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HomeMy WebLinkAbout1990-04-04 - 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, April 4, 1990 at 10.30 a.m. in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. METERS PRESENT: J.E. Springborn and J. David Ozment MEMBERS ABSENT: Joe Tarvin and Jack Cleghorn OTHERS PRESENT: Elaine Cattaneo, Becky Bryant, Don Bunn, Dave Jorgensen and Harry Gray PRELIMINARY PLAT OF PARK PLACE - PHASE VIII JIM LINDSEY - S OF MISSION BLVD, W OF CROSSOVER RD The first item was the preliminary plat of Park Place Subdivision - Phase VIII submitted by Jim Lindsey and represented by Dave Jorgensen of Jorgensen & Associates. Property is zoned R-1, Low Density Residential containing 14.97 acres with 33 proposed lots. • Don Bunn, City Engineer, noted that the plat isn't very legible. Mr. Jorgensen stated that he has a full-sized layout (24" x 36") which_is.much easier.to read. ice Mr. Bunn advised that the easements requested at the Plat Review meeting have been shown on this plat. However, he is concerned about the 10' drainage easements and whether they are for open drainage ditches or pipes. Mr. Jorgensen stated that he will bring the larger version of the plat in and clarify those with him. He added that he had shown a 20' drainage easement along the creek (10' on each side) with a 20' utility easement on the west side of the drainage easement. Mr. Jorgensen stated that the lot line that runs along the center line of the creek will be straightened. In answer to a question from Vice -Chairman Springborn, Mr. Jorgensen stated that there is a curb inlet plan at the intersection of Arthor's Court and Londonderry from which the drainage will be picked up and transferred to the creek to the east. He added that there will also be curb inlets where Meandering Way ties in. He advised that, in the past, the drainage hasn't been put on the preliminary plat but was handled by approval of the specific plans by the City Engineer. Mr. Jorgensen stated that the important issue with this subdivision plat is the connection to Highway 265. He added that he has an overall layout for their review to show how this phase will connect with the rest of the development. When earlier development in this subdivision took place, there was a requirement by the Planning Commission to provide a connection other than to Mission Boulevard for emergency services through the Park Place Subdivision. There was • Subdivision Committee April 4, 1990 Page 2 a contract signed at that time which specified that no further development should take place until Mission and Crossover Road are connected. However, the latest word is that the people living in Park Place would prefer that there be no through connection. Instead, they would like to have two cul-de-sacs (one in phase 6 and one in phase 8) installed back to back with some sort of barricade. He noted that the developer would like this issue to be resolved at the Planning Commission meeting. Becky Bryant, Associate Planner, advised that she has a problem with all of the cul-de-sacs going toward the west which are shown in the concept plat. Mr. Jorgensen stated that they are stuck with the terrain and the existing conditions that are on site. Mr. Bunn advised that there is a right-of-way already provided for emergency access from Highway 265. When the previous development took place, the Planning Commission stipulated that another access be provided before any additional development takes place. He noted that Phase VIII could be considered separately without the requirement to build the connection. The Planning Commission could, at some point, approve the cul-de-sacs here instead of a through street, but the staff probably wouldn't recommend it regardless of the objections of the Property Owners Association. He reiterated that the Planning Commission was concerned that there not be another large subdivision similar to Hyland Park, which only has one access. Commissioner Ozment, who lives in the Park Place Subdivision, advised that the major concern of the people in the Park Place Subdivision seems to be that a through street would create a shortcut, which would be heavily traveled Vice -Chairman Springborn advised that they approve the plat as it was submitted subject to any changes without any recommendation on the cul-de-sac issue and carrying the restriction that there be no further development until a connection is provided. Ms. Bryant stated that the sidewalks need to be shown on the plat. Mr. Jorgensen stated that he has sidewalks noted on the plat, but he will submit copies of the larger plat for the commissioners with the details and sidewalks drawn in. He noted that he didn't make this too detailed, because it is a preliminary plat and there were other issues such as the street connection that need to be cleared up. Commissioner Ozment stated that the street connection issue needs to be resolved. Mr. Bunn advised that they need to make sure that conditions placed on additional development in the other phases is not changed, but this phase can be approved or disapproved on its own merit. He advised that there isn't any guarantee that phases 4 through 6 will ever be developed. Approval of this plat would include maintenance of any emergency access that exists now between Park Place and Highway 265. Mr. Jorgensen stated that there will be temporary cul-de-sacs at the end of the streets with the condition that, if the other development doesn't take place (14 • • Subdivision Committee April 4, 1990 Page 3 within a two or three year period, they would construct permanent cul-de-sacs. He advised that he made the revisions requested at Plat Review. He reiterated that he will put the changes requested on his larger plat and submit copies of it. In answer to a question from Ms. Bryant, Mr. Bunn stated that there wouldn't be a bond for improvements on Highway 265, because it is a state highway. Vice -Chairman Springborn stated that, if there was a required emergency access, then it should be shown on the plat for the Planning Commission. Mr. Jorgensen stated that there is an access now, although it is rough. Vice -Chairman Springborn stated that Phase VIII could be approved as submitted without taking up the issue of cul-de-sacs to restrict access through from Mission to Crossover. He proposed that they approve this plat subject to the Plat Review comments without taking up the issue of a through street. Mr. Bunn noted that the Planning Commission should be made aware of the previous requirements, and that they do have the option to change those requirements. Vice -Chairman Springborn stated that they could make the recommendation that the Planning Commission extend the old requirement for a through street to development subsequent to this. Mr. Jorgensen stated that they would connection issue on the agenda so that could revise the plat to show permanent addressed. like the permanent cul-de-sac/street it can be resolved. He added that he cul-de-sacs so that the issue would be Vice -Chairman Springborn advised that the Planning Commission is going to be considering approval of Phase VIII with the plat as it was submitted. The application could be expanded to take in other phases and the through street issue, but that isn't the way the application was submitted. He advised that the Subdivision Committee and the Planning Commission have to handle their business in a business -like fashion. So, if they are going to go beyond the application, it should be submitted that way. He added that the Planning Commission meetings keep getting into all sorts of business that does not pertain to the actual application and, in his opinion, they have been wasting a lot of time at the meetings on these issues. Mr. Bunn stated that the people living in the subdivision will most likely bring up the issue of the through street at the Planning Commission meeting. Mr. Jorgensen stated that he will submit another 13 copies of the plat with the revisions and 13 copies of the overall layout of the subdivision. Commissioner Ozment requested that all the information from this plat be transferred to the bigger version including revisions so that it will be more legible. • Vice -Chairman Springborn stated that the wooded areas should be noted on the plat. to Subdivision Committee April 4, 1990 Page 4 MOTION Commissioner Ozment moved to approve the preliminary plat subject to the Plat Review minutes and the Subdivision Committee comments, seconded by Springborn. The motion passed 2-0-0. MOUNT COMFORT MEADOWS ADDITION HOWARD SANDERS - S OF MT COMFORT RD, W OF SHILOH DR The second item was the preliminary plat of Mount Comfort Meadows Addition submitted by Howard Sanders and represented by Harry Gray of Northwest Engineers. The property is zoned R-1, Low Density Residential, containing 6 acres with 19 proposed lots. Don Bunn, City Engineer, stated that there will be a bond required on street improvement rather than a Bill of Assurance in regard to the widening of Mt. Comfort Road. He added that the only variance being requested is the length of the cul-de-sac. Mr. Gray stated that the distance from the center of Mt. Comfort Road to the center of the cul-de-sac is 510'. He noted that the maximum length allowed is 500', but the ordinance isn't clear about where to measure from. Mr. Gray further stated that they are requesting approval of a lot split for lots 1 and 19 before the final plat approval which would allow building permits and construction on lots 1 and 19 before final plat approval. He advised that all the utilities are available to these lots. In answer to a question from Commissioner Ozment, Mr. Gray stated that the lot splits would be a separate item on the agenda if required by the staff. Mr. Bunn stated that, since there hasn't been an application for the lot splits submitted, they would probably have to wait until the next Planning Commission meeting. Ms. Bryant noted that it couldn't go on the agenda for the April 9th meeting, but it could be addressed as a subsidiary issue. Mr. Bunn stated that because of the size, the lot splits could not be done administratively. Mr. Gray noted that the easements shown along the west side of lot 1 and along the east side of lot 19 are not needed and should have been taken off the plat. In answer to a question from Vice -Chairman Springborn, Mr. Gray stated that this land isn't wooded and he will note that on the plat. Mr. Bunn stated that the cul-de-sac is unusual, but he doesn't have any problem with it and the fire chief didn't have any problem with it. He stated that the property owners will be responsible for maintaining the center of the cul- de-sac which should be noted on the plat. He added that any landscaping there should be approved to ensure that it doesn't create a traffic sight distance problem. 177 • • • Subdivision Committee April 4, 1990 Page 5 Ms. Bryant stated that, with the busy traffic on Mt. Comfort Road, she is concerned about direct access from lots 1 & 19. Mr. Bunn noted that he recommended in his report that lots 2 & 18 should be restricted to access off of Alpine Avenue. However, if lots 1 & 19 accessed off of Alpine, they would have to be approved as tandem lots. Mr. Gray stated that tandem lots would be a problem because there would be 25' wide accesses to Alpine required off of two of the other lots and the setbacks for a tandem lot are 20' on all sides. MOTION Commissioner Ozment moved to approve this preliminary plat subject to Plat Review comments and Subdivision Committee comments, seconded by Springborn. The motion passed 2-0-0. Ms. Bryant stated that 13 revised copies will need to be submitted for the Planning Commission. 170