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HomeMy WebLinkAbout1989-08-23 - Minutes• • • MINUTES OF THE SUBDMSION COMHTF EE OF THE FAYE7TEVILLE PLANNING COMMISSION A meeting of the Subdivision Committee of the Fayetteville Planning Commission vas held on Wednesday, August 23, 1989 at 11:30 p m in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. MEMBERS PRESENT: J.E. Springborn, Julie Nash and J. David Ozment MEMBERS ABSENT: Jack Cleghorn OTHERS PRESENT: Don Bunn, Elaine Cattaneo LARGE SCALE DEVELOPMENT PLAN FOR FAYETTEVILLE R V PARK RAY & LER WTLJITE - 2310 S SCHOOL The first item was a large scale development for Fayetteville R.V. Park submitted by Ray & Lee Willkie located at 2310 S School and zoned C-2, Thoroughfare Commercial. Chairman Nash asked if proof of notification had been submitted. The Planning Secretary answered yes. In answer to a question from,Chairman,Nash,__the.City Engineer, stated that the sidewalk ordinance would be applied to this. Mr. Willkie stated that the fire hydrant is noted on the plat, but the dumpster hasn't been put on there yet. It will be at the fork of the road with a cement pad. Chairman Nash noted that the problem with this is that there isn't an ordinance covering R.V. parks. This could be considered as a mobile home park which it is not or as recreation area. The Planning Management Director has recommended that this be considered as a large recreational site. She noted that she would like to pass this on to the Planning Commission for a recommendation. Commissioner Springborn stated that overnight parking is a subjective thing and someone might state for 365 nights at a place like this. Mr. Willkie stated that they plan to put a limit of 2 weeks on the stay. Don Bunn, City Engineer, stated that there should not be any significant traffic problem with this. Springborn was concerned because extra sewage dumped into the Fayetteville sewage system. Mr. Bunn ensured him that there shouldn't be a significant problem, maybe two or three days is all they hold. If it did cause a problem, they would have to take steps to alleviate it. \a\ • • • Subdivision Committee August 23, 1989 Page 2 NOTION Commissioner Springborn moved to pass this on the Planning Commission without a recommendation either for or against this with the recommendation that if the Planning Commission doesn't have any guidelines, they would undertake to.get further guidance on it, seconded by Ozment. The motion passed 3-0-0. CONCEPT PLAT OF FERGUSON ADDITION FRANCIS FERGUSON - W OF CROSSOVER & S OF OLD WIRE RD The second item was a concept plat of Ferguson Addition submitted by Francis Ferguson for property located west of Crossover and south of Old Wire Road and zoned A-1, Agricultural with 18 acres and 27 proposed lots. Chairman Nash noted that a concept plat requires no vote from the Subdivision Committee or the Planning Commission. It is just an item for discussion. Harry Gray, representative, stated that they will follow through on the rezoning to R-1, Low Density Residential after they know this will fly. He added that they have notified adjoining property owners and he would submit proof of notification at the Planning Commission meeting. Mr. Gray stated that there are problems with the development of this area due to the Mudd Creek tributary being in there and close of 2/3 of the site is in the flood plain. There would have to be extensive survey work and design at quite an expense to see if this really can work. He,stated that this gives a general location of where the flood plain is. This is'based on City contour maps, etc. and he questions the accuracy. In order to develop like this, a large portion of the flood plain would have to reclaimed with required fill. The first procedure is to see if this concept would get approval from the Planning Commission. Chairman Nash asked if he agreed with the statement that 65 to 70% of the area is flood plain. He stated that is just a guess. The contours lines have been taken off the City's quad sheets that are normally used. He noted that there is some problem with this on the north side of the street, because he thinks the flood plain may extend farther north than shown on the plat. Chairman Nash asked how much of the area is currently covered by trees and vegetation. Mr. Gray stated that half of it is scrub stuff. Chairman Nash stated that the Plat Review comments seem to say that the utilities could do it but they would have to work around the flood plain. Don Bunn, City Engineer, stated that about half of the lots would access from Highway 265 and half from Magnolia. The plat indicates that on Block 2, lots 6 through 12, the flood plain that is indicated covers at least half of those lots. On Block 1, about half of lots 7 through 14 is covered by the flood plain. As Mr. Gray indicated, the exact location of the flood plain there is in question and all those lots on the south side of Magnolia could be in the \a2 • • • Subdivision Committee August ;,3, 1989 Page 3 flood plain. He added that the staff's comments are that it is marginal and because of the flood plain situation, they discourage the use of the land here. Under the present regulations, development is allowed in the flood plain if the elevation is brought up to one foot above the 100 year flood plain. Mr. Gray stated that if it was developed like this, the length cul-de-sac on Magnolia would have to be waived. As alternative, it could be required to be extended through but the people on Magnolia now probably like it as it is. He added that there is also the question if it were developed like this of what to do with the piece of land south of the creek. The property owners south of this might want to double the size of their lots in that area if they wanted to pay for the surveying and platting of it. Chairman Nash advised that the personality of the Planning Commission changes all the time so sometimes they will waive the length of a cul-de-sac and sometimes they will not it at all. Mr. Gray stated that anything done here would have to be approved by the Corp of Engineers which would probably take a year or a year and one half to find out what they could do here. They would have to do studies upstream and downstream. Chairman Nash stated that Article 4, Section C of the Fayetteville Code under fitness for development states that "based on topographic maps soil surveys prepared by the Department of Agriculture and drainage 'information from the comprehensive plan, the Planning Commission may require that steep grades, unstable soil and flood plains be set aside and not subdivided until corrections are made to protect life, health and property. That is about the only basis they have right now to deal with this particular plat. Commissioner Ozment stated that it appears to be a tremendously expensive undertaking to development this property. Mr. Gray agreed and stated that just the volume of fill involved may be too expensive. Commissioner Springborn stated that he can certainly see the need for studying this with respect to flood plain because even from the ordinance, looking at a flood plain line from a Department of Agricultural survey, it will not take into account all of the development and the increased run-off upstream of this location. Mr. Gray stated that he designated the approximate flood zone limits that the City has on file here. Either thee FIRM maps or the FEMA maps show a width. He advised that the Corp of Engineers have determined through studies that you can fill within the flood plain up to the flood zone without endangering anything. It would actually raise the water level by some amount. These are limits that the Corp has established. He noted that he assumes that the City accepted the Corp regulations when they accepted the FIRM AND FEMA maps. Commissioner Springborn asked when they say you can bring the level up to the flood zone level without endangering any situation, is that based on open country upstream or developed country upstream. Mr. Springborn asked what the \a3 • Subdivision Committee August a,3, 1989 Page 4 date on the Corp's study is. Mr. Gray didn't know. Mr. Gray stated that the Corp took cross-sections all up and down this channel and all that information is in the Corp's study which the Inspection Department has copies of. Commissioner Ozment asked if you can fill this without removing the trees. Mr. Gray stated that you could fill around the trees, but they would die. Mr. Bunn stated that they would probably only fill enough to build a house on, but they would end up losing trees. Shay Lastra of 2753 Wakefield asked Mr. Gray to explain the maps. Mr. Gray stated that there (FIRM) Federal Insurance Rate Maps and (FEMA) Federal Emergency Management that the City has copies of. These maps show flood elevations of the 100 year flood at different points along the creek and the others have widths of the flood zone or floodway in a 100 year flood plain. These maps are used in issuing building permits to establish whether something is in the flood areas. He advised that the floodway is the area that has to stay open in order to carry the 100 year flood. They have very accurate cross sections that show flood way area. If this is approved, they will have to go out and establish exactly where these lines are on the ground. Dorothy Maguire of 1672 Ferguson, Lois Fordyce of 2737 Wakefield, Rita • Dunkelburger of 2725 Wakefield, Shay Lastra 2753 Wakefield and others were all concerned about development here because of the flood plain, erosion, drainage, traffic problems on this curve on Crossover Road with fog,etc., the problems with uprooting the trees and the uprooting of the animals in this wooded area. • Mrs. Fordyce submitted some pictures showing this area. She stated that there is so much garbage and trash there now, it would cost a lot of money to remove all of that. Chairman Nash stated that she has been fighting for trees for a long time now and she hopes that will soon have ordinances to govern what can be done to property as far as removing trees and clear -cutting. There was a lot of discussion about the flood plain and the problems with drainage and erosion in developing this property. Mr. Gray stated that they wouldn't be allowed to fill and cause water to back up and flood these homes; if so they could sue them. Mr. Lastra of 2753 Wakefield stated that he was told that this property would never be built on because of flood problems. Mrs. Maguire stated that there is a storm drain on the west side of her house and if they have a heavy rain, the water overflows across her property and the next door neighbor's property. The water has sometimes come to the top of the bank there. She advised that they can't get flood insurance. Chairman Nash noted that on a concept plat the Subdivision Committee or the Baa Subdivision Committee August 33, 1989 Page 5 Planning Coluission doesn't vote on a concept plat so they will discuss it on Monday night. She urged all the neighbors to come to the Planning Commission. She advised that one of the reasons they had wanted a Landscape Ordinance is that the Planning Commission as a body must go by what is written down as an ordinance and if they don't have one, they can't enforce it. \\