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HomeMy WebLinkAbout1990-03-21 - Minutes• MINUTES OF THE SUBDIVISION COMMITTEE OF THE FAYETPEVILLE PLANNING COMMISSION A meeting of the Subdivision Committee of the Fayetteville Planning Commission was held on Wednesday, March 21, 1990 at 10.30 a.m. in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. MEMBERS PRESENT: MEMBERS ABSENT: OTHERS PRESENT: Jack Cleghorn and J.E. Springborn Joe Tarvin and J. David Ozment Elaine Cattaneo, Becky Bryant, Don Bunn and Dave Jorgensen PRELIMINARY PLAT OF EMERALD SUBDIVISION - PHASE I J.B. HAYS - E OF COLLEGE AVE, N OF WEST VIEW DRIVE The first item was the preliminary plat of Emerald Subdivision - Phase I submitted by J. B. Hays and represented by Dave Jorgensen of Jorgensen & Associates. Property is zoned R-1, Low Density Residential containing 5.60 acres with 18 proposed lots. Becky Bryant, Associate Planner, stated that the easements.asked_.for at Plat. Review are shown on the plat. She advised that Don Bunn, City Engineer, had stated, at the Plat Review meeting, that a cul-de-sac needed to be shown at the end of the street depending on how soon the second phase is planned. She added that it is only shown as a temporary cul-de-sac. Mr. Jorgensen stated that he needs to find out how soon the next phase is going to go in. If it is going in soon, they would like to put SB2 on each side of the street to serve as the cul-de-sac. Because if they put full curb and gutter in, it would have to be cut out later. He advised that on the new subdivision off of Stubblefield Road, they put in a gravel turn -around surface at the end of the street to provide a temporary cul-de-sac. Don Bunn, City Engineer, stated that it would depend on the developer's idea of how long it would be before they do the second phase. He noted that, if a temporary cul-de-sac is allowed, they could condition it on the second phase being done within a certain length of time. Then, if wasn't done, the developer would have put in curb and gutter. Vice -Chairman Springborn asked how much farther an extension to the North would go. Mr. Jorgensen stated that it would tie into the street to the north that goes to Mr. Hatfield's house. In answer to a question from Vice -Chairman Springborn, Mr. Jorgensen stated that they could put the temporary cul-de-sac Just north of the north line of this subdivision. In that way, they could continue street curb and gutter all the way up to the north line. He noted that he would have to write a legal description to reserve that portion for use as street right-of-way. Vice -Chairman Springborn asked that they provide a plat to show the Planning Commission where this would tie in to the North. He noted that this is a 660' long cul-de-sac. He added that the plat doesn't show the tree development. 1(PC • • • Subdivision Committee March 21, 1990 Page 2 Mr. Jorgensen stated that all this property is wooded and he will show it on the plat. Ms. Bryant asked what the conclusion is on the cul-de-sac. Mr. Bunn stated that they could have them sign an agreement or contract which required a permanent cul-de-sac, unless they began the second phase of development by the end of a two-year period. Vice -Chairman Springborn stated that the Planning Commission will want to know the grade. Mr. Bunn advised that it averages about 20% according to the contour lines on the plat. He added that the developer will have to pay special attention to the drainage and the control of run-off and erosion during construction. Ms. Bryant noted that the only other plat issue was changing it from "Emerald Street" to "Emerald Avenue", which has been shown on the plat. Commissioner Cleghorn asked where Jimmie and Karen streets tie into this. Mr. Jorgensen stated that they would line up with the east and west edge of the subdivision. Vice -Chairman Springborn stated that the south four lots are just barely large enough to meet the minimum lot area and development on these could be a problem because of the grade. Ms. Bryant stated that the lots next -to the street (lots 9 & 10) don't seem to meet the minimum 8,000 square feet, when you consider the curve of the street. Mr. Jorgensen stated that they could move that lot line to the north to make lots 9 & 10 a little bit larger. Commissioner Cleghorn advised that those four front lots are not in keeping with the size of the lots in this neighborhood. Ms. Bryant asked that the intersections of Jimmie and Karen Streets be shown on the plat. Vice -Chairman Springborn advised that he is concerned about the safety aspect of accessing West View Drive. Mr. Jorgensen stated that they could access Lots 9 & 10 off of Emerald. Ms. Bryant stated that could be a requirement. Ms. Bryant advised that the sidewalk needs to be shown all the way to the end of the street. Ed Harding of 2485 Karen Street stated that this same proposal was brought through about four years ago and it was turned down. He added that he is concerned about the traffic problem on Jimmie, Karen and Township. He added that this neighborhood was built strictly for a neighborhood with no extension. Traffic off of these 18 lots onto Jimmie & Karen would cause a worse problem, as people try to get out onto Township. In answer to a question from Vice -Chairman Springborn, Mr. Jorgensen stated that this would eventually tie into a street north of this property. Mr. 1 • • Subdivision Committee March 21, 1990 Page 3 Jorgensen stated that he will take some elevations and find out exactly what the grade is. Ms. Bryant advised the neighbors that this will be go before the Planning Commission on Monday, March 26th, at 5:00 p.m. Vice -Chairman Springborn asked that Karen and Jimmie be included in the Traffic Superintendent's traffic count as far as accessing Township. Charles Stewart of 2405 Jimmie stated that the cost of the street was included in the cost of the lot, when he bought his property. He added that this was never designed for any great amount of traffic. He advised that there is a blind hill on Township, which makes it nearly impossible to get off of Jimmie onto Township now. And with more traffic accessing Jimmie and Karen, it would only compound the problem. He added that, with this proposed subdivision, they would be taking advantage in using the street that he and the other property owners paid for without having to pay for it. Mr. Bunn, City Engineer, advised that Jimmie and Karen Streets belong to the City and are maintained by the City. He added that everyone who buys a lot in a subdivision is paying for the street. He noted that West View would not need any improvements. He advised that this would not be an unusual situation because new subdivisions that tie into existing subdivisions are developed all the time. He reiterated that it would be the City's responsibility to maintain the street regardless of the additional traffic on it. Vice -Chairman Springborn advised that there is a problem with streets around the city which they are tying to address in the new ordinance with impact fees. Mr. Stewart asked if there are restrictions on cul-de-sacs as to how much traffic can be on them. Mr. Bunn advised that the ordinance allows for a maximum length of a cul-de-sac, which restricts the number of lots that can be on it. He added that this cul-de-sac is over the maximum length, so the developer is asking for a waiver with the idea that it would eventually tie in and make a loop street. In answer to a question from Commissioner Cleghorn about why they were developing from south to north, Mr. Bunn stated that the access to North College Avenue on Golden Eagle Subdivision to the north has not been accepted by the City even though Mr. Hatfield accesses his house from there. It isn't maintained by the City and it is dangerous. Therefore, that is one reason they are developing this property first. It is a logical extension of development. They will have to consider this in the next phase, because the existing access to North College can't be utilized without a great deal of work to it. Mr. Bunn, City Engineer, stated that there is a new ordinance that would affect this subdivision if it were in place as far as the grade and the tree ordinance, etc. He added that this was a point of discussion in the recent past with other developments considered west of this proposed development. (I\ • • Subdivision Committee March 21, 1990 Page 4 In answer to a question from Commissioner Cleghorn, Mr. Bunn advised that the staff would probably not recommend a development north of this proposed development that didn't access to the north. The Planning Commission would probably not consider another development to the north without another access. In answer to a question from Commissioner Cleghorn, Mr. Bunn stated that there is still a plan to widen Township, but it will probably not include a change in the grade of Township because of existing development along there. No motion was made. Commissioner Cleghorn recommended that the Subdivision Committee give a report to the Planning Commission on the discussion at this meeting. Vice -Chairman Springborn concurred. PRELIMINARY PLAT OF CAMBRAY SUBDIVISION - PHASE I JERRY SWRETSER - W OF OLD MISSOURI RD, OFF OF FRAZIER TERRACE The second item was a preliminary plat of Cambray Subdivision - Phase I submitted by Jerry Sweetser and represented by Dave Jorgensen of Jorgensen and Associates containing 5.81 acres and zoned R-2, Medium Density Residential. There are 15 proposed lots. Don Bunn, City Engineer, advised that the easements asked for at the Plat Review meeting are shown on the plat. Mr. Bunn noted that the developer isn't required to show the casings or conduits that were requested on the plat. He added that the Traffic Superintendent was concerned about whether the short cul- de-sac would be paved the entire width. However, it will be a normal street width tied to Cambray. Mr. Jorgensen advised that the opening of the cul-de- sac will be the same width as a city street. He commented that it will not be entirely paved and it will be a well-controlled intersection. Mr. Bunn advised that this needs to be a regular sized right-of-way for cul-de-sacs. Ms. Bryant advised that lot 13 doesn't appear to have enough frontage at the setback line. Mr. Jorgensen stated that they will probably move the lot line to the south a little bit to have the required frontage. Ms. Bryant noted that this needs to be reflected on the plat. Mr. Bunn advised that parks fees will be required at $105 per single-family lot. Mr. Jorgensen stated that he will bring in copies of the overall plan for development here for the Planning Commission to show how this ties in. In answer to a question from Commissioner Cleghorn, Mr. Jorgensen stated that he had checked the location of the other fire hydrant and it is located in Brookhollow Subdivision to the east of this. Mr. Bunn advised that they need to check with the Fire Chief to make sure it will not be out of the range of the spacing required. In answer to a question from Ms. Bryant, Mr. Jorgensen stated that he will check the spacing of the street lights. • • Subdivision Committee March 21, 1990 Page 5 MOTION Commissioner Cleghorn moved to approve this preliminary plat subject to the spacing on the fire hydrant being approved by the Fire Chief, the street lights spacing meeting the requirements, the frontage on lot 13 meeting the requirements and Plat Review Comments, seconded by Springborn. The motion passed 2-0-0. \1%