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Home My WebLink AboutS-1169 Staff AnalysisFILE NO.: S-1169 NAME: Keener Valley Preliminary Plat LOCATION: SW corner of State Hwy. 10 (Cantrell Road) and Norton Road DEVELOPER• Bobby L. Jones & Carol Jones Norton Road Little Rock, AR 72212 868-4623 ENGINEER• ESI by Robert D. Holloway 200 Casey Drive Maumelle, AR 72113 851-8806 AREA: 2.88 acres NUMBER OF LOTS: 3 ZONING: R-2 ALLOWED USES: PROPOSED USE: FT. NEW STREET: None Residential Residential - Single Family VARIANCES WAIVERS REQUESTED: I. Street improvements on both Cantrell and Norton, or in the absence of a total waiver, the deferral until Lot 1 is developed. (Including sidewalk) 2. Pipe stem lot 3. Final the plat in two phases, Lots 2 and 3 first and Lot 1 at a later date when sold. BACKGROUND A lot split proposed in July was at the point of final staff approval when it was withdrawn. The owner considered a second sale out of his lot creating three lots. This requires commission approval plus one lot required waivers for pipe stem and brought in to play conventional requirements on streets abutting the lots. A. PROPOSAL/REQUEST: To provide for creation of two new lots out of this large rural size lot, utilizing pipe stem for Lot 2. The developer proposes to defer any public street improvements until such time as Lot 1 sells. FILE NO.: S-1169 Cont. B. EXISTING CONDITIONS: A large tree covered lot with a drainage course running from the southwesterly corner to Hwy. 10 on Lot 1. There is a single family dwelling on what is numbered as Lot 3. C. NEIGHBORHOOD COMMENTS: Staff has met with two persons who live to the south of these lots. They have expressed concern about the water problem on site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Applicant was granted a conditional waiver of street improvements for a lot split which is no longer valid with this subdivision. A waiver or deferral will need to be requested. 2. Dedicate right-of-way to 25 feet from the center line of Norton Road along the entire frontage of subdivision. 3. Construct half -street improvements to Norton Road including sidewalk in conformance to the Master Street Plan. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. All driveways shall be concrete aprons per City Ordinance. 6. Prior to construction obtain barricade permit for work done within right-of-way. E. UTILITIES• Wastewater: Outside service boundary - no comment AP&L: No comment at this writing. Arkla: No comment at this writing. Southwestern Bell: OK as submitted. Water: Water main extension will be required, plus execution of a pre -annexation agreement and approval by Little Rock prior to obtaining water. Fire Department: No comment at this writing. County Planning: Drainage easement locations for corners. Does the 20 foot drainage easement exist on lot of Margie Plunkett? CATA: No bus service except Hwy. 10 Express. Planning Division: No comment on plat. Landscape: No comment on plat. pll� FILE NO.: S-1169 Cont. F. ISSUESITECHNICALIDESIGN: The only issues here are those identified by the waivers requested. The balance of the plat is in good form. G. ANALYSIS: This plat would probably have been approved at staff level as two lots. In July staff was prepared to take the waivers to the Board and expedite the filing. At this time we feel there is little or no difference between the plats except one more lot. Two additional homes here will have no impact on the area. H. STAFF RECOMMENDATIONS: Approval of the plat and waivers. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 20, 1997) Mr. Jones and his engineer were present. They offered a brief overview of the proposal. The Committee had questions about the waivers. Staff reported that total waiver of street improvements is probably not going to happen but that deferral tied to Lot 1 could work. There was some discussion about drainage and easements. The Committee then forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (DECEMBER 18, 1997) The Chairman recognized Richard Wood of the staff for purposes of identifying the issue and presenting the staff recommendation. Wood reported that this matter was retained on the regular agenda due to the possibility of objectors being present which apparently has not developed. Wood reported Public Works has indicated that they are willing to accept the applicant's proposal to defer street improvements for a period of 5 years or until the final platting of Lot 1 is accomplished. wood then briefly covered the other two variance issues, one of which is the pipestem lot that provides access to Lot 2 and the phasing of the final plat form will allow Lot 1 to be retained on the preliminary plat at this time. Wood reported that the staff and Subdivision Committee could not find a problem with the waivers requested and supported them. The Chairman then recognized Mr. Bob Holloway who came forward representing the application. Mr. Holloway is the engineer of record on the project. He briefly identified the ownership of the property and the proposal that is being submitted to the Commission. At the conclusion of Mr. Holloway's remarks the Chairman asked if there were others present representing or would like to speak for the application. There being none, he then 3 FILE NO.: 5-1169 Cont. asked if there were those present who opposed the application who desire to speak. There being none, the discussion was then turned to the Commission. There was no immediate response to the Chairman's request for discussion. Commissioner Putnam offered a motion that the application be approved as presented. At this point, Commissioner Adcock gained the attention of the Chairman and was recognized. The question posed by Commissioner Adcock was, "If all present had the same map." She then wanted to know how the rear most lot, Lot 2, would be serviced for access. Mr. Holloway then addressed Commissioner Adcock and identified on her graphic that the rear most lot was the lot with the pipestem. It was 30 feet in width and it was the strip of land over which access would be taken to serve the lot. Commissioner Adcock then turned her attention to the staff and posed a question concerning the history of pipestems and asked that she be refreshed with the history of the subject. Jim Lawson of the staff briefly outlined the subject stating that in some cases you have to have pipestems in order to develop the properties since there is no other way to service the land. This is why the request in this application. He stated that what staff did typically was take a look at the particular circumstance and make a judgment based on these circumstances. Lawson concluded his remarks by stating this appeared to be a good use of the land and a good application. The Chair then recognized Commissioner Nunnley. Commissioner Nunnley asked Commissioner Adcock if she had gotten the answer she desired and was that answer relative to the access issue. The question and the statements on the subject were added for the record since the discussion was carried on off the record. Commissioner Adcock replied yes to the question of Commissioner Nunnley and Mr. Holloway then returned to the lectern and stated for the record that the access for the rear lot, Lot 2, would be down this 30 foot stem. This is where the driveway will be placed to serve this lot. The Chairman then recognized Commissioner Putnam to restate his motion offered previously. A motion was offered and seconded. The vote on the motion to approve the application and variances as submitted was approved by a vote of 10 ayes, 0 nays, 0 absent, and 1 abstention (Commissioner Adcock). 4