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HomeMy WebLinkAbout2007-07-12 - MinutesSubdivision Committee July 12, 2007 Page I of 14 MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on July 12, 2007 at 9:00 a.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ACTION TAKEN LSP 07-2654: (HAYES, 357) Approved Page 4 FPL 07-2651: (BLUEBERRY MEADOWS, 571) Approved Page 5 LSD 07-2646: (LOT 2 SPRING PARK, 174) Forwarded Page 2 LSD 07-2648: (LONGVIEW MEDICAL OFFICE, 212) Forwarded Page 6 LSD 07-2645: (THE LINKS PHASE I, 361; 362; 400; 401) Forwarded Page 7 R-PZD 07-2649: (COLLEGE AVENUE TOWNHOMES, 291) Tabled Page 9 R-PZD 07-2576: (WOODSTOCK COMMUNITY, 438) Forwarded Page 11 MEMBERS PRESENT Alan Ostner (arrived late) Lois Bryant Sean Trumbo (Chair) STAFF PRESENT Jeremy Pate Andrew Garner Matt Casey Sarah Patterson Jesse Fulcher Glenn Newman MEMBERS ABSENT Subdivision Committee Chair Sean Trumbo called the meeting to order at 9AM. * The order of the agenda was revised due to a member being late. Subdivision Committee July 12, 2007 Page 2 of 14 New Business: LSD 07-2646: Large Scale Development (LOT 2 SPRING PARK, 174): Submitted by ARMAC CONSULTING ENGINEERS, PPLC for property located at 3825 N. SHILOH DR., LOT 2 SPRING PARK, E. OF HOME DEPOT. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.62 acres. The request is for a large scale development on the subject property. The existing structure will remain and there will be 2 additional buildings totaling 22,898 s.f. retail space, 5,000 s.f. restaurant space and associated parking. Jesse Fulcher, Current Planner, gave the staff report, describing the large scale development request. There is an existing structure on the property, which contained Fire Mountain Restaurant, but is now vacant. The property is located within the Design Overlay District (DOD); however, development occurred prior to the adoption of the DOD and therefore the property does not meet current ordinance requirements. There are four (4) waivers requested, including 25' of greenspace along Shiloh Drive, a proposed curb -cut within 250' of an intersection, less than 25% pervious surface area and an existing driveway approach that exceeds 27'. Staff recommended in favor of the requested waivers, finding that a hardship exists in that the property was developed prior to the adoption of the DOD. Staff recommended forwarding the request to the Planning Commission with a recommendation for approval, with conditions as listed in the staff report. Shelly West (applicant) was present and stated that she was seeking approval and was in agreement with all staff comments and conditions. She also stated that a 4' sidewalk would be constructed along the north side of the property, if the property owner would grant permission for construction. Sarah Patterson, Urban Forester, stated that the applicants were adding a lot of greenspace and landscaping and improving the site over its current condition. No public comment was received. Commissioner Trumbo asked if there were any plans to extend Shiloh Drive to the south. Jeremy Pate, Director of Current Planning, stated that Shiloh Dr. had been reclassified from a collector street to a local street and that there were no plans to construct a bridge which is necessary for the extension of Shiloh to the south. Commissioner Bryant asked Engineering staff if the applicant had verified the downstream capacity of the storm drain pipe. Glenn Newman, staff engineer, stated that the downstream capacity had not been verified at this time, but that the reduction of pavement on the property should cause a decrease in the storm water runoff. West stated that the landscape architect was going to heavily landscape the greenspace areas along Shiloh Dr. Subdivision Committee July 12, 2007 Page 3 of 14 Commissioner Trumbo stated that he was in favor of all requested waivers and of the property building elevations. Motion: Commissioner Bryant made a motion to forward the request to the Planning Commission with the conditions of approval as recommended by staff, finding in favor of the requested waivers and in favor of commercial design standards. Commissioner Ostner seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. Subdivision Committee July 12, 2007 Page 4 of 14 LSP 07-2654: Lot Split (HAYES, 357): Submitted by AMANDA & SHAWN HAYES for property located at 2094 N. DOUBLE SPRINGS RD., NE CORNER OF JESS ANDERSON & DOUBLE SPRINGS RD. The property is in the Planning Area and contains approximately 6.36 acres. The request is to divide the subject property into two tracts of 4.35 and 2.01 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. Shawn Hayes, (applicant), had no additional comments and was in agreement with the conditions of approval. No public comment was received. Motion: Commissioner Ostner made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. Subdivision Committee July 12, 2007 Page 5 of 14 FPL 07-2651: Final Plat (BLUEBERRY MEADOWS S/D, 571): Submitted by JORGENSEN & ASSOC. for property located N. OF HWY 16E @ TALLGRASS DR. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 23.62 acres. The request is for approval of the Final Plat of a residential subdivision with 73 single family dwellings. Jesse Fulcher, Current Planner, gave the staff report, describing the final plat request. The property was approved for development of 73 lots. All of the infrastructure necessary for the project has been installed. Staff recommended approval, with conditions as listed in the staff report. Jared Inman, (applicant), was present for the applicant and stated that he was seeking approval and in agreement with all staff comments and conditions. Sarah Patterson, Urban Forester, stated that the mitigation numbers have changes since the preliminary plat review and that more trees had been saved, requiring less mitigation. No public comment was presented. Motion: Commissioner Ostner made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. Subdivision Committee July 12, 2007 Page 6 of 14 LSD 07-2648: Large Scale Development (LONGVIEW MEDICAL OFFICE, 212): Submitted by ENGINEERING DESIGN ASSOCIATES for property located at THE NE CORNER OF WIMBERLY DR. & LONGVIEW ST., S OF FUTRALL. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 5.52 acres. The request is for three 2 -story medical office buildings with a total of 56,194 s.f. and associated parking. Jesse Fulcher, Current Planner, gave the staff report, describing the large scale development request. A waiver has been requested for the required 5' of greenspace between the parking lot and the north and west property lines. The waivers were necessary due to the fact that the adjoining development to the north had constructed their parking lot over the property line and to allow the development to connect to the adjacent parking area, allowing two points of cross -access. Staff recommended forwarding the request with a recommendation for approval, with conditions as listed in the staff report. Valerie Bandera, (public), asked about the location of the detention pond and how the development would address potentially polluted runoff from the parking area into the adjacent stream. Glenn Newman, Staff Engineer, stated that there was no increase in the peak drainage and therefore detention was not required. Additionally, the City does not have an ordinance to enforce the quality of the water leaving the site. Sarah Patterson, Urban Forester, stated the trees located near the stream are high priority and that the applicants were proposing to preserve 29% of the existing canopy, when only 20% preservation is required. The remaining trees and undisturbed area would act as a riparian buffer. Commissioner Ostner stated that he was in favor of the requested waivers and in support of the proposed building elevations. Motion: Commissioner Ostner made a motion to forward the request with the conditions of approval as recommended by staff, finding in favor of condition #1 and #2. Commissioner Bryant seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. Subdivision Committee July 12, 2007 Page 7 of 14 LSD 07-2645: Large Scale Development (THE LINKS PH. I, 361,362,400,401): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE NE CORNER OF RUPPLE AND WEDINGTON DRIVE. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 152 acres. The request is to approve Phase I of a Large Scale Development for 604 multi -family dwelling units, golf course, clubhouse, associated parking and parks. Andrew Garner, Senior Planner, gave the staff report, providing the background for the approved R-PZD 07-2452 (Links at Fayetteville) on the property for 1,221 residential units, 91,800 square feet of non-residential/commercial space, and 16,388 square feet of recreational buildings. The proposed large scale development for Phase I containing 604 multi -family dwellings and the golf course was described. It was discussed that a traffic study for Phase I was conducted. The traffic study concluded that with completion of Phase I, the warrants would be met to install a signal at Wedington Drive/Drive A, and the warrants to install a signal at Rupple Road and Drive C would be met at full buildout of the project. The recommended street improvements were discussed that were based on the traffic study and a Bill of Assurance offered by the applicant as part of the R-PZD approve to improve Rupple Road from Wedington to Mount Comfort Road. Based on the fact that there are several waivers of the Unified Development Code being requested, all of which are being favorably recommended by staff, staff recommended that this project be forwarded to the full Planning Commission for review and approval. No public comment was received. Jerry Kelso (applicant) was present for the applicant and stated he was in agreement with all staff comments and conditions. He explained that a 6 -foot wrought iron fence will be installed to separate the residents/pedestrians from the lakes and ponds on the golf course, as is common on this type of development. Sarah Patterson, Urban Forester, discussed issues listed in the tree preservation report, noting that the amount of mitigation is extremely high on this site, and that a great deal of coordination will be required to ensure that all trees are planted and bonded before final certificate of occupancy for each building. Matt Casey, Assistant City Engineer, stated that he was in support of the requested waivers. Jeremy Pate, Director of Current Planning, went over the changes that occurred to R-PZD 07-2452 (Links at Fayetteville) at City Council, after the Planning Commission's review. It was discussed that some of the changes included an additional public street in the southern portion of the development, and the improvements to Rupple Road from Wedington to Mount Comfort. Pate explained the street improvement recommendations in detail, discussing that the signal at the intersection of Wedington/Drive A are anticipated as being installed with Phase I, but that if permits may not be obtained by the State Highway Department the applicant may pay an assessment for the signal. Additionally, the signal at Rupple/Drive C will not meet warrants for installation with this phase, and the units being proposed for development of Phase I will generate 33% of the total traffic at this intersection, a 33% assessment for installation of a traffic signal is to be paid. Subdivision Committee July 12, 2007 Page 8 of 14 Commissioner Ostner discussed that he was in favor of the waiver for reduced curb return radius as proposed, and he asked staff about the building elevations. Pate clarified that the review of building elevations was only to confirm that the buildings proposed are consistent with those approved as part of the R-PZD. Commissioner Ostner asked about the required change in the zoning criteria to allow for a 52' building height. Jerry Kelso (applicant) answered that during the PZD review process that some of the buildings proposed changed from two to four stories in height. Due to an administrative error the PZD booklets were not updated to reflect the height of a four story building and the building height was left at a maximum of 40 feet. The PZD zoning criteria will have to be changed to 52 feet as a maximum height to accommodate the four story buildings. Commissioner Ostner ask staff about planting the mitigation trees. Sarah Patterson responded that the onsite planting of 1,100 mitigation trees will be tricky because of the large number of trees and the timing of installation and guarantee prior to certificate of occupancy for the buildings. She discussed that during the construction review the planting plan and maintenance bonds for the trees would likely be broken down into smaller pieces rather than installation and guarantee over the entire site at one time. Commissioner Ostner requested that aspect be taken into account when planting the mitigation trees to provide shade on the south and west side of parking lots and buildings. Patterson responded that yes, aspect would be taken into account when reviewing the planting plan. Motion: Commissioner Ostner made a motion to forward the request to the Planning Commission, finding in favor of the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. Subdivision Committee July 12, 2007 Page 9 of 14 R-PZD 07-2649: Planned Zoning District (COLLEGE AVENUE TOWNHOMES, 291): Submitted by BATES & ASSOCIATES for property located SE OF COLLEGE AVENUE AND GOLDEN EAGLE DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.34 acres. The request is for re -zoning, land use and development approval of an R-PZD, Residential Planned Zoning District with 5 buildings of 4 attached units for a total of 20 dwelling units and associated parking. Jesse Fulcher, Current Planner, gave the staff report, describing the planned zoning district request and the project location. Staff was recommending that the item be tabled, as the applicants were working with the Urban Forester and Fire Department to resolve some outstanding issues regarding tree preservation within the Hillside Hilltop Overlay District (HHOD) and fire apparatus access. James Waller (applicant) was present for the applicant and stated he had been working with the Urban Forester and the Fire Department to resolve issues with tree preservation and fire apparatus access to the site. Commissioner Trumbo stated that the HHOD had taken a long time to be adopted and that it would be difficult to support a project that did not meet the minimum tree preservation requirements. Sarah Patterson, Urban Forester, stated that a minimum of 30% preservation was required based on the zoning and that comments had been made at the technical plat meeting regarding this requirement Dale Riggins, Fire Department, stated that the applicants had met the requirements of the Fire Department and were planning to install sprinklers in each unit. No public comment was received. Commissioner Ostner asked where the proposed barricades would be installed. Glenn Newman, staff engineer, stated that the barricades would be installed near the entrance into the development because of the step grade planned and that there were existing barricades on the north side of Golden Eagle Drive. Newman stated that there was more flexibility in the design, since the streets were private and is mostly concerned with access for the Fire Department. Waller stated he thought that the radius for the entrance drive could be increased to 25' to allow for a higher travel speed for Fire Department vehicles. Commissioner Ostner stated he was concerned with the slow travel speed of Fire Department vehicles given the proposed density. Waller stated that the buildings would be sprinkled. Lex Broyles (applicant) stated that the driveway off the alley will be shared, and will have a "Y" Subdivision Committee July 12, 2007 Page 10 of 14 split, to share curb cuts. Commissioner Ostner asked what the proposed density is. Fulcher stated that the density is 8.54 units/acre. Commissioner Ostner stated that density was actually not very high. He is in favor of conditions of approval #1 and #2; however, he did not want to see a 30 radius at the entrance, 25 would be okay. The applicants should do what it takes to preserve at least 30% of the existing tree canopy. Lex Broyles, (applicant), stated that they would work with staff to preserve 30% canopy. Commission Bryant asked about drainage onto the properties to the west. Newman stated that he was in agreement with the drainage calculations provided by the applicant. Commission Ostner asked if there was a condition of approval requiring the drive to be extended to the south property line for future connectivity. Fulcher stated that conditional of approval #3 addresses the issue. Commissioner Ostner asked about traffic utilizing Golden Eagle Drive as the single point of ingress/egress. Fulcher stated that there is only one existing dwelling unit utilizing Golden Eagle Drive and that the street is private and improved. Motion: Commissioner Ostner made a motion to forward the request to the Planning Commission. Discussion ensued regarding the motion to forward and staff's recommendation to table the request to allow the applicant time to complete revisions requested by the Urban Forester and Fire Department. Commission Ostner withdrew his motion to forward. Motion: Commissioner Ostner made a motion to table the request. Commissioner Bryant seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. Subdivision Committee July 12, 2007 Page 11 of 14 R-PZD 07-2576: Planned Zoning District (WOODSTOCK COMMUNITY, 438): Submitted by APPIAN CENTER FOR DESIGN for property located ALONG W. WEDINGTON DRIVE FROM 46TH TO BROYLES AVENUE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 28.90 acres. The request is for re -zoning and land use approval of an R- PZD, Residential Planned Zoning District with 382 dwelling units in mixed use, single family, townhome configuration, 100,390 s.f. of commercial space in mixed use and restaurants in addition to a civic center building and park to be constructed in 7 phases over an 8 year time frame. The request also includes development approval for a portion of the project at this time. Andrew Garner, Senior Planner, gave the staff report, describing the Residential Planned Zoning District including 100,390 square feet of commercial space and 382 dwelling units. Mr. Garner described that the project is designed as a Traditional Neighborhood Development (TND) attempting to create an urban neighborhood of various uses connected by a network of sidewalks, streets and lanes suitable for pedestrians as well as vehicles. The property is designated for a City Neighborhood Area on the Future Land Use Map. The streets proposed internal to the development are narrow with small curb return radii and require waivers from the Fayetteville Unified Development Code. Garner discussed the surrounding street system and recommended street improvements including an assessment for a traffic signal at Wedington and Broyles, and improving both sides of 46h Street to connect to the existing improved section of 46`h Street to the south. Micah Lindsia (public) discussed concern with traffic issues, property lines with trees being damages, concerns with this development not fitting into the neighborhood, she lives on Tumbleweed. Chuck Stevens (public) also lives in Persimmon Place Subdivision. Property values of residences have reduced, concerns with the aesthetics of a two-story apartment building looking over into his yard. Valeria Bandera (public) lives in the Fieldstone Development across Wedington. All development surrounding this project is single-family. She always knew it would be developed, but thought it would be single-family. Traffic onto 46`h and Wedington is a concern. Does the drive align across Wedington? What type of lighting would be used? What type of commercial uses would be constructed? Outdoor noise, music? Not totally against the project, but would like to see more about the project. Ward 4 residents haven't known about this project, the applicant hasn't presented this to the neighbors. Angela Stevens, (public) lives on Tumbleweed and moved to Persimmon Place to raise children, no traffic. Children play in the street. This development will completely change the idea of the neighborhood. This development will reduce property values. Everyone is opposed to this project, and they are going to fight it. Craig Hanshell (public) stated that he is a representative of Cross Keys Subdivision. Rupple Row homes are being leased. Th trend is to go for rent. Would not have bought out there is he'd know of the future development. Charlie Sloan wants to rezone an additional portion of this are for multi- family use. This development will be totally filled with rental properties. Rental properties in the Subdivision Committee July 12, 2007 Page 12 of 14 middle of established homes as proposed with this development are a huge concern. Value of homes will plummet. The mayor has tried to justify not having a turn lane on Wedington. This project will cause collisions and fatalities. They are not clear about the colors on their proposed site plan. Do not understand about the City Plan 2025 and affordable housing. This development will cater to the college lifestyle. What type of commercial businesses will be in here? Nightclubs? Bars? Will a new police sub -station be installed? With the Links project and this project the entire population of Farmington will be located here. The City needs to enforce the definition of a single family dwelling and the number of unrelated people that can live in one residence. Erin Simpson (public) is not sure if she would have purchased if she'd have know about this development, just moved into Tumbleweed two weeks ago. She expressed concern about the capacity of schools. Ryan Pfiefer (public) stated that this project backs us to yellow area on the map. He would like to see this further. Property values will be adversely affected as buildings will look into homes, and trees will be destroyed. Deep concern with traffic impacts to 46`h Street. Add 382 new dwellings, need to explore the project in depth. Misty Rogers (public) stated that she is a Tumbleweed resident. She loves where they live in a neighborhood; which is not a business center or rental townhomes as proposed. She wants this area to stay a neighborhood. People meet in the yard, walk on the sidewalk. She doesn't want have police in the neighborhood; she wants single family homes, not rental property, but homes. She asks to review the project in more detail. She moved to area for single family homes, born and raised here and wants to stay a family environment. What kind of business doe we have here in the neighborhood? Crime will come in with this development. This will be a multi -family development with 3, 6, 9, and 12 month leases. The rest of the neighborhood doesn't even know this is coming. Todd Jacobs (applicant) was present for the applicant. He described what could happen with a C-2 zoning and a strip mall along Wedington. They looked at a variety of housing in this development. He stated that single family residences proposed will back up to the existing Persimmon Place Subdivision. Smaller streets with on -street parking proposed will be safer and will create a streetscape. He discussed that daily needs would be able to be met by walking. Commissioner Trumbo asked about street improvements. Garner responded that the improvements to 46`h Street would complete the full street improvements to 46`h Street from Persimmon to Wedington. Sarah Patterson, Urban Forester, discussed that she is working with the applicant to increase the tree preservation numbers, and that they are required to plant mitigation trees onsite. Matt Casey, Assistant City Engineer, stated that he is in support of the requested waivers. Commissioner Trumbo stated that he lives in this neighborhood and shares some of the same concerns as the members of the public. He asked about lighting. Subdivision Committee July 12, 2007 Page 13 of 14 Garner responded that the project will comply with the City's lighting ordinance to eliminate light pollution. Commissioner Trumbo asked what uses are proposed for the businesses. Todd Jacobs (applicant) went over the permitted uses proposed in the PZD booklet: offices, deli, daycare, video store, etc. Lex Broyles (applicant) also stated that they are proposing the uses generally consistent with the downtown square, not Dickson Street. This will not be an entertainment district. Todd Jacobs added that this will not be permitted for bars, nightclubs, etc., although these may be allowed by conditional use permit, which would require another public meeting. Commissioner Trumbo asked about a direct connection to Fieldstone. Lex Broyles responded that no there was not a direct connection. Jeremy Pate, Director of Current Planning, discussed the noise ordinance, and that this project would be subject would be a residential district for the noise ordinance implementation requiring a maximum of 60 decibels, as opposed to 75 decibels allowed in a commercial district. Commissioner Ostner asked staff how the neighbors should address their current complaints of loud parties and `herd houses'? Pate responded that these issues are complaint driven. Code Compliance receives and investigates the complaints, loud parties are responded to by the Police Department. Commissioner Ostner stated that the Planning Commission can't look at whether this will be rental property or not as every property owner in the City has the right to rent their property. But the Planning Commission can discuss and review land use. He doesn't see this development as renter - friendly. He believes it will create a community. Rupple Row is not going to be all rentals; it is just a tough time in the real estate market. He clarified that this will go to City Council for approval if it gets through the Planning Commission as it is a rezoning. There is no need to appeal this to City Council as it will go automatically. On Wedington, with a five lane section people will drive faster. A turn lane will create a commercial strip. Four lanes in Tulsa keep the strip commercial out. He stated he was very concerned about 46`h Street and it must be addressed, and is going to be addressed in staff's recommendation. Every neighbor that owns a home today will be adjacent to a single family home in this development along the south. The next level is the multi -family, or townhomes. The highest intensity is next to the biggest street. He is in support of the phasing plan. A couple of issues of staff: condition #4, staff doesn't support curb cut onto Wedington, and Ostner tends to agree with that recommendation. Pate described staff s concern with the subject curb cut mentioned in #4 accessing directly onto Subdivision Committee July 12, 2007 Page 14 of 14 Wedington, when staff finds it is safer to access side streets. Glenn Newman, Staff Engineer, stated that this area is complicated with a turn lane and stacking at the intersection of Wedington/Broyles. Prefer 200' for stacking with a dedicated turn lane. Commissioner Ostner stated that he has no concerns with the commercial design standards. Condition 3.b.: understands staff s concerns with the alleys, but wants further clarification. Pate discussed that staff's concern is maneuverability, not necessarily the speed at which the turns are made. Commissioner Ostner discussed that the public's concern with school capacity is a separate level with the City, and the public would have to discuss that concern directly with the school board. Commissioner Trumbo went through the Planning Commission determinations in the conditions of approval: #1 all were in favor, #3 all were in favor, #4 Trumbo discussed that he agrees with staff's recommendation to reduce curb cuts on arterials. Commissioner Ostner stated that if 200' distance from the intersection is provided as discussed by the Engineering Division a curb cut may be accommodated. Commissioner Trumbo stated that he thinks this development will be a high standard of quality and that the design is beautiful. Commissioner Ostner agreed that he thinks the quality of the development will be very high. Commissioner Bryant asked staff about their issue with the project phasing. Pate described staff's request to clarify phasing/timing of improvements. Commissioner Ostner encouraged the neighbors to meet with the developers to get more information on the project. Motion: Commissioner Ostner made a motion to forward the request with the conditions of approval as recommended by staff. Commissioner Bryant seconded the motion. Commissioner Trumbo concurred, the motion passed with a vote of 3-0-0. All business being concluded, the meeting adjourned at 11:35 AM.