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HomeMy WebLinkAbout1990-03-07 - Minutes• • • MINUTES OF THE SUBDIVISION COMMITTEE OF THE FAYETTEVILLE PLANNING COMMISSION A meeting of the Subdivision Committee of the Fayetteville Planning Commission was held on Wednesday, March 7, 1990 at 10.30 a.m. in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. MEMBERS PRESENT: J. David Ozment and Joe Tarvin MEMBERS ABSENT: OTHERS PRESENT: Jack Cleghorn and J.E. Springborn Elaine Cattaneo, Becky Bryant, Don Bunn, Mr. & Mrs. Floyd Harris, Harry Gray, James Vizzier and Dave Jorgensen PRELIMINARY PLAT OF MOUNT COMFORT AIR PARK FLOYD HARRIS - SE CORNER OF MT COMFORT ROAD & RUPPLE RD The first item was the preliminary plat of the Mt. Comfort Air Park submitted by Floyd Harris and represented by James Vizzier & Harry Gray. Property is zoned R-1, Low Density Residential, with part of it lying outside the City Limits. The property contains approximately 70 acres with 27 lots proposed. Dr. Floyd Harris advised that this is a subdivision and the only time there can be a hangar there is when it is coordinated with the house as is explained in the covenants for the subdivision. He advised that the driveways/taxiways to the back lots will be grass past the front lots unless, when a Home Owners Association is formed, they want to pave it. The type of aircraft will be small airplanes. He stated that they have a letter from the FAA and this has totally been approved by them as far as the air traffic control here. He submitted some pictures for the approach of that air strip. He advised that there isn't any obstruction from the east or the west. It comes over University Farms and a sparely populated area. Chairman Tarvin stated that there is a question about Salem Road being extended. Don Bunn, City Engineer, advised that they had discussed that in a meeting last week and they didn't really come to any conclusion He stated that there was a resolution passed by the Board of Directors that Salem Road be extended from Mt. Comfort Road to Highway 16 West as a "collector" street. He noted that this needs to be accounted for and a decision made as to how and where it will be located. Becky Bryant, Associate Planner, stated that Mr. Merrell felt strongly that they should get input from Scott Linebaugh, Acting City Manager, and the City Board of Directors on this. She added that the staff will report to them at the Planning Commission meeting on this. James Vizzier stated that most of the discussion in the Board minutes when this came up seemed to be to do with an outlet to Mount Comfort Road from Walnut (0a • • • Subdivision Committee March 7, 1990 Page 2 Grove Subdivision and about the bridge across the creek. He added that if the tie-in came down Rupple Road, it could be tied into Highway 62 at Dinsmore Trail and it would line up with Betty Jo Drive. He advised that Perry Franklin admitted that this extension was still a little nebulous until the Highway Department has reacted to it. Mr. Bunn stated that the Board did include it in the Master Street Plan so they need to account for it in some way. Mr. Vizzier stated that the reason he didn't show it on the plat is because it isn't shown on the Master Street Plan. Mr. Bunn advised that it will have to be resolved one way or the other and if development takes place which prevents a collector from going through there, it is a situation where the Board would have to again revise the Master Street Plan to eliminate or change the location of where it needs to go through. Mr. Vizzier stated that if it cuts across the property, it would destroy the air strip, but if it went down the east end, it wouldn't bother the existing air strip. Chairman Tarvin stated that the point is that this be resolved by the Planning Commission meeting date. Mr. Bunn advised that this property isn't zoned for airport use and there is the question of whether by virtue of this development, would they be expanding a nonconforming use. It will have to be determined if they need a conditional use. Ms. Bryant stated that the staff feels that they will need a conditional use because there is a provision in the nonconforming ordinance that states "no such non -conforming use shall be enlarged or increased Dr. Harris advised that this is a landing strip and not an airport. Mr. Vizzier noted that this was there before annexation and he doesn't think they need a conditional use since they aren't putting in a new air strip. Dr. Harris stated that they have received about 15 receipts back from adjoining property owners. Commissioner Ozment asked if water, sewer and other utilities have been resolved. Mr. Gray stated that they are or will be resolved. Commissioner Ozment stated that they need to put the Salem Road issue and discussion of whether or not a conditional use will be needed on the agenda for the Planning Commission meeting first. Then the Planning Commission can consider approval of the preliminary plat. Mr. Gray stated that they will need a variance on frontage requirements on the private streets because there isn't any frontage on the back lots. Mr. Vizzier stated that these will not actually be private streets, just private drives. Mr. Bunn stated that those will need to be accounted for one way or another whether or not they are considered tandem lots or private streets. He added that if the Planning Commission approved these as tandem lots as a part of the • Subdivision Committee March 7, 1990 Page 3 subdivision plat, they wouldn't have to be approved as separate applications. Mr. Bunn stated that if they are private streets, they will need to be built to city standards. Dr. Harris advised that they wouldn't want curbs on these streets because the airplanes will be taxi-ing down them. Chairman Tarvin stated that if these are to be tandem lots, it needs to be noted on the plat. But before they can agree with and recommend to the Planning Commission that they approve whatever is planned, they need to know whether these are tandem lots or private streets. Mr. Gray stated that with tandem lots, they would have to have trash enclosures at the entrance for trash pickup of the back lots. Mr. Bunn advised that if these are tandem lots, they will need to include in their covenants that these are drives that specifically grant access to those back lots. Chairman Tarvin asked for clarification on the requirement of constructing half of Mt. Comfort Road to city standards or offering a Bill of Assurance. Mr. Bunn stated that they had met with the City Attorney this week and because of the problems with enforceability of Bills of Assurance, etc, the staff isn't accepting them anymore. He added that the ordinance„states.that a bond can be accepted for improvements. They determined that maybe the best way to handle this is to require a performance bond. Mr. Bunn stated that as far as off-site improvements, the Planning Commission has been requiring construction of half of a city street to city standards. Dr. Harris asked what the cost would be for a bond. Mr. Gray stated that it probably wouldn't be over 37.; it depends on track record and collateral. Chairman Tarvin noted that some of the utility representatives had asked for encasements under the airstrips. Mr. Gray stated that they will have to work that out as they go along. Chairman Tarvin asked if the fire hydrants had been worked out with the Fire Chief. Mr. Gray stated that they would work with the Fire Chief and City Engineer to provide what is required. Chairman Tarvin stated that part of this property is still outside the City Limits. Mr. Vizzier stated that they would be doing the development in stages and they will annex the rest of the property when they get to that point. Chairman Tarvin asked about storm drainage, water and sewer plans. Mr. Gray stated that the preliminary plats are usually approved contingent on these things being worked out with the City Engineer. Mr. Vizzier stated that they will submit a specific engineering plan to the City with final plat. Mr. Bunn stated that he has no problem with this as it is shown and he will 11) • • • Subdivision Committee March 7, 1990 Page 4 approve the water and sewer plans, fire hydrants, etc. Mr. Gray stated that they had shown the sewer lines, etc., on this plat, but they took them off because they weren't sure how it would work. Chairman Tarvin noted that they need to check with Ozarks Electric to easements they needed because it isn't clear in the Plat Review minute He added that the Gas Company wants an easement along the south side Mt. Comfort Road and an easement was requested along the south side of de -sac street into the property off of Rupple Road and these should be the plat. Also, the cul-de-sac and sidewalks need to be shown on the see what s. of the the cul - shown on plat. Dr. Harris stated that he noted the street lights in the covenants which states that each lot should be lighted with a low light so that the wings of the airplanes won't hit them. Commissioner Ozment stated that Ozarks Electric could just put street lights on the existing poles along Mount Comfort Road. Ms. Bryant stated that the lines of the subdivision are not very well defined and that needs to be clear. She noted that they would need to submit 13 copies of the revised plat for all the commissioners and the staff. Mr. Vizzier reiterated that from this discussion, he has understood that he will need to add the two easements: one along Mt. Comfort and one along "Crosswind Street", sidewalks along Mt. Comfort and Rupple Road, fire hydrants if the Fire Chief decides where they are needed, street lights on the poles on Mt. Comfort and on Rupple Road and a cul-de-sac on Crosswind. Chairman Tarvin stated that if "Crosswind" is to be a public street, he will need to show a permanent cul- de-sac as well as sidewalk and street lights. Chairman Tarvin asked how they plan to pay the parks fees. Mr. Gray explained to Dr. Harris that there they are required to dedicate a certain amount of land or to pay a $105 per lot cost for greenspace. He added that the Parks Department will make a recommendation to the Planning Commission. Mr. Bunn advised that the Parks Board very rarely accepts land, their requirement is normally to pay the $105 per lot as the building permit is obtained. Mr. Gray noted that there is a time limit that if the lots aren't sold within 5 years, the fees have to paid. MOTION Commissioner Ozment moved to approve the preliminary plat subject to Plat Review Committee minutes, Subdivision Committee comments, approval of a conditional use and the resolution of the Salem Road issue, seconded by Tarvin. The motion passed 2-0-0. Ito • • Subdivision Committee March 7, 1990 Page 5 PRELIMINARY PLAT OF STONEBRIDGE SUBDIVISION LARRY ROBBINS - W OF STONRBRIDGR RD, S OF WYMAN RD The second item was a preliminary plat of Stonebridge Subdivision submitted by Larry Robbins and represented by Dave Jorgensen for property located west of Stonebridge Road and south of Wyman Road and zoned R-1, Low Density Residential. Dave Jorgensen, Representative, stated that he has added everything that was requested at Plat Review. He stated that the only thing he is unclear about is the off-site improvements. Mr. Bunn stated that this property was owned by Forrest Drake last year and he split the property twice with the intentions of coming back and subdividing the rest of this property. He then sold the property to Larry Robbins. The Planning Commission approved the lot splits contingent on an easement being given along the north side of the northern lot and the south side of the southern lot and that the fact that the requirements for off-site improvements would be required when this was subdivided. Chairman Tarvin stated that it would be the Planning Commission's decision as to whether the off-site improvements are required by Mr. Robbins since he did not own the property when the splits took place on this. Mr. Bunn advised that this off-site improvements issue is the only question he had on this. He advised that they would have the option to build half the street now or a bond could be accepted on this. There aren't any other problems on this. He added that he would find out before the Planning Commission what, if any, plans there are for Stonebridge Road in the five-year plan. In answer to a question from Chairman Tarvin, Mr. Jorgensen stated that the drainage drains into the natural drainage pattern and it is draining off onto private property because he isn't changing the drainage pattern. It is going to go where it is going now. Mr. Bunn stated that they wouldn't be changing the drainage pattern which is good. MOTION Commissioner Tarvin moved to approve the preliminary plat subject to a bond for the off-site improvements along Stonebridge Road as determined by the staff, seconded by Ozment. The motion passed 2-0-0. Mr. Bunn stated that if the City is going to improve Stonebridge Road within 5 years, there is the possibility of the developers writing the City a check to be put in the appropriate fund for any improvements the City does there.