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HomeMy WebLinkAboutS-1102 Staff AnalysisFILE NO.• S-1102 NAME: TOUCHSTONE SUBDIVISION -- PRELIMINARY PLAT LOCATION: 6301 Dan Glover Road DEVELOPER: ENGINEER: William E. Touchstone Ben Kittler, Jr. 6301 Dan Glover Road 701 North Reynolds Road Little Rock, AR Bryant, AR 72022 847-5263 AREA: 7.93 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: None ZONING: R-2 PROPOSED USES: Single Family PLANNING DISTRICT: CENSUS TRACT: 42.08 VARIANCES RE ❑ESTED: BACKGROUND #17, Crystal Valley 1) Pipe -stem lot on Lot 2 2) Street Improvements The staff has little or no background information other than this subdivider desires water to both the current house on Dan Glover frontage and the new house being constructed on Lot 2. The Little Rock Water Works will not set a meter on Lot 2 without that lot having frontage on the street with water main. A. PROPOSAL RE UEST: To obtain water to each of two lots by platting a pipe -stem front for Lot 2 at 20 feet and platting an elongated finger of land to Lot 1 so as to assure frontage on the street with the water main (Whipporwill Lane). B. EXISTING CONDITIONS: This property, both lots, has been selectively cleared. One house exists and another appears to be under construction. The terrain is generally flat, many mature trees remain and the lots are served by county standard chip seal roads. Public Transportation None in this area FILE NO.: 5-1102 (Cont.) C. NEIGHBORHOOD COMMENTS: None at this writing D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Provide Master Street Plan right-of-way dedication for both streets. 25 feet from centerline. If this becomes a 3 lot subdivision versus lot split, street improvements are required by staff unless advised otherwise by the City Attorney. All drives must be asphalt or concrete from street to right-of-way in accordance with City Ordinance prior to final platting property. Contact Pulaski County for floodplain information prior to construction permit. E. UTILITY COMMENTS FIRE DEPARTMENT: Wastewater: Outside service area - no comment Water: Water Works discourages lots served in this manner. Pipe -stem lots do not afford proper access for fire protection. A front foot charge of $150.00 applies to lots outside Improvement District No. 318. AP&L: No response this writing Arkla: OK Southwestern Bell: OK Fire Department: OK - outside city County Plaxlnin : Flood information OK - verified. Planning Division: No comment F. ISSUES/LEGALITECHNICALLDES_IGN: There are several issues of concern yet to be resolved. The first of these is whether the lot on Whipporwill should be a party to this plat. The two pipe -stems undoubtedly were taken from that land. if so, it must be included. The pipe -stems may vary in width since Lot 1 is not a true pipe - stem it can be 20 feet in width. The stem to Lot 2 must be 30 feet in width to conform to Public Works, Planning and water Works minimum. The following are other issues for resolution: �A FILE NO.: S-1102 (Cont.) • Street improvements on both streets, dimension and right- of-way dimension • Owners of abutting land • Show PAGIS Monuments G. ANALYSIS: After resolution of the several technical and property line issues attendant to this plat, it will be no different than numerous pipe -stem lots that have been approved previously. Staff always has reservations about creating lots like Lot 2 in this plat. However many times there is no option by the time the issue is filed with our office. Typically, a house has-been started, titles change hands and finance commitments made. H. STAFF RECOMMENDATIONS: Approval of the plat subject to the several items noted in D, E and F above. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) The applicant was not present nor was be represented. The Staff presented its concerns about the land division, access and possible omission of another lot that may have to be included. A lengthy discussion followed involving how these several issues could be remedied. The staff indicated that if the lot on Whipporwill is included and an additional 10 feet of land was added to the Lot 2 pipe -stem most of the problems would be solved. It was stated by staff that the pipe -stem waiver was not necessary if Lot 2 were a minimum 60 feet on Whipporwill Lane. In that instance, we would be dealing with a conventional three lot plat. Staff indicated that an effort would be made to remedy the problems prior to the hearing if possible. STAFF UPDATE• (JULY 3, 1996) The engineer on this application reported information required by staff and stated the outlot on Whipporwill is not derived from this land area. Therefore, we cannot require it inclusion in the plat. That being the case, staff has suggested that Lot 1, pipe - stem be reduced to 10 feet and limited to a waterline use only and Lot 2 be increased to a 30 foot width. These were the only issues of consequence. 3 FILE NO.: S-1102 (Cont.) PLANNING COMMISSION ACTION: (JULY 18, 1996) The Chairman asked that Staff present this item. Richard Wood, of the Staff, identified the subdivision, basic issues, location of the plat and the specific waiver which will require City Board of Directors' attention. Wood indicated that this two -lot plat required Planning Commission attention because of the specific structure of the plat and the waiver and the specific prohibition of pipe -stem lots. Wood said that as a result of the Subdivision Committee meeting and further discussion with the engineer and owner, a resolution will be recommended to resolve the width of the pipe -stem. The width of stem to serve the front lot facing upon Dan Glover Road have a pipe -stem of 10 feet in width running to Whippoorwill Lane. This will provide frontage for a water meter and would be utilized only as a water easement. The lot's legal frontage would be on Dan Glover Road. The rear lot or lot 2 which requires the waiver of pipe -stem would be provided a 30 foot wide pipe -stem for both access and utility easement to Whippoorwill Lane. Commissioner Adcock then posed a question to Staff, to refresh her memory of the history of pipe -stem lots. Richard Wood, of the Staff, offered a brief history of the last several years wherein pipe -stems have been specifically prohibited and the reason for that prohibition being based upon a past history of abuse of the design privilege in the Subdivision Ordinance. Wood concluded his response by stating "currently in order to receive a waiver to allow pipe -stem lot, an owner is required to show some cause or reason why he cannot do it in another manner." There being no further questions by the Commission or comment from others present, the Chairman placed the item on the floor for a motion. A motion to approve the Touchstone Addition and recommend the waiver to the City Board was passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. n July 18, 1996 ITEM NO.: 4 FILE NO.: 5-1102 NAME: TOUCHSTONE SUBDIVISION -- PRELIMINARY PLAT LOCATION: 6301 Dan Glover Road DEVELOPER: ENGINEER: William E. Touchstone Ben Kittler, Jr. 6301 Dan Glover Road 701 North Reynolds Road Little Rock, AR Bryant, AR 72022 847-5263 AREA: 7.93 ACRES NUMBER OF LOTS: 2 FT. NEW STREET: None ZONING: R-2 PROPOSED USES: Single Family PLANNING DISTRICT: #17, Crystal Valley CENSUS TRACT: 42.08 VARIANCES REQUESTED: 1) Pipe -stem lot on Lot 2 2) Street Improvements BACKGROUND: The staff has little or no background information other than this subdivider desires water to both the current house on Dan Glover frontage and the new house being constructed on Lot 2. The Little Rock Water Works will not set a meter on Lot 2 without that lot having frontage on the street with water main. A. PROPo AL RE VEST: To obtain water to each of two lots by platting a pipe -stem front for Lot 2 at 20 feet and platting an elongated finger of land to Lot 1 so as to assure frontage on the street with the water main (Whipporwill Lane). B. EXISTING CONDITIONS: This property, both lots, has been selectively cleared. One house exists and another appears to be under construction. The terrain is generally flat, many mature trees remain and the lots are served by county standard chip seal roads. P-ublic Tranor a ion None in this area July 18, 1996 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-1102 C. NEIGHBORHOOD COMMENTS: None at this writing D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Provide Master Street Plan right-of-way dedication for both streets. 25 feet from centerline. If this becomes a 3 lot subdivision versus lot split, street improvements are required by staff unless advised otherwise by the City Attorney. All drives must be asphalt or concrete from street to right-of-way in accordance with City Ordinance prior to final platting property. Contact Pulaski County for floodplain information prior to construction permit. E. UTILITY COMMENTS FIRE DEPARTMENT: Wastewater: Outside service area - no comment Water: Water Works discourages lots served in this manner. Pipe -stem lots do not afford proper access for fire protection. A front foot charge of $150.00 applies to lots outside Improvement District No. 318. AP&L: No response this writing Arkla: OK Southwestern Bell: OK Fire Department: OK - outside city County Planning: Flood information OK - verified. Planning Division: No comment F. ISSUES/LEGAL/TECHNICAL/DESIGN: There are several issues of concern yet to be resolved. The first of these is whether the lot on Whipporwill should be a party to this plat. The two pipe -stems undoubtedly were taken from that land. If so, it must be included. The pipe -stems may vary in width since Lot 1 is not a true pipe - stem it can be 20 feet in width. The stem to Lot 2 must be 30 feet in width to conform to Public Works, Planning and 2 July 18, 1996 SUBDIVISION ITEM NO.: 4 (Cont.) FIDE NO.: S-1102 water works minimum. The following are other issues for resolution: • Street improvements on both streets, dimension and right- of-way dimension • owners of abutting land • Show PAGIS Monuments G. ANALYSIS• After resolution of the several technical and property line issues attendant to this plat, it will be no different than numerous pipe -stem lots that have been approved previously. Staff always has reservations about creating lots like Lot 2 in this plat. However many times there is no option by the time the issue is filed with our office. Typically, a house has been started, titles change hands and finance commitments made. H. STAFF RECOMMENDATIONS: Approval of the plat subject to the several items noted in D, E and F above. SUBDIVISION COMMITTEE CO124ENT: (JUKE 27, 1996) The applicant was not present nor was be represented. The Staff presented its concerns about the land division, access and possible omission of another lot that may have to be included. A lengthy discussion followed involving how these several issues could be remedied. The staff indicated that if the lot on Whipporwill is included and an additional 10 feet of land was added to the Lot 2 pipe -stem most of the problems would be solved. It was stated by staff that the pipe -stem waiver was not necessary if Lot 2 were a minimum 60 feet on whipporwill Lane. In that instance, we would be dealing with a conventional three lot plat. Staff indicated that an effort would be made to remedy the problems prior to the hearing if possible. STAFF UPDATE: (JULY 3, 1996) The engineer on this application reported information required by staff and stated the outlot on whipporwill is not derived from this land area. Therefore, we cannot require it inclusion in the plat. That being the case, staff has suggested that Lot 1, pipe - stem be reduced to 10 feet and limited to a waterline use only July 18, 199C SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S--1102 and Lot 2 be increased to a 30 foot width. These were the only issues of consequence. PLANNING COMMISSION ACTION: (JULY 18, 1996) The Chairman asked that Staff present this item. Richard Wood, of the Staff, identified the subdivision, basic issues, location of the plat and the specific waiver which will require City Board of Directors' attention. Wood indicated that this two -lot plat required Planning Commission attention because of the specific structure of the plat and the waiver and the specific prohibition of pipe -stem lots. Wood said that as a result of the Subdivision Committee meeting and further discussion with the .engineer and owner, a resolution will be recommended to resolve the width of the pipe -stem. The width of stem to serve the front lot facing upon Dan Glover Road have a pipe -stem of 10 feet in width running to Whippoorwill Lane. This will provide frontage for a water meter and would be utilized only as a water easement. The lot's legal frontage would be on Dan Glover Road. The rear lot or lot 2 which requires the waiver of pipe -stem would be provided a 30 foot wide pipe -stem for both access and utility easement to Whippoorwill Lane. Commissioner Adcock then posed a question to Staff, to refresh her memory of the history of pipe -stem lots. Richard Wood, of the Staff, offered a brief history of the last several years wherein pipe -stems have been specifically prohibited and the reason for that prohibition being based upon a past history of abuse of the design privilege in the Subdivision Ordinance. Wood concluded his response by stating "currently in order to receive a waiver to allow pipe -stem lot, an owner is required to show some cause or reason why he cannot do it in another manner." There being no further questions by the Commission or comment from others present, the Chairman placed the item on the floor for a motion. A motion to approve the Touchstone Addition and recommend the waiver to the City Board was passed by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. 4