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HomeMy WebLinkAbout2007-06-28 - MinutesSubdivision Committee June 28, 2007 Page I of 14 MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on June 28, 2007 at 9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ACTION TAKEN LSD 07-2583: (BELLAFONT OFFICE PARK, 175) Tabled Page 2 R-PZD 07-2578: (BAILEY MEADOWS, 755) Forwarded Page 3 LSP 07-2614: (GOFORTH, 724) Approved Page 5 FPL 07-2631: (WESTBROOK PZD, 284) Approved Page 6 FPL 07-2632: (TIMBERLAKE OFFICE PARK, 96) Approved Page 7 LSD 07-2633: (WALGREEN'S @ 6TH & ONE MILE RD, 558) Tabled Page 9 R-PZD 07-2613: (HOLCOMB HEIGHTS PHASE II, 245) Forwarded Page 11 LSP 07-2635: (LEGACY BANK, 175) Approved Page 11 MEMBERS PRESENT Christine Myres (arrived late) Alan Ostner Jill Anthes (Chair) STAFF PRESENT Jeremy Pate Andrew Garner Matt Casey Sarah Patterson Jesse Fulcher Glenn Newman MEMBERS ABSENT Subdivision Committee Chair Jill Anthes called the meeting to order at 9AM. * The order of the agenda was revised due to a member being late. Subdivision Committee June 28, 2007 Page 2 of 14 New Business: LSD 07-2583: Large Scale Development (BELLAFONT OFFICE PARK, 175): Submitted by H2 ENGINEERING, INC. for property located S OF JOYCE BLVD AND E OF VANTAGE DRIVE, S OF COMMUNITY BANK. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL AND C-2, THOROUGHFARE COMMERCIAL and contains approximately 7.32 acres. The request is for two commercial buildings totaling 58,800 s.£, with associated parking. Jesse Fulcher, Current Planner, stated the applicant did not have the architectural elevations ready for the meeting for both buildings, and requested to be tabled to the next meeting to provide those materials. No public comment was presented. Motion: Commissioner Ostner made a motion to table the request until July 12, 2007. Commissioner Anthes seconded the motion. Commissioner Myres was not present for the vote. Subdivision Committee June 28, 2007 Page 3 of 14 R-PZD 07-2578: Planned Zoning District (BAILEY MEADOWS, 755): Submitted by RODNEY R. & NANCY K. PAYNE for property located WEST OF SCHOOL AVENUE AND NORTH OF BAILEY DRIVE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 3.86 acres. The request is for a Residential Planned Zoning District for re -zoning, land use, and lot split approval to create a total of 4 single family lots of 2.94, 0.24, 0.39, and 0.28 acres and associated rural residential uses. Andrew Garner, Senior Planner, gave the staff report, giving background on a rezoning on the property that was denied, and the process for proposing the PZD. Garner discussed that the PZD would allow for a total of 4 dwellings on the 3.86 -acre property for a maximum density of 1.04 units per acre. Staff recommended forwarding the request with a recommendation of approval. Glenn Newman, Staff Engineer, stated that there were some notes that needed to be added to the plat about the sewer line, and were reflected in the conditions of approval in the staff report. No public comment was presented. Ron Payne (applicant) was present for the applicant and described his desire to construct two new homes on the property, and the background for meeting with staff to come up with the requested PZD. Commissioner Myres arrived during the applicant's presentation. Commissioner Ostner mentioned that when the previous rezoning on the property was designed, one of the main issues was that Bailey Drive was in poor condition, and that it crossed over railroad tracks at a low point. He asked for an update on Bailey Drive. Payne responded that to the east of the property Bailey Drive is in the City of Greenland, and that a new crossing over the railroad tracks has been constructed and drainage improvements completed, and that a SWEPCO utility pole near the railroad crossing is supposed to be removed within the next 30 days, so Bailey Drive is improved from when the original rezoning was proposed. Commissioner Ostner asked staff about any issues with provision of public services through the City of Greenland immediately to the east. Garner responded that the Police and Fire Departments currently provide service to this area, and that in review of this PZD stated that adverse impacts to provision of their services would not occur. Newman responded that there would be no issue with provision of water and sewer as those services are already being provided to this area. Commissioner Anthes stated that this PZD makes more sense and is more logical than the previous rezoning. It also addresses the neighbor's concerns that were voiced. Motion: Subdivision Committee June 28, 2007 Page 4 of 14 Commissioner Ostner made a motion to forward the request with a recommendation for approval with the conditions of approval as recommended by staff. Commissioner Anthes seconded the motion. Commissioner Myres concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 28, 2007 Page 5 of 14 LSP 07-2614: Lot Split (GOFORTH, 724): Submitted by BLEW & ASSOCIATES for property located at 3652 DEAD HORSE MOUNTAIN ROAD. The property is in the Planning Area and contains approximately 88.14 acres. The request is to divide the subject property into two tracts of 8.93 and 79.21 acres. Jesse Fulcher, Current Planner, gave the staff report, describing the lot split request. Staff recommended approval, with conditions as listed in the staff report. No public comment was presented. Buckley Blew (applicant) was present for the applicant and stated he was available for questions. The property owner was also in attendance. Motion: Commissioner Myres made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Ostner seconded the motion. Commissioner Anthes concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 28, 2007 Page 6 of 14 FPL 07-2631: Final Plat (WESTBROOK PZD, 284): Submitted by N. ARTHUR SCOTT for property located W OF SALEM ROAD, N & S OF CLABBER CREEK BOULEVARD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.71 acres. The request is for approval of a Final Plat for a Residential Planned Zoning District with 11 single family lots proposed. Jesse Fulcher, Current Planner, gave the staff report, describing the final plat request. The property was approved for development of 11 lots under a Residential Planned Zoning District. All the infrastructure necessary for the project has been installed. Staff recommended approval, with conditions as listed in the staff report. Sarah Patterson, Urban Forester, stated no mitigation was due. Lots 7, 8, and 9 would need street trees, and note should be added to the final plat that these shall be planted by May 01, 2008. No public comment was presented. Art Scott (applicant) was present for the applicant and stated he was seeking approval and in agreement with all staff comments and conditions. Commissioner Ostner asked about the access to Lot 11 through the alley. Fulcher stated that the alley was constructed with the original Salem Village and access would be limited to that alley. Lex Broyles (applicant) stated that the driveway off the alley will be shared, and will have a "Y" split, to share curb cuts. Commissioner Ostner asked if he would rather access Westminster. Broyles stated he would rather keep the access from the alley, to retain the neighborhood character that is established, with rear -entry garages. Fulcher stated Lot 12 was a greenspace, with no buildings to be constructed. Motion: Commissioner Ostner made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Anthes seconded the motion. Commissioner Myres concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 28, 2007 Page 7 of 14 FPL 07-2632: Final Plat (TIMBERLAKE OFFICE PARK, 96): Submitted by FREELAND- KAUFFMAN & FREDEEN, INC. for property located at 1250 ZION ROAD. The property is zoned R -O, RESIDENTIAL OFFICE and R-PZD 06-2191 (UNIVERSITY CLUB TOWER) and contains approximately 18.41 acres. The request is for approval of a final plat of a commercial subdivision with 19 lots; 17 buildable, 1 containing an existing home and 1 for a lift station. Andrew Garner, Senior Planner, gave the staff report, giving background for the Timberlake Office Park preliminary plat, and discussing that Lot 11 is zoned R-PZD 06-2191 (University Club Tower). Lot 11 was identified in the University Club Tower providing the main vehicular access point through the Timberlake Office Park to Zion Road. Staff recommended approval, with conditions as listed in the staff report. Sarah Patterson, Urban Forester, discussed the conditions of approval for the Tree Preservation Plan as included in the staff report, mentioning that the Final Plat preserved additional canopy by relocating a lift station. $22,000 for mitigation money, using the infrastructure only option, is due prior to signing the final plat. Glenn Newman, Staff Engineer, discussed the conditions of approval listed in the staff report. No public comment was presented. Travis Matlock (applicant) was present for the applicant. He stated agreement with staff recommendations and noted that the owner was here and was planning on paying several of the assessments and bonds today. Commissioner Ostner asked staff for clarification on the access through Lot 11. Garner discussed that the University Club Tower project was approved with the main vehicular access to the project through Lot 11 of the Timberlake Office Park. Lot 11 is identified as unbuildable and also to be utilized for the detention pond. Travis Matlock confirmed that the owner of the Timberlake Office Park was anticipating selling Lot 11 to the owner of the University Club Tower property as soon as the final plat was recorded. Commissioner Ostner asked staff if the detention pond in Lot 11 would preclude access to the University Club Tower project. Glenn Newman, Staff Engineer, discussed that the detention pond would not preclude access, and that the actual location of the private drive to the University Club Tower project would be worked out at the time of development. Motion: Commissioner Myres made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Ostner seconded the motion. Commissioner Anthes Subdivision Committee June 28, 2007 Page 8 of 14 concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 28, 2007 Page 9 of 14 LSD 07-2633: Large Scale Development (WALGREEN'S @ 6TH & ONE MILE RD, 558): Submitted by JEFFERY NICHOLAS SPRINGFIELD HOLDING GROUP,LLC for property located at 2964 W 6TH ST.@ THE INTERSECTION OF ONE MILE ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.96 acres. The request is to approve a 13,659 s.f. retail building with associated parking. Jesse Fulcher, Current Planner, gave a brief staff report. He stated that staff had requested the applicant show two points of access on One Mile Road instead of the one shown on 6th Street. Staff is trying to find common ground for the several issues on this project, but have been able to do so at this point. The applicant is also working with the Urban Forester to not remove the amount of significant trees they are currently proposing. The applicant just indicated to staff this morning that they would request to table the item to work with staff on these issues. Sarah Patterson, Urban Forester, stated there were no landscape issues. However, she could not support the canopy loss on the site as proposed. She had met with the applicants on site well before the project ever was submitted, and expressed her recommendations and concerns with the significant trees. She stated she was trying to find a way to support the project to allow for development on the site, but the amount of canopy being removed was too great. I STEPPED OUT HERE... comments on moving building forward? Glenn Newman, Staff Engineer, stated that staff is requesting a left -turn lane on One -mile Road to facilitate traffic movement in the area at this signalized intersection. He stated he would like to work with the applicant to get the project moving forward. Jeff Nichols (applicant) asked if a meeting with staff could be set one week from today. He had received the comments at 8PM the night before, and would like to get together to work through some of them. Fulcher stated after the meeting he could coordinate schedules. Commissioner Ostner stated he would like to see the option of moving the building forward, taking advantage of the setback bonus allowed in the code. He understands this is different than the typical Walgreens approach. On the curb cut, he would vote with staff on this issue. The Planning Commission had the same discussion at the previous Planning Commission meeting for a curb cut onto Joyce Blvd [Liberty Bank]. Commissioner Myres stated she would concur with Commissioner Ostner. 6`h Street is such a busy street, she would prefer traffic to turn off of 6`h Street before entering the Walgreen's site. Commissioner Anthes stated she appreciated the applicant working with staff, that the sitting Commission members were obviously supportive of staff's recommendations at this time. Motion: Subdivision Committee June 28, 2007 Page 10 of 14 Commissioner Ostner made a motion to table the request indefinitely as recommended by staff. Commissioner Myres seconded the motion. Commissioner Anthes concurred, the motion passed with a vote of 3-0-0. Subdivision Committee June 28, 2007 Page 11 of 14 R-PZD 07-2613: Planned Zoning District (HOLCOMB HEIGHTS PHASE 11, 245): Submitted by TODD JACOBS APPIAN CENTER FOR DESIGN for property located at E OF RUPPLE ROAD, W OF PHASE I. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 5.77 acres. The request is for Phase II of a Residential Planned Zoning District with 36 single family lots proposed. Jesse Fulcher, Current Planner, gave the staff report. He stated the development proposed was much like the first phase, a continuation of Holcomb Heights. Street cross-sections, alley -loaded lots, single family detached homes were proposed. He described staff s recommendation to extend the south alley to Rupple Road. The waivers requested were described. Fire and Solid Waste approval would be required prior to construction. Assessments for construction of Rupple Road would also be required prior to final plat. Sarah Patterson, Urban Forester, stated that there was a small amount of canopy on this site. One tree was being removed, which resulted in 7 2" caliper mitigation trees. These trees are to be planted on Lot 110, before Final Plat. No public comment was received. Lee Stewart (applicant) was present for the application and stated he had no comments. Commissioner Myres asked if there is only one way in and out until the construction of Rupple Road. Fulcher stated the subdivision connects to the south, as well as to Weir Road. Commissioner Myres asked if there was a timeline for the construction of Rupple Road. Staff replied there was not, at this time. Commissioner Ostner stated that this was unique for a development to be adjacent to an unconstructed road, but it shouldn't be constructed in the middle of nowhere. Is there any precedent for this? Matt Casey, Asst. City Engineer, stated that the same scenario occurred with the subdivision to the south, where an assessment and right-of-way were required so that once construction does occur, that is available. Glenn Newman, Staff Engineer, stated that he has not yet reviewed the assessment numbers for Rupple Road, and will go through them before Planning Commission. $33,600 is proposed at this time. Commissioner Ostner asked if there were a time frame for this assessment to expire. Casey stated that in five years, the developer could bring a request to the City to have the money Subdivision Committee June 28, 2007 Page 12 of 14 returned if the project has not occurred. Jeremy Pate, Director of Current Planning, stated the same, and described the various options the Planning Commission has when dealing with this situation. Commissioner Anthes inquired if the commissioners were okay with condition #1. All replied yes. Commissioner Ostner asked the applicants if they had considered the alley extension. Lex Broyles (applicant) stated yes, but the lots get too small to build a house in this location. The road shifts to the south, which shortens their depth. Additionally, the front -entry homes would share curb cuts. Stewart stated that it also provides a greater diversity of housing within the neighborhood. Commissioner Ostner stated the alley was an important concept of the development. Did the applicants consider a different home type? What about the 5 feet adjacent to the south? Newman asked if the alley would access Rupple Road. Fulcher stated this was a recommendation to consider. Newman stated that it may need to be discussed more by staff because of the separation of intersections with Rupple Road. Commissioner Anthes stated the separation of intersections seems to be more of a concerned, and she is not as concerned with the houses having front access as shown. Broyles stated the concept is to have the house near the front of the lot, with a four -car garage in the back of the home that will access two homes. Examples of his has been seen in Colorado. Stewart stated it was also evident on Lafayette Street in Fayetteville. Commissioner Anthes asked staff if the first driveway was too close to Rupple. Pate stated that the drawing was misconceiving, because of the amount of right-of-way required for a principal arterial. The right-of-way line is at least 16 feet from the curb. Commissioner Myres stated she was not in favor of the alley extending, that she would not want to see an alley on Rupple Road. Commissioner Ostner stated he had been convinced, as well. It is not bad to have an alley access Rupple Road, but this close to another intersection may be of concern. Subdivision Committee June 28, 2007 Page 13 of 14 Stewart stated there is also another curb cut to the south, with the subdivision to the south. Commissioner Anthes asked if there were any other conditions or waivers to be discussed. Newman stated that because this is a continuation of a development that has already established a development pattern, staff supported these waivers. Motion: Commissioner Ostner made a motion to forward the request as recommended by staff, with all conditions of approval. Commissioner Myres seconded the motion. Commissioner Anthes concurred, the motion passed with a vote of 3-0-0. Commissioner Anthes stated she appreciated the applicant looking at less expensive housing options. Broyles stated he wanted to thank and appreciated staff's help throughout the entire process, to find common ground that could be used as a template for the rest of the project. Subdivision Committee June 28, 2007 Page 14 of 14 LSP 07-2635: Lot Split (LEGACY BANK, 175): Submitted by MORRISON SHIPLEY ENGINEERS, INC. for property located S. OF JOYCE BLVD., N. OF THE P & G BLDG. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.38 acres. The request is to divide the subject property into two tracts of 1.49 and 1.89 acres. Andrew Garner, Senior Planner, gave the staff report, describing the lot split request. This is the first lot split within the Proctor and Gamble commercial subdivision. Staff recommended approving the request with standard conditions listed in the staff report, in addition to a condition limiting access on these parcels through the existing access casement/shared driveway for the Proctor and Gamble building. No public comment was presented. Cory Roberts (applicant) was present for the application and requested a modification to Condition of Approval No. 3 to allow it to read that curb cuts onto Joyce Boulevard will not be allowed for future development unless approved by the Planning Commission. He stated that he understood it was unlikely to get a curb cut, but would like to add this statement in order to not limit his client's options. Commissioners Ostner and Anthes stated that they agreed with staff's recommendation as worded in Condition of Approval No. 3 to limit access. The applicant could still petition at the time of development, but they wanted to leave the condition as it reads to make it clear their intention to limit access to the shared driveway. Commissioner Myres stated her agreement, as well. Motion: Commissioner Ostner made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Myres seconded the motion. Commissioner Anthes concurred, the motion passed with a vote of 3-0-0. All business being concluded, the meeting adjourned at 10:04 AM.