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2021-12-30 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Subdivision Committee Meeting December 30, 2021 9:00 AM 113 W. Mountain, Room 326 MEETING AGENDA Members: Rob Sharp (Chairperson), Quintin Canada, & Mary Madden City Staff: Jessie Masters, Development Review Manager Call to Order Consent: No Items Old Business: 1. LSD-2021-000045: Large Scale Development (NE OF N. MCCONNELL AVE. & W. DRAKE ST./PRESIDENTIAL CONVERSIONS, 248): Submitted by JORGENSEN & ASSOCIATES, INC. for property located NE OF N. MCCONNELL AVE. & W. DRAKE ST. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.55 acres. The request is for a 13,500 square foot commercial building and associated parking. Planner: Ryan Umberger New Business: 2. CCP-2021-000019: Concurrent Plat (4148 N. HUNGATE LN./HUNGATE, 141): Submitted by SATTERFIELD LAND SURVEYORS, INC. for property located at 4148 N. HUNGATE LN. The property is in the FAYETTEVILLE PLANNING AREA and contains approximately 5.48 acres. The request is for the concurrent plat of 2 residential lots. Planner: Gretchen Harrison 3. PPL-2021-000021: Preliminary Plat (W. OF MARKHAM RD./MARKHAM HILL SD, PH. II, 480): Submitted by CEI for property located at the W. OF MARKHAM RD. The property is zoned RI-U, RESIDENTIAL INTERMEDIATE -URBAN and contains approximately 7.40 acres. The request is for the preliminary plat of 39 residential lots. Planner: Ryan Umberger 4. LSD-2021-000028: Large Scale Development (SW OF W. WEDINGTON DR. & N. 46T" AVE./WEDINGTON LANDING TOWNHOMES, 438): Submitted by CIVIL DESIGN ENGINEERS, INC. for property located SW OF W. WEDINGTON DR. & N. 46T" AVE. The property is zoned RMF-12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE, and RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE and contains approximately 8.04 acres. The request is for a 76-unit multi -family complex, 6 single-family units, and associated parking. Planner: Jessie Masters Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Announcements None Adjourn NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. CITY OF FAYETTEVILLE ARKANSAS SUBDIVISION COMMITTEE MEMO TO: Fayetteville Subdivision Committee FROM: Ryan Umberger, Senior Planner Josh Boccaccio, Staff Engineer Melissa Evans, Urban Forester MEETING: December 30, 2021 SUBJECT: LSD-2021-000045: Large Scale Development (NE OF N. MCCONNELL AVE. & W. DRAKE ST./PRESIDENTIAL CONVERSIONS, 248): Submitted by JORGENSEN & ASSOCIATES, INC. for property located NE OF N. MCCONNELL AVE. & W. DRAKE ST. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.55 acres. The request is for a 13,500 square foot commercial building and associated parking. RECOMMENDATION: Staff recommends forwarding LSD-2021-000045 to the full Planning Commission with a recommendation of approval, subject to conditions. RECOMMENDED MOTION: "I move to forward LSD-2021-000045 with conditions: 1. In favor of the recommended street improvements; and 2. All other conditions as recommended by staff. " BACKGROUND: The subject property is in west Fayetteville, roughly 500 feet west of the intersection of N. Garland Avenue and W. Drake Street. The specific area under consideration is the northern half of a property that is an undeveloped greenfield site. The site is relatively flat with a slope from the southeast corner to the northwest corner with grades ranging from 0.5% to 4%. Surrounding land uses and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North 1-49/Hw . 112 Interchange ArDOT ROW South Arkansas Agricultural Research & Extension Center R-A, Residential Agricultural East Welso Inc./Liquor To -Go C-2, Thoroughfare Commerical West United Rentals C-2, Thoroughfare Commerical Proposal: The applicant requests Large Scale Development approval to develop the subject property with a 13,500 square foot commercial building and associated parking. Right -of -Way to be Dedicated: The property has frontage along W. Drake Street, a Neighborhood Link Street and N. McConnell Avenue, a Residential Link Street. W. Drake Street currently has 30 feet of right-of-way from centerline. Staff recommends right-of-way dedication to the typical Neighborhood Link Street standard width of 33.5 feet from centerline. No right-of-way dedication is recommended for N. McConnell Avenue. Mailing Address: 113 W. Mountain Street www.fayAtPAiM10iV.�8Wmittee Fayetteville, AR 72701 December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 1 of 14 Access Management/Connectivity: Staff has determined that the project meets access and connectivity requirements. Access is proposed via a private driveway that extends north from the N. McConnell Avenue right-of-way which dead ends at the southwest corner of the subject property. A new curb cut is not proposed. Street Improvements: Staff recommends improvements as proposed by the applicant at the intersection of N. McConnell Avenue and W. Drake Street. In addition to the proposed improvements staff recommends the intersection is striped for a right turn lane and adequate right-of-way is dedicated to accommodate the feature. The Active Transportation Plan shows a proposed trail bisecting the western half of the property. Staff recommends that a 25-foot-wide multi -use trail easement is dedicated where a 12-foot concrete trail would be constructed. The applicant and trails coordinator are currently working through the appropriate alignment of the proposed easement. Water and Sewer System: Water and sanitary sewer are available to the site. An 8-inch water main is present along the western side of the subject area and a 12-inch sanitary sewer main runs parallel to the north property line. Parkland dedication or fee in -lieu: Non-residential uses are not subject to parkland dedication requirements. Tree Preservation: There is one existing tree in the W. Drake Street right-of-way and an easement that is in poor condition and will be removed. No mitigation trees are required. Public Comment: Staff has not received any public comment on the item to date. RECOMMENDATION: Staff recommends forwarding LSD-2021-000045 to the full Planning Commission, with the following conditions: Conditions of Approval: 1. Subdivision Committee recommendation of street improvements. Staff recommends the development construct the property's frontage as proposed by the applicant, including dedication of an additional 3.5 feet of right-of-way along W. Drake Street and striping the east leg of its intersection with N. McConnell Drive for a right turn lane and dedication of adequate right-of-way to accommodate the turn lane or, alternatively, reducing the intersection leg to 20-feet face -of -curb to face -of -curb and realignment of the driveway. 2. All comments from Planning staff must be addressed including: a. Revise parking table as indicated on plat. Parking is the maximum number of permitted spaces, not minimum. Please revise to "permitted" or "maximum" to reflect the regulation more accurately. 3. The trash enclosures shall be constructed with material that is complimentary to and compatible with the proposed building; 4. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard conditions of approval: Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 2 of 14 1. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 2. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks Electric, SWEPCO, and Cox Communications); 3. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement; 4. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit; 5. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 6. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with the City's current requirements; 7. All exterior lights shall comply with the City lighting ordinance. Manufacturer's cut -sheets are required for review and approval prior to issuance of a building permit; 8. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation; 9. Large scale development shall be valid for one calendar year; 10. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit. The coordinator has noted that a separate street name is required; 11. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy; and 12. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits; b. Separate easement plat for this project that shall include the tree preservation area and all utility and access easements; c. Exterior lighting package must be provided to the Planning Division; d. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance; Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 3 of 14 e. Project Disk with all final revisions; and f. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Subdivision Committee Action: O Forwarded O Tabled O Approved Meeting Date: December 30, 2021 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Attachments: • Engineering Comments • Urban Forestry Comments • Request Letter • Site Plan • Elevations • One Mile Map • Close Up Map • Current Land Use Map Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 4 of 14 1� CITY OF FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Justin Jorgensen, PE, Jorgensen + Associates From: Melissa Evans, and John Scott, Urban Forestry CC: Ryan Umberger, Senior Planner Meeting Date: December 27, 2021 Subject: LSD-2021-000045: Presidential Conversions: E of N. McConnell Ave. & W. Drake St. 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. Wheel Stops/Curbs X UDC Chapter 177.04B1 b. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 5 of 14 c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) X UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Front Property Line (15' wide landscape) and five on sides. X UDC Chapter 177.04D2a b. Side and Rear Property Lines (5' Wide Landscape Area) Yes UDC Chapter 177D1 c. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e d. Screening of parking lot from adjacent residential properties. X 4. Street Tree Planting Requirements Yes No N/A a. Residential Subdivisions X 1 Large Shade Species Tree per Lot UDC Chapter 177.0581 a b. Non -Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.0582a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.0583a-f d. Structural Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.0583a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.05A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177.05A4e 2 Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 6 of 14 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied h Plat Subdivision Committee 11-16-21 11-30-21 12-27-21 Amount 0 5 required, 6 provided 1 1 4 6 Planning Commission Comments 1. Address items above marked "No" and all Redlines provided. 2. Please choose another large species tree besides Maple as they are not doing well in our area anymore. 3. Striped areas count as parking spaces in Urban Forestry parking counts since they are pavement. Please provide another tree island along the west side of the building. 4. Does N. McConnell Ave. continue along the west side of the site? If so, street trees are required at 1/30 LF along with a continuous row of shrubs. What ever the frontage is on this, street trees are required for this. 5. The southern portion of the project is a future phase, so street trees are not required along Drake St. at this time. 3 Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 7 of 14 �� CITY OF FAYETTEVILLE ARKANSAS To: Justin Jorgensen, PE, Jorgensen + Associates From: Melissa Evans, and John Scott, Urban Forestry URBAN FORESTRY TREE PRESERVATION COMMENTS CC: Ryan Umberger, Senior Planner Meeting Date: December 2, 2021 Subject: LSD-2021-000045: Presidential Conversions: E of N. McConnell Ave. & W. Drake St. 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X Site Analysis Written Report Submitted (justification is needed) X Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) X 2. Tree Preservation Calculations There is one existing tree in the Drake Street ROW and an easement that is in poor condition and will be removed. 3. Mitigation Requirements Canopy below requirement High Priority 0 Low Priority 0 Total Mitigation Trees Required 0 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) Yes Number of 2" caliper trees to be planted 0 0 0 No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Subdivision Committee December 30, 2021 Agenda Item 1 LSD-2021-000045 Presidential Conversions Page 8 of 14 d. Existing Topography and Proposed Grading Yes Yes e. Soil Types Yes Yes f. Significant Trees N/A N/A g. Groupings of Trees Yes Yes h. Table Inventory List (species, size, health, priority) Yes Yes i. All Existing and Proposed Utilities Yes Yes j. All Existing and Proposed Utility Easements and ROW's Yes Yes k. All Streams (with approximate center line) N/A N/A I. Floodplains and floodways N/A N/A m. Existing Street, Sidewalk or Bike Path ROW Yes Yes n. Submitted Site Analysis Plan (if required) N/A N/A o. Shows ALL Proposed Site Improvements Yes Yes p. Delineates trees/canopy to be preserved and removed Yes Yes Tree Protection Methods a. Tree Protection Fencing N/A N/A b. Limits of Root Pruning N/A N/A c. Traffic flow on work site N/A N/A d. Location of material storage N/A N/A e. Location of concrete wash out N/A N/A f. Location of construction entrance/exit N/A N/A 6. Site Analysis Report (if required) Yes No N/A UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to X minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, X and approaches to preserve canopy. 7. Review Status (See Comments) Tech Plat Subdivision Planning Committee Commission Conditionally Approved 11-16-21 11-30-21 12-27-21 Approved Tabled Denied Comments 1. Address items above marked "No" and all Redlines provided. 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I STUDY �o Subject Property Commercial Commercial c do ,� DRAKE ST DRAKE ST LU UAAgri. V _. ,yMlEfFll 1.9 _ Regional Link Neighborhood Link Freeway/Expressway - - - Trail (Proposed) _1 Planning Area - -1 Fayetteville City Limits Design Overlay District Feet 0 112.5 225 450 675 1 inch = 300 feet FEMA Flood Hazard Data lo0-Year Floodplain Floodway Subdivision C mittee December 0, 2021 Mjunua Item 1 LSD-2021-000045 Presidential Conversions Page 12 of 14 LSD-2021-000045 Close Up View EXIT-61 P' - Regional Link Neighborhood Link Freeway/Expressway Y Planning Area �- - -i Fayetteville City Limits - - - Trail (Proposed) L —: Design Overlay District Presidential Conversions 61 Subject Property r I I I 01 C-z a01 m yi \ \ lov Q DRAKE'ST DRAKE ST W op O R-A t I I / � I � / I I y NORTH !I Feet 0 75 150 300 450 600 1 inch = 200 feet L Residential -Agricultural RMF-24 C-2 Urban Thoroughfare Subdivision Clmmittee December 10, 2021 Item 1 LSD-2021-000045 Presidential Conversions Page 13 of 14 LSD-2021-000045 One Mile View Presidential Conversions 0 0.125 0.25 0.5 Miles RMF-12 LL RI Regional Link Neighborhood Link Institutional Master Plan Freeway/Expressway Planned Neighborhood Link IM Planned Residential Link Shared -Use Paved Trail Trail (Proposed) Design Overlay District L I Fayetteville City Limits L I Planning Area � I ) �I C-2 I .I - qg O� Subject Property �' I -r N , , Planning Area Fayetteville City Limits NORTH pal Fv�= FUL VISE;ST Zoning 42 Gen Ind -III RESIDENTIAL SINGLE-FAMILY EXTRACTION NSG E-1 RI-U COMMERCIAL RI-12 Reaieaneal-0Mce ii NSL Reaieantlal-Agewlturel C-2 RSF-.8 C-3 RSF-1 FORM BASED DISTRICTS RSF-2 Downmwn core RSF-4 UTen TM1emugMare RSF-] �MBin street Center RSF-8 De.W. General RSF-18 Cam h, services RESIDENTIAL MULTI -FAMILY Neighbemooe Services -1 MN.ighb.tM1eoe Conservation RMF-12 PLANNED ZONING DISTRICTS RMF-18 Commercial, Induateal, R,ideneal W14 INSTITUTIONAL - F -Subdivision C INDUSTTRIAL R 41 HearyCemnarcialan,light lneusirlal December 0 �nittee 2021 tern 1 LSD-2021-000045 Presidential Conversions Page 14 of 14 TO: THRU: FROM: MEETING: CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS Fayetteville Subdivision Committee Jessie Masters, Development Review Manager Gretchen Harrison, Planner December 30, 2021 SUBJECT: CCP-2021-000019: Concurrent Plat (4148 N. HUNGATE LN./HUNGATE, 141): Submitted by SATTERFIELD LAND SURVEYORS, INC. for property located at 4148 N. HUNGATE LN. The property is in the FAYETTEVILLE PLANNING AREA and contains approximately 10.46 acres. The request is for the concurrent plat of 3 residential lots. RECOMMENDATION: Staff recommends forwarding CCP-2021-000019 to the full Planning Commission with conditions of approval. RECOMMENDED MOTION: "1 move to forward CCP-2021-000019 to the full Planning Commission, recommending: In favor of recommended street improvements; In favor of a street frontage variance for lots in the County; and All other conditions of approval." BACKGROUND: The subject property is located in the northeast portion of the Fayetteville Planning Area, about a quarter mile north of Gulley Road. The property contains two parent tracts totaling 4.99 acres and 5.47 acres. The applicant plans to adjust property lines and divide the larger tract to create one new parcel. The applicant has not shared any plans to develop the property. Surrounding land use and zoning is depicted in Table 1. Table 1: Surrounding Zoning and Land Use Direction Land Use Zoning North Single -Family Residential Washington County, Res/Ag, 1 unit/Acre South Single -Family Residential Washington County, Res/A , 1 unit/Acre East Single -Family Residential Washington County, Res/A , 1 unit/Acre West Single -Family Residential Washington County, Res/Ag, 1 unit/Acre Proposal. The applicant proposes to subdivide the property into three lots with 4.54, 2.46, and 3.01 acres. This concurrent plat would formally create one new lot without street frontage. The applicant has requested to vary from UDC §166.05, in order to create a new lot in Washington County that does not have direct frontage to a public street. Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayetteDdbefr&qM, 2021 Fayetteville, AR 72701 Agenda Item 2 CCP-2021-000019 Hungate Page 1 of 11 Water and Sewer System: The subject property has access to a two-inch water main along Hungate Lane. Since the property is outside of Fayetteville city limits, sewer connection is not permitted. Right-of-way to be dedicated: The subject property does not have access to public right-of-way. Access and connectivity. All proposed lots have access to Hungate Lane which is a private road. The applicant has requested a variance to the street frontage standards in order to create a new lot without direct frontage to a public street. Staff is recommending in favor of this request since the proposed lot configuration is consistent with other lots in the surrounding area and each lot will retain access to Hungate Lane. Street Improvements: Staff is not recommending any street improvements. Tree Preservation: N/A; the City's Tree Preservation ordinance does not extend outside of the City limits. Parkland Fees: N/A; the City's Parkland Dedication ordinance does not extend outside of the City limits. Public Comment: Staff has received no public comment regarding this request. RECOMMENDATION: Staff recommends forwarding CCP-2021-000019 to the full Planning Commission, with the following conditions: Conditions of Approval: 1. Subdivision Committee recommendation of street improvements. Staff recommends no additional street improvements. 2. Subdivision Committee recommendation of a variance from UDC 166.05(A)(3) to allow for the creation of a new lot without direct frontage to a public street in Washington County. Staff recommends in favor of this variance. 3. A 30-foot access easement shall be retained or dedicated in order to ensure that Tract 2 and Tract 3 are able to access Hungate Lane. 4. All remaining comments from Engineering shall be addressed prior to Planning Commission. 5. Washington County approval of this plat is required prior to recordation. Standard conditions of approval: 6. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final plat (if applicable). 7. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his/her representative, and all comments from utility representative: Black Hills Energy, AT&T, Ozarks, SWEPCO, Cox Communication). Subdivision Committee December 30, 2021 Agenda Item 2 CCP-2021-000019 Hungate Page 2 of 11 8. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with the City's current requirements. Subdivision Committee Action: O Tabled O Forwarded O Denied Meeting Date: December 30, 2021 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Attachments: • §166.05 — Required Infrastructure Improvements and Subdivision Regulations — Development In Planning Area • Applicant Cover Letter • Applicant Variance Request Letter • Site Plan • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Committee December 30, 2021 Agenda Item 2 CCP-2021-000019 Hungate Page 3 of 11 166.05 - Required Infrastructure Improvements and Subdivision Regulations - Development In Planning Area (A) Required Infrastructure Improvements and Subdivision Regulations Outside the City. (1) Within 1 Mile of City Limits. On and off -site improvements and subdivision regulations for development outside the city limits and within one mile of the city are the same as for those developments within the city limits, with the exception of park land dedication requirement which is not required. (2) Beyond 1 Mile of City Limits. On- and off -site improvements and subdivision regulations for development outside 1 mile of the city limits shall meet Washington County standards. (3) All lots in the planning area shall have direct frontage to a public street, with the minimum frontage required by Washington County pursuant to residential lot and block standards. (B) Developments Outside City Developed to All Inside the City Standards. If the City Council grants access to the City's sewer system pursuant to §51.115. (C) and the owner/developer agrees to petition for annexation as soon as legally possible and develop the subdivision in accordance with all city development requirements including payment of all impact fees, the bulk and area requirements for this subdivision shall conform to those within the RSF-4 Zoning District or as otherwise designated by the City Council rather than those within the planning area. (Code 1965, App. A., Art. 8(11), App. C., Art. IV; Ord. No. 1747, 6-29-70; 1750, 7-6-70; Ord. No. 1999, 5-7-74; Code 1991, §§159.54, 160.120; Ord. No. 3925, §6, 10-3-95; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4753, 9-6-05; Ord. No. 5215, 1-20-09; Ord. No. 5270, 9-1-09; Ord. No. 5296, 12-15-09; Ord. No. 5546, 12-04-12) Subdivision Committee December 30, 2021 Agenda Item 2 CCP-2021-000019 Hungate Page 4 of 11 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Planner FROM: Josh Boccaccio, Staff Engineer DATE: December 28, 2021 SUBJECT: Subdivision Committee Engineering Comments for CCP-2021-000019 STAFF MEMO Plan Comments: 1. The water service line to Tract 3 will have to be relocated so that is does not cross other property lines from the meter prior to the plat being recorded. 2. Show water service line to Tract 2. If a new line is needed, it must be installed prior to the plat being recorded. Standard Comments: 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project frontage must meet ADA guidelines and be free of damage. Any existing infrastructure that does not conform to ADA guidelines or is otherwise damaged must be removed and replaced to correct the issue. Coordinate with the engineering department for inspection of existing facilities to determine compliance. 4. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 5. Note, the following portions of all projects will typically not be reviewed by the Engineering Division until time of construction -level review (unless specifically requested at plat review): o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts o Sanitary Sewer pipe sizing, profiles, or utility conflicts o Waterline fittings, callouts, or utility conflicts o Street profiles o Fine grading/spot elevations Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayetteDddeR*egM 2021 Fayetteville, AR 72701 Agenda Item 2 CCP-2021-000019 Hungate Page 5 of 11 Cover Letter- Lot Split — Hungate Tracts 1 &2 To whom it may concern, The intent of this split is to give each structure it's own land and description. The parent parcel is 001-15241-001, being a tract of land 5.47 acres in size. The resultant tracts will be: Tract 1 with 2.79 acres and Tract 2 with 2.68 acres. Tract 1 will have access via a 30'access easement previously dedicated as document # 96009609. Tract 2 will also have access via a 30' access easement previously dedicated as document # 96009609, and an additional 30' easement dedicated via this plat. Thank you, Jazzmen Assistant Satterfield Land Surveyors 479-632-3565 Subdivision Committee December 30, 2021 Agenda Item 2 CCP-2021-000019 Hungate Page 6 of 11 S Satterfield Land Surveyors, . P. AESf*•F4, �•+ * .. PS A P.Q. Box 640 • Alma, Arkansas 72921 Office located at 1928 Highway 71 North Member: ASPS—OSLS Alma 479-632-3565 • Fax 479-632-5002 • Fort Smith 479-648-3850 ® Springdale 479-751-7909 • Web Site: www sleurve ying. corn To the planning commission or whom it may concern: We are requesting a variance from 75' to 0' for creating a tract with less than 75 feet of road frontage as per UDC 166.05(A)(3). According to Satterfield Land Surveyors job #46326 for tracts 2 & 3. This involves the following parcels of land: 001-15241-004, 001-15241-001 We request this on behalf of our clients, Gary & Elaine Hungate. Please see signed authorization letter from 8/20/21, Th you `� � Ricky I�1, P.L.S. 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RI-U RI-12 �NSL COMMERCIAL ReaiUentlal-OMce Neighborhood Link — - ReaiUentlal-AgiculWrel RSF-.s R. F-, RSF-2 I♦ C-2 ii ­ FORM BASED DISTRICTS Planned Neighborhood Link g RSF"° RSF-1 Downtown Care =UTaT"ar hare Main 11, Center .. R. Da.W. Ga .I ■ Planned Residential Link RSF-,8 RESIDENTIAL MULTI -FAMILY CommunityS . NaigM1barlwaa Se . — — • i Fayetteville City Limits �- Y Y Q r ,_____ -----1 � RMF-6 RMF-12 �RMF-,a I♦ NeigM1b°rlw°E Cansanrelian PLANNED ZONING DISTRICTS � Cammertial, InEuaVial, Ra91UanYal - -, _ - + Planning Area Planning Area --- , _ Fayetteville City Limits RMF-2° =W14° INDUSTRIAL 41 NaawCammamialandLight INSTRUTXINAL -Subdivision C Ind.v 1 December 10, I mittee 2021 tem 2 CCP-2021-000019 Hungate Page 9 of 11 CCP-2021-000019 Concurrent Plat for Hungate Close Up View 2 w ■�.rZ�. ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 2 low 41 i ■ ■ i Planned Residential Link ' Planning Area f 0 75 150 Subject Property ►] Feet 300 450 1 inch = 200 feet :11 i NORTHa A& Subdivision C mittee December 0, 2021 Item 2 CCP-2021-000019 Hungate Page 10 of 11 CCP-2021-000019 Concurrent Plat for Hungate A& Current Land Use NORTH 1 ' T Y pp. p :t Single -Family Residential Subject Property Single -Family Residential ; -„ Rm Single -Family Residential06. } Single -Family Residential 9 Y I, FEMA Flood Hazard Data 100-Year Floodplain Feet Floodway 0 112.5 225 450 675 900 ■ ■ Planned Residential Link 1 inch = 300 feet ' ;Planning Area subdivision CcIn — — - December to Mqtnluct n ittee 2021 tem 2 CCP-2021-000019 Hungate Page 11 of 11 _ CITY OF 1WFAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Ryan Umberger, Senior Planner Jonathan Ely, Development and Construction Manager Melissa Evans, Urban Forester MEETING: December 30, 2021 SUBJECT: PPL-2021-000021: Preliminary Plat (W. OF MARKHAM RD./MARKHAM HILL SD, PH. II, 480): Submitted by CEI for property located at the W. OF MARKHAM RD. The property is zoned RI-U, RESIDENTIAL INTERMEDIATE -URBAN and contains approximately 7.40 acres. The request is for the preliminary plat of 39 residential lots. RECOMMENDATION: Staff recommends forwarding PPL-2021-000021 to the full Planning Commission with a recommendation of approval, with conditions. RECOMMENDED MOTION: "I move to forward PPL-2021-000021 to the full Planning Commission, recommending: • In favor of the requested variance to §166.04(B) —Required Infrastructure Improvements — Development in City Limits; • In favor of the requested variance to §166.08(E) —Block Layout/Connectivity; • In favor of the recommended street improvements; In favor of all other conditions as recommended by staff." BACKGROUND: The subject property is roughly 500 feet west of the west end of W. Markham Road, where the road transitions into a private drive serving the Pratt Place Inn and Barn. The subject application involves Phase II of the larger Markham Hill Subdivision which received approval in January 2020 (PPL 19-6861). The property is zoned RI-U, Residential Intermediate -Urban which was approved in 2018 with a bill of assurance that limits the density of the area to four units per acre across the 119.43-acre subdivision. The site is wholly within the Hillside -Hilltop Overlay District and under mature tree canopy. The area is at the crest of Markham Hill, with the most significant topographical contours falling from the hilltop to the northeast and southwest. Surrounding land use and zoning is depicted in Table 1. Paw 6 ittee Mailing Address: December 30, 2021 113 W. Mountain Street www.fayettevi I I ePargclaltem 3 Fayetteville, AR 72701 PPL-2021-000021 Markham Hill SD Ph. II Page 1 of 30 Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Undeveloped; Single-family Residential RSF-4, Residential Single-family, 4 Units per Acre; RI-U, Residential Intermediate -Urban South Hotel and Event Venue Pratt Place C-PZD; RI-U, Residential Intermediate - Urban East Hotel and Event Venue Pratt Place C-PZD; RI-U, Residential Intermediate - Urban West Undeveloped RI-U, Residential Intermediate, Urban Proposal: The applicant is proposing a subdivision with 39 residential lots with 6 additional lots proposed to be used for a sanitary sewer lift station, future development phases, and open space/preserved areas. Of the 39 residential lots, 26 are proposed to be used for single-family homes, 10 lots for attached townhomes, and two lots for a multifamily use. The remaining lot is yet to be determined but will be either single- or multifamily. The applicant requests two variances to the Unified Development Code in association with this request. • §166.04(B)(4)(c) — Streets. Widening the street adjacent to the project frontage and construction of all interior streets to meet Master Street Plan standards. The applicant is requesting to vary from the Master Street Plan standards for an Alternative Link Street section. Further discussion of the request is in the "Street Improvements" section of this report. • §166.08(E)(1) — Block Length. Residential Link Streets are required to provide an intersection at a minimum of 1 per 660 feet. The applicant is requesting a variance to this standard for W. Markham Avenue and Street A. Further discussion of this request is included in the "Access/Connectivity" section of this report. Street Improvements: External Streets: W. Markham Road, the nearest public right-of-way, is classified as a Residential Link Street according to the 2040 Master Street Plan. The applicant proposes to dedicate public right-of-way and connect to W. Markham Road at the final plat stage. Alternative Residential Link Streets are typical in Hillside Hilltop Overlay areas with a maximum right-of-way dedication of 40 feet. Internal Streets: The applicant proposes internal streets as Alternative Residential Link Streets. Additionally, three private alleys are proposed to rear -load the lots. At a minimum, Alternative Residential Link Streets typically require 33 feet of right-of-way dedication to include 19 feet of paved drive lanes, curb and gutter, and 6-foot-wide greenspaces and sidewalks. The applicant's plans deviate from the typical Master Street Plan section for W. Markham Road and Street A. A variance to the Alternative Residential Link Street section was requested as follows: • §166.04(B)(4)(c) — Streets. Widening the street adjacent to the project frontage and construction of all interior streets to meet Master Street Plan standards. The applicant proposes to deviate from the typical Master Street Plan section by providing 33 feet of right-of-way composed of two 10-foot travel lanes, 7 feet of alternating greenspace/on-street parallel parking, curb and gutter, and a 5-foot sidewalk. To supplement the street infrastructure in the public right-of-way the applicant proposes curb, an additional 7 foot -wide on -street parking lane, a 1-foot ribbon curb, and 1.5 feet of sidewalk within a public access easement. o Staff Recommendation: Staff recommends in favor of the request, finding that the proposal meets the intent behind the typical street section in a way that is sensitive Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 2 of 30 to the natural features of the property. The proposed ten -foot travel lanes match the intent of the typical street section but include concrete gutter where the City does not. Providing on -street parking on both sides of the street will help ensure adequate parking for future developments, as well as potentially help calm traffic throughout the site. The supplemental infrastructure proposed to be located in an access easement will potentially serve to calm traffic while ensuring adequate sidewalk widths and buffering to adequately maintain pedestrian comfort and safety. The only place where sidewalk is at the back of curb is when it is adjacent to on -street parking, therefore maintaining an appropriate buffer. Sidewalks are proposed to be 6 % feet instead of 5 feet with a shy distance of 1 % feet where adjacent to a curb. Staff finds the minimum effective width is met but may require additional width depending on the development pattern of each lot. Finally, staff finds the ribbon curb will provide sufficient demarcation between the adjacent private on -street parking and the City right-of-way. As a condition of approval staff recommends all private amenities, including alleys, shall be owned and maintained by a property owner's association. Block Length/Connectivity: The applicant proposes to dedicate public right-of-way and connect to W. Markham Road prior to approval of the final plat. The applicant's letter suggests they will meet the City's Master Street Plan requirements at that time. A fire safety emergency access road is proposed to be constructed with gravel surfacing and connect from the W. Markham Road through street to N. Sang Avenue, just south of the water tower. The applicant has requested one variance to these standards, as outlined below. Should a variance be approved, staff finds the applicant is meeting all other block length and connectivity requirements. • §166.08(E)(1) — Block Length. Residential Link Streets are required to provide an intersection at a minimum of 1 per 660 feet. The applicant requires a variance to this standard for W. Markham Road (approximately 750') and Street A (approximately 1,015). o Staff Recommendation: Staff supports the variance request, agreeing that the topography of the site presents a burden that inhibits a more connected block configuration. The proposed street network follows the contours of the hillside which has an average grade of 9.5%. A required tree preservation area further inhibits Street A from feasibly offering connectivity to the north. Alleys and a proposed mid -block pedestrian access path offer options to preserve pedestrian and vehicular connectivity throughout the site. In addition to better connectivity and access, a tight, gridded network often contributes towards slower traffic speeds. Given the limited opportunity for connectivity, limited traffic generation will occur along this street segment and speeds are unlikely to exceed safe levels. Water and Sewer System: Water and sewer is required to be extended throughout the site, and the applicant is proposing an additional sanitary lift station on Lot 3 to connect to a gravity main which serves the hospitality component of the development. Tree Preservation: Canopy minimum requirement: 20.0% Existing canopy: 83.3% Preserved canopy: 0.0% Mitigation required: 571 2" caliper trees Parks: A PRAB meeting was held on this proposal on November 1, 2021. PRAB recommended land dedication for this development in the amount of 1.31 acres based on 36 single family and 24 multifamily residential units. PRAB also recommended the developer donate, at minimum, an Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 3 of 30 additional three acres. The final amount of fee in -lieu needed to satisfy parkland dedication will be determined after approval of the final plat. Fees in -lieu must be paid prior to the issuance of building permits. Public Comment: Staff has not received any public comment on this item to date. RECOMMENDATION: Staff recommends forwarding PPL 2021-000021 to the full Planning Commission with a recommendation of approval, with the following conditions. Conditions of Approval: Subdivision Committee recommendation of street improvements: a. The connection to W. Markham Road shall be constructed in accordance with the Master Street Plan for an Alternative Residential Link Street prior to approval of the final plat. o The internal streets shall be constructed as depicted on the proposed preliminary plat and the applicant's street section exhibit including right-of-way dedication of 33 feet, 5-foot sidewalk, a 7-foot greenspace%n-street parking lane, curb and gutter, and street trees. Infrastructure outside of the right-of-way, including alleys, shall be owned and maintained by a property owner's association; 2. Subdivision Committee recommendation of requested variances: a. §166.04(4)(c) — Streets. Widening the street adjacent to the project frontage and construction of all interior streets to meet Master Street Plan standards. Staff recommends in favor of this request, as outlined in comments above; b. §166.08(E)(1) — Block Length. Residential Link Streets are required to provide an intersection at a minimum of 1 per 660 feet. Staff recommends in favor of this request, as outlined in comments above; 3. All plat comments shall be addressed as indicated and distributed through Energov portal prior to Planning Commission submission. 4. Streetlights shall be installed in accordance with code at all street intersections and spaced every 300 feet; 5. Conditions of approval from Engineering, Urban Forestry, and Parks Department are included in the official conditions of approval; 6. Preliminary plat approval is valid for one year. All permits to complete construction for all lots within this preliminary plat are required to be obtained within one (1) year, subject to extensions in accordance with the Unified Development Code; and Standard conditions of approval: 7. All existing overhead utility lines 12kV and under shall be relocated underground. All proposed utilities shall be located underground; 8. Sidewalk along all commonly owned lots (detention ponds, etc.) shall be constructed prior to final plat. All other sidewalks shall be constructed or guaranteed prior to final plat; Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 4 of 30 9. All street names shall be approved by the 911 Coordinator and indicated on the final plat. All streets require naming for final addresses. Contact the addressing office at (479) 575-8380 for more details; 10. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final plat; 11. A floodplain development permit is required prior to construction for any grading or structures in the flood zone; 12. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his/her representative, and all comments from utility representative: Black Hills Energy, AT&T, Ozarks, SWEPCO, Cox Communication); 13. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements; and 14. Preliminary Plat approval shall be valid for one calendar year. Subdivision Committee Action: O Tabled O Forwarded O Denied Meeting Date: December 30, 2021 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Attachments: • Engineering comments • Urban Forestry comments • Fire comments • Parks comments • Request Letter • Variance Request Letter • Site Plan • One Mile Map • Close-up Map • Current Land Use Map Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 5 of 30 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Ryan Umberger, Senior Planner FROM: Jonathan Ely, Development and Construction Manager DATE: December 27, 2021 SUBJECT: Subdivision Committee Engineering Comments for PPL-2021-000021 Markham Hill Subdivision Phase 2 Variance Requests: STAFF MEMO Variance #1 — Maximum Block Length o Engineering has no recommendation regarding this request and will defer to the Planning Division. Variance #2 — Typical Street Section does not conform to Master Street Plan 0 10ft Travel lanes ■ Engineering is in support of this request, finding that it matches the intent behind the typical master street plan sections, but just includes the concrete gutter as part of the travel lane whereas the city standard section does not in all instances. 0 33ft of Right of way, and removal of required 6ft greenspace. ■ Engineering is in support of this request. As shown on the site plan, the only locations where sidewalk is at back of curb and greenspace is not provided is when the sidewalk is adjacent to on street parking. Therefore, a buffer is still provided between travel lanes and the sidewalk. 0 6'/2 ft wide sidewalks instead of 5ft wide sidewalks ■ Engineering is in support of this finding that it meets the requirements of UDC 171.14, where the minimum effective width for all sidewalks is 5ft, and when adjacent to a curb, a shy distance of 1 '/2 must be provided in addition to the minimum effective width, which results in a 6ft wide sidewalk. Depending on development pattern of each lot, and proximity of buildings to the sidewalk, it could be necessary to expand the sidewalk width further. If the applicant has questions about this, they can find details in UDC 171.14. o Ribbon Curb ■ Engineering is in support of this request, finding that the ribbon curb will provide sufficient demarcation between the adjacent POA owned parallel parking, and the City Right of Way. Engineering will review the construction detail for the ribbon curb at the time of permit review. o Road Cross Slope ■ Engineering is generally in support of this request as we do recognize the complexity of development on a hillside, and additional requirements of a street with a typical crown. However, this is typically a City Engineer determination of design criteria from the Minimum Street Standards and Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayetteVWeR*egM 2021 Fayetteville, AR 72701 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 6 of 30 the Drainage Criteria Manual and should be requested at the time of permit review. Waiver Requests from Minimum Street Standards and Drainage Criteria Manual In General, these requests will be reviewed by the City Engineer at the time of permit review. However, we can offer the following response at this time: • Minimum K Value for vertical curves. Engineering is generally supportive of these requests when needed to reduce the amount of cut and fill in sensitive areas. • Detention pond setbacks from structures. Engineering is generally supportive of these requests, when it can be shown that there are no risks of flooding to adjacent properties and structures. Plan Comments: 1. Grading plan will be reviewed in greater detail at time of permit review. Previous comments regarding driveway grades still appear to have not been addressed in the current submittal. 2. Sight Distance for driveways has been shown on the plans to accommodate a 15 mph speed limit. This does not match the city standard for residential link streets. Therefore additional considerations will need to be provided at the time of permit review to show how this speed limit will be achieved. Standard Comments: 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project frontage must meet ADA guidelines and be free of damage. Any existing infrastructure that does not conform to ADA guidelines or is otherwise damaged must be removed and replaced to correct the issue. Coordinate with the engineering department for inspection of existing facilities to determine compliance. 4. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 5. Note, the following portions of all projects will typically not be reviewed by the Engineering Division until time of construction -level review (unless specifically requested at plat review): o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts o Sanitary Sewer pipe sizing, profiles, or utility conflicts o Waterline fittings, callouts, or utility conflicts o Street profiles o Fine grading/spot elevations Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II P4e7of30 1� CITY OF FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Ryan Evitts, PLA, LI, CEI Engineering From: Melissa Evans, and John Scott, Urban Forestry CC: Ryan Umberger, Senior Planner Meeting Date: December 27, 2021 Subject: PPL-2021-000021: W. Markham Rd.: Markham Hill SD Phase II 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03A7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03A7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03A7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD and Subdivisions plans stamped by a licensed Landscape Architect, others X by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2e 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. Wheel Stops/Curbs X UDC Chapter 177.04B1 b. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 8 of 30 c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) X UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Side and Rear Property Lines (5' wide landscaped area) X UDC Chapter 177.04D2a b. Front Property Line (15' wide landscape) X UDC Chapter 177.04C2a c. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e d. 50% Evergreen shrubs if parking lot adjacent to ROW X UDC Chapter 177.04D4a 4. Street Tree Planting Requirements Yes No N/A a. Residential Subdivisions X 1 Large Shade Species Tree per Lot UDC Chapter 177.05 b. Non -Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.05 c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.0583a-f d. Structured Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.0583a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.05A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177.05A4e 2 Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 9 of 30 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees / Lot Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Amount 0 0 46 Lot Trees, 12 Street Trees 7 26 Detention Pond — Small Shrubs/Large Grasses 38 (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) ech Plat Subdivision Planning _ Committee Commission Conditionally Approved 11-15-2021 12-21-2021 12-13-2021 Approved Tabled Denied Comments 1. Address items above marked "No" and all Redlines provided. 2. Please provide the City of Fayetteville planting details and landscape notes on the plan. 3. Please provide contact name and number of the person tracking the lot/street tree plantings. 4. An updated landscape plan was not provided with this submittal, so was not able to be reviewed at this time. Staff feels confident that the landscape comments can be worked out as the project moves forward. 5. There needs to be a landscape plan by Planning Commission. 6. Tree Preservation Easements need to be shown on FPL and dedicated at that time. 3 Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 10 of 30 URBAN FORESTRY IVTREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Ryan Evitts, PLA, LI and Tim A. Herndon, CEI Engineering From: Melissa Evans & John Scott, Urban Forestry CC: Ryan Umberger, Senior Planner Meeting Date: December 27, 2021 Subject: PPL-2021-000021: W. Markham Rd.: Markham Hill SD Phase II 1. Submittal Requirements Yes Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) Site Analysis Written Report Submitted Qustification is needed) Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) 2. Tree Preservation Calculations No N/A X X X Tree Preservation Calculations Acres Acres Percent of site Total Site Area *Minus Right of Way and Easements 14.29 100% Zoning Designation * Select Below with drop down arrow RI-U, Residential Intermediate -Urban 2.14 15% HHOD * Select Below with Drop Down Arrow Yes 1 5 Total Canopy for Minimum Preservation Requirements 2.86 20.0% Existing Tree Canopy * Minus Right of Way and Easements 11.90 83.3% Tree Canopy Preserved 0.00 0.0% Tree Canopy Removed *On Site 11.90 83.3% Tree Canopy Removed *Off Site 0.00 Tree Canopy Removed Total 11.90 83.3% Removed Below Minimum 2.86 Mitigation Requirements 2.86 Mitigation Requirements in Square Feet 124,494 Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 11 of 30 3. Mitigation Requirements Canopy below requirement High Priority 124,494 Low Priority Total Mitigation Trees Required 1241494 4. Mitigation Type Yes On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) Off -Site Preservation (125,154 SF Existing Canopy Preservation) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) d. Existing Topography and Proposed Grading e. Soil Types f. Significant Trees g. Groupings of Trees h. Table Inventory List (species, size, health, priority) i. All Existing and Proposed Utilities j. All Existing and Proposed Utility Easements and ROW's k. All Streams (with approximate center line) I. Floodplains and floodways m. Existing Street, Sidewalk or Bike Path ROW n. Submitted Site Analysis Plan (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed Tree Protection Methods a. Tree Protection Fencing b. Limits of Root Pruning c. Traffic flow on work site d. Location of material storage e. Location of concrete wash out X Number of 2" caliper trees to be planted 571 571 No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes No Yes No Yes N/A N/A N/A N/A Yes Yes N/A N/A Yes Yes Yes Yes No Yes No Yes Yes Yes Yes Yes Yes Yes Subdivision Committee 2 December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 12 of 30 f. Location of construction entrance/exit Yes Yes 6. Site Analysis Report (if required) Yes No N/A UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to X minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, X and approaches to preserve canopy. 7. Review Status (See Comments) Tech Plat Subdivision Planning Committee Commission Conditionally Approved 11-15-21 12-27-2021 12-13-21 Approved Tabled Denied Comments 1. Address items above marked "No" and all Redlines provided on plan. 2. Please show what areas of Tree Preservation have been accounted for with Phase I development with square footage (11,255 SF is needed for this). 3. Why did the Total Site Area and Mitigation numbers increase? Subdivision Committee 3 December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 13 of 30 n rn U 00�01' 0 Ln —J Ox LU Cr U V) LLJ O cc) 0 LU CD 0 00 00 = U A0 < 0 00 CD UO LU [If M rN < 0 —j C) -j 0 .7p LU rn of LU cc CY) U I-- < 000 LLJ CD I Ln of mu F-- < 000 C:) V) < LLJ 0 C:) 0 Ln Om 00 r) CD z o 00 Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. 11 Page 14 of 30 N ti U r 0 N U Z N •— w U i C14> O �a LLJ - 6 a) - d M N — N O � _ O N C- 0 O� N �_ � U U U a)`� +p a-- C C O M M- O EL LL 0 > O.O :3 O O E O- O E Q O O �+ M 0 0 0 E 0 O�Ew. EWQ w o Q — rs ,. = oLr) 4� O w 1 w , o0 1 U Q O op +� -J Do Ln o N U Y.. Q Ln 1 0 w 1 U1 Ui N U Q C= 0n �Q , o of o rn Q O u7 Uq Uj a O 00LL nu / Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 15 of 30 N N N CM O C CO N N L (B a M E U a) N > > O O C c -0 Q N U C 0 2 M I (0 O fn WE Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 16 of 30 CITY OF PIP'" FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: November 17, 2021 SUBJECT: Parks & Recreation Technical Plat Review Comments ************************************************************************************************************* PRAB Meeting Date: November 1, 2021 Project Title: Markham Hill Subdivision (Phase 2) Protect Number: PPL-2021-000021 Location: W Markham Rd & N Sang Ave Plat Page: 480,481 Park Quadrant: SW Billing Name & Address: Markham Residential Owner LLC 15 N Church Ave, STE 103, Fayetteville, AR 72701 ®Land Dedication ❑ Fee -in -Lieu ❑ Both Land Dedication Single Family 36 @ 0.023 acre per unit = 0.828 acres Multi Family 24 @ 0.020 acre per unit = 0.48 acres Fee -in -Lieu Single Family @ $1089 per unit = $ Multi Family @ $952 per unit = $ SUMMARY: ■ This application proposes 60 total units. o 36 SF 0 24 MF (spanning lots 4, 24, 25) o Unbuildable lots are lot 3, 5, and 45 ■ The November 1, 2021 PRAB meeting approved 1.35 acres of land dedication for this development. The developer will dedicate approximately 10.1 acres total and "bank" the surplus of land to meet future parkland dedication requirements for this project o Portions of PARCEL # 765-14532-000, 765-14535-000, 765-14525-000 ■ The Developer will also donate an additional 3 minimum acres in the future o Portions of Parcel # 765-14595-100 and 765-14594-000 ■ The final fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of the Final Plat. ■ Land dedication and/or fee -in -lieu must be recorded prior to the issuance of building permits. PROJECT HISTORY Paw 6 ittee Mailing Address: December 30, 2021 113 W. Mountain Street wwwwfayetteviIIeAsQgdvItem 3 Fayetteville, AR 72701 PPL-2021-000021 Markham Hill SD Ph. II Page 17 of 30 IN FPL-2021-000007 (19 buildiable SF units) Below is an exhibit from Specialized Real Estate Group depicting Parkland Dedication and donation acreage as of 11/1/2021: n,n,re r m iena mnnnnn 3 ac7es min. JR-At Fz Pr ` Na & gamR MARKHAM HILL PAYETTEVILLE, ARKANSAS Park Lord Dedication Summary: +7-10.1 acres for park land dedication • Additional3 minimum acres of future park land donation. Applicant will coordinatewifh the City of Fayetteville staff and other stakeholders to provide easements necessary for - - Fayetteville Traverse soft surface trail If trail is constructed prior to donation • Regpired dedication for cunent development phase 1.354 noes • 8.746 acres to be ll,—i.ned for future development of Markham Hill neighborhood Total acreage far park land dedication will Hale once the Sang Avenue alig,1 nment and right-af- wgy pre established PROPOSED PARK LAND SPECIALIZED...., Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 18 of 30 Civil Engineering, Landscape Architecture, CEI Solutions for Land and Life Planning Division Development Services Building 113 West Mountain Street Fayetteville, AR 72701 RE: Markham Hill Subdivision, Phase II W. Markham Road, Fayetteville, AR Staff and Commissioners, Survey, Planning & Program Management 3108 SW Regency Parkway Bentonville, AR 72712 November 3, 2021 Rev. December 1, 2021 Rev. December 22, 2021 Note: This cover letter is essentially the same as the November 3, 2021 initial submittal cover letter, modified to address City of Fayetteville review questions and comments. Plans and written information recently revised in response to City of Fayetteville review comments accompany this letter, all submitted via the Permitting Portal. On behalf of Markham Residential Owner, LLC, CEI Engineering Associates, Inc. hereby submits an approximately 7.4-acre preliminary plat for residential development located within the current RI-U zoning district near W. Markham Road and North Sang Avenue (parcel numbers 765-14532- 000, 765-14595-000, 765-14548-000 and 765-14617-000). Concept Markham Hill Phase II will continue to utilize conservation neighborhood principles, where homes are situated amid larger areas of shared open space, promoting ecological and social wellbeing throughout the Markham Hill neighborhood. Phase II is designed to limit disturbance and preserve expansive amounts of tree covered hillside, incorporating existing Markham Hill community trails and providing natural vegetative buffers and immersive nature experiences. Conservation, Preservation, and Parkland Phase II fulfills City of Fayetteville tree conservation policies by dedicating a 1.81-acre tree "preservation easement' area in the southernmost of the parent parcel. Markham Hill tree preservation and parkland dedication will help ensure preservation of an extensive portion of the property and limit visual/natural/cultural impacts upon outlying areas and previously developed neighborhoods. The proposed development incorporates street trees and other landscape features in accordance with City of Fayetteville neighborhood development requirements. On November 1, 2021, the nine -member Parks & Recreation Advisory Board voted unanimously to approve a 10.10-acre Markham Hill parkland dedication, with no opposition from the public, and the item will likely be forwarded for Planning Commission action yet in 2021. Furthermore, Markham Hill ownership is presently coordinating with the Northwest Arkansas Land Trust to place large portions of land in a conservation easement in the near future. Subdivision Committee December 30, 2021 Agenda Item 3 1-000021 Markham Hill SD Ph. II Page 19 of 30 Zonina and Land Use The existing RI-U zoning district within which Markham Hill Phase II is located will not change as a result of the subject proposal. Said RI-U zoning (RZN 18-6317 and accompanying Bill of Assurance, approved October 2, 2018) limits density to four (4) units per acre, applicable to 119.43 acres, and expressly allowing a total of 476 dwelling units. Phase II proposes 39 residential lots (with additional outlying parcels/lots used for sanitary sewer lift station, future development phases and/or open space/preserved areas, for a total of 45 lots.) Of the 39 total residential lots, 26 lots are expressly reserved for single-family home sites. Ten lots will be attached single-family townhomes (Lots 9 through 18). Two lots will be multi -family sites (Lots 24 and 25). One lot will be either multi -family or single family (Lot 4). Prior to any multi -family construction, Markham Hill owners will produce a Conditional Use Permit application or applications for City approval as necessary for multi -family use. Street and Infrastructure Improvements Following Preliminary Plat approval, public rights -of -way will be dedicated via Final Plat to meet City of Fayetteville standards for public streets. Two private alleys will be constructed, to be owned and operated by a Home Owners or Property Owners Association. In most cases individual residents' garages and service entries will be accessed via the alleyways to prevent streetscapes otherwise encumbered by individual driveways, garage doors and refuse containers. The above -described street and alleyway concept includes placement of defined parallel parking spaces on the public streets. This Preliminary Plat application includes administrative waiver requests pertaining to the proposed street sections and profiles. A fire safety and emergency access road will be constructed with Phase II development. This temporary gravel surfaced "loop road", from the northwest terminus of the proposed through - street, will connect W. Markham Road and South Sang Avenue. (Also note, a public street connection from W. Markham to W. Halsell Road, and improvements to Evangeline's Lane, are to be completed be a separate consulting team.) Connections to the subject project will meet minimum fire lane access standards including vehicle turning movements within the development as shown in the "Overall Fire Truck Turn Exhibit" and "Overall Life Safety Exhibit" attached to this submittal. Water, gas, electric service will be extended westward from the adjacent Hospitality District area to the subject development. Gravity sewer serving residential lots will be routed to a sanitary lift station on the east side of the development (Lot 3) and connect via force main to an approximately 3,000-foot off -site sewer extension serving LSD 2020-000015. A 20-year cost -benefit analysis, comparing three hypothetical gravity sewer connection alternatives to the 20-year operation cost of the lift station, is included with this application. Following evaluation of sanitary sewer alternatives by the development team, we conclude a lift station and force main system (combined with the proposed 3,000-foot off -site gravity system to the southwest) is the most practical and economical method to serve the proposed subdivision wastewater demands. The applicant continues to work with Utilities and Engineering staff to implement a mutually beneficial sanitary sewer configuration. 2 Subdivision Committee December 30, 2021 Agenda Item 3 SONVILLE I MINNEAPOLIS-2021-000021 Markham Hill SD Ph. II Page 20 of 30 CEI Engineering previously prepared sanitary sewer and stormwater drainage analyses as part of a master planning consultant competition for the Markham Hill Development Masterplan Project. While the developer/owner has engaged a separate consultant to engineer adjacent on - site Hospitality District improvements, future coordination is anticipated for water and gravity sewer connections to serve the Hospitality District. Accordingly, the 3,000-foot gravity sewer will ultimately serve the Hospitality District and future Markham Hill residential development. The subject property is located predominantly within the Hilltop/Hillside Overlay District (HHOD). Existing and proposed grades for Markham Hill Phase II are depicted in the attached public improvement plans, and depict topography falling from the hilltop to the northeast, as well as from the hilltop to the southwest. Conforming with conservation neighborhood principles, proposed Markham Hill Phase II streets, underground utilities and proposed grades are designed to minimize earthwork and limit land disturbance. Street and overland drainage will be conveyed via traditional curb inlets and directed to dry -bottom natural turf stormwater detention basins whose design and discharge characteristics are thoroughly reflected in the attached Subdivision Drainage Report, public improvement plans and Preliminary Plat. Submitted as an administrative waiver request as part of this application, four proposed residential lots (Lots 4, 30, 33 and 34) lie within 50' of an adjacent detention pond. We appreciate your consideration of this information and look forward to discussing any questions or comments you may have. Please contact me by phone at (479)273-9472 or by email: revitts(a_ceieng.com. Respectfully Requested, VAA�t2L_ Tim A. Herndon for Ryan Evitts, PLA, LI Project Manager 3 Subdivision Committee December 30, 2021 Agenda Item 3 SONVILLE I MINNEAPOLIS• 2021-000021 Markham Hill SD Ph. II Page 21 of 30 CEI Solutions for Land and Life Planning Division Development Services Building 113 West Mountain Street Fayetteville, AR 72701 RE: Markham Hill Subdivision, Phase II Block Length/Intersection Interval & Planning Variance Request Staff and Commissioners, Civil Engineering, Landscape Architecture, Survey, Planning & Program Management 3108 SW Regency Parkway Bentonville, AR 72712 Office: 479.273.9472 Toll -free: 1.800.433.4173 ceieng.com November 3, 2021 Rev. December 22, 2021 Typical "Neighborhood Link" Street Section On behalf of Markham Residential Owner, LLC, CEI Engineering Associates, Inc. respectfully requests the following variances to facilitate the proposed Markham Hill Subdivision, Phase II, Fayetteville, AR, locally known as a portion of "Tract 4" per Plat Bk 24A, Page 237. Variance Request #1 (Exhibit Attached) Per UDC Section 166.08 (E)(1) Block lengths and street intersections are directly tied to the functional hierarchy of the street pattern that exists or is proposed. Subsection (c) Residential Link and Downtown/Urban Street. Intersections shall occur at a minimum of one (1) every 660 feet. The subject request is to vary the typically required maximum intersection spacing of 660' to a maximum of approximately 1,015' as proposed in the Preliminary Plat of Markham Hill Subdivision, Phase II. We offer the following noteworthy points for your consideration in the context of the above request: 1. The intersection to intersection interval of the "upper meadow" loop road is only 565' in length, in conformance with Section 166.08. However, the centerline length of the "lower" loop is 1,014 linear feet, exceeding the maximum block length requirement. Due to steep existing topographic conditions which challenge minimum roadway design standards (the average hillside gradient is 9.5% with isolated areas of 13% to 15%), large street centerline arcs are proposed, resulting in this arguably longer intersection interval along the "lower" loop road (northernmost road.) 2. Due to the Hilltop/Hillside Overlay District conditions (read: excessively steep existing grades), producing another sufficiently flat north -south cross street to reduce the block length at this location is not physically possible. The grade for a mid -point perpendicular roadway would be 13-15%, requiring a significant deviation from the vertical roadway design criteria. Subdivision Committee December 30, 2021 Agenda Item 3 1-000021 Markham Hill SD Ph. II Page 22 of 30 3. An intermediate pedestrian path is proposed approximately mid -block along this alignment. This pathway will provide pedestrian access to a central recreation area at the hilltop meadow. The maximum pedestrian travel length will be approximately 285' from the furthest single-family lot to the hilltop meadow, while the majority of these lots will lie in very close proximity, if not directly accessible to, the hilltop meadow amenity. 4. The design includes a private alleyway running parallel with the existing grades and proposed streets. All adjoining lots will have direct garage access to/from this alley, which effectively shortens the vehicular access points, or effective block length, within this portion of the development; this alley will reduce the number of cars along the lower loop road and, with the intermediate pedestrian path, reduce vehicular/pedestrian conflicts. 5. No future street connection to the lower loop road are possible. No future traffic generation to/from this street will occur. The 27 lots proposed along the subject roadway is the maximum number to occur along this block length. 6. Proposed streetside parking along this lower loop road will effectively calm traffic and is likely to reduce design speeds along this alignment. Variance Request #2 (Exhibit Attached) This request is to vary from UDC 166.04(B)(3)(c), pertaining to City of Fayetteville Street and Trail Details/Typical Neighborhood Link Section. Per the Master Streets Plan Alternative Residential Link Street plate, the intent of the street section to be used in HHOD is to reduce the footprint of the residential streetscape while keeping a safe environment for all transportation modes and abilities, and alternative design elements may be approved to include: removal of parking and modifications to the minimum right-of-way width of 33'. In support of the use of the alternative Residential Link, the applicant proposes the following modification to the typical street section: Use of consistent 10' travel lanes The proposed site design contemplates parallel parking will occur at irregular intervals along both sides of the street. A consciously shifting pavement width from 10-feet when adjacent to parallel parking to 9-feet when parallel parking is not present is not desired. A consistent vehicular lane width will provide the most navigable and anticipated vehicular driving surface. 2. 33' Right -Of -Way and transition of 6' LID/green space The alternative street section proposes a 33' right-of-way and includes parallel parking. The alternative design proposes integration of street tree islands be placed between parallel parking bays to comply with minimum street tree requirements and reduce the overall developed width which will result in decrease grading and tree removal impacts to the adjacent hillside. 3. 5' sidewalks with 6.5' effective width The alternative street section proposes the use of 5' minimum sidewalk widths and an increase in sidewalk width to accommodate a 1.5' shy distance requirement where sidewalks are adjacent to parallel parking stalls for a total sidewalk width of 2 Subdivision Committee December 30, 2021 Agenda Item 3 L-2021- 9p ,Qp�1 Markham Hill SD Ph. II �•�•y Page 23 of 30 6.5' when adjacent to parallel parking. The proposed street section composition will allow for the greatest accessibility to sidewalk connectivity, adjacent greenspace, and community amenity circulation. The revision from 5 feet to 6.5 feet does not limit connectivity and is a direct correlation to UDC Chapter 171.14 "Sidewalk, Driveway, and Trail Specifications minimum sidewalk width shy distance" requirement. The shy distance will be achieved with a parallel access easement to fulfill the shy distance width requirement. 4. Ribbon curb separation and adjacent LID gravel parking The alternative street section proposes POA owned parallel parking be located at the edge of the travel lane and separated with a flat, 12-inch wide ribbon curb. The city's standard street section and curb details do not include a standard detail for this curb type. While the curb will fall immediately outside of the right-of-way the flat curb is proposed to stabilize the asphalt edge and facilitate transition from asphalt to gravel parking area. 5. Road Cross Slope The road cross section is proposed with a single continuous cross slope. Street drainage design standards (spread and clear passage width) have been evaluated and confirmed by this office. The short horizontal radius and vertical curvature of the roads necessitate use of drainage structures at short intervals to accommodate utilities within the right-of-way, and frequent curb inlet intervals aid in limiting stormwater spread. This alternative roadway section will reduce storm and utility crossing conflicts and promote stormwater infiltration to adjacent gravel paved areas, enhancing the low impact design parking configuration. Gravel parking areas are strategically proposed adjacent to the stormwater detention area to promote alternative surface and sub -surface conveyance of stormwater to detention pond A. The details for open graded base will be provided during the grading permit review process. We appreciate your consideration of this information and look forward to discussing any questions or comments you may have. Please contact me by phone at (479)273-9472 or by email: revitts(a)ceieng.com. Respectfully Requested, 4im4�L_ Tim A. Herndon for Ryan Evitts, PLA, LI Project Manager 3 Subdivision Committee December 30, 2021 Agenda Item 3 -2021- 9p ,Qp�1 Markham Hill SD Ph.11 �•�•y Page 24 of 30 �d zo SVSNVNV'3111A3J-i3AVJ z- clu NV HAUVVq IV\ -z- # iDi rmid AiID a = (yj NOISIAlcigns 11 3SVHd - 111H VVVHMM 0 2 -M A, 0 0 U -t 8 7Z -H VE ENM 'U. HEN 5 -.M. LU z H MH 6 . W, N a z z s ,. R W A M 5€SQE aye z U.— 9M.. M. eSF ------------- iww Sig -1h N i; it I I ` 1 t � �s�n. ` i -ID. 1 ------------------ 0, ------ ------ 6' 16, N ----------- ------ ------------- ------- --7Z ---- -- ------- - -------- - ---------- s On Committee fiber 30,2021 igenda Item 3 Hill SD Ph. 11 Page 25 of 30 w 0 Q� w� U ' �l io O U � Q in 0 m �Y -Q) g O as u n O O J U Q lal I w Q w z w O = K ^ O Q I— n U U z w w g ow° cn > > = Z W Q o Fm� N LLJ w a p p J Q J Q z 3 g < U o U 0 (D M m N Q Q Z a ° J Q ° w w w az a a a a w Y U a _ Z >j O w o U p p w cc H w m � Z Z w p < I w Z) w w U I a � I ✓1 SVSNt/NW 1111A3LL3 l \ I m I� � Y a� a a � a v LL Z) Z O N = N N Q j O z a U z lfl > 0 z _ O ma K m m a ao }� �a - p z Q � a a zZ a Y, U a _ O>'w,o U p iB1HH]NN310 -A9 03AVS 07 ,NOD'9N313J'1A9130'IOSVNNVdIAN9\\- N01iVJO1 9NIMVd0 Subdivision Committee December 30, 2021 Agenda Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 26 of 30 R SVSNVMV'3111A3113AV3 3AV NVHMM M TZ0000-TZ0Z-1dd :iDirodcl A11D E, NOISIAlcions 11 3SVHd - 1111-1 MHAVIAl .2 MIN Mi'k, a dint g 11 gn I U-1 "N Vp �M 52 -Sp Ff�Br �j 4 z if 19 2 29 o it H F— --1 L---j ml Eb, ems" �i ���� ��— % - i� 0�`9� ,/l Ox A IL A QJ SubdK De( On Committee fiber 30,2021 igenda Item 3 Hill SD Ph. 11 Page 27 of 30 PPL-2021-000021 Markham Hill SD PH II One Mile View 0 0.125 0.25 0.5 Miles LLJ I CS Z I Q l Iy I i � — I � I � � I t RSF-4 t RI-U � CPZD Subject Property R-A T \ RPZD \ RMF-24 \ N �\ a S � F-18 \ z \ <0 \ RSF-2 \ C-2 \A \ r Neighborhood Link--- Institutional Master Plan Freeway/Expressway M Planned Residential Link Shared -Use Paved Trail ❑ Trail (Proposed) L j Design Overlay District a +Fayetteville City Limits Planning Area - -- r� PlanningArea Fayetteville City Limits _ NORTH sST Zoning RESIDENTIAL SINGLE-FAMILY L2 General IMuateal EXTRACTION NSG E-1 RI-U COMMERCIAL RI-12 Reaieaneal-0fiu � NSL Re.I ht.I-A,,r.h rel C-2 RSF-.5 C-3 RSF-1 FORM BASED DISTRICTS RSF-s Do .—core R. UNen 11-911re RSF-] MeinS tCenter RSF-fi Davmtovm General RSF-1fi Community Sa ,c RESIDENTIAL MULTIFAMILY Neighbem S­,­ M Neighbmheod Conaervab,n RMF-12 PLANNED ZONING DISTRICTS � RMF-1fi � Cammardal, Ineuateal, ReaieenYal RMF-2° INSTITUTIONAL --Subdivision C INDUSTRIAL 41 HearyCanmerdalandLight lnMahial December n ittee 2021 tern 3 PPL-2021-000021 Markham Hill SD Ph. II Page 28 of 30 PPL-2021-000021 Close Up View Neighborhood Link Hillside -Hilltop Overlay District ` Planning Area — Fayetteville City Limits — — — Trail (Proposed) I Design Overlay District Markham Hill SD PH II Subject Property �ALSELL,RD RD j / z j / Q a)—HASKELL-HTS RSF- I Feet 0 137.5 275 550 825 1,100 1 inch = 375 feet jjNORTH Residential -Agricultural RSF-4 RW Commercial, Industrial, Residential Subdivision C mittee December 0, 2021 Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 29 of 30 PPL-2021-000021 Preliminary Plat for Markham Hill A& Current Land Use Subdivision Phase II NORTH , r , Subject Property K Undeveloped „.. s f` Single -Family Residential Commercial f\ Undeveloped and Single -Family Residential .. '." Neighborhood Link Trail (Proposed) Feet _; Planning Area 0 180 360 720 1,080 1,440 - - -; Fayetteville City Limits — — 1 inch = 500 feet j — Design Overlay District W■ FEMA Flood Hazard Data too -Year Floodplain Floodway Subdivision C mittee December 0, 2021 Item 3 PPL-2021-000021 Markham Hill SD Ph. II Page 30 of 30 CITY OF _ FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Jessie Masters, Development Review Manager Jonathan Ely, Development and Construction Manager Melissa Evans, Urban Forester MEETING: December 30, 2021 SUBJECT: LSD-2021-000028: Large Scale Development (SW OF W. WEDINGTON DR. & N. 46T" AVE./WEDINGTON LANDING TOWNHOMES, 438): Submitted by CIVIL DESIGN ENGINEERS, INC. for property located SW OF W. WEDINGTON DR. & N. 46T" AVE. The property is zoned RMF-12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE, and RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE and contains approximately 8.04 acres. The request is for a 76-unit multi- family complex, 6 single-family units, and associated parking. RECOMMENDATION: Staff recommends tabling LSD-2021-000028 to the next Subdivision Committee meeting, at the applicant's request. RECOMMENDED MOTION: "1 move to table LSD-2021-000028 until the January 13, 2022 Subdivision Committee meeting." Subdivision Committee Action Meeting Date: December 30, 2021 Motion: Second: Vote: O Forwarded O Tabled O Approved Mailing Address: 113 W. Mountain Street www.fayA iiH�iT. 8BTmittee Fayetteville, AR 72701 December 30, 2021 Agenda Item 4 LSD-2021-000028 Wedington Landing Townhomes Page 1 of 1