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HomeMy WebLinkAbout1998-09-17 - Minutes• • • MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on Thursday September 17, 1998, at 8:30 a.m. in Room 111 of the City Administration Building located at 113 West Mountain Street, Fayetteville, Arkansas. ITEMS REVIEWED ACTION TAKEN PP 98-9.00: Preliminary Plat (Guinn) Forward to PC FP 98-4.00: Final Plat (Emerald Subdivision, Phase II) Tabled LSD 98-26.00: Large Scale Development (Hanna) Forward to PC PP 98-8.00: Preliminary Plat (Pine Valley V) Tabled MEMBERS PRESENT: Robert Reynolds - Chairman, Phyllis Johnson, Lee Ward Sharon Hoover - Planning Commissioner STAFF PRESENT: Jim Beavers, Nancy Dugwyler, Chuck Rutherford, Alett Little, Dawn Warrick and Liz Hopson PP 98-9.00: Preliminary Plat (Guinn) north of Hwy 45 and east of Co. Road 83 This item was submitted by Don Phillips on behalf of C L Guinn for property located north of Highway 45 and east of Co. Road 83. The property is in the planning area and contains approximately 5 acres with 4 lots proposed. Eddie Guinn appeared in support of the project. Staff Comments: Little: This property is in the county and is north of Highway 45. It has frontage on Oakland - Zion Road. This is a bit of an unusual configuration with the house on lot 3 having no frontage to a public street. Lot 4 has some frontage to Highway 45 in the corner of the lot. Lot 3 has been given access to Oakland -Zion Road, but it is a private drive. These are Targe lots, and the area on the plat marked "house under construction" reflects a house that is virtually complete. There are no additional staff issues. Guinn: His father is distributing the lots among he and his two sisters. He will receive lot 3. The private drive was designated at the request of the Washington County Planning Commission. Commissioner Ward moved to forward this item to Planning Commission. Commissioner Johnson seconded said motion. The motion was approved on a vote of 3-0-0. Subdivision Committee Minutes September 17, 1998 Page -2- FP 984.00: Final Plat (Emerald Subdivision. Phase 11) north end of Emerald This item was submitted by Jorgensen and Associates on behalf of J. B. Hayes for property located at the north end of Emerald. The property is zoned R -O, Residential Office, and contains approximately 2.23 acres with 3 Tots proposed. Dave Jorgensen appeared on behalf of the applicant. Staff Comments: Little: There are issues regarding the easement at the south end of the cul-de-sac. The plat shows part but not all of the easement. There was supposed to be a 15 foot easement all the way across on the north side, and the plat shows it on the east side but not the west side. The easement on the south side changed to a 10 foot easement. for a total of 25 feet split into increments of 10 and 15 feet. Rutherford: He was not notified as to whether or not the sidewalk was cleared. Little: Beavers: When the Planning Division did their review of the property, they thought the sidewalk needed to be -put in because they didn't see it, but Mr. Rutherford confirmed that the sidewalk was in place but needed to be cleared. In October 1996 when the construction phase was approved, he informed Mr. Jorgensen that the geotech engineer would have to review the slopes of the project. Mr. Jorgensen has not taken this action, so he requests that this project be tabled. Little: Planning will require a vacation request for the remainder of the 100 foot square right of way shown on the plat for phase 1. Commissioner Johnson moved to table the motion until the applicant can provide proof that the sidewalk has been cleared, that adequate proof is provided that the geotech engineer has investigated the slopes of the project, and that the vacation request is provided for the right of way around the cul-de-sac. Commissioner Ward seconded said motion. The motion was approved on a vote of 3-0-0. • • • Subdivision Committee Minutes September 17, 1998 Page -3- LSD 98-26.00: Large Scale Development (Hanna) Lot 16 of Fayetteville Industrial Park This item was submitted by Kurt Jones of Crafton, Tull and Associates on behalf of Burt Hanna for property located at Lot 16 of Fayetteville Industrial Park (the northeast corner of Borick Drive and Armstrong Drive). The property is zoned I-2. General Industrial, and contains approximately 46.74 acres. Geoff Bates appeared on behalf of the applicant. Staff Comments: Little: Sidewalks need to be constructed along Armstrong and Borick Street lights need to be placed every 100 feet. Beavers: Engineering has issued a partial release and is waiting on a drainage report. Is there a street extension planned for Borick Drive? Bates: He has no idea. Kurt Jones is out of town, and he just received the information on this project from the office this morning. Rutherford: Remove the radius lines for the sidewalks through the driveways. Greenspace needs to be shown on the plat, and there is a discrepancy with the legend versus what is indicated on the plat that needs to be corrected. Little: The large scale development is valid for one year and the applicant will need to come back if the project is not completed within that time. Beavers: His conversations with the developer indicate that this project is to be constructed all at once with no phasing. Little: The plat needs to be revised to take the phase line off. Commissioner Ward moved to forward this item to Planning Commission pending staff revisions. Commissioner Johnson seconded said motion. The motion passed on a vote of 3-0-0. • • • Subdivision Committee Minutes September 17, 1998 Page -4- PP 98-8.00: Preliminary Plat (Pine Valley) north of Wildwood Drive and west of Shiloh Drive This item was submitted by Kurt Jones of Crafton, Tull and Associates on behalf of BMP Development for property located north of Wildwood Drive and west of Shiloh Drive. The property is zoned R-2, Medium Density Residential, and contains approximately 5 acres with 6 Tots proposed. Geoff Bates appeared on behalf of the applicant. Staff Comments: Little: Reynolds: Johnson: Little: This item was discussed at a previous Subdivision Committee meeting. There is the issue of parks fees to be paid in the amount of $4,200. Lots 1-5 share curb cuts, and lot 6 is limited to one curb cut. This property has been rezoned R-2, and there are no restrictions based on the new zoning. The plat reflects one 4-plex in a mostly duplex environment. There is a stub out to the west on the north side of the development, but there is no good way to connect to it. Hamestring Creek runs through the property east to west; therefore, if a street connection were to be [Wade, it would have to cross the creek, which would be difficult. She inquired about the possibility of superimposing flood plain maps onto the vicinity map. She reviewed plat page 363 where the development will be located. The total number of lots is 80, and there is mostly duplex construction on these lots. There is no good way for traffic to flow into and out of the development because the only outlet is to Shiloh Drive. and Shiloh exits only to the north. It is not connected to the south Ward: He asked about the size of lot 6. It is 2 acres. Bates: Much of the area of lot 6 is in the flood zone. Little: There are some problems with the survey, specifically with lot I in phase I. She requests that the developer double check the survey because of conflicting legal descriptions. Rutherford: The sidewalk indicated for the project seems adequate. Beavers: Each lot requires a separate grading and drainage permit, and he doesn't see that information with this submittal. Warrick: A tree preservation plan needs to be indicated on the plat. Public Comments: Jimmy and Dolores Griffin and Chris Jensen, property owners in the Pine Valley development, addressed the Committee. Dolores Griffin: There are numerous dead trees in that area. Their primary concern is traffic congestion in the Wildwood/Pine Valley area. Subdivision Committee Minutes September 17, 1998 Page -5- Jensen: Is there a proposed additional access to the development? The traffic flow keeps increasing, especially with the recent development of Arkansas Book Services warehouses in that area Johnson: She feels that traffic in this area is close to the recommended threshold number of ingress and egress. There are more than 100 households represented in this development. Ward: He inquired about the possibility of opening Shiloh as a frontage road. Jimmy Griffin: Dolores Griffin: Little: The traffic is intense onto Mount Comfort. Thankfully, his family has the ability to schedule their activities around peak traffic times, but that doesn't solve the problem. It was his understanding when he bought his property that the area would be developed with single family and duplex construction only, and he is concerned about the proposed 4- plex. She wonders if the committee is aware that their household count is more than they have stated as an approximation. The duplexes in that area are 3 -bedroom units, and there are many units where 3 college students share a dwelling. This increases the number of cars and the traffic count. It is her understanding that there was a promise made to the residents of the Giles Addition to construct Shiloh Drive south to Wedington Drive by the City Board about 6 years ago. Ward: The 4-plex construction on lot 6 could be created as a tandem lot with 2 duplexes. Little: Johnson: Little: Duplex construction is not allowed on a tandem lot, but the lot is large enough to support construction of 2 duplexes on a single lot. There is still the connectivity issue of how to get in and out of the development. She requests that the staff research the promise made to the residents of Giles Addition so that the City Council can uphold the promise. There are also some related issues that need to be addressed. The developer for this project has a history of not following through with the conditions of approval on previous projects. The list is as follows: Sidewalk Issues (Information provided by Sidewalk & Trails Coordinator) Sidewalks have not been constructed at the following locations where required: • Pine Crest Addition 3000 Wildflower St. Lot 98 (Pine Cone Drive) Subdivision Committee Minutes September 17, 1998 Page -6- • Pine Valley Addition. Phase III Lot 47 (Marigold Drive) • Brookhaven Estates Lot 2 (Brookhaven Drive) • Butterfield Meadows Lots I. 2 & 3 (Flint Creek Drive) Hidden Lake Estates 1617 Jordan Lane 1139 Cain Drive Between 1096 & 1644 Rhonda Drive Note: The required guarantee for sidewalks in Phase IV of Pine Valley was allowed to expire and building permits have been held since 7/16/98. Landscape Issues (Information provided by Landscape Administrator) Mr. Marquess submitted a "letter of intent" regarding tree preservation for Hidden Lake Estates to the Landscape Administrator dated November 3, 1995. The letter states that within 12 months of filing the final plat the trees depicted on the plat (35 sugar maples) would be installed. On October 8, 1997 the Landscape Administrator wrote to Mr. Marquess stating that the agreement for tree installation had not been met and that the requirement was still outstanding. Parks Issues (Information provided by Asst. Parks & Recreation Supt.) Hidden Lake Estates Minutes of the November 7, 1994 PRAB meeting reflect that Mr. Marquess stated that pavilions would be installed by the developers of the Hidden Lake park property. No pavilions have been installed - the developer is reminded that all improvements must meet ADA requirements and be approved by the Parks & Recreation Division. Pine Crest Addition An access easement shown on the final plat between lots 83 and 84 is not open and accessible to the public. A board fence is constructed across this easement which serves as access to the City's park land. Pine Valley Addition The fifty foot drainage / access easement should remain free of debris and fill material. Subdivision Committee Minutes September 17, 1998 Page -7- Engineering Issues (Information provided by Staff Engineer and Development Coordinator) The following is a listing of outstanding improvements and assessments for projects developed by Mr. Marquess: • Brookhaven (5/94 approval) Assessment of $10.000.00 for Stubblefield Road Assessment for "the construction of Millsap Drive connection part way with a cash contribution for the balance of the connection because of the significant grade change at that point." The cash contribution for the "balance of the connection" from Brookhaven west to Millsap was not defined and needs to be defined. The limits of the connection and "balance" must be determined. Street costs are generally approx. $190.00 per linear foot and the bridge or box culvert will generally be $45.00 to $65.00 per square foot. The distance from Sussex Drive to Millsap Road is approximately 630'. One half of a standard city street is estimated to be $59,850.00 without any cost calculated for culverts or bridges. Hidden Lake Estates (12/94 approval) Developer has allowed the dumping of fill (asphalt and trench disposal) on lots 19, 20 & 21 at the corner of Broadview and Old Wire Rd. which violates the grading ordinance. A "No Dumping" sign has since been posted. The lot(s) must also be brought into compliance with the grading ordinance. $10,000.00 assessment for Old Wire Road bridge improvements was received 8/98. • Pine Valley Assessment for Salem Road Bridge • Pine Crest Assessment for Salem Road Bridge $7,200.00 - Phase II Phase I ($7,200.00) and Phase IV $9,360.00 - Phase111($3,840.00) have been paid. $16,200.00 - Phase I $11,025.00 - Phase II $1,200.00 - Phase III Assessment for Hamestring Creek sewer pump station $14,400.00 - Phase I(Phase IV ($3,200.00) has been paid.) $9,800.00 - Phase II $1,000.00 - Phase III Subdivision Cotnmittee Minutes September 17, 1998 Page -8- Rutherford: On the listed offenses, the structures need sidewalks. He has spoken with Mr. Marquess who feels that the city should install these sidewalks because a Certificate of Occupancy was issued. Dugwyler: She has a safety concern about certain properties. She has spoken with Mr. Marquess about clean up of these areas, but he has taken no action. Johnson: There is no established procedure for this situation. Has the staff had these problems with developers in the past? Little: Each department has similar problems with individual developers, but this situation is unique in the sense that this is the first developer that many departments have problems with. Although there is no mechanism for staff level enforcement, there needs to be compliance on these issues. Reynolds: He recommends that all development be stopped for this developer and that this situation be brought to the attention of the City Council since there are so many violations. Commissioner Johnson moved to table the project. Commissioner Ward seconded said motion. The motion was tabled on a vote of 3-0-0.