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HomeMy WebLinkAbout1970-02-20 Minutes3-IL�-'7v MINUTES OF A PLANNING COMMISSION MEETING The Fayetteville Planning Commission met at 7:00 P.M., February 20, 1970, in the Municipal Court Room, Fayetteville, Arkansas. Members Present: Ernest Jacks, Clark McClinton, Dr. Walter Brown, Morton Gitelman, Al Donaubauer, Allan Gilbert, Roy Clinton, Dr. James Mashburn, Members Absent: Byron Boyd. Others Present: Wesley Howe, Harold Lieberenz, James Vizzier, Tom Keith of the Northwest Arkansas Times, Susan Kleihauer of the Springdale News, Bryce Davis, Paul Jameson, Suzanne Lighton, 0. U. Green, Henry Burnett, Loris Stanton, Harvey Luttrell, Mr. Stratton, Kenny Bell, Tom Conley, Leonard Kendall, Fred Holden, Vernon Wilson, Jerry Sweetser, and many other unknown persons. Chairman Clark McClinton called the meeting to order. Mr. McClinton introduced James Vizzier, Planning Consultant, and asked him to make his presentation. Mr. Vizzier explained that there were three items for consideration: The Subdivision Regulations set standards for new development. The Zoning Ordinance and Map are devises to help carry out the Land Use Plan which seeks to preserve those areas that are stable and seeks to encourage undeveloped areas to develop. Capital Improvements Program gives priorities or importance to each of the items related to it. Mr. Vizzier briefly explained the Subdivision Regulations. He pointed out the allowance for large scale developments not formerly covered such as shopping centers, apartment complexes, etc. Mr. Vizzier stated the Zoning Ordinance would be much more flexible than the existing one. He gave a run down of the zones and their general types. He pointed out some areas on the Zoning Map which reflected change. The Zoning Ordinance has a number of changes in the text. He explained the principle of the use units. Planned developments with 20 acres or more could probably get some variations on review by the Planning Commission. Some uses are conditional uses. He gave a brief explanation of the proposed Flood Zone, F-1, a new district. The Capital Improvements was explained as being divided into four 5 -year sequels. Future needs were projected by 5 -year periods. Regulations are designed to encourage good development, but financial conditions are the test of whether these things are done or not. 0 The Chairman invited the audience to present their comments or questions. 2-20-70 - 2 - Bryce Davis asked about building single family dwellings in the pro- posed A-1, Agricultural District. The requirement is for 2 acres minimum lot area. Morton Gitelman explained that this is to keep A-1 from being developed in a hap -hazard fashion. There was a discussion on planning in A-1 and areas outside the City. When land owners wish to develop with a number of houses, they must rezone and file a subdivision plat, Mr. Howe stated that with respect to subdivision regulations, sub- division is defined as dividing a large parcel into smaller parcels of 5 acres or less. The intent is to get them to bring in a plat when they are actually developing land, Paul Jameson inquired about the Arverna Watson property North of Highway 62 West and East of Highway 71 By-pass. This tract of property is zoned C-2 and contains 16 or 17 acres. He wished to know why a tract of property of this size could not be permitted any of the uses allowed in C-3, Mr, Vizzier and Mr. Gitelman explained the purposes and uses in both districts. Bryce Davis also noted there is a difference in the parking spaces required and the setback requirements, Suzanne Lighton noted that in big shopping complexes the developer will be required to submit a plat for access and egress. Will there be any requirements for appearance? Mr. Gitelman explained that in the large scale developments no internal landscaping is required. There will be traffic pattern plans, Bryce Davis called attention to several areas proposed as R-2, Medium Density Residential, which are at present existing as high density uses. This could present economic hardship. Among the areas discussed were: Murray Hill Apartments, Maria, Ken -Claire Apartments, Chateau, Comley Apartments, and an area South of Center Street and West of the railroad, Mr. Vizzier explained the density is shown lower now because it is doubtful the sewers can carry a heavier load, Bryce Davis asked for an explanation as to how the setbacks would be figured, Jerry Sweetser remarked that the present R-3 allows 33 units on the first acre with only 1,000 square feet required for each unit on the second acre. His property would now allow 114 units. The proposed R-2 will not allow as many. Why? The property was re- zoned R-3 within the last year, He owns commercial property on Leverett Street with a business on it. He has plans to expand the business but can't do it now. The proposed map shows the property as residential. He could not expand it later if it is nonconforming, Ernest Jacks explained the proposed map has not been finalized, The Planning Commission will finalize their studies after the public hearings and then make a recommendation to the Board of Directors, The Board of Directors can still make some changes, 2-20-70 -3- Henry Burnett requested the zoning boundaries of the residential area off Highway 62 West on Hollywood Avenue by metes and bounds. It was explained the map he had seen had a slippage in the overlay. Loris Stanton asked what is allowed in the proposed R-1, Low Density Residential District. Morton Gitelman stated that basically it is single family dwellings. The old R-lA and R -1B districts have been combined and the lot size has been reduced. Duplexes will be allowed with certain bulk and area requirements. Under certain conditions mobile homes would be permitted provided they are put on permanent foundations and have permanent connections to sewer and water and meet the building codes. No trailer parks are permitted. There was some discussion on the requirements for duplexes in the proposed and existing districts. Harvey Luttrell stated he preferred R-3 zoning on his property recently rezoned to R-3 as it would permit more apartment units and be more comparable to the number of units allowed than the R-2. Loris Stanton said that some people may be concerned about trailers going into R-1 platted areas. Subdivision covenants can still restrict trailers. Mr. Vizzier said this was permitted to make provisions for prefabricated housing. There is some difference in some housing of this type and trailers. Mr. Stratton asked why the commercial uses on Highway 62 West were not zoned C-2 on the proposed map. Mr. Vizzier said these businesses were existing at the time they were annexed; they are all nonconforming now. He was asked would there be any change in this area to show a C-2 zone. Morton Gitelman said the Land Use recommends some C-1 out there. The Planning Commission wants to be careful what kind of commercial they permit out there. Kenny Bell owns 62 Salvage Yard. He would like to move the salvage further back, but how can he develop his frontage commercially under the present zoning? Mr. Vizzier asked what kind of business he planned? He should have definite plans before asking for commercial zoning. Suzanne Lighton said she felt strongly against allowing mobile homes in R-1. Mr. Vizzier said he doesn't think they will be able to meet the building code. Someone asked if a greater number of apartments could be placed on an acre of ground within a block of the University, why this could not be done in any area? The adequacy of the streets and sewers must determine the density in some areas. Tom Comley had some questions on density. He asked why a taller building with more apartments would not be permitted in R-2 if sufficient parking was provided. Mr. Vizzier said this could be done if you retain open space and meet district requirements. This would work on large scale plans. This works fine on open space but doesn't always work well on streets and utilities. Mr. Comley remarked that he agreed with the overall plan but it hurts his pocketbook. 2-20-70 -4- Leonard Kendall stated he owns 80 acres West of Highway 71 By-pass and South of Highway 16 West which is proposed A-1. He would like the Commission to consider multiple housing (R-3) in that area. He would prefer to develop it in some way besides single family residences. Jerry Sweetser called attention to an area on the map lying South of Center Street and West of the railroad track with no zoning designation. This was an oversight and should be C-1. Mr. Eden,North of Highway 16 West next to Johnie Bassett has property proposed as R-1. He would prefer C-2 to make his business conforming. Mr. McClinton asked him to come to the next meeting with names and descriptions of the property for consideration. Suzanne Lighton expressed her interest in the appearance and safety of big areas of concrete that surround shopping centers. The Planning Commission has no control on landscaping but you should have something on safety. Will future plans be followed as submitted? Morton Gitelman stated that any substantial change from the submitted plan would have to be approved by the Planning Commission. Bryce Davis suggested the Planning Commission require developers to put up a cash deposit until the standards are met. Mr. Gitelman said the Commission is trying to enable the City to get control as to exits and entrances. Miss Lighton asked if there wasn't some way of regulating the flow of traffic within a planned development. 40 Someone asked if the Planning Commission has anything to do with tearing down buildings. Mr. Gitelman explained there is an ordinance on it, but the Planning Commission has no connection with it. Fred Holden stated he had bought Parkwood Subdivision from Leo Peel. The property is zoned R-2 at present; some of the lots lack sufficient area to qualify for duplexes under the proposed R-1. Mr. McClinton come to the next meeting and bring his plans with him. Several persons had mentioned trying to retain some of the trees and greenery in developing. Vernon Wilson stated the terrain has a lot to do with whether this can be done. A member of the audience asked if the City was strait -jacketing itself by making plans based on the present utilities and streets. Mr. McClinton said that this meeting dealt with the immediate zoning. The future or long range plans were discussed the night before. The City recognizes there will be some changes we have not foreseen. Changes can be made to meet future needs. It was suggested that rather than starting small and building big, the City go into an area thinking big and lay it out big. Mr. Gitelman said you can get into trouble zoning land before it is ready for development. The Commission hopes that changes that come in will conform to the Land Use Map. 2-20-70 -5- Mr. Gitelman and Mr. Lieberena again explained where and how mobile homes would be permitted throughout the City. It was again pointed out that plat covenants could exclude them from some of the prime residential areas. Paul Jameson said a lot of people are going to be shocked by this. Bryce Davis noted that some people may also be shocked by allowing professional offices and fraternities and sororities in the proposed R-2 and R-3. Chairman McClinton announced that the meeting would be adjourned until Thursday, February 26, at 7:00 P.M. The place would be decided later. The meeting was adjourned at 9:25 P.M. i