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HomeMy WebLinkAbout1991-03-14 - 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 Thursday, March 14, 1991 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: Charles Nickle and Jack Cleghorn Joe Tarvin Don Bunn, Sharon Langley, Mel Milholland CONCURRENT PLAT - POINT WEST SUBDIVISION - PHASE II MEL MILHOLLAND - W. OF SHILOH, S. OF MT. COMFORT The first item was a concurrent plat for Point West Subdivision - Phase II submitted by Mel Milholland for property located on the west side of Shiloh and south side of Mt. Comfort, consisting of 6 lots, and zoned I-1, Heavy Commercial and Light Industrial. Don Bunn, City Engineer, explained that concurrent plats involved certain size of tracts and it required replatting of existing lots. The preliminary and final plat can be done at the same time. Bunn further explained the Planning Commission had the option to decide to approve it has a preliminary plat and force the developer to come in with a final plat later. With a concurrent plat, the developer is requesting the plat be approved as a final plat, without having to go to the Planning Commission twice. Bunn explained Mr. Milholland had treated this plat as a preliminary as far as notification was concerned. Mr. Milholland stated there would be no additional construction, all of the utilities were in, and the preliminary plat had been approved several years ago. He explained he was replatting Phase I plus a corner that was not in Phase I. The replatting would allow larger tracts. He stated the only utilities involved would be the gas company relocating one line. Mr. Nickle asked if the original plat was available for comparison. Mr. Milholland stated he did not have it with him. He pointed out to the Committee the difference between the original plat and the concurrent plat. He explained that most of these lots would be used for warehousing and potential purchasers wanted larger lots than those originally designed in Phase I. Mr. Bunn explained that in Block C, Lots 1, 2, 3 and 4 were basically in the original subdivision, but the size and configuration had changed. Mr. Milholland pointed out the boundaries of the lots on the plat. Mr. Jack Henbest, owner of abutting property, asked if the property use would be industrial or light commercial. Mr. Milholland explained the property was already zoned I-1. Mr. Bunn explained this was not rezoning. Mr. Henbest asked if the zoning on any portion of Phase II could be restricted at this time. He was concerned about the west side of the development. Mr. Bunn explained that the concurrent plat was just to add property that had already been zoned I-1. It would not be appropriate for the approval process to • • • Subdivision Committee March 14, 1991 Page 2 restrict the zoning at this point. Bunn further explained that because of the size of the property, before it can be developed, it will have to be taken before the Planning Commission as a Large scale Development and at that time the adjoining property owners will be given an opportunity to make comments regarding any restrictions they desire. Mr. Henbest asked how the property could be utilized now. Mr. Bunn explained the developer can currently utilize the property in any way that he can after the subdivision is approved except he will have a larger tract of land to do it on. He further explained there was nothing to prevent the developer, except going through large scale development, from getting a building permit. Mr. Bunn stated approval of the concurrent plat allowed the developer to sell tracts. Mr. Henbest stated there was no uniformity to the current development and it was unsightly from the highway. He further stated there was a creek running through his property which also ran through the development and he was concerned regarding pollution of the water should the Commission allow oil storage on the property. Mr. Nickle asked Mr. Bunn if there was anything to keep one owner from buying all of the lots and then presenting it as a large scale development. Mr. Bunn stated there was not but the preliminary plat was invalid because they had not followed up on it. He explained that, unless the concurrent plat was approved, this property was one tract of land. Bunn further explained that the zoning had not been invalidated. Terry Faringer, representing one of the businesses in the area, suggested that whatever was built use landscaping as a buffer. Mr. Bunn stated that would be addressed with the Commission considered the Large Scale Development. Mr. Milholland explained that at the present time there were no clients to purchase this property because it had not been replatted. Mr. Faringer asked when adjoining property owners would find out what type of facility would be constructed on the property. Mr. Bunn explained they would receive notice when the owner of the property applied for a Large Scale Development. He further explained that notification was also made by placing an ad in the newspaper and erecting a sign on the property. Mr. Henbest asked if there was anything to be done about his problem. Mr. Bunn explained that, because of the I-1 zoning already existing, the owner has a use by right. Until the owner of the property brought the tract before the Commission for a large scale development, the owner could build anything covered under I-1 zoning. He explained the City encouraged landscaping, etc. but could not require anything beyond the requirements for I-1 zoning. Mr. Bunn stated that SWEPCO wanted an easement and pointed out the area on the plat Mr. Nickle stated the fire department had requested the location of the fire hydrant on Lot 1 be moved. • • • Subdivision Committee March 14, 1991 Page 3 MOTION Mr. Cleghorn moved to approve the concurrent plat. Mr. Nickle seconded the motion The motion passed 2-0-0. FINAL PLAT - LEVERETT TERRACE TOWNHOUSE BOB WHITFIELD - NE CORNER OF POPLAR & LEVERETT Dave Jorgensen, Jorgensen & Associates, representing the owner, Bob Whitfield, stated they had made the changes requested as the result of the plat review comments including relocation of the fire hydrants. He explained that Mickey Jackson, City Fire Department, had requested the addition of a fire hydrant on Poplar Street in the middle of the project. He stated he would be talking to Mr. Jackson further regarding that requirement; that the additional fire hydrant might not be needed. He stated they had added 25 feet on each side of the center lane for a total of 50 -foot utility and access easement which also allowed additional right-of-way for SWEPCO. SWEPCO had also requested additional easements on lA and 1B, which was also provided. Jorgensen explained the rest of the plat review discussion concerned access back to 32 and 33. He explained they had a meeting with John Merrell and the subject was now settled. He stated that there was a mistake on the plat on lots 32 and 33 - they should be single family dwellings and would be needed to be separated because of the easement. Mr. Bunn reviewed the minutes from the plat review board and stated he believed the problems with the private drive on 32, 33, 7a and 8a had been straightened out. He stated the plat review had expressed concern about parking along Poplar Street, which would not be allowed. He explained the parking requirement was 1.5 spaces per unit and the plan did meet that. Mr. Nickle asked if Poplar Street was a standard width street. Mr. Bunn stated it was. He further stated the city was requiring a developer contribution for the widening of Poplar Street. Whitfield would be required to put up cash for his share of the improvement. Mr. Nickle questioned the side yard waiver. Mr. Bob Whitfield stated a townhouse development has an internal zero lot line setback. He explained that if the houses were joined at the property line or if they were closer than 5 feet to the property line, they built a firewall. He stated this was identical to Garland Terrace development. Mr. Nickle questioned the covenants. Mr. Jorgensen stated he had not yet submitted the covenants to the City but would do so prior to filing the final plat. Mr. Bunn stated that staff did have some concerns regarding the traffic on Poplar Street - what type of problems that might cause, how it will affect people who live in the area and their access to Poplar Street. Mr. Whitfield stated the covenants were identical to Garland Terrace with three exceptions: 1) the design of the circle drive, 2) pedestrian easement, and 3) private drive easement and maintenance requirement. He explained they had an architectural committee to administer the covenants and restrictions. He stated the architectural committee did have some latitude. • • • Subdivision Committee March 14, 1991 Page 4 Mr. Bunn stated staff had questioned the fact there would be no property owners association to maintain private streets. He explained that Mr. Whitfield did need to talk to the city attorney regarding this matter. MOTION Mr. Nickle moved to approve the plat. Mr. Cleghorn seconded the motion. The motion passed 2-0-0. FINAL PLAT - EDGEHILL SUBDIVISION MARX FOSTER & BUDDY PEOPLES - W. OF COUNTRY CLUB DRIVE, S. OF RAVENSWOOD The third item on the agenda was the final plat of Edgehill Subdivision, owned by Mark Foster and Buddy Peoples located west of Country Club Drive and south of Ravenswood, consisting of 15.31 acres divided into 26 lots, with R-1 Residential Low Density zoning. Mr. Dave Jorgensen, Jorgensen & Associates, appeared before the Committee representing the owners and explained there were very few changes. He stated one of the changes was the street adjacent to the golf course had been named West 29th Court and staff had requested the name be changed. He stated he had changed it to "Sand Trap Lane". He further stated all utility crosses had been approved by the utility people. Mr. Nickle asked if all of the lots were going to have to be sewered with a grinder pump. Mr Jorgensen explained that the manhole located accommodate lot 12 and everything was down hill Mr. Nickle asked Mr. Bunn if that was something if this was a common way to handle the problem. at the intersection would only from that point. the City needed to look at and Mr. Bunn stated he had not considered a package station at that location and it was very uncommon. Mr. Nickle expressed concern that when it was pressured up and something came lose in one property owner's system, the other property owners would be pumping it Mr. Jorgensen explained this system was fairly common in the Hot Springs area. He further explained that there were double check valves installed. He stated they were fairly failsafe. Mr. Nickle stated there was another option that the developer provide individual lines. He explained that the Committee did not have to approve that but the city engineer should probably look it over. Mr. Jorgensen stated the other problem had dealt with the road going down hill and had convinced the developer that an access right-of-way needed to be extended. Mr. Nickle asked if that would provide access to 25 and 26. Mr. Jorgensen stated that was correct. He explained that all areas had access however the street called "West 28th Court", that would go down the hill, had not been built. Subdivision Committee March 14, 1991 Page 5 Mr. Nickle stated at the Plat Review Meeting it had been brought up that the city needed a contract for the unfinished portion of the street construction. He asked if that was still true. Mr. Bunn stated it had been staff recommendation to just keep the right-of-way open. Mr. Jorgensen explained the intent was that the final plat not be approved without a contract on any improvements that are not installed. He stated the improvements should be close to being finished by Planning Commission Meeting. MOTION Mr. Cleghorn moved to approve the final plat. Mr. Nickle seconded the motion. The motion passed 2-0-0. PRELIMINARY PLAT - SPRING PARK PHASE I DUANE NELSON - W. OF COLLEGE, N. OF HWY 71 BYPASS The fourth item on the agenda was the preliminary plat of Spring Park, Phase I owned by Duane Nelson and located west of College and North of Highway 71 Bypass, consisting of 19.77 acres with 7 lots, zoned is proposed to C-2, Thoroughfare Commercial. Dave Jorgensen, Jorgensen & Associates, appeared representing the owner and stated all changes requested by the Plat Committee had been made, namely moving the fire hydrant across the street at Lot 3, also increasing the utility easements on the south to 20 feet and put in a 20 foot utility easement on the west side of the subdivision. He explained that a rezoning request for C-2 was also to be determined at the same Planning Commission Meeting as this plat. Mr. Cleghorn asked if this should not be rezoned before considering the plat. Mr. Bunn stated it didn't matter. Mr. Cleghorn stated he was concerned because there was already a traffic bottleneck in this area. Mr. Nickle stated if this was approved, it would help alleviate the problem. Mr. Jorgensen stated it would become a minor arterial - a four lane street. Mr. Cleghorn stated the Plat Review Committee had mentioned a name change for Stearns Street. Mr. Jorgensen stated that was true. He stated the developer wanted to name it Spring Park Blvd. He further stated Jim Johnson had said that Mall Lane either needed to be called Mall Lane or Mall Avenue. Mr. Bunn stated he had no comments. Mr. Cleghorn asked if there was any water problem in this area. Mr. Jorgensen stated at the low end it was in the 100 -year flood plain. • • • Subdivision Committee March 14, 1991 Page 6 MOTION Mr. Nickle moved to recommend approval of the Planning Commission with Mall Lane being constructed at the same time as the extension of Stearn Street. Mr. Cleghorn seconded the motion. The motion passed 2-0-0.