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HomeMy WebLinkAbout1982-01-25 MinutesMINUTES OF A PLANNING COMMISSION MEETING The Fayetteville Planning Commission met at 5:00 P.M., Monday, January 25, 1982, in the Directors' Room, City Administration Building, Fayetteville, Arkansas MEMBERS PRESENT: Chairman Ernest Jacks, Morton Gitelman, Barbara Crook, Don Hunnicutt, David Williams, Melanie Stockdell, Martin Redfern, Windell Cullers, Newton Hailey. MEMBERS ABSENT: None. OTHERS PRESENT: Bobbie Jones, David McWethy, Tom Hopper, William Giese, Larry Wood, Rick Cowdrey, Jim Stephens, Charles Pope, Dawn Dunnuck, Michael Bidwell, Loyd Boling, members of the press and other unidentified persons. Chairman Ernest Jacks called the meeting to order. Chairman Jacks requested that the minutes of the MINUTES Planning Commission meeting of January 11, 1982, be amended on Page 6 to read that Paul Brickey, a landscape architect, was appointed to the Landscape Ordinance Committee as a consultant. Following this amendment, the minutes were approved as mailed. The next item on the agenda was the approval PRELIMINARY $ FINAL PLAT of the preliminary and final plat for HARB-CO Place HARE -CO PLACE located at the Southwest corner of the intersection of Zion Place and Highway 265; Jim Lindsey, Owner and Developer. Zoned C-1, Neighborhood Commercial District, R-0, Residential Office District, and R-2, Medium Density Residential District. Tom Hopper with Crafton, Tull $ Associates was present to represent the developer. Don Hunnicutt, Chairman of the Subdivision Committee, reported that the Committee had reviewed this plat and recommended the plat be approved with certain conditions. Mr. Hunnicutt moved approval of the Preliminary and Final Plat of HARB-CO Place with the following conditions: 1. A note be placed on the plat that at the time Tracts 1 and 2 are developed, improvements to bring Zion Place up to City Standards, as well as sidewalks, and street lights along Zion Place will be considered if the development has primary driveway access to Zion Place. 2. A waiver of street light spacing be granted with a street light to be installed at the intersection of Zion Road and Zion Place, one at the intersection of Zion Place and Crossover Road, one at the intersection of Zion Road and Crossover Road, four lights evenly spaced on Crossover Road South of Zion Road, and three lights spaced along Zion Road between the ones at the intersections. 7 Planning Commission Meeting January 25, 1982 Page 2 3. Developer is to file a Bill of Assurances stating that if the property zoned R-0 develops residentially, the parks fee will be applicable. 4. A note is to be added on the plat to show the zoning as of January 25, 1982. 5. The developer shall enter into a contract to insure installation of street lights in the subdivision and the payment of the parks fee on the R-2 zoned property. David Williams seconded the motion. Mr. Jacks stated there had been some question of whether the Master Street Plan needed to be changed to show the new alignment of Zion Road as a collector street. David McWethy said he thought there should be an amendment to officially change the collector street from Zion Place to the new Zion Road. William Giese, 2549 Zion Road, stated he owns the property South of Zion Road and West of this subdivision. He asked what will be built on the property. Mr. Jacks told him this matter concerns the dividing of the property into lots. and the approval of a subdivision plat. Tom Hopper said other than the hospital on Tract 5, and the Human Resources building on Tract 6, the developer does not know what will be built within the subdivision. The motion to approve the plat passed unanimously (9-0). Don Hunnicutt moved that unless some verification could be found that the Master Street Plan has been changed to show the new Zion Road. instead of Zion Place as a collector street, a public hearing be scheduled for that purpose. Martin Redfern seconded, the motion which was approved unanimously (9-0). Newton Hailey said that part of the problem in deciding whether this should be processed as a preliminary or a final plat was caused by the fact that the street had been constructed by the developer and accepted by the City Board prior to the subdivision platting which is a violation of the City's own subdivision ordinance. Mr. Hailey cautioned that the City could get into the same situation again on the property of Arkansas Western Gas where they are preparing to build an extension of Stearns Road. The next item on the agenda was the public hearing on Rezoning Petition R82-1, S $ J Company, to rezone property North of Highway 16 East, REZONING PETITION R82-1 S F, J COMPANY HUNTSVILLE Fi SHERMAN West of Sherman Avenue, and South of Lighton Trail from R-1, Low Density Residential District to R-2, Medium Density Residential District. Larry Wood, Planning Consultant, presented the Planning Report. Mr. Wood did not recommend rezoning all of the 35 acres under petition to R-2, but stated it is possible that some portion or portions of the property could benefit the community if developed R-2. He suggested the Planning Commission might consider tableing this application to allow the developer time to formulate a more definite development proposal. If a mixture of single-family and multi -family is desired, the developer might consider the PUD portion of the P Planning Commission Meeting January 25, 1982 Page 3 Zoning Ordinance. One consideration that will need to be addressed is that presently, the only access to the property is through other single-family development, and the property has no major street frontage because it doesn't go all the way to Huntsville at this time. 3 Another consideration is there is a lot of undeveloped land on the South ea and East slopes of Mt. Sequoyah. The terrain in this area suggests a fairly low density development as the General Plan now indicates. A policy shift to a higher density will need some fairly clear guidelines as to how and where it is done in this steeper terrain. Melanie Stockdell asked Mr. Wood to clarify his statement about some R-2 benefiting the community. Mr. Wood said that the southern portion of the property near Huntsville might warrant a higher density than the northern portion up higher on the slope of the hill and closer to the single family development would. Jim Stephens with S $ J Company and Rick Cowdrey with Cowdrey and Associates were present to represent the petition. Mr. Stephens said access would be primarily off Sherman Avenue and Fifth Street. He said he had extended Rodgers Drive through the Southern Heights, Phase I, and he plans to hook that up. He pointed out how he planned to achieve this hook up on a sketch of the property under application, Phase I of Southern Heights, and other property which he owns adjacent to them. Chairman Jacks asked Mr. Stephens if he had access to Huntsville Road, would • he not have already shown it. Mr. Stephens confirmed that he would have shown access to Huntsville Road, had he been able to get that access. Mr. Stephens said he was thinking of building moderate -income, townhouse condominiums on the South end and as it got farther to the North, the cost would be higher. He proposed multi -family on the South end and single-family on the North end. He said there is right of way available now to tie into Fifth Street, even though the street is not constructed to his property line. In answer to a question from Don Hunnicutt, Mr. Stephens showed how he thought the street pattern would have to go because of the grade. Mr. Stephens said he was asking for the rezoning because of the 250 ft. perimeter setback in R-1 PUDs. Charles Pope, 1632 East Fifth Street, opposed the rezoning because of the steepness of the grade and because he felt that if this were approved for R-2, it would lead to rezoning of R-2 for other property around him. He said he was afraid they would end up being the only little street in there with residential gi(R-1) zoning. He said the occupants of the one house in the area of the rezoning C� cannot get up the hill during icy weather and park in front of Mr. Pope's house Dawn Dunnuck, Rodgers Drive, said she did not think the access shown is adequate. She said Rodgers Drive only has a right of way of 27 ft. wide leading into Southern Heights. The pavement is only 20 ft. wide. She said since the street has been improved, people drive faster. She said her Northwest fence post was hit by a car on December 13, and it had never been hit before. She cg also said there are septic tanks on the North side of Rodgers Drive and in cold weather the drainage from these septic tanks freezes on the pavement. Michael Bidwell, 506 Sherman Avenue, said he could not understand the proposal to have individual dwellings above and multi -family on the lower part. He said there is an erosion problem there now and cutting the trees would make • Q it worse. He said the parking problem is terrible now when the man who lives up there has a party. R Planning Commission Meeting January 25, 1982 Page 4 • Don Hunnicutt asked if there had not been a rezoning request, in this neighborhood recently. He was told there had been the request for the Housing Authority PUD site, also., there had been a request from 0. U. Green for a tandem lot North of Fifth Street. Bobbie Jones said that prior to the adoption of the Zoning Map in 1970, some of this property had been zoned R-2 which was a two-family and single-family zoning district. A couple of vacant lots which someone was planning to use for duplexes were shown as R-2 when the 1970 map was adopted because of the difference in lot size requirements for duplexes between the new R�1 and the new R-2. Mr. Hailey asked David McWethy if the Community Development program had constructed Fifth Street and Sherman Avenue to less than the width prescribed in the City Standards. Mr. McWethy stated he thought this was true. David Williams requested the petitioner to respond to the objections which had been raised. Concerning the terrain and grade problem, Mr. Cowdrey said the property has 2 ridges and a natural ravine which run through it. Part of the property is heavily timbered. He said Mr. Stephens wants to provide a mixture of housing. There is more and more demand for low-cost housing. The 20 acres in Phase I of Southern Heights is being platted for low density. He wants to buffer this with single family. Mr. Stephens would like to develop this in a PUD and cluster the higher density below ranging from duplexes through 8-plexes. Mr. Cowdrey said the grade problem will still be there regardless of how the property develops. He said that in order to develop Phase I, the developer had been required to construct Rodgers Drive all the way out to Oklahoma Way. It has only a 20 ft. wide pavement and has a curb and gutter on the North side of the street to help control drainage. He said he thought Sherman Avenue and Fifth Street have pavement wider than 27 ft., but agreed it is steep, and said concrete paving was used He said as far as other people parking in front of someone's house, whether it is one house or 10 houses on the street, there is that problem all over Fayetteville. Mr. Cowdrey said he realized multi -family will increase traffic and density, but they are trying to utilize the property the best way it can be done by providing open space. He thought it would be developed as one of the nicer areas in Fayetteville. He said in the past Mr. Stephens has gone beyond what is required on his developments in order to beautify and not damage the terrain. He repeated that this is a heavily timbered area and said Mr. Stephens had done all possible to avoid cutting more trees than was necessary on Phase I, Southern Heights. Mr. Cowdrey said there is a high-power line running down the East side of the area under petition. It has an easement about 100 ft. wide. David Williams moved that Petition R82-1 be denied. Stockdell seconded. The motion passed unanimously (9-0). The next item on the Agenda LOT SPLIT WAIVER was a request for a variance from the KATHERINE STUBBLEFIELD minimum lot size requirement applicable STUBBLEFIELD ROAD to a lot split submitted by Katherine Stubblefield for property South of Stubblefield Road. The property is zoned R-1, Low Density Residential District. lo Planning Commission Meeting January 25, 1982 Page 5 Loyd Boling was present to represent Mrs. Stubblefield. In answer to a question from Chairman Jacks, Bobbie Jones said the adjoining property owners have not been notified. She said it is not a requirement, but if he wished that it be done in the future, she would so instruct the staff in the Planning Office. Mr. Boling stated this is a one acre tract of land Mr. Crouch wishes,,.. t� purchase ...and .construct a house upon. He proposes a single-family dwelling in which he will live after he retires. He said the property immediately to the South had been sold to the person having a house on Lot 2, Block 7, Stubblefield Addition. This was processed as a property line adjustment. Bobbie Jones confirmed that she had considered the previous sale a property line adjustment and had advised the purchaser that it could not be used as a separate residential lot without a variance from the Planning Commission. Mr. Boling said this requested split would straighten up Mrs. Stubblefield's East property line. He said the lot will have more than adequate frontage on Stubblefield Road and the sewer line already crosses the property. He said he knew of no plans for further splits of this property. He thought any further development might require a full scale subdivision plat. Mrs Stubblefield has kept a 50 ft. strip so that Harold Street can be extended into the balance of her property. Bobbie Jones said the ordinance requires that 5 ft. of additional right of way be given to widen Stubblefield Road. Mr. Hailey moved the Commission waive the 3 acre lot size requirement and allow the split for 1.01 acres as requested. Mr. Cullers seconded. The motion passed unanimously (9-0). Chairman Jacks stated he had PLANNING COMMISSION talked to David McWethy about having RETREAT a Planning Commission "retreat". Mr. McWethy has offered his house as a place to meet, but prefers a Friday night rather than a Monday night as previously discussed. Mr. Hailey said he felt the Commission could use the conference room on the 7th floor of 1st Place (First Federal Savings $ Loan). He agreed to check further into the matter and confirm that it could be available on Monday, February 1. He suggested sandwiches might be brought in and the "retreat" might begin at 5:00 P.M. Chairman Jacks requested that he confirm the use of the conference room and make the arrangements for the food and advise the Planning Office of the outcome January 26, 1982. Under (!other business", Chairman Jacks appointed Dr. Martin Redfern to serve on the Subdivision Committee. OTHER BUSINESS There being no further business, the meeting was adjourned at 5:55 P.M.