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HomeMy WebLinkAbout1996-08-01 - Minutes• MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Subdivision Committee was held on August 1, 1996 at 9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. MEMBER PRESENT: Jerry Allred, Bob Reynolds, and John Forney STAFF PRESENT: Alett Little, Rich Lane, Jim Beavers, and Sharon Langley LS96 30: WAIVER OF SUBDIVISION REGULATIONS BUNDRICK REVOCABLE TRUST - S OF WEST SALEM & W OF NORTH SALEM The first item on the agenda was a request for a lot split for the Bundrick Revocable Trust submitted by Thompson Consulting Engineers on behalf of Cathy Hall for property located south of West Salem Road and west of North Salem Road. The property is outside of the city limits and contains approximately twenty acres. The request is for one split which will create a total of two Tots. Ms. Little explained the portion of land north of Washington County Road No. 94 had already been split by the road so the request was only the area to the south of the roadway. She pointed out the applicant had shown a future right- of-way of 50 feet which tied into Gypsum Road which was in compliance with the Master Street Plan. In response to a question from Mr. Lane, Mr. Beavers advised there was not a water line to support a fire hydrant. MOTION • Mr. Forney moved to approve the lot split. Mr. Allred seconded the motion. • 53 • • • Subdivision Committee Meeting August 1, 1996 Page 2 LS96-32 & 96 33: WAIVER OF SUBDIVISION REGULATIONS CLAUDE & NOLA LANGHAM - E OF ORCHARD RD., N OF WASHINGTON COUNTY RD. 536 The next item was a request for two lot splits submitted by Thompson Consulting Engineers on behalf of Claude and Nola Langham for property located east of Orchard Road and north of Washington County Road No. 536. The property is outside the city limits and contains approximately 3.0 areas. The request is for two splits creating a total of three lots. Ms. Little pointed out the property was in the county and informed the Subdivision Committee the county had discussed paving the county road but had decided they would not require the road be paved. She noted the names of the roads had been added to the vicinity map. She advised that, since the property was outside the city limits, street lights would not be required. MOTION Mr. Forney moved to approve LS96-32 and LS96-33. Mr. Allred seconded the motion. 8�1 • • • Subdivision Committee Meeting August 1, 1996 Page 3 LS96-34, 35 & 36: WAIVERS OF SUBDIVISION REGULATIONS MELANIE STAFFORD - N OF WEDINGTON DR. W OF 59TH AVE. The next item was a request for three lot splits submitted by Melanie Stafford for property located north of Wedington Drive and west of 59th Avenue. The property is currently zoned A-1, Agricultural, although a request is in process to rezone the property to R -I, Low Density Residential. The property contains approximately 3.63 acres. Ms. Little advised there had been numerous requirements placed on the lot splits at the Technical Plat Review meeting. Those requirements included street lights along 59th Avenue; sidewalks at the time of development; additional right-of-way for 59th Avenue; and improvement of one-half of 59th Avenue to city street standards. She explained the reason for the rezoning request was A -I required a minimum lot size of 2 acres and 200 feet of frontage and the proposed lots would not meet those minimums. She advised there was presently 20 feet of right-of- way on 59th Avenue, all on the applicant's property rather than to the centerline of the roadway She further stated the improvements to 59th Avenue would be, at minimum, curbing and there could be a requirement for underground storm sewer. She also noted park fees would be due. Jim Beavers advised sewer was available and an 8 -inch water line would have to be extended. Ms. Little explained that, since the applicant had started the process and discovered the improvements necessary, she had asked if those requirements would change if there were only two lot splits with both lots fronting on Wedington. Mr. Beavers advised they would not need a water line extension of they fronted both lots on Wedington. He asked the Subdivision Committee's input regarding improvements of 59th Street. Ms. Stafford assured the Subcommittee both lots would front on Wedington. Ms. Little expressed concern regarding additional curb cuts on Wedington, asking if the westernmost lot could use the gravel drive as access. Ms. Stafford stated she did not know but would check. She advised that, if they could use the drive, the western lot would access from the gravel drive rather than Wedington. Ms. Little explained a lot split was a waiver of subdivision regulations, which meant the city was waiving the preliminary and final plats. She went on to say the Planning Commission could require any improvements they deemed necessary identical to a regular subdivision. She advised that, in this case, if both lots fronted on Wedington, she would not be firm in recommending improvements to 59th Avenue. Mr. Allred advised that, if the Subdivision Committee was reviewing the original proposal, he believed the applicant should do a subdivision and would need to make all improvements; but, if the applicant wanted to change the configuration and have only two lots, both fronting on Wedington, they did not need to require improvements to 59th Street. He asked the applicant if she wanted to table the item and determine whether they wanted two lot splits or if they wanted to do an entire subdivision. Ms. Stafford requested the matter be tabled. MOTION Mr. Forney moved to table this item until the applicant reapplied. Mr. Allred seconded the motion. as • • • Subdivision Committee Meeting August 1, 1996 Page 4 FP96-10: FINAL PLAT - ASHBROOK HILLS ADDITION JERRY & SHARON SWEETSER - N OF MAGNOLIA DR. & E OF AZALEA TERRACE The next item was a final plat for Ashbrook Hills Addition submitted by Northwest Engineers on behalf of Jerry and Sharon Sweetser for property located north of Magnolia Drive and east of Azalea Terrace. The property is zoned R- I, Low Density Residential, and contains approximately 3.76 acres with 12 proposed lots. Ms. Little advised all improvements were complete and the developer would need to pay $3,600 for parks fees prior to the mylar copies of the plat being signed. Mr. Beavers stated all engineering items were complete. MOTION Mr. Forney moved to approve the final plat. Mr. Reynolds seconded the motion. 00 • • • Subdivision Committee Meeting August 1, 1996 Page 5 FP96-11: FINAL PLAT - COYOTE TRAIL SUBDIVISION CHARLES & SARA AGEE - W OF DEANE SOLOMAN, S OF COYOTE TRAIL The next item was a final plat for Coyote Trail Subdivision submitted by WBR Engineering on behalf of Charles and Sara Agee for property located west of Deane Soloman Rd. and south of Coyote Trail. The property is zoned R -I.5, Moderate Density Residential, and contains approximately 5.65 acres with 16 proposed lots designated for two- family dwellings. Ms. Little advised the subdivision was complete. She noted the sidewalk did not go all the way around the cul-de- sac and advised the requirement was that sidewalks went the length of the cul-de-sac. She also noted the street lights had not yet been installed. Mr. Rudasill, WBR Engineering, stated the payment for the street lights would be made immediately and then the street lights would be installed. Ms. Little advised the applicant needed to notify Perry Franklin, Traffic, they were ready for the street signs to be placed. She also noted there was a requirement of $200.00 per lot for sewer improvements and the parks fees were due in the amount of $7,680. Jim Beavers advised there were a few minor things which needed to be completed but the subdivision could be approved subject to completion. He also noted they would need a letter of credit on improvements to Deane Soloman and the sidewalks. He stated the preliminary plat had been approved subject to the subdivision being screened from Deane Soloman Road. He pointed out there was existing vegetation which could be used as screening. Mr. Rudasill advised the vegetation would remain. MOTION Mr. Reynolds moved to approve the subdivision subject to staff comments. Mr. Forney seconded the motion. zei • • • Subdivision Committee Meeting August 1, 1996 Page 6 PP96-6: PRELIMINARY PLAT - BRIDGEPORT SUBDIVISION, PHASE III CREEKWOOD HILLS DEVELOPMENT CO. - S OF MT. COMFORT, E OF BRIDGEPORT DR. The next item was a resubmittal of a preliminary plat for Bridgeport Subdivision, Phase III, submitted by WBR Engineering on behalf of Creekwood Hills Development Company for property located south of Mt. Comfort Road and east of Bridgeport Drive. The property is zoned R-1, Low Density Residential, and contains approximately 5.25 acres with 15 proposed lots designated for single-family residences. Mr. Rudasill explained this was a resubmittal because one lot had been removed from the original Phase III. In response to a question from Mr. Allred, Ms. Little explained the tract listed as an outlot was the lot which had been removed. She advised a building permit had been issued on the tract. She pointed out the plat did show sidewalks on both sides. She reminded the Committee that, when they had looked at the plat previously, there had been a street stubbed out to the east with the exact location to be worked out with staff. She advised the applicant had moved the street to the north and staff was agreeable with the location. Mr. Rudasill pointed out there was another east -west street approximately 100 feet south of the subdivision and, if the street were located further to the south, it would go through a pond. In response to a question from Ms. Little, Mr. Rudasill pointed out the location of the street lights. Ms. Little requested the street lights be better marked. She also advised Mr. Rudasill contact Perry Franklin regarding the location of the lights. She noted the applicant would need a waiver of the length of the cul-de-sac. Mr. Rudasill stated there was 730 feet from Bridgeport Drive to the cul-de-sac and, when the extension was extended from American Drive to the cul-de-sac, it would be 540 feet. Mr. Reynolds noted not all of the fire hydrants requested were shown on the plat. Mr. Beavers reminded Mr. Rudasill the streets would have to be constructed to the new street standards since the plat was a resubmittal. Ms. Little stated sidewalks did not extend all of the way to Mt. Comfort because sidewalks were only required on one side of the street when Phase I had been approved. She explained the developer had to purchase the land in order to construct the street and bridge required to access the subdivision. She stated there was land available. Mr. Rudasill stated he would check with the developer, noting there were sidewalks on both sides of the bridge. Mr. Beavers stated he would like to see cooperation between the Bridgeport developer and engineer with the developer and engineer for Fieldstone. He advised Harry Gray had told him he had been unsuccessful in getting any cooperation regarding drainage design. He stated that without cooperation, both projects would be held up. Mr. Forney asked if there was only one lot between Freedom Place and Bridgeport Drive throughout. Ms. Little requested Mr. Rudasill to provide a copy of the entire subdivision, with all Phases, since part of the Planning Commission had never seen the master plan. Mr. Beavers and Mr. Rudasill assured Mr. Reynolds all of the problems could be worked out prior to the Planning Commission meeting. Subdivision Committee Meeting August 1, 1996 Page 7 MOTION Mr. Forney moved to forward the plat to the Planning Commission with all staff comments. Mr. Reynolds seconded the motion. 7r Subdivision Committee Meeting August 1, 1996 Page 8 LSD96-28: LARGE SCALE DEVELOPMENT - GARLAND SQUARE APARTMENTS ERC PROPERTIES - NORTHWEST CORNER OF GARLAND & CATO SPRINGS RD. The next item was a large scale development for Garland Square Apartments submitted by Hill Group Architects on behalf of ERC Properties for property located at the northwest corner of Garland Road and Cato Springs Road. The property is zoned R-2, Medium Density Residential, and contains approximately 4.06 acres with 56 dwelling units proposed. Ms. Little advised neither Cato Springs Road nor Garland were standard roads and staff had been involved in discussions regarding improvements. She advised the fire hydrants requested by Chief Jackson were shown on the plan. She further stated there had been discussion regarding a 6 -inch water line as opposed to an 8 -inch line. Ms. Love, Hill Group Architects, stated they were proposing to provide a 6 -inch loop line with engineering to back it up. She advised that, if they could not back it up with engineering, they would install the 8 -inch line. Ms. Little explained the engineering study would have to prove the 6 -inch line would be adequate. She advised a 4 - foot sidewalk would be required, explaining 6 -foot sidewalks were only required in those areas designated for a trail. She stated it was her understanding the developer was interested in postponing the installation of sidewalk with a letter of credit. She noted parks fees in the amount of $13,420 were due. Ms. Love advised the sidewalk would be installed at the time of building construction. Ms. Sandeen stated the amended tree planting plan was adequate. In response to a question from Ms. Little, Ms. Love pointed out the ADA parking spaces were scattered throughout the parking lot. Mr. Beavers explained the staff (Alett Little, Dawn Thomas, Don Bunn, Charles Venable and Jim Beavers) had a meeting and decided the developer would need to improve Cato Springs and Garland to one-half of a standard city street. Ms. Love asked if Cato Springs would become a city street or if it was a state highway. Ms. Little stated it was technically still a highway but would definitely become a city street. She advised the City Council had acted on it and the Highway Commission had acted on it. She explained all that was left to do was for the City to send a copy of the Council minutes to the Highway Commission. She advised the developer would need to give his plans to the Engineering Department. In response to a question from Ms. Love, Ms. Little advised a standard city street was 31 feet curb to curb. She stated Cato Springs was a minor arterial and Garland was a collector. Ms. Love pointed out Garland was not well traveled at the subject location. Ms. Little stated the city would pay for anything above 151/2 feet. She stated staff had originally discussed an ingress onto Garland but, after Perry Franklin had completed his traffic study, it was found to be a very low traffic generator. She further explained the complex was not expecting to have the usual number of occupants with cars making the normal traffic projection even less. She went on to say staff believed the one way out on Cato Springs would be adequate. She stated the developer was asking for control of access and staff was supporting the request. Mr. Reynolds pointed out that, when Razorback Road was completed, the subject corner would receive even less traffic. «0 Subdivision Committee Meeting August 1, 1996 Page 9 Ms. Love informed the Subcommittee the developer owned and operated several apartment units and had found the single access with a loop worked much better because there were less problems. Ms. Little advised the applicant was requesting a waiver of parking spaces. Ms. Love stated Fayetteville's parking standards had been set because they were accustom to dealing with college students. She explained the proposed complex was primarily for families and gave an example of a 4 -bedroom duplex with only two cars because part of the residents would be children. Mr. Allred contended there would be students renting the apartments also. He stated they could not discriminate against students. Ms. Love stated the property was tax credit property and they were not allowed to have students, only families. Ms. Little stated staff would check with HUD regarding the tax credit property. In response to a question from Mr. Forney, Ms. Little noted 124 parking spaces were required and only 91 were provided. Mr. Allred stated he would rather have the green space but was not sure 91 spaces would be adequate. Mr. David Marsh, an area resident, asked about a family having a 16 -year old who would have a car. Ms. Little stated staff would have the HUD information by Monday. Mr. Beavers stated he had met with the applicant's engineer and they had showed a detention pond. He advised that, after talking about the safety of children, he had determined if they could design a system to convey the water to the Cato Springs Branch, the detention pond would be waived. Mr. Allred agreed they did not want to see a detention pond in an apartment complex. MOTION Mr. Reynolds moved to forward the large scale development to the Planning Commission with all staff comments. Mr. Allred seconded the motion. Mr. Forney asked the percentage of density. Ms. Love advised there was approximately 4 acres with 56 units Fl Subdivision Committee Meeting August 1, 1996 Page 10 LSD96-27: LARGE SCALE DEVELOPMENT - COBB-VANTRESS TYSON FOODS - N OF 15TH ST, E OF BEECHWOOD AVENUE The next item was a large scale development for Cobb-Vantress submitted by Northwest Engineers on behalf of Tyson Foods, Inc., for property located north of 15th Street, east of Beechwood Avenue. The property is zoned I-2, Industrial, and contains approximately 6.40 acres The request is to expand the existing hatchery facility and to create additional parking spaces. In response to a question from Ms. Little, Mr. Gray advised that, after talking with Chief Jackson, the fire hydrant would be located at the northeast corner of Vantress Drive and Beechwood. Ms. Little advised the Subdivision Committee Beechwood Drive had already been approved at the time the original building was constructed. She explained the expansion was very small in size and the reason they were reviewing the project as a large scale development was because of the addition of 25 parking spaces. She also pointed out the tract was immediately adjacent to the baseball field. MOTION Mr. Reynolds moved to approve the large scale development. Mr. Forney seconded the motion. qZ -I� Subdivision Committee Meeting August 1, 1996 Page 11 FP95-13: FINAL PLAT - FIELDSTONE SUBDIVISION, PHASE III CASTLE DEVELOPMENT - N OF WEDINGTON, WEST OF RUPPLE RD. The next item was an amended final plat for Fieldstone Subdivision, Phase III, submitted by Northwest Engineers on behalf of Castle Development for property located north of Wedington, west of Rupple Road. The amendment is to change duplex lots to townhouse lots. Mr. Gray explained the plat had been approved as duplex lots but the intent had always been for townhouse development. He pointed out the lots were exactly the same as on the original plat but had been split approximately in half. He noted townhouses had become popular with homeowners and were usually better maintained since they were owner -occupied. He stated the exterior appearance would remain the same. He further noted this development would be exactly the same as Phase I of Fieldstone. In response to a question from Mr. Forney, Ms. Little stated the zoning would not change. She explained the lots had been designated as duplex lots but the developer had intended to construct townhomes. She noted construction of duplexes and townhomes were different; townhomes had to have a 4 hour fire wall. Harry Gray advised all improvements had been completed with the exception that the original asphalt needed to be overlaid. Mr. Allred asked if someone could construct a single family home on the lot. Ms. Little stated the lot size would not be large enough for a single family home. She did ask that a notation be made on the plat that lots with common numbers were designated as zero lot line lots. Mr. Jim Buckner, an area resident, stated he had misunderstood and had thought the developer had planned on turning single family lots into duplexes. He advised that, after hearing the comments, he had no further concerns. Ms. Teresa Jones, an area resident, asked if all of Phase II was single family homes. Mr. Gray stated the north street of Phase II was designated as duplex or townhouse lots and all of the other lots were single family homes. Mr. Marsh advised there were a number of lots which had not been developed that were covered with tall weeks. He also noted there had been an excessive amount of dumping on street stub outs. Mr. Allred suggested the residents talk to the Inspection Department. MOTION Mr. Forney moved to approve the amended plat. Mr. Reynolds seconded the motion. ��3 • • • Subdivision Committee Meeting August 1, 1996 Page 12 LS96-8: WAIVER OF SUBDIVISION REGULATIONS ROBERT SCHMITT - 1754 & 1756 POINTER LANE The last item was a request by Robert Schmitt for a lot split of property located at 1754 and 1756 Pointer Lane (lots 23A and 23B of Crossover Heights, Phase II). The property is zoned R-2, Medium Density Residential. Ms. Little advised the structure had already been constructed as a townhouse with a 4 -hour fire wall. Mr. Schmitt explained the only common wall was a garage wall. Ms. Katherine Haynes, an area resident, expressed concern as to continuity of two separate units. Ms. Little explained the City did not have design standards. Mr. Beavers suggested the applicant get something from Bert Rakes, Inspection, stating the building had a 4 -hour fire wall. MOTION Mr. Reynolds moved to approve the lot split subject to staff comments. Mr. Forney seconded the motion. The meeting adjourned at 10:10 a.m. 44