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HomeMy WebLinkAbout1995-03-30 - Minutes• • • MINUTES OF SUBDIVISION COMMITTEE MEETING A meeting of the Fayetteville Subdivision Committee was held on Thursday, March 30, 1995 at 10:30 a.m., in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. MEMBERS PRESENT: Jerry Allred, Robert Reynolds, Charles Nickle and Jana Britton OTHERS PRESENT: Don Bunn, Alett Little, Tim Conklin, Sharon Langley, and others. PRELIMINARY PLAT - BOIS D'ARC JULIAN ARCHER - N OF MAPLE, E OF SANG The first item on the agenda was a preliminary plat submitted by Jorgensen and Associates on behalf of Julian Archer for property located north of Maple, east of Sang Street. The property is zoned R-1, Low Density Residential, and contains 19 lots on 26.45 acres. Ms. Little pointed out Maple Street existed on the east property line of the subject property with a 30 -foot right-of-way from the section corner at the north. She explained the staff felt it was incumbent upon on the Commission to make a decision as to whether or not Maple Street should be connected. She suggested that, due to the grade, it might be better to have the right-of-way turn north at the corner and continue northerly to a right angle at Lot 3. Additionally, she stated the grade was 12% to 15% in some places. Discussion ensued regarding right of way and various options for Maple Street extension. Ms. Little stated staff's request was made to maintain consistency. She pointed out there was an existing stubout required of another adjacent subdivision. Ms. Britton asked if it was possible the property to the south would be further developed. Ms. Little explained the next street to the south was Halsell and all of the property owners adjacent to the subject tract had access from Halsell. She noted she was sure the existing property owners to the south would assure the Committee they would not develop their property. Mr. Allred inquired as to whether or not it might be better to just required connections or stubouts to the north and southwest. Ms. Little reminded the Committee Westwood Subdivision had been required to dedicate 25 feet of right-of-way to the City at the time they developed and the lots in Westwood were much smaller then those shown on the subject plat. Ms. Britton noted she would not want to encourage a street at the grade shown. Mr. Allred inquired as to whether or not it might be better to require the 25 feet of right-of-way and not the improvements. Mr. Allred stated that he did not feel that extension of Maple Street was that important because there would still be major traffic on Sang and Cleveland. It was determined the plat would be posted so the adjoining property owners could review it while the Committee reviewed other items on the agenda. • • • Subdivision Committee Meeting March 30, 1995 Page 2 LARGE SCALE DEVELOPMENT - COMMUNITY BIO -RESOURCES HOFFMAN CORPORATION - S OF MILSAP, CMN BUSINESS PARR The next item was a Large Scale Development for Community Bio -Resources submitted by CEI Engineers on behalf of Hoffman Corporation for property located South of Milsap in the CMN Business Park. The property is zoned C-2, Thoroughfare Commercial, and contains 1.66 acres. Mr. Conklin stated Community Bio -Resources was a blood bank and they planned 48 donation stations. He noted they had requested additional parking. Discussion ensued regarding parking requirements for C-2 zoning and how to classify the business. Ms. Little stated the staff would recommend 1 space for every 250 square feet of floor area. Additionally, she stated Community Bio -Resources had requested 81 spaces which would be 41$ over the recommended amount. Mr. Estes, CEI, stated there were several of these facilities throughout the United States and all the parking was utilized. In response to a question from Ms. Britton, Mr. Estes advised they planned to meet the requirements of the landscaping section of the parking lot ordinance. Mr. Conklin stated the parking lot ordinance required landscaping and screening along Milsap Road. Discussion ensued regarding overhead power sources and the impact same might have on existing trees. In response to a question from Mr. Reynolds, Mr. Estes advised the building would be constructed out wood with 100W brick and metal sheet roof to blend with North Hills Medical Park. Discussion ensued regarding drainage problems. Mr. Estes explained the drainage plan. Ms. Little stated fire hydrants and lighting were put in during subdivision development. Additionally, she stated the subject development was close to meeting the Parking Ordinance but staff would need to look further at the landscaping. Mr. Conklin noted there was a 15 -foot utility easement along the east property line instead of the 10 feet shown. Discussion ensued regarding the 40 feet drainage easement requested to be shown at Plat Review Meeting. In response to a question from Mr. Conklin, Mr. Estes advised the sidewalk was adjacent to the right-of-way. Discussion ensued regarding hazardous material disposal which might be associated with this type of business. MOTION Mr. Nickle made a motion to approve the large scale development and forward to the Planning Commission with the comments and recommendations. Mr. Allred seconded the motion. • • • Subdivision Committee Meeting March 30, 1995 Page 3 LARGE SCALE DEVELOPMENT - 265/45 COMMERCIAL CENTER LINDSEY FAMILY TRUST - SW CORNER OF HWY 265 AND 45 The next item was a large scale development for 265/45 Commercial Center submitted by Crafton-Tull Associates on behalf of Lindsey Family Trust for property located at the southwest corner of Highway 265 and Highway 45. The property is zoned C-2, Thoroughfare Commercial and contains 2.01 acres. Mr. Conklin advised it did not appear there was adequate parking. In response to a question from Ms. Britton, Mr. Phillips (Crafton, Tull & Associates) stated there would be a bank, and a strip mall with various retail and restaurant spaces available. Mr. Conklin noted that sidewalks were required but there was a large ravine which presented a problem. Mr. Phillips inquired if they could post a bond until after the improvements to Highway 265 were complete. Ms. Little advised sidewalks and drainage culverts for other surrounding projects had been required to go in and this development would have to construct the sidewalks. Mr. Conklin stated the dumpster location was a problem for sanitation access. Mr. Phillips explained the developer was negotiating with the property owner to the west for an easement to remedy the problem. MOTION Mr. Reynolds made a motion to forward the project on to the Planning Commission with the provision for sidewalks. Mr. Nickle seconded the motion. • • • Subdivision Committee Meeting March 30, 1995 Page 4 LARGE SCALE DEVELOPMENT - MORNING STAR CHURCH OF THE NAZARENE ROBERT L. BRYANT - 2434 N. DEANE, E OF DEANE SOLOMAN, S OF MOORE The next item was a large scale development for Morning Star Church of the Nazarene was submitted by Robert L. Bryant on behalf of the Church Board of Morning Star Church of the Nazarene for property located at 2434 N. Deane, east of Deane Soloman, South of Moore Lane. This property is zoned R-2, Medium - Density Residential and contains 2.00 acres. • Mr. Conklin advised the parking lot ordinance required one tree per 40 feet of parking. Discussion ensued regarding a 40 feet water line easement and the impact it would have regarding parking lot paving and fire hydrant locations. Mr. Conklin also advised the Church had requested an exemption from the improvements to Dean Solomon Road and the sidewalk requirement. Ms. Little requested the Church Board provide the City with a written assurance that, upon completion of the installation of the water line, they would provide sidewalks and paved parking. Mr. Allred requested the Church install curb and guttering along Deane Solomon but Mr. Bunn suggested they make a cash contribution instead of performing the work. MOTION Mr. Reynolds made motion to forward the large scale development to the Planning Commission with staff comments and Subdivision Committee comments. Mr. Nickle seconded the motion. Subdivision Committee Meeting March 30, 1995 Page 7 PRELIMINARY PLAT - WILLINGTON PLACE PHASE I & II DON GINGER - N OF MISSION, E OF BOX AVENUE The next item was a preliminary plat for Willington Place Phase I and II submitted by Northwest Engineers on behalf of Don Ginger for property located north of Mission, east of Box Avenue. This property is zoned R-1, Low Density Residential and contains 28 lots on 38.88 acres. Mr. Gray explained they had changed the plat in order to construct the project in phases. Ms. Little explained townhouses had been approved subject to all streets being constructed. Mr. Gray assured the Committee and staff the townhouses would not be constructed until Phase II was approved. MOTION Ms. Britton made a motion to approve the phasing as shown and noted the plat would not have to go back before the Planning Commission at this time. Mr. Reynolds seconded the motion. • • • Subdivision Committee Meeting March 30, 1995 Page 8 PRELIMINARY PLAT - BOIS D'ARC JULIAN ARCHER - N OF MAPLE, E OF SANG The Committee then once again reviewed the preliminary plat for Bois d'Arc Subdivision. Mr. Reynolds stated he felt there had not been enough time for the Planning Commissioners to walk the subject area MOTION Mr. Reynolds made a motion to postpone the preliminary plat until the next subdivision meeting. Mr. Allred seconded the motion with the condition that public comment be heard. Ms. Marion Orton, on behalf of Joe Gwen, an adjoining property owner, questioned the dedication of the street right-of-way as platted. She stated access to the south side of Maple had at one point been denied on the grounds that it was outside the city limits. Additionally she stated Mr. Gwen opposed the street extension due to the steepness of the property and the drainage problems the extension would cause. Mr. Jim Scroggs, an adjoining property owner to the south, agreed with Ms. Orton, contending extending the street would cause water run off problems. Mr. McCartney, an adjoining property owner to the east, contended extension of Maple would adversely impact the quiet neighborhood with added traffic. He also pointed out the existing street was not of standard width. Mr. Harold Howard, an adjoining property owner, noted the Master Street Plan did not reflect Maple Street's extension. Mr. Bunn explained local streets were not on the Master Street Plan which represented only collector and arterial streets. Mr. Howard contended the grade would be impractical and would not help the flow of traffic. Mr. Allred stated the staff was following directives from the Planning Commission and City Council regarding alternative traffic flow options. He advised he failed to see the benefit of extending Maple since there was access on Halsell. Ms. Little pointed out a stubout had been required at some previous time and the record showed there was right-of-way for a street. Mr. Jorgensen stated he understood and appreciated the staff's intentions but did not believe the grade of the terrain would allow for extension of Maple. Mr. McCartney also advised there were two houses in the path of the proposed extension. MOTION Mr. Reynolds moved to table the plat until the next meeting of the Subdivision Committee. Mr. Allred disagreed, stating he would like to forward the plat to the Planning Commission at their next meeting. Ms. Britton seconded the motion. • • • Subdivision Committee Meeting March 30, 1995 Page 9 CEDARPOINT SUBDIVISION LEONARD GABBARD, ENGINEER Mr. Bunn reminded the Committee that several weeks earlier Cedarpoint Subdivision had been forwarded to the Planning Commission and, at that time, there had been negotiation with the property owners on the west side for sale of additional property. Additionally he stated there had been an issue raised regarding drainage and the affect it would have on the adjacent property. He advised the Planning Commission had tabled the item until some of the problems were solved. He went on to say that, since the meeting, the engineers had submitted the design for a retention basin which would restrict flow based on a ten year storm. He stated he had approved the plan and construction had begun. He explained they had done some theoretical calculations regarding the predevelopment flow on 5 acres along Curtis Street and found there was 9 CFS through the area based on a 10 year storm. Additionally, he stated that post development flows could be up to 12.5 CFS. He advised he had recommended the developer do whatever necessary to get the drainage to the southwest corner of the project (following the streets) which would reduce the post development flow to the pre -development level. The meeting adjourned at 12:15 p.m. MINUTES OF SUBDIVISION COMMITTEE MEETING A meeting of the Fayetteville Subdivision Committee was held on Thursday, March 30, 1995 at 10:30 a.m., in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. MEMBERS PRESENT: .Jerry Allred, Robert Reynolds, Charles Nickle Jana Britton OTHERS PRESENT: Don Bunn, Tim Conklin, Sharon Langley, and others. PUBLIC HEARING - BOIS D'ARC Ms. Little stated that Maple Street exists on the east property line of the subject property with a 30 feet right of way from the section corner at the north. Further she stated that this was not a true subdivision and no history could be found on it. The staff feels that it is incumbent upon on this Board to make a decision as to whether or not Maple Street should be connected. Further she stated that due to grading if would be achievable to turn north at the corner and continue in that direction to a right angle at Lot 3. Additionally she stated that the grade was 12% to 15% in some places. Discussion ensued regarding right of way and various options for Maple Street extension. Ms. Little stated that this request was made to maintain consistency because there had been other projects required to make stubouts to provide access for future development. Ms. Britton inquired about future developments. Ms. Little stated that the next street to the south is Halsell. Further she stated that the Squire's property which is the middle property was just now developing and they have put in their own road. Additionally she stated that the grade in that area is fairly steep as well. Further she stated that the Squires own between 4 and 6 acres as do the Gwens. Therefore chances are that it won't develop but that could not be guaranteed. Mr. Allred inquired as to whether or not it might be better to just required connections or stubouts to the north and southwest and leave it at that. Discussion ensued. Ms. Little stated Westwood Subdivision had been required to dedicate 25 feet right of way to the City at the time they developed and the lots in Westwood were much smaller.' Mr. Allred inquired as to whether or not it might be better to require the 25 feet right of way and not the improvements. Discussion ensued regarding the grade of the subject property and the impact it would have on street development. Page 2 Subdivision Committee Meeting Minutes March 30, 1995 A member of the audience inquired as to the effect the right of way would have on Lot 3. Mr. Conklin stated that there was a possibility of running a street at the end of Maple Street due north and tying into the subdivision somewhere in the vicinity of Lot 3. Mr. Allred stated that he did not feel that extension of Maple Street was that important because you would still have the major traffic on Sang and Cleveland. Further he stated that this would be a less valuable and therefore unnecessary street if it ties in with Cleveland or Sang. Discussion ensued regarding options for connecting to Maple Street. Ms. Little stated that Mr. Bunn would post a plat outside and explain and answer pertinent questions and discussion would resume later on in the meeting. Page 3 Subdivision Committee Meeting Minutes March 30, 1995 LARGE SCALE DEVELOPMENT - COMMUNITY BIO -RESOURCES CEI ENGINEERS - S OF MILSAP, CMN BUSINESS PARK Large Scale Development for Community Bio -Resources was submitted by CEI Engineers on behalf of Hoffman Corporation for property located South of Milsap in the CMN Business Park. This property is zoned C-2, Thoroughfare Commercial and contains 1.66 acres. Mr. Conklin stated that Community Bio -Resources is a blood bank and that they are planning 48 donation stations and have requested additional parking. Discussion ensued regarding parking requirements for C-2 zoning and how to classify this business. Ms. Little stated that the staff would recommend 1 space for 250. Additionally she stated that Community Bio -Resources had requested 81 spaces and would be 41% over the recommendation. Discussion ensued regarding the number of employees. The project representative stated that they had done several of these projects and all the parking was utilized. Ms. Britton inquired as to the impact the Tree Ordinance would have on this project. The representative stated they had planned to meet the requirements of the ordinance. Mr. Conklin, referring to page 3, stated that the parking area designated landscaping and screening along Milsap Road. Discussion ensued regarding overhead power sources and the impact same might have on existing trees. Mr. Reynolds inquired as to the materials used for construction and the representative responded that it would be wood with 100% brick and metal sheet roof to blend with North Hills Medical Park. Discussion ensued regarding drainage problems. The representative explained the drainage plan. Ms. Little stated that fire hydrants and lighting were put in during subdivision development. Additionally, she stated that they were close to meeting the Parking Ordinance but would contact the representative to look one more time at the landscaping. Mr. Conklin stated that there is a 15 feet utility easement along the east property line instead of the 10 feet shown. Discussion ensued regarding the 40 feet drainage easement requested to be shown at Plat Review Meeting. Page 4 Subdivision Committee Meeting Minutes March 30, 1995 Discussion ensued regarding notification to adjoining property owners. Mr. Conklin inquired as to whether or not a sidewalk would be shown along the front with a 4 feet setback. The representative stated that it is adjacent to the right of way. Discussion ensued regarding hazardous material disposal which might be associated with this type of business. MOTION Mr. Nickle made a motion to approve the large scale development and forward to the Planning Commission with the comments and recommendations. Mr. Allred seconded the motion. Page 5 Subdivision Committee Meeting Minutes March 30, 1995 LARGE SCALE DEVELOPMENT - 265/45 COMMERCIAL CENTER CRAFTON-TULL - SW CORNER OF HWY 265 AND 45 The large scale development for 265/45 Commercial Center was submitted by Crafton-Tull Associates on behalf of Lindsey Family Trust for property located at the southwest corner of Highway 265 and Highway 45. This property is zoned C-2, Thoroughfare Commercial and contains 2.01 acres. Mr. Conklin stated that there was not enough parking. Mr. Corey Phillips, project representative, stated that he would answer any questions. Ms. Britton inquired as to what type of businesses would be in the development. Mr. Phillips stated that there would be a bank, and a strip mall with various retail and restaurant space available. Discussion ensued. Mr. Conklin stated that sidewalks had been requested but that there was a large ravine which presented a problem. The representative inquired if they could post a bond until after the improvements to Highway 265 were complete. Ms. Little stated that the sidewalks and drainage culverts for other surrounding projects had been required to go in and that they would have to go ahead and construct the sidewalks. Discussion ensued Mr. Conklin stated that the dumpster location was a problem for the sanitation truck's access. The representative stated that they were negotiating with the property owner to the west for an easement to remedy the problem. Mr. Conklin inquired if they had proof of notification. The representative stated that they had same. Discussion ensued regarding the dumpster location. MOTION Mr. Reynolds made a motion to forward the project on to the Planning Commission with the provision for sidewalks. Mr. Nickle seconded the motion. Page 6 Subdivision Committee Meeting Minutes March 30, 1995 LARGE SCALE DEVELOPMENT - MORNING STAR CHURCH OF THE NAZARENE ROBERT L. BRYANT - 2434 N. DEANE, E OF DEANE SOLOMAN, S OF MOORE The large scale development for Morning Star Church of the Nazarene was submitted by Robert L. Bryant on behalf of the Church Board of Morning Star Church of the Nazarene for property located at 2434 N. Deane, east of Deane Soloman. South of Moore Lane. This property is zoned R-2, Medium -Density Residential and contains 2.00 acres. Mr. Conklin stated that they need one tree per 40 feet of parking. Discussion ensued regarding a 40 feet water line easement and the impact same had regarding parking lot paving and fire hydrant locations. Discussion ensued regarding sidewalks and the Church's request for exemption from improvements to Deane Solomon. Ms. Little required that the Church Board provide the City with a written assurance that upon completion of the water line they would provide sidewalks and paved parking. Mr. Allred requested that the Church put in curb and guttering and Mr. Bunn suggested that they make a cash contribution instead. MOTION Mr. Reynolds made motion to forward this project to the Planning Commission with staff comments and Subdivision Committee comments. Mr. Nickle seconded the motion. Page 7 Subdivision Committee Meeting Minutes March 30, 1995 PRELIMINARY PLAT - JERRY CASTER NW ENGINEERS - W OF WEST 15TH The preliminary plat for Jerry Caster was submitted by Northwest Engineers for property located west of West 15th Street, and north of Shiloh Drive. This property is zoned R-2, Medium Density Residential and contains 24 lots on 18.07 acres. Mr. Bunn stated that Mr. Stan Johnson, an adjoining property owner, requested an easement be provided whereby water and sewer can be extended to his property. Further he stated that Mr. Johnson also requested that the street be extended to his property. Ms. Little that the street could not be extended due to the grading. Discussion ensued. Ms. Britton felt access should be considered to the park area. Mr. Nickle requested that the staff do more research before any easements be granted. Ms. Little stated that she had a concern regarding the steepness of Lots 6 through 12 and suggested that the size be increased. Mr. Bunn stated that if a street right of way was granted that this project would not be feasible. A member of the audience inquired as to whether these lots would have houses or mobile homes. Mr. Bunn stated that they would be houses and did not know if they would be owner occupied. Mr. Conklin stated that they were trying to negotiate with the land owners to acquired right of way to improve 15th Street. Mr. Bunn stated that according to the plat book there appeared to be right of way extending but it had not been dedicated. Discussion ensued. Ms. Little stated that the City does not have a 50 feet right of way. Mr. Heely (?), stated that he would make the same request as Mr. Johnson regarding the street extension. Mr. Bunn suggested that he get with the developer and work out something. Discussion ensued. Mr. Bunn stated that the fire chief had recommended that fire protection be brought up to standard within the existing trailer park before this project is approved. Further Mr. Bunn stated that he was not sure that this could be required. Discussion ensued regarding location of the water line. Page 8 Subdivision Committee Meeting Minutes March 30, 1995 Mr. Bunn further required that the developer get with Mr. Bert Rakes regarding the type of houses he is going to construct and make sure that they meet building codes. Mr. Conklin stated that the current trailers were sitting on the property lines which interfered with the request by Mr. Calloway of Southwestern Bell for 20 feet utility easements. Discussion ensued regarding the nonconformance the easement would create. Further Mr. Conklin stated that he had informed the applicant that the Commission might not want to look that this matter until after resolution of the easement and right of way issues. MOTION Mr. Reynolds made a motion to postpone this matter until the next Subdivision Committee Meeting. Ms. Britton seconded the motion. The representative inquired as to whether or not the developer could alternatively extend the mobile home park and Ms. Little responded that the entire mobile home park would have to be brought up to standard which would not be financially feasible. Discussion ensued regarding street access to the park and to the area south. • Page 9 Subdivision Committee Meeting Minutes March 30, 1995 PRELIMINARY PLAT - WILLINGTON PLACE PHASE I & II NW ENGINEERS - N OF MISSION, E OF BOX AVENUE The preliminary plat for Willington Place Phase I and II was submitted by Northwest Engineers on behalf of Don Ginger for property located north of Mission, east of Box Avenue. This property is zoned R-1, Low Density Residential and contains 28 lots on 38.88 acres. Ms. Little stated that the reason this was coming back through was that the townhouses had been approved subject to all streets being put in. Further she stated that the developer is now proposing that no townhouses would be constructed until Phase II. Additionally, she stated that the phasing needed to be worked out at this point. MOTION , Ms. Britton made a motion to approve the phasing. Mr. Reynolds seconded the motion. Page 10 Subdivision Committee Meeting Minutes March 30, 1995 PUBLIC HEARING ON BOIS D'ARC (Continued) Mr. Reynolds stated that he felt there had not been enough time for the Planning Commissioners to walk the subject area and further he suggested to allow time for more study. MOTION Mr. Reynolds made a motion to postpone this until the next subdivision meeting. Mr. Allred seconded the motion with the condition that public comment be heard at this time. Ms. Marion Orton on behalf of Joe Gwen, an adjoining property owner, questioned the dedication of the street right of way as platted. Further she stated that access to the south side of Maple had at one point been denied on the grounds that it was outside the city limits. Additionally she stated that Mr. Gwen opposes this due to the steepness and the water problems this would cause. Mr. Jim Scroggs stated that he borders the subdivision to the south. He stated his opposition on the grounds of the - property's grade and creation of water run off problems. Additionally he stated that future development of the 2 acres had access off of Halsell. Mr. McCartney stated that he borders the subdivision to the east. He stated his opposition on the grounds that this street would adversely impact the quiet neighborhood with added traffic. Further he stated that the last block was not a standard width street and would adversely affect the property owners there. Mr. Harold Howard stated that he lives where the property corners. He cited that the Master Street Plan does not reflect Maple Street's extension. Mr. Bunn stated that local streets are not on the Master Plan which represents only collector and arterial streets. Further Mr. Howard stated that the grading would be impractical and would not help the flow of traffic. Discussion ensued regarding traffic flow after University ballgames. Mr. Allred stated that the staff was following directives from the Planning Commission and City Council regarding alternative traffic flow options. Further Mr. Allred expressed that he failed to see the benefit of extending Maple since there was access on Halsell. Ms. Little stated that a stubout had been required prior to this and that all information of record shows that there is right of way for the street. • Page 11 Subdivision Committee Meeting Minutes March 30, 1995 Further she suggested that title research or a title opinion be performed Mr. Jorgensen stated that he understood and appreciated what the staffs intentions were. Additionally he stated that the grade of the terrain would not allow for extension of Maple. Discussion ensued regarding the grading and traffic flow relief. Further discussion ensued regarding who would be responsible for construction of the street. Mr. Jorgensen stated that he opposed infill development because it changes the character of existing neighborhoods. Discussion ensued. Page 12 Subdivision Committee Meeting Minutes March 30, 1995 CEDARPOINT SUBDIVISION LEONARD GABBARD, ENGINEER Mr. Bunn stated that several weeks ago Cedarpoint Subdivision had been forwarded to the Planning Commission and at that time the property owners on the west side had been negotiating for sale of property. Additionally he stated that there was an issue raised regarding drainage and the affect it had on the property. Further he stated that the Planning, Commission meeting tabled the item. Subsequent to that Mr. Bunn stated that the engineers submitted the design for a retention basin which would restrict flow based on a ten year storm. Additionally, he stated that he had approved said plan and construction had begun. Further he stated that they had done some theoretical calculations regarding the predevelopment flow on 5 acres along Curtis Street and they found that there was 9 CFS through that area based on a 10 year storm. Additionally he stated that post development flows could be up to 12.5 CFS. Further he stated that he recommends that the developer make certain that the water goes through the retention basin. Additionally he stated that the water that should flow to the cross drain flows down the driveway at the ball field and could cost $25,000 to $30,000 to facilitate correcting the problem. Further he stated there were problems with drainage through the street and that the grades would not allow for underground drainage. He suggested cutting it across the corner with a swail (?). Mr. Gabbard stated to correct the problem he would put an opening in the back of the curb and illustrated same. Discussion ensued. Meeting adjourned.