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HomeMy WebLinkAboutS-0630 Staff AnalysisDecember 12, 1989 SUBDIVISION ITEM NO.: 1 FILE NO.: S-630 NAME: Dan Glover Subdivision Preliminary Plat LOCATION: Dan Glover Road - south off Lawson Road DEVELOPER: ENGINEER: William Touchstone Laha Engineers, Inc. 6301 Dan Glover Road P. 0. Box 9251 Little Rock, AR 72210 Little Rock, AR 72219 565-7384 or 776-1985 AREA: 56.41 acres ZONING: "R-2" PLANNING DISTRICT: CENSUS TRACT: 42.04 VARIANCES REQUESTED: NO. OF LOTS: 17 FT. NEW STREET ... ..................... __. PROPOSED USES: Residential 27 1. All street improvements, including sidewalks. 2. Storm drainage. 0 PLAT DEFICIENCIES NOTED: 1. Waiver request on pipe -stem lots as pipe -stems are currently disallowed in the ordinance. 2. Identify easements as to source and the instrument number. 3. Indicate horizontal street center line data. 4. Cul-de-sac turnarounds shall be provided at the end of all permanent dead-end streets. 5. Indicate all dedicated streets on the plat. A. PROPOSAL/REQUEST: ................................................................ The applicant submitted a preliminary plat to allow requested City water line installation. This subdivision has been in place over 15 years. All residences are using well water and septic tanks. 1 December 12, 1989 SUBDIVISION Item No. 1 (Continued) B. EXISTING CONDITIONS: This site consists of gentle rolling terrain with lots varying in size from five acres to 1.16 acres. Dan Glover Road which crosses this subdivision north to south currently dead -ends at the south boundary. The surrounding properties on the north and west consist of a built-up subdivision. The south part, Lots 10 -and 11, are crossed by the 100-year floodplain with a significant volume of standing water. C. ENGINEERING COMMENTS: Engineering is opposed to a waiver of physical improvements for this development. Dan Glover Road should be a 27 foot curb and gutter street. Appropriate CLR standard drainage facilities should be provided. Harkins Road is a collector, and should provide one-half of a 60 foot right-of-way and 36 foot street. Stormwater detention and excavation ordinances should apply. D. ISSUES/LEGA L/TECHN_1 CAL/DESIGN: There are no legal issues except the basic ordinance requirements that have been omitted from the plat. One point which the developer has raised in the cover letter on this submittal deals with his request that this preliminary plat approval is to form a water improvement district to install the water lines. The City policy is to plat before receipt of water. The following points of information, according to Subdivision Ordinances, should be dealt with by the Engineer and/or developer. These are: Identification of all street rights -of -way as a source of dedication title. Identification of all physical improvements set in place. Reflection of utility easements on plat showing water source, line sizes and who is to be served. Explanation of access to the land locked parcels. Mr. Curtis Griffith's property needs to be included, according to Subdivision Ordinance requirements. 2 December 12, 1989 SUBDIVISION Item No. 1 (Conti.nued) .................... E. ANALYSIS: The staff review of this preliminary plat reflects little in the way of problems internal to the plat. There are several basic ordinance requirements that have been omitted, as pointed out in the above comments. The Planning and Engineering staffs feel that this preliminary plat filing is of such a nature that proper review needs to be deferred until the engineer and/or developer work with the appropriate agencies to solve plat problems. We would suggest deferral until the next scheduled meeting to address the several issues pointed out above. F. STAFF RECOMMENDATION: ......................................_............................................... Staff recommends deferral of this application to January 30, 1990. SUBDIVISION COMMITTEE COMMENTS: (November 30, 1989) ............ ........................................................_.._......_.._.............._....... The engineer and developer were present representing this plat. Mr. Troy Laha, engineer, had several questions concerning the staff's recommendation. His feelings were that the preliminary plat was a formal request for installation of a City water line as this subdivision has been in place for a number of years. Richard Wood of the Planning staff stated that the staff would like to ask the Subdivision Committee how the Committee wants to handle this project. He pointed out two options: one is to accept this plat as a rural plat approved in the past by the County, and the second option is to correct all deficiencies this plat has according to the present City ordinances. Mr. Wood continued by informing the Committee that if they decide to accept the existing circumstances such as substandard streets, drainage and access to some of the land locked lots, this means that the City does not have an interest in correcting existing problems. Jim Lawson added that to have a starting place for discussion of the plat, we need to provide access to the land locked lots. Jerry Gardner also stated that 10 feet of additional right-of-way would be required on Dan Glover Road and Harkins Road. 3 December 12, 1989 SUBDIVISION Item No. 1 (Continued) The staff suggested to the Committee that there is not enough time to correct all the problems before the December 12th meeting and conditional approval may be an option. This would give enough time to address the concerns that the staff has and present them on the final plat. The Planning staff indicated that they had received a plat from the Pulaski County Planning office the including --ban Glover Road area under the name "Suburbanette Estates" which showed easements and dedicated roads not included on a present Dan Glover Road plat. The engineer of the project asked the staff how to exclude some of the land owners who already have City water. Richard Wood recognized that some of the lots had been sold in violation. They now need to find out who sold them and when. If they were sold after being included under City jurisdiction, all property needs to be included on the plat. Mr. Wood also suggested letting the engineer's attorney search the records for any violation. Commissioner Schlereth suggested forwarding the item to the Full Commission with a list of the problems that need to be resolved after conditional approval. 4 December 12, 1989 SUBDIVISION tem No1(Con t i nued) The staff suggested to the Committee that there is not enough time to correct all the problems before the December 12th meeting and conditional approval may be an option. This would give enough time to address the concerns that the staff has and present them on the final plat. The Planning staff indicated that they had received_a.plat from the Pulaski County Planning office including Dan Glover Road area under the name of "Suburbanette Estates" which showed easements and dedicated roads not included on a present Dan Glover Road plat. The engineer of the project asked the staff how to exclude some of the land owners who already have City water. Richard Wood recognized that some of the lots had been sold in violation. They now need to find out who sold them and when. If they were sold after being included under City jurisdiction, all property needs to be included on the plat. Mr. Wood also suggested letting the engineer's attorney search the records for any violation. - Commissioner Schlereth suggested forwarding the item to the Full Commission with a list of the problems_ that need to be resolved after conditional approval. PLANNING COMMISSION ACT1OiV: (December 12, 1989) The engineer and developer were present representing this preliminary plat. There were no objectors in attendance. The Planning staff presented its recommendation on this matter, the recommendation being approval subject to: (1) Five feet,pf additional right-of-way on Harkins Road; (2) ten feet of additional right-of-way on Dan Glover Road; (3) the provision of a proper 20 foot easement for Lot 6 for access and utility; (4) improvement of drainage; and (5) an additional 4 feet of pavement on Dan Glover Road. Mr. Bill Hurt, representing the project, agreed with all staff recommendations. Staff also added that, in the future, any re -subdivision of this large lot will cause curb and gutter requirements. A motion to approve this application was made and passed by a vote of 10 ayes, 0 noes, 1 absent. 4