITIONS: The site contains a single-family home with access through a private access easement but does have public street frontage along Old Arkansas Road. The area is predominately vacant with single-family homes built on acreage. Old Arkansas Road is a private street and is a narrow two lane road constructed of chip -seal and open ditches for drainage. There are no sidewalks in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property abutting the proposed site were notified of the Public Hearing. There is not an active neighborhood association located in this area. D. ENGINEERING COMMENTS: Public Works- 1 - Provide a proper private access easement. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary, no comment. For lots less than three acres provide the means of wastewater disposal on the site plan and provide a preliminary approval from the Pulaski County Sanitarian. Entergy: No comment. Center -Point Energy: Approved as submitted. SBC: A 15-foot easement along all property lines is required. Contact SBC at 373- 5112 (Charles McDonald) for additional details. Central Arkansas Water: Water service is not available from Central Arkansas Water. The Maumelle Water Corp serves this area. Contact Maumelle Water Corporation and provide documentation the lots can be served. Fire Department: Approved as submitted. Contact the Volunteer Fire Department in the area to determine if the area can be served with fire protection. 4 FILE NO.: S-1392 F G. i:� County Planning: nt. 1. Provide the source of title. 2. Provide the names of adjoining subdivision. 3. Provide the owners of adjoining unsubdivided lands. 4. Provide a summary of the development plan. 5. Provide any existing restrictions (original bill of assurance). 6. Provide a drainage plan. 7. Provide County Certification of Approval on the proposed preliminary plat. 8. Provide a draft Bill of Assurance. 9. Provide proof of legal access to lots and across lots to adjoining properties. Provide easements or right of way and show on the proposed plat. 10. Provide certification or approval by the fire district to serve the development. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the original submission was the creation of three lots. Staff stated the current request was the creation of two lots both containing over three acres. Staff stated according to the Health Department anything over three acres is not considered a subdivision under their regulations. Staff noted comments for County Planning stating the applicant should contact the County with regard to the comment concerning access. Staff stated according to information furnished by the County the road was not located in the described access easement. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised preliminary plat to staff addressing the concerns raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated the source of title of the landowner along with the names of owners of property in excess of two and one-half acres. The applicant has also indicated the eastern -most lot will be accessed from a private access easement in place from an adjoining property owner. 3 FILE NO.: S-1392 (Cont. The proposed subdivision lies outside the city limits and sewer is not available to this site. The Arkansas Department of Health has indicated according to their rules and regulations, areas divided in parcels in excess of three acres are not considered a subdivision. The proposed lots are 4.92 acres and 3.86 acres; therefore staff feels the area will perk with a septic system. The County has indicated the private street, Old Arkansas Drive, is not located in the easement. Staff has some concern with the roadway but feels since the road was been in place for more than seven years there is a prescriptive easement. The applicant has indicated they will work with the County to resolve this issue. The requested plat required a waiver from the Subdivision Ordinance to allow the creation of lots without public street frontage. The Subdivision Ordinance requires all lots developed to have access to a public street (Section 31-231) except where private streets are explicitly approved by the Planning Commission. Since this development was originally platted in tracts in excess of five acres the Little Rock Planning Commission did not review the proposed development. Tract G-1 R will have access to a private street, Old Arkansas Drive, which allows access to this tract. Tract G-2R is provided access from an existing 20-foot road easement through Tract H located to the north. Staff feels this development is acceptable. The lot has been accessed in this manner since construction and there appears to not be any conflicts. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed subdivision of this single tract into two tracts should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant provide a proper access easement to the proposed subdivision. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were no objectors present. Staff stated they felt the proposed subdivision of this single tract into two tracts should have minimal to no adverse impact on the surrounding area. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation the applicant provide a proper access easement to the proposed subdivision. Staff also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow the creation of lots without public street frontage. 19 FILE NO.: S-1392 (Cont. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5