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HomeMy WebLinkAbout1989-12-06 - Minutes• • MINUTES OF THE SUBDIVISION COMMITTEE OF THE FAYETTEVILLE PLANNING COMMISSION A meeting of the Subdivision Committee of the Fayetteville Planning Commission vas held on Wednesday, December 6, 1989 at 1:00 p.m. in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. MEMBERS PRESENT: J.B. Springborn, Jack Cleghorn, Julie Nash and J. David Ozment OTHERS PRESENT: Elaine Cattaneo, Everett Balk, Dave Jorgensen and Harry Gray LARGE SCALE DEVELOPMENT PLAN FOR A Q CHICKEN RESTAURANT RON PALMER - SW CORNER OF APPLEBY RD & NORTH COLLEGE AVE The first item was a large scale development plan for A.Q. Chicken Restaurant submitted by Dave Jorgensen on behalf of Ron Palmer for property located on the southwest corner of Appleby Road & North College Avenue. Property contains 2.13 acres and is zoned C-2, Thoroughfare Commercial. Chairman Nash asked if notification of the adjoining property owners had been done. Dave Jorgensen answered, yes, it was advertised the 24th and the 25th of November and he will be getting a copy. Chairman Nash noted that with this project, they will probably run into the old problem with traffic on Appleby Road Mr. Jorgensen commented that they have thought about the traffic problem and at the Plat Review meeting, the general consensus was that if an improvement would be made, Appleby Road would be moved to the south of this project so it wouldn't really affect what they are doing. Therefore, their project doesn't hamper the future plans for realigning Appleby Road. Chairman Nash asked him to show on the plat for the Planning Commission meeting the location of Herman's in relationship to this property. Norm Barker, the contractor for this project, stated that they are primarily going to serve Fayetteville so the biggest share of their traffic would be right which wouldn't pose as big a problem. He added that they discussed the fact that if Wal-Mart where to close off their entrance to Appleby Road, it would make all their customers have to turn left on College and it might be a problem to the restaurant customers. Chairman Nash asked how many accesses they will have. Mr. Jorgensen stated that they have three with two of them already existing curb cuts and the other lining up with the entrance to Wal-Mart from Appleby. Chairman Nash asked if they have shown any existing landscaping on this plat. Mr. Jorgensen answered, no, but the intentions are to landscape the area in front of the restaurant. Mr. Barker noted that the area in front is all going to be grass, but there are some major trees that they are going to try to keep. `S • • Subdivision Committee December 6, 1989 Page 2 The ones next to the road, they probably will not be able to save. He added that Mr. Palmer is real big on landscaping and green area. Chairman Nash noted that Don Bunn, the City Engineer, has recommended in his report that the LSD be approved subject to the improvement of half of Appleby Road up to standards, construction of a sidewalk, approval of detailed plans and specs for off-site improvements and Plat Review & Subdivision Committee comments. Commissioner Springborn noted that the Traffic Engineer didn't have too much to say about the traffic problems there, but he foresees a major problem with traffic there. Mr. Barker commented that they are concerned about the traffic problem. They have a major investment here and if they didn't think the customers could get in and out they would not be putting money into it. Mr. Jorgensen added that he thinks something will be done with the realignment of Appleby Road eventually. Commissioner Springborn asked if the two exits they show will be "right -turn only". Mr. Barker stated that they hadn't considered that, but it would definitely be a help because right turns aren't a problem. Commissioner Springborn stated that in that case, they may want to have another exit on the north side onto Appleby. Chairman Nash noted that the whole thing should be straightened out and she would be willing to suggest that a traffic light be put in at the corner of Appleby and College. Mr. Jorgensen stated that at Plat Review, the staff mentioned that they weren't sure the State Highway Department would put a light there because it is in such close proximity to the light at Rolling Hills and College. Mr. Barker stated that the staff stated that there was money in the budget for another traffic light, but they were really wanting to straighten the street out and put a light farther to the south of this property just north of Herman's. It is not however, in the long-term street development Chairman Nash asked if SWEPCO was going to have to use a parking space for their transformer. Mr. Barker stated that there transformer would be located close again the building and probably would alleviate one parking space, but they have more than ample parking provided. He added that it could be located in the green area. Chairman Nash asked if they had decided to put in a sprinkler system. Mr. Barker answered, yes. Mr. Jorgensen added that he had measured and the fire hydrant is well within 500'. Commissioner Springborn asked if they had met with the Traffic Superintendent outside of the Plat Review meeting to discuss the traffic situation. Mr. Barker answered, no, but they have set down there and watched the traffic and contemplated how the stop light stops traffic. He admitted that there will be some problem turning left, but it seems like everyone goes through Wal -Mart's parking lot. That is something that is happening right now. Commissioner Springborn stated that it seems to him this is one of those situations where • • • Subdivision Committee December 6, 1989 Page 3 they should meeting with the Traffic Superintendent and maybe a Wal-Mart representative and discuss this and try to come up with a consensus on how to go forward and handle the traffic situation. Mr. Jorgensen stated that he thinks the best solution to the problem is to put in a traffic light there. Commissioner Ozment stated that he thinks a light is a great idea, but it would have to be synchronized. Chairman Nash asked what their parking lot will be surfaced with. Mr. Jorgensen stated that it would be concrete or asphalt. Commissioner Cleghorn stated that the restaurant would get their share of Wal- Mart traffic. Chairman Nash stated that in her opinion, they could make a motion concerning the large scale development itself and then pass a resolution supporting the installment of a traffic signal. Mr. Jorgensen asked if a sidewalk is required on both College and Appleby. Ms. Cattaneo stated that they can look at the Master Sidewalk Plan, but she thinks they would be required to put one on both College and Appleby. MOTION Commissioner Springborn moved to approve this subject to the Plat Review comments, to a resolution that the Subdivision Committee strongly encourages the Board of Directors to place a traffic light at the Appleby & College intersection and to staff's comments, seconded by Cleghorn. The motion passed 4-0-0. FINAL PLAT OF SPRING CREEK ADDITION (FORMERLY SLOAN ADDITION) CHARLES SLOAN - N OF MISSION BLVD & E OF OLD WIRE ROAD The second item was a final plat of Spring Creek Addition (formerly Sloan Addition) submitted by Harry Gray of Northwest Engineers on behalf of Charles Sloan for property located north of Mission Boulevard and east of Old Wire Road. Property contains 9.12 acres with 27 proposed lots and is zoned R-1, Low Density Residential. Chairman Nash asked if everything was settled with the utility companies on where the lines would be located. Mr. Gray answered, yes. Chairman Nash asked about the street lights. Mr. Gray stated that the street light that is shown on the plat at the corner between lots 14 & 15 will be moved to the corner between lots 15 & 16 to align with that utility easement. Chairman Nash asked if they had shown the two fire hydrant locations. Mr. Gray answered, no, but they are on the water and sewer plans. She asked if they will be able to save the sycamore tree. Mr. Gray stated that it will have to be removed when they widen Mission, but for now they plan to keep it. • • r- s Subdivision Committee December 6, 1989 Page 4 Commissioner Springborn asked how the flood plain affects any of these lots. Mr. Gray stated that it just cuts across one corner of the property on lots 26 & 27. MOTION Commissioner Springborn moved to approve this final plat subject to Plat Review comments and the staff's comments, seconded by Ozment. The motion passed 4-0- O . LARGE SCALE DEVELOPMENT PLAN FOR A REHAB HOSPITAL CONTINENTAL MEDICAL SYSTEMS - N OF APPLEBY, S OF NORTH HILLS MEDICAL PARK The third item was a large scale development plan for a Rehab Hospital submitted by Harry Gray of Northwest Engineers on behalf of Continental Medical Systems for property located north of Appleby Road and south of the North Hills Medical Park and zoned R-0, Residential -Office. Mr. Gray submitted proof of notification to the Planning Secretary. He added this development is a 5 acres tract in the northeast corner of the hospital site which is immediately south of the southeast corner of the Medical Park. They are proposing a privately owned rehabilitation hospital which would employ approximately 150 people. This will be similar to Charter Vista except that most of their patients will be stroke and accident victims instead of people with alcohol and drug addiction. The green areas shown on the plat will all be landscaped. He noted that they will need a conditional use for this since the whole 70 acres was rezoned to R-0. A rehab hospital is a Conditional Use in R- O . Chairman Nash stated that at one point, they were told that a rezoning and a plat for the same property should not be presented on the same agenda. She asked if this would apply to a Conditional Use also. Mr. Gray answered, no. Chairman Nash asked if this is in the floodplain. Mr. Gray answered, no. Commissioner Springborn asked what kind of structure are they proposing. He added that he wasn't sure, but it is supposed to be compatible with the buildings in the Medical Park. Mr. Gray stated that there will be a representative of Bert Taggart's Architect Office out of Little Rock, which is the architecture firm doing this project, at the Planning Commission meeting to answer further questions. Chairman Nash asked if they had worked out the loop with SWEPCO. Mr. Gray answered, yes, everything is o.k. and easements are available to loop it. Chairman Nash asked about the fire hydrants. Mr. Gray stated that they probably will need to put another fire hydrant on the southwest corner. Chairman Nash noted that the Traffic Superintendent has stated that this area • • • Subdivision Committee December 6, 1989 Page 5 has the potential of a high traffic area. Mr. Gray noted that the ultimate plan to extend the frontage road on through to Millsap where there is already a light which will alleviate a lot of the problems. Chairman Nash asked how the hazardous waste will be handled. Mr. Gray stated that it would be handled just like the Medical Park. Chairman Nash noted that the staff has recommended approval of this plan. Mr. Gray stated that this will be a showcase project and they are planning to put some brick pavers at these major intersections with concrete borders. There is about three times as much street lighting than is required. NOTION Commissioner Springborn moved to approve this subject to Plat Review comments, seconded by Cleghorn. The motion passed 4-0-0. FINAL PLAT OF PARADISE VIEW ESTATES LINDSEY & ASSOCIATES - W OF CROSSOVER RD & N OF OLD WIRE ROAD The fourth item was the final plat of Paradise View Estates submitted by Crafton, Tull & Associates on behalf of Lindsey & Associates for property located west of Crossover Road and north of Old Wire Road and zoned R-2, Medium Density Residential. Property contains 7.58 acres with 19 proposed lots. Everett Balk of Crafton, Tull & Associates stated that he is representing for this plat today. Chairman Nash asked that they put a vicinity map on the plat. Don Bunn, City Engineer, recommending approval of this subject to the Plat Review comments, Subdivision Committee comments, payment of the parks fees, filing of the subdivision covenants, a contract with the City for all unfinished off-site and on-site facilities and construction of sidewalks as required by the Master Sidewalk Plan. Mr. Balk stated that they show the sidewalks on the plat, but he would like the staff to look at it to make sure it conforms. He advised that they are going to use the "Birdie Drive" and "Par Court" for street names and there is 5' of common property proposed along Crossover Road for future fencing and landscaping. This property will not be a part of these lots, but will be owned by all of the property owners as a Property Owners Association where they would all participate in maintaining it. Chairman Nash asked if the developers will be landscaping it or will the property owners do that at some future date as it is developed. Mr. Balk stated that he thought the plan is to landscape it as it is developed and then give it to the property owners for maintenance, etc. \14 • • Subdivision Committee December 6, 1989 Page 6 MOTION Commissioner Cleghorn moved to approve this final plat subject to staff comments, seconded by Springborn. The motion passed 4-0-0. Mr. Balk stated that he has a concept plat of another subdivision next to this that he would like the Committee to look at since the project is on a tight time frame and meetings are limited in December. He advised that this subdivision would be known as Paradise Place and it adjoins Paradise View Subdivision on the north side. They are proposing 32 lots on about 18 acres of land. Par Court would be extended to the North into this subdivision. He noted that there is a floodway and floodplain on the property but all construction would be outside the floodway except perhaps on lot 23. He advised that he doesn't expect a vote but is just seeking any input that they might help them expedite the project. Chairman Nash stated that her initial reaction is that she would oppose any building in the floodplain and she would ask that the floodplain boundaries be reevaluated because those boundaries do change over the years. Mr. Balk stated that the boundaries shown on the plat are spotted on by elevation and not by dimension and the only lot they might have to build in the floodplain on is lot 23 because of the gas easement. Chairman Nash advised that they were required to get an updated reading on the flood lines with a recent development, Ferguson Addition. Mr. Balk stated that he used the published maps are available from FEMA so was there something later than that. Chairman Nash noted that Mr. Bunn was supposed to check with the State to see if there have been any updates. Mr. Balk stated that there a lot of vegetation and trees on this property. He added that he wasn't even sure at this time who the owner is. Commissioner Springborn advised that they need to determine who owns the property at the time that it is submitted for consideration because it has to be represented by the owner or on behalf of the owner. Mr. Balk stated that he is just substituting for Tom Hopper today and doesn't have all the details. He added that they are in the process of working on the preliminary plat to submit for consideration. Chairman Nash advised that the next step would be to submit the preliminary plat or a formal concept plat for review. She added that he might get some discussion on the two accesses to Crossover depending on how close that is to the intersection of Joyce and Crossover. Chairman Nash stated that this is their last official meeting of the Subdivision Committee and she would like to thank the other members for being so faithful. She commented that they have done an excellent job and she has enjoyed working with them. She added that they won't be meeting anymore this year. \( P