HomeMy WebLinkAboutS-1261-G Staff AnalysisMarch 30, 2006
ITEM NO.: 3 FILE NO.: S-1261-G
NAME: Kenwood Subdivision Revised Preliminary Plat
LOCATION: Located on David O' Dodd Road, West of 1-430
DEVELOPER:
Myron Harrison and Davis Fitzhugh
1602 Merrill Drive, Suite A
Little Rock, AR 72211
ENGINEER:
The Mehlburger Firm
201 South Izard Street
Little Rock, AR 72201
AREA: 69.6 acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT:
NUMBER OF LOTS: 220
R-2, Single-family
12 — 65th Street West
24.05
FT. NEW STREET: 9,260 LF
VARIANCES/WAIVERS REQUESTED: A deferral of the required street improvements
to David O' Dodd Road South of the entrance to the subdivision for five years or until
the last lot develops which ever occurs first.
BACKGROUND:
The Little Rock Planning Commission approved a preliminary plat for the ' Kenwood
Subdivision on November 11, 1999. The development included the placement of
215 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.
March 30, 2006
SUBDIVISION
ITEM NO.: 3 Cont. _ FILE NO.: S-1261-G
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Land Alteration Ordinance at their June 12, 2004 Public Hearing, which was withdrawn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.
On October 7, 2004, the Little Rock Planning Commission approved a proposed replat
of twenty-five (25) single-family lots and a revision to the preliminary plat for the
Kenwood Subdivision. Lots 59 - 85, 87 - 95 and Lots 1 — 12 of the Kenwood
Subdivision were requested for replatting to remove the required ten (10) foot
undisturbed buffer along David O Dodd Road and allow the placement of a six foot
fence along the property line within the required setback. A revision to the previously
approved preliminary plat was also approved to add five lots to the proposed
subdivision.
A. PROPOSAVREQUEST:
The developer is now requesting a five (5) year extension of the previously
approved deferral of the required street improvements to David O Dodd Road
beginning on the expiration date of the previous deferral. The developer has
indicated a condition would apply to the approval indicating one phase of the
half -street improvements would be constructed extending from the school
property located to the north to the main entrance to the subdivision with the next
phase (Phase 3). The remaining improvements would be constructed within five
(5) years or when the last lot develops.
The developer has indicated when the original approval was provided the
anticipation was more than 89 lots would have developed within this time, six (6)
years into the project. The developer is requesting a phasing plan for the
extensive street work (3,300 linear feet) of arterial roadway. The developer has
indicated confusion on their part as to when this obligation would become due
since the previously approved preliminary plat indicated 125 lots and the
ordinance adopted by the Board of Directors indicated a 5-year deferral which
was unknown to him. The developer has indicated a slow pace of development
owed partly to this confusion and partly to a late start associated with bringing a
sewer trunk line to the area under the interstate.
& EXISTING CONDITIONS:
Phases I and II of the subdivision have been final platted and new homes are
currently under construction. 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.
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March 30, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1261-G
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:
As of this writing, staff has not received any comment from area residents. The
abutting property owners along with the John Barrow Neighborhood Association
and Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works Conditions:
1. Construct one-half street improvements to that part of David O. Dodd Road
that backs up to platted lots to a 59-foot minor arterial standard including
curb, gutter, sidewalk and widening. The remaining one-half street
improvements will be constructed with the platting of lots that back up to the
street or until adjacent development occurs which ever comes first.
2. Prepare a letter of pending development addressing streetlights as required
b' Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding streetlight
requirements.
3. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
4. Construct a left -turn lane into subdivision.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No comment.
Entergy: No comment.
Center -Point Energv: No comment.
SBC: No comment.
Central Arkansas Water: No comment.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
3
March 30, 2006
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: S-1261-G
F. ISSUESITECHNICAUDESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006)
Mr. David Hamilton of the Mehlburger Firm was present representing the
applicant. Staff stated the applicant was requesting an additional deferral of the
Master Street Plan requirements to David O Dodd Road. Staff stated the original
approval allow for a five year deferral of the required street improvements. Staff
stated the developer was proposing the construction of the required
improvements to David O Dodd Road from the northern perimeter to the
entrance to the subdivision deferring the remainder of the street improvements
for five years or until the last lot develops.
Staff stated they were not supportive of the requested deferral. Staff stated the
roadway adjacent to the lots which were previously final platted should be
constructed now. Staff stated they were supportive of a deferral of the required
street improvements for each of the abutting phases, which were yet to develop.
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 has met with staff to address the concerns raised at the March 8,
2006, Subdivision Committee meeting. The applicant is requesting a deferral of
the required street improvements to David O' Dodd Road (adjacent to Lots 52 —
61, the detention area and Lots 85 — 90) for five (5) years or until the last phase
is final platted and is proposing to construct the required street improvements
adjacent to Lots 1 — 12 and 91 — 95 prior to the final platting of the next phase of
the subdivision.
Staff is not supportive of this request. Staff is however supportive of a deferral of
the required street improvements for Lots 52 — 61 and the detention area until
Phase 6-of the Subdivision is developed. Currently Phases I and II have been
final platted. The applicant has submitted construction plans to staff for review
for Phases III and IV and is anticipating construction of these phases later this
summer (2006). Staff has concerns if allowed to phase the street construction as
proposed the improvements adjacent to Lots 59 — 61 and the detention area may
be difficult to obtain. The developer may at some point the future sell off phases
of the development and the new owner may provide an argument the
M
March 30, 2006
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: S-1261
improvements in this area are off -site improvements and not be willing to
construct the required improvements.
I. STAFF RECOMMENDATION:
Staff recommends denial of the phasing plan as proposed.
PLANNING COMMISSION ACTION: (MARCH 30, 2006)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
requested five year deferral as proposed by the applicant subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff stated the improvements would be required within five years, with the final
platting of Phase 6 or when abutting development occurred including development
located across the roadway.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Approval. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
5
ITEM NO.: 3 k"�rD S-1
NAME: Kenwood Subdivision Revised Preliminary Plat
LOCATION: located on David O' Dodd Road, West of 1-430 c
Planning Staff Comments: 'U 3 � 6P
1. Provide notification of abutting property owners of the site, complete with the
certified abstract list, notice form with affidavit executed and proof of mailing. The
notice must be mailed no later than March 15, 2006. The Office of Planning and
Development must receive the proof of notice no later than March 24, 2006.
2. The request is to allow a deferral of required street improvements for five years or
until the last lot develops. The developer proposes to construct the street
improvements from David O Dodd School to the main entrance as a part of the
current phase of development.
Variance/Waivers: A deferral of the required street improvements to David O' Dodd
Road .South of the entrance to the subdivision for five years or until the last lot; develops
whichever occurs first.
n
Public Works Conditions:.`
1. Construct one-half street improvements to that part of David O. Dodd Road that
backs up to platted lots to a 59 foot minor arterial standard including curb, gutter,
sidewalk and widening. The remaining one-half street improvements will be
constructed with the platting of lots that back up to the street or until adjacent
development occurs which ever comes first.
2. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
1813 (Steve Philpott) for more information regarding streetlight requirements.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1817 (Derrick Bergfield).
4. Construct a. left turn lane into subdivision. k
Utilities and Fire Department/County Planning:,
Wastewater: No comment.
Entergy: No comment.�7�7�� .
Center -Point Energy: No comment.
�i
�,, ram"' - V1� �L„� �z ]� Item # 3
SBC: No comment.
Central Arkansas Water: No comment.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape: No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, March 15, 2006.
Item # 3