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HomeMy WebLinkAbout1994-02-03 - MinutesMINUTES OF A SUBDIVISION COMMI'1^1hE MEETING • A meeting of the Fayetteville Subdivision Committee was held on Thursday, February 3, 1994 at 10:30 a.m. in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. • MEMBERS PRESENT: OTHERS PRESENT: Jerry Allred, Ken Pummill, Bob Reynolds Alett Little, Tim Conklin, Don Bunn, John Redfern, Bill Rudasill, Mel Milholland, David Jorgensen, Albert Skiles, Dennis Becker, Al Harris, Eli Parizek Bill Graue, Harley Brigham, Virginia Black, Rosann Gonzalez, Carol Stanberry, Don McConnell, Charles Jackson, John Gage, Hilen Gage, Lora Loge, Curt Rom, Ben Caston Jr., Dick Rogers, Norma Loge, Pam McClelland, Sharon Cook, , David Wilson, and Don Pitts. PRELIMINARY PLAT - GRAUE SUBDIVISION B.W. GRAUE - N. SIDE OF HUNTSVILLE, S. SIDE OF WYMAN The first item on the agenda was a preliminary plat for Graue Subdivision presented by Bill Rudasill, WBR Engineering Associates, on behalf of B.W. Graue for property located on the north side of Huntsville Road, and the south side of Wyman Road. The property is zoned R-1, Low Density Residential, and contains 3.9 acres with 6 proposed -lots. Mr. Conklin advised 5 feet of right-of-way on the south side of Wyman Road was required - adding standard right-of-way was 50 feet. Mr. Rudasill remarked his survey indicated the current right-of- way on Wyman Road was 30, not 40 feet, but stated he would provide whatever amount of right-of-way was necessary to bring the road up to standard. In response to a question from Mr. Conklin, Mr. Rudasill indicated he had designated on the plat - as a dashed line - the 20 foot utility easement on the south side of Wyman Road requested by Rick Evans, Arkansas Western Gas. Mr. Conklin requested "Tract B" be removed from the title. Mr. Rudasill advised the subdivision had been renamed "Bradley Acres". 411 Mr. Conklin confirmed access to lot 3 would be restricted to the Subdivision Committee 02/03/94 Page 2 dedicated access easement. MOTION Mr. Pummill moved to forward the plat to the Planning Commission subject to staff comments. Mr. Reynolds seconded the motion. • • • Subdivision Committee • 02/03/94 Page 3 FINAL PLAT - SEQUOYAH MEADOWS PHASE II C.W. COMBS - W. SIDE OF ED EDWARDS, S. OF HUNTSVILLE The next item on the agenda was a final plat for Sequoyah Meadows Phase II presented by Al Harris, Northwest Engineers, on behalf of C.W. Combs for property located on the west side of Ed Edwards, south of Huntsville Road. The property is zoned R-1, Low Density Residential, and contains 36.86 acres with 67 proposed lots. • • Mr. Conklin confirmed the lots had been renumbered as requested by Alett Little at Plat Review. In response to a question from Ms. Little, Mr. Harris remarked he had combined the unbuildable portion of lot 97 with lot 94. Mr. Conklin confirmed that all easements requested by the utility companies at Plat Review had been shown on the plat. Mr. Harris advised he was meeting with Ozarks Electric to coordinate the relocation of several street lights - adding the necessary easements would be provided. Ms. Little advised unpaved access to the north had been required at the preliminary plat stage, therefore at the final plat stage the staff was not requiring the access be paved, just that it be provided. MOTION Mr. Pummill moved to forward the plat to the Planning Commission subject to staff comments. Mr. Reynolds seconded the motion. Subdivision Committee • 02/03/94 Page 4 • • LARGE SCALE DEVELOPMENT - CATFISH HOLE #2 PAT & JANIE GAZZOLA - S SIDE OF WEDINGTON, W OF BETTY JO The next item on the agenda was a large scale development for Catfish Hole #2 presented by Albert Skiles on behalf of Pat & Janie Gazzola for property locatedon the south side of Wedington Drive, west of Betty Jo Drive. The property is zoned C-1, Neighborhood Commercial, and C-2, Thoroughfare Commercial, and contains 2 acres. Mr. Skiles advised the subject large scale was Catfish Hole "#3", not Catfish Hole "#2". Mr. Conklin advised city ordinance required parking areas either wheel guards or bumpers be provided - adding if the parking lot were curbed, wheel guards were not required. In response to a question from Mr. Conklin, Mr. Skiles remarked he had not yet determined if a fire hydrant was needed - stating he would indicate a fire hydrant and note on the plat that prior to application for a building permit the necessity for an additional hydrant would be determined. MOTION Mr. Reynolds moved to forward the plat to the Planning Commission subject to staff comments. Mr. Pummill seconded the motion. Subdivision Committee • 02/03/94 Page 5 PRELIMINARY PLAT - STONE BRIDGE PHASE II MELVIN HOLMES - W SIDE OF STONE BRIDGE, N OF HUNTSVILLE The next item on the agenda was a preliminary plat for Stone Bridge Subdivision Phase II presented by David Jorgensen, Jorgensen & Associates, on behalf of Melvin Holmes for property located on the west side of Stpne Bridge, north of Huntsville Road. The property is zoned R-1, Low Density Residential, and contains 3.93 acres with 10 lots. Ms. Little advised a request for a variance from building setback requirements for the existing house had been submitted because the subject right-of-way encroached into the building setback leaving only 9 feet. She stated staff recommended granting the variance - noting the curvature of the road served to leave a buildable lot area on lot 1. Mr. Conklin stated there would be a total of eighteen and one half feet from the edge of the street to the existing house. He confirmed the requested variance would be heard by the Board of Adjustments prior to the Planning Commission meeting. • Mr. Reynolds advised a Tree Preservation Plan needed to be submitted. • Mr. Conklin confirmed the length of the cul-de-sac would not require a waiver. MOTION Mr. Reynolds moved to forward the plat to the Planning Commission subject to staff conmients. Mr. Pummill seconded the motion. Subdivision Committee • 02/03/94 Page 8 • • home was 200 feet from Old Wire. Mr. Perry commented lots 23,24 and probably 25 would cover with water - also commenting the bridge was not sufficient to channel overflow. Mr. Allred stated it might be necessary to require the developer increase the water -carrying capacity of the ditch. In response to a comment from Barbara Holt pertaining to drainage behind her property, Mr. Allred stated off-site drainage work might be required of the developer. Mr. Milholland remarked there was a box northeast of Root School which dumped water from Mission Boulevard onto the entire site - adding he planned to pick up and transfer the water with a storm sewer. Mrs. Sharon Cook remarked the drainage ditch on her property had overflowed in the past and flooded her basement. Mr. Milholland remarked it would be necessary to improve the existing ditch. In response to a question from Mr. Allred, he stated he realized the site had more than normal drainage problems. Mr. Allred explained the engineer would address drainage and would not receive approval from the City until the drainage plan met the City Engineer's satisfaction. MOTION Mr. Reynolds moved to forward Jackson Parke to the Planning Commission with a recommendation for Bills of Assurance for both off-site improvements to Old Wire Road and the construction of sidewalks along Mission Boulevard and Old Wire Road. Mr. Pummill seconded the motion. Subdivision Committee • 02/03/94 Page 6 • • PRELIMINARY PLAT - JACKSON PARKE HARRY JACKSON & PARTNERS - N SIDE OF MISSION, E OF OLD WIRE The next item on the agenda was a preliminary plat for Jackson presented by Mel Milholland, Milholland Company, on behalf of Harry Jackson & Partners for property located on the north side of Mission Boulevard, east of Old Wire Road. The property is zoned R-1, Low Density Residential, and contains 24.74 acres with 68 proposed lots. Mr. Conklin advised Perry Franklin, Traffic Superintendent, requested no surnames be used as street names. Mr. Milholland explained, in response to a comment from Mr. Conklin, the reason he had designated a sidewalk along the west side of lot 41 was to better serve children attending Root School. Mr. Conklin documented several waivers requested by the developer - a waiver for: street light spacing, a sidewalk along Mission Boulevard, a sidewalk along Old Wire, and improvements to both Mission Boulevard and Old Wire Road. Ms. Little stated the staff could not require improvements to Mission Boulevard because it was a state highway. She advised the right-of-way issue had been resolved. Mr. Conklin advised the staff redommended Bills of Assurance for sidewalks along both Mission Boulevard and Old Wire Road. In response to question from Mr. Reynolds pertaining to Note #2 on the plat, Mr. Milholland remarked houses within the floodplain would be elevated two feet, as required. Mr. Bunn commented the engineer was responsible for certifying houses constructed within the floodplain were built to code. Mr. Milholland remarked he would list on the final plat the floodplain elevation for each lot. In response to a question from Mr. Allred, he stated there was a sidewalk on the west side of Old Wire Road. Mr. Conklin advised the subject street was designated a minor arterial therefore sidewalks were required by ordinance on both sides of the street. Mr. Allred stated he believed the sidewalk on the west side of the street stopped north of Broadview - adding he would have difficulty waiving sidewalks on Old Wire Road. Subdivision Committee 02/03/94 Page 7 Mr. Bunn remarked on other areas of Old Wire the City had taken Bills of Assurances for sidewalk construction several years ago due to the structure of the Capital Improvement Plan and a bond issue for improvements to Old Wire. Mr. Milholland stated on the subject subdivision sides of both Old Wire and Mission there were no sidewalks on any other adjoining lots. Ms. Little stated sidewalks along both streets should be installed. In response to a question from Mr. Allred, Mr. Mi remarked the waiver on street light distance had so that the lights could be placed at lot lines - variations in distance between lights would be mi Mr. Bunn explained it was necessary to vacate by existing easements in the event an area was being In response to a question from Mr. Milholland, Mr utility companies signing off on the vacation of not sufficient according to the Fayetteville City Mr. John Gage stated he was concerned about acces Parke to Mission Boulevard. Ms. Little remarked the subject access was platted to intersect degree angle. lholland been requested adding nor. Council action platted over. . Bunn commented a easement was attorney. ses from Jackson with Eastwood Drive at a ninety Mr. Gage commented water off of Kings Drive and Eastwood Drive drained onto Mission Boulevard. Mr. Allred stated the developer was required to submit a drainage plan prior to construction - adding until the subject plan met the approval of the City Engineer the developer would not be allowed to begin construction. Ms. Little confirmed for Mr. Gage Mud Creek Tributary extended through the development. In response to a comment from Mr. Gage regarding the overflow of two ponds currently located on the site, Mr. Milholland stated both ponds would be filled. In response to a question from Mr. Allred pertaining to the drainage issues associated with the site, he remarked it would be necessary to look at improvements to Old Wire Road carefully. Mr. A. C. Perry advised lots 23, 24, 25 and 26 adjoined his property and explained water from the large pond overflowed to Old Wire Road and came within 20 feet of his home - adding his • • • Subdivision Committee • 02/03/94 Page 9 • • PRELIMINARY PLAT - BARRINGTON PARKE CASTON CONST. - S. OF MISSION, W. OF FOX HUNTER RD. The next. item on the agenda was a preliminary plat for Barrington Parke, a replat of Ridgemonte Downs, presented by Mel Milholland, Milholland Company, on behalf of Caston Construction, for property located outside the city south of Mission Boulevard, west of Fox Hunter Road. The property is proposed R-1, Low Density Residential, and contains 132 lots with 77.2 acres. Mr. Conklin advised the subject property had been approved by the Planning Commission for annexation zoned R-1, Low Density Residential. He stated the staff recommended access be provided between lots 13 and 14 onto Fox Hunter Road - adding the developer had provided an illustration of the subject access for the Subdivision Committee but did not desire to provide the access as requested by staff. Mr. Milholland explained the developer's concern was truck traffic travelling to and from the treatment plant - pointing out he felt the development would not add any additional traffic onto Fox Hunter Road because the lot access was restricted to interior streets. Mr. Conklin stated the developer had requested a waiver on improvements to one half of Fox Hunter Road due to the presence of a number of large trees along the east boundary of the property. Mr. Milholland pointed out the oak trees extended from lot 4 through lot 13. Ms. Little remarked there was a large existing telephone cable extending underground along Fox Hunter Road - adding Andy Calloway, Southwestern Bell, had stated at Plat Review if Fox Hunter Road were improved the line would have to be relocated. She advised if the developer were not required to improve the subject road, the City would have to bear the cost of relocating the line if the road were improved at a later date. Mr. Milholland explained the subject line extended from lot 3 to the southwest corner of the development. He stated the developer was willing to pay the cost of relocating that portion of the subject line extending along County Road 75 - adding the utility company did not identify the portion of the subject extending along Fox Hunter Road at the time of the survey. Mr. Bunn advised city ordinance specifically stated relocation was the responsibility of the utility companies - adding it was a Subdivision Committee 02/03/94 Page 10 definite possibility the City could be responsible for bearing the relocation costs. In response to a request from Mr. Allred for the staff's recommendation, Ms. Little replied the first decision was for the Subdivision Committee to determine if improvements to Fox Hunter Road should be required. In response to a question from Mr. Reynolds, Mr. Milholland remarked the trees would have to be removed if the subject road were widened. Mr. Bunn advised it would be consistent for the staff to require a Bill of Assurance for improvements to one half of Fox Hunter Road - adding he did not feel it would be beneficial to remove the trees at this time. He explained any future widening of the road might not occur on the subject development side of Fox Hunter. Mr. Bunn remarked staff had not formulated a recommendation regarding the underground telephone cable - adding the policy with regard to off-site improvements had changed as it pertains to lots not fronting on an existing street. Mr. Milholland remarked he felt because the development would not contribute any additional traffic to the subject road and lots would front onto interior streets improvements should not be required. Mr. Allred stated his concern was providing adequate access for future development. Mr. Milholland stated it would be possible to dedicate an access easement. • Mr. Pummill commented he was concerned that the development only had one ingress/egress - adding the subject access between lots 13 and 14 was reasonable. In response to a co tent from Mr. Milholland regarding the stub - out provided at the southwest corner of the development, Mr. Bunn remarked the adjoining property was presently vacant. Mr. Dick Rogers commented he felt it was redundant to require improvements to Fox Hunter Road - adding it seemed unnecessary to require the subject improvements with the existence of a stub -out to the southeast. Ms. Little remarked the development would produce an estimated 1340 trips per day at total development. She stated Parks and Recreation determined the site was not located within a priority one park area - adding Harley Briggum had approached the City • • • Subdivision Committee • 02/03/94 Page 11 • • with a proposal to create an arboretum with property adjacent to the development. Mr. Milholland stated he preferred to advance the development subject to parks fees, not land dedication. Mr. Allred remarked the Planning Commission had discussed requiring developers to install on-site parks. In response to a comment from Mr. Milholland, he commented the proposed arboretum would not benefit the children in the area. Ms. Little stated Mr. Briggum's property as well as the property of Franklin and Connie Riner was not properly designated on the plat. Mrs. Rosann Gonzalez stated her concern was that the City look carefully at the impact 134 lots in additional to public school would have on traffic circulation east of Highway 265. Mr. Allred stated the purpose of the Subdivision Committee was to review the technical aspects of a plat for advancement to the Planning Commission - adding a questions concerning resultant traffic impact could be brought up at the Planning Commission hearing. Mrs. Gonzalez submitted a proposal from Mrs. Fran Alexander to the Committee pertaining to an alternate access for the subject development. In response to a question from Mr. Allred pertaining to Note #2 on the plat, Mr. Milholland responded the private easement indicated in Note #2 had been, at the request of the utility companies, redesignated a general utility easement. Ms. Little remarked Fox Hunter Road was not a part of the Master Sidewalk Plan therefore the Planning Commission would be responsible for designating which side of the subject street the sidewalks would be placed. In response to a question from Mr. Allred, Mr. Milholland stated the developer had decided against extending a trail through the interior of the development. Mrs. Carol Stanberry stated raw sewage had in the past flooded into her home and she was concerned about the impact 134 lots would have on the sewer system. Mr. Bunn advised the sewage overflow had occurred prior to the expansion of the waste water treatment plant - adding the capability of the lines had been effectively doubled. He also Subdivision Committee 02/03/94 Page 12 stated the site was downstream from Mrs. Stanberry's property. Mr. David Wilson asked if there were any provisions for access to Zed Johnson's property - noting Mr. Johnson owned over 100 acres. Mr. Milholland statecl Mr. Johnson'.s property had access to Joe Fred Starr Road - adding the contour map indicated it would be more appropriate to access Joe Fred Starr. Ms. Little acknowledged it was a valid concern. Mr. Wilson stated his concern was that subdivider's were shutting themselves out by not providing adequate access. Mr. Reynolds suggested the dedication of right-of-way for future access south through lot 26. Ms. Little suggested lot 24 might be more appropriate, also pointing out access across lot 21 would provide future access for Mr. Wilson and Mr. Johnson. Mr. Milholland expressed concern that an additional access would generate unsafe amounts of traffic - adding the access extending to the Stanberry's property was not a great detriment. Ms. Little stated additional accesses would reduce the concentration of traffic. Mr. Reynolds stated additional right-of-way to the south would provide additional accesses'for emergency vehicles. Mr. Allred remarked the Subdivision Committee could recommend in its motion a discussion pertaining to the possibility of a southern access. Mr. Pummill commented other developments in the immediate area would come before the Planning Commission prior to the completion of the subject development. Mr. Milholland remarked if the Planning Commission provided future development with an access developers would be reluctant to improve Joe Fred Starr Road. Mr. Curt Rom stated he approved of requiring access to Fox Hunter Road and suggested the City improve County Road 349 to Highway 45. He stated the Carie Lane access between lots 1 and 57 should be relocated between lots 56 and 57 due to the existing grade - adding the access was, he felt, detrimental to adjacent property owners Harold and Martha Moore. He also requested sidewalks be required along the south side of Fox Hunter - adding he and a • • • • • • Subdivision Committee 02/03/94 Page 13 number of adjacent property owners were concerned about the of greenspace. Mr Allred remarked the Planning Commission had no mechanism require greenspace in lieu of parks fees. Mr. Milholland stated he felt the platted access onto County Road NO. 75 represented the best location for site distance. Mr. Allred remarked by the time phase two of the subject development were completed some of the other accesses could be utilized. lack to Mrs. Laura Loge asked if Fox Hunter Road would still be as class three street. Mr. Milholland responded right-of-way and curb and guttering would be provided on the south side - adding property owners on the north side of Fox Hunter would not be required to provide right-of-way. He stated the developer had plans to improve the intersection of Mission Boulevard and County Road 75. He stated he had plans to improve the interchange by creating a 70 degree curve with curb and guttering and the extension of the existing box culvert to the east. In response to a question from Ms. Little, Mr. Milholland explained the subject right=of-way extended to the existing power pole. In response to a question from improvements would be required preliminary plat approval, Mr. could obtain property from Mrs be made, if not, the developer whatever improvements possible MOTION Mr. Conklin if off-site at the interchange as part of Bunn remarked if the developer . Loge certain improvements would would still be responsible for Mr. Reynolds moved to forward the plat to the Planning Commission subject to staff comments. Mr. Pummill recommended the Planning Commission, City staff, and the developer make every effort to provide the subdivision with a second ingress/egress. Mr. Pummill seconded the motion. • • Subdivision Committee 02/03/94 Page 14 LARGE SCALE DEVELOPMENT - LOCOMOTION FAMILY FUN CENTER HILLBILLY HOLLER CORP. - E. SIDE OF COLLEGE, N OF ZION The next item on the agenda was a large scale development for Locomotion Family Fun Center presented by Mel Milholland on behalf of the HillBilly Holler Corporation for property located on the east side of College Avenue, north of Zion Road. The property is zoned C-2, Thoroughfare Commercial, and A-1, Agricultural, and contains 14.61 acres. In response to a question from Mr. Conklin, Mr. Don Pearson stated he was fairly certain the parking lot would be asphalt. Mr. Conklin requested a fire hydrant be designated within 500 feet of all platted buildings - remarking the golf club ticket sales structure was not within 500 feet of a fire hydrant. Mr. Milholland remarked the subject structure was going to be a booth. Mr. Conklin stated he did not know specifically what Chief Jackson intended - remarking there may be additional buildings on the site which must be placed within 500 feet of a fire hydrant. Mr. Milholland commented the designated fire hydrant could be in excess of 500 feet from the arcade building - adding if that was the case an additional hydrant would be provided. Mr. Conklin asked if thepumphouse was going to be over two and one half feet high - advising any structure over two and one half feet high required an eight foot building setback. • Ms. Little remarked the developer had redesigned the entry as well as the parking area and had done a better job. In response to a question from Mr. Conklin, Ms. Little recommended the developer request a waiver on the sidewalk along College Ave. Mr. Conklin advised approval of the subject development would be contingent upon conditional use approval by the Planning Commission for that portion located in A-1 zoning. MOTION Mr. Pummill moved to forward the plat to the Planning Commission subject to staff comments and the recommendation of the Subdivision Committee that a waiver be granted for a sidewalk along College Avenue. • Mr. Reynolds seconded the motion. Subdivision Committee • 02/03/94 Page 15 • • LARGE SCALE DEVELOPMENT - GREGG ST. APARTMENTS STEVE CUMMINGS - W. SIDE OF GREGG, N OF NORTH ST The next item on the agenda was a large scale development for Gregg Street Apartments presented by Dennis Becker on behalf of Steve Cummings for property located on the west side of Gregg Avenue, north of North Street. The property is zoned R-2, Medium Density Residential, and contains 1.80 acres. Mr. Conklin confirmed a fire hydrant had been provided as requested by Chief Jackson. Mr. Bunn remarked the grade of the site and the existing fill warranted paying particular attention to the grading - noting the architect was aware of the problems on the site. Mr. Reynolds confirmed there was an existing sidewalk. MOTION Mr. Pummill moved to forward the plat to the Planning Commission subject to staff comments. Mr. Reynolds seconded the motion. Subdivision Committee 411 02/03/94 Page 16 PRELIMINARY PLAT - JOHNLIL SUBDIVISION HINKLE & FITZGERALD - N. SIDE OF WYMAN RD E. OF STONE BRIDGE The last item on the agenda was a preliminary plat for Johnlil Subdivision presented by Eli Parizek on behalf of Hinkle & Fitzgerald for property located on the north side of Wyman Road, east of Stone Bridge Road. The property is outside the city and contains 14.33 acres with 3 lots proposed. Mr. Conklin advised "tract" needed to be changed to "lot", the plat needed to be indicated as a preliminary and stated the plat was subject to approval by the county. Ms. Little confirmed adjoining property owners had been notified and requested Mrs. Parizek provide the staff with documentation. In response to a question from Mr. Conklin, Mr. Bunn remarked an engineer would not be necessary for the final plat. MOTION • Mr. Reynolds moved to forward the plat to the Planning Commission subject to staff comments. • Mr. Pummill seconded the motion.