Loading...
HomeMy WebLinkAbout2007-08-30 - MinutesSubdivision Committee August 30, 2007 Page I of H MINUTES OF A MEETING OF THE SUBDIVISION COMMITTEE A regular meeting of the Fayetteville Subdivision Committee was held on August 30, 2007 at 9:00 a.m. in Room 219 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ACTION TAKEN LSP 07-2661: (SMITH, 357) Approved Page 2 FPL 07-2700: (DRIVER S/D, 295) Approved Page 3 FPL 07-2678: (BUNGALOWS @ CATO SPRINGS, 600) Approved Page 4 LSP 07-2652: (WEST HAVEN S/D, 280) Approved Page 6 LSD 07-2676: (KANTZ CENTER/STARBUCKS, 371) Tabled Page 7 LSD 07-2677: (LOT 9 TIMBERLAKE OFFICE PARK, 135) Forwarded Page 8 LSD 07-2697 (VANTAGE SQUARE MEDICAL OFFICES, 175) Forwarded Page 10 MEMBERS PRESENT MEMBERS ABSENT Sean Trumbo (Chair) Alan Ostner Matthew Cabe STAFF PRESENT Jeremy Pate Sarah Patterson Andrew Garner Jesse Fulcher Dara Sanders Subdivision Committee Chair Sean Trumbo called the meeting to order at 9AM. Subdivision Committee August 30, 2007 Page 2 of 11 New Business: LSP 07-2661: Lot Split (SMITH, 357): Submitted by MARION SMITH for property located 1902 DOUBLE SPRINGS ROAD AND 1864 STARNES ROAD. The property is in the Planning Area and contains approximately 9.60 acres. The request is to divide the subject properties from 6.75 and 2.85 acres into 3 tracts of 7.04, 1.00 and 1.00 acres. Jesse Fulcher, Current Planner, gave the staff report, discussing septic systems, that they have been inspected and meet all requirements. The project meets the minimum standards and staff recommends approval. No public comment was received. Mike McIntosh, Applicant, stated that buyers are ready to purchase, and he is there to represent the owners. Motion: Commissioner Ostner stated there was nothing out of the ordinary and made a motion to approve the request. Commissioner Cabe seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. Subdivision Committee August 30, 2007 Page 3 of 11 FPL 07-2700: Final Plat (DRIVER S/D): Submitted by FREELAND, KAUFMANN & FREDEEN for property located at THE EAST END OF TOWNSHIP. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 3.38 acres. The request is for a final plat of a residential subdivision with 6 single family lots. Dara Sanders, Current Planner, gave the staff report, describing the project. 3.38 acres were annexed in 2006, including the six lots proposed for development; 22 additional acres are part of the property, and remain in the project area (Lot 8) with frontage on Mission. Staff recommends approval with conditions as noted in the staff report. Sarah Patterson, Urban Forester, stated there would be no mitigation required. Dirk Thibidoux, Applicant, gave a brief summary of the subdivision, explaining that the project consists of 6 new single-family lots with an additional lot for a detention pond. No public comment was received. Jeremy Pate, Director of Current Planning, asked if the applicant agreed with all conditions. Thibidoux stated he did agree with all conditions of approval. Commissioner Cabe asked about the elbow curve and why it was proposed. He expressed concern for fire department access. Thibidoux stated it works much as a cul-de-sac and is sufficient for turn -around in case of emergency. Motion: Commissioner Ostner made a motion to approve the project with the conditions of approval as recommended by staff. Commissioner Cabe seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. Subdivision Committee August 30, 2007 Page 4 of 11 FPL 07-2678: Final Plat (BUNGALOWS @ CATO SPRINGS, 600): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located N OF CATO SPRINGS RD., W OF CLINE AVENUE. The property is zoned R-PZD 05-1979 BUNGALOWS AT CATO SPRINGS and contains approximately 5.52 acres. The request is for final plat approval of a Residential Planned Zoning District with 31 residential lots. Andrew Garner, Senior Planner, gave the staff report, describing the project. He stated that condition #2 had been updated to reflect an assessment amount of $3,686.50 for the extension of a street stub -out to the north property line. Garner also described the alley right-of-way along the east property line, which permits access to properties to the east, and the requirement for fence construction in conditions with #3, 4. Commissioner Trumbo confirmed the updated dollar amount. Sarah Patterson, Urban Forester, stated that mitigation was required, including 31 trees, and a bond in the amount of $7,750 is required for a three-year period. The mitigation plan had been approved, and trees are to be planted prior to certificate of occupancy for the single-family homes. A vegetated buffer along east side of property is also to be planted. Burk Larkin (applicant) confirmed that $7,750 is the value of the trees for the 3 -yr bond. The only condition that was not known about is the stub -out extension amount. He asked if this was avoidable. Jeremy Pate, Director of Current Planning, discussed how there is always an option to extend a street to the property line during the time of development. If a developer does not extend the street all the way to the property line, he/she has to pay an assessment for the next property owner to extend. Discussion on the stub -out and the University of Arkansas plans to develop surrounding property ensued. No public comment was received. Commissioner Ostner stated that in regards to condition #3, it needs to be amended to state "Add Note #15, because there are two #13's on the plat. Motion: Commissioner Ostner made a motion to amend condition #3, and change to "note #15." Commissioner Cabe seconded the motion, and Commissioner Trumbo concurred. Motion: Commissioner Ostner made a motion to amend condition #2, and add the assessment amount of $3,686.50 for the street stub -out. Commissioner Cabe seconded the motion, and Commissioner Subdivision Committee August 30, 2007 Page 5 of 11 Trumbo concurred. Motion• Commissioner Ostner made a motion to approve the request with the conditions of approval as recommended by staff and as amended by the Committee. Commissioner Cabe seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. Subdivision Committee August 30, 2007 Page 6 of H LSP 07-2652: Final Plat (WEST HAVEN S/D, 280): Submitted by JORGENSEN & ASSOC. for property located at WHEELER ROAD, N OF STACI LANE. The property is in the Planning Area and contains approximately 47.77 acres. The request is for approval of the Final Plat of a residential subdivision with 43 single family lots. Andrew Garner, Current Planner, gave the staff report, explained the recommended conditions of approval, and the sidewalk assessment that was being required along one of the lots, due to the existing property owner not desiring a sidewalk to be constructed at this time. Commissioner Trumbo inquired about the dollar figure for the assessment. Garner stated the amount was straight -forward. City ordinance requires $3/square foot for sidewalk assessments. That amount times the linear feet of a 4 -foot wide sidewalk would be the required amount. Blake Jorgensen, Applicant, stated he agreed with all conditions, and wished to clarify that the amount for sidewalk is for the north and west side. Garner stated that it was. Mike McDonald asked if they extended the streets to the property line, could they not pay the assessment for the street stub -outs? Jeremy Pate, Director of Current Planning, confirmed that they could, provided it would agree with the Fire Department regulations for turn -around area. Commissioner Ostner and McDonald discussed the extension and what would happen. Pate clarified that the curb would still have to be assessed through the area of the tum -around, if the turn -around is required, because they could not construct the curb at that time. 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 Cabe seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. Subdivision Committee August 30, 2007 Page 7 of]] LSD 07-2676: Large Scale Development (KANTZ CENTER/STARBUCKS, 371): Submitted by CRAFTON, TULL, SPARKS & ASSOC. for property located NW OF THE MISSION BLVD. AND CROSSOVER RD. INTERSECTION. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1.76 acres. The request is for a large scale development with 9,075 s.f. of office, retail and restaurant space and a 1,750 s.f. coffee shop with associated parking for the development. Jeremy Pate, Director of Current Planning, stated the applicants have requested this item be tabled. Motion: Commissioner Cabe made a motion to table the request as recommended by staff. Commissioner Ostner seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. Subdivision Committee August 30, 2007 Page 8 of 11 LSD 07-2677: Large Scale Development (LOT 9 TIMBERLAKE OFFICE PARK, 135): Submitted by H2 ENGINEERING, INC. for property located at LOT 9 TIMBERLAKE OFFICE PARK, N OF ZION AND E OF LOWE'S. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 2.07 acres. The request is for a large scale development with a 20,500 s.f. office building and associated parking. Andrew Garner, Senior Planner, gave the staff report, describing the requested large scale development. One of the primary issues is an easement given in 1949, during the construction of Lake Fayetteville. The easement, as written, would not permit the construction of the proposed development on this site. Staff has discussed the issue with State Water Resources Board and City water and sewer, all of whom indicated the potential to vacate a portion of the easement. Staff recommended forwarding the project to the full Planning Commission because of waiver requests. The first waiver is for a 10 -foot curb return radius, as opposed to the standard 25 -foot. Staff discussed the findings and recommended approval of the waiver. The second waiver was to allow a 20' retaining wall. Staff recommends approval, due to the better tree canopy preservation and less land disturbance achieved by the wall in this area. Staff was also recommending the wall be faced with a veneer stone to look like the building. Staff also recommended in favor of Commercial Design Standard. Condition 94 states the large easement must be vacated prior to building permit. Sarah Patterson, Urban Forester, stated there was no mitigation required on the project. A tree preservation area to the north would be required for permanent protection. The applicant would also like to use the tree preservation area for a future soft -surface path, which is an allowable use in that area. Patterson requested they contact her to lay -out any trail in the area. Jeremy Thompson and Steven Jones, Applicants, described their project, stating the goal is to create a LEED certified building. Thompson stated the retaining wall is planned with articulated block, however, not stone. The wall is not going to be very visible at 60' from the property line, back behind the tree preservation area. They stated they would like to discuss the wall requirement with the Committee, to help reduce some cost. They were planning on planting vines, if that would work. Thompson stated he was in agreement with all other conditions. Margaret Blair, adjacent property owner, owns Lot 10. Her impression of the development is that it is beautiful. She stated she was okay with the development, but does have concerns with drainage. She wants reassurance that she won't be negatively impacted. She is impressed with work of the group, it is very beautiful. Thompson discussed how drainage will go elsewhere on the site, and that it would not negatively impact her property. Commissioner Trumbo inquired about the wall. Jeremy Pate, Director of Current Planning, discussed the potential for different material vines, maybe include a color that matches the building. Staff s concerns were the visibility of the large wall from the public; if it might not be visible from the trail or other public places, staff would be amenable at looking to other solutions. Subdivision Committee August 30, 2007 Page 9 of 11 Commissioner Trumbo stated he is okay with that. Commissioner Ostner stated he would feel better seeing it, perhaps a balloon test with photos. If the wall isn't that visible, he would be okay with other solutions, too. If it can be easily seen, that's different. Could the developers bond for trees, bond for vines? Pate stated that if the applicant agrees, we could have the bond extend to that, too. Commissioner Trumbo went through other conditions of approval, including Commercial Design standards. He stated he was in favor of the commercial design standards for the building, that it was perhaps the best building he had ever seen. Commissioner Ostner stated he is in complete favor. Perhaps the applicant could create visual aids for the Planning Commission— a 20' balloon and bring in materials or brochures to get a better idea of the materials and help make a determination. Motion: Commissioner Cabe made a motion to forward the request with the conditions of approval as recommended by staff. Commissioner Ostner seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. Subdivision Committee August 30, 2007 Page 10 of 11 LSD 07-2697: Large Scale Development (Vantage Square Medical Offices): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at LOT 4, VANTAGE SQUARE, N OF JOYCE BETWEEN PARKVIEW AND PARKSHORE. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 3.49 acres. The request is for a 23,236 s.f. medical office building with associated parking. Andrew Garner, Senior Planner, gave the staff report. The request is for large scale development approval; this project ties in with Physicians Surgery Center, shares access and parking. Garner recommended forwarding to the full Planning Commission. Condition #4 contains a waiver of the required 5' landscape area along the property line. Staff is in favor of this waiver, as the property line is down the middle of a shared drive aisle, which provides access to both parcels. The project meets commercial design standards. Street improvements include a 6' sidewalk on the east side of Parkview Drive. A 12' vegetated buffer and fence adjacent to the residential zoning to the north is also required. Sarah Patterson, Urban Forester, stated that the waiver for tree preservation was approved. No canopy is found on-site, but there is canopy adjacent. Standard conditions apply. Scott Smith, Applicant, stated it was cohesive development. Commissioner Trumbo asked if the applicant agreed with the conditions. Smith stated that he did, and had one comment on condition #4, which requires the fence and vegetative screen. The adjoining apartment complex has an existing fence, would it be okay to not construct two fences back to back? Patterson stated she saw no issue with that. No public comment was received. Commissioner Trumbo asked the Committee members regarding condition #1, the waiver of 5' landscaped area. Commissioner Cabe stated that it sounds reasonable. Garner and Commissioner Ostner discussed the issue, resolving the fact that the required landscaped area along the property line was in the middle of a drive aisle. Smith stated that all lots were under the same ownership. Commissioner Trumbo asked about Commercial Design Standards. Commissioner Ostner stated the east elevation seemed to be a little lacking. Pate stated that the public street is only on the west. The access roads to the east and north are Subdivision Committee August 30, 2007 Page 11 of II private. Commissioner Ostner agreed that the Commission only looks at elevations that are viewable from the public. Commissioner Trumbo discussed condition #3, stating that the street improvements sounded fine. Commissioner Ostner discussed condition #4, asking if the fence was existing on the apartment property. Smith stated they would be about 4' from each other, and it would be hard to maintain the property between the two. Pate confirmed that a vegetation buffer would be more appropriate in this instance, and that the fence was an option for screening, and not necessarily required. Commissioner Ostner agreed. Motion: Commissioner Ostner made a motion to forward the request with the conditions of approval as recommended by staff. Commissioner Cabe seconded the motion. Commissioner Trumbo concurred. The motion passed with a vote of 3-0-0. All business being concluded, the meeting adjourned at 9.55 AM.