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HomeMy WebLinkAboutS-1261-D Staff AnalysisOctober 7, 2004 ITEM NO.: 2 FILE NO.: S-1261-❑ NAME: Kenwood Subdivision Replat and Revised Preliminary Plat LOCATION: Located on the North side of David O Dodd Road, just West of 1-430 DEVELOPER: Theo Treadway 1921 North Monroe Street Little Rock, AR 72207 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 69.6 acres CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 215 R-2, Single-family FT. NEW STREET: 9,260 12 — 65th Street West Planning District 24.05 VARIANCESMAIVERS REQUESTED: 1. A variance to allow the placement of a six foot fence within the required setback. 2. A variance to allow double frontage lots as was previously approved. BACKGROUND: The Little Rock Planning Commission approved a preliminary plat for the Kenwood Subdivision on November 11, 1999. The development included the placement of 210 single-family homes on 70 acres. The lots were to be accessed by public streets with one outlet proposed to David O Dodd Road. The applicant was approved a deferral of street improvements to David O Dodd Road with the adoption of Ordinance No. 18,175 by the Little Rock Board of Directors on January 4, 2000, for a five year period. The specific deferral approved was for the pavement widening to 29.5 feet from centerline, with sidewalk placement. In response to concerns from area residents, the plat included an undisturbed, ten foot wide buffer along the entire David O Dodd Road frontage. October 7, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1,261-D The Little Rock Planning Commission was scheduled to hear an appeal of the City's Land Alteration Ordinance at their June 12, 2004 Public Hearing, which was withdrawn prior to the hearing. The developer cleared several acres of trees without an approved development plan. The applicant agreed to a fine of $10,000, which was paid to the City's tree fund. The developer also agreed to clean and reseed the site to eliminate any future erosion. The Little Rock Planning Commission approved a replat of Lot 86 at their August 26, 2004 Public Hearing to remove the required ten foot undisturbed buffer. The applicant secured approval of property owners located to the west who were opposed to the original development of the subdivision and requested the ten foot undisturbed buffer be added to the plat. There was no neighborhood opposition to the request at the August 26, 2004 Public Hearing. The Commission placed the item for inclusion on the Consent Agenda and approved the request by a vote of 9 ayes, 0 noes and 2 absent. A. PROPOSAUREQUEST: The applicant now proposes a replat of twenty-five (25) single-family lots and a revision to the preliminary plat for the Kenwood Subdivision. The applicant is requesting a replat of Lots 59 - 85, 87 - 95 and Lots 1 — 12 of the Kenwood Subdivision and a revision to the previously approved preliminary plat to add five additional lots to the proposed subdivision. The original subdivision included the placement of a ten foot undisturbed buffer along the rear of the lots abutting David O Dodd Road. The applicant is requesting the required buffer be removed and the owners be allowed to place a six foot fence along the property line within the required setback. The applicant has indicated a ten (10) foot no vehicular access easement along the rear of the lots to exclude access from David O Dodd Road. The applicant is also requesting the addition of five (5) lots to the previously approved preliminary plat. The applicant has indicated the lots will be added to the interior of the proposed subdivision. The average lot size proposed is 75-feet by 125-feet or 9,375 square feet. The applicant has indicated a proposed density of 3.08 units per acre. The proposal includes the development in seven (7) phases. Lots 1, 59 — 96 and Lots 164 — 176 were developed in the first phase. The proposal includes the development of Lots 2 — 20 and 97 — 112 in the second phase. The third phase includes Lots 194 — 215 and Lots 37 — 58. Lots 177 - 193 are included in the fourth phase. The applicant has indicated Lots 146 — 162 in the fifth phase, Lots 127 — 143 in the sixth phase and Lots 21 — 36 and Lots 113 — 124 in the final phase. The phasing plan is consistent with the previously approved phasing plan. October 7, 2004 SUBDIVISION ITEM NO.: 2 (Cont. B. EXISTING CONDITIONS: FILE NO.: S-1261 Phase I of the subdivision has been final platted and new homes have been constructed on a majority of the lots. A final plat was executed for Phase II of the proposed subdivision in August of this year. There are single-family uses to the east, west and south of the site. J.A. Fair High School is located to the north of the site. There are a few trees located in the additional phases of the proposed subdivision. The developer previously logged the site, eliminating most of the significant trees on the property. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association and the Stagecoach Dodd Neighborhood Association along with all abutting property owners were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: No comment regarding the removal of existing buffer. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. A water main extension will be required in order to provide service to portions of this property. This development will have minor impact on 3 October 7, 2004 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1261-D the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) Mr. Joe White of White-Daters and Associates was present representing the request. Staff stated the applicant was requesting to remove a previously platted undisturbed -buffer along the lots abutting David O Dodd Road and to add five additional lots to the previously approved preliminary plat. Commissioner Rector questioned feelings of the neighbors to the west of the site concerning the buffer removal. Mr. White stated to his knowledge, they were not opposed to the request. Staff requested the applicant provide additional information on the proposed preliminary plat. Staff requested the applicant dimension all lot lines and to include a building line on the proposed lots. Mr. White stated this would not be an issue and a revised plan would be submitted to staff on or before September 22, 2004. Staff noted comments from the other reporting departments and agencies, suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated all lot dimensions and included the proposed building line on the preliminary plat. The applicant has indicated the subdivision will be developed with a twenty-five foot building line and a ten foot no right of vehicular 0 October 7, 2004 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1261-D access easement will be placed along the rear of the lots abutting David O Dodd Road. The indicated building line proposed is adequate to meet the minimum building line per the Subdivision Ordinance for lots developed on a residential street. The indicated ten foot no right of vehicle access easement is also adequate to meet the minimum requirements of the Subdivision Ordinance for double frontage lots abutting an arterial street. The applicant has indicated the average lot size will be 75-feet by 120-feet or 9,000 square feet. The proposed development contains 69.7 acres and is proposed with 215 single-family lots. The applicant is proposing a density of 3.08 units per acre, which is adequate to meet the single-family densities per the zoning ordinance. The applicant has also indicated 9,260 linear feet of new public street will be added as a result of the proposed subdivision. Staff is supportive of the applicant's request to replat the lots abutting David O Dodd Road and to add five additional lots to the preliminary plat for the subdivision. The original subdivision included the placement of a ten foot undisturbed buffer along the rear of the lots abutting David O Dodd Road. These lots have been final platted and developed with single-family homes. The applicant is requesting the required buffer be removed and the owners be allowed to place a six foot fence along the property line within the required setback. Several of the owners of these lots have installed fences, many of which are located within the buffer area. The applicant has indicated a ten (10) foot no right of vehicular access easement along the rear of the lots to exclude access from David O Dodd Road. Staff feels the removal of the buffer will have minimal impact on adjoining properties. The buffer was added to the preliminary plat at the public hearing to satisfy adjoining property owners' concerns with the proposed development. Since the development of the subdivision, these property owners do not appear to be opposed to the removal of the buffer and allowing the fences to be placed within the setback at this time. The applicant is also requesting the addition of five (5) lots to the previously approved preliminary plat. The applicant has indicated the lots will be added to the interior of the proposed subdivision and will average 75-feet by 125-feet or 9,375 square feet. The indicated lot sizes are more than adequate to meet the minimum requirements per the Subdivision Ordinance. Staff is supportive of the applicant's request. The indicated density of 3.08 units per acre is similar to single-family development densities throughout the City. The proposal includes the development in seven (7) phases. Lots 1, 59 — 96 and Lots 164 — 176 were developed in the first phase. The second phase was recently final platted and construction of new homes is anticipated to begin in the next thirty days for Lots 2 — 20 and 97 — 112. The third phase includes Lots 194 — 215 and Lots 37 — 58. Lots 177 - 193 are included in the fourth phase. The applicant has indicated Lots 146 — 162 in the fifth phase, Lots 127 — 143 in the F1 October 7, 2004 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1261-D sixth phase and Lots 21 — 36 and Lots 113 — 124 in the final phase. Staff is supportive of the applicant's phasing plan. The phasing plan is consistent with the previously approved phasing plan. Staff is supportive of the proposed preliminary plat. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the removal of the ten foot undisturbed buffer area and the placement of the six foot fence within the required setback should have minimal impact on adjoining properties. In addition staff dose not feel the addition of five lots to this proposed subdivision will have any impact on the proposed development. No change is proposed to the previously approved street improvement deferral, which was granted by Ordinance No. 18,175 on June 4, 2000. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends approval of the applicant's request to place a six foot fence within the required setback for the lots abutting David O Dodd Road. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated they had not received any comment from area residents concerning the proposed request. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the applicant's request to remove the 10-foot undisturbed buffer from the plat and to place a six foot fence within the required setback for the lots abutting David O' Dodd Road. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 1.1