HomeMy WebLinkAbout1985-07-08 - Minutes•
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MINUTES OF THE SUBDIVISION COMMITTEE
OF THE FAYETTEVILLE PLANNING COMMISSION
A meeting of the Subdivision Committee of the Fayetteville Planning
Commission was held on Monday, July 8, 1985 at 11:00 A.M. in Room
111 of the City Administration Building, 113 West Mountain Street,
Fayetteville, Arkansas.
MEMBERS PRESENT: Stan Green, Sue Madison and Joe Tarvin
MEMBERS ABSENT: Ernie Jacks
Vice -chair Green called the meeting to order the minutes of the meeting
of June 24th were considered. There being no additions or corrections,
they were approved as distributed.
MICHELLE ADDITION
MT. COMFORT RD - J.B. HAYS
Planning Administrator Jones, directed attention to a memo from Street
Superintendent Powell to City Manager Grimes referencing this subdivision
and Walnut Grove (immediately to the south) recommending that the
City participate at this time to construct Salem Road to four lanes
(45 ft. back to back of curb). She noted that Powell estimates the
City's portion of the cost to be $80,000 without crossing Hamestring
Creek which he felt might be put into the TIP project in the future.
Copy of memo attached to minutes.
In answer to Green's question, Wimberly replied that his clients have
no problem with this proposal except for a time element. He noted
that the Salem Road issue will go before the Board Tuesday, July 16th.
Wimberly explained that it would be less expensive for the City to
make this improvement now as opposed to post -development.
Green cited street widths from City code of Ordinances and Jones advised
that the standards cited are only minimums and added that Powell is
building collector streets to 44-45'.
Tarvin inquired as to the protection of landowners if the standards
cited are minimums. He said a public hearing is required to change
a street designation.
Jones advised that W.H. Reynolds, engineering consultant in charge
of a related study (Resolution 1/79-84), has developed new subdivision
and development regulations that incorporate street standards which
will probably be advertised for public hearing within the next couple
months. Wimberly advised that one difference between collector and
arterial streets is the estimated traffic volume.
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Subdivision Committee
July 8, 1985
Page 2
Tarvin said there was no purpose for this committee to be involved
if the width of a street depends on the preference of the Street Super-
intendent.
Green asked if there were any problems with utility company comments
or the Greenspace requirement brought out at the Plat Review meeting
and Wimberly replied negatively.
Wimberly said his client was willing to widen Mt. Comfort Road with
curb and gutter and drainage but he felt that he should be allowed
to utilize that road by placing lots fronting onto it.
Madison noted that residents of this subdivision will use Mt. Comfort
Rd. anyway, but that it was a consideration to have 17 drives exiting
directly onto the highway. Wimberly offered to use tandem drives.
Jones suggested turning down the curbs for those drives right away.
Green suggested another layout eliminating lots fronting on Mt. Comfort
and Wimberly noted that 80% of the cost of a subdivision is in street
improvements and, that being the case, the developer should be able
to front along that street. He added that the developer is giving
40' of r/w. Madison advised that there is a section a code stating
that driveways, where possible, shall not front on collector streets.
Green inquired into Powell's comment regarding possible drainage problem
on lots 38-61 and Wimberly replied that any problems will be worked
out with Powell.
Wimberly noted that he would like to retain the drainage easement
at the southwest corner at 16' rather than 20 as requested by Powell
because there will be no other utilities in that easement. Green
said he thought the City should maintain that easement in this case
Wilson Kimbrough, 3110 Mt. Comfort Rd., was present to speak against
this development and the related rezoning proposal. He expressed
his concerns regarding increased traffic and high density and noted
that school buses stop every two blocks. He said there is no police
surveilance in the area and was not certain if the water main could
deal with the high density.
Green advised that the rezoning issue would come before the Planning
Commission at 5 P.M. this evening.
Madison said she would like to see the street names be more dissimilar
to others already existing. Green said this was no problem for him
if the Police, Fire and Water Departments had no problems with it.
Madison said she preferred sidewalks be installed at the property
line rather than at the curb and Wimberly agreed to do same.
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Subdivision Committee
July 8, 1985
Page 3
Madison discussed street stub -outs noting that Salem Rd. will collect
traffic from a limited area if there are no (future) streets to the
east and/or west. She said she would like Deborah stubbed out to
the west and Tamara south to the PUD area.
Wimberly said that Dr. Harris, adjacent on the west, specified he
wished no street stub -out to his property. Tarvin agreed with Green
that street stub -outs were not necessary.
It was pointed out that this developer was willing to improve Mt. Comfort
Rd. including widening and Madison said she felt widening in one small
amount of footage was hazardous and it would not be an asset to have
the road widened if there were even one accident at the site.
Tarvin said he thought it would be safer if the row of lots along
Mt. Comfort were to back up to that Highway.
Wimberly and Tarvin discussed the cost of street improvements and
Jones figured the approximate final cost at about $30,000. Wimberly
said if the developer did not improve Mt. Comfort Rd., he could afford
to rearrange the lots in the subdivision so that the drives would
not exit on the highway.
Green advised that off-site improvements are computed on a rational
nexus basis and Jones cited the appropriate section of code (A.IV(C).
Tarvin noted that, if a great number of people use Mt. Comfort, as
per Mr. Kimbrough, this developer's share of improvement costs would
be very low based on a proportionate share. Jones noted that it is
the City Boards wishes that subdivisions abutting substandard streets
be brought to City standards. Green said he felt that if this was
a Board policy, they might consider amending the ordinance stating
this policy clearly or, if the ordinance is not amended, he would
like to be given a statement of policy saying that anytime property
adjoins an unimproved street it will be brought to City standards
with widening, drainage, curb & gutter. He added that he has asked
this question at a Board meeting and not received a clear statement
of policy.
Wimberly advised that the cost of dedicating the requested amount
of land for r/w to widen Mt. Comfort is about one acre or $10,000.
Tarvin and Green agreed that it was not fair to require a developer
to build half of an arterial highway just because he happens to have
bought property abutting it. Wimberly said he felt the same and was
hoping to bring this issue to the Board of Directors. He pointed
out that this promotes piecemeal construction of streets. Jones advised
that the Board required immediate street improvements by a church
on Zion Road despite the Planning Commission's recommendation that
it wait for others to participate. Green said he didn't think this
was the Board's policy as it didn't seem to make much sense.
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Subdivision Committee
July 8, 1985
Page 4
In answer to Madison's comments, Jones noted that the developer of
the property immediately to the south of this proposal was not required
to improve Highway 16 (Wedington) because it is a State Highway.
Green said if the two developer's in this area want to four -lane Salem
Rd. it was alright with him, although he did not feel it was necessary.
He said he didn't think money spent for this project was worth it.
Tarvin explained that a collector differed from a local street in
that parking was allowed on both sides without blocking traffic.
He said he felt that the code spelled out all qualification for standards
on streets including speed limits.
MOTION
Madison moved to recommend approval of this addition subject to 1.
Plat Review comments; 2. compliance with the greenspace ordinance;
3. off-site improvements on Mt. Comfort Road computed on a rational
nexus basis created by this subdivision and this Committee considers
the needs created by this development to be limited to the value of
the right-of-way dedication necessary to bring the street to City
code (36 ft. wide); 4. the 16 ft. drainage easement be labeled as
such with this Committee's understanding that they expect the City
to maintain same; 5. consideration being made by the developer as
to changing street names if the Police, Fire or Water Departments
have a problem with them as they are now labeled; 6. this Committee's
recommendation that sidewalks be installed at the property line rather
than at the curb; 7. this Committee does not endorse the Pud area
development at this time; 8. driveways shall not front on Mt. Comfort
Rd.; and, 9. this Committee's recommendation that the southern row
of lots be eliminated and the internal streets readjusted to accomodate
the new layout. Tarvin seconded and the motion to recommend approval
passed 3-0-0.
Wimberly initiated discussion regarding whether or not street stub -outs
need to be paved or merely cleared and graded. This committee decided
to discuss this issue with the full Commission at tonight's meeting.
Subdivision Committee
July 8, 1985
Page 5
PARK PLACE PHASES III AND IV
FINAL PLAT - J.B. HAYS
The second item of consideration was the final plat of Park Place
Phases III & IV located on Highway 45 west of Highway 265, owned by
J. B. Hays and represented by Ervan Wimberly.
Wimberly said he wanted to combine phases III & IV for the recording
of the final plat and explained that he needed to execute a contract
for improvements required as they are not completed at this time.
He said the construction plans have been approved for both phases
and construction is nearly complete on Phase III.
Jones advised that the SWEPCO representative had called and noted
that an easement for a streetlight has not been included and Wimberly
said he has taken care of that.
Green inquired as to the overall drainage plan requested by Street
Superintendent Powell. Wimberly explained that the drainage plan
is extremely complicated and he agreed to meet with Powell to finalize
plans before recording the plat.
Green asked about the parks fee for Phases III & IV and Wimberly said
he is subject to same, although he plans on requesting a waiver from
the Board at the time the PUD area is ready for development.
Jones read minutes on the preliminary plat for these phases and noted
that no development is allowed to take place in Phase IV until a road
connection to Highway 265 was completed. She also noted that the
PRAB had tabled discussion on this plat and not brought it up again
as yet.
NOTION
Madison moved to recommend approval of Phases III & IV of Park Place
subject to: 1. Plat Review comments; 2. submittal of overall drainage
plans to the Street Superintendent; 3. compliance with the greenspace
ordinance; 4. no lots to be sold in Phase IV until a street connection
is made to Highway 265; 5. a contract being executed for required
improvements which are not completed at this time. Tarvin seconded
and the motion to recommend approval passed 3-0-0.
There being no further business, the meeting adjourned at 1:30 P.M.
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