HomeMy WebLinkAbout238-24 RESOLUTION
Page 1
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Resolution: 238-24
File Number: 2024-468
SPECIALIZED REAL ESTATE GROUP (COST SHARE AGREEMENT):
A RESOLUTION TO APPROVE A COST SHARE AGREEMENT WITH SPECIALIZED REAL ESTATE GROUP
AS AGENT FOR OWNER, MARKHAM RESIDENTIAL OWNER, LLC IN THE AMOUNT OF $252,901.07 FOR
TRAIL IMPROVEMENTS ALONG THE WEST SIDE OF THE NORTH SANG AVENUE EXTENSION FROM
WEST HALSELL ROAD TO WEST MARKHAM ROAD, AND TO APPROVE A CONTINGENCY IN THE
AMOUNT OF $10,000.00
WHEREAS, in February 2021, the Planning Commission approved a Large-Scale Development at 2231 W. Markham
Road/Pratt Place Inn & Barn Additions; and
WHEREAS, per Ordinance 6096, a new street connection from Halsell Road to Markham Road is required to
accommodate the volumes of traffic associated with the development; and
WHEREAS, the new street extension will be constructed in accordance with the Master Street Plan Alternative
Residential Link Street section with curb and gutter and streetlights; and
WHEREAS, due to the high cost of constructing the street, it was determined that the developer would not be
responsible for the construction of sidewalk or trail; and
WHEREAS, in lieu of sidewalk construction, grading work will be performed to accommodate the construction of a
10-foot-wide shared-use paved trail; and
WHEREAS, it will be most cost-effective to include the construction of the trail in association with the construction of
the new roadway; and
WHEREAS, the developer has agreed to construct the section of 10-foot-wide concrete trail along the west side of the
extended portion of Sang Avenue from Halsell Road to Marham Road and has provided the trail construction costs in
the amount of $252,901.07.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby authorizes Mayor Jordan to sign a cost
share agreement with Specialized Real Estate Group as agent for owner, Markham Residential Owner, LLC in the
amount of $252,901.07 for trail improvements along the West side of the North Sang Avenue Extension from West
Halsell Road to West Markham Road, and further approves a project contingency in the amount of $10,000.00.
Resolution : 238-24
File Number: 2024-468
PASSED and APPROVED on September 17 , 2024
Approved: Attest:
Lio
Page2
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
CITY COUNCIL MEMO
2024-468
MEETING OF SEPTEMBER 17, 2024
TO: Mayor Jordan and City Council
THRU: Susan Norton, Chief of Staff
Chris Brown, Public Works Director
FROM: Matt Mihalevich, Active Transportation Manager
SUBJECT: 2024-468 - Cost Share with Specialized Real Estate Group for trail improvements
along Sang Avenue.
RECOMMENDATION:
Staff recommends approval of a cost share agreement with Specialized Real Estate Group as agent for owner,
Markham Residential Owner, LLC to pay $252,901.07 for trail improvements along the west side of the N.
Sang Avenue Extension from W. Halsell Rd. to W. Markham Rd. and approve contingency in the amount of
$10,000.00.
BACKGROUND:
In February 2021, the Planning Commission approved LSD 2020-000015: Large Scale Development (2231 W.
Markham Rd./Pratt Place Inn & Barn Additions, 481). Per Ordinance 6096, a new street connection from
Halsell Road to Markham Road is required to accommodate the volumes of traffic associated with the
development. The new street extension will be constructed in accordance with the Master Street Plan
Alternative Residential Link Street section with curb and gutter and streetlights. Due to the high cost of
constructing the street, it was determined that the developer would not be responsible for the construction of
sidewalk or trail. In lieu of sidewalk construction, grading work will be performed to accommodate the
construction of a 10-foot-wide shared-use paved trail. It will be most cost-effective to include the construction
of the trail in association with the construction of the new roadway.
The project is moving forward to construction and the developer has agreed to construct the section of 10-foot-
wide concrete trail along the west side of the extended portion of Sang Avenue from Halsell Road to Markham
Road. The developer has provided the trail construction cost from their contractor in the amount of
$252,901.07.
DISCUSSION:
The Active Transportation Plan shows a shared use paved trail to be constructed along the south side of
Markham Road from Razorback Road west and north along the new Sang Avenue Extension to Maple Street
and on west to I-49 where a future crossing of the interstate will connect this trail to Centennial Park and
Persimmon Street. To work toward completing this important trail connection over time, it is essential that the
portion of trail improvements are constructed as adjacent development occurs along the route. With this
proposed cost-share, a 10-foot wide shared-use paved trail will provide safe passage for trail users in pursuit of
the City’s goals to support users of all ages and all abilities.
BUDGET/STAFF IMPACT:
Mailing address:
113 W. Mountain Street
Fayetteville, AR 72701
www.fayetteville-ar.gov
This cost share in the amount of $252,901.07 plus $10,000 in contengency is funded by the Sales Tax Capital
Improvements Fund for Cost Shares.
ATTACHMENTS: SRF (#3), Cost Share Agreement - Sang Street Trail (#4), Exhibit A - Sang Ave. Ext. Trail
Plan (#5), Exhibit B - Sang Ave. Ext. Trail Cost Share Unit Prices (#6), Active Transportation Plan - Markham
Area (#7), LSD-2020-000015 PC Report - PC Approved (#8)
Page 1
City of Fayetteville, Arkansas
Legislation Text
113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
File #: 2024-468
2024-468 - Cost Share with Specialized Real Estate Group for trail improvements along Sang
Avenue.
A RESOLUTION TO APPROVE A COST SHARE AGREEMENT WITH SPECIALIZED REAL
ESTATE GROUP AS AGENT FOR OWNER, MARKHAM RESIDENTIAL OWNER, LLC IN THE
AMOUNT OF $252,901.07 FOR TRAIL IMPROVEMENTS ALONG THE WEST SIDE OF THE
NORTH SANG AVENUE EXTENSION FROM WEST HALSELL ROAD TO WEST MARKHAM
ROAD, AND TO APPROVE A CONTINGENCY IN THE AMOUNT OF $10,000.00
WHEREAS, in February 2021, the Planning Commission approved a Large-Scale Development at 2231
W. Markham Road/Pratt Place Inn & Barn Additions; and
WHEREAS, per Ordinance 6096, a new street connection from Halsell Road to Markham Road is
required to accommodate the volumes of traffic associated with the development; and
WHEREAS, the new street extension will be constructed in accordance with the Master Street Plan
Alternative Residential Link Street section with curb and gutter and streetlights; and
WHEREAS, due to the high cost of constructing the street, it was determined that the developer would
not be responsible for the construction of sidewalk or trail; and
WHEREAS, in lieu of sidewalk construction, grading work will be performed to accommodate the
construction of a 10-foot-wide shared-use paved trail; and
WHEREAS, it will be most cost-effective to include the construction of the trail in association with the
construction of the new roadway; and
WHEREAS, the developer has agreed to construct the section of 10-foot-wide concrete trail along the
west side of the extended portion of Sang Avenue from Halsell Road to Marham Road and has provided
the trail construction costs in the amount of $252,901.07.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby authorizes Mayor Jordan
to sign a cost share agreement with Specialized Real Estate Group as agent for owner, Markham
Residential Owner, LLC in the amount of $252,901.07 for trail improvements along the West side of the
North Sang Avenue Extension from West Halsell Road to West Markham Road, and further approves a
Resolution: 238-24
File Number: 2024-468
Page 2
project contingency in the amount of $10,000.00.
8/26/2024
Submitted Date
Yes
409,389.69$
262,901.07$
V20221130
Budgeted Item?
Does item have a direct cost?
Is a Budget Adjustment attached?
Total Amended Budget
Expenses (Actual+Encum)
Available Budget
Item Cost
Budget Adjustment
Remaining Budget
409,389.69$
-$
Yes
No -$
146,488.62$
02116.1
Project Number
Budget Impact:
Cost Share/ROW/Intersection/Street Calming
Fund
Improvements Street4470.800.8820-5809.00
Account Number
Project Title
City of Fayetteville Staff Review Form
2024-468
Item ID
9/17/2024
City Council Meeting Date - Agenda Item Only
Staff recommends approval of a cost share agreement with Specialized Real Estate Group as agent for owner,
Markham Residential Owner, LLC to pay $252,901.07 for trail improvements along the west side of the N. Sang
Avenue Extension from W. Halsell Rd. to W. Markham Rd. and approve contingency in the amount of $10,000.00.
N/A for Non-Agenda Item
Action Recommendation:
Submitted By
Matt Mihalevich ENGINEERING (621)
Division / Department
Comments:
Purchase Order Number:
Change Order Number:
Previous Ordinance or Resolution #6096
Approval Date:
Original Contract Number:
CONTRACTUAL AGREEMENT FOR
COST SHARE OF TRAIL IMPROVEMENT COSTS
This Agreement, made and entered into on this _28 th _ day of _August ___ _
2024 , by and between the City of Fayetteville, Arkansas ("City") and Specialized Real Estate
Group , Inc. as agent for owner, Markham Residential Owner, LLC (SREG"), witnesseth:
WHEREAS, SREG is constructing a new residential development at the west end of
Markham Road and will be extending N. Sang Avenue from W. Markham Road. to W. Halsell
Road .
WHEREAS, the Active Transportation Plan identifies a I 0-foot-wide trail be constructed
along N. Sang Avenue, and
WHEREAS, trail improvements, which exceed the rough proportionality of impact of the
development project are necessary to be included with the construction of the extension ofN. Sang
Avenue to comply with the Active Transportation Plan.
WHEREAS, SREG has committed to constructing a I 0-foot wide concrete trail according
to the City standard for trail construction along the west side of the N. Sang A venue. extension.
WHEREAS, the City of Fayetteville Engineering Division recommends the trail
improvements, which exceed the rough proportionality of impact from the development be funded
by means of a cost share.
NOW, THEREFORE, the City of Fayetteville, Arkansas and SREG agree as follows:
I. The City of Fayetteville, Arkansas agrees to:
A. Reimburse SREG for $252,901 .07 which represents the cost to install
approximately 924 linear feet of I 0-foot concrete trail according to the City trail
standard detail, including erosion control , demolition , excavation , 2 ' of select
fill with l foot overbuild on each side, 4" class 7 base with I foot overbuild on
each side, 4" concrete trail with fiber reinforcement , retaining wall with safety
railing, fine grading, sod mow strip, I ½" conduit with 12 " X 12 " pull box every
80 feet, as shown in Exhibit "A", attached .
B. Payments due to SREG shall be remitted within sixty (60) days after receipt of
valid invoices, and pending successful inspection and acceptance of the
completed work by the City of Fayetteville Engineering Division .
2. SREG agrees to:
A Provide the necessary and normal project management, inspection , and testing
as necessary to complete the work shown on Exhibit "A", in accordance with
the City of Fayetteville Minimum Street Standards, and City Standard Details,
Page I of 2
both of which are available at =ht=t "-'-'-""""'-'-'-'-'-=----=-=~==--=="--'-'--------"---='-'-""'=~~
Specs-Details
B. Provide a copy of the invoices from the Contractor upon completion and City
approval of the trail improvements described in Exhibit "A".
C. Pay for the trail improvements with a not to exceed reimbursement of
$252,901.07 of the cost by the City of Fayetteville.
D. Protect two large oak trees located just west of the west right of way line of
Sang Avenue at the west end of Halsell Road. In the event that a tree or trees
die due to construction activities within 3 years of construction completion,
SREG agrees to provide future compensation in the amount of $5,000.00 per
dead tree and removal of the tree to Charles & Phyllis Johnson, such amount
being liquidated damages for any and all claims related to the loss and removal
of such tree(s). This condition only applies to construction related impacts and
does not apply if the tree is damage due to other conditions such as lighting
strike, utility company impacts, being struck by something other than
construction-related machinery, or any other condition that is not the direct
result of the street and trail construction .
3. It is further understood that the contract for construction is between SREG and their
Contractor and that the City has no contractual obligation with either the Contractor
or any agent for SREG. The City's only obligation shall be to participate in a
contractual agreement with a not-to-exceed amount of$252,901.07 for the associated
trail improvements.
IN AGREEMENT WITH ALL THE TERMS AND CONDITIONS ABOVE, WE SIGN
BELOW
MARKHAM RESIDENTIAL
OWNER, LLC
By :
JEREMY
ATTEST:
By~
1;Vaurat: oi:ttJJ.
CITY OF FAYETTEVILLE
ARKANSA
ATTEST:
Page 2 of 2
Walking Trail
ITEM DESCRIPTION ESTIMATED QUANTITY UNIT UNIT PRICE TOTAL
6" Agg Base @10' Trail 192 TON 27.02$ 5,187.84$
Import Select Fill for Walking Trail (24" per COF TR5)890 TCY 25.12$ 22,351.22$
Walking Trail 9,240 SF 9.11$ 84,176.40$
Concrete Side Walk 320 SF 8.61$ 2,755.20$
Handicap Ramps 4 EA 1,113.93$ 4,455.72$
Truncated Domes 6 EA 303.80$ 1,822.80$
Remove Existing Sidewalk 1379 SF 1.46$ 2,013.34$
Subtotal 122,762.52$
Retaining Wall
ITEM DESCRIPTION ESTIMATED QUANTITY UNIT UNIT PRICE TOTAL
Retaining Wall 1 LS 88,901.00$ 88,901.00$
Retaining Wall Safety Rail 135 LF 65.00$ 8,775.00$
Remove 24" Block Wall 64 LF 23.43$ 1,499.52$
Subtotal 99,175.52$
Additional Conduit Installation
ITEM DESCRIPTION ESTIMATED QUANTITY UNIT UNIT PRICE TOTAL
1-1/2" PVC Conduit - Trenching/Excavation Included 900 LF 30.13$ 27,117.66$
12x12 Quazite Boxes 11 EA 349.58$ 3,845.37$
Subtotal 30,963.03$
TOTAL 252,901.07$
SANG AVE EXTENSION - TRAIL COSTS
Proposed Trail
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Future
Overpass
Existing
Shiloh Trail
Future Shiloh
Trail
Existing Trail
Markham Rd.
Active Transportation Plan Map
TO: Fayetteville Planning Commission
FROM: Jonathan Curth, Development Services Director
Josh Bocaccio, Staff Engineer
Melissa Evans, Urban Forester
MEETING: February 8, 2021
SUBJECT: LSD 2020-000015: Large Scale Development (2231 W. MARKHAM RD./PRATT
PLACE INN & BARN ADDITIONS, 481): Submitted by DCI, INC. for property
located at 2231 W. MARKHAM RD. The property is zoned CPZD, COMMERCIAL
ZONED PLANNING DISTRICT and contains approximately 6.80 acres. The
request is for an addition to the inn and event barn that includes 17 guest cabins,
12,000 square feet of commercial space, 5,000 square feet of event space, and
an additional 80 guest rooms with associated parking.
RECOMMENDATION:
Staff recommends approving LSD-2020-000015, with conditions.
RECOMMENDED MOTION:
“I move to approve LSD-2020-000015 determining:
• In favor of proposed street improvements;
• In favor of the requested alternative street section;
• In favor of a variance to block length requirements;
• In favor of a variance to parking lot design standards;
• And all other conditions as recommended by staff.”
BACKGROUND:
The subject property is located at the west end of Markham Road. This property and other parcels
along the north and south side of Markham are within the Pratt Place Inn Commercial Planned
Zoning District (C-PZD). Development on the site includes the historic Pratt home, several
cottages, a barn used for events, and accessory structures. In 2018, the C-PZD was amended to
reduce its land area but increase its intensity, allowing for up to 5,000 square feet of event space,
12,000 square feet of restaurant or commercial space, 80 hotel rooms, and 43 dwellings units. In
early 2019, a preliminary plat was approved for the detached, single-family element of the C-PZD
and construction is under way. Excluding areas under development, the site is wholly within the
Hillside-Hilltop Overlay District, with a mixture of areas under mature canopy and open pasture
or greenspace. Despite the HHOD designation, the subject property itself is fairly level, indicating
that application of the HHOD may be more related to soil, geology, and visibility rather than terrain.
Surrounding land use and zoning is depicted in Table 1.
Planning Commission
February 8, 2021
Agenda Item 8
LSD 20-000015 Pratt Place Inn & Barn
Page 1 of 57
Table 1:
Surrounding Land Use and Zoning
Direction Land Use Zoning
North Undeveloped RI-U, Residential Intermediate-Urban
South Undeveloped;
Water Tower & Communications Facilities
RI-U, Residential Intermediate-Urban;
RSF-4, Residential Single-family, 4 Units per Acre
West Undeveloped RI-U, Residential Intermediate-Urban
East Single-family Residential (Existing &
Under Construction)
Pratt Place C-PZD;
RSF-4, Residential Single-family, 4 Units per Acre
Proposal: The applicant requests large scale development approval to build-out the hospitality
elements of the approved Pratt Place C-PZD. This includes phased construction of short-term
rental cottages, an 80-room hotel, meeting space, and nonresidential uses totaling approximately
8,500-square feet. Phase I will include the main hospitality building, parking west of the water
tower, and associated stormwater infrastructure. The first phase will also include utility
connections, and the extension of Markham. The second portion of the hospitality building and its
parking will be in Phase Ia, the conference center in Phase Ib, and the rental cottages in Phase
Ic. Additionally, and as required under the C-PZD’s approval, a street connection is provided, with
Sang Avenue extended north to Halsell Road with Phase Ic. As a part of this proposal, the
applicant has submitted a request for two variances from the Unified Development Code and one
from the Master Street Plan as outlined below alongside staff’s recommendations:
• §166.08(E), Street Design and Access Management Standards, Block
Layout/Connectivity. For public streets of Residential Link classification,
intersections are required at an interval of no more than every 660 feet. The
application proposes extending Markham Road approximately 850 feet, which,
when considered with the project’s proposed extension of Sang Avenue to Halsell
and associated intersection, creates a block length of approximately 1,200 feet. In
their variance request, the applicant asserts that additional connections are
unfeasible due to terrain, a desire to limit development impacts on tree canopy,
obstructions posed by existing infrastructure and development, and the limited
likelihood that a connection will be continued to the north or south.
o Staff recommendation: Staff supports the request, acknowledging the
hardships represented by terrain and the potential that a street stub out is
extended. To the north of the subject property, slopes are heavily wooded
and range in severity, with some areas exceeding 30%. Beyond
environmental impacts and construction challenges, it is questionable
whether such a street could meet baseline standards for fire service. To
the south, terrain is not so much an issue as existing development.
Creating a road connection or accommodating it will necessitate bisecting
the existing coherent development and contending with a municipal water
tower and communications facility.
• §172.04(F), Parking and Loading, Hillside/Hilltop Overlay District. To reduce
grading and cuts in to sensitive hillsides, the parking lot design standards and
Hillside-Hilltop Overlay District (HHOD) require breaking up the size of parking
‘pads’, which are the discrete units of a parking lot, including spaces and drive
aisles. Given the level surface necessary for parking, significant cuts are often
needed for their construction in steep terrain, which can compromise slopes. The
applicant proposes two lots to exceed the maximum of 30 spaces, to allow 35 and
75. In their request, the applicant asserts that increasing pad size will, in fact,
reduce impacts due to the location.
Planning Commission
February 8, 2021
Agenda Item 8
LSD 20-000015 Pratt Place Inn & Barn
Page 2 of 57
o Staff recommendation: Staff supports the requested parking lot design
variance. In considering the proposal, staff determined that meeting the
letter of the ordinance would have the perhaps unintended impact of
removing more tree canopy and possibly shifting parking in to areas of
increasing slope. Despite the parking lot locations being designated as
HHOD, the chosen areas are relatively level. Consolidating spaces in to
two lots rather than four or more will reduce adverse impacts rather than
exacerbate them.
• Master Street Plan, Alternative Street Section. To reduce excessive land
disturbance and offer contextual street construction, the Alternative Residential
Link street section reduces right-of-way widths to a minimum of 33 feet and a
maximum requirement of 40 feet. The applicant proposes a variant to the
Alternative Residential Link street section. This varies as it passes through the
subject property, initially continuing Markham’s design under the City’s previous
Master Street Plan for the HHOD street section. That street’s design included
sidewalk at the back of curb and tightened utility placement to minimize grading.
As Markham enters the property, the applicant has proposed a divided roadway,
with 6-foot sidewalk to remain at the back-of-curb, each drive lane widening to
accommodate emergency vehicles and separated by a median to accommodate
existing trees. From there it reverts to the previous Master Street Plan’s HHOD
street section through the remainder of its path through the property.
o Staff recommendation: Staff supports the requested Master Street Plan
variance, finding that a continuation of the existing Markham Road street
design is appropriate to maintain the existing context and facilitate minimal
disturbance.
Adjacent Streets and Rights-of-Way: This property has direct access to two existing streets,
Markham Road and Sang Avenue, both of which are classified as Residential Links.
Right-of-Way to be Dedicated: Markham Road is proposed to extend westward from its terminus
and in to the property. Per the applicant’s request and as described above, this is intended to be
variable in width to maximize opportunities for preserving existing tree canopy and to serve as
traffic calming. Accordingly, right-of-way dedication will also be variable, while ensuring adequate
width for two-way traffic, emergency vehicles, and sidewalk. Additionally, Sang Avenue is to be
extended northward from its intersection with Markham, connecting Markham with Halsell Road.
Right-of-way dedication is proposed in the amount of 33 feet in observance of the area’s HHOD
designation and in accordance with the Alternative Residential Link street section.
Street Improvements:
Markham Road: As noted above, the applicant proposes a variation of the Alternative Residential
Link. This includes accommodation of sidewalk and two-way traffic, but with the potential for
median where tree preservation is prioritized. When adjacent, the two travel lanes will be nine-
foot wide with additional width in the gutter to accommodate Fire Department service. When
separated, the two lanes will not be less than 12-foot, with additional width provided in gutters
and/or header curbs. Staff recommends construction as proposed, with street trees where existing
canopy does not already address this requirement, and street lights installed with a maximum 300
feet separation.
Sang Avenue: Per Ordinance 6096, a new street connection is required to accommodate the
volumes of traffic associated with the development. This is proposed as an Alternative Residential
Link that connects North Sang Avenue between Markham and Halsell. Staff recommends that
Planning Commission
February 8, 2021
Agenda Item 8
LSD 20-000015 Pratt Place Inn & Barn
Page 3 of 57
sidewalk not be constructed at this time, with grading instead to accommodate the Active
Transportation Plan’s future 10-foot multi-use trail along the west side of the proposed street. Staff
does not recommend installation of street trees at the time of street construction to avoid their
damage or construction following later trail installation. Additionally, street lights shall be installed
at all intersections where not already present and spaced no more than 300 feet in-between.
Water and Sewer System: Public water and sewer lines are available to the site. The applicant
proposes to extend new lines, with mains along the extension of Markham Hill and in to the site
proper.
Tree Preservation:
Canopy minimum requirement: 30% (25% per PZD standards + 5% per the HHOD)
Existing canopy: 46.8%
Preserved canopy: 24.5%
Mitigation required: 37,053 square feet (170 2-inch caliper trees).
Parkland Dedication or Fees In-lieu: Not applicable for non-residential development.
Public Comment: Staff has received public comment in opposition to the request. Although
general comments were made regarding the project as a whole and its potential impact on the
landscape, environment, and existing neighborhood, the majority specifically opposed the
required street connection, which the applicant has proposed from Sang’s intersection with
Markham northward to Halsell. Comments are attached.
RECOMMENDATION: Staff recommends approval of LSD-2020-000015, with the following
conditions.
Conditions of Approval:
1. Planning Commission determination of street improvements. Staff recommends:
a. Markham Road: Construction of the proposed variant Alternative Residential Link
street section through the site to the western property extents. This is to include
sidewalk, streetlights, street trees where existing canopy is not present, and
adequate width for 2-way traffic and emergency services; and
b. Sang Avenue: Extend Sang Avenue northward from its current intersection with
Markham Road, in accordance with the Master Street Plan Alternative Residential
Link street section with curb and gutter, and streetlights. In-lieu of sidewalk
construction, staff recommends grading work be performed to accommodate
construction of the 10-foot multi-use trail indicated in the Active Transportation
Plan. Installation of street trees is deferred to developer or municipal construction
of the multi-use trail to avoid their damage during trail installation. Alternatively, the
applicant may petition the City Council to amend the conditions of Ordinance 6096
to remove the requirement for a street connection.
Subdivision Committee recommended in favor of street improvements, with
the exception of the trail grading proposed. This was not presented at
Subdivision Committee.
2. Planning Commission determination of a variance of Fayetteville Unified Development
Code §166.08(E), Street Design and Access Management Standards, Block
Layout/Connectivity, to allow a block length in excess of the permitted 660 linear feet. Staff
recommends approval of the requested variance for the reasons outlined above;
Planning Commission
February 8, 2021
Agenda Item 8
LSD 20-000015 Pratt Place Inn & Barn
Page 4 of 57
Subdivision Committee recommended in favor of the variance.
3. Subdivision Committee recommendation of a variance to the Master Street Plan
Alternative Residential Link street section, to allow variable right-of-way and sidewalk at
the back-of-curb. Staff recommends approval of the requested variance for the reasons
outlined above;
Subdivision Committee recommended in favor of the variance.
4. Phasing shall occur as indicated in the attached exhibit, with necessary utilities and access
accommodated for each phase under construction review;
5. Prior to building permit issuance for buildings 2A and 2B, the easement upon which these
structures encroach shall be vacated or the building footprints shall be moved;
6. Contact Drew Cook with the Recycling and Trash Division at acook@fayetteville-ar.gov
regarding the proposed dumpster enclosures, their dimensions, and access;
7. Conditions of approval from Engineering, Urban Forestry, and other staff are included in
the official conditions of approval, attached hereto. Additional redlines may be issued
separately for detail;
Standard conditions of approval:
8. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance;
9. 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,
AT&T, Ozarks, SWEPCO, and Cox Communications);
10. 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;
11. 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;
12. 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. Freestanding pole signs and electronic message boards
(direct lighting) are prohibited in the I-540 Design Overlay District;
13. Large scale development shall be valid for one calendar year;
14. Contact the City’s Emergency 911 Address Coordinator for addressing prior to building
permit. The coordinator has noted that any and all new structures will require addressing
action and that no existing addresses may be used;
Planning Commission
February 8, 2021
Agenda Item 8
LSD 20-000015 Pratt Place Inn & Barn
Page 5 of 57
15. 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
16. 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.
PLANNING COMMISSION ACTION: Required YES
Date: February 8, 2021 ❒ Tabled ❒ Approved ❒ Denied
Motion:
Second:
Vote:
Planning Commission
February 8, 2021
Agenda Item 8
LSD 20-000015 Pratt Place Inn & Barn
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