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HomeMy WebLinkAbout1986-04-06 MinutesMINUTES OF A SPECIAL METING OF THE FAYETTEVILLE PLANNING COMMISSION PUBLIC NEARING ON ROUTE TO CROSS MT. SEQUOAH A public hearing was held by the Fayetteville Planning Commission on Monday, April 7, 1986 at 6:00 P.M. in the Board of Directors' Room of the City Administration Building, 113 West Mountain St., Fayetteville, Arkansas. MEMBERS PRESENT: Ernie Jacks, Julie Nash, Stan Green, Fred Hanna, Sue Madison, B. J. Dow, Frank Farrish, Paul Skwiot and Butch Robertson MEMBERS ABSENT: None Chairman Jacks announced that the purpose of the public hearing was to discuss the possibility of adding a collector street to the Master Street Plan. He said the street proposed would run over Mt. Sequoah and tie into Highway 265. He advised there has been an engineering study indicating two possible routes and that, in addition, some letters have been received from persons wishing to propose a third possibility. Jacks asked each speaker to note their name and address for the record and advised the procedure would be to hear from those in favor of one of the proposed routes first. Jacks said he would abstain from both discussion and voting on any motion which may be made as one of the routes proposed would pass through his property. Commission Dow identified herself as having a possible conflict of interest and advised the audience that she had signed a petition in support of an east/west route before her appointment to the Commission and added she had no alterior motive for serving on the Commission. She said she felt the issue involved more than Highland Park in that the growth of the east side of Mt. Sequoah was also a concern. She said she felt there would be development in that area and that City Planning needed to address that future growth. Dow said growth was sometimes painful with uncontrolled growth being the most painful. She stated she was uncertain, at this point, as to whether she would vote although she felt it was her right as a citizen to speak on the issue of growth and Mt. Sequoah. Jacks noted a letter addressed to Commissioner Madison from City Attorney McCord: "...I am aware of no statute or judicial decision which requires that a Planning Commission member abstain from voting on any issue where the ultimate decision will not result in direct or indirect financial benefit to the Commissioner." Commissioners Madison and Farrish stated they would vote on any issue that arose. • • • Special Meeting Planning Commission April 6, 1986 Page 2 Chairman Jacks invited proponents in favor of one of the routes across Mt. Sequoah to speak. There being no one in the audience in favor of same, Jacks asked for speakers opposed to the proposal. Cyress Sutherland, on behalf of the Washington County Historinal Society, spoke mainly in concern of East Lafayette. He read a portion of a resolution passed by the Society's Board March 18, 1986 which stated strong opposition to any plan that leads to an increased traffic flow and widening of Lafayette. "The membership of nearly 1,000... views this plan as a serious threat to the integrity of the entire district. It would have an adverse and irreversible impact, removing established landscaping and eroding structures." Sutherland continued with his personal comments noting that the history of Fayetteville's Historinal District. He said he felt it should be the goal of the planning process of Fayetteville, as in numerous other cities, to declare such districts as valuable municipal assets to be cherished and protected and not to be major traffic thoroughfares which will confuse property values and eventually destroy their desirable traditional integrity. Sutherland said major traffic lanes should go around such districts, not through them. He suggested moving Highway 45 from East Lafayette. He also suggested, if existing streets need extension to the east, let them be so in a way which is compatible with characteristic land contours found throughout eastern Fayetteville. Sutherland said new streets should not be developed merely as convenient traffic lanes enabling traffic from relatively new residential areas to pass through established stable historic districts in such a way that will dilute their stability, erode their property values, and irrevocably alter their traditional character. He said stable residential environment can be maintained when municipalities use enlightened planning measures. Thelma Fuller, the President of the City of Fayetteville Historic District Commission, read a resolution unanimously approved by the Commission, parts of which follow: "The Historic District Commission is unequivocally opposed to any plan leading to increased traffic flow through the the Washington -Willow Historic District and/or the widening of Lafayette Street which would have the effeet of bi-seeting the Historic District". "The district's cohesiveness is derived from visible boundaries, residential character, well -kept homes,large trees lining the streets, stone retaining walls, sidewalks and a high concen- tration of buildings possessing high architeetual merit. She said any violent disturbance would forever destroy this unique and carefully preserved neighborhood which represents a large portion of the City's history." Patricia O'Leary, 409 E. Lafayette, said after speaking with the Chamber of Camerae, there are few things we talk about including the Razorbacks, the square, the beautiful homes and the Historical District. She ON • • • Special Meeting Planning Commission April 6, 1986 Page 3 noted the "all -seasons trail" which snakes through the areas under discussion. O'Leary said she drove from Highland Park to Lafayette and Mission Blvd. and from Highland Park to the square both of which took six minutes. She referred to a comparison of an old traffic count and a new one which reflects little increase. O'Leary said she works at the University and expects nothing more than a small increase in growth either there or near the square but more towards the north and the City of Springdale. Joel Freund, 1408 Rockwood Trail, said he thought the Planning Commission was doing a good thing in planning for future growth although he thought the solutions being proposed to this perceived or potential problem are large city solutions. He said he thought there were differences between Fayetteville and large cities in that a large city tries to move large numbers of vehicles quickly and efficiently in, out or across the city. Freund said, although this is a "must" in a large city, it is not the case in Fayetteville where the volume of traffic is not as great and the growth of business' in the City center and the University will be modest. He said he felt the proposed road would decrease the quality of life by taking away some of the established neighborhood. Freund said he was willing to spend the additional time to drive the extra distance and spend the money to provide fire protection to handle the area in question. Bill Willmore, 2540 Manor Drive, presented a petition signed by more than 60 residents of the area and noted he did not find anyone in favor of the proposal. He referred to the engineering study (performed at the request of the City Board) which found more negatives than positives on grades of 15-20% and none of which could be an all -season road. Wilmore said he didn't think there was a problem and thought more money should be spent on a few more traffic lights. He said he knew of larger cities than Fayetteville with the same terrain problem one in particular with a population of 100,000 which has one street north/south and one east/west. He concluded by asking to have his home and neighborhood left alone. Mike Sierzchula, 389 Dogwood Lane, presented a petition of approximately 800 signatures opposing all alternatives proposed. He explained that he has a Masters Degree in archeology and work experience which includes positions with engineering firms in Little Rock and Hot Springs. He reported finding 43 "weasel" words in 20 pages in text of the engineering study and explained that weasel words are used in unexpected situations and consist of words and phrases such as "inmost eases", "approximately", etc., and can not be tied down to a specific situation. Sierzchula said that throughout the text, all distances are approximate and there is no margin of error given. He added there were no scales used on the maps. Sierzchula said he felt the City paid the engineering firm money to perform a task that was not done. He said the firm concludes that "...although construction of the route is feasible, the difficult 6� Special Meeting Planning Commission April 6, 1986 Page 4 unanswered question is whether the benefits justify the cost." Sierzehula said it did not address advantages verses disadvantages. He said there is no mention of possible long-term health affeets on people close to one of the proposed routes where young people have bought expensive homes and plan to remain for some time. Sierzehula noted there were no sources cited in the report. He said it effectively removes the area as a place for children to play and no reference is made to environmental impact. Sierzehula said there is a possibility of altering the watershed. He also pointed out that no topographic map accompanies the report and that, technically, there was only one soil boring conducted. He concluded that the Enders-Aleghaney Complex, which the proposed road would cross, is a soil which is subject to severe erosion at 8-40% grade and is incompatible with the design submitted. Sierzehula suggested reading a book called Soil Survey of Washington County which states it has a low traffic supporting capacity and is severely restricted for this area. Dr. Orland Maxfield, 533 N. Willow, stated he has resided in Fayetteville for 40 years, 38 of those years in the district represented this evening. He presented a petition signed by 309 people living in the area bounded by Prospect and Dickson, Mission and College and Rush Drive. He said the petitioners protest the proposal of taking a throughway over East Mountain (Mt. Sequoah). Maxfield said the proposal "arouses a feeling of rage, as though my very body were being violated". He continued, noting the area is one of recreational walkers and joggers and pedestrian traffic generated by children walking to Washington and St. Joseph's schools. Maxfield compared the (probable) results of the proposal to the area along College Avenue between North and Center Streets. He referred to the increase of pollution and the loss of parking if the street (Lafayette) were widened. Maxfield concluded by saying if the City could not find a more feasible route to Highway 265 than across East Mountain, it should limit any further residential development to the east. City Director, Marian Orton, 1641 Halsell, said although she lives on the west side of Fayetteville, what happens on the east side of Fayetteville concerns her as much as something on the west. Orton said she is opposed to the recommendation made by Crafton, Tull, Spann & Yoe for the route from Highway 265 to downtown mainly because of the specified width of the street and the steep grade. She offered several suggestions to help reduce the traffic problems in the eastern part of town. 1. recommend to the City Board, an ordinance that would prohibit new streets which have more than a 10% grade and that any exception would require approval of both the Planning Commission and the City Board; 2. take Highway 45 off Lafayette and Mission and put on Joyce, Highway 265 and Highway 16, thus diverting traffic away from narrow residential street and Root School; 3. put a 31' wide street (including sidewalk) between Highway 265 and Happy Hollow Road to allow school patrons from 265 area to reach Happy Hollow School 6� • • Special Meeting Planning Commission April 6, 1986 Page 5 without putting that additional traffic at 16 and 265. She proposed the street in the vicinity of a SWEPCO easement near the north boundary of Steve Cummings property. 4. remove the future placement of Highway 265 along Paddock Road from the Master Street Plan and leave it at its present location. 5. add to the Master Street Plan a 31' wide street that would follow the east contour of Mt. Sequoah from the east end of Rogers Drive where the developer has already stubbed in a through street. She pointed out if said street were tied into a street just above it in Southern Heights Place it could follow the contour with no grade change. Orton said the traffic lights are coming to Highway 265 at both Highways 45 and 16. She expressed hope that this would not be delayed much longer. Chairman Jacks advised of a letter received from Bill Underwood proposing a plan similar to that of Director Orton. He requested to hear from Cynthia Christie who also proposes a similar route. Christie, 514 N. Mission, said her proposal would connect a road from Happy Hollow Road to Rogers Drive following the contour of the mountain. She said she and her husband are opposed to the route proposed by the engineers because it is short-range planning that does not take into consideration the traffic problems of the entire eastern Fayetteville area. Christie said the cost of constructing a road in the proposed area is estimated to be 50% over the usual. She said the routes would not only disrupt established neighborhoods, but would be inaccessible in bad weather and would add to the traffic problems and safety hazards that exist on Mission Blvd. and Lafayette. Christie pointed out that Highway 45, a state highway, is the only designated truck route to the central part of the City with the three-way stop at Maple Street being the only traffic control along the route from College Avenue to downtown Huntsville. She said she has recently counted 560 mars in one-half hour flowing south. She added there it has been difficult to obtain changes or improvements along this street because it is a State highway and as such, the City of Fayetteville does not have control or jurisdiction over it. Christie said the recent engineer's study does not address what will happen beyond the intersection of the proposed route and Mission Blvd. or the current congestion along Mission and does not suggest any traffic control improvements. She asked that the Planning Commission look further for an alternative east/west route that does not incorporate Mission and Lafayette but one that addresses the eastern area on a much broader basis. She also asked that the City seek to eliminate the State Highway designation through this area and substitute a new truck route between Highway 471 and Highway 265 further to the north. Christie concluded by submitting a petition of 60 area residents directly affected by changes in status quo. Special Meeting Planning Commission April 6, 1986 Page 6 Don Wadell, Administrator of Mt. Sequoah Assembly, spoke in opposition to the propose street which he said did not seem to take into account the quality of life on top of Mt. Sequoah. He referred to a letter to the Planning Commission denying a statement in the engineers' study which states that the proposed route will enhance the property of Mt. Sequoah. He said the Assembly currently owns approximately 100 acres, 30 on the top of the mountain and 70 on the east side and said the Assembly does not wish to have any better access to Mt. Sequoah. He said it is the desire of the Assembly to retain the east 70 acres of wilderness as it is and to not sell or subdivide any part of it. Tom Dickson, 785 Missouri Way, a physical geographer referred to the engineers' study which he said failed to mentioned the Heetre and Enders Soil Association note: "...these soils have certain problems associated with their use in highway construction". Dickson referred to the Soil Survey of Washington County noting "suitability as a source of road sub -grade: Enders Association, poor and unstable; Hectre Associ- ation, poor". He said there is no mention of geology under that heading in the report. Dickson said the area is dominated by shale and sand- stones and that the shale prevents drainage from percolating. He said no mention has been made yet of the snow and ice problem, advising that the area residents have difficulty traveling from east to west to intersect with one of the major traffic fares. Lois Imhoff, 1619 Clark Street, reported many joggers using the streets around the top of Mt. Sequoah. She said additional traffic using Rockwood Trail would make it increasingly hazardous for those backing out of their driveways. Imhoff advised of a waterfall in the path of developing of Rockwood Trail. She said the existing collector street is adequate for the neighborhood and there was no reason to think of bringing a road over the highest natural terrain of the City. James Gilbreth, 1158 Crestwood, said he was considering building at the corner of Lafayette and Tanglewood if the proposed road is not built through the site. Gilbreth asked the Commission if they understood the engineers' report. He also asked if the report has been put into layman's language and if the dollar and cents impact on the neighborhood and the environmental impact has been quantified. Gilbreth said the bank withdrew financing for the house he intended to build because of the uncertainty of the Commissions' action regarding the proposed road, setting his plans back three months. He said a bore hole was drilled on his property and left open with possible danger to small children or animals. He said he felt more plans were necessary before presenting such a proposal with regard to cost and environmental impact and suggested the City Board develop an adviser staff to assist the Commission with their work. Gilbreth noted the Commission has a covenant with his five year old daughter and all those who come after her because what is done today affects tomorrow and if the faith is not kept with the past, there may not be a future. • • • • Special Meeting Planning Commission April 6, 1986 Page 7 David Randle, 1430 Ridgeway, said he had no quarrel with subdividers trying to develop their property. He asked if anyone had thought about the prospect of a four -lane highway emptying into a two-lane road. He said it was a proven fact that this particular proposal does not serve a group of people large enough to justify its expense. Randle asked the Commission to not recommend any of the proposed routes but to plan for better ingress/egress to the City on Highways 16 and 45. He inquired into State and Federal matching funds to widen these highways. Irma Boyer, 1710 Hammond Street, spoke as President of one of the Gardening Clubs in Fayetteville. She said the garden clubs are involved in trying to beautify the City through landscape awards and through their connection with nature conservancy, attempt to keep a plot of land in its natural state. Boyer said it seems that Mt. Sequoah is a perfect place for this practice. Laurie Karnatz, 397 Dogwood, the present drainage system from the roads and future the White River and sooner also pointed out that the in the study are absurd. said any of the proposed roads will destroy on Mt. Sequoah and possibly send pollution building of houses into the west fork of or later into the drinking system. She cost estimates for obtaining rights-of-way Fred Hunt, 1000 Skyline Drive, advised that a newspaper article by Commissioner Madison states there is not an east/west route and he charged the Commissioner with designing one. Dr. De Palma, 220 S. School, said he owns 120 acres on Mt. Sequoah. He said he has heard rumors that he instigated the four -lane highway and he wished to put such rumors to rest. He said he would come bank to haunt the individuals who put in that road. De Palma noted he has never been notified of any of the meetings regarding the proposed road He said he hoped Mrs. Madison remembers two statements made by her in a letter to the editor: (1)"No one wants to desecrate Mt. Sequoah by scarring it with a roadway and I do not think it is necessary for a street to pass over it". (2)"...far more important to preserve the natural beauty of Fayetteville would be the adoption of a landscape ordinance currently being considered by the Planning Commission". Chairman Jacks closed the public hearing at this time and returned discussion to the Planning Commission. MOTION Nash moved the Commission recommend to the City Board that all three existing plans be rejected. Hanna seconded and upon roll Ball, the motion passed 7-0-2, Jasks and Dow abstaining. • • • Special Meeting Planning Commission April 6, 1986 Page 8 MOTION Nash said it seems the City is growing north and east and needs of all segments of the population need to be considered. She moved to place on the next regular agenda of the Planning Commission, a discussion of an east/west route from Highway 265 to Highway 471. Hanna said he hoped this would not lead to another costly study before input of the people. He said he felt the present study was a waste of money. Upon roll mall, the motion passed 8-1-0, Farrish voting "nay". Commissioner Green agreed that the proposal has not been thought out and the audience turn -out supported that feeling. He said he thought it important to keep in mind that, if we are to continue discussing this and try to solve some of the problems of east/west access, it is important for the people to continue providing the Commission with alternate ideas and not just opposition or support. Green said he didn't think any Commissioner would say they had the solution to all the issues that face Fayetteville in the future. He said he thought the large audience turn -out was great and helped clarify his thinking regarding this situation. He said he felt that sooner of later there would be a way to get from Highway 265 to 471 and he mentioned that the Commission is currently working on a new plan for the City. Green said if a proper plan is not resolved, there is likely to be a route that no one wants. He said he was expressing neither opposition or support for a road over the mountain at this point. In answer to the audience response that there is no problem, Dow said she thought there may not be a problem at this time but when the four -lane highway is completed from Ft. Smith, Fayetteville will grow and she thought some reasonable plan to add a street to the Master Street Plan was needed because, if it is not planned, the developers of that area will place streets wherever they wish resulting in a meandering maze up Mt. Sequoah. The audience responded in a positive way to having a maze. Skwiot said he agreed with speakers regarding preservation of flora and fauna and he also agreed with Commissioners Dow and Green that (even simple) economies will demand a problem. He suggested forming a special assessment district to acquire some of the property in question, perhaps scenic easements. Skwiot pointed out that only one person spoke of being willing to pay to keep the area pure and the way he wants it. Green clarified that he was not in favor of any of the three proposals, or a four -lane or even a wide two-lane road through existing neighborhood. He said he did not feel it was the purpose of residential streets to oarry large amounts of traffic. He noted that many problems have • • • Special Meeting Planning Commission April 6, 1986 Page 9 been raised but not many solutions have been reached and that he thought it was important to tome up with a solution that will not devastate existing neighborhoods but will help control the future of what does happen. Raymond Jones, 223 E. Lafayette, asked why another east/west four -lane is necessary if four are already shown on the Master Street Plan. Commissioner Madison clarified that Green said there will some day be a connection in subject area. She said the greatest atrocity in Fayetteville today is that so much traffic travels along Winwood and Overorest to the point that the residents want to barricade the street. She pointed out a similar traffic problem on Ash and Sycamore. Madison said she felt the Planning Commission should plan ahead for the protection of Mt. Sequoah where traffic will find its way over in some way to get from 265 to 471. She said it is not the responsibility of the developers to build major streets. She reiterated the need of planning a (east/west) street and advised it mattered not to her where it is planed. Madison advised that formal procedure has been followed in initiating this proposed addition to the Master Street Plan in that the proposal has been to the Teehnieal Advisory Committee and the Policy Committee. She said the first time it has been addressed by the public and the Planning Commission is tonight. Jacks advised the Commission will make a recommendation to the Board who will make the final decision. Madison noted that any decision may be appealed. A member of the audience noted that the area of Sycamore is a prime example of poor planning which needs attention immediately. She noted an east/west route is needed but asked that Mt. Sequoah's uniqueness not be destroyed. Another citizen asked that existing problems of Fayetteville (with regards to traffic) be addressed instead of dealing with future problems. Jacks said the Commission is aware of the problems and is not ignoring them. He said it not a simple matter and there is currently a plan to revise the entire land use plan. Bill Willmore thanked the Commission for their openness in hearing the public at this meeting. Dow said the audience presenee reminds her of the critical importance of the historical and environmental preservation of Fayetteville and expressed desire to envolve more citizens in the drafting of a landscape ordinance for the City. There being no further discussion, the meeting adjourned at 8:10 P.M.