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HomeMy WebLinkAbout1997-01-21 - MinutesSUBDIVISION COMMITTEE MINUTES JANUARY 21, 1997 The Fayetteville Planning Commission Subcommittee met on Tuesday, January 21, 1997, at 9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. MEMBERS PRESENT: Jerry Allred, Robert Reynolds, John Forney, and Planning Commissioner Laurel Hoffman STAFF PRESENT: Alett Little, Jim Beavers, Dawn Warrick, Rich Lane, Beth Sandeen, Chuck Rutherford and Sharon Langley LSD96-42 LARGE SCALE DEVELOPMENT - RIO BRAVO CANTINA BUTLER, ROSENBURY & ASSOCIATES - N OF MILLSAP, W OF COLLEGE The first item was a request for a large scale development for the Rio Bravo Cantina submitted by Geoffrey Butler of Butler, Rosenbury & Associates for property located north of Millsap Road and west of North College Street. The property is zoned C-2 (Thoroughfare Commercial) and contains approximately 1.95 acres. Ms. Little advised there were two planning issues: (1) the right-of-way requirement on Millsap and (2) parking lot aisle width. She explained that, since the final plat of the subdivision had been approved, the Master Street Plan requirements had changed. She stated the City had asked for 35 feet of right-of-way from the centerline but, after discussion with the Legal Department, the City would be willing to accept 30 feet from the centerline. She pointed out the final plat showed 25 feet from the centerline had been granted as a dedication and 5 feet was shown as an easement. Ms. Little reviewed the code on the parking lot aisle width. She pointed out the applicant was proposing three lanes at the entry/exit locations, two exit and one entry. She advised the City's requirements were that, if there were three lanes, they must be separated with a 10 -foot landscaped median. She stated the two exits might not be necessary and, if the developer changed the plat to only one entry and one exit, the aisle could be eliminated. Mr. Butler stated that, based on past experience, he was not comfortable with a 24 -foot wide ingress/egress. He pointed out that, with only a 24 -foot entrance, vehicles would have to slow down on the street and stated that, for safety reasons, he wanted to stay with a 30 -foot three -lane or 30 -foot two-lane. Ms. Little pointed out the City Street Standards as adopted by the Council allowed an entire street to be only 26 feet wide and therefore, believed 24 feet was adequate for an entry/exit. Mr. Butler stated he would like the Planning Commission to consider the 30 foot 3 -lane access. Mr. Allred explained waivers were discussed by the full Planning Commission. In response to a question from Ms. Little, Mr. Butler stated they were currently showing a total of 149 parking spaces. Ms. Little stated she and Mr. Lane had physically counted the parking spaces at Chili's Restaurant and counted 162 parking spaces. She pointed out the Chili's lot stayed full most of the time. She advised staff would support the applicant's request for a waiver on the number of parking spaces. Ms. Warrick advised the third waiver requested by the applicant was the size of the parking stall, reducing the stall from9x 19to9x18. • • Subdivision Committee Meeting January 21, 1997 Page 2 Ms. Little advised staff supported the waiver request, adding they believed 19 feet was excessive for today's smaller vehicles. In response to a question from Mr. Allred, Ms. Little stated the parking stalls at the Mall were 17 feet in length. Ms. Little reminded the Subdivision Committee the project was subject to the Commercial Design Standards and the applicant had provided a rendering of the building. She presented photographs of the Rio Bravo recently constructed in Springfield, Missouri. She advised the graffiti on the walls and the majority of the tin roof would both be eliminated since neither would be acceptable under the Commercial Design Standards. Ms. Hoffman asked if the project complied with the Overlay District regulation regarding greenspace and parking islands. Ms. Warrick stated the subdivision was exempt from the Overlay District but did -Comply with the Commercial Design Standards. She pointed out the lot was 85% developed. Ms. Hoffman stated it looked as though there was very little greenspace along the front of the lot adjacent to Highway 71 Bypass. Mr. Butler advised the subdivision covenants were quite restrictive. After discussion, Ms. Little advised the City did not enforce the subdivision covenants. She further stated the City had originally asked for joint access on the subject tract but had determined it would be difficult to get joint access on platted property. She noted, however, staff would be asking for joint access on any furore commercial subdivisions. Mr. Forney expressed concern regarding the number of curb cuts near the intersection of Planeview and Millsap. He asked the distance between the curb cuts. He pointed out that, in less than 275 feet, there were 4 curb cuts. Mr. Lane advised the City Standards required 40 feet between commercial drives and the project did meet those standards. MOTION Mr. Forney moved to forward the large scale development to the Planning Commission. Mr. Reynolds seconded the motion. • • Subdivision Committee Minutes January 21, 1997 Page 3 PP96-9: PRELIMINARY PLAT - STONE BRIDGE MEADOWS BILL MEADOWS - N OF STONE FARM RD. E OF DEAD HORSE MOUNTAIN RD. The next item was a preliminary plat for Stone Bridge Meadows submitted by Dave Jorgensen, Jorgensen & Associates, on behalf of Bill Meadows for property located north of Stone Farm Road and east of Dead Horse Mountain Road. The property is in the county and currently going through the rezoning(to R-1, Low Density Residential)/annexation process. (RZA96-19 and RZ96-19) It contains approximately 37.97 acres with 78 proposed lots. Ms. Little advised the Planning Commission had, at their last meeting, recommended approval of the annexation and rezoning of the subject tract however, the annexation and rezoning had not been before the City Council. She stated any action taken by the Planning Commission on the subdivision would have to be subject to approval of the annexation and rezoning by the City Council. In response to a question from Ms. Little, Mr. Jorgensen advised his staff had checked with Cheryl Zotti, Solid Waste, regarding the tum radius and had changed the cul-de-sacs. Mr. Beavers advised he would work with Ms. Zotti and Mr. Jorgensen regarding the radius. Ms. Little asked about the location of the property to be dedicated for park lands. Mr. Jorgensen pointed out the area on the vicinity map. Ms. Little stated 1.95 acres would be the required dedication for the subject project but it appeared there was much more property than that. She asked what percentage of the park land was in the flood plain and what percentage was in the floodway. Mr. Jorgensen stated 100% of the property was in the flood plain but he was not sure the amount of the property in the floodway. Ms. Little requested he know both the percentage of the land in the floodway and the total acreage of the park lands by the Planning Commission meeting. Mr. Jorgensen explained they were allocating park lands for future development. Ms. Little asked if there needed to be a fence between the golf practice range and the park lands. Mr. Meadows stated they would be fencing the practice range. Ms. Little stated there was also a Master Street Plan issue. She advised staff had requested the concept plat so the Planning Commission members could see the entire proposed development. She explained there needed to be an assessment for off-site street improvements. She pointed out there were 134 lots according to the concept plat. She advised staff did not have a recommendation at this time on the off-site improvements but she and Mr. Venable and Mr. Beavers would review the plat and have a recommendation by the date of the Planning Commission meeting. She further noted there was a need for additional right-of-way on Highway 16 and a better definition on the capacity of the lift station. Mr. Beavers stated staff did not want the second lift station. He further advised the current city sewage treatment plant to the northeast of the site might or might not have the capacity for the additional load caused by the subject property. He noted OMI was to be contacted to see what improvements would be needed for the plant, to be paid 3 • • • Subdivision Committee Minutes January 21, 1997 Page 4 for at 100% by the developer. Ms. Little reminded staff there had been questions regarding the location of the lift station in the flood plain. Mr. Beavers stated the location could be worked out when the construction plans were submitted. In response to a question from Mr. Allred, Mr. Beavers advised the assessment for sewers would be up -front. Ms. Little advised the city had requested a stub out between lots 46 and 47 for circulation purposes. She stated the normal requirement for subdivisions was that blocks not be longer than 300 feet but, due to the golf course on the west side of the tract, the city would not request any stubouts on the west. She further stated the city would be agreeable to a stubout at a different location than between lots 46 and 47 but did want a stubout to the east. Mr. Jim McCord, representing Mr. Meadows, advised that, if the Planning Commission required a stubout, the developer preferred a different location than between lots 46 and 47. He questioned the need for a stubout since there were two points of ingress/egress. He expressed concern that, if the adjoining property was to be developed and used the stubout, the traffic would funnel through the subject subdivision. He pointed out the Subdivision Regulations stated local streets should minimize through traffic. He contended the stubout would maximum through traffic, not minimize it. He further contended the stubout would be contrary to the ordinance. Ms. Little advised the city did not object to the relocation of the stubout but wanted the stubout to serve the adjacent property owners with large tracts of land. She requested Mr Jorgensen identify the adjacent tracts of land and the property owners. She explained they would like to center the stubout so it could serve more than one tract of land. She pointed out one of the points of ingress/egress was a major arterial and there needed to be a way to get back to the arterial. She contended the flow of traffic would be minimized by having more connections rather than fewer connections. Mr. Jorgensen stated he could get a layout of the property to the east so the best location for a stubout could be determined. He advised the largest property owner was to the south (Ray and Vema Jones) and they owned property over to Roberts Road. He noted there was a house on the adjacent property; there was also a large pond to the east of the proposed subdivision. Mr. Allred requested Mr. Jorgensen met with staff prior to the Planning Commission meeting and determine the best location for a stubout. In response to a question from Mr. Fomey, Ms. Little explained staff needed to see how the Master Street Plan was affected by the entire property. Mr. Fomey requested a map of the entire tract showing the Master Street Plan and the park lands. He also asked how "fixed" was a proposed street on the Master Street Plan. Ms. Little stated none of the proposed streets were "fixed" however, they had reviewed topo's when preparing the Master Street Plan She pointed out the proposed streets in this area were directed toward narrow parts of the river so large bridges would not have to be constructed. In response to a question from Mr. Forney, Ms. Little explained the Parks Board had made a determination they wanted land in lieu of money but the location of the park had been determined by the park's staff but had not been approved by the Parks Board. Mr. Forney expressed hope the Parks Board knew what they wanted to do with the park -- leave it as undeveloped • • • Subdivision Committee Minutes January 21, 1997 Page 5 land, construct ballfields, etc. He pointed out the use of the park would determine the type of roadway required. Mr. Beavers advised he had requested Mr. Jorgensen review the sight distance on Highway 16 looking to the east. Mr. Jorgensen stated it was not as desirable as could be but it would work. Mr. Beavers also noted that, if a stubout was not required, he would want a utility easement at that location. Chuck Rutherford advised the plat needed to reflect sidewalks on Goff Farm Road. In response to a question from Mr. Forney, Ms. Little advised staff would look at the entire proposed development in order to make recommendations as far as off-site improvements. Mr. McCord stated the ordinance provided the developer could be required to contribute to off-site improvements where the need for such improvements was created wholly or in part by the proposed development. He stated the improvements were already in place at the intersection of Highway 16 East and Highway 265 and he did not think they should be required to contribute to improvement of that intersection. Mr. Jorgensen asked that the contribution for off-site improvements be relevant to the project. Mr. Beavers asked if the crossings on existing county roads were going to be at grade Mr. Meadows stated they would be at grade. Chief Mickey Jackson reiterated the hydrant locations needed to be as on the original submission plus the one requested. He recommended moving the hydrant located between lots 38 and 39 to between lots 36 and 37. In response to a question from Mr. Forney, Mr. Meadows advised there were two road crossings across the golf course. MOTION Mr. Forney moved to forward the plat to the Planning Commission. Mr. Reynolds seconded the motion. The meeting adjourned at 10:15 a.m. 6 SUBDIVISION COMMITTEE MINUTES 1997 ALTER, MONTE AND FAYE- LOT SPLIT (LS 97-12.00) 67 ARKANSAS BOOK SERVICES (LSD 97-24.00) 335 ARNOLD, GENE- LOT SPLIT (LS 97-11.00) 65 BLOCKBUSTER VIDEO (LSD 97-12.00) 200 BLOCKBUSTER VIDEO (LSD 97-12.00) 165 BLOCKBUSTER VIDEO (LSD 97-12.00) 156 BLOCKBUSTER (AD 97) 282 BLOCKBUSTER VIDEO (LS 97-21.00) 163 BLOCKBUSTER VIDEO R -O -W REDUCTION (AD 97-13.00) 301 BOIS D' ARC, PHASE II (PP 97-4.00) 99 BOIS D' ARC (PP 97-4.00) 116 BRUCE HAUSER (LS 97-24.00) 216 BRYAN WALKER III (LS 97-34.00) 328 CANTERBURY PLACE PRELIMINARY PLAT (PP96-8.10) 19 CARLON BASSETT (LS 97-20.00) 171 CHARLESTON PLACE PUD (PP96-8.10) 38 CHARLESTON PLACE PUD (PP96-6.40) 6 CIRCUIT CITY (LSD 97-18.00) 218 CRONIN, SUSAN- LOT SPLIT (LS97-3.00) 26 CRYSTAL SPRINGS PHASE II, MASTER ST PLAN RECON (AD 97-16.00) 303 DAVID LYLE VILLAGE (FP 97-4.00) 234 DEERFIELD PLACE PRELIMINARY PLAT (PP97-3.00) 27 DEVELOPMENT OF PARKING AS CROSS STREET SERVICES (AD 97-12.00) 279 DOLLAR GENERAL STORE (LS 97-14.00) 255 DOLLAR GENERAL STORE (LS 97-19.00) 252 ERIC AND TAMMIE HARPER (LS 97-16.00) 173 FAYETTEVILLE WAREHOUSE (LSD97-5.00) 48 FAYETTEVILLE WAREHOUSE (LSD97-5.00) 89 FIELDSTONE PHASE IV (FP 97-3.00) 205 FRANIS HOLCOMB (AD 97-6.00) 143 FRANIS HOLCOMB (AD 97-6.00) 159 GRACE HUNT (LS 97-22.00) 185 HAZEN, JAMES- LOT SPLIT (LS97-4.00) 30 HENRY TUCK (PLA 97-00 AND LS 97-17.00) 121 HUNT CLUB SUBDIVISION (PP 97-2.00) 125 JIM WATSON (LS 97-23.000 203 KEYSTONE CROSSING (LSD 97-7.00) 71 KIRKWOOD ADDITION (97-1.00) 14 LOTS 4r & 7 SPRING PARK (LSD 97-19.00) 240 MAY CONSTRUCTION (LSD 97-11.00) 112 MCDONALD'S (LSD 97-10.00) 138 MCDONALD'S (LSD 97-10.00) 106 MCDONALD'S (LSD 97-10.00) 128 MEADOW BROOKS APARTMENTS (LSD97-6.00) 53 MEADOW BROOKS APARTMENTS (LSD 97-6.00) 83 MEADOWBROOKS APARTMENTS (LSD 97-16.10) 179 MEADOWLANDS PHASE III (PP 97-8.00) 249 NORTH PARK PLACE PHASE II (LSD 97-15.00) 174 NORTH PARK PLACE II (LSD 97-15.00) 296 NORTH PARK PLACE II (LSD 97-15.00) 260 NWA MEDICAL IMAGING CENTER (LSD 97-16.00) 188 PANELS BY MIKEY (LSD97-1.00) 60 PETROMARK (LS97-I.00) 12 PROCTOR AND GAMBLE (LSD97-4.00) 36 RIO BRAVO CANTINA (LSD96-42.00) .1 SALEM VILLAGE (FP 97-1.00) 144 SALEM VILLAGE (FP 97-1.00) 196 SALEM VILLAGE PUD (FP 97-1.00) 207 SALEM VILLAGE FINAL PLAT (FP97-1.00) 33 SALVATION ARMY (LSD 97-8.00) 74 SALVATION ARMY (LSD 97-8.00) 94 SAM MAXINE WITT (LS 97-28.00) 232 SERENITY PLACE (PP 97-7.00) 243 SERENITY PLACE (PP 97-7.00) 225 SMITH- LOT SPLIT (LS97-9.00) 69 SPRING PARK, LOTS 4R & 7 (LSD 97-19.00) 283 SPRING PARK, LOTS 4R & 7 (LSD 97-19.00) 311 SPRING PARK II, LOTS 4R & 7 (LSD 97-19.00) 273 STAFFMARK (LSD 97-22.00) 322 STONE BRIDGE MEADOWS (PP96-9.00) 3 STONEYKIRK SUBDIVISION (PP 97-6.00) 191 SUMMIT DEVELOPMENT (LSD 97-20.00) 236 SUMMIT DEVELOPMENT (LSD 97-20.00) 319 SUMMIT DEVELOPMENT (LSD 97-2.00) 265 SUNBRIDGE CENTER (LSD97-3.00) 46 SUNBRIDGE SOUTH (LSD 98-1.00) 339 SUNRISE MOUNTAIN CENTER (PP 97-3.000 127 SUNRISE MOUNTAIN CENTER (PP 97-3.00) 96 SUNRISE MOUNTAIN CENTER (PP 97-3.00) 78 SUNRISE MOUNTAIN CENTER (PP 97-3.00) 145 SUPERIOR CAR WASH- DON GINGER (LSD97-2.00) 31 SUPERIOR CAR WASH (LSD 97-23.00) 331 TANY AND GARY MARS (LS 97-26.00) 230 TIPTON LOT SPLIT (LS97-2.00) 24 TOM JANUARY (LSD 97-13.00) 183 TOM JANUARY (LS 97-18.00) 148 • TOM JANUARY (LSD 97-13.00) 152 WAYNE KELLER (LS 97-32.00) 304 WEDDINGTON PLACE SUBDIVISION (RFP 96-12.10) 270 ZACHRY- LOT SPLIT (LS97-13.00) 68 ZIO'S ITALIAN KITCHEN (LSD 97-21.00) 307 • •