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HomeMy WebLinkAbout2007-06-14 - MinutesSubdivision Committee June 14, 2007 Page I of]] MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on June 14, 2007 at 9:00 a.m. in Room 219 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS DISCUSSED ACTION TAKEN LSD 07-2574: (LIBERTY BANK OF ARKANSAS, 175) Forwarded Page 2 LSP 07-2617: (SLOAN/PERSIMMON & BROYLES, 477/478) Approved Page 4 LSP 07-2586: Lot Split (COLLINS, 533-534) Approved Page 5 LSP 07-2619: Lot Split (COMMERCE PARK I, 175) Forwarded Page 6 FPL 07-2596: Final Plat (SCOTTSWOOD PL, 558) Approved Page 7 PPL 07-2612: (COBBLESTONE CROSSING I & II, 246) Forwarded Page 8 LSD 07-2552: (THE MILL @ WEST END, 523)) Forwarded Page 9 LSD 07-2584: (BANK OF THE OZARKS JOYCE, 175) Approved Page 11 MEMBERS PRESENT Andy Lack (Chair) James Graves Lois Bryant STAFF PRESENT Jeremy Pate Andrew Garner Matt Casey Sarah Patterson Jesse Fulcher MEMBERS ABSENT Subdivision Committee Chair Andy Lack called the meeting to order at 9AM. Subdivision Committee June 14, 2007 Page 2 of 11 Old Business: LSD 07-2574: Large Scale Development (LIBERTY BANK OF ARKANSAS, 175): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE NW CORNER OF JOYCE BLVD AND VANTAGE DR. The property is zoned R -O, RESIDENTIAL OFFICE AND C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.68 acres. The request is for a 21,613 s.f. bank with associated parking. Jesse Fulcher, Current Planner, gave the staff report. Fulcher described the request for the bank facility, and noted that changes had been made from the previous meeting at which this item was discussed. The landscape waiver was not longer requested, for modifications had been made to the site plan to meet regulations. Secondly, the access drive onto Joyce Blvd. had been modified to remove the left egress potential, and now has a separated entrance drive for left -in, right -in, and right -out turning movements. Staff is not supportive of the access to Joyce Blvd. as proposed. Reasons for this recommendation are outlined in the staff report; adequate access is provided to this site through three other points, and the increased turning movements onto and from Joyce in close proximity to Vantage is not advisable. Staff recommended forwarding the project to the full Planning Commission with these comments and recommendations. No public comment was presented. James Parks (applicant) stated that he understood there was not a lot of support for the entry from Joyce Blvd., but asked to move forward to the full Planning Commission for a determination. Howard Hamilton (applicant), president of Liberty Bank, stated the entrance is critical to the bank for aesthetics and appearance of the bank for the customers. He does not want customers to approach the bank from the back. Additionally, stacking onto Vantage Drive from cars in the drive-thru lanes was seen as a potential problem. He stated the development is doing a lot of things that aren't required, such as rain gardens and landscaping the city property at the corner of Vantage and Joyce. Commissioner Graves stated he was on the previous Subdivision Committee that reviewed this project, and the amendments the applicants said they would make have been made. The project was tabled due to the curb cut on Joyce Blvd. and the landscape waiver. The applicant has removed the left -out lane, and decreased the number of lanes going in. His stated concern was that the Committee has a traffic study staring the curb cut will work and a staff recommendation to the contrary. There is no objective traffic information presented by staff. Additionally, if the only way in is from Vantage or the rear, this seems to conflict with the drive-thru as designed. Graves' inclination is to support the applicant, based on the traffic study. The only thing that was an issue at the last meeting was this item. Graves stated he was in favor of staff s calculations on the bridge assessment. Commissioner Bryant asked about the culvert she saw on-site, if it is to be removed or landscaped with the project. She also commented that it is now down to the curb cut, and she is in favor of forwarding the project to the full Planning Commission for a review. Commissioner Lack asked if the full turn lane on Joyce existed in front of the bank, and how far the Subdivision Committee June 14, 2007 Page 3 of 11 curb cut is from Vantage. Parks answered 220 feet, with stacking of 209 feet. Commissioner Lack asked the applicant if he looked at removing the left turn in, for a right -in, right -out only movement, to keep people from crossing traffic. The issue is stacking for the turn onto Vantage conflicting with stacking for the turn into the bank site. Parks stated that 209 feet of stacking is plenty of room. Hamilton stated the traffic study said it would not be an issue. Commissioner Lack asked Engineering staff to comment on the stacking, whether it was adequate or not. Matt Casey, Asst. City Engineer, stated that the standard stacking distance is 100 feet, and that distance increases with volume of traffic. The 209 feet should be sufficient. Commissioner Lack stated that answer made him more comfortable. He is not completely sold on the idea, but more comfortable with it. Motion: Commissioner Graves made a motion to forward the request with the conditions of approval as recommended by staff, but finding in favor of the proposed curb cut onto Joyce. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 14, 2007 Page 4 of 11 New Business: LSP 07-2617: Lot Split (SLOAN/PERSIMMON & BROYLES, 477/478): Submitted by JORGENSEN & ASSOC for property located at SE CORNER PERSIMMON STREET & BROYLES AVENUE. The property is zoned R -A, RESIDENTIAL AGRICULTURAL AND RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 155.72 acres. The request is to create 4 tracts of 26.85, 6.87, 10.0, and 112.00 acres respectively. Andrew Garner, Senior Planner, gave the staff report, describing the lot split request. Lot 1 (27 acres) has already been split out, and needs to be removed from the lot split request. Staff recommended approving the request with conditions as discussed and listed in the staff report. Matt Casey, Asst. City Engineer, stated for the record that Tract 3 does not have access to sewer. Given the distance from sewer, the applicant is not required to extend it until the time of development. No public comment was presented. Chris Brackett and Charlie Sloan (applicant) were present for the application, stating that staff had covered everything, and he was available for questions. Motion: Commissioner Graves made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 14, 2007 Page 5 of 11 LSP 07-2586: Lot Split (COLLINS, 533-534): Submitted by PRESLEY, BRANNAN & ASSOCIATES, INC for property located at 6110 E. LAKE SEQUOYAH DRIVE. The property is in the Planning Area and contains approximately 5.68 acres. The request is to divide the subject property into two tracts of 1.40 and 4.28 acres. Jesse Fulcher, Current Planner, gave the staff report, describing the lot split request. The project is in the Planning Area; the 1.4 acre tract has received approval for an individual septic system permit. Staff recommended approval, with conditions as listed in the staff report. No public comment was presented. Steve Brannan (applicant) was present for the applicant. He had one question, if the dedication of right-of-way mentioned in the staff report was the same as listed on the plat. Fulcher answered yes. Motion: Commissioner Graves made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 14, 2007 Page 6 of]] LSP 07-2619: Lot Split (COMMERCE PARK I, 175): Submitted by ARMAC CONSULTING ENGINEERS, PPLC for property located at 2125 E. JOYCE BLVD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 6.00 acres. The request is to divide the subject property into two tracts of 0.95 and 5.05 acres. Jesse Fulcher, Current Planner, gave the staff report, describing the lot split request. The site is already developed, and the split is to allow the current tenant of the building on the smaller lot to purchase the property. One issue arises because of the lot split request, which is a waiver of greenspace adjacent to the side property line. The greenspace between the two parking lots is eight feet, which meets code. However, a parking lot is required to be a minimum of five feet from a property line, which would require 10 feet to meet this requirement. No greenspace is changing with the lot split request, the waiver is simply a result of the new lot line. Staff recommended forwarding the request with a recommendation of approval, including the waiver. No public comment was presented. Shelly West (applicant) was present for the applicant and stated the intent to purchase the property. Motion: Commissioner Graves made a motion to forward the request with the conditions of approval as recommended by staff, finding in favor of the waiver request. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. The Committee recommended this item be placed on the Consent Agenda. Subdivision Committee June 14, 2007 Page 7 of]] FPL 07-2596: Final Plat (SCOTTSWOOD PL, 558): Submitted by H2 ENGINEERING, INC. for property located at N OF OLD FARMINGTON RD., AT THE INTERSECTION OF ONE MILE ROAD. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 5.06 acres. The request is for approval for the final plat of a Residential Planned Zoning District with 17 single family lots. Jesse Fulcher, Current Planner, gave the staff report, describing the final plat request. The property was approved for development of 17 lots under a Residential Planned Zoning District in 2006. Street improvements have been constructed. Staff recommended approving the request with conditions as discussed and listed in the staff report. Sarah Patterson, Urban Forester, stated no mitigation was due. The signature block on the Final Plat needed to be amended, however. No public comment was presented. Kipp Hearne (applicant) was present for the applicant and stated he was in agreement with all staff comments and conditions. Motion: Commissioner Graves made a motion to approve the request with the conditions of approval as recommended by staff, including the additional condition by the Urban Forester. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 14, 2007 Page 8 of 11 PPL 07-2612: Preliminary Plat (COBBLESTONE CROSSING I & 11, 246): Submitted by JORGENSEN & ASSOCIATES for property located NE OF CRYSTAL SPRINGS S/D PHASES I, II AND III. The property is zoned RSF-4, SINGLE FAMILY 4 UNITS PER ACRE AND RSF-8, RESIDENTIAL SINGLE FAMILY 8 UNITS PER ACRE and contains approximately 60.28 acres. The request is for a residential subdivision with 207 single family lots in two phases. Andrew Garner, Senior Planner, gave the staff report, describing the request. The preliminary plat was previously approved on March 12, 2006 for 194 single family lots. Since then, 17 acres of the property was rezoned to RSF-8. The plat presented has been slightly redesigned to add 13 lots. The only change is the additional lots that are slightly smaller than those surrounding. All else is the same, including street connectivity and street improvements. One additional condition is being added limiting curb cut width to 16 feet for the smaller lots. Staff recommended forwarding the request with conditions as discussed and listed in the staff report. No public comment was presented. Chris Brackett (applicant) was present for the applicant and stated he was in agreement with all conditions of approval. Motion: Commissioner Graves stated the project was essentially the same, except the added density, and made a motion to forward the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 14, 2007 Page 9 of 11 LSD 07-2552: Large Scale Development (THE MILL @ WEST END, 523): Submitted by MORRISON SHIPLEY ENGINEERS, INC. for property located at INTERSECTION OF PRAIRIE STREET AND S. WEST AVENUE. The property is zoned DG, DOWNTOWN GENERAL and contains approximately 1.25 acres. The request is for a 4,251 s.f. building on the NW corner with a restaurant on the first floor and apartments on the second floor, an 8,326 s.f. building on the NE corner with office space on the first floor and apartments on the second floor and additional parking on the south lot. Jesse Fulcher, Current Planner, gave the staff report, describing the large scale development proposal. Elevations and materials sample boards were presented. The ST -40 street section is being constructed fully in this area, with urban tree wells and 8 -foot sidewalks. The item has to go forward because of the Conditional Use Permit request for off-site parking. Staff recommended forwarding the item to Planning Commission with a determination of Commercial Design Standards. Staff finds in favor of the design standards presented, in context with the surrounding Mill District, but recommends some additional articulation on the south elevation of Building `B." Sarah Patterson, Urban Forester, requested the grading be shown on the Tree Preservation Plan. The calculations for tree preservation need to be amended to match those shown on her report. The eight trees required for mitigation were to be placed on the site, if possible. If not, payment in lieu or off-site planting would be permitted, with approval of the Urban Forester. The preserved trees need to be surrounded with a mulch ring, instead of sod, and specify any elms as Dutch Elm Disease - resistant. No public comment was presented. Corey Roberts (applicant) was present for the Milver Investments, the applicant, and stated he concurred with all comments. He questioned if trees or shrubs should be planted between the trail and parking lot. Patterson replied if trees can be appropriately located, they should, but the intent is to provide a barrier between the well -used public trail and the parking lot. Commissioner Bryant stated the buildings were proposed as two stories —what is the actual height? Andrew Garner, Senior Planner, noted a 35 -foot height was indicated on the plans. Commissioner Graves stated he agreed with staff on Commercial Design Standards, and would go further. He stated he was not very happy with the west and north elevation of Building "A" and a differentiation in color might help, as had been accomplished on other parts of the buildings. Building `B" south elevation needs additional articulation, as well. Graves stated he does understand a different architectural style exists in this Mill District/industrial area. Commissioner Lack stated he supported the design of the buildings. He likes that the two buildings are different. Building `B" south elevation is consistent with the style of the building and the style of the area. Lack stated he will support Commercial Design Standards. What alarms him is the tree Subdivision Committee June 14, 2007 Page 10 of 11 removal on the project site, and asked for clarification on the tree preservation. Roberts stated that it looks on the plans like removal of more trees than there actually is. Many of the trees are not fully developed and grown, because of the industrial mill that until recently surrounded them. Commissioner Lack stated this zoning district requires 50% of the lot to be constructed within the build -to zone, and noted that Building "A" on the south side did not comply. Fulcher stated that the fire department required both points of access on the west side; this was used as justification for the Board of Adjustment, who approved a variance to allow the frontage as indicated. Commissioner Lack asked if the off-site parking lot would be in violation because no parking lots were supposed to be in front of buildings. Jeremy Pate, Director of Current Planning, clarified the ordinance, that no parking lots were allowed within the build -to zone. The issue of the parking lot would be addressed with the Conditional Use request for off-site parking that must be considered with the Large Scale Development. Without the parking as requested off-site, the development does not meet the parking ratios, even if counting on -street parking. Motion: Commissioner Graves made a motion to forward the request with the conditions of approval as recommended by staff, and incorporating the comments made in the discussion of the Subdivision Committee. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 14, 2007 Page 11 of 11 LSD 07-2584: Large Scale Development (BANK OF THE OZARKS JOYCE, 175): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE SE CORNER OF JOYCE AND VANTAGE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.00 acres. The request is for a 2,784 s.f bank building with associated parking. Jesse Fulcher, Current Planner, gave the staff report, describing the large scale development proposal. The project development was very straight -forward, and met all Unified Development Code criteria. Access is via a new shared access drive recently constructed between Vantage and Joyce. The building elevations are very similar to those recommended and approved for previous branches of the same bank. A bridge assessment is due in the amount of $36,036, as noted in the staff report. Staff recommended approval of the project, with conditions as described in the staff report. Sarah Patterson, Urban Forester, stated that only one tree existed on the site, which was being relocated. The Bradford Pears within the right-of-way were going to be removed and replaced with a hardier species. No public comment was presented. James Park (applicant) was present for application representing Bank of the Ozarks, and stated he would entertain any questions. Motion: Commissioner Graves stated the Commercial Design Standards have been approved before and made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Lack concurred, the motion passed with a vote of 3-0-0. All business being concluded, the meeting adjourned at 9:55 AM.