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HomeMy WebLinkAbout2008-04-14 MinutesPlanning Commission April 14, 2008 Page I of 21 MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on April 14, 2008 at 5:30 p.m. in Room 219, City Administration Building in Fayetteville, Arkansas. ACTION TAKEN MINUTES: March 24, 2008 Approved Page 4 CCP 08-2918: (STADIUM CENTRE COTTAGES, 557) Approved Page 4 VAC 08-2951: (SHOPPES AT WEDINGTON, 401) Forwarded Page 4 LSP 08-2950: (SHOPPES AT WEDINGTON, 401) Approved Page 4 CUP 08-2922: (LIGHT TOWER, LLC & VERIZON, 400) Tabled Page 5 RZN 08-2934: (NEWELL/MORTON, 404) Forwarded Page 6 ADM 08-2978: (SCAIFE, 100) Approved Page 7 LSP 08-2948: (DAVIDSON, 482) Approved Page 8 LSD 08-2903: (SHOPPES AT WEDINGTON, 401) Approved Page 9 CUP 08-2942: (NATURAL STATE HEALING ARTS, INC., 524) Approved Page 10 CUP 08-2944: (CARSON, 755) Approved Page 11 CUP 08-2955: (MONTEREY APARTMENTS, 483) Approved Page 12 CUP 08-2954: (PERSIMMON NURSING HOME, 477/478) Approved Planning Commission April 14, 2008 Page 2 of 21 Page 13 R-PZD 07-2793: (FOREST HILLS, 440) Denied Page 14 R-PZD 08-2915: (HILL PLACE, 561) Forwarded Page 17 VAC 08-2916: (HILL PLACE, 561) Forwarded Page 17 R-PZD 06-2170: (VILLAS AT STONEBRIDGE, 645/646) Tabled Page 20 A DVD copy of each Planning Commission meeting is available for viewing in the Fayetteville Planning Division. Planning Commission April 14, 2008 Page 3 of 21 MEMBERS PRESENT Lois Bryant Matthew Cabe James Graves Jeremy Kennedy Andy Lack Sean Trumbo Porter Winston STAFF PRESENT Jeremy Pate Andrew Garner Jesse Fulcher Data Sanders Glenn Newman/Engineering CITY ATTORNEY: David Whitaker MEMBERS ABSENT Jill Anthes Christine Myres STAFF ABSENT Planning Commission Chair Sean Trumbo called the meeting to order. Commissioner Trumbo requested for all cell phones to be turned off, and informed the audience that listening devices were available. He also introduced Jeremy Kennedy, the newest Planning Commissioner. Planning Commission April 14, 2008 Page 4 of 21 Consent.- Approval onsent. Approval of the minutes from the March 24, 2008 Planning Commission meeting. CCP 08-2918: Concurrent Plat (STADIUM CENTRE COTTAGES, 557): Submitted by H2 ENGINEERING, INC. for property located at LOTS 12-14 OF THE STADIUM CENTRE COTTAGES. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 2.45 acres. The request is to amend the approved R-PZD 06-2212 with a replat of Lots 12-14. Planner: Jesse Fulcher VAC 08-2951: Vacation (SHOPPES AT WEDINGTON, 401): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at N & W OF WEDINGTON AND SALEM ROAD, W OF THE BANK OF THE OZARKS. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 2.24 acres. The request is to vacate a 5,997 square feet of a utility easement within the subject property. Planner: Jesse Fulcher LSP 08-2950: Lot Split (SHOPPES AT WEDINGTON, 401): Submitted by MCCLELLAND CONSULTING ENGINERS for property located at LOT 2 OF ELDER APTS., N OF WEDINGTON DR. AND W OF SALEM DR. AND THE BANK OF THE OZARKS. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 3.40 acres. The request is to divide the subject property into two tracts of 2.24 and 1.16 acres. Planner: Jesse Fulcher Motion: Commissioner Graves made a motion to approve the consent agenda. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 5-0-2 (with Commissioners Lack and Trumbo recusing). Planning Commission April 14, 2008 Page 5 of 21 New Business: CUP 08-2922: Conditional Use Permit (VERIZON WIRELESS RUPPLE ROAD, 400): Submitted by TRACY WOODEN for property located at 1363 N. RUPPLE ROAD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1. 11 acres. The request is for a wireless communication tower. Bob Estes, representative for applicant, stated that the applicant requests the item be tabled indefinitely to pursue other options recommended by staff. No public comment was received. Motion: Commissioner Lack made a motion to table the request indefinitely. Commissioner Graves seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 6 of 21 RZN 08-2934: (NEWELL/MORTON, 404): Submitted by JAKE NEWELL & CLAY MORTON MNI, LLC for property located at 1141 HENDRIX. The property is zoned RSF-4, SINGLE FAMILY — 4 UNITS/ACRE and contains approximately 0.37 acres. The request is to rezone the subject property to RSF-8, Residential Single Family, 8 units per acre, subjectto a Bill of Assurance. Andrew Garner, Senior Planner, gave the staff report, describing the Bill of Assurance, which states a maximum of two principal residential structures will be permitted and limits building area to 35% of the lot area. The applicants did meet with the neighborhood in the past week, to discuss their plans, but the residents can speak for themselves on whether the meeting absolved those concerns. Based on the findings within the staff report, staff recommends forwarding the item to City Council with a recommendation of approval, along with the Bill of Assurance offered by the applicant. Jake Newell, applicant, stated that his goal is to provide quality infill. The current house is beyond remodeling. The rezoning would allow a lot split into two 57' wide lots. They have offered a Bill of Assurance limiting it to two single family homes, and 35% of the building area. He wants to assure that there will be a yard and provide for a quality development. No public comment was received. Commissioner Graves stated he has no issues with the request and agrees with staff's findings. Motion: Commissioner Graves made a motion to forward the request to City Council with a recommendation of approval, with the aforementioned Bill of Assurance. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 7 of 21 ADM 08-2978: Administrative Item (SCAIFE, 100): Submitted by KEVIN NALLEY/KINAX CONSTRUCTION for property located at 3826 MONTE VALLO MANOR (LOT 42 COPPER CREEK S/D). The request is for a variance from circle driveway separation requirements. Andrew Garner, Senior Planner, gave the staff report, recommending approval, finding the waiver would provide more greenspace than if the driveway went across the entire yard. Staff recommends approval, with conditions as listed in the staff report. Kevin Nalley, applicant, stated he represents the Scaifes ad that he met with Chuck Rutherford on site to request this variance. Commissioner Cabe asked if a single driveway would work on the property, instead of this variance. Jeremy Pate, Director of Current Planning, stated that a single drive could work, and explained that the intent of the new ordinance allowing a maximum of four vehicles in the driveway and a maximum of 40% of the front yard area as driveway that is now in effect is to provide greenspace in the front yard. This newer ordinance, in effect, addresses some of the intent of the driveway separation better than the driveway separation ordinance. Motion: Commissioner Lack made a motion to approve the request with conditions as listed in the staff report. Commissioner Graves seconded the motion. Upon roll call the motion was passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 8 of 21 LSP 08-2948: Lot Split (DAVIDSON, 482): Submitted by JOHN DAVIDSON for property located at 1614 SAWYER LANE. The property is zoned RSF-4, SINGLE FAMILY — 4 UNITS/ACRE and contains approximately 0.69 acres. The request is to divide the subject property into two tracts of 0.45 and 0.24 acres. Dara Sanders, Current Planner, gave the staff report, finding that the request meets all applicable regulations, and recommending approval of the request with all conditions listed in the staff report. Carter Clark, representative for the applicant, stated he requests approval. David Whitaker, Assistant City Attorney, at Commissioner Trumbo's request, explained that lot splits only have to meet technical requirements, and since it meets those requirements, it should be approved. No public comment was received. Commissioner Graves stated that since he had been advised by both Kit Williams and Mr. Whitaker that a lot split that meets all technical requirements must be approved, that this lot split must be approved. Commissioner Lack discussed neighborhood concerns cited at the Subdivision Committee meeting and stated that the neighborhood could get together to investigate changing the zoning, which ultimately controls those issues. Commissioner Cabe also discussed neighborhood concerns, but stated he will support the item. Motion: Commissioner Graves made a motion to approve the request. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 9 of 21 LSD 08-2903: Large Scale Development (SHOPPES AT WEDINGTON, 401): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located WEST OF THE SALEM ROAD AND WEDINGTON DRIVE INTERSECTION. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 2.24 acres. The request is for a 15,750 s.f. commercial/retail building with associated parking. Commissioner Lack recused from the item. Jesse Fulcher, Current Planner, gave the staff report, describing the project and surrounding property and access to tracts. Staff recommended approval of the request with conditions as listed in the staff report. Staff is now supportive of the curb cuts as shown on plans, based on newly received information. Jeremy Pate, Director of Current Planning, discussed the western curb -cut, and the separation from the adjacent development at Links at Fayetteville. Prior drawings all indicated the curb cut requested was approximately 100 feet closer than it actually is; based on this more accurate information, the proposed curb cut would be located 280 feet from the intersection, which staff feels is a safe distance away. Mike Morgan, applicant, stated he agrees with staff comments. No public comment was received. Commissioner Trumbo asked for any comments on Planning Commission determinations. Motion: Commissioner Graves made a motion to approve the request with conditions as listed in the staff report. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 6-0-1, with Commissioner Lack recusing. Planning Commission April 14, 2008 Page 10 of 21 CUP 08-2942: Conditional Use Permit (NATURAL STATE HEALING ARTS, INC., 524): Submitted by LISA FOGEL for property located at 534 HUNTSVILLE ROAD. The property is zoned RSF-8, SINGLE FAMILY — 8 UNITS/ACRE and contains approximately 1.46 acres. The request is for a home occupation for two in-home professional offices. Dara Sanders, Current Planner, gave the staff report, discussing the violation reported for a home occupation, and that this will help remedy that. Based on the findings within the staff report, staff is recommending approval of the request with conditions as listed in the staff report. Lisa Fogel, applicant, stated she has complied with the request to remove signage, and is in agreement with other conditions. No public comment was received. Motion: Commissioner Cabe made a motion to approve the request with conditions as listed in the staff report. Commissioner Bryant seconded the motion. Commissioner Graves asked staff if the hours of operation should be limited, and would rather see hours limited to 10 AM — 2 PM as proposed in the applicant's letter. Jeremy Pate, Director of Current Planning, stated that 7:30 AM — 5:30 PM is the standard requirement, and that staff did not recommend further limiting those hours. Fogel stated she would prefer to not be restricted further than the standard hours. Upon roll call the motion passed with a vote of 6-1-0, with Commissioner Graves voting no. Planning Commission April 14, 2008 Page 11 of 21 CUP 08-2944: Conditional Use Permit (CARSON, 755): Submitted by SANDY CARSON for property located at 3940 S. SALLY PLACE, S OF BAILEY DRIVE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 2.17 acres. The request is for an accessory structure with 50% greater floor area than the principal structure. Dara Sanders, Current Planner, gave the staff report, recommending approval with conditions, based on findings in the staff report. Sandy Carson, applicant, stated she is here to request approval. No public comment was received. Commissioner Winston asked if the Conditional Use Permit would go with the land. Jeremy Pate, Director of Current Planning, stated that all conditions carry with the land, regardless of ownership. He confirmed this request is not for a business, but for personal use only. Motion: Commissioner Lack made a motion to approve the request with conditions as listed in the staff report. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 12 of 21 CUP 08-2955: Conditional Use Permit (MONTEREY APARTMENTS, 483): Submitted by COMMUNITY BY DESIGN, LLC for property located at 615 W. LAFAYETTE STREET. The property is zoned RMF -40, MULTI -FAMILY -40 UNITS/ACRE and contains approximately 0.27 acres. The request is to allow a reduction in the number of on-site parking spaces below that required by Chapter 172. Dara Sanders, Current Planner, gave the staff report, describing the request for a reduction of one parking space, and a variance request for greenspace for ADA sidewalk and curb radius. Staff recommends approval with conditions as listed in the staff report. Brian Teague, applicant, stated he was in agreement with all conditions of approval. No public comment was received. Motion: Commissioner Graves made a motion to approve the request with conditions as listed in the staff report. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 13 of 21 CUP 08-2954: Conditional Use Permit (PERSIMMON NURSING HOME, 477/478): Submitted by JORGENSEN & ASSOCIATES for property located S AND E OF PERSIMMON AT 46TH AVENUE. The property is zoned RSF-4, SINGLE-FAMILY — 4 UNITS/ACRE and contains approximately 11. 18 acres. The request is for a nursing home on the subject property. Andrew Garner, Senior Planner, gave the staff report, describing the request, stating that the findings support the request, and recommending approval with conditions as listed in the staff report. Blake Jorgensen, applicant, stated he agrees with all conditions of approval. No public comment was received. Motion: Commissioner Lack made a motion to approve the request with conditions as listed in the staff report. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission April 14, 2008 Page 14 of 21 R-PZD 07-2793: Planned Zoning District (FOREST HILLS, 440): Submitted by MORRISON SHIPLEY ENGINEERS, INC. for property located at WEDINGTON DRIVE, S. OF SALEM ROAD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 82.39 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with a maximum 600 dwelling units and 206,102 s.f. of non-residential space. Jesse Fulcher, Current Planner, gave the staff report, discussing surrounding zoning, the project proposal for 600 dwellings and 200,000 s.f. of non-residential space on 80 acres. The proposed residential density is about 7 dwelling units per acre. Fulcher described streets, access, the development pattern, and form. He explained the six goals of City Plan 2025, and staff's finding for each. Based on the form of the development pattern, which is inconsistent with the City's adopted policies, staff recommended denial of the rezoning and land use request. John Alfred, applicant, stated he was the developer of the project, along with Wal-Mart. He passed out drawings showing the evolution of the project. Alfred stated he met with the Mayor on two occasions, and with staff to discuss this project. The building's elevations have changed over time. He discussed the project proposal in detail. The one area staff has had objections to is the commercial area. They have turned the front of Neighborhood Market. It is quite difficult to fit the 40,000 s.f. grocery store into this area, with the amount of parking they need. He stated he thinks they meet all the requirements of City Plan 2025 with the exception of the commercial area up front. He also wants to address the connection to Links Drive. He met with staff in summer of 2007 to discuss this project, and they indicated to develop the property as you see it. They do not own nor control property to access the Links, Ozarks Electric does. They will grant curb cut access to Ozark Electric to allow their customers access to it. We have approached this and made a lot of concessions. Neighborhood Market is going to have what they need to make this project economical. For this development to be successful, the Neighborhood Market needs to be a part of this commercial development. It will bring the traffic for ancillary businesses, as an anchor. Automobiles are a part of our culture and are not going to go away. The project does provide connectivity — a new connection to Salem and Persimmon, providing a new access to Wedington. They are extending Jewell from Betty Jo, another street through Villas area to the west. Laurie Smalling, Wal-Mart applicant representative, stated she is excited about being a part of Forest Hills, and they don't serve this area yet. She discussed various layouts for development of the store and parking. This will create about 100 jobs along with hundreds of thousands of tax dollars for the City. Commissioner Graves stated his law firm represents Wal-Mart in many instances, and did not realize that Wal-Mart would be a part of the applicant, and will need to recuse himself. Commissioner Lack informed the applicant that it takes five affirmative votes to proceed. He would like to extend the offer to table the item, if the applicant would like to see a more full Commission. Alfred stated he would like to proceed. Planning Commission April 14, 2008 Page 15 of 21 Public Comment: Todd Townshed, representative for Ozarks Electric, stated he was speaking on behalf of Forest Hills, and was in favor of their proposed access. Aaron Wirth, Cobblestone Homes, stated he was building homes in Mountain Ranch and was in favor of the project. Clinton Bennett, citizen, stated he was in favor of the project, which would add amenities to the area and be convenient to surrounding areas. Randy Thomas, citizen, stated he was in favor of the project, due to connectivity to surrounding neighborhoods. Steven Boyd, citizen, stated he was a homeowner on Betty Jo Dr. He notices a lot of fast traffic coming down Betty Jo through Persimmon Street. He would like to see the Jewell stub from Betty Jo not go through so traffic is funneled away. No additional public comment was received. Commissioner Kennedy asked why the applicant chose to pursue a PZD as opposed to a standard rezoning. Alfred stated that staff recommended a PZD application as opposed to a straight rezoning. Commissioner Kennedy asked about the conditions, if the project was approved. Jeremy Pate, Director of Current Planning, stated that mixed-use projects such as this, especially when they are more dense and intense, are usually processed through the Planned Zoning District process. This project could probably fit within the C-2, R -O, and multi -family zoning districts, but site plan concepts would not be reviewed for the project. He also described the conditions of approval as recommended by staff. Alfred stated he had reviewed all the conditions of approval, and agrees with them. The Planning Commission discussed the City Plan 2025 as it relates to the project. Commissioner Winston asked about the project, and what changes the applicant pursued to make it more in-line with the City Plan. Alfred stated he did incorporate some lofts/residential above the offices. Commissioner Winston stated he was in support of the project overall. He stated that the project has gotten better through the process, but it still seems young and could get better with some work. Planning Commission April 14, 2008 Page 16 of 21 Commissioner Cabe stated it was not the best, but not the worst project he has ever seen. His main issue is the segregation or separation of areas. There exists a serious lack of cohesion throughout the plan, and he cannot support it as proposed. Commissioner Lack stated that when he looks at the commercial part of the project and reviews parking, it is what is required. We will continue to struggle with the turning of buildings to streets and hiding of parking as we continue to implement the City Plan. He stated he likes the axis; he would like to see a mixture of housing types in the residential portion of the project. He agrees that the commercial probably could not go south of Jewell, but would like the Commission table the item to work on some possible solutions, if applicant would like to work on it. Alfred stated he has gone through many different redesigns and would prefer to stick with the plan they have proposed. Commissioner Bryant asked what can happen if the project does not go forward tonight. Pate stated the applicant can appeal, and described the appeal process. Commissioner Lack went through the Planning Commission determinations within the conditions of approval. Connecting streets a is a firm policy; the Jewell Road connection to Betty Jo may add traffic, but should reduce the drag strip effect by adding an intersection. Adding intersections may slow it down. To the west, connectivity seems adequate. Number 3, Master Street Plan amendment? He stated he was in concurrence with staff to realign the Master Street Plan, and the Salem Road connection will be a functioning and viable alternative. The connection to the Links is out of this developer's control. Motion: Commissioner Lack made a motion to forward the request to the City Council with the conditions as listed in the staff report, with a recommendation of approval. Commissioner Kennedy seconded the motion. Upon roll call the motion failed with a vote of 4-1-2, with Commissioner Cabe voting no, and Commissioners Graves and Trumbo recusing. Five affilrmative votes are needed to carry a rezoning request. Planning Commission April 14, 2008 Page 17 of 21 R-PZD 08-2915: Planned Zoning District (HILL PLACE, 561): Submitted by APPIAN CENTER FOR DESIGN for property located at THE SW CORNER OF THE 6TH STREET AND HILL AVENUE INTERSECTION. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT (ASPEN RIDGE) and contains approximately 27. 10 acres. The request is for zoning, land use, and large scale development approval for a Residential Planned Zoning District with 288 multi -family dwelling units, a community building and associated parking. VAC 08-2916: Vacation (HILL PLACE, 561): Submitted by APPIAN CENTER FOR DESIGN for property located at THE SW CORNER OF THE 6TH STREET AND HILL AVENUE INTERSECTION. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT (ASPEN RIDGE) and contains approximately 27. 10 acres. The request is to vacate various utility easements and right-of-ways within the subject property. Andrew Garner, Senior Planner, gave the staff report, discussing the site, previous development approvals, public concerns, and staff findings. Staff recommends that the project be forwarded to the full City Council with a recommendation of approval, with conditions as listed in the staff report. Garner discussed staff findings and recommendations for conditions, including waivers and Planning Commission determinations. He also discussed the vacation request VAC 08-2916, which is the area of utility easements and right-of-way proposed for vacation. Staff also recommends approval of the vacation request. Todd Jacobs, applicant, discussed at length the history of the site with Aspen Ridge, the neighborhood concerns voiced, the project elements that will remain, and those that will be added. Ryan Griffiths, applicant, stated he was speaking on behalf of Place Properties, gave a summary of their business and projects, and stated there was no connection to Aspen Ridge. Rebecca Shirley, applicant, discussed the operations and maintenance programs for project. Parents are required to sign the lease for students; a professional on-site manager is always available, in the club -house. The project will have a Community Assistance Program, similar to a University resident advisor program. This gives eyes and ears to the project. In other locations they also have an off-duty police officer, typically. Shirley described the amenities available to the residents. Their program leases by the bedroom. Austin Rowser, applicant, discussed the low -impact design and sustainable design elements, stating that in addition to four existing detention ponds, they are using rain gardens, bio-swales, and other methods to address stormwater that help recharge groundwater, help settle suspended solids, uptake nutrients and other urban pollutants. They have corrected some of the problems through this design. Public Comment: Robert Williams, citizen, states he lives at 957 S. Hill Ave. and has a lot vested in this community. He stated it is a true neighborhood. He stated that the meetings have been productive for the most part. They used to have a lot of wildlife in the area, but it is all gone now. He asked if the neighborhood has already been rezoned. Williams stated he applauds some of the things they are Planning Commission April 14, 2008 Page 18 of 21 trying to do. The biggest thing is that area has traditionally been single family residential. They went along with developers for townhouses, to have neighbors. This will have 1000 students, with noise, trash, and traffic; does this sound right? He understands that Rochier Heights is being developed as well. He would prefer more elderly development rather than students. Williams asked if anyone has done calculations on rainwater run-off from streets, sidewalks, covered parking and buildings. He also read a letter from Vicki Norvell, who is opposed to the project. Don Hoodenpyle, citizen, stated that the City said they were going to move the sewer line, and asked to know where it was being moved to. He doesn't understand how it was approved in the first place. H discussed a drain box and sewer/water installed that drain his property. He has been assured the City is going to correct the problems, but it was what he was told the last time. Aubrey Shepherd, citizen, stated that the site used to be a beautiful wetland, and wasn't in such poor condition before. He stated that the development displaced low-income housing. Shepherd asked why the private street needed to be private, when it has always been available to walk through. A street bridge replacing that bridge may be a good thing. If a street bridge is built, it would be appropriate as a trail. A bridge across the creek would require approval from the Corps of Engineers. They would not need an extra street connection. Regarding the project on Rochier, it is a strong point that the same engineers are looking at the same area. There are some major improvements; he stated he wished this plan would have been approved in 2005. Residents along 12`h Street were promised 12`h Street would not be opened. A trail would be the best thing. He asked David Whitaker to comment on the gift of land from Pinnacle, contingent upon not allowing the street to go through. Shepherd stated he is not speaking against or for the project. He hopes the progressive things they are proposing are allowed. Jeremy Pate, Director of Current Planning, discussed zoning in the area, stating that most of the area is RMF -24 or I-2, even though it is a single-family residential use, much like Walker Park. Many of the residents are probably not aware of this, as was the case in Walker Park. Glenn Newman, City Engineering, discussed drainage, and how calculations work for pervious and impervious surfaces. Garner stated there was much more greenspace for this development than a typical multi -family site, at 40% greenspace, where 15% is typically required. Newman stated that water could be discharged back into wetland without creating the erosion problem, this was something they would look at in detail with construction plans. Commissioner Graves asked if detention and storm drainage plans are for worst-case or the average. Newman discussed how charts/hydrography are used to establish the drainage control devices. In this area, designs utilize a 8.2 inch rainfall event in a 24 hour period, using the SES method. Commissioner Trumbo asked about the sewer line. Planning Commission April 14, 2008 Page 19 of 21 Newman stated that the applicant will replace the sewer line, which is currently impeding the flow of the creek. It will be reviewed in detail with the construction plans. Pate discussed private vs. public streets. Typical multi -family developments have private streets or parking lot drive aisles. He discussed the differences between providing public and private streets in this development, and the PZD ordinance requirements. With staff s review, the reduction in parking resulting from the public street would not be advisable, in this particular scenario. Commissioner Lack stated he applauds the neighbors' diligence and respect for the developers in working through these issues. The project has the potential to right a bunch of wrongs. Applicant has gone beyond what standard City ordinances would require. Ultimately, we have to make a decision on the project based on the information in front of us. For the public vs. private street, the applicant has proven to me that making it public would be a detriment such that they might not put in the bridge to provide cross -access. He feels the bridge is a big improvement to this plan. He stated he does like the connectivity with Brooks Avenue, but would like to hear from staff on the idea of the street/trail that was discussed. He also asked about the dedication of land to a wetland prairie by Pinnacle, with the condition that Brooks be a trail. David Whitaker, Assistant City Attorney, stated he cannot answer detailed questions about that because he just does not know. Pate stated it was the first he has heard about the Pinnacle deal. He discussed how staff, including the fire department, has reviewed this development with Brooks Avenue providing a street connection for both connectivity and emergency access. Staff would not feel comfortable advising the Planning Commission to remove the street without further discussion with the Fire Department to see if it is even possible. In addition, the additional street will help distribute traffic, instead of concentrating it to one intersection. Commissioner Graves stated that the bridge being built helps, and he agrees with Commissioner Lack about that. The traffic will tend to go to the north, based on the demographic of students. That said, he will be in support of the project. Commissioner Trumbo stated he was comfortable with staff recommendation on #2. He asked if there were comments on others. He asked staff about the decorative fence around the detention pond. Pate stated it was not a chain-link fence, but a typical decorative painted wrought -iron looking metal -type fence for surrounding the detention facility. Motion: Commissioner Lack made a motion to forward R-PZD 08-2915 to City Council in favor of all Planning Commission April 14, 2008 Page 20 of 21 conditions. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Motion: Commissioner Lack made a motion to forward VAC 08-2916 to City Council in favor of all conditions. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. R-PZD 06-2170: Planned Zoning District (VILLAS AT STONEBRIDGE, 645/646): Submitted by APPIAN CENTER FOR DESIGN for property located S OF HWY. 16E AND E OF GOFF FARM ROAD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 53.03 acres. The request is for zoning, land use and preliminary plat approval for a Planning Commission April 14, 2008 Page 21 of 21 Residential Planned Zoning District with a maximum of 354 dwelling units and 65,000 s.f. of non- residential space all with associated parking. Phase I development approval consists of 91 single family lots. Planner: Jesse Fulcher THE APPLICANT HAS REQUESTED THAT THIS ITEM BE TABLED TO THE APRIL 28TH, 2008 PLANNING COMMISSION MEETING. All business being concluded, the meeting was adjourned at 9:15 PM.