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HomeMy WebLinkAbout2007-05-17 - MinutesSubdivision Committee May 17, 2007 Page I of 7 MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on May 17, 2007 at 9:00 a.m. in Room 219 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS DISCUSSED LSD 07-2536: (PHYSICIAN'S SURGERY CENTER, 175) Page 2 PPL 07-2456: Preliminary Plat (WOODRIDGE HOLLOW, 397) Page 3 RPZD 07-2551: Residential Planned Zoning District (CHAMPIONS CLUB CONDOS, 599) Page 6 MEMBERS PRESENT Jill Anthes Hillary Harris Christine Myers STAFF PRESENT Jeremy Pate Andrew Garner Jesse Fulcher Sarah Patterson/Parks Glen Newman ACTION TAKEN Approved Forwarded Forwarded MEMBERS ABSENT Subdivision Committee Chair Hillary Harris called the meeting to order at 9AM. Subdivision Committee May 17, 2007 Page 2 of 7 New Business: LSD 07-2536: Large Scale Development (PHYSICIAN'S SURGERY CENTER, 175): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 3873 N. PARKVIEW DRIVE, N OF JOYCE BLVD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 2.97 acres. The request is for a 20,506 s.f. addition to an existing Medical Office creating a total of 49,093 s.f. of office space with associated parking. Andrew Garner, Senior Planner, gave the staff report. Garner discussed that conditional use permits to allow for the proposed hospital use and offsite parking were approved by the Planning Commission for this project on May 14, 2007. Garner added two conditions of approval for the proposed large scale development that were not in the staff report. One additional condition included that the applicant shall install a raised crosswalk from the offsite parking lot to the proposed surgery center to be reviewed and approved by City staff at the time of construction. A second additional condition of approval was for the applicant to revise the site plan and install additional pavement for vehicular turnaround or an additional drive aisle at the northern terminus of the three offsite drive aisles to allow for vehicles to turn around or loop through the parking lot. Staff recommended approving the request with conditions as discussed and listed in the staff report. No public comment was presented. Scott Smith (applicant) was present for the applicant and stated agreement with staff's recommendations, but expressed concern with the pedestrian crosswalk creating a drainage problem. Commissioner Myres asked staff to clarify the crosswalk issue. Glenn Newman, Staff Engineer, responded that the intent was for a raised crosswalk and that any drainage issues could be worked out at the time of construction to ensure that there would not be drainage problems. Newman noted that it would have to be evaluated to ensure it would work, and may require a different drainage structure. Sarah Patterson, Urban Forester, mentioned comments listed in the staff reports for tree preservation and landscaping issues. She discussed some issues with grading around some of the trees proposed to be preserved, and noted that these issues could be worked at during construction review. Patterson responded to a question from the applicant that a tree well/retaining wall may work in that area. All 10 mitigation trees should be located on-site if possible. Motion: Commissioner Anthes made a motion to approve the project with the conditions of approval as recommended by staff, including the two additional conditions stated by staff regarding the raised crosswalk and the vehicular turnaround. Commissioner Myres seconded the motion. Commissioner Harris concurred, the motion passed with a vote of 3-0-0. Subdivision Committee May 17, 2007 Page 3 of 7 PPL 07-2456: Preliminary Plat (WOODRIDGE HOLLOW, 397): Submitted by DAVE JORGENSEN for property located at N. OF WEDINGTON, W. OF HERITAGE AND E, N, & W OF 59TH AVENUE. The property is zoned RSF-4, SINGLE FAMILY — 4 UNITS/ACRE and contains approximately 60.18 acres. The request is for a residential subdivision with 171 single- family lots. Jesse Fulcher, Current Planner, gave the staff report. Fulcher stated that with the project the applicants are requesting a Master Street Plan amendment for 59`h Street, reclassifying the street from a collector to a local street standard. The developers will then dedicate 70' of right-of-way for Woodridge Hollow Road, which will traverse from Wedington Drive to the north property line. Additionally, the applicants are requesting a waiver of the minimum centerline radius of 150' for one street. The applicants are requesting a 50' radius. The applicant is also transitioning to the recommended street cross-sections within the Hillside Hilltop Overlay District boundary. Staff is in support of the Master Street Plan amendment and the requested street waiver and is recommending that the preliminary plat be forwarded to the Planning Commission with a recommendation for approval. Glen Newman, Staff Engineer covered the remaining revisions requested by the Engineering Department. Revisions to the plans are necessary to connect to the pipes being constructed by AHTD as part of the Wedington Drive improvements. Sarah Patterson, Urban Forester, covered the remaining issues for tree preservation and landscaping, including required on-site mitigation and the need for the final landscape plan to be stamped by a licensed Landscape Architect. 213 trees are required for mitigation, 86 of which are proposed to be planted on-site. Ron Goforth, citizen, requested a full size copy of the preliminary plat. David Zodrow, citizen, stated that he was an adjoining property owner to the north of the development. He stated that he had concerns with the increased drainage onto his property and was opposed to the project until he received additional information. He did not give permission for an increase of stormwater on his property, and at this time will not do so, without further information Blake Jorgensen (applicant) stated that the drainage from the subject property will not increase after development. He had originally designed the site so that the drainage would be diverted through a ravine to Mr. Zodrow's property, which would have allowed for a smaller detention pond and less grading. However, since he was unable to work out the proposal with Mr. Zodrow, he has decided to utilize a larger detention pond in the northwest corner of the property, and will not increase flow to the neighbor's property. Mr. Zodrow stated that be was skeptical of the detention design and that water would natural flow to his property. He wished that Mr. Jorgensen had spoken with him before the hearing. Jorgensen apologized and stated that he will meet with Mr. Zodrow to clarify the plan, and is in agreement with the stated conditions of approval. Subdivision Committee May 17, 2007 Page 4 of 7 Commissioner Myers stated that she was in favor of conditions of approval #1, 2 and 3. Commissioner Anthes asked about the stub -out of the cul-de-sac to the north property line. Jeremy Pate, Director of Current Planning, stated that there would be an assessment for the remaining unconstructed street between the end of the cul-de-sac and the north property line, and this is typically noted at final plat. Fulcher stated that the street stub -out signs were included within condition of approval # 14 and that the assessment for the remaining street construction would be included in the condition. Commissioner Harris asked for the distance between 59th Street and Woodridge Hollow Road and the distance between Heritage Road and Woodridge Hollow Road. Fulcher stated the approximate distances between each of the streets (approximately 500 ft and 300 ft, respectively) and stated that the separation exceeded that which is required by ordinance. Commissioner Anthes requested that the applicant address the drainage concerns before the Planning Commission meeting. She also stated that the stub -outs are in good locations, but there are not enough actual connections for a 171 lot subdivision. Anthes questioned staff if it were smart to develop this many lots with only one street providing connections. Fulcher discussed the various connections proposed and the inherent difficulties of additional stub - outs given the topography and lack of development in the area. Pate stated that Wedington Drive was being improved by the AHTD and would provide needed service for the subdivisions in the area. Commissioner Anthes stated that there is really only one way in and one way out. Pate stated that the situation is much like Heritage Village to the east, which also accesses Wedington, but that with future developments more connections will be created. The four points of ingress/egress being created, while they all end up on the same road, will provide some relief during peak hour traffic. Additionally, the development's proximity to a four -lane arterial street helps to accommodate the increase in traffic. In staff's opinion the requested development will not increase traffic danger. Commissioner Anthes stated that the site should be toured by the full Planning Commission. Motion: Commissioner Anthes made a motion to forward the request, finding in favor of conditions #1-3 and with the addition of language regarding the assessment to condition #14 and with all other conditions of approval as recommended by staff. Anthes clarified the motion to forward was without Subdivision Committee May 17, 2007 Page 5 of 7 a specific recommendation to approve or deny at this time. Commissioner Myers seconded the motion. Commissioner Harris concurred, the motion passed with a vote of 3-0-0. Subdivision Committee May 17, 2007 Page 6 of 7 PZD 07-2551: Planned Zoning District (CHAMPIONS CLUB CONDOS, 599): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE SW CORNER OF RAZORBACK ROAD AND 15TH STREET. The property is zoned 1-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 4.20 acres. The request is for a Residential Planned Zoning District for rezoning and large scale development approval for 143 multi-family/condominium dwelling units and associated parking. Andrew Garner, Senior Planner, gave the staff report. The proposal is for a multi -family housing unit with 143 units on 4.42 acres at the southwest corner of Razorback Road and 15"' street. Staff discussed that this property is designated an Urban Center Area on the future land use plan and that the form and type of development proposed complies with the future land use plant and City Plan 2025 policies and goals. Staff recommended forwarding the PZD request to the Planning Commission with a recommendation for approval, with conditions. Sarah Patterson, Urban Forester, stated concerns with the tree preservation plan that were listed in the attached staff report. Patterson discussed that additional tree canopy should be preserved along the riparian buffer along Town Creek. Patterson also discussed that she was meeting with the applicant and felt like the issues could be worked out prior to Planning Commission. Patterson also discussed the 15' landscape waiver requests and indicated that the request along Razorback Road should be substantially reduced. No public comment was presented. Steven Beam (applicant) gave apresentation of the project. He addressed some of Sarah Patterson's specific concerns, and passed out a new exhibit of the landscape waiver along Razorback Road. Beam discussed a proposal for decorative railing on the retaining wall along Razorback Road, and that the grade separation between Razorback Road and the adjacent parking lot achieves the ordinance into of buffering and screening the parking lot. Beam discussed that the landscape waiver request at the corner of Razorback and 125`h is necessary because this is the main entrance into the project and is anticipated to have a high volume of foot traffic and needs more hard surface and will function as a public plaza area. Beam discussed that this plaza is designed for the aesthetic urban appeal of the project, and would have some landscape plantings that can be presented to the full Planning Commission. Commissioner Anthes asked staff to differentiate between the previous PZD presented for this site to the planning commission and the current proposal. Garner responded that the current proposal is essentially the same as the previous PZD with the exception that the condo units are not for use as hotel units as under the previous proposal, and that the current proposal is also requesting large scale development approval at this time. Commissioner Anthes asked if gates were still proposed. Beam stated they were removed. Subdivision Committee May 17, 2007 Page 7 of 7 Commissioner Anthes discussed that she was okay with the landscape waiver request at the corner of Razorback Road and 15`" Street, but that six feet of greenspace proposed off of Razorback Road was not acceptable. The fifteen feet provides a continuity of greenspace that is part of the streetscape. There may be room to compromise, but not as presented. Commissioner Harris agreed, stating that the project would be a great addition and entry to the City, but will also establish a streetscape. A PZD should try to meet the minimum requirements. Richard Alderman (applicant) mentioned that the grade change would hide the cars and meet the intent of the 15 -foot landscape buffer requirement. He mentioned that rock is very shallow in this area, and they could not get the building lower in the ground to reduce the wall height. Alderman also stated they would work on some changes to the plans before Planning Commission. Commissioner Anthes requested the architect provide some sections or other drawings indicating how the project works in relationship to the street. Glenn Newman, Staff Engineer, discussed that the retaining wall along Razorback Road would be 10 feet high is some places, and would be a few feet from the sidewalk, in order to clarify the change in elevation of the walls and greenspace. The Commissioners and applicant discussed the height of the wall in relationship to the site. Anthes discussed that reducing the height of the wall to more of a human scale along the sidewalk would be desirable. Alderman stated they would try to get it down to 6-7 feet in height. Commissioner Myres agree with Commissioner Anthes' comments and also agreed that the full planning commission would benefit from additional views and pictures of the project and the streetscape. Motion: Commissioner Myres made a motion to forward the request to the full Planning Commission with the conditions of approval as recommended by staff, finding in favor of the project, and requesting additional drawings to be presented to clarify the wall situation. Commissioner Anthes seconded the motion. Commissioner Harris concurred, the motion passed with a vote of 3-0-0. All business being concluded, the meeting adjourned at 10.20 AM.