HomeMy WebLinkAbout2023-11-16 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Subdivision Committee Meeting November 16, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Porter Winston (Chair), Mary McGetrick, Andrew Brink City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. Old Business: None. MEETING AGENDA New Business: 1. LSD-2023-0018: Large Scale Development (W. MARTIN LUTHER KING JR BLVD & S. SMOKEHOUSE TRL/SWEET BAY AT KESSLER, 595): Submitted by GAVIN SMITH for property located SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD & S. SMOKEHOUSE TRL. The property is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and UT, URBAN THOROUGHFARE and contains approximately 5.61 acres. The request is for a residential development containing 26 single-family dwellings and associated parking. Planner: Jessie Masters 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. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 CITY OF _ FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Jessie Masters, Development Review Manager Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: November 16, 2023 SUBJECT: LSD-2023-0018: Large Scale Development (W. MARTIN LUTHER KING JR BLVD & S. SMOKEHOUSE TRL/SWEET BAY AT KESSLER, 595): Submitted by GAVIN SMITH for property located SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD & S. SMOKEHOUSE TRL. The property is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and UT, URBAN THOROUGHFARE and contains approximately 5.61 acres. The request is for a residential development containing 26 single-family dwellings and associated parking. RECOMMENDATION: Staff recommends forwarding LSD-2023-0018 to the full Planning Commission with a recommendation of approval, subject to conditions. RECOMMENDED MOTION: "1 move to forward LSD-2023-0018 with conditions: 1. In favor of the recommended street improvements; 2. In favor of the recommended right-of-way dedication, and 3. All other conditions as recommended by staff. " BACKGROUND: The subject property is located in west Fayetteville, southeast of the intersection of W. Martin Luther King Jr. Blvd and S. Rupple Road. While a leg of the overall property has frontage along W. Martin Luther King Jr. Blvd, and is zoned UT, Urban Thoroughfare, the southern portion of the property received a Planned Zoning District designation in 2023 (Sweet Bay at Kessler). The development in question is about 300 feet south without direct frontage to a public street. Undeveloped and mostly covered in tree canopy, there is an approximately 7% slope upward as the portion of the property in question moves south. The entire property is outside of the Hillside Hilltop Overlay District. Surrounding land uses and zoning is depicted in Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Undeveloped UT, Urban Thoroughfare South Undeveloped/Single-Family R-A, Residential -Agricultural Residential East Undeveloped CS, Community Services; R-A, Residential -Agricultural West Undeveloped UT, Urban Thoroughfare; R-A, Residential Agricultural Mailing Address: 113 W. Mountain Street www.fayA40M'�iof.�Bwmittee Fayetteville, AR 72701 Novembe 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 1 of 36 Proposal: The applicant requests Large Scale Development approval to develop the subject property with 26 single-family dwellings and associated parking. No formal variances are currently being requested, but staff have identified several areas where variances will be necessary. Right -of -Way to be Dedicated: The overall property has frontage along W. Martin Luther King Jr. Blvd., a Regional High -Activity Link Street, and State Highway 62. There is a varying amount of right-of-way along the property's frontage. Staff recommends that right-of-way in the amount of 48 feet from the street centerline is dedicated to match the typical right-of-way requirement for the Regional High -Activity Link Street classification, as indicated on the site plan. Street Improvements: Staff recommends that the W. Martin Luther King Jr. Blvd. frontage is improved with a 10-foot sidewalk to be installed at the back of the dedicated Master Street Plan right-of-way, with a 10-foot greenspace to accommodate a trail at this location. The applicant is currently showing the improvements to stop short of the property line to the east, which will require a variance from the Planning Commission to 166.04(B)(4)(f)(i). In the absence of a requested variance, staff recommends that the improvements extend to the edge of the property line as there does not appear to be a clear hardship in this instance, though recognizes that there is existing stormwater infrastructure. Access Management/Connectivity: Staff has determined that the project does not currently meet access management standards, and a variance will be needed for 166.08(F)(1)(2), which requires a 250-foot curb cut separation distance from an adjacent curb cut along Regional Link Streets. In this instance, a variance has been approved for a three-quarter access driveway to be installed approximately 12 feet from the adjacent property to the west, making future overall separation distance to be approximately 72 feet. Staff would recommend that one, full access, shared driveway be considered for these two sites, but recognizes that each property has the right to access W. Martin Luther King Jr. Blvd. Staff would likely only support a right -in, right -out driveway at this location due to overall public safety concerns. Further, staff foresees a potential conflict with the build -to -zone requirement once the future UT section of the site is developed. The applicant and the adjacent neighbor indicate cross access to be provided between the two sites. Design Standards: The development is subject to the design standards as indicated in the associated Planned Zoning District. Single-family homes are not typically subject to additional design requirements, and staff finds that the elevations submitted with the applicant's request are substantially compliant with the original PZD. Parking lot design standards also appear to be met with this request. Water and Sewer System: The applicant is proposing to connect to an existing 18" water main along W. Martin Luther King Jr. Blvd., with an 8" waterline extension to provide fire hydrants and domestic water service. The site does not currently have access to sanitary sewer. The applicant is proposing to extend an 8" sewer main from the west to the intersection of Smokehouse Trail and W. Martin Luther King. Jr. Blvd. From the applicant's plans, it is not currently clear whether there is sufficient easement and separation from the existing 18" water main. Engineering staff recommends that the applicant provide drawings indicating the location of the 18" water main, adequate separation between the water main and proposed sewer, and adequate required easement. Additional easement is the responsibility of the applicant to obtain. Parkland dedication or fee in -lieu: Residential developments are subject to parkland dedication. The project was heard by the Parks and Recreation Advisory Board on October 2, 2023, where fee -in -lieu was recommended in the amount of $28,314 for the construction of 26 single-family dwellings. Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 2 of 36 Tree Preservation: Canopy minimum requirement: 27.1 % (weighted average of 15% UT and 25% PZD zoning) Existing canopy: 83.3% Preserved canopy: 34.8% Mitigation required: zero 2-inch caliper trees Public Comment: Staff has not received any public comment on the item to date. RECOMMENDATION: Staff recommends forwarding LSD-2023-0018 to the full Planning Commission, with the following conditions: Conditions of Approval: Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication in the amount of 48 feet from street centerline along W. Martin Luther King Jr. Blvd. 2. Subdivision Committee recommendation of street improvements. Staff recommends that W. Martin Luther King Jr. Blvd. is improved with a 10-foot sidewalk and 10-foot greenspace in alignment with the typical Master Street Plan standards for a Regional High Activity Link Street. Streetlights and street trees must also be installed in accordance with code. 3. All comments from Planning staff must be addressed prior to Planning Commission including: a. A variance request letter must be received for access management standards, or the proposed driveway must be redesigned to meet ordinance; b. A variance request letter must be received for Master Street Plan improvements, or the site plan updated to meet ordinance; c. Address all other comments issued through the Energov portal. 4. The trash enclosure shall be constructed with material that is complimentary to and compatible with the proposed buildings; 5. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto, and including: a. Prior to Planning Commission approval, the applicant must provide drawings showing the 18" water main field located (potholed), adequate separation between the 18" water main and proposed sewer and required additional easement. Additional easement is the developer's responsibility to obtain. Standard conditions of approval: 6. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 7. 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); Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 3 of 36 8. 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; 9. 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; 10. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 11. 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; 12. 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; 13. 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; 14. Large scale development shall be valid for one calendar year; 15. 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; 16. 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 17. 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; 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 November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 4 of 36 Subdivision Committee Action: O Forwarded O Tabled O Approved Meeting Date: November 16, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Attachments: • Driveway Separation Distance Exhibit • Engineering Memo • Urban Forestry Memo • Parks Memo • Request Letter • Site Plan • Elevations • One Mile Map • Close Up Map • Current Land Use Map Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 5 of 36 P 9 19 U) WO a) � H M Lr, "M CLi LJ11 X, lqi, g -M M ff I I i H9 HIHO 'Hi 8 2E Ht H RR, ups 2 RAH H9 mrofl, H M HU a`p '82 1081 Hum 188 Driveway Separation Exhibit E 5 r4 NVId J1 nin SVSNV)I'dV '311 IAI-LLIkVJ y U 1131SS3)1 @ AVO 133MS m P wg M M 5 A g � 1119-N 1. OE 108 n MM Subdivision Committee Nove, b rl 6,2023 aE A 1 a Item 1 LSD-2023-0018 (SWEET BAY AT 6 of 36 U) WO a) � H M Lr, "M CLi LJ11 X, lqi, g -M M ff I I i H9 HIHO 'Hi 8 2E Ht H RR, ups 2 RAH H9 mrofl, H M HU a`p '82 1081 Hum 188 Driveway Separation Exhibit E 5 r4 NVId J1 nin SVSNV)I'dV '311 IAI-LLIkVJ y U 1131SS3)1 @ AVO 133MS m P wg M M 5 A g � 1119-N 1. OE 108 n MM Subdivision Committee Nove, b rl 6,2023 aE A 1 a Item 1 LSD-2023-0018 (SWEET BAY AT 6 of 36 CITY OF FAYETTEVILLE ARKANSAS TO: Jessie Masters, Development Review Manager FROM: Josh Boccaccio, Engineering Development Review Manager DATE: November 14, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2023-0018 Sweet Bay @ Kessler STAFF MEMO Water: The applicant is proposing to connect to an existing 18" water main along MILK and then extend an 8" waterline through the development to provide fire hydrants and domestic water service. Sewer: The proposed development site does not currently have access to sanitary sewer. The applicant is proposing to extend an 8" sewer main from the west from near the intersection of Smokehouse Trl and Martin Luther King, Jr. Blvd. It is not clear that there is adequate easement and separation from the existing 18" water main. Prior to engineering recommending this project for approval the applicant must provide drawings showing the 18" water main field located (potholed), adequate separation between the 18" water main and proposed sewer and required additional easement. Manholes adjacent to the water main must be 12.5' from the edge of the water main to the outer edge of the manhole. Additional easement is the developer/applicant's responsibility to obtain. It also appears that the "Variable Width U.E." roughly 29', shown on the applicants utility plan is wider than the easement that was recorded, which is roughly 23' wide. Additional easement is the developer/applicant's responsibility to obtain. The interior structures will be served via a 6" private trunk line. This trunk line must be installed per City of Fayetteville sewer specifications but may be closer than 10' to structures. Natural Features: A small portion of this site is shown to have hydric soils as indicated on the City of Fayetteville's GIS web maps. Hydric soils are an indicator of potential wetlands. Prior to grading permit submittal, a wetland delineation must be provided outlining any potential wetlands and potential jurisdictional status. Drainage: The proposed development is required to meet the 4 minimum standards outlined in the Drainage Criteria Manual. The applicant is proposing permeable pavement and bioretention features to meet all 4 minimum standards. The permeable pavers will meet portions of the WQv as well as flow attenuation. The bioretention features are proposed to meet water quality requirements. Sizing of the features is still under review and will be finalized during construction level reviews. Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayetteIVWeffdwgM2023 Fayetteville, AR 72701 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 7 of 36 Variances: The applicant has proposed a fee -in -lieu of construction of street improvements to the property line. The street improvements will include sidewalk, green space, and an extension of a drainage box culvert. Engineering recommends denial of this variance finding there does not appear to be a hardship in constructing the sidewalk and associated drainage improvements proportional to this development's impact. Plan Comments: 1. Work within ArDOT right-of-way must have ArDOT approval prior to commencing. 2. The 18" water line must be field located to determine adequate location for sewer main and associated easement. 3. Meter placement will be coordinated through the construction review process. 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/developer's 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 November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) PaA 8 of 36 1� CITY of FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Jason Young, Gavin Smith Civil Engineering From: Melissa Evans, Urban Forester CC: Jessie Masters, Development Review Manager Meeting Date: November 16, 2023 Subject: LSD-2023-0018: Sweet Bay at Kessler: Southeast of W. Martin Luther King Jr. Blvd. 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. Side and Rear Property Lines (5' Wide Landscape Area) X UDC Chapter 177D1 Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 9 of 36 b. Wheel Stops/Curbs X UDC Chapter 177.04B1 c. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C d. Tree Island (8' min. width, 18.7' min length, 150 square feet) X UDC Chapter 177.04C e. 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 5' on sides and rear. X UDC Chapter 177.04D2a b. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e c. 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 177.05B1a b. Non -Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.05B2a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.05B3a-f d. Structural Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.05B3a-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 November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 10 of 36 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street 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 Amount 0 6 required, 12 provided 4 0 0 0 Tech Plat Subdivision Planning Committee Commission 09-26-23 11-14-23 10-31-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. mmen 1. Address items above marked "No" and all Redlines provided. 3 Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 11 of 36 URBAN FORESTRY 01k4 TREE PRESERVATION COMMENTS CITY OF PAYETTIVILLE ARKANSAS To: Jason Young, Gavin Smith Civil Engineering From: Melissa Evans, Urban Forester CC: Jessie Masters, Development Review Manager Meeting Date: November 16, 2023 Subject: LSD-2023-0018: Sweet Bay at Kessler: Southeast of W. Martin Luther King Jr. Blvd. 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 Tree Preservation Calculations Square Feet Percent of site UT Zone Total Site Area *Minus Right of Way and Easements 46,393 19% PZD Zone Total Site Area *Minus Right of Way and Easements 195,605 81% Overall Site Area *Minus Right of Way and Easements 241,998 100% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements (weighted average of 15% UT & 25% PZD = 27.1%) 65,640 27.1% Existing Tree Canopy * Minus Right of Way and Easements 201,537 83.3% Tree Canopy Preserved 84,254 34.8% Tree Canopy Removed *On Site 117,283 48.5% Tree Canopy Removed *Off Site 6,655 Tree Canopy Removed Total 123,938 51.2% Removed Below Minimum 0 Mitigation Requirements 6,655 Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 12 of 36 3. Mitigation Requirements I Ilyl I r l 1U1 lly Low Priority Total Mitigation Trees Required 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 and 167.04L 1 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 q. Tree Preservation Easement/s shown for LSD, LSIP and Commercial PPL projects 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 f. Location of construction entrance/exit Canopy below Number of 2" caliper requirement trees to be planted 0 0 Yes No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes N/A N/A Yes N/A Yes Yes Yes Yes Yes N/A Yes Yes Yes Subdivision Committee 2 November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 13 of 36 6. Site Analysis Report (if required) UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, and approaches to preserve canopy. 7. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Yes No Tech Plat Subdivision Committee 09-26-23 11-14-23 10-31-23 N/A X X Planning Commission Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. Please make sure adjacent landowners are ok with disturbance or removal of their trees (unless it is the same owner). 3. Please show Tree Preservation Easements to be dedicated (as required for LSD Projects per Ch. 167 of the UDC) on the Tree Preservation Plan as well as the Landscape Plan. Subdivision Committee 3 November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 14 of 36 CITY OF _ FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: October 24, 2023 SUBJECT: Parks & Recreation Technical Plat Review Comments PRAB Meeting Date: October 2, 2023 Project Title: Sweet Bay at Kessler Project Number: LSD-2023-0018 Project Location: SE of Smokehouse Trail and Martin Luther King Blvd Plat Page: 595 Park Quadrant: SW Billing Name & Address: Bleaux Barnes, PO Box 1146, Farmington, AR 72730 ❑ Land Dedication LAND DEDICATION Single Family: units x Multi Family: units x FEE -IN -LIEU Single Family: 26 units x Multi Family: 0 units x ® Fee -in -Lieu ❑ Combination 0.023 acres per unit = 0.00 acres 0.020 acres per unit = 0.00 acres $1,089 per unit = $952 per unit = $28,314 $ 0 TOTAL Acres 0.0 TOTAL Fees $28,314 SUMMARY: ■ Project proposes 26 SF units and 0 MF units. ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of this project. ■ Current fee -in -lieu and/or land dedication rates will be applied regardless of when project was approved by PRAB. ■ Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation system. The money collected as part of this project will be used to fund future park acquisitions and improvements for this park quadrant. Mailing Address: November 16, 2023 113 W. Mountain Street www.fayettevilleAap(Item 1 Fayetteville, AR 72701 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 15 of 36 GAVI N SMITH CIVIL ENGINEERING March 14, 2023 From Jason Young To: City of Fayetteville Planning Division Project Manager 125 W Mountain St Gavin Smith Civil Engineering, LLC Fayetteville, AR 72701 393 N Allen Street Fayetteville, AR 72701 RE: Sweet Bay @ Kessler Large Scale Development Dear Planning Staff, Gavin Smith Civil Engineering (Applicant), of D&B of Northwest Arkansas (Owner/Developer), has applied for a Large Scale Development on a parcel within the City Limits of Fayetteville Arkansas. The property subject to the requested development is 5.59 acres on West Martin Luther King Boulevard, approximately 300 feet East of the intersection of South Rupple Road and South Smokehouse Trail, on the south side of West MLK Blvd. The subject property is assigned Washington County Parcel #765-16280-000, and is currently vacant/undeveloped. Directly adjacent to the South and Southwest lies a parcel owned by the City of Fayetteville with trails connecting to the larger park area approximately 1 mile to the South. The property is divided into two separate zoning designations. The northern 1.10 acres is zoned Urban Thoroughfare, and there is a Residential Planned Zoning District in place on the southern 4.49 acres. The RPZD has a City Ordinance number of 6669 and was put into place on June 6, 2023. Excepting a private drive providing a connection from West MLK Blvd, as well as required utility extensions, the vast majority of this proposed development is confined to the area included in the RPZD. Development of the area zoned Urban Thoroughfare will be proposed at a later date. The Owner/Applicant is proposing 26 Single -Family dwellings. There are two floor plans proposed with both one - and two -bedroom configurations. The one -bedroom homes will be single -story and will have 800 square feet of living area. The two -bedrooms homes will have two stories and 1200 square feet of livable area. Of the two configurations, 8 homes will be one -bedroom and 18 will be two -bedroom. With connections to the trail system immediately adjacent to the south of the subject property, as well as the proximity to Centennial Park, the location of the proposed development will provide residents with ample outdoor recreational opportunities. The subject property has significant natural characteristics, and every effort will be made to preserve the existing stream areas as well as existing trees. This will be accomplished by constructing homes at a density that is well under the property's potential, as well as using proposed parking lots as underground detention facilities in lieu of detention ponds. The nature of the cottage -style homes will also allow for their construction as close to existing grade as possible. The Owner/Developer's overall goal for this property is to minimize disturbance and keep the natural character of the property intact. 52 parking spaces are proposed to be distributed throughout the site, meeting the UDC requirement of two spaces per bedroom. 6 bike racks are currently proposed to meet the anticipated need of residents in the area, Subdivision Committee www.grsmithcivilengineering.com (479) 935 0644November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 16 of 36 There is appoximately 165 linear feet of street frontage along Martin Luther King boulevard. A 26' wide drive is proposed to access the developed area to meet Fire Department access requirements. W MLK is designated as a Regional High -Activity Link per the Master Street Plan, and street improvements will be provided in accordance with current MSP requirements. Municipal Water and Sewer services will be provided by utility main extensions. An 8" water main will connect to an existing 18" main along the property's street frontage and extend into the developed portion of the property to provide domestic water service and hydrants for fire protection. An 8" sewer main will connect to an existing offsite manhole within South Smokehouse Trail to the west, run along the south street frontage to the site, and extend south to the residential area where it will terminate with a manhole. Sewer services will provided by a 6" trunk line to the proposed manhole, with individual sewer services tying into the 6" line. As previously mentioned, stormwater detention will be provided by gravel reservoirs under permeable pavers in the parking areas. Stormwater design will meet all requirements as set forth by the Drainage Criteria Manual. Tree preservation has taken priority in the design of this development. Several significant on -site trees will be preserved. Low -impact wooden pedestrian bridges will be constructed across two stream crossings to provide for greater tree preservation opportunities. Tree preservation easements will be established to ensure that the preserved areas maintain their natural character in perpetuity. The Applicant and Owner/Developer look forward to discussing this development with Staff throughout the review process. Please contact the Applicant if there are any immediate questions or concerns regarding this Large Scale Development Application. Thank You, Jason Young Subdivision Committee www.grsmithcivilengineering.com (479) 935 0644November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 17 of 36 €off' o LK Y'ii� H W 9�R: y°sn� o,'v 'Mill v€�E �`�s4 50=` €�:€8LL �aaGamB woo€� c s`g 7�'�L Loq za R SS= Ct12 °�2 aggar€peLS�Q 3��e° .e�ea�e�se�se�W eaE`�e_ c �'ea B.na g. a�' aw$ aE; Kag s: y Vim- y�e '"sey< +e; y<�y< "cog mc@g "cog c� a`C `.• sx3 c� cg5 c3 c:1-a c:-a ss SEm b frg 2CE H2a gfr 8k gRI i g £ 8fr8KQ a "€ a ? v Dz3EN zaH 4 c a R a R R LL R h R LL €'l a � s 8 s c a` i'.E -.iq 8� �tlm= eee o°C N � y o os NVId 311S e "O m ktl=s e Y Y W - SVSNV)I'dV '311In3LLI kVJ 1131SS3)1 @ AVS 133MS ca HUN gar e $ Ada $ diON FH'Meo§ I HHHE € s. €a"� 5 g5 s5P � °€ lsle pax §w € W @ nag I , ggH :�8 e'� �$ � � & 3 R ibg ��yy3��sg;fssngs3y¢<3ef���a�R'r g• m€c. §' R'oP.88i$. 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Subdivision Committee November 16,2023 Agenda Item 1 8 (SWEET BAY AT ESSLER) Paw 20 of 36 N LOLZL 8b'ajjiAaiaaAe� uaoa paignnoq�Eaeyaiva d M N =10 8'9❑ �aaals sLuepy Z£Z VOVZ•66L•6Lt, 3 dAl-01ON d 3 JdllO:) W OON ❑ 3 8 3 N O d 3 1 S S 3>1 1 V A V 8 13 3 M S L,uea�ao� �aey�y� �I paigaamoq w J ❑ LU U Ln 04 0 O ua J z J W L Ln D U J C7 O _ Ln � U Ln z z z z d Q d cL cL a IL cL LU W Q' a <L Z Q C7 co 00 0o co co LLJtp LO tp tp t0 BO � O � O O M rV r+l LA M J O °o a w o-r m O z H O z W Z FW- Z w "" o`� w a U O °0 Q m U O W 9 u w M LK G G V) 7) � Ln H < ce Q L9 z } W } d ❑ U LU 0 L7 z z u L� u) W Lh w W b z Q f U io o o W 'T Ln M N LY U 0 z ❑ w a � � O z D z O ❑ ❑ � N N d m •--� N M V to �u r r LL T-I LU LL U Cn 00 LU L _ � U Q LU O _ a- Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 21 of 36 N LOLZL 8b'ajjiAaiaaAej woa•paigmoq@Eaeyaiw tiOtiZ'b " d M N =10 8'9(1 N �aaals suJep y Z£Z 3 dAl-010 d 3 JdllO� W OON ❑ 3 8 3 N O 8 3 1S S 3>1 1 V A V 8 13 3 M S of uaea�ao� q:); �aey��y� D1 p pJIqa2moq 0 0 U) U o N H ~ Ua 0 H � z W W U z 0 J w J w CO N Q w = w coU w a cn to m D p Z a z cn a U LL z Q _ 0 2 �� 0 r, QU N '-i �" D to w a J N Q '-' O 00 . 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J ~ w J • O w w w m J O O a a w M l0 a- O H w „0-,8 wH i oz Q� QC O U 119-,£ „9-,T w LU c �Q V) � � U 06 U W o = 0 = w O H w ° Q Q Q �l 3 W W J W W ;� W 0 II X n u w LL 3 W N Q z z w �--� m `Dca Q w m Q „£ w Q a Q a w U U �L �� U U U to w Q 0 0 Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 26 of 36 N LOLU �V `ajjlAajjaAe� wOv p-JlgmcgOIae43lw V AA N J0 8 I Cl 100aI5 suaepy zcz wEJADODlae46Vq 3dAl-010�Id 39VU00 W008038 OM1 I d 3 1 S S 3 N l d A V 8 13 3 M S a; D�] u isap paigjamoq 0 0 M M M M M N M N M o zn � (, w W ~ J w z d w Ln J W z d w Ln J W d LU w h J w f ❑ w Ln O LU U LU U LLJ U d L7 0 O 0 2 Z Ln z Ln V1 LO ❑�L W ❑P, W W ❑�.I W 1❑PJ Z Z Z 2 Z Z 2 Z Z a a Ma a a a a a w re w 2 E W Z T M N N Ln rn rn N nJ a ~ LU LUZ w w w H E b D 2 D ❑ W W O � W � a D 2 LU w H r Z 2 LUh J a n¢ m U a WLL- 0 z U) u7 .U-1UC L9 LU U ifS 0 ❑ 2 LU w Ln J W b W m on ❑ ❑ LU w L9 2 z cc Li Er U M LU W 2 Q D o r o lL le7 f+'I N E p P o o N r17 N r17 0 W x Uj r m J M z � ❑ Z N N J fa N rn r Ln ,LL V I 0 0 N rl .. L LU U d00 cV 0LU _ Q LU O 2 a L M 4 z Q J 0 0 J LL U) ry Hq LL V- LU J Q U to Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 27 of 36 M N N G) LOLZL �V `ajjlAajjaAe� woo p-JlgnnogOIaeyolw lowly swept' Zcz VahZ-66L-6LV wEJADOD U !sap paigaannoq VMN JO 9'8❑ 3dA1-OlONd 30V1103 WOON(138 OMl 8 3 1 S S 3 N 1 V A V 8 1 3 3 M S N 1 1 1 1 I 1 1 I I c i ilo-lz 1161 L U L-Is L- „61 L U L-,5 r v L w _ p �Q H ry L (D u 0 L J w J (:Q n = C � ~ w g w J Q U UO r V z w 0 Q LL M Q w m N N N 0 to w vi re U- X w w C� z (r z O U Z) z 0 U O LL 0 z Q z J LU Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 28 of 36 N LOLU �V `ajjlAajjaAe� wOv p-JlgmcgOIae43iw V AA N JO 8 I ❑ 100aI5 suaepy zcz ua�a�tOIVZ 10NOM 3dA1-OlOMd 3 J�'110� W008038 OMl I d 3 1 S S 3 N l d A V 8 J. 3 3 M S M u isap paigaannoq i- tn O n ry a UO w w 0 z z � O a 00 Q J W N z O U w V) z O U w V) 5- 0 O w m (D z I --I I-1 J 2 U QC O a 0 z O U w V) M LU Q z U I� w J Q U N Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 29 of 36 N LOLU �V `all!AalJOA2� wOv p-JlgnnogOIae43iw V AA N JO 8 I Cl rq }aaal5 suaepy zcz wealVCWZ,aeu6w 3dAl-OlOMd 310008038 OM1 I d 3 1 S S 3 N l d A VS 1 3 3 M S J�'1� WDel u isap paigjamoq in Z LU 5- PHIM z O Q LU LU LL LU w J Q U UO H H Z w 5- w G C a LL LL LLL LL z O Q LU J LU 2 U L.L z O U Z O U ry O LL O z Q z w ry --Ia It w J Q U V) Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 30 of 36 N L9LZL �V `ajj!AajjaAe� wOv p-JlgnnogOIae43lw V AA N JO 8 1 ❑ rq }aaal5 suaepy z£z wealVCWZ,aeu6w 3dA1-OlOMd 310008038 OM1 I d 3 1 S S 3 N l d A VS 1 3 3 M S J�'1� WDel u isap paigjamoq 0 LL LLJ 0 rl z O I� w J w m Q U w 2 U H� N \ w J Q U U) z 0 , 18 ,S 119-,Z Hem 9XZ w0 0 D z OO „8 „z ,z N , L N Y z_ U) 0 o N N a z 0 Q w J w 00 a U z LU U MAM Q z O Q w J w m a U z w U I --I N w J a U V) SuO 4ieff'Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 31 of 36 LOLZL �V `ajjlAajjaLie� wOO p-JlgnnogOIae43lw lowly swept' Zcz tOIVZ-66L-6LV weaAaoD IaeyolW D�] u isap paiqjaAnoq VMN J0 91❑ 3dAl-010Md 3 Jd110:) W008038 OMl I d 3 1 S S 3 N l d A VG 1 3 3 M S LJ LL O O J Q W W z w Q LL 0 W M 0-1 c c C L C v r w J LL LL a m a Z_ U O N to w Ln M D 0 w w w Z 2 O O z J W z Q a z W 2 W U w m z Y U w 0 m W ~ z a w i LL O a N LL O p Lu to w 4� E w LU U m cl� 41 Q Ln " z � w 0 LU r\ U D X Q s X c�� wQ co w U LL 0 r\ Q Xw ~ CO N m Q W [0 U-) U ,--i UL w 0 Q w N x N W J m D O 0 cy- W m LL M ~ z X W It 2: w Ln U U O N U) 0 D I— Cn X N \ a M W c _ w U w w z � (� Z W > 0 a � 1 ~ W Z Q w w U Z V N J N \ , ^ M 0 00 U „8 C7 Z (D Z J H uJ U U LULL 0 0 O O a J \ Ln d 00 M W @J � cl� LO C7 J=J U z = O Q O m aUWM ~ QzO� CID = O LU J I.— Z) LU ~ z w U z J co Qw0a �o Q QU UWmo fir, a J O r+ J d � O of Ewa = U Q J N CIOQI g J x o w U� Z > Z U Q ,--1 %D w N +per U)00 � M@J M O Z LL *kUQO z 0 w �QQ Q M J (D J ly- r-I Q r-I J 11-- w J J Q z O Q z D O w D z U u U) U =)O O� 5� Z z Ow a� mQ W m �w M M co PI z 0 U v I 0 U 0 LL 0 z z W a =Elm t- i- ©p i w J Q U Ln Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 32 of 36 N LOLU �V `ajj!AajjaAe� wOv p-JlgnnogOIae43iw V M N JO 010 rq }aaal5suaepyzcz wea�aCWZlaey6W J�'1� W 3dAl-OlOMd 310008038 OM1 d 3 1 S S 3 N l d A VG 1 3 3 M S Del u isap paigjamoq z a a- U oC in F v Y W D N O o O L O _ J Y J D D O w O J = cn a LUx V ¢ a N H D (n M F W (nn ( J W C7 J C7 U F J z J (7 J Q w (D Q r J J J Z W Q U U 3: 0 W a J yj U Z 0�G-IS z Q J a a U oC U LL J LU QC O O J LL w J I� Q LL Lf) V) F 2 (� a J O = W W Z F- LU � Q 0 U LU OF X (7 Z W O z z F O J W - U W O U O LU Yco O cf � U + + :GO z O U Z) z O U oC O u_ O z Q z w a Subdivision Committee November 16, 2023 Agenda Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 33 of 36 LSD-2023-0018 W. MARTIN LUTHER KING JR One Mile View BLVD AND S. SMOKEHOUSE NORTH 0 0.13 0.25 0.5 Miles t r-t NC � RSF-2 0 7C a orn RMF-24 , ER m MPR�,RtB v0 G' — — — — RPZD Subject Property C-1 •S1V 1 � 1 � 1 1 � 1 ' 1 1 1 1 Regional Link Neighborhood Link Regional Link- High Activity — Unclaasiftd — Alley — Residential Link Planned Neighborhood Link Planned Residential Link Shared -Use Paved Trail — — Trail (Proposed) Fayetteville City Limits 1 1 Planning Area Planning Area Fayetteville City Limits RSF-4 — — — — — — — — — — — — — I — — — — — — — —1z — — — — — — — — — — zoning ii1-2General Industrial RESIDENT IALSINGLE-FAMILY EXTRACTION ii NSG ii E-1 ii RI-U COMMERCIAL RI-iz Resitlenlial-OFce ii NS-L C-1 ii RasmanY&l erlcunurel C-2 RSF-.s C-3 Rs" FORM BASED DISTRICTS RSF-2 Downtown Gore RS" Urban TlwrougM1h,r RSF-� Main sheet Center RSFA Downlmm Generel RSF-18 ammanlry Servi.a RESIDENTIALMULTI-FAMILY Neighborhootl Servkes RMF. ii Neighborhood ConserreYan ii RM112 PLANNED ZONING DISTRICTS RM11a I♦ Commercial. li, a nal, Reside, t l ii RMF-sa INSTITUTIONAL �RMh- P-Subdivision C rr INDUSTRIAL I-1 Heavy Cemmercial and Light Industrial November 6 mittee ,2023 Item 1 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 34 of 36 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 35 of 36 LSD-2023-0018 (SWEET BAY AT KESSLER) Page 36 of 36