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HomeMy WebLinkAboutS-1261 Staff AnalysisNovember 11, 1999 ITEM NO.: D NAME: Kenwood Subdivision - Preliminary Plat FILE NO.: S-1261 LOCATION: East side of David 0. Dodd Road, south of Colonel Glenn Road DEVELOPER: Davis Fitzhugh 5510 Hawthorne Road Little Rock, AR 72207 White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 AREA: 70 acres NUMBER OF LOTS: 210 ZONING: R-2 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 9,000 if 1. Deferral of street improvements to David 0. Dodd Road. 2. Waiver of sidewalk construction. 3. Variance for reduced horizontal radii for residential streets. A. PROPOSAL: The applicant proposes to subdivide 70 acres into 210 single-family residential lots. The property is zoned R-2. Approximately 9,000 linear feet of new streets is proposed. A single landscaped entrance is proposed from David 0. Dodd to allow privacy and security. The lots will be final platted in phases. The applicant is requesting a deferral of street improvements to David 0. Dodd Road until 150 lots are developed, and a waiver of required sidewalk construction November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 for all of the interior residential streets except Kenwood Avenue. The applicant is also requesting a variance to allow reduced horizontal radii for the interior residential streets and a variance for reduced centerline radii for David O. Dodd Road. B. EXISTING CONDITIONS: The property is currently undeveloped and wooded. There are single-family residences on large lots to the west and south across David O. Dodd Road and to the east along David O. Dodd Road. There is also undeveloped R-2 zoned property to the east, with I-430 just further east. J. A. Fair High School is located immediately north of this property with a cemetery and small church to the northwest across David O. Dodd Road. There is also a large amount of undeveloped R-2 zoned property in this immediate area. C. NEIGHBORHOOD COMMENTS: There was no established neighborhood association to notify of the plat request. Staff has received no comment from the neighborhood as of this writing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. David O. Dodd is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. (Phasing lines must be shown on plan.) 2. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5-foot sidewalks with planned development. (David O. Dodd must meet minimum 600 feet radius and 200 feet tangent.) Staff supports deferral of street improvements for 5-years. 3. Minimum horizontal radius for residential streets is 150 feet; redesign and resubmit. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Street " A" from Street " B" to Street " D" must 31 feet wide. November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 6. Construct left turn lane on David 0. Dodd with Phase I. 7. Stormwater detention ordinance applies to this property. 8. Easements for proposed stormwater detention facilities are required. 9. Easements shown for proposed storm drainage are required. 10. Existing topographic information at maximum five-foot contour interval base flood elevation. 11. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 12. A Grading Permit per Secs. 29-186(c) and (d) are required. 13. Contact the ADPC&E for approval prior to start of work is required. 14. Lots fronting David 0. Dodd are to take access only to internal street. 15. Lots fronting Street A are to take access only to side streets. 16. Call David Hathcock for street name approval. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: Request 10 foot easement along all rear lot lines. Water: An acreage charge of $150 per acre and a development fee will apply in addition to normal charges. Fire Department: Request second entrance to subdivision at Lot 54. Place fire hydrants to code. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. 3 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) Landscape Issues: No Comment., G. ANALYSIS: FILE NO.: 5-1261 The applicant submitted a revised preliminary plat to staff on September 15, 1999. The revised plat addresses some of the issues raised by staff and the Subdivision Committee. A "no vehicle access" easement has been shown along David O. Dodd Road, street names have been added, and a portion of Kenwood Avenue has been widened as required. The applicant has also shown an auxiliary/emergency entrance from David O. Dodd between Lots 53 and 54 as requested by the Fire Department. However, no sidewalk was shown along this easement as was discussed by the Subdivision Committee. The applicant will need to submit a revised plat with the following additional notes: 1. Source of title 2. Names of owners of all unplatted tracts abutting the plant area. 3. Phase lines, with turnaround for the streets provided with each phase. 4. Provide a sidewalk along the auxiliary/emergency entrance between Lots 53 and 54. 5. Provide access easement for drainage ditch along east property line. The applicant has noted that the right-of-way for David O. Dodd will be dedicated and that the left turn lane for David O. Dodd, at the subdivision entrance, will be constructed with Phase 1. The applicant is requesting a deferral of street improvements to David O. Dodd Road until 150 lots are developed. Public Works would support a deferral of the street improvements until 110 lots are final platted, five (5) years, until adjacent development or until a public project, whichever occurs first. The applicant is also requesting a waiver of sidewalk construction for the interior residential streets within this subdivision. Sidewalks are required on one (1) side of all the residential streets except for Kenwood Avenue, 4 November 111 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 where sidewalks are required on both sides from David O. Dodd Road to Kenwood Drive. Public Works recommends denial of the variance request. The applicant is requesting a variance for reduced horizontal radii for the interior residential streets at five (5) locations within the plat. The minimum required street radius is 150 feet. The applicant is proposing 75 foot radii at the locations as noted on the attached plat drawing. Public Works supports this variance request, as the reduced radii will function as traffic calming devices. The final variance requested is for reduced centerline radii at two (2) points along David O. Dodd Road. The minimum ordinance requirement is for a 600 foot radius or 500 feet with superelevation. The applicant is proposing 375 foot radii at the two locations noted as the attached plat drawing, at the southwest corner of the property. Public Works opposes the variance request. It is Public Works' opinion that the applicant could easily meet the minimum ordinance requirement without losing any lots. The issues relating to deferral of street improvements to David O. Dodd Road, waiver of sidewalk construction and variance for reduced centerline radii for David O. Dodd Road need to be discussed by the full Commission. Otherwise, staff is comfortable with the overall plat design. The proposed plat should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the preliminary plat subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. A revised plat must be submitted to staff with the additional notes as outlined in paragraph G. 3. Staff recommends approval of the variance from the minimum horizontal radii requirement for the interior residential streets. 4. Staff recommends denial of the requested sidewalk waiver. 5. Staff recommends denial of the requested variance for reduced centerline radii for David O. Dodd Road. 5 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 6. The issue of deferral of street improvements to David 0. Dodd Road needs to be discussed and resolved. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Joe White and Ron Tabor were present, representing the application. Staff gave a brief description of the preliminary plat, noting several items which needed to be shown on the plat drawing. Staff noted that a "no vehicle access" easement should be platted along David 0. Dodd Road and Kenwood Avenue. The requested waivers were briefly discussed. Mr. White noted that the 75 foot radius for several of the streets was requested primarily as a traffic calming device. The waiver of sidewalks was also discussed. It was noted that this waiver was requested due to the fact that there is only one proposed entrance into this subdivision and traffic volume within the subdivision should be low. Commissioner Berry asked if the developer had considered any park space for this development. Mr. Tabor noted that it would not be economically feasible to provide park space within this subdivision due to the fact that the lots will be marketed for moderate income residential development and all the lots proposed are needed. Mr. Tabor stated that this property is part of a larger ownership which included property across David 0. Dodd Road to the south and west, and that a future park in this area would be possible. The Public Works requirements were briefly discussed as was the fire department's request for a second entrance. The issue of the second entrance was briefly discussed. Mr. Tabor noted that a gated emergency entrance would be preferred, which could include a sidewalk for future pedestrian access to the property to the south across David 0. Dodd when it develops. After the discussion, the Committee forwarded the plat to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Ron Tabor and Joe White were present, representing the application. Staff briefly described the proposed preliminary plat and the deferral, waiver and variance requests. 6 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 Ron Tabor addressed the Commission and reviewed the proposed plat. He briefly discussed the extension of the sanitary sewer to this property. He noted that the homes within this subdivision would be in the 11250 - 1,550 square foot range. He noted that the developer would work with the existing grades, which would allow preservation of trees. He also noted that there would be no curb cuts along David O. Dodd Road other than the main subdivision entrance. Mr. Tabor stated that the lots would sell for approximately $15,000 each. He also briefly discussed the emergency entrance along the south boundary of the subdivision. Chairman Earnest asked about the time frame for the development with regards to the wastewater issue. Mr. Tabor discussed the grant that had been applied for to extend the sewer to this property. He noted that the staff which was reviewing the grant application would meet in two months. Joe White addressed the waiver of sidewalk construction issue. He noted that it would cost approximately $80,000 to construct interior sidewalks for this subdivision. He gave a example of another subdivision that had sidewalks which were not used. He noted that the sidewalk waiver was a reasonable request. Commissioner Adcock discussed constructing sidewalks along the outer streets within the subdivision. Bob Turner, of Public Works, noted that construction of sidewalks on the outer (loop) streets would save the developer approximately $25,000. Commissioner Nunnley addressed the sidewalk issue. He noted that he could accept a deferral of sidewalk construction. He stated that he would not negotiate public safety. Joe White discussed reasons why cul-de-sacs were not used within this subdivision as a way to avoid sidewalk construction. The phasing plan for the proposed subdivision was briefly discussed. WA November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 The Commission also discussed the deferral of street improvements to David O. Dodd Road. Mr. Tabor noted that the developer would like to construct all of the David O. Dodd improvements at one time. Commissioner Faust asked about the existing contours of the property. Mr. White noted that the streets would only have maximum grades of 6 to 7 percent. Chad Young and Doug Meyer addressed the Commission with concerns. Mr. Young stated that he was not opposed to the development of this property, but was opposed to the applicant's proposed subdivision design. He presented an alternate subdivision design to the Commission. Mr. Young also stated that there should be buffer areas along David O. Dodd Road and along the north property line, adjacent to J. A. Fair High School. Mr. Young opposed the sidewalk waiver. He discussed his alternate subdivision design with the Commission, which included curved streets, two entrances and buffers. He requested that the applicant revise the proposed subdivision design. Doug Meyer also requested buffer areas and two entrances as a result of a meeting with the neighborhood. He also discussed the street improvements to David O. Dodd Road and noted concerns with drainage. Dottie Funk asked if the land would be clear-cut and graded. Charles Tanner also addressed the Commission. He supported the sidewalk construction and street improvements. He noted that he was not opposed to single family residential development. Ruth Bell discussed the need for sidewalks. She asked if an area for a park could be dedicated. Commissioner Hawn commented on affordable housing. He noted that he did not support the buffers as requested by the neighborhood. He stated that the developer should design the subdivision and had no problem with the proposed design. He noted concerns with the single subdivision entrance and the lack of sidewalks. He also stated that he would not support a design with cul-de-sacs. 8 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 Commissioner Putnam concurred with Commissioner Hawn's remarks. Commissioner Rahman also expressed concern with the sidewalk waiver. He noted that he could not support the waiver. Commissioner Berry briefly discussed the alternate design as presented by Chad Young. He.noted that the Commission could not redesign the subdivision. He also discussed the single entrance and traffic impact. The sidewalk waiver was also noted as a concern. Commissioner Putnam briefly discussed the proposed design of the subdivision. Mr. Tabor briefly addressed the alternate subdivision design, noting that the design did not make allowances for correct street widths and lot size. He stated that the land would not be clear-cut and the only grading will take place where the streets will be constructed. Mr. Tabor discussed the sidewalk and single entrance issues. He stated that the improvements had to be kept within a certain framework to market the property for affordable housing. Commissioner Nunnley further discussed the sidewalk issue. He noted that developments need to have sidewalks and that he supports public safety. Commissioner Adcock asked whether Dottie Funk's question had been answered. Mr. Tabor responded that no clear -cutting would be done and the only areas to be graded would be where the streets would be constructed. Commissioner Adcock briefly discussed the alternate subdivision design as suggested by Chad Young. Mr. Tabor discussed the proposed grid design for the subdivision. He suggested that a park area be addressed with future development in this immediate area. Commissioner Faust made comments regarding affordable housing. Commissioner Earnest defined the outstanding issues, which were the sidewalk waiver and number of entrances. 0 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1261 Commissioner Lowery asked if Public Works had considered a second entrance for the subdivision. Bob Turner, of Public Works, noted that the traffic generated by the proposed subdivision would not be an unreasonable amount for one entrance. He stated that he was comfortable with the single entrance. He commented that each phase of the development would be required street turnarounds. Commissioner Downing asked if the property owner would need to be consulted regarding the sidewalk issue. Mr. Tabor responded that the property owner would need to be consulted regarding sidewalk construction on the outer (loop) streets, as he did not have the authority to amend the waiver request. Commissioner Downing asked if a deferral would help resolve the sidewalk issue. There was a brief discussion relating to sidewalk construction on the outer streets. The issue of a deferral was also discussed further. Commissioner Raman commented that he -could support waiving some of the sidewalk requirements, but not all. Mr. Turner briefly discussed how a letter of credit for the sidewalk construction could be an alternative. There was a motion to defer the application to the November 11, 1999 agenda. There was a brief discussion of the motion. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. STAFF UPDATE: The applicant submitted a revised preliminary plat to staff on October 25, 1999. The following items have not been noted as was previously requested in paragraph G. of this report: 1. Source of title 2. Names of owners of all unplatted tracts abutting the plat area. 3. Provide turnarounds for the streets within each phase. 10 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1261 The applicant has provided sidewalks along the perimeter streets within this subdivision, as well as the emergency entrance, as noted on the attached plat drawing. The applicant will continue to request a waiver of sidewalk construction for the remaining interior streets and for the north side of Kenwood Avenue. Public Works recommends denial of this waiver request. This issue must be discussed and resolved by the full Commission. The applicant also continues to request a deferral of street improvements to David 0. Dodd Road until 150 lots are developed. Public Works could support a deferral of these street improvements until 110 lots are final platted, five (5) years, until adjacent development or until a public project, whichever occurs first. This issue must also be discussed and resolved by the full Commission. The applicant is requesting a variance for reduced horizontal radii for the interior residential streets at five (5) locations within the plat. The minimum required street radius is 150 feet. The applicant is proposing 75 foot radii at the locations as noted on the attached plat drawing. Public Works supports this variance request, as the reduced radii will function as traffic calming devices. The revised plat provides for the 500 foot minimum radii (with superelevation) at two (2) locations along David 0. Dodd Road. This conforms to ordinance standards and thereby eliminates a variance request. The revised plat also shows a "10 foot no vehicular access easement and undisturbed buffer" along the entire David 0. Dodd frontage. This provision was made in response to concerns voiced by neighbors at the last public hearing. The issues relating to deferral of street improvements to David O. Dodd Road and waiver of sidewalk construction need to be discussed by the full Commission. Otherwise, staff is comfortable with the overall plat design. The proposed plat should have no adverse effect on the general area. Staff recommends approval of the preliminary plat as noted in paragraph H. (pages 5 and 6) of this report, with the exception of condition #5 which can be eliminated. 11 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont. SUBDIVISION COMMITTEE COMMENT: FILE NO.: S-1261 (OCTOBER 21, 1999) Joe White was present, representing the application. He presented a revised plat to the Committee for review. Mr. White noted that sidewalks would be provided along the perimeter streets within this subdivision. Public Works noted that sidewalks were required along both sides of Kenwood Avenue. Mr. White noted that a waiver would be requested for the remaining sidewalks. This issue was briefly discussed. The requested deferral of street improvements to David O. Dodd Road was briefly discussed. Bob Turner, of Public Works, noted that a deferral could be supported until 110 lots are final platted. Mr. White noted that the developer would like the improvements deferred until 150 lots are developed. A second access point into the subdivision was briefly discussed. It was noted that a sidewalk would be provided along the emergency/auxiliary entrance. A perimeter buffer along David O. Dodd Road was also briefly discussed. Staff noted that a perimeter buffer would be impossible to enforce and suggested a perimeter screening fence. Mr. White noted that the minimum radii for the two points along David O. Dodd Road would be provided, which would eliminate that particular variance request. After the discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) Joe White was present, representing the application. Staff gave a brief description of the proposed preliminary plat with a recommendation of approval. Staff noted a recommendation of denial of the requested sidewalk waiver. Joe White addressed the Commission in support of the application. He discussed the requested sidewalk waiver. He noted that sidewalks have been added to the plat along the perimeter streets. 12 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1261 Mr. White also discussed the issue of a second entrance into the subdivision. He noted that Public Works supported the single entrance and that the Fire Department was satisfied with the emergency entrance. Mr. White also noted that a 10 foot undisturbed buffer had been added along David O. Dodd Road. He noted that a deferral of street improvements to David O. Dodd Road was requested until 150 lots are developed. Bob Turner, of Public Works, discussed the deferral of street improvements to David O. Dodd Road. He noted that Public Works could support the deferral until 125 lots were developed. He noted that this would be the first four phases of the subdivision. Mr. White stated that he would accept the deferral as recommended by Public Works. Chad Young addressed the Commission. He asked about the sewer issue associated with this property. Mr. White noted that the issue was to be before the Sewer Commission on November 17, 1999. Mr. Young stated that he supports development in this area. He referenced a letter that was sent to the Commission from the neighborhood association. He recommended denial of the sidewalk waiver, requested a second entrance into the subdivision and requested a buffer along David O. Dodd Road. He asked that the City's Ordinance standards regarding buffering and screening of a new subdivision be reviewed. Charles Tanner also addressed the Commission. He noted concerns with the deferral of street improvements to David O. Dodd Road and traffic in the area. He stated that he was not opposed to new single family development in the area. Mr. Turner was asked if Public Works was satisfied with the single entrance into the neighborhood. Mr. Turner noted that Public Works was satisfied. Commissioner Nunnley asked for clarification on the street improvement deferral issue. 13 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: S-1261 Mr. Turner noted that, based on the phasing proposed, street improvements could be deferred until 125 lots are developed, which would represent the first four phases. Commissioner Nunnley asked that if the subdivision were not 100 percent completed, could sidewalks be added to the interior streets. Stephen Giles, City Attorney, noted that the waiver of sidewalks would be based on 100 percent completion of the subdivision. He noted that it would be ultimately up to Board of Directors to waive the sidewalks. There was brief discussion regarding the buffer and fencing issue. There was also additional discussion regarding the requested sidewalk waiver. Commissioner Rector asked about reducing the street widths for the interior streets and having sidewalks on these streets. Mr. Turner noted that Public Works could support a two (2) foot reduction in street widths in exchange for sidewalk construction. There was additional discussion regarding the issue of reduced street standards. Commissioner Adcock expressed concern with on -street parking with the reduced standards. There was additional discussion regarding street widths and emergency vehicle access. Mr. White stated that he was not interested in the reduced street standards. There was additional discussion concerning the sidewalk waiver. There was a motion to approve the deferral of street improvements to David O. Dodd Road until 125 lots are developed and the variance for reduced horizontal radii for the internal residential streets. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. There was a second motion to approve the waiver of sidewalk construction for some of the interior residential streets. There was additional discussion regarding this issue. Commissioner Adcock indicated that the Subdivision Committee 14 November 11, 1999 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: 5-1261 recommended approval of the waiver. The motion failed by a vote of 4 ayes, 5 nays, 1 absent and 1 open position. There was a final motion to approve the preliminary plat subject to the other conditions as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 15