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HomeMy WebLinkAbout1998-05-28 - Minutes• • • MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on May 28, 1998, at 8:30 a.m. in Room 111 of the City Administration Building located at 113 W. Mountain Street, Fayetteville, Arkansas. ITEMS REVIEWED: 1. LSD 98-12.00: Medical Plaza, Trichell 2. LSD 98-18.00: Airport Rescue Facility 3. LS 98-18.00: First Security Bank 4. LSD 98-16.00: First Security Bank 5. LSD 98-14.00: Cracker Barrel ACTION TAKEN Approved to PC Approved - No further action Approved - No further action Tabled to next SDC Approved to PC MEMBERS PRESENT: Robert Reynolds, Phyllis Johnson, Lorel Hoffman, and Sharon Hoover STAFF PRESENT: Alett Little, Dawn Warrick, Jim Beavers, Chuck Rutherford, Mickey Jackson, Beth Sandeen, Tim Conklin LSD 98-12.0O:J.ARGE SCALE DEVELOPMENT (MEDICAL. PLAZA aka TRICHELL1 LOT 14. CMN BUSINESS PARK SOUTH OF MILLSAP AND WEST OF PLAINVIEW This item was submitted by Northwest Engineers on behalf of John A. Griffin for property located on Lot 14, CMN Business Park south of Millsap Road and west of Plainview Avenue. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.9 acres. Kurt Jones with Northwest Engineering appeared on behalf of the applicant. Staff Comments. The cross access for this project has been provided to the east to the John Cole Building. The applicant is currently getting a new cross access to the south to the property owned by Washington Regional Medical Center for Assisted Care Units. All parking issues have been revised and approved and landscaping has been approved. Issues to address. Ingress and egress from the property in which staff has made a recommendation of one curb cut and applicant requests two curb cuts. Commercial Design Standards: This project came before the Planning Commission previously, and therefore, the commissioners would have the elevations which were provided at that time. All parking lot sizes do meet the requirements according to the ordinance. ❑ Mr. Jones stated he had shortened the building less than two feet. Mr. Rutherford stated his requests have been met. • Subdivision Committee Meeting Minutes May 28, 1998 Page -2- Mr Beavers noted the maple trees may be too close to the water line and noted the requirement states trees should not be within 10 feet of water/sewer. Mr. Jackson inquired if building would be sprinklered and according to Mr. Jones, he stated he would check to verify, but he believed this building would be sprinklered. Ms. Sandeen stated the screening requirements and landscaping issues have been met. She further stated in order to meet the screening requirement the trees would have to be planted in the easement and the developer would have to bear the cost of the replacing the trees in the event the water/sewer had to do any work. Ms. Sandeen further noted the trees in the south parking area do not have adequate root space to grow. Commercial Design Standards require a minimum of 100 square feet per tree. The trees the developer would be using would be Bradford Pears and are relatively small. She further noted whenever they are ready for inspection she would need to be contacted prior to meeting out there. Ms. Little inquired if Mr. Jones had sent out the notices prior to this meeting. O Mr. Jones stated he did not send out notices for this meeting due to the project being tabled. Ms. Little asked that notices be sent out prior to going to Planning Commission. Ms. Little noted there were no regulations limiting curb cuts to one, but noted that in the past there were limits placed for the purpose of safety traffic. ❑ Mr. Jones stated the applicant would need two curb cuts in order to serve 100 parking spaces all day long, to include approximately 20 employees. He further stated this facility is a medical clinic with patients coming and going all day, and noted the cross access was to allow people to go to adjacent property without going back on the street and not for the purpose of funneling traffic. Ms. Little stated there are restaurants in town with peak hours of operation with one curb cut and they have over 100 parking spaces and do not seem to have any problem during peak hours. She further noted the developer did provide information at the last Subdivision Committee of other places in that area since the advent of Commercial Design Standards which have come about with development of Millsap Road and have limited curb cuts to one. Rio Bravo, John Cole Building, and an Imaging Center. Rio Bravo contains approximately 150 parking and argued for two curb cuts, and staff's recommendation was for one, and they have received two curb cuts. Ms. Hoffman made a recommendation of a wider driveway with a left turn designated lane and a double right turn lane. Ms. Little stated if they had one in and two lanes out, they would need to be separated with an island. O Mr. Jones stated his concern was for both the in and the out to eliminate backup traffic. He further stated there was no regulation preventing two curb cuts and have no evidence that two curb cuts would create a safety issue. Public Comments: • • • Subdivision Committee Meeting Minutes May 28, 1998 Page -3- There were no public comments. Ms. Hoffman moved to forward this project to Planning Commission with recommendation for one curb cut be considered per staffs recommendation. Ms. Johnson seconded said motion as stated. Mr. Jackson stated if the building code requires a sprinkling system, the developer would need to install the sprinkler system. ❑ Mr. Jones stated they would provide a sprinkler system if a sprinkler system is required. Said motion carried on a vote of 3-0-0. • • • Subdivision Committee Meeting Minutes May 28, 1998 Page -4- J.SD 98-18.00: LARGE SCALE DEVELOPMENT (AIRPORT RESCUE FACILITY) 4500 SOUTH SCHOOL STREET This item was submitted by Crafton, Tull and Assoc. on behalf of Fayetteville Municipal Airport for property located at 4500 South School Street The property is zoned I-1, Heavy Commercial/Light Industrial, and contains approximately 525.4 acres. Bob Bryan with Garver and Garver and Don Green with the Fayetteville Airport appeared before the Subdivision Committee. Staff Comments: Ms. Little stated this project would be a fire station for Drake Field and would include living area for fire fighters and placement for snow equipment. The housing quarters would be on the second floor. The fire station would be moving over to the east side and would allow better access to the runways and airplanes and is a requirement of the FAA. Issues to Consider: 1. There are no sidewalks along the front of the Fayetteville Municipal Airport and the staff's recommendation would be for the engineer to come up with a percentage for this particular facility based on the overall airport development. 2. Mr. Rutherford stated he had talked with Steve Davis and he would be willing to come up with a formula to reach this amount. Mr. Rutherford stated the asphalt sidewalk adjacent to the curb which is typical to Hwy 62. There were no other staff comments. Subdivision Committee Recommendations: This facility would not serve anything other than the airport according to new FAA regulations. public Comments: There were no public comments. Ms. Johnson moved to approve this project subject to conditions and recommendations of staff to work with staff concerning sidewalk issues. Ms. Hoffman seconded said motion. This motion was approved unanimously on a vote of 3-0-0. • • • Subdivision Committee Meeting Minutes May 28, 1998 Page -5- LS 98-18.00: LOT SPLIT (FIRST SECURITY BANK) SOUTH OF JOYCE BLVD AND EAST OF HWY 71B (LOT 10. VANTAGE SOUARE SUBDIVISION) This item was submitted by Crafton, Tull and Assoc. On behalf of First Security Bank for property located south of Joyce Blvd. and east of Hwy 71B (Lot 10, Vantage Square Subdivision). The property is zoned C-2, Thoroughfare Commercial and contains approximately 16.21 acres. This is the first lot split request. Chris Parton with Crafton, Tull and Associates appeared before the Subdivision Committee on behalf of the applicant. Staff Comments 1. There is one MSP street from Millsap Street to the North. As development occurs, each parcel shall make a contribution. However, this discussion should take place at the LSD stage and not the lot split. 2. This is C-2 zoned property and therefore it would be entitled to one sign according to the ordinance. If there are no restrictions made, there would be an additional pole sign and staff's recommendation would be that this not be deferred. A monument sign is considered a free-standing sign, and if the developer proposes to use a monument sign, this would allow the other lot to have another free-standing sign. There were no additional staff comments. Public Comments: There were no public comments. Subdivision Recommendations: Ms. Hoffman moved to approve Lot Split 98-18 subject to Lot 10A and Lot 10B being entitled to one monument sign each. Mr. Reynolds seconded said motion. Said motion carried unanimously on a vote 3-0-0. • • • Subdivision Committee Meeting Minutes May 28, 1998 Page -6- LSD 98-16.00: LARGE SCALE DEVELOPMENT (FIRST SECURITY BANKI SOUTH OF JOYCE BLVD AND EAST OF HWY 71 B This item was submitted by Crafton, Tull and Assoc. on behalf of First Security Bank for property located south of Joyce Blvd. and East of Hwy 71B. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.99 acres. Staffs Comments. Ms. Little stated this project is for Lot 10B, for a two-story bank building. Staff does not have any comments for Commercial Design Standards, and request the materials for review. The applicant is requesting wider than normal drives and staff does not support this recommendation. The parking area is 24 feet and all driveways should be revised to 24 feet. Ms. Little further noted in the area where there would be a lot of traffic this depth would be acceptable and also the corner possibly 26 feet would be acceptable. Request for a contribution for Vantage Street which is a MSP street The recommendation for the formula would be Lot 10 would bear 50 percent of the contribution, and Lot 10B would be 25% of the 50% of Lot 10 or 1/8 of the cost of Vantage Street. This street would cross Mud Creek. ❑ Mr. Parton stated this had not been discussed at Technical Plat Review and was not aware of this requirement. Ms. Little stated when the MSP streets were requested to put on the vicinity map and when the revisions were submitted then staff was able to deal with the information. Ms. Johnson inquired if there were any regulations for developers regarding what requirements are requested in the vicinity maps to show what we need in order to make the proper recommendations. Ms. Little stated the bylaws state the developer has to show all streets within one mile for connection purposes, Mr. Rutherford noted the requirement at Technical Plat Review for the sidewalks to be shown continuous through the driveway approaches have not been met. Mr Beavers stated he had requested additional drainage information which has been provided and addressed the small sewer line. He requested the developer move it towards the center of the easement. Ms. Little stated the other issue would be the one lane in and two lanes and staff has accepted the proposal which would amount to one curb cut separated by an island. The current ordinance requires the curb cuts to be separated 25 feet of each other. The one on this side on the northwest would meet the requirements. There were no further staff comments. Public Comments: There were no public comments. Subdivision Committee Comments and Recommendations- • • Subdivision Committee Meeting Minutes May 28, 1998 Page -7- The parking requirements have been met. ❑ Mr. Parton stated the developer is requesting to keep the rear drive 44.5 feet because the cars would back up during peak hours and this would create problems. There was a suggestion by Ms. Hoffman to eliminate some of the parking spaces in the rear which would leave greenspace. The applicant stated the bank had requested an additional 25 feet over what they initially had intended in order to provide the additional greenspace on the southeastern side of the property. Recommendation: Ms. Little stated staff would support a 40 foot dive. Forty feet would allow a 24 foot back up area and a 16 foot travel lane . The developer is in agreement with this recommendation. The outside slot was designed basically for an escape route so traffic would not have to go through the lines. Ms. Hoffman moved to table this project to the next Subdivision Committee in order to allow the applicant time to discuss their position on the revisions and to look at the Vantage Street future construction contribution. Mr. Reynolds seconded said motion as stated. The motion carried unanimously on a vote of 3-0-0. • Subdivision Committee Meeting Minutes May 28, 1998 Page -8- LSD 98-14.00: LARGE SCALE DEVELOPMENT (CRACKER BARREL) SOUTH OF 6111 STREET AND EAST OF HWY 71 BYPASS AND FUTRALL DRIVE This item was submitted by CEI Engineering on behalf of Cracker Barrel for property located south of 6th Street and east of Hwy 71 Bypass and Futrall Drive. The property is zoned C-2, Thoroughfare Commercial and contains approximately 3.15 acres. Staff Comments: Developer will be presenting the following to be addressed at Planning Commission: 1. Vacation of a 50 foot street right of way which has not been built. 2. A property line adjustment to allow more space and staff does support. In order to do this, the street would have to be moved over and this would be at the developer's cost and expense. 3. Sign variance for a 30 foot in height sign with 75 square feet to be built within the parking lot on the north side of the building on the island. 4. Conditional use for excessive parking. Our ordinance allows 1/200 sf. giving them 48 spaces and with 20% over would allow 58 parking spaces maximum. They are requesting a total of 152 spaces: 141 car spaces, 6 handicap spaces, and 5 bus/RV spaces. Copies of their letters of written request are attached to minutes Ms. Little noted on the rear of the building noted the bus access and RV parking would be close in proximity for safety purposes. 0 Mr. Reppert stated they would remove one of the RV parking spaces and this would allow additional space. This would also move their parking request down to 151 spaces. Mr. Rutherford noted the sidewalk shown going through the proposed street. He stated the City of Fayetteville only requires it continue through the driveways. Mr. Beavers, Engineering, noted the engineer was currently working on the drainage requirements and this would be addressed at the final design and also noted his concern about the size of the culverts. ❑ Mr. Reppert stated a study is currently in process for the drainage and the culverts and they were working on this issue at the present time. Mr. Jackson, Fire Chief, requested the building be sprinklered. Ms. Sandeen, Landscaping Administrator, noted on the isometric landscaping design board did not reflect the trees which will be added and planted on the new street frontage. It was noted the development would contain 30% greenspace and only 15% was required. Mr. Conklin stated the property is in the flood plain, and therefore, they would need to obtain a flood plain development permit, and after construction, apply for a letter of map revision from the Corps of Engineers. Public Comments: • • • Subdivision Committee Meeting Minutes May 18, 1998 Page -9- There were no public comments. Commercial Design Standards. 1. This would be a steel structure with stick frame surrounding it. It would contain board and battan finish. The battans are I "x3" on 3/8" western cedar or fir depending on availability. 2. On the north is a hotel and to the south the property is vacant. 0 Mr. Reppert stated the trademark of Cracker Barrel restaurant contains an old country store with anywhere from 40 to 100 rocking chairs (wooden) which people buy and wait for their meals. They have antiques across the front porch. There is not much they can do to change the structure and still maintain their trademark. They depend on the interstate for their business and presently have 352 restaurants nation wide. He showed a photo reflecting the typical Cracker Barrel. He further stated this business will bring $4 to $7 million dollars a year in business which would not normally stop off the interstate and have been known for filling the surrounding restaurants and hotels because people do plan their trips around Cracker Barrel. The restaurant will be approximately 2,400 sf, and their traffic studies show they have 90 cars per hour with an 1 hour wait. Their hours of operation would be from 6:00 a.m. to 10:00 p m on weekdays and 11:00 p.m. on weekends. 0 Mr. Rick Rogers with CEI stated Cracker Barrel went above the call of duty by bringing in a crane and driving along the interstate at various locations to check the height of signage and according to the study this is reflected in their plans in order for Cracker Barrel to be seen from the interstate. ]sues. 1. Sign on the rear side of the building - question as why on the back. 2. Boxlike structure with unarticulated sides. 3. Right (south) elevation will conflict with ordinance concerning buildings seen from public street. Recommendations. • 1. Consider installing fake windows or shutters on the right elevation side. 2. Consider extending the porch to the right elevation side. If porch is installed on this side, this would possibly eliminate the trees suggested for landscaping, but they would consider putting planters on the porch. Vicinity map needs to be clearer and give more detailed information to show Beechwood connection and to correct the spelling of Futrall Drive. 4. Planning Commission will view the site at Agenda Session. 5. Consider shared parking arrangement or agreement with Best Western Motel. Ms. Johnson moved to forward this item to Planning Commission with no recommendations and the issues will be addressed at Planning Commission. Ms. Hoffman seconded said motion as stated. Said motion was unanimously approved on a vote of 3-0-0. There being no further business, the meeting was adjourned at 10:40 a.m.