Loading...
HomeMy WebLinkAboutS-1765-B Staff AnalysisITEM NO.: 2. NAME: Heritage Place Revised Preliminary Plat S-1765-B LOCATION: located on the Southeast corner of Arkansas State Highway 300 and East Pinnacle Road 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 February 7, 2018. The Office of Planning and Development must receive the proof of notice no later than February 16, 2018. 2. The drive located on the common lot line of Lots 1 R and 4 should be indicated as an access easement. 3. Provide a letter indicating the ability of the proposed lots to perk. 4. Provide a letter from the volunteer fire department indicating their knowledge of the project. 5. Provide a letter from Maumelle Water indicating their ability to serve the new lots and any improvements required with the platting of the lots. 6. Provide the location for proposed mail kiosk, should the post office require CBU delivery. The post office will no longer deliver mail on private streets Variance/Waivers: A variance from Section 31-231 to allow the creation of lots without public street frontage Engineering Comments: Public Works Conditions: 1. Highway 300 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. East Pinnacle Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Highway 300 and East Pinnacle Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 300 including 5-foot sidewalks with the planned development. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to East Pinnacle Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 18-feet from centerline of the existing street. 6. Show proposed driveway locations. All driveways shall be concrete aprons per City Ordinance. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. ITEM NO.: 2. S-1765-B 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. If gates are proposed at driveways, the call box should located at least 20 feet from the new right-of-way line. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10.In accordance with Section 32-8, no obstruction to visibility including fences shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Highway 300 with East Pinnacle Road. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority; Outside the service boundary. Provide documentation of approved septic systems prior to final platting. Entergy: Entergy does not object to this revised preliminary plat. Service is already being provided to this property and structures with no apparent conflicts with existing electrical facilities. Overhead power lines currently exist on the east side of Highway 300, and along the south side of Pinnacle Valley Road. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Outside the service boundary of Central Arkansas Water. Contact Maumelle Water to discuss options and requirements. Fire Department: No comment. Parks and Recreation: No comment received. COUnty Planning: 1. Provide Bill of Assurance for review. 2. Provide source of title for the property. 3. Show distance to second section or quarter section corner and state plan coordinates for both section corner and two (2) property corners. 4. Show bearings for all internal property lines. Label all property corners. Comply with minimum survey standards. ITEM NO.: 2. S-1765-B 5. Show zoning or all platted lots. 6. Provide approval letters from Arkansas Health Department for all undeveloped lots. Verify existing septic system are wholly contained within the proposed parcel lines. 7. Provide approval letter from West Pulaski Volunteer Fire Department. 8. Provide current effective FEMA flood panel number and date. 9. Include Pulaski County in certificates of engineering accuracy. 10. Include Pulaski County certificate of preliminary approval. 11. Legally describe access easement to Tract A and Lot 3R on the plat and in the Bill of Assurance. 12. Ensure any required ADEQ erosion control plan and protocols are in place during construction. 13. Pay $33.00 County review fee. 14.Obtain driveway permits from AHTD for any new driveways. 15. Provide Pulaski County Public Works all road, drainage and infrastructure design documents for Public Works review prior to construction. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. Transportation/Planning: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division- 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 7, 2018. February 22, 2018 ITEM NO.: 2 NAME: Heritage Place Revised Preliminary Plat FILE NO.: S-1765-B LOCATION: Located on the Southeast corner of Arkansas State Highway 300 and East Pinnacle Road DEVELOPER: Heritage Land and Timber LLC 7510 Highway 300 Little Rock, AR 72223 OWNER/AUTHORIZED AGENT: Heritage Land and Timber, LLC, David White, Owner White-Daters and Associates, Agent SURVEYOR/ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 23.1-acres NUMBER OF LOTS: 6 & 1 Tract WARD: N/A PLANNING DISTRICT: 20 - Pinnacle CURRENT ZONING R-2, Single-family FT. NEW STREET: 0 LF CENSUS TRACT: 42.05 VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of lots without public street frontage. BACKGROUND: On February 25, 2016, The Little Rock Planning Commission approved a preliminary plat to allow the creation of a three (3) lot plat. Lot 1 was proposed containing 1.5-acres and Lots 2 and 3 were proposed with just over five (5) acres each. An existing home was located on Lot 1. The remaining lots were to be developed with new homes in the future. The proposed lots were to be served by Maumelle Water Corporation and each home was to have individual septic systems to serve as wastewater treatment. Lot 3 was proposed as a lot without public street frontage. An access and utility easement across Lot 2 to provide access and utilities the lot was approved. February 22, 2018 SUBDIVISION FILE NO.: S-1765-B Proposed Lot 1 was zoned PD-R in 1995 (3/21/95) by the adoption of Ordinance No. 16,863. The approval allowed the use of the house as a bed and breakfast and the barn as a small antique shop. As a separate item on the agenda the applicant requested a revocation of the PD-R zoning and the restoration of the underlying R-2, Single-family zoning (Z-5946-A). Ordinance No. 21,174 adopted by the Little Rock Board of Directors On February 2, 2016, revoked the PD-R zoning and restored the R-2, Single-family zoning. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to allow the creation of three (3) additional lots and one (1) tract from this larger site. Lots 1 — 3 were final platted in April 2017. The developer wishes to replat these three (3) lots and add three (3) additional lots to the north which are indicated as Lots 4, 5 and 6. Also included in the plat is Tract A which has an existing barn and pond. Tract A will be used and maintained by each of the lots with a shared agreement. The southern three (3) lots have septic systems. The northern three (3) lots that are not developed have had acceptable perk test performed. Water will be provided by Maumelle Water Corporation. B. EXISTING CONDITIONS: The house and several outbuildings are located on the site. A new home is currently under construction on one (1) of the previously final platted lots. North of the site is East Pinnacle Road. The area south and east of this site contains a number of single-family homes located on large lots (5+ acres) with access from West Ridge Road. This area of Highway 300 is primarily homes located on large lots or acreage. There is an established commercial node located at the intersection of East and West Pinnacle Roads and Highway 300 to the north. C. NEIGHBORHOOD COMMENTS: All abutting property owners were notified of the public hearing. There is not an active neighborhood association registered with the City located in the general area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Highway 300 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 February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B 2. East Pinnacle Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Highway 300 and East Pinnacle Road. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Highway 300 including 5-foot sidewalks with the planned development. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to East Pinnacle Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 18-feet from centerline of the existing street. 6. Show proposed driveway locations. All driveways shall be concrete aprons per City Ordinance. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. 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. If gates are proposed at driveways, the call box should located at least 20 feet from the new right-of-way line. 9. Obtain permits for improvements within State Highway right-of-way from the Arkansas Department of Transportation (ADOT) District VI. 10. In accordance with Section 32-8, no obstruction to visibility including fences shall be located within a triangular area 50-feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Highway 300 with East Pinnacle Road. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or property owner association. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Outside the service boundary. Provide documentation of approved septic systems prior to final platting. Entergy: Entergy does not object to this revised preliminary plat. Service is already being provided to this property and structures with no apparent conflicts with existing electrical facilities. Overhead power lines currently exist on the east side of Highway 300, and along the south side of Pinnacle Valley Road. Contact K, February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Outside the service boundary of Central Arkansas Water. Contact Maumelle Water to discuss options and requirements. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: 1. Provide Bill of Assurance for review. 2. Provide source of title for the property. 3. Show distance to second section or quarter section corner and state plan coordinates for both section corner and two (2) property corners. 4. Show bearings for all internal property lines. Label all property corners. Comply with minimum survey standards. 5. Show zoning or all platted lots. 6. Provide approval letters from Arkansas Health Department for all undeveloped lots. Verify existing septic system are wholly contained within the proposed parcel lines. 7. Provide approval letter from West Pulaski Volunteer Fire Department. 8. Provide current effective FEMA flood panel number and date. 9. Include Pulaski County in certificates of engineering accuracy. 10. Include Pulaski County certificate of preliminary approval. 11. Legally describe access easement to Tract A and Lot 3R on the plat and in the Bill of Assurance. 12. Ensure any required ADEQ erosion control plan and protocols are in place during construction. 13. Pay $33.00 County review fee. 14. Obtain driveway permits from AHTD for any new driveways. 15. Provide Pulaski County Public Works all road, drainage and infrastructure design documents for Public Works review prior to construction. Provide if ll February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B the Little Rock Planning Commission requires half street improvements to East Pinnacle Road. F. Building Codes/Landscape: Building Code: No comment. Landscape: No comment. G. Trans ortation/Plannin : Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning, Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (January 31, 2018) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff stated the drive located on the common lot line of Lots 1 R and 4 should be indicated as an access easement. Staff requested Mr. White provide a letter from the Maumelle Water Association and the area Volunteer Fire Department concerning the proposed plat request and their ability to serve the new lots. Public Works comments were addressed. Staff stated dedication of right of way along the abutting streets was required. Staff stated a radial dedication was also required at the intersection of East Pinnacle Road and Highway 300. Staff stated street improvements were required to the abutting streets. Staff stated ADOT had denied the street improvements along Highway 300 with the previous request. Mr. White questioned the improvements to East Pinnacle. Staff stated the improvements were required if the County would allow the improvements to be installed. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 5 February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B ANALYSIS - The applicant submitted a revised preliminary plat to staff addressing the technical issues associated with the request raised at the January 31, 2018, Subdivision Committee meeting. The applicant has contacted the Maumelle Volunteer Fire Department and the Maumelle Water Company, both have indicated they can serve the proposed new lots. The revised plat also includes the placement of a shared access easement along the common lot line of Lots 1 R and 4. The request is to allow the creation of three (3) additional lots and one (1) tract from this site. Lots 1 — 3 were final platted in April 2017. The developer is proposing to replat the three (3) previously final platted lots and add three (3) additional lots to the plat area. The new lots are located to the north of the previously final platted lots and are indicated as Lots 4, 5 and 6. Also included in the plat is a tract, Tract A, which has an existing barn and pond. Tract A will be held in common ownership by the property owners association and will be maintained by each of the lot owners via a shared agreement. The southern three (3) lots have approved septic systems. The northern three (3) lots have an acceptable perk test performed. The applicant will be required to provide approval of the septic systems prior to the issuance of a 911-address. The plat includes a variance from Section 31-231 to allow the creation of a lot without public street frontage. All the new residential lots are proposed without public street frontage. The variance is associated with the lot which was previously reviewed and final platted, Lot 3R. An access and utility easement was platted to serve the lot. Staff is supportive of the applicant's request. The applicant is requesting approval of a revision to a previously approved preliminary plat to increase the land area and include three (3) additional lots for the proposed subdivision. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the preliminary plat as proposed is appropriate for this site. J. 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 from Section 31-231 to allow the creation of a lot without public street frontage. 0 February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont. PLANNING COMMISSION ACTION: FILE NO.: S-1765-B (FEBRUARY 22, 2018) The applicant was present. There were 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. Staff presented a recommendation of approval of the variance request from Section 31-231 to allow the creation of a lot without public street frontage. Ms. Janet Stannard addressed the Commission in opposition of the request. She stated the water supply in the area was inadequate to serve the existing homes. She questioned if new homes were added what would be the impact on the existing homes. She also stated the pressure was not adequate for the fire department to fight fires. She stated a neighbor's home burned in 2012 because there was not adequate pressure to put out the fire. She stated the fire department was forced to truck water up the hill to use to put out the fire. She stated she was also concerned with access. She stated the drives on Highway 300 were placed in areas that there was not adequate for sight distance. She stated she had witnessed several near misses with the location of the current drive. She stated she was also concerned with flooding. She stated the northwest corner of the site frequently flooded. She stated she was concerned the flooding would impact the septic systems. Ms. Annette Connaway addressed the Commission with concerns. She stated her primary concern was the loss of property due to the road widening. She stated East Pinnacle was a narrow road. She stated her home was located near the street and any widening would impact her home. She questioned the future plans for East Pinnacle Road. Mr. Joe White of White-Daters and Associates was present representing the owner. He stated East Pinnacle was indicated on the Master Street Plan as a collector street. He stated the County did not want the road widened but if any widening occurred it would all take place on the subdivision side of the road. He stated Ms. Stannard was located on top of the hill which could be a possibility for the lack of pressure. He stated the owner/developer of the subdivision lived on Lot 2 with his family and they had not had any issues with water pressure. He stated there was a booster pump located at the intersection of East Pinnacle and West Ridge Road. He stated he would work with Ms. Stannard and the Maumelle Water Corporation to see if her issue could be resolved and at least decreased. Mr. White stated the driveway location on Highway 300 was approved by the Arkansas Highway Department. He stated the Highway Department had determined there was adequate sight distance for the drive at the current location. He stated the plan included two (2) additional drives to Highway 300, which would also be approved by the Highway Department, and two (2) drives from East Pinnacle. He stated the drives on East Pinnacle would be approved by the County. He stated at the request of staff, the drives 7 February 22, 2018 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1765-B on East Pinnacle and Highway 300 were proposed to be located further from the intersection than shown on the current plan. The Commission questioned staff as to the proposed widening of East Pinnacle Road. Staff stated all widening would take place on the developer's side of the road. Staff stated if and when the property on the north side was proposed for redevelopment then widening would occur on that side of the road. Staff stated if redevelopment did not occur and a public project was proposed then the property owners would be approached with regard to dedication or acquisition of right of way to allow the street widening to occur. Staff stated there was not a public project proposed for this area. Mr. White questioned the County's stand on widening of streets within their jurisdiction. Staff stated until they received in writing from the County the desire for the street construction to not occur then staff would request the improvements be completed. There was a general discussion concerning the water pressure in the area. Mr. White stated he would work with Maumelle Water Corporation to see if the pressure in the area could be increased. 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 10 ayes, 1 no and 0 absent. 0