FAYETTEVILLE -- An alderman's effort to make it possible for developers to install gravel alleys without city approval will have to wait until at least the next Planning Commission meeting.
Commissioners on Monday discussed and voted unanimously to table an amendment to the city's minimum street standards that would change city code so developers wouldn't have to seek a variance in order to put in gravel alleys for small-scale projects in certain circumstances.
Planning Commission
5:30 p.m., Aug. 8
Room 219, City Hall, 113 W. Mountain St.
Alderman Matthew Petty of Ward 2 presented the amendment to the commission as a way for developers to cut costs associated with paving alleyways. The application process for a variance is onerous, he said, and could potentially dissuade developers from following through with their projects.
The proposal excluded areas on a steep grade and parts of the city in the Downtown Plan. The gravel alleys would be "designed in accordance with best practices for drainage," and wouldn't change the required width for driveways, Petty said.
Streets are required to be paved in Fayetteville, and the standard for alley construction is the same for public roads, per city code.
City Engineer Chris Brown pointed out under the ordinance, a developer can apply to use alternative pavement material. Also, there would be operational concerns under the proposed provision, he said.
"Gravel as a pavement material certainly can function well, but the big thing really is the drainage," Brown said, adding gravel can easily wash away during heavy rain, especially at an incline.
Allowing gravel alleys also would put the burden of maintenance on residents, Brown said.
City staff recommended against the proposal. If it were to move forward, the staff asked the commission to consider limiting the number of homes in a development that could have a gravel alley and keeping the gravel at least 18 feet from the road, which is the stipulation for driveways.
Petty said he had respect for the city's standards, but he and city staff had a "friendly disagreement" over how the proposal would affect development.
For example, for someone building between one to five homes, a $15,000 expenditure could make or break the project, Petty said. Requiring developers to build driveways to a public road standard drives up the cost of homes, he added.
"In every way we are holding back infill development," Petty said of the high scrutiny for alley construction.
Commissioners for the most part agreed with the basis of Petty's argument, but wanted to see more specifics with the plan. Commissioner Matthew Hoffman said Petty's proposal was in line with the city's master plan to make the "traditional town form" the standard, but wanted to hold off on a vote because three of the nine commissioners -- Ron Autry, Leslie Belden and Allison Thurmond Quinlan -- weren't present at Monday's meeting.
Commissioner Tom Brown suggested allowing gravel in certain zoning districts, adding gravel would be difficult to maintain in high-traffic areas. He also advocated for signs to would make it clear to residents maintenance of the gravel alley would be their responsibility.
Commissioner Tracy Hoskins applauded Petty's effort to make city codes simple, but wanted the amendment to define what type of gravel would be allowed.
Planning Commission Chairman Kyle Cook denounced the proposal on the grounds it would push maintenance of the gravel onto a homeowner. The initial cost might be cheaper, but at some point the resident or residents would have to pay to fix a pothole, likely causing confusion, he said.
"I don't feel like that should be one of the options," Cook said.
In other business, the commission also voted to recommend rezoning about 36 acres at the northeast corner of Morningside Drive and 15th Street to a neighborhood conservation district, with a Bill of Assurance designating parts of the land as a natural area within a conservation easement.
NW News on 07/26/2016