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HomeMy WebLinkAbout1990-06-28 - Minutes• • • • MINUTES OF THE SUBDIVISION COMMITTEE OF THE FAYETTBVILLE PLANNING COMMISSION A meeting of the Subdivision Committee of the Fayetteville Planning Commission was held on Thursday, June 28, 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: J.B. Springborn and Charles Nickle J. David Ozment, Jack Cleghorn and Joe Tarvin Elaine Cattaneo, Becky Bryant, Don Bunn, Harry Gray and others FINAL PLAT OF WALNUT HEIGHTS SUBDIVISION ROGERS COMPANY - W OF SALEM RD, N OF WEDINGTON DR The first item was the final plat of Walnut Heights Subdivision submitted by Harry Gray of Northwest Engineers on behalf of Rogers Company for property located on the west side of Salem Road, north of Wedington Drive. The property is zoned R-2, Medium Density Residential, with a total of 11.88 acres with 43 proposed lots. Harry Gray stated that they are proposing 43 lots instead of the 44 proposed at the preliminary level because of a major drainage channel. He added that they are in compliance with all the easement requirements. He noted that, with their street light layout, which was suggested by the Ozarks Electric representative, they will be exceeding the 300' maximum distance between street lights. The reason for this layout is to avoid using so much cable. Don Bunn stated that he doesn't have any problem with a waiver of the street light distance, but it will have to be approved by the Planning Commission. Commissioner Nickle asked for clarification regarding the utility easement on the north side of lot 6. Mr. Gray stated that the utilities will serve with an easement between lots 5 & 6, instead of on the north side of lot 6, to give more buildable area in lot 6. In answer to a question from Becky Bryant, Associate Planner, Mr. Gray stated that he will present a copy of the covenants to the staff by the Planning Commission meeting, if there are any. Mr. Bunn advised that a representative of the Police Department attended the Plat Review meeting and their concern was about parking in the streets because of existing parking problems in the subdivision to the north. However, they indicated that, since these are going to be single-family homes, there shouldn't be a problem In answer to a question from Vice -Chairman Springborn, Mr. Gray advised that they are planning to have on-site parking. 'ql • • • Subdivision Committee June 28, 1990 Page 2 MOTION Commissioner Nickle moved to recommend approval of the final plat with a variance on the street light spacing, seconded by Springborn. The motion passed 2-0-0. Debbie Steinburg, a member of the audience, asked if the placement of Salem Road is an issue with this plat as well as the Green Meadows plat. Mr. Bunn advised that Salem Road already adjoins this property. PRKLB4INARY PLAT OF GREEN MEADOWS SUBDIVISION HOWARD SANDERS - S OF MT COMFORT, E OF RUPPLE RD The second item was a preliminary plat of Green Meadows Subdivision submitted by Harry Gray of Northwest Engineers on behalf of Howard Sanders for property located on the south side of Mt. Comfort Road, east of Rupple Road and zoned R- 1, Low Density Residential. The property contains 30.6 acres with 89 proposed lots. Harry Gray, representative, stated that the typical proposed lots are 80' wide and 125' to 135' long. Their proposed layout accommodates the terrain. He noted that they will probably have to run some off-site water to serve the property. They may have to come from the line on Rupple Road with an 8" water line to this property. Dr. Harris advised that there will be covenants on this subdivision prohibiting on -street parking, setting a minimum house size, requiring two -car garages and regulating building setbacks. In answer to a question from Vice -Chairman Springborn, Mr. Gray stated that the trees shown on the plat represent all the trees on the property. Dr. Harris advised that during the phase development he plans to plant more trees on the property. Becky Bryant, Associate Planner, advised that she had spoken with Perry Franklin, Traffic Superintendent, regarding the street issues. She advised that the streets need to be named. She noted that John Merrell, Planning Management Director, has stated that he would like to reserve the privilege of making a recommendation about the street layout and street issues at the Planning Commission meeting. Another street issue is the location of the Salem Road extension. Also, there was some concern about whether the proposed entry point to Mt. Comfort Road on the far western side of the development is safe. Don Bunn, City Engineer, stated that there is about a 5% grade at this entry point on Mt. Comfort Road which shouldn't be that much of a problem. Becky Bryant stated that they will need to take a closer look at this layout with all the cul-de-sacs. In regard to the proposed 30' right-of-way dedication for a future extension of Salem Road shown on the plat, Don Bunn stated that he doesn't really like the idea of a row of lots on the east side having street frontages on the front and IP/ • • • Subdivision Committee June 28, 1990 Page 3 back. He noted that the staff's recommendation would be to project Salem Road through the most eastern street shown or to tie it in directly with the part of Salem Road north of Mt. Comfort Road. The Planning Commission needs to consider these options. He noted that he hasn't discussed this in detail with John Merrell, Planning Management Director, but he feels that Mr. Merrell would agree with him. Becky Bryant stated that the staff will be discussing this in more detail, but she is fairly sure that one of the options Mr. Bunn presented would be preferable. Mr. Bunn advised that the staff will have a firm recommendation by the Planning Commission meeting. Commissioner Nickle stated that the designation of this part of Salem Road will be important, because it will determine the traffic speeds which will affect the degree of curvature that would be acceptable on the road. The main point that needs to be resolved is the location of the Salem Road extension. Dr. Harris stated that, at earlier meetings, it was noted that Salem Road would possibly be designated as a four -lane highway. Obviously, a four -lane highway going through the middle of a residential subdivision will affect the traffic, etc. Vice -Chairman Springborn commented that it will affect a residential area no matter where it is located because there is residential development on both sides of this development. He further stated that it appears that the city staff and the owner/developer need to discuss this and come up with a firm and acceptable plan prior to the next Planning Commission meeting. He advised that the Subdivision Committee doesn't meet to resolve or reconcile these kind of problems. All they can do is recognize that there is a problem. Debbie Steinburg asked for confirmation of the legitimacy of the listing of Howard Sanders as the owner/developer on the application and all other documents being processed with this development. She noted that this is very misleading. Dr. Harris advised that Mr. Sanders is a partner of his and he has an option to buy this property partly or wholely. Dr. Harris noted that he is the deeded owner at this time. Don Bunn asked that Dr. Harris' name be listed as the owner on the plat. Vice -Chairman Springborn stated that Mrs. Steinburg's point is well taken and the Planning Commission does, in most cases, act on the basis of an application by the owner. Mrs. Kimbrough stated that the Salem Road issue involves more than Dr. Harris and his development. It involves the Mt. Comfort community and those who have property in that area. Vice -Chairman Springborn advised that the Salem Road extension is a bigger problem than what they are considering here and should be resolved by the next Planning Commission meeting. Mrs. Kimbrough asked if those who own property in this community shouldn't be given notice regarding the Salem Road extension, because it does affect their whole community. Commissioner Nickle stated that the extension of Township Road would have been somewhat similar, since it was through a residential area. He asked what kind of public input there was on the location of that street. Don Bunn advised that he doesn't know if there was any public input except that all of the �q3 Subdivision Committee June 28, 1990 Page 4 subdivisions platted along there dedicated right-of-way for an extension of Township. In this case, the extension of Salem Road is already a part of the Master Street Plan. As such, the public input would have been when the Board of Directors made it a part of the Master Plan. John Merrell would have to make a decision regarding whether additional public input would be required. Wilson Kimbrough stated that the people in the area were aware that the extension was being planned there, and through their tacit approval, they did make input at that time. He commented that all future users of Salem Road are involved in where that road should be, and it should not be viewed as merely a matter between Dr. Harris and the staff. Ralph Steinburg asked why the adjoining property owners on the eastern side would have to put up land for a street, which has been moved because of an airstrip for Dr. Harris' convenience. He noted that his lot is 79' x 247', so 30' off of his width would put that street right-of-way in his living room. Dr. Harris noted that he would be willing to donate the entire 60' width for the street, but he wouldn't have any streets running off of it for future development. Vice -Chairman Springborn asked where the Master Street Plan shows Salem Road coming through. In answer to a question from Mrs. Kimbrough, Vice -Chairman Springborn advised that the staff has a Master Street Plan. The general procedure is to follow the Plan as carefully as possible, and as long as it is followed reasonably close, they don't usually put it back to the public. However, if there is a substantial change from the Plan, and it looks like the public should be invited to comment on it, that will be taken into consideration. Mrs. Steinburg asked if the air strip is considered a substantial change. Vice -Chairman Springborn stated that, to the best of his knowledge, the location of the air strip doesn't infringe on the Master Street Plan. In answer to a question from Ralph Steinburg, Mr. Bunn stated that, if the landing strip wasn't there, the extension of Salem Road might come straight through Dr. Harris' property. He added that the question is where the Salem Road extension will adjoin Mt. Comfort Road. Vice -Chairman Springborn advised that the Salem Road issue cannot be reconciled at this point in time. That will have to be resolved through the staff. Relative to that, he stated that the staff should make sure that public notice is given regarding what is going to be reviewed by the Planning Commission. Mr. Gray stated that he has sent out public notification to the adjoining property owners for the preliminary plat. Vice -Chairman Springborn stated that he is speaking of notification regarding the matter of Salem Road. Mr. Bunn noted that, if it was determined that a public hearing had to be held regarding the location of the Salem Road extension, it would be a separate issue from this development and to the air strip although it is related. Mr. Gray stated that, if this issue is going to take several months to resolve, they would like to get approval on phases 3 through 6 now so that they can begin development. Commissioner Nickle stated that they need to resolve the question of the location of Salem Road before they consider phases 1 & 2. IGq • • Subdivision Committee June 28, 1990 Page 5 Mrs. Steinburg stated that the approval of the air strip has created a lot of problems. She noted that, before this issue is totally resolved, she would like to see a complete visual picture of where Salem Road would be located. In answer to a question from Mrs. Steinburg, Commissioner Nickle stated that he doesn't see a way that they can delay all development here until the Salem Road issue is resolved. He noted that they could possibly delay development in a limited fashion with a recommendation of approval of a limited portion (all but phases 1 and 2). In answer to a question from Mrs. Steinburg, Commissioner Nickle stated that an appeal of the decision to approve the air strip wouldn't hold up the recommendation of approval on limited development. John Dockery stated that long before Dr. Harris owned this property and before it was annexed, Salem Road was supposed to be extended straight through the property and should be located there. Ms. Bryant stated that there is an issue of whether a sidewalk should be required along Mt. Comfort Road. At the time the Master Sidewalk Plan was drawn up, a sidewalk wasn't extended this far out Mt. Comfort Road. However, with this level of development, there probably should be sidewalks on Mt. Comfort Road. She advised that the staff will have a recommendation on the sidewalk issue by the Planning Commission meeting. In answer to a question from Ms. Bryant, Mr. Gray stated that it will take a detailed survey to determine if any of this property is in the floodplain. Ms. Bryant advised that the preliminary plat should show the floodplain and the names of the adjacent property owners. She added that the staff needs a copy of the covenants as well. Mrs. John Dockery asked how wide the right-of-way of Salem Road extension would be. She asked if there is a possibility that Salem Road will be a four -lane highway. Vice -Chairman Springborn stated that they don't know. Mr. Bunn advised that "collector" streets are designated as having a right-of-way from 60' to 80. The topography generally governs how wide the right-of-way has to be. The existing portion of Salem Road in the Walnut Grove Addition is 31' back to back. He stated that he doesn't anticipate a four -lane street being constructed through this subdivision. Mrs. Dockery noted that, if Dr. Harris is allowed to begin development in phases 3 & 4, it appears that he would have to give more right-of-way on this street if it is going to go through his subdivision. She added that he would have to increase that right-of-way from 50' to 60', which would affect the size of his lots in phases 1 & 2. Mr. Gray stated that the lots in phases 1 & 2 would still be 130' long. In answer to a question from Mrs. Steinburg, Commissioner Nickle stated that the 50' right-of-ways within the subdivision meets city standards, and the streets within the subdivision would be city streets once the City accepted them. Ig5 • • Subdivision Comrhittee June 28, 1990 Page 6 MOTION Commissioner Nickle moved to recommend to the Planning Commission that they consider approval of a limited portion of Green Meadows Addition (specifically phases 3, 4, 5 & 6) and hold in abeyance the approval of phases 1 & 2 until a decision is made on the location of the Salem Road extension subject to Plat Review comments. The motion was seconded by Vice -Chairman Springborn. The motion passed 2-0-0. �a6