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HomeMy WebLinkAbout2007-08-16 - MinutesSubdivision Committee August 16, 2007 Page I of 14 MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on August 16, 2007 at 9:00 a.m. in Room 219 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ACTION TAKEN R-PZD 07-2649: (COLLEGE AVENUE TOWNHOMES, 291) Forwarded Page 2 FPL 07-2650: (OAKBROOKE S/D PHASES I & II, 361) Approved Page 4 LSP 07-2653 (WATERS, 404) Approved Page 6 LSP 07-2684 (METROPOLITAN NATIONAL BANK, 371) Approved Page 7 LSP 07-2685 (SCHULTZ, 207) Approved Page 8 FPL 07-2683 (COBBLESTONE S/D I, 246) Approved Page 9 LSD 07-2681 (HOMEWOOD SUITES/HILTON, 401,402) Approved Page 10 PPL 07-2679 (TOWNSHIP HEIGHTS, 291) Forwarded Page 12 MEMBERS PRESENT Sean Trumbo (Chair) Christine Myres Porter Winston STAFF PRESENT Jeremy Pate Andrew Garner Sarah Patterson Jesse Fulcher Glenn Newman MEMBERS ABSENT Subdivision Committee Chair Sean Trumbo called the meeting to order at 9AM. Subdivision Committee August 16, 2007 Page 2 of 14 Old Business: R-PZD 07-2649: (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. Chris Waller, Applicant, described the last meeting and issues they've resolved. Jesse Fulcher, Current Planner, briefly described the request and the reasons for the previous tabling of the item. The applicant had worked with the Urban Forester and the Engineering Department and resolved all outstanding items. Staff was recommending that the request be forwarded to the Planning Commission with a determination of street improvements and a waiver to allow a20' curb radius where 30' is required. Sarah Patterson, Urban Forester, stated that issues with the retaining walls and tree canopy had been resolved, and the applicants were preserving 30% of the existing canopy. If any time the forested area looks like it is going to fall below 30%, the project will be required to come back before the Planning Commission as a major modification. Glenn Newman, Staff Engineer, stated that he had met with the applicant. The applicants have relocated some of the utility easements and retaining walls to meet Engineering requirements. Larry Bittle, (public), owns office buildings below property, is concerned about drainage, but not necessarily against the project. He had two questions: will runoff drain into a detention pond, and is the south side going to run off? He stated he was okay with the project as long as drainage is addressed. Chris Waller, (applicant) stated that project runoff issues so far have met all city requirements. Right now about 3 acres drain down to the property below. With this development, runoff will be caught by the street and drain into storm sewer. The development will help improve the current drainage situation by decreasing the runoff onto property. Commissioner Trumbo stated that by ordinance there can't be any more runoff than before, and that he has seen this project once before when tree preservation was just below 30%. Preservation has been increased to above 30% and the comments from the Fire Department have been addressed. Commissioner Myers asked how much excavation will be required, and about retaining walls. Waller stated that the buildings are as close to natural grade as possible, and that a lot of the tree canopy and slope will be preserved to the south by the retaining walls. Commissioner Myres stated that grading and tree removal will inevitably occur, but it seems like Subdivision Committee August 16, 2007 Page 3 of 14 the density is low enough to meet the standards. She stated she has no issues with the project. Commissioner Winston stated that the dumpster location will be visible and asked if the committee should look into moving that. Waller stated that Fayetteville Solid Waste requested the dumpster be there for access, but that the dumpster will be screened as required by ordinance. No public comment was presented. Motion: Commissioner Myres made a motion to forward the request finding in favor of Conditions #1 and #2, and with all other conditions of approval. Commissioner Winston seconded the motion. Waller stated he was in agreement with all conditions. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 4 of 14 FPL 07-2650: (OAKBROOKE S/D PHASES I & 11, 361): Submitted by MEL MILHOLLAND for property located W OF RUPPLE ROAD, N OF WEDINGTON. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 32.38 acres. The request is for approval of the Final Plat for a residential subdivision with 109 residential lots. Jesse Fulcher, Current Planner, gave the staff report, describing the preliminary plat for phases I and II. The development is for 110 lots on 32 acres, although originally this was two separate phases, approved by City Council for 109 residential lots with 1 tree preservation lot. Staff recommended approval with 26 conditions, some of which were reviewed. Assessment for Rupple Road bridge, street improvements to Rupple Road and parks fees, etc. are due prior to signing the final plat. Sarah Patterson, Urban Forester, stated that the original mitigation required is for 74 trees that are to be planted on site. Since the last meeting, she has reviewed the revised tree preservation plan. A lot of canopy is shown as removed but it is still actually out there. With additional canopy saved, mitigation has been avoided. Tree preservation area will be maintained by the Property Owners Association. A few revisions need to be shown on the plat before signing. Show new tree preservation area line as indicated in staff report. Matt Casey, Asst. City Engineer, stated that comments had been made at the last meeting regarding drainage and erosion control. Last fall the developer had some issues with sediment leaving site, but the issue had been resolved and the developer will remove any sediment from the adjacent property. Engineering is currently working with the developer to ensure that drainage is working properly. Trumbo asked if the developer will clean up sediment on other side? Casey stated that Hoskins has been made aware of that and has agreed to do so. Milholland asked if everything else was taken care of. Fulcher stated there were a few minor revisions but nothing major. Milholland stated he will agree with all conditions and will make revisions. Karen Stewart, neighbor, stated that the developer did a wonderful job with the clean-up and has done everything that the city has asked. The problem is with City engineering. She provided article from the Red Oak Park, which is near the property. Soil is being washed away. This is not Tracy's fault, he's done everything he's been told to do. It is the fault of the City of Fayetteville engineering department. She stated she wants these statements on record for future litigation. Winston asked for any comments on erosion. Casey stated that the area features a natural drainage pattern, and that he sees no erosion beyond natural erosion beyond the site. He clarified for the record that this is not a City engineering design, this is a Milholland design, and the City is only the enforcement agency. Subdivision Committee August 16, 2007 Page 5 of 14 Trumbo stated that he sees no reason to hold this up if it meets all city requirements. Casey stated that the City engineering office will not sign the final plat if there are any outstanding erosion/sedimentation issues. Motion: Commissioner Myres made a motion to approve the request. Commissioner Winston seconded the motion. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 6 of 14 New Business: LSP 07-2653: (WATERS, 404): Submitted by ALAN REID for property located at 1342 MT. COMFORT ROAD. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 0.28 acres. The request is to divide the subject property into two tracts of 0.12 and 0.16 acres. Andrew Garner, Senior Planner, gave the staff report, describing the lot split request. A variance was approved to bring the existing single-family home into compliance. Staff recommended approval with conditions in staff report. Waymond White, applicant, stated that Waters bought the property, and wants to build a home on the existing lot. No public comment was presented. Casey stated that water and sewer were both available lots. He asked the applicant to show sewer service to ensure it does not create a non -conforming lot. White stated he has located the service connection and will place it on the plat. Myres asked about another curb cut on Mt. Comfort Road with this lot split, and about improvements to Mt. Comfort. Jeremy Pate, Director of Current Planning, stated that this section of Mount Comfort is a local street, not the arterial it is in other locations within the City, and is not anticipated for improvement. Winston stated that it seems to fit, just like the lots around it. Motion: Commissioner Winston made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Myres seconded the motion. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 7 of 14 LSP 07-2684: (METROPOLITAN NATIONAL BANK, 371): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at 2691 E. MISSION BOULEVARD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 4.02 acres. The request is to divide the subject property into two tracts of 1.40 and 2.62 acres. Jesse Fulcher, Current Planner, gave the staff report, stated that the lot split was previously approved and that the associated bank building that was approved is currently under construction. However, the lot split was never recorded, and has since expired. This is the same exact lot split as was previously approved. Chris Suneson, applicant, stated that it was a straightforward lot split and that the bank would be split off from the rest of the lot, to be developed in the future. No public comment was presented. Motion: Commissioner Myres made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Winston seconded the motion. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 8 of 14 LSP 07-2685: (SCHULTZ, 207): Submitted by ALAN REID for property located at 3010 W. SALEM ROAD. The property is in the Planning Area and contains approximately 16.76 acres. The request is to divide the subject property into three tracts of 4.00, 6.00, and 6.76 acres. Jesse Fulcher, Current Planner, gave the staff report, stating there was an existing single-family home in the center of the property, with 3 total tracts proposed. The lots met the minimum requirements. Staff recommends approval with 3 conditions. Casey stated that the public sanitary sewer not available, but water is available. Wayman White, Dale Schultz, applicants, stated that Mr. Schultz was moving out of the area and would like to sell the lots separately. No public comment was presented. Myres asked about zoning. Fulcher stated this was in the county, within the Planning Area. Myres stated she had no concerns. Motion: Commissioner Myres made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Winston seconded the motion. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 9 of 14 FPL 07-2683: (COBBLESTONE S/D I, 246): Submitted by DAVE JORGENSEN for property located at E OF CRYSTAL SPRINGS I AND N OF CRYSTAL SPRINGS III SUBDIVISION. The property is zoned RSF-8, SINGLE FAMILY - 8 UNITS/ACRE AND RSF-4, RESIDENTIAL SINGLE FAMILY — 4 UNITS/ACRE and contains approximately 35.67 acres. The request is for final plat approval of Phase I of the Cobblestone Subdivision with 116 single family lots and one (1) detention pond lot. Andrew Garner, Senior Planner, gave the staff report, adding that the preliminary plat was approved in June 2007 for 207 single family lots on 60.28 acres, and that this is approximately 35 acres of the total for Phase I of the subdivision, 116 single-family lots. He recommended approval of the final plat with conditions, and went over assessments for street improvements as stated in the staff report. Sarah Patterson, Urban Forester, stated that tree preservation was required, and that 11 2 -inch large species trees were on-site. The majority will be planted around a retention pond by May 2008. Jared Inman, applicant, agreed with the conditions of approval and had no further comments. No public comment was presented. Motion: Commissioner Myres made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Winston seconded the motion. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 10 of 14 LSD 07-2681: (HOMEWOOD SUITES / HILTON, 401-402): Submitted by H2 ENGINEERING, INC. for property located at NW OF WEDINGTON AND I-540, BEHIND THE HOLIDAY INN EXPRESS TO STEAMBOAT DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 10.43 acres. The request is for a 4 -story, 26,450 s.f. hotel with associated parking. Andrew Garner, Senior Planner, gave the staff report, adding that the development was in the Shiloh bridge assessment area for Hamestring Creek (1 /4 mile away). It is adjacent to the Holiday Inn Express, with RMF -24 zoning to the north, and commercial zoning to the west and south. It is also located within the I-540 Design Overlay District, with which the development complies. He recommended approval and went through the conditions as listed in the staff report. Potential cross access to Guido's was mentioned, and shared access with the existing Holiday Inn Express was discussed as listed in the staff report. Staff recommended approval of the project, with conditions listed in the staff report. Sarah Patterson, Urban Forester, stated that the tree preservation was okay, and that there was going to be a large amount of street trees planted along Shiloh, along with street trees and shrubs along the Holiday Inn Express frontage. Patterson discussed the tree preservation conditions of approval as listed in the staff report. Kipp Hearne, applicant, stated they were in agreement with all conditions of approval. With regard to the bridge assessment number, Hilton may be able to provide lower vehicle trip numbers, and he would like the opportunity to discuss it with staff if that comes forward to reduce the assessment amount for the Hamestring Creek bridge assessment. No public comment was presented. Commissioner Winston asked about the Hamestring Creek bridge. Garner discussed that this project is located within the Hamestring Creek Assessment Area, with the creek being less than Y4 mile north of the site. Jeremy Pate, Director of Current Planning, stated that the proportion of traffic contribution to the bridge is used to determine the assessment amount. Pate stated that staff would need to review the new traffic numbers provided by the applicant for the assessment, but could potentially be reduced if proof was provided and verified. Commissioner Myres stated that she would prefer for the staff to work it out rather than have the applicant return to the Planning Commission to change the assessment amount. Pate stated that if so, he would prefer for the Subdivision Committee to approve this amount, and allow the applicant to present other numbers. If staff and the applicant can agree on modified numbers, the assessment would reflect that modification. If we can't, this will need to come back to the Subdivision Committee or Planning Commission for a final decision. Subdivision Committee August 16, 2007 Page 11 of 14 Commissioner Trumbo asked about the Commercial Design Standards, and added that it looks like a hotel. He also discussed street improvements. He stated that he was okay with the conditions, and would allow staff latitude to approve a different number, and if they can't agree, to come back. Trumbo added that cross access would be a good attribute to connect to Guido's pizza to the west. Hearne stated that he did visit with Guido's, and there was a dumpster in that location. He stated that he could see potential with connection to County Inn, but they are a competitor, which might not work out. Trumbo stated that he could see Guido's wanting to move a dumpster to allow for ease of access from the hotel to the restaurant. Motion: Commissioner Winston made a motion to approve the request with the conditions of approval as recommended by staff. Commissioner Myres seconded the motion. The motion passed with a vote of 3-0-0. Subdivision Committee August 16, 2007 Page 12 of 14 PPL 07-2679: (TOWNSHIP HEIGHTS, 291): Submitted by H2 ENGINEERING, INC. for property located at 1140 TOWNSHIP STREET. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 5.57 acres. The request is for 21 single family lots. Jesse Fulcher, Current Planner, gave the staff report. He added that the lots meet all minimum standards. Staff recommended that the request be forwarded to the Planning Commission with 16 conditions. Staff recommended street improvements 14' from centerline including pavement, curb and gutter, storm drainage and sidewalks along the entire property frontage including the existing developed lot that is surrounding by the proposed development. Should the property owner of the developed lot not agree to allow a new sidewalk to be constructed at the Master Street Plan right-of- way on his property, then money in -lieu shall be required for said section. The applicant has reached an agreement with the adjacent property owner to the west to remove the existing curb -cut for the two homes and construct one driveway which will connect to the proposed street within a 30' access easement. The development is located within the Hill/Hilltop Overlay District (HHOD) and is subject to all ordinance requirements including all lots having to submit a grading and tree preservation plan at the time of development. Commissioner Trumbo stated a clarification — each individual lot is required to meet tree preservation requirements. Sarah Patterson, Urban Forester, stated that yes, each individual lot will have to meet the 30% preservation requirement. The applicant, with development of the subdivision, will not only be meeting the 30%, but will be well above, at 55%. She stated that she wants to work with the applicant on trees along Township where street improvements will occur, as well, to attempt to save those trees. Glen Newman, Staff Engineer, stated that another requirement of the HHOD is the grading permit with each lot development. Tom Hennelly, applicant, stated that he would like for the committee to consider an assessment on Township rather than construction of improvements. He does not contend the recommendation, but would just like it to be considered. He also stated he has no problem with the recommended conditions. Ann Henry, neighbor, stated she owns property on Common Drive, is speaking as a representative for a crowd of nine other homeowners, and that she just got notice of this development. She stated she is concerned with drainage from a totally wooded area. She was blessed to have someone do a subdivision with large lots and have trees preserved. The detention pond would be a mosquito breeding ground. She stated she was concerned about access for fire trucks, school buses, etc. The person that would allow connection to Elizabeth Street has said no. Henry asked if lots are to be sold separately. They would like to postpone this to allow time to visit with the applicants, and they have lots of questions. There is movement on the hillside. She added she respects H2 Engineering, knows them from other projects, and knows they can possibly work things out. Subdivision Committee August 16, 2007 Page 13 of 14 Elizabeth Bland, neighbor, lives across the street from the development, on the south side of Township. Her concern is with traffic coming out, and wonders if the widening of Township will affect their property. Doug Grave, neighbor, lives at 1208 Township and has lived there since the 1970's, when it was country. Grave stated they believe Township will be widened in the future. Their concern is 22 houses with 50 cars. Ther is also an issue of the location of a property line three feet into their property. His family has been there since the 1970's and they hate to see removal of over 100 -year old trees for a detention pond. Another concern is the detention pond. They live downstream and are concerned of an overflow of the detention pond. Most houses in the area are on larger lots. Would like more time to discuss these issues with the applicants. Diane Warr, neighbor, stated she is part of the Common Drive coalition. Stated she moved to Fayetteville from California 9 years ago. Her biggest concern is what we're doing to the entire hillside in Fayetteville. She loves the nature, hills, and trees in the city. It is what makes Fayetteville unique. Fayetteville has been receiving awards, such as clean air awards. She doesn't want to see the hillside destroyed. See what Summit Place has done to the mountain. Counterparts north of Fayetteville don't get quality of life awards that Fayetteville gets. Up there is mass destruction, parking lots, paving, etc. They don't get the benefit of quality of life in this City. Commissioner Trumbo asked if the detention pond would be wet or dry. Hennelly stated it was designed to be dry. The pond will have 25% overage for storage, and thety could incorporate an overflow on the south side of pond. However, he is confident it won't breach. As for other drainage, for residents of Common Drive (west side), there are 11 acres that currently drain onto them. Construction of this street will divert 9 acres of drainage into the street and then into the detention pond and storm drain system, thus only about 2 to 2 'h acres of drainage will be onto them after development. Commissioner Trumbo asked if each lot will have a grading permit at the time of development. Hennelly stated that yes, just like we are doing with development. Commissioner Trumbo asked about the widening of the street. Assessment versus widening? Newman stated that staff would prefer it to be built, not assessed, to contribute to improvements along Township as development occurs. Commissioner Trumbo asked about Ms. Bland's question about street widening. Hennelly stated it would be widened on the north side only, so it shouldn't be on her side. Commissioner Winston asked about street width and a turn lane. Newman stated there were no overall plans for Township, but widening will be 14' from centerline. Subdivision Committee August 16, 2007 Page 14 of 14 Hennelly asked about limiting storm drain improvements on Township. Newman stated it would need to be further evaluated before Engineering could make a recommendation. Commissioner Myres stated that there is more of a comfort level because the property is within the HHOD. Each lot will have to maintain a minimum of 30% canopy, which will require some creative design. The project has to go before the full Planning Commission. Commissioner Winston stated that the public needs time to review the project, and recommended it be forwarded to the Planning Commission not for the next meeting, but in four weeks. Hennelly stated he would be willing to set up a meeting with the neighbors, but would prefer to go forward to the next regularly scheduled meeting. Commissioner Myres stated she disagrees with Commissioner Winston. The time between Subdivision Committee and Planning Commission should provide plenty of time (a week and a half) for them to get together to discuss any issues. Motion: Commissioner Myres made a motion to forward the request with the conditions of approval as recommended by staff. Commissioner Winston seconded the motion. The motion passed with a vote of 3-0-0. All business being concluded, the meeting adjourned at 10.30 AM.