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HomeMy WebLinkAbout2000-02-03 - Minutes• • MINUTES OF A MEETING OF SUBDIVISION COMMITTEE A regular meeting of the Subdivision Committee was held on Thursday, February 3, 2000 at 8:30 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS CONSIDERED ACTION TAKEN FP99-8: Covington Park II, pp295 LSD99-22: Butterfield Trail Village, pp175 Approved Forward to PC MEMBERS PRESENT MEMBERS ABSENT Bob Estes Lorel Hoffman Lee Ward None STAFF PRESENT STAFF ABSENT Tim Conklin Sara Edwards Janet Johns Ron Petrie Chuck Rutherford Eric Schuldt None • • • Subdivision Committee Minutes February 3, 2000 Page 2 LSD99-22: LARGE SCALE DEVELOPMENT BUTTERFIELD TRAIL VILLAGE, PP175 This item was submitted by David Norman of McClelland Engineers on behalf of Butterfield Trail Village, Inc. for property located at 1923 East Joyce Blvd. The property is zoned R-2, Medium Density Residential, and contains approximately 25.99 acres. David Norman and Don Honeycut were present on behalf of the request. Staff Recommendation Staff recommended approval subject to the following conditions: 1. Rare or landmark trees in the area of construction need to be indicated on the plat. If none are present, a note stating that is required. 2. Street lights are recommended every 300 feet on residential streets. Lights on private streets are not required. 3. Regarding 911 addressing, Overland and Cumberland should be called Drive or Way; Mud Creek should be Terrace or Place; Elk Horn should be Circle or Point; and, Cross Hollow and Signal Hill could be called Depot, Link, or Cutoff. 4. Sidewalks are shown on the plat without the five foot green space. The streets in this development will be private. Therefore, we cannot required sidewalks to be setback. 5. Approval is subject to all Plat Review and Subdivision comments. 6. Staff approval of final detailed plans, specifications and calculations for grading, drainage, water, sewer, fire protection, streets, sidewalks, parking lots and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with the City's current requirements. 7. Large scale development approval is valid for one calendar year 8. Prior to the issuance of a building permit, the following is required: a. Grading and drainage permits b. Separate easement plat c. Completion of all required improvements or the placement of a surety with the City as required by §158.01. Further, all improvements necessary to serve the site • • Subdivision Committee Minutes February 3, 2000 Page 3 and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Dedication of park land must be by warranty deed and accepted by the Parks Department. 9. Construction of Stage Road shall be completed with phase I. Committee Discussion Conklin: This is an addition to Butterfield Trail Village. They are proposing 120 units or 60 duplexes/townhouses. This originally came through the review process in August of 1999 and was pulled until the Parks Board could work out the park land dedication issue. They are showing park land in the southeast corner of the plat. They are also willing to give us a 30 foot easement for a trail along Mud Creek. Those issues have been worked out. They plan on building a club house located at the northwest corner which will have 28 parking spaces. This is zoned R-2 and the overall density for the project is 4.6 units per acre. I want to advise the applicant and they are aware of this already that the Corps of Engineers is conducting a flood hazard study which was scheduled to be completed in the fall of 1999. I have recently been told that it should be complete this spring. The reason I wanted you to be aware of this is that the water elevation could change and could impact some of the buildings along the south. I'm not sure at this point in time. All the streets are private. They are not public streets. They have a proposed access to the northwest. We have had discussions about making sure that road is open to the residents of this development. In the past, the City has received complaints from residents of Butterfield Trail about traffic and not being able to get out onto Joyce Boulevard This proposed access onto Old Missouri will be open during day light and business hours only. This is a private road that they will control. They are showing three phases and the applicant has been advised that if construction does not begin within the future phases within one year, it will have to come back through this process. Phase I is the west side. It is our understanding that Stage Road will be completed with phase I. Norman: We noted that in the phasing notes. Conklin: Yes. It says, "The access drive will be completed with phase one." That's all Planning staff has. Schuldt: Parks and Recreation Advisory Board recommended a dedication requirement of 1.2 acres and they are exceeding that requirement. They are adding land for a trail head that will eventually connect with the CMN dedication. • Hoffman: The trail land is in the flood plain. Is that a problem? • • Subdivision Committee Minutes February 3, 2000 Page 4 Rutherford: They originally dedicate 1.2 acres and they have gone over that. Conklin: They are showing the 100 year flood plain and flood way. The dashed line furthest to the north running parallel to the creek is the 100 year flood plain. There is some land outside of the 100 year flood plain. You can develop within the 100 year flood plain. Parking lots are allowed. There won't be any elevation requirements for the parking lot. You have to stay out of the flood way. There should be room to build the trail head. Rutherford: McGarver Engineering has been hired by the City of Fayetteville to located the trail. Norman: When do they expect to be complete on the design? Rutherford: I would say within a month. My recommendation for sidewalks along the culdesac is that they be continuous through the driveways. Norman: If we do that, we will probably come back along the driveway. Don and I talked about that. Petrie: Speaking of the park, it has been brought to my attention that there is going to be a parking lot there. Where the park is going to be there isn't any access. We would like to request an access easement to the north so we can get off of Old Missouri Road and into that parking lot. The creek's embankment doesn't allow any access. Norman: Further north on the property, is where we dedicated access. There's no way to make the transition there? Petrie: No. Norman: We included this piece to the north to allow access. Honeycut: We might be able to come off Old Missouri and do something parallel. We don't want to request anymore property. Petrie: That's about a 5 or 6 foot drop there. Hoffman: Looking at the topographic map at the grade, where is it located? Petrie: We can look at more in detail. I was just made aware of this yesterday. I'm not • sure we can pinpoint an exact location. • Subdivision Committee Minutes February 3, 2000 Page 5 Hoffman: Wasn't the Park's Department planning on doing a parking lot? Schuldt: Actually, this is a Sidewalk and Trails project. Rutherford: The trail itself is in our T21 federal funding project. The trail head is not. There will be access. Petrie: I'll look at this a little bit more. Honeycut: We're interested in leaving that property and the future culdesac in and developing more units. We won't be accessing Old Missouri. We haven't laid it out. As long as you stay parallel and close to Old Missouri, you can probably work it. Norman: It looks like maybe a 5 of 6 foot drop. If it's not accessible, there's no reason we can't extend that easement. Honeycut: Do we have to go before the Planning Commission? • Conklin: A large scale development could be approved at this level. i There aren't any waivers being request. Hoffman: I think they're ready to go to Planning Commission with issues like this to talk about. • Norman: There may be a waiver request. I don't know when that gets inserted in the process. I haven't talked to Don about that. In conjunction with dedication of the right of way along Old Missouri and Joyce Street, the agreement was that Butterfield would be exempt from any type of contribution to improve Old Missouri Road. Hoffman: Because of this project? Norman: Yes, because we dedicated the right of way along Old Missouri and Joyce. Conklin: This was discussed at plat review. Butterfield Trail owns the property that adjoins Old Missouri Road. We did a lot split and they dedicated 15 feet of additional right of way. Staff has not asked for any improvements on Old Missouri Road for this project with an understanding that when the east side developed, we would be looking at improvements to Old Missouri. Honeycut: We won't have any impact by not having access to Old Missouri. All accesses will be back into private property. We don't intend to sell it or use any access on Old • Subdivision Committee Minutes February 3, 2000 Page 6 Missouri other than the one. Estes: I'm not following that. When the lot split was done, there was a 15 foot dedication for widening Old Missouri? • Conklin: Yes, sir. Estes: Now what we're hearing is that the way this property would be developed is through what is now marked Cross Hollow and Signal Hills and a culdesac back in here and there would be no ingress/egress onto Old Missouri. Why would the applicant be asked to contribute any money to Old Missouri? Conklin: We didn't ask for money on this project. Norman: We dedicated right of way. Estes: I thought there was the inference or the innuendo that at some time in the future, they may be asked to contribute. Conklin: They may be asked to make a contribution when they develop the property to the east. Estes: Why is that? They have already given right of way. Conklin: By City ordinance, if the street is substandard and they are developing along a substandard street, we require improvement 14 feet from centerline with curb, gutter, storm drainage, and sidewalk. Estes: Even though there is no ingress/egress onto that street. Conklin: I'm not sure how this will develop in the future. We could look at that and make a finding that they have not caused a need for any improvement. Honeycut: We would request that. We're watching our budget on these items. We're nonprofit, so we're trying to keep the costs down. A street improvement would make a big difference on unit prices over there. Conklin: They would have to bring that development back through. Hoffman: I'm surpnsed that you're not going to directly access Old Missouri. Stage Road does have access to Old Missouri. • • Subdivision Committee Minutes February 3, 2000 Page 7 Honeycut: That will be gated. At night it's closed. It's for relief of the traffic on Joyce. Norman: It was originally proposed as emergency access but the traffic superintendent had been receiving some complaints about the residents not being able to get onto Joyce. We were asked to open that up for normal use and we agreed to do that during business hours. Conklin: The city asked them to keep that open. We did receive complaints and requests for a traffic signal. We think it is important to have another way out. Hoffman: I definitely feel we need this type of project. Your nonprofit status has no effect on us. It's up to us to be fair. Money could be put into escrow for some period of time. Norman: We weren't going to have the access. It was emergency access. We compromised and made this daily access. Butterfield is a gated community. They want tight security. We're spending a lot of money on security fencing along the south. Another access is another entry which has to be guarded. They don't want people trying to cut through to Joyce. If we hadn't provided the access, the only impact would have been to Joyce. Honeycut: Norman: Estes: People are going to avoid the signal. Everybody will want to turn left. You have the physicians, the banks, and the mall that direction. It's a similar situation to the Highway 71 and Appleby intersection where everyone turns into the Fiesta Square parking lot to get to the light and make a left turn. Honeycut: We'll have to control the access. We may have to look at posting signs or issuing stickers. That access opens it up and that's not what we want. We would prefer to leave it for emergency. Hoffman: I had some questions about how this ties to Joyce. I don't think we have that street on the plat. Does it have access at 2 spots? Conklin: Butterfield Trail Village is in the middle and they have the parking aisles which access directly to Joyce. Hoffman: I think it would be helpful to show that on a better vicinity map. Conklin: With regard to this discussion, it would be very helpful. If it goes on to Planning • Commission, it would be helpful to have something showing the relation of Joyce and Butterfield Trail Village. • • • Subdivision Committee Minutes February 3, 2000 Page 8 Hoffman: What's the density? Norman: 30 duplexes. Honeycut: There's an apartment complex. Hoffman: They have a second access. We don't allow a subdivision with one way in and one way out for this number of people. Conklin: There are ways to control private accesses. I've seen many developments that do it. Lakeside Village Apartments put a gate up between Drake and Gregg Street because people were cutting through the golf course. They have a card or key pad. I've seen development use an arm which raises and lowers with a card and key pad device. Estes: It seems like somebody's state of mind was that this development would have an impact on Old Missouri. The best evidence of that is the 15 foot dedication of right of way. If the thinking at that time was there would be an impact on Old Missouri, we will satisfy the requirement with a dedication and not have them do the improvement. Why did they dedicate the 15 foot right of way? Why was that done if this was not going to have an impact on Old Missouri. Norman: It's a standard. It was a part of the lot split. Conklin: When the lot split was done, we acquired the right of way required by the Master Street Plan. Norman: We're going to need the road for construction. We don't have a problem with providing the road. Estes: Since this is gated, the salient issue is if this is a safe road. This is different. It's private. The people living there are going to be concerned about security and safety. They'll want security. They'll want safety This is different than your normal residential subdivision. I guess what we need to hear is what you're going to use Stage Road for when this thing builds out. Norman: It will be like any other street except it will be closed after a certain hour. Estes: That will have an impact on Old Missouri. Honeycut: We offered it for emergency only. • Subdivision Committee Minutes February 3, 2000 Page 9 Norman: No delivery trucks. Just emergency only. All delivery will enter the subdivision off Joyce. The main facilities are in the middle. Estes: You were requested to make it an open access. Norman: Just like the other two. We will gate that. Honeycut: The residents have requested a light at Joyce? Conklin: That is correct. That will not meet the warrants and ft is just not a possibility. The traffic superintendent thought this was an opportunity to accommodate these residents and provide another way in and out of this subdivision. Estes: That will cost the applicant some money. It will have an impact on Old Missouri. Ward: I don't think we have to worry about that now. When and if they develop this other piece of land, that is what will make a the bigger impact and we would get the funds then when they are really needed. Hoffman: Normally we would require them to do the widening of the road or require them to escrow the money. Conklin: Putting the money into escrow is considered a delayed improvement. Honeycut: We want the road for emergency only. We haven't factored in any delayed improvements for this project. There's a golf course and that would never be developed. Hoffman: Could staff provide an estimate on the use of Stage Road and Old Missouri and the dollar amount for any improvements that could be assessed based on impact? Conklin: You would have to assign the traffic according to who would be using Joyce exit and who would be using Stage Road exit. Estes: I would think that would be diminimous. Ward: The problem is turning left onto Joyce and going to the mall. There's not even a suicide lane. Norman: Will the impact fee take into account the age of the residents? A lot of the people who live there don't even drive. • • Subdivision Committee Minutes February 3, 2000 Page 10 Petrie: It's based on an ITT formula. They have a category for retirement developments. Hoffman: If the fee is too large, could they opt not to do the street? Could we have this development with just one way in and one way out? Conklin: This is unique because it's a retirement development. If you count both entrances and exits onto Joyce, that would meet the requirements. Honeycut: This project has 12 units. If they don't sell, we won't be doing the others. The, present impact is for 12 units. We'll presell. Hesse: I need you to identify any rare trees. I believe there's one in the area you're showing to be filled. Norman: We surveyed that and I thought there was a note on here. We have surveyed this. Hesse: Typically, these areas through here are a lot of small trees. I haven't walked it. Norman: I'll put the note on there. The largest tree in there was a cherry but they weren't large enough to meet the requirement. I'm sure they will keep what they can around the buildings because the adds to the value. Hesse: I'd like to leave it open. Hoffman: I don't think we should approve it at this level. I think we need to do a little more work and see if we can come to some kind of mutually agreeable solution. Staff needs to assign a value to the impact and figure out trip generation, we can discuss that. The whole reason for them constructing the road is so they can use it during construction. I can see the neighbors using that road to leave the subdivision. I bet 80% will use Stage Road Ward: Hoffman: Honeycut: Norman: the yard. • Hoffman: There is some level of service but these residents are ambulatory. They are independent. They have a kitchenette and they will be able to cook but they don't have to mow Are they one or two car garages? Subdivision Committee Minutes February 3, 2000 Page 11 Norman: Two car. Hoffman: I'd like to have the requested information available to us by agenda session. We can deal with this then. Does any other staff member have any other concerns that we need to talk about now? Rutherford: Regarding the trail, is the dashed line the upper level of the flood plain? Norman: Yes. Rutherford: More than likely the trail will be located Just about the 100 year flood plain line. I don't see any problem with that because you indicated all land below the sewer easement. Are you okay with that? Norman: Yes, sir. We're showing it anywhere south of the easement. That is fine. The truth is we won't be developing across that easement. Honeycut: The 15 foot right of way dedication was taken all the way to Joyce. We have six acres north of project that we went ahead and gave the dedication. We also gave another 15 feet off of Joyce. Estes: That is required by ordinance. Hoffman: Can you put the lot split plat again in our packet? I want to see the whole picture. Norman: I have an aerial photo. Hoffman: That would help. Ward: I think they should be given some credit for the right of way dedication. The only alternative would have been for us to go and buy it or even worse condemn it. They have given that to us and it's worth a lot of money. We need to took at both sides. I do think there will be residents who will use Stage Road. Hoffman: What about access to the parking lot? Ward: There's only a five foot drop. I don't think it will be needed. Honeycut: We're willing to give an easement along there to do that. • a MOTION • Subdivision Committee Minutes February 3, 2000 Page 12 Commissioner Ward made a motion to forward the large scale development for Butterfield Village Phase II to the full Planning Commission. We definitely need to have the information on Stage Road by agenda session. Commissioner Estes seconded the motion. Commissioner Hoffman concurred. • 4 •Subdivision Committee Minutes February 3, 2000 Page 13 FP99-8: FINAL PLAT COVINGTON PARK PHASE II, PP295 This item was submitted by Dave Jorgensen of Jorgensen and Associates on behalf of Covington Park Development, Inc. for property located north of Blue Mesa Drive. The property is zoned R- 1, Low Density Residential and contains approximately 14.65 acres with 33 lots proposed. Dave Jorgensen was present on behalf of the request. Conditions of Approval Staff recommended approval subject the following conditions: 1. Minimum finished floor elevations for houses on lots 97, 98, 116, 117, and 118 need to added to the plat. 2. This development is subject to all Plat Review and Subdivision comments. • 3. Staff approval of final detailed plans, specifications and calculations for grading, drainage, water, sewer, fire protection, streets, sidewalks, parking lots and tree preservation. The information submitted for the plat review process was reviewed for general concept only All public improvements are subject to additional review and approval All improvements shall comply with the City's current requirements. 4. Payment of parks fees in the amount of $12,690 for 27 units at $470 per unit. 5. Sidewalk construction in accordance with current standards to include a minimum six foot green space and four foot sidewalk. Committee Discussion Conklin: This is phase II of Covington Park and 33 lots are proposed on 14.65 acres The city approved the preliminary plat on May 13, 1998. On January 10, 2000, we approvedgranting them a six month extension to construct Covington Park Drive which is the access to Highway 45. That must be constructed by November. This phase has been inspected by the Engineering Division. There are 169 lots for the entire development. Staff is recommending approval subject to conditions (included above.) We ask that the minimum finished floor elevations for lots 97, 98, 116, 117, and 118 be added to this plat. That is due to the detention pond and drainage easement. Staff has placed the standard conditions of approval on this. • Schuldt: The park land ordinance fees have changed. • • • Subdivision Committee Minutes February 3, 2000 Page 14 Conklin: We included the $470 per unit fee on condition number four. Rutherford: I was just made aware that their final inspection was yesterday and I was not notified of that. I don't know if they graded the right of way like they were supposed to. Jorgensen: I forgot about that. I told Gary Atha that before you sign off that the problems with phase I need to be taken care of. I do know they have started the grading process and then the snow shut them down. I know there is more grading that needs to be done. It's one thing to get it approved at this level and another to get the signatures on the plat. It looks good to get approved but when it comes right down to it they won't sign off until everything is done. Hoffman: What you're saying is you need to go back out? Rutherford: I won't sign off until it's done. Jorgensen: That's ditto with all departments. They were making pretty good progress until the weather hit. We have a punch list which I just got through reviewing and it's not too bad. We need to raise some fire hydrants; lower some valves; clean out some curb inlets; and, basically, the bottom line is finish the job when the weather permits. We'll go out there and have another inspection. Rutherford: On the positive side, I did meet with Gary Atha out there. Jorgensen: I talked to Ron about this but there is possibility that they may want to finalize this prior to the actual paving. They would have to bond that part that is not done. 1 don't know if they will actually do that. It's a little bit of trouble to get a bond and do it light and we have to estimate it and a final reinspection would have to be done. I will press for them to finalize everything and not bond. Petrie: Bonding for the final layer of paving is allowable under our ordinance. The drainage easement between lots 97 and 98 may need to be larger than 20 feet. Jorgensen: The 20 feet was what we needed. Evidently we didn't get the comment on the what everyone else needed. Hesse: I want to clarify something. I think originally you were responsible for the island plantings. Jorgensen: They are responsible for it but the problem is that if they do landscaping it requires sprinklers and the city has required that we install french drains in the islands. When I told them that, they opted not to install french drains. So, exactly what happens in there, I'm not •Subdivision Committee Minutes February 3, 2000 Page 15 • sure Conklin: We have islands but there's nothing in them. Hoffman: Is that a part of some other phase? Hesse: It's all phases. Estes: Do your comments also apply to Chadworth Road Hesse: I agree with the island idea. Jorgensen: I think that the islands are supposed to be maintained by the POA. Conklin: That's the way it looks on phase I and this plat has a note, All street islands and/or medians shall be maintained by the POA." Hesse: I signed off on the first phase. We don't want to keep putting this off until the very last phase. Jorgensen: I don't know for sure but by the time this is ready for sign off, I'm sure that Gary will want to put something in there. These are some pretty expensive houses. How they intend to handle this, I don't know. Conklin: On lot 89, our ordinance requires 70 feet lot width and you're showing 62.12 feet. The lot width by ordinance is measured at the rear setback line. The front width has to be 80% of what the requirement is. Take a look at that and make any modification necessary. Jorgensen: The distance along the setback was suppose to have been 70 foot. You're saying that the frontage along the right of way was suppose to have been 80% of that. at s t to sure havre lot 70 core c�correct. t. That'sthe only one 6 I saw that way. This can be approet. You're okay on lot 62 but I ved at this eyou level. MOTION Commissioner Estes made a motion to approve preliminary plat 99-8 subject to all staff comments. • Commissioner Ward seconded the motion. • • Subdivision Committee Minutes February 3, 2000 Page 16 Commissioner Hoffman concurred. The meeting adjourned at 9:28 a.m.