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HomeMy WebLinkAbout2008-08-25 - Agendas - Final ayve T"r ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday,August 25,2008, 5:30 p.m. Room 219,City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item—Chair B. Presentation of Staff Report C. Presentation of request—Applicant D. Public Comment E. Questions&Answer with Commission F. Action of Planning Commission(Discussion&Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak, representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you,go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief,to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2008 Planning Commissioners Sean Trumbo Lois Bryant Matthew Cabe James Graves Porter Winston Andy Lack Christine Myres Jeremy Kennedy Jill Anthes • Taeevle ARKANSAS The City of Fayetteville, Arkansas 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday,August 25,2008,5:30 p.m. Room 219, City Administration Building The following items will be considered: ConsentAjzenda: 1. Approval of the minutes from the August 11,2008 meeting. 2. ADM 08-3089: (CROSS KEYS II BOND WAIVER, 438): Submitted by JORGENSEN AND ASSOCIATES for property located SOUTH OF PERSIMMON, BETWEEN 46TH AVE. AND RUPPLE RD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 38.31 acres. The request is for a waiver of the sidewalk bond requirements in Chapter 158 of the Unified Development Code. Planner: Data Sanders Unfinished Business: 3. R-PZD 08-2898: (SOUTHPASS DEVELOPMENT,632): Submitted by APPIAN CENTER FOR DESIGN for property located WEST OF I-540 AND SOUTH OF HWY 62W AND NW OF CATO SPRINGS ROAD. The property is zoned R-A,RESIDENTIAL AGRICULTURAL and contains approximately 910.36 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with 809 single family lots,2,881 multi- family units,630 condominium lofts,344,000 square feet of non-residential space, 240 acres of preserved open space, and a 200+acre regional park. Planner: Andrew Gamer New Business: 4. CUP 08-3063: (PHYSICIAN'S SPECIALTY HOSPITAL,175): Submitted by CEI ENGINEERING ASSOCIATES,INC.for property located at 3873 NORTH PARKVIEW DRIVE. The property is zoned R-O, RESIDENTIAL OFFICE and contains approximately 2.96 acres. The request is for conditional use approval to expand the hospital use(Use Unit 4) in the R-O zoning district with 5 parking spaces below the required minimum for the hospital use. Planner: Data Sanders 5. ADM 08-3078: (PHYSICIAN'S SPECIALTY HOSPITAL, 175): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 3873 N. PARKVIEW DRIVE. The property is zoned R-O, RESIDENTIAL OFFICE and contains approximately 0.53 acres. The request is for a major modification to the approved two story addition by adding a 3rd floor. Planner: Dara Sanders 6. RZN 08-3065: (HEDGE,481): Submitted by RICHARD HEDGE for property located at 1201 E. HUNTSVILLE. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 1.0 acres. The request is to rezone the subject property to RMF-6,Residential Multi-family,6 units per acre. Planner:Andrew Gamer 7. CUP 08-3050: (SMITH COMMUNICATIONS/TOWNSHIP TOWER,291): Submitted by MIKE SMITH for property located at 1060 E. TOWNSHIP STREET. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 1.22 acres. The request is for construction of a new 150' telecommunications tower. Planner: Jesse Fulcher 8. CUP 08-3064: (WHEELER(SATURN DEALER PARKING),213): Submitted by JOAN M. WHEELER for property located at LOT 5 OF MAPLECREST ADDITION,N OF HAROLD ST AND W OF LEE. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.27 acres. The request is allow a parking lot in a residential zone that serves a use in a nonresidential zone. Planner: Jesse Fulcher 9. C-PZD 08-3062: (WESTSIDE STORAGE,400): Submitted by STEVE CLARK for property located at 1192 N RUPPLE ROAD. The property is zoned R-O,RESIDENTIAL OFFICE and contains approximately 0.77 acres. The request is to review a zoning and land use only application for an additional climate controlled storage building with an associated management office and an attached dwelling unit. Planner: Jesse Fulcher THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED UNTIL THE SEPT.22,2008 MEETING. All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments 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. Interpreters or TDD for hearing impaired are available for all public hearings;72 hour notice is required. For further information or to request an interpreter,please call 575-8330. 7aye PC Meeting of August 25, 2008 AfiKAN3A5 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Dara Sanders, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: August 19, 2008 ADM 08-3089: (CROSS KEYS II BOND WAIVER, 438): Submitted by JORGENSEN AND ASSOCIATES for property located SOUTH OF PERSIMMON, BETWEEN 46TH AVE. AND RUPPLE RD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 38.31 acres. The request is for a waiver of the sidewalk bond requirements in Chapter 158 of the Unified Development Code. Planner: Dara Sanders BACKGROUND Project Description: The subject property, Cross Keys Phase II Subdivision, contains approximately 38.31 acres, southeast of Persimmon and Broyles,west of Rupple Road, and is zoned RSF-4. Background: The Subdivision Committee approved a Final Plat for the Cross Keys II subdivision on March 16, 2006 for the creation of 17 single family lots (FPL 06-1932 Cross Keys II) on the subject property. The final plat was never recorded, and the applicant submitted a request to construct a new nursing home on a portion of the property. A conditional use permit for the nursing home was approved by the Planning Commission on April 14, 2008, and the associated large scale development for the nursing home (LSD 08-3023 Gardens at Persimmon) was approved at the July 3, 2008 Subdivision Committee meeting. Because the approved nursing home site is located within the 38.31-acre tract for Cross Keys II, the applicant requested to modify the Cross Keys II subdivision final plat(FPL 06-1932)to create a separate legal lot of record for the 11.18-acre nursing home site at the same time that the Large Scale Development was reviewed. The Subdivision Committee approved the applicant's request to modify the final plat on July 3, 2008, which resulted in the creation of Lots 1 through 5 of 14.24 acres, 11.18 acres (nursing home), 4.41 acres, 2.25 acres (detention pond), and 3.27 acres (detention pond), respectively. Chapter 158.01(A), Guarantees In Lieu Of Installed Improvements, requires that the applicant provide payment to the City an amount equal to 150% of the estimated cost of uncompleted improvements (sidewalk,landscaping,etc)prior to recordation of the final plat.Approval of the Cross Keys II Final Plat required construction of a 6-foot sidewalk in the amount of 3,530.22 linear feet. See Table 1 on the next page for a breakdown of the required sidewalks by lot. K.IReports120081PC Reporisll6-August 25WDM 08-3089(Crosskeys!]Bond Watver Request).doc August 25,2008 Planning Commission ADM 08-3089 Cross Keys II Bond Waiver Agenda Item 2 Page 1 of 6 Table 1:Breakdown of the Re uired Sidewalks by Lot Lot Sidewalks Required Allowable Deductions Guarantee Requirement 1 1,748.47 L.F. 600 L.F.(existing sidewalk 1,148.47 L.F. 2 1,038.77 L.F. 1,038.77 L.F. (per LSD 08-3023 None 3 742.96 L.F None 742.96 L.F. 4 None detention and None None 5 None detention and None None Total 3,530.22 Linear Feet -600 L.F. = 1,891.45 Linear Feet As 600 feet of sidewalk has already been constructed for an existing home located on Lot 1,and 1,038.77 feet of sidewalk are to be constructed for the Gardens at Persimmons nursing home, the applicant is required to construct or bond 1,891.45 linear feet of sidewalk for the remainder of the subdivision. The cost estimate for guaranteeing the required sidewalk construction is as follows: 1,891.45 LF x$18/LF x 150%_ $51,069.15 Additionally, the Planning Division has recently received an updated letter of credit for the required sidewalk construction associated with Cross Keys I,allowing the applicant to apply another$8,803.47 to the Cross Keys lI sidewalk requirement and leaving the remaining amount of $42,265.68 to be guaranteed. Request: The applicant has paid the$42,265.68 in lieu of sidewalk construction for Cross Keys II, and the final plat has been recorded.The applicant requests Planning Commission approval of a waiver from the bonding requirements of Chapter 158.01(A) for the required sidewalks to allow for sidewalk construction at the time of development for the remaining lots. DISCUSSION Staff supports the applicant's waiver request from the bonding requirements of Chapter 158.01(A)for the required sidewalks,finding that sidewalks are not necessary to be guaranteed at this time.Staff finds the request is appropriate as the remaining developable lots,Lots 1 and 3,are significant in size(14.24 and 4.41 acres, respectively) and will require future development requests, at which time sidewalk construction will be required. RECOMMENDATION Recommendation: Staff recommends approval of the request,with the following conditions: 1. All conditions of approval from the previously approved final plat remain in force. 2. Sidewalks for Lots 1 and 3 shall be constructed or guaranteed in accordance with Chapter 158 at the time of development. Planning Commission Action: ❑ Approved ❑ Tabled ❑ Denied Motion: Second: -Vote: Meeting Date: August 25,2008 K:IReports12008tPC Reportsi]6-August25WDM08-3089(Crosskeys HBond Watver Requestt).doc August 25,2008 Planning Commission ADM 08-3089 Cross Keys II Bond Waiver Agenda Item 2 Page 2 of 6 Z W .` ( Z 35VHd NOISIAI0905 SA3N SS08J - n a SStl • .n a °' S3itl[JO �d]NSSN3'J21Of 1 g 13 - _v 1 a .�n�° �� sF? 1---------- Volk --- ( s€€ az € i€ I I c x x l s z 4 €' a Y i I 5 $ x �k}€. d 8Y 1€ Y 1 xz, r I llr�y F,3 - _li" - Ca s\ 3& �o t e Y� € aY alai €x�l E.�'I' a .1 s it ra IFI a I ti € II € it - x _ a - r, a � s ! H s i`, lh wx 7 T I w e I j J S ' 1 S F 3 1 1 11 H i 3 Ye 3 Y 3 Y g s ��� R 4 55m ,. veaggaaeza,a .11 It t - _.. VIM2 I � e d rl ,i e a Ps z 'H - i gi € 6 I � pfc Y � 8t 1� thin,.s $ .II �• 8�•`§• ^� Y g f I I 5 I ryl € n I a 8 Jx ^\ € t I ( Ir I _ , �I �� ��7 E; •� i 10 ism 2 £ j I 8 y - •c ' � � I e lI �I I ,� ...t._ • s ` ? - 608 3- '€ Aye _ 41 nmgl Agenda Item 2 Page 3 W 6 Sloan Properties, Inc P.O. Box 9180 Fayetteville,AR 72703 Jeremy C. Pate,APA, ASLA Director of Current Planning City of Fayetteville Cross Keys Phase II Re: Sidewalks Jeremy, I am requesting to petition the Planning Commission for a wavier on the sidewalks for the final plat of Cross Keys Phase II. As you know,we have divided the land into large acreage lots instead of smaller residential lots. Lot#2 (11.18 acres)is now being developed into a nursing home. The remaining lots will probably be subdivided into something other than residential. Your support and Engineering's support on a wavier to allow the sidewalks to be built at the time the other large scale projects are approved would be appreciated. I would like this item to be placed on the next possible Planning Commission agenda. Thanks for you help, N '" J') / Charlie Sloan G; August 25,2008 Planning Commission ADM 08-3089 Cross Keys II Bond Waiver Agenda item 2 Page 4 of 6 ADM08-3089 CROSS KEYS PHASE 2 Close Up View 'yam c u.: c Cx �L 'x0 t:,A.'' � P iS � r a Overview August 25,2008 a'%.=... 0 225 450 900 1,350 1,800 Planning Commission Fe#DM 8-3089 Cross Keys II Bond Waiver Agenda Item 2 a,�nno8-3089 CROSS KEYS PHASE 2 One He View I moo,'-' on � �. � w '� I —I �+"*,- v � � � .tA It�ohc`H1�3=Y i 3'` r�•4+TykS>�. ��OI SF+1n 4. F2_ 1' � 12 � 4 P Cv Y �S I __I RSF1 9^tl 1 r4f 1 fi� 5 �a ��. FSF.„i RSF7 q�•q'�5 -'_— I Ab'k° �a y�ys .� �� ,lyst`r�*c SUBJECT PROPERTY i� -r ,�z,�r�, +Lh R y RSFb" t }� V 'uX SM S`lvyS'u2S�� I Q4 1 ��.v E c"cner_pwR '.. �4k X.x�Xv.,+X'' � �rvfix�•,.�'.i�' RSF 1 1 i SELLER- g,. 1 RSF-1 I i I tx, r� 11 Overview Legend Boundary Subject Property '—N.,Planning Area - ADM08-3089 0°O° Overlay District Outside City 0 0.25 0.5 1 Miles August 25,2008 ADM 08-3089 Cross Keys II Bond Waiver Agenda Item 2 Page 6 of 6 7ayeI Planning Commission Meeting ARKA.N SAS August 25, 200E THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: August 20, 2008 R-PZD 08-2898: (SOUTHPASS DEVELOPMENT, 632): Submitted by APPIAN CENTER FOR DESIGN for property located WEST OF I-540 AND SOUTH OF HWY 62W AND NW OF CATO SPRINGS ROAD. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately 910.36 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with 751 single family lots, 2,881 multi-family units, 630 condominium lofts, 344,000 square feet of non-residential space, 240 acres of preserved open space, and a 200+acre regional park. Planner: Andrew Garner Property Description and Setting: Size: 910 acres Zoning: Washington County/R-A if annexed Location: South of the City of Fayetteville at the intersection of Interstate 540 and Cato Springs Road(State Highway 265). Proximity: - 1 mile northeast to the University of Arkansas campus - 2 miles northeast to downtown Fayetteville - 1.25 mile north to 6th Street/I-540 - 1.5 mile to University of Arkansas Research and Technology Park - 1 mile south to Hwy 71B - 1-2 miles west to City of Farmington -2 miles south to Exit 58 (Greenland) Adjacent Master Street Plan Streets: Shiloh Drive (a collector street); State Highway 265/Cato Springs Road (a collector street); Judge Cummings Road and Kessler Mountain Roads (local streets) K:IReports120081PC Reportsll6-August 25R-PZD 08-2989(Sauthpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 1 of 74 Proposal: Master Development Plan of a Residential Planned Zoning District(R-PZD) TABLE 1 SOUTH PASS LAND USE TABLE PA= iOyIIN DENTE& v u PA1A:Commercial Core 10.90 175 16.06 112,000 10,275 PA16:Mixed Use 28.90 823 28.48 112,000 . 3,875 PA1C: Lofts 18.00 630 35.00 20,000 1,111 TOTALS 57.80 1,628 28.17 244,000 4,221 6.35% PA2A. Single Family 67 400 5.97 0 0 PA2B:Apartments 44.8 1,200 26.79 30,000 662 TOTALS 111.80 1,600 14.31 30,000 268 12.28% P43 fSSLERMOUt1lAlN $LUk PA3A:Single Family 104.16 103 1.00 0 0 PA313: Multi-Family 41.68 500 12.00 0 0 PA3C: Single Family 50.22 171 3.41 0 0 Cluster TOTALS 196 774 3.95 0 0 21.54% PA 4 PARKKNOLL PA4A:Single Family 18.30 77 4.21 0 0 PA4B: Multi-Family 17.60 183 10.40 10,000 568 TOTALS 36 260 7.22 10,000 279 PA-5. CIVIC AREA 21.30 0 0.00 30,000 1,408 TOTALS 21.30 0 0.00 30,000 1,408 2.34% PA61RLf5 4NQ OPENPG -- _. PA6A Regional Park 240.60 0 0.00 30,000 125 PA66: Open Space 246.90 0 0.00 0 0 TOTALS 487.50 0 0.00 30,000 62 53.55% JlOT�3€ 751 SF LOTS 2,881 MF UNITS 630 CONDO UNITS K:IReportsl20081PC Reportsll6-August 2518-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 2 of 74 Project Description: This project is designed to create anew urban center in a traditional mixed use town form in the flatter areas of the site adjacent to Cato Springs Road in the north, and clusters a variety of housing types over other areas of the site to avoid impacts to prominent hillsides, hilltops, and other environmental features. Central to the development is a new Community/Regional Park of over 200 acres of both passive and active recreation space, in addition to over 240 acres of preserved open space,together comprising 54%of the site area. This site layout and proposal would not be allowed under any standard zoning criteria, one of the purposes for which the Planned Zoning District ordinance was created: to promote and encourage projects that meet the adopted goals and policies of the city, yet do not fit the mold of current development or zoning requirements and to allow for surrounding property owners to see the project's product with the rezoning request, as opposed to a request for a blanket zoning district with few limitations. The proposed zoning criteria for each Planning Area are provided in duplicate in the project booklet and on the plats. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access and Connectivity: The primary entrances into the site are off of the extension of Shiloh Drive into the northeastern portion of the site and from Cato Springs Road along the eastern boundary of the property. Several streets are proposed directly off of Cato Springs Road (State Highway 265), and access into the southern portion of the site is provided off of Kessler Mountain Road (County Road 201). The internal street pattern in the Town Center and Crescent Park planning areas are based on a modified grid pattern. As the development moves west over the site, streets follow the topography and wind along the ridgelines and valleys connecting the various clusters of development. Street connectivity outside of the Town Center is on the whole low, however, due to existing constraints of topography and the cluster development pattern which preserves approximately 487 acres of parks and open space, approximately 54% of the entire site. However, pedestrian connectivity is excellent with a number of pedestrian and mountain biking trails that will traverse the entire 910-acre site connecting the clusters of development to the 200-acre regional park in the central portion of the site and the urban center in the northeast portion of the site. Additional street connections and stub-out points will be evaluated at the time of development for each planning area to ensure the SouthPass neighborhoods are well connected to other surrounding areas. Water& Sewer: Public water is adjacent to the site and a municipal water tank currently exists on the property. Sanitary sewer is not available to the site. Offsite improvements will be required to bring sewer to this site. Improvements to the existing sewer system may be required dependent upon the demand placed by the development. The capacity of the existing main may need to be studied at the time of development. K:IReportsl20081PC ReportsV 6-August 25tR-PZD 08-2989(Southpass).dw August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 3 of 74 Table 2 SouthPass Project Description Planning Description Area PAII: The most compact, dense, and intense planning area is the Town Center, located in the northeast Town corner of the site along the arterial street of Cato Springs Road and just southwest of the 1-540 Center intersection. The Town Center is based around a traditionally mixed use downtown form and features the center of commercial activity in the site. The design incorporates traditional town form design features including narrow streets, buildings close to the street, and wide urban sidewalks. There are several terminating vistas that will be focal points from the main thoroughfares. The Town Center provides non-residential amenities, restaurants, and shopping for residents in the immediate vicinity, and users of the adjacent 200+ acre regional park. The most urban and commercial area in the south transitions into a more mixed use area with non-residential uses at the street level and residences above. The topography in this area of the site rolls gently. PA2: The new extension of Shiloh Road defines the edge between Town Center and the Crescent Park Crescent neighborhood. Crescent Park starts ascending Kessler Mountain to the west of Town Center. This Park neighborhood fronts Shiloh Road with a number of multi-family buildings and row homes. Continuing west the neighborhood transitions to single family residential, then the density increases again with a number of multi-family buildings that front onto either public streets or shared green areas or courtyard. The center of Crescent Park contains a common destination for the pedestrian- shed in this neighborhood on a hilltop with wide vistas of Fayetteville and the surrounding countryside. A community meeting lace and large central green are located in the interior. PA3: This neighborhood is located along the ridgelines, knolls, and hilltops of Kessler Mountain in the Kessler western portion of the site. This area is isolated from the Town Center by topography and the new Mountain regional park. This neighborhood provides a variety of residential housing options from large rural Bluff lots on the hillside, to dense clusters of multi-family and single family lots. The layout of the development pattern incorporates the natural contours of the landform and the roads wind along the ridges and in and out of densely forested areas. This area of the site has a variety of topography changes and landforms and currently has a number of informal hiking and mountain biking trails that have been incorporated into the design. This trail system will provide, opportunities for all residents to connect from this neighborhood to the regional park down below the mountain. PA4: This neighborhood is located in the southeast portion of the site on a knoll adjacent to Cato Springs Park Road that is approximately 80 feet above the planned regional park adjacent to the north. This Knoll neighborhood provides a variety of detached and attached homes on small lots designed for adults 55 and older. Shared indoor and outdoor amenities will be provided in courtyards and in the larger multi-family buildings. PAS: This planning area is comprised of three distinct areas including a church located on a knoll in the Civic northern portion of the site, an elementary school in the central portion of the site, and the existing Areas water tank site. Both the school and church are set apart from the Town Center, taking in views. PA6: A primary feature of this planning area is the active sports park with soccer, baseball, softball, and Regional multi-purpose fields for various "pick-up" games. An area for tennis courts will be situated near Park and parking lots and playgrounds. The organized fields will have bleachers, concession stands, and Open restroom facilities. An amphitheatre is located along the park road for concerts and other events. Space New police and fire substations will also be within this planning area. The existing 33-acre landfill is located in this planning area and will be remediated and may be used for active recreation and forested area. Over 246 acres of this planning area is designated for open space and will serve as preservation areas for natural drainage systems, tree preservation areas, and natural buffers between SouthPass and surrounding rural-residential uses. An extensive trail system in this planning area provides non-vehicular linkages through the development. K.IReports120081PC Reportsll6-August 2518-PZD 08-2989(Southpass).do August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 4 of 74 Traffic Study Summary: Existing 2-way traffic at the site: 2,174 vpd Full build-out projected at the site: 40,508 vpd City-operations generated traffic (fire and police station,parks office,regional park): 2,410 vpd The provided traffic study recommends major improvements to Cato Springs Road to accommodate the additional traffic volumes anticipated by this development proposal. The proximity to I-540, however, alleviates much of the immediate concern, as it is assumed a great deal of traffic will utilize the interstate corridor traveling north and south of Fayetteville. In addition, options exist to travel into Fayetteville via Razorback Road, the northern extension of Cato Springs Road. Razorback Road leads directly to the University of Arkansas, and is a 5-lane section with a median in places. Shiloh Drive will also be required to be extended into this property to accommodate the traffic demand and provide another street connection into the more developed portion of the City. Staff anticipates Shiloh Drive will facilitate local trips to businesses such as Wal-Mart and Lowe's, among others, on 6a' Street. Interim improvements to the intersection of I-540 and 6t' Street are currently planned for 2010. As noted above, additional access to I-540 is available approximately 2 miles to the south, at the Greenland interchange, and Hwy 71 B can be accessed via Hammerschmidt Expressway or Cato Springs Road east of Razorback Road. Staff and the Planning Commission have requested a break-out of initial development phases and traffic generated from them, respectively, in order to determine the amount of improvements that would occur as those phases develop. The applicant has requested this.information from the traffic engineer, but it has not yet been received. Engineering staff has requested sufficient time to review the phased report; due to the fact that the report has not been received as of publication of this agenda, staff has recommended the item be tabled for two weeks to review the information that will be submitted. Public Comment: Staff has received several phone calls and letters from area residents inquiring about the nature of the project. Several comments have expressed concern with traffic impacts and development of the clustered lots west of the water tank site. Update: The applicant has updated plats and booklets to incorporate all recommended amendments and changes from the previous review. Some of the planning commissioners requested new booklets which have been provided. All commissioners were provided with a CD of the project. As requested, detailed information regarding the amount and type of residential units and non-residential square feet has been provided, in addition to a revised overall site plan. Additional information is also being obtained from the traffic study to better understand the timing of the need for Shiloh Drive to be extended and other major transportation improvements to occur as the various project phases develop. Because this information has not been received, and will need to be fully evaluated, staff has recommended the item be tabled. As requested at the previous Planning Commission meeting, a member from the City Parks and Recreation Division will be present at this Planning Commission meeting to give a presentation and answer questions. Recommendation: Staff recommends tabling R-PZD 08-2989 to the September 08, 2008 K.IReportsl20081PCReportsll6-August25tR-PZD 08-2989(Southpass).dm August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 5 of 74 Planning Commission meeting in order to continue dialogue regarding the timing of major transportation improvements in association with the phasing of the project. Issues for Discussion/Planning Commission Determination: 1. Planning Commission determination of compliance with adopted land use policies and goals including City Plan 2025 and the PZD ordinance.As discussed in the findings in this report and with conditions herein, staff finds that SouthPass is in compliance with the adopted land use policies and City Plan 2025. While the project is not considered an infill development (Goal #1), this site has been anticipated for a number of years in the City Plan 2025 as an area for greenfield development in the City Neighborhood pattern, and in staffs opinion does not contribute to sprawl, if developed as being proposed. This proposed development is preferred over a typical suburban sprawl development that segregates various residential types and isolates commercial development in an area only accessible by vehicle, while dividing up sensitive natural environments (hillsides, floodplain, tree canopy) into individual lots. This project maximizes environmental protection. integrates a mix- of residential housing types, and plans for the commercial development in a traditional downtown pattern. In addition the opportunity for a mixture of building types and uses within all of the planning areas has been provided. The property's location is well-suited for growth in the manner encouraged by City Plan 2025, with direct access to I-540 and State Highway 265, which leads into the University of Arkansas. It is also in close proximity to the University of Arkansas Research and Technology Park and numerous other amenities. The proposed land . use pattern is in a traditional town form, offering a variety of housing choices for residents and support services within walking distance, while preserving and enhancing the City's enduring green network with the addition of about 500 acres of greenspace into the City. 2. Planning Commission determination of architectural design standards, and overall compatibility and transition in the proposed development. Staff finds in favor of this determination. The building elevations of structures in this development are well-articulated and provide for a consistent and overriding theme throughout the development, which transitions well between the mixed use buildings/flats, commercial structures, townhouses; and single-family detached houses. The zoning criteria and elevations for the residential and non-residential structures requires buildings to front the street, and small building setbacks help create a streetscape and facilitate an overall compact and complete development. There is a wide variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site. " Commercial and residential design standards will be reviewed in detail at the time of development. Staff has recommended additional buffering in Condition No. 1 to decrease potential incompatibility. 3. Planning Commission determination of adequate connectivity. The primary entrances into the site are off of the extension of Shiloh Drive into the northeastern K.IReports120086-CReports176-August251R-PZD 08-2989(Southipass).dw August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 6 of 74 portion of the site and from Cato Springs Road along the eastern boundary of the property. Several streets are proposed directly off of Cato Springs Road (State Highway 265), and access into the southern portion of the site is provided off of Kessler Mountain Road (County Road 201). The internal street pattern in the Town Center and Crescent Park planning areas are based on a modified grid pattern. As the development spreads over the site, streets follow the topography and wind along the ridgelines and valleys connecting the various clusters of development. Street connectivity outside of the Town Center is on the whole low, however, due to existing constraints of topography and the cluster development pattern which preserves approximately 487 acres of parks and open space, over 53% of the entire site. However, pedestrian connectivity is excellent with a number of pedestrian and mountain biking trails that will traverse the entire 910-acre site connecting the clusters of development to the 200-acre regional park in the central portion of the site and the urban center in the northeast portion of the site. Staff generally recommends in favor of the access and connectivity as proposed with the understanding that additional street connections and stub-out points will be evaluated at the time of development for each planning area to ensure the SouthPass neighborhoods are well connected to other surrounding areas. 4. Street improvements. Detailed review for each phase of development will occur, as the development is considered by the Planning Commission. As with all conceptual PZDs, specific infrastructure improvements will be determined at that time. Typical improvements required by the Unified Development Code include sidewalks, street lights, turn lanes, curb, gutter and storm drainage, pavement widening and overlay where needed, and turn signals where needed. Unless specifically approved by the City Council as a cost-share agreement, the developer shall be responsible for all street improvements. After review of the traffic study submitted for SouthPass and the existing street conditions, the following street improvements will be necessary, at minimum,to facilitate development of the project: A. Cato Springs Road: 1. Fully actuated traffic signals, coordinated as part of a closed-loop traffic signal system, are warranted to be installed at the following intersections before completion of full build-out: a. Cato Springs Road and I-540 northbound on-ramp/Hwy 71 northbound ramps b. Cato Springs Road and 1-540 northbound off-ramp c. Cato Springs Road and I-540 southbound ramps d. Cato Springs Road and Public Street#4 (Shiloh extension) e. Cato Springs Road and Cummings Landfill Road 2. Timing of construction of the recommended signalization will depend upon phasing of the development; a warrant analysis may be required with development review, to determine the specific improvements necessary. 3. Cato Springs Road will be required to be widened to three and five lanes in some places, to accommodate the additional traffic volume. Improvements shall extend to east of the I-540 interchange, and will include widening K:IReports120081PCReportsll6-August251R-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 7 of 74 underneath the existing overpass. B. Shiloh Drive: Shiloh Drive shall be extended to and through the site to connect to Cato Springs Road. Timing of the construction of this street will depend upon phasing of the development and a determination of its necessity to ensure safe and efficient traffic circulation on surrounding streets and highways is maintained. C. Kessler Mountain Road: Kessler Mountain Road shall be improved to a Local Street standard, at minimum, to serve the development planned. Detailed improvements will be reviewed at the time of development. D. Judge Cummings Road: This street shall be improved to a minimum Local Street Standard, and may warrant additional improvements, to include turn lanes, depending upon the traffic projected to utilize the street. E. Assessments: No specific transportation improvement assessment districts occupy this area at this time. It is likely, however, that as development phases. are reviewed, assessments for larger improvements will be required on a pro- rata basis, to ensure funding is available once the improvement is necessary and that the cumulative impact of each phase is accounted for. F. Street stub-outs: As each phase and planning area is reviewed in detail, recommendations for street stub-outs to provide local street connectivity will be made, depending upon terrain, environmental features, and viability for future connections. G. Internal street design: Street layout, intersection alignment, lane width, curb radii, etc. will be evaluated once designed and submitted for development review. Several areas of concern have already been identified, such as the `angled' street intersection with Cato Springs Road. H. Updated traffic studies will be required as development phases are reviewed. Development of the property, in its various phases, may only be approved when appropriate infrastructure improvements have been planned or installed to accommodate the traffic volume at acceptable levels of service. Please refer to the overall PZD traffic study executive summary provided in the staff report for more information at this time. 5. Master Street Plan Amendment — Shiloh Drive: Shiloh Drive is identified on the Master Street Plan as a Collector Street providing a connection from Shiloh Drive to Cato Springs Road through the site. SouthPass proposes to extend Shiloh Drive into the site where it would transition into the urban street grid. Connections to Cato Springs Road from Shiloh Drive would be provided through the downtown street grid of the Town Center Planning Area, in multiple locations. Staff recommends in favor of the realignment given that Shiloh Drive is proposed to be extended to the site and that street connectivity to Cato Springs Road is provided in several locations. 6. Master Street Plan Amendment—Cato Springs Road: Due to the amount of traffic projected for the proposed development and regional park, staff recommends Cato Springs Road be reclassified to continue the Principal Arterial designation from the I- K[Reports00081PC Reports U6-August 2MR-PZD 08-2989(Southpass).doe August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 8 o 74 540 interchange south to the southern boundary of the Planning Area. Recommended street improvements include widening to a five-lane section in portions of the development, and this designation is more appropriate given the anticipated traffic volumes. 7. Right-of-way dedication: The applicant shall dedicate right-of-way in compliance with the adopted Master Street Plan for Cato Springs Road, Shiloh Road, Kessler Mountain Road, and Judge Cummings Road to be determined at the time of development. Right-of-way dedication for internal streets and alleys shall be required in compliance with the Master Street Plan to be determined at the time of development. 8. Variances: Variances from the requirements of the Unified Development Code relative to development regulations and Master Street Plan cross-section standards, such as curb return radii, street cross-sections, greenspace width, etc. can only be reviewed and recommendations made when the each area is fully designed for review. By this PZD approval, the City Council grants the Planning Commission the right to consider and approve variances from street design standards, Master Street Plan cross-sections interior to the project, and other variances that are provided for within the Unified Development Code under the purview of the Planning Commission. All decisions concerning these matters may be appealed by a member of the City Council. 9. Phasing: The project is subject to the 18 project phases over 20-25 years as described in detail in the project booklet. All permits required for development within these phases are required to be obtained within the specified timeframe. Extensions may be granted subject to approval in accordance with City ordinances. Changes in phasing shall require City Council approval. 10. Parks: SouthPass shall deed a minimum amount of 200 acres to the City for an onsite regional park prior to the Mayor signing the ordinance of approval for the annexation and PZD, and shall contribute $1,000,000.00 when the City is ready to award the first construction contract for the park, in accordance with the previously executed contract. Changes to or deviation from this contractual agreement shall be at the discretion of the City Council. In addition, all residential development on the site shall be required to meet the parkland dedication ordinance requirements through land dedication, money-in-lieu, or a combination thereof. 11. Parking: Parking is proposed in four forms: garage structures, underground parking decks, on-street, and surface parking lots. A. Parking garage structures and underground parking decks are proposed for the more intense commercial core areas and under many of the multi-family structures. All parking garage structures shall meet the requirements of Ch. 166.22 as if the project were located in the referenced zoning districts. B. On-street parking: Much of the parking for mixed use and residential areas is proposed to be on-street. For all multi family, non-residential and mixed-use X IReports120081PC Reports116-August 251R-PZD 08-2989(Southpass).doc " August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 9 of 74 structures, each on-street parking space provided along the project frontage of each respective building may count toward the total required parking for the development. C. Surface Parking: A majority of surface parking lots will be to the interior of the mixed-use and multi-family residential lots as shown on the submitted plans. All parking lots shall be located outside of any build-to line or zone, and where situated adjacent to a public right-of-way, shall be heavily screened with landscape walls or landscaping. D. Single Family lots: Most of the residences will be provided with private parking, either in alley-facing garages or driveways. 12. Water Tanks: As referenced in the contract between the City of Fayetteville and South Pass before final approval of these requests, deeds for the water tank site shall be received prior to the Mayor signing ordinances of approval, should the requests for annexation and Master Development Plan PZD be approved. 13. Tree Preservation and Landscaping: Tree preservation and landscape plans will be reviewed in detail of the time of development. A minimum of 25% tree canopy will be required in accordance with city ordinances; for areas within the HHOD, a minimum of 30% will be required. A vast portion of PA-613: Open Space, will be dedicated as off-site tree preservation, to preserve these sensitive areas as indicated on the PZD plats. Landscape plans will be required to be submitted at the time of development in compliance with ordinance included such requirements as street trees and parking lot landscaping. 14. Buffer: In order to reduce land use compatibility impacts, development on the perimeter of the SouthPass property lines directly adjacent to undeveloped property shall be subject to the following condition (this condition shall particularly apply to Planning Areas 3A-Kessler Mountain Bluff Single Family, 3C Kessler Mountain Bluff Single Family Cluster, and the northern portion of Planning Area 2A Crescent Park Single Family): a 50-foot building setback shall be provided off of all perimeter property lines, and placed in a tree preservation area or conservation easement; where such areas are not adequately vegetated, additional plantings of dense evergreen trees and shrubs shall be provided for a visual and aesthetic buffer at the time of development. This 50-foot buffer area shall be reviewed by the Planning Division and Urban Forester prior to development approval. Street connections and stub-outs are anticipated to cross these areas, at the time of development, to provide connectivity to adjoining properties. _15. Solid Waste: All trash enclosure locations and dimensions shall be fully reviewed and approved by the Solid Waste Division at the time of development. Where street cross-sections or curb return radii do not meet city standards, auto-turn or similar analyses shall be provided to determine if Solid Waste vehicles will be able to safely and efficiently access streets within the project boundary. 16. Public Service Improvements: New police and fire substations may be required on- K.tReportsl2008tPCReportsl]6-August251R-PZD 08-2989(Southpass).da '. August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 10 of 74 site in order to maintain adequate levels of service as the project develops. Impact fees for development on the property shall be contributed in accordance with City ordinances. 17. Development Review: All phases of the proposal shall be reviewed through the appropriate development review process (Large Scale Development, Preliminary/Final Plat, etc.), as determined by the Zoning & Development Administrator,prior to commencement of construction. 18. Architectural Standards: Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. All buildings shall be designed and constructed to front onto public rights-of-way. All non-residential buildings or mixed use buildings shall adhere to Commercial Design Standards and all multi-family buildings shall adhere to Urban Residential Design Standards. 19. View protection: Staff recommends that structures that will be located at higher elevations, such as along Kessler Mountain Bluff, that will be taking advantage of views from the site, be designed with materials, colors and rooflines that are muted. and will dissolve into the natural background as much as possible. The intent is to prevent egregious structures from reducing the natural beauty of the surrounding hillside. Where possible, the design of structures should take into account the height of the ridgeline and surrounding tree canopy, to reduce and mitigate the visual impact. 20. Impact Fees: All impact fees shall be paid in accordance with city ordinances. 21. Signage: Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for specific planning areas as designated in the zoning criteria. No pylon or pole signs shall be permitted on the property. 22. The definition of"family" in accordance with Ch. 151 of the UDC shall apply to the proposed PZD; Single family Planning Areas shall be treated as single-family residential districts, and all other planning areas shall be treated as all other zoning districts where residential uses are permitted. 23. All statements and commitments imposed on the City as discussed in the PZD booklet shall be not applicable. Neither the Planning Commission nor the applicant may bind this City Council or a future City Council to cost-share agreements with the PZD approval. A separate agreement or contract with the City Council is necessary in order to facilitate any cost-sharing measures. 24. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned K.IReports120081PCReports176August251R-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 11 of 74 Zoning District by the City Council shall also be binding. 25. Due to the very complex nature of this project, a detailed review of all aspects of the site and landscape plans in each phase of construction shall take place prior to issuance of building permits. Future development shall be consistent with the conceptual site plan and mix of uses as approved in the PZD. All development shall meet applicable zoning and development criteria at the time of development submittal, unless specifically waived or varied by the Planning Commission as part of the PZD approval. 26. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 27. Existing rights-of-way and utility easements that conflict with the proposed plans will have to be vacated at the time of development, and prior to issuance of building permits in those areas affected. Standard Conditions of Approval: 28. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks,SWEPCO, Cox Communications). 29. 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. 30. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 31. Street lights shall be installed adjacent to all public and private streets (not alleys), with a separation of no greater than 300 feet. 32. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut-sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. K.Weportsl2008tPCReportsl]6August25IR-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 - Page 12 of 74 Planning Commission Action: ❑ Approval ❑ Tabled ❑ Forwarded to C.C. Motion: Second: Vote: Meeting Date: Aueust 25,2008 Comments: The "Conditions o pprova listed in the report above are accelife-d-i—n-fo-fa-r—withoui exception by the entity requesting approval of this development item. Signature Date KlReports120081PC Reports116-August 2518-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 13 of 74 Findings associated with R-PZD 08-2989 (SouthPass) Sec. 166.06. Planned Zoning Districts (PZD). (E)Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: Staff finds the application to be in compliance with the Master Development Plan Planned Zoning District criteria and City Plan 2025 established by the City Council. The Future Land Use Map adopted as part of City Plan 2025 designated this site City Neighborhood and Civic and Private Open Space/Parks. City Neighborhoods are intended to have a wide range of residential building types, encourage complete, compact and connected neighborhoods, provide non-residential uses that are accessible for the-° convenience of individuals living in residential districts, encourage walkability as part of the street function, accommodate neighborhood shopping within walking distance of residential uses, or approximately one-quarter mile, and to encourage pedestrian-friendly, mixed use buildings through the use of transparent glass for commercial uses at street level and building entrances that address the street. Civic and Private Open Space/Park Areas are intended for permanently dedicated open space or parkland. This development is designed to provide a new growth area and regional park for the City of Fayetteville. Rather than a typical, sprawling subdivision the proposal relies upon a complete, compact and connected approach in the northern Town Center and Crescent Park neighborhoods, and a cluster development pattern in other areas of the site where sensitivity to environmental features is a high priority. The property's location is well- suited for growth, with direct access to I-540 and State Highway 265, which leads into the University of Arkansas. It is also in close proximity to the University of Arkansas Research and Technology Park and numerous other amenities. Rezoning this property to R-PZD 08- 2989 for a traditional town form and cluster development with a regional park and large amounts of open space is consistent with the City Neighborhood and Civic and Private Open Space/Park Area designations, and is also consistent with several of the six major goals of the City Plan 2025. The development proposes a maximum of 4,262 units, 344,000 square feet of non- residential space, a 241-acre regional park, and approximately 247 acres of preserved open space. The form of development is compact and clustered to preserve a large percentage of the site (54%) in either parks or open space, and preserve the numerous environmental resources onsite including scenic views, mountains, valleys, streams, and forest. The development has been sensitively designed to concentrate the most intense development in the flatter areas of the site in the northeast corner adjacent to an existing major roadway. This will allow the density of development to take advantage of future transit opportunities. K:IReports120081PC Reports II6-August251R-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 14 of 74 The remainder of the development occurs in clusters over the site taking advantage of flatter hilltops and valleys to provide a variety of residential housing types. The regional park in the central portion of the site will be easily accessible from all areas of the development. This development is different in form, use and density than all the surrounding agricultural and rural residential uses in the immediate area and would require substantial infrastructure and public service improvements. However, as previously stated the site is adjacent to on/off ramps of I-540, which provides convenient and efficient transportation for future residents, business and park visitors. For these reasons this site has been identified as a growth area for a number of years in the City's Future Land Use Plan. The most compact, dense, and intense planning area is the Town Center, located in the northeast corner of the site along the arterial street of Cato Springs Road and just southwest of the I-540 intersection. The Town Center is based around a traditionally mixed-use downtown form and features the center of commercial activity in the site. The design incorporates traditional town form design features including narrow streets, buildings close to the street, and wide urban sidewalks. To place the size of this portion of the development in context, the 58 acres comprising this area of the project is about the size of the area from Dickson Street south to Mountain, and College Avenue west to Locust Street. Moving west from the Town Center the intensity and density transitions to a variety of residential housing types in the Crescent Park Neighborhood, before transitioning into pockets of preserved open space along the Kessler Mountain ridgeline. To the south of Town Center is the regional park. This 200+ acre park encompasses a large flat area in the central portion of the site surrounded by steep hills in one area making a natural amphitheatre. The park is wrapped by clusters of residential development that wind around the slopes and ridges of Kessler Mountain, in a development pattern much like Mt. Sequoyah had developed over the years, with a greater variety of housing types. A majority of the residential development outside of the Town Center is relatively isolated from planned non-residential use. While staff would typically recommend a more mixed use and traditional development pattern throughout the entire site, the unique topography of this location is a constraint to that type of development pattern, and lends itself to a cluster development as proposed. The natural landforms isolate the site into small distinct pockets of developable land, and make a traditional grid street system and a complete mix of non-residential uses infeasible. However, provisions have been written into the proposed zoning code that would allow for various non-residential uses as a conditional use. These uses would not likely be proposed until the neighborhoods build out and have enough population in that particular cluster to support the use. For example, Planning Area 311- Kessler Mountain Bluff Multi-Family is a relatively isolated cluster of multi-family buildings (500 units, 12 units/acre) on top of the Kessler Mountain ridgeline. Specific mixed use buildings have not been designated at this time, however the zoning criteria allows Use Units 4 and 25 as a Conditional Use. This would allow for non-residential support services such as a day care facility, church, or office as a conditional use permit. In other primarily residential planning areas, revisions to the zoning documents have K.IReportsl20081PCReportsll6-August2512-PZD 08-2989(Soulhpass).do August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 15 of 74 incorporated a much wider variety of potential non-residential uses through the Conditional Use Permit process, including office, cultural/recreational facilities, eating places, and neighborhood shopping. The proposed project has been sensitively designed to respond equally to the primary goals of City Plan 2025 goals that encourage both a traditional mixed use development and assembling an enduring green network. Staff finds that the project is very different from the surrounding land uses and zoning in terms of use, density, intensity, and form. The surrounding property is largely undeveloped agricultural and rural-residential land. SouthPass will undoubtedly result in significant land use change and compatibility impacts to surrounding properties. The aesthetic character of the area will change from undeveloped farmland, mountains, and forest to a new urban area for Fayetteville. The noise and light from SouthPass regional park may impact the surrounding sparsely populated areas, and traffic from SouthPass will result an increase in traffic volume on surrounding underutilized roadways, particularly Cato Springs Road. However, the design incorporates 53% open space over the site which will help provide natural buffers to much of the immediate surrounding property. While the project is not considered an infill development (Goal #1), this site has been anticipated for a number of years in the City Plan 2025 as an area for greenfield development in the City Neighborhood pattern, and in staffs opinion does not contribute to sprawl, if developed as being proposed. The City Council took these land use considerations into account during the adoption of City Plan 2025 and the Future Land Use Plan. City Plan 2025 discusses that growth is inevitable and desirable, but that growth should be planned to maintain community character and livability while accommodating and benefiting the City as a whole. SouthPass meets the overall goals of City Plan 2025 adopted by City Council based upon direct input from its citizens in the public participation planning process. SouthPass will provide a major benefit by helping create a 200+acre public park, providing a variety of housing types and a new urban center for the existing and future citizens of the City. The proposed zoning criteria and master plan are binding to development of the property and ensure that quality growth occurs in this area. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions to process the application. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer and the City as this project is a public/private partnership including the development of a 200+ acre regional park. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the K.IRepor[s120081PCReportsll6-August251R-PZD 08-2989(Southpass).do August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 16 of 74 proposed development. Major improvements include the provision for a new police and fire station, a future elementary school, improvements to Cato Springs Road and the extension of Shiloh Road to the site. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow a mix of uses and density over the site. The proposed zoning criteria concentrates the density and intensity along the major thoroughfare, Cato Springs Road, and provides a transition and open space buffers to the existing undeveloped agricultural and rural- residential property adjacent to the entire site. As discussed in Finding No. 1, this traditional neighborhood and cluster development introduces a new City center and growth area of 4,262 residential units and 344,000 square feet of non-residential space in an undeveloped area. However the master plan has sensitively responded to existing landforms and incorporates a large amount of greenspace (53% of the site) to transition to surrounding properties. The major commercial area is adjacent to Cato Springs Road and the I-540 transportation corridor, and naturally buffered by steep topography and dense forests on Kessler Mountain to the west. The multi-family and single family cluster development west of the water tank site is adjacent to large lot rural residential land uses. In order to address land use compatibility issues a 50-foot building setback and vegetated buffer has been incorporated into the plans along the perimeter property lines. The park Knoll area will also require screening to achieve an environment compatible with surrounding land uses, though this area is separated by a public street. Also see discussion provided in Finding No. 1. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: As discussed in Finding No. 1, the development incorporates numerous environmental design features including many large trees and contiguous open space preservation areas, numerous existing mountain biking and hiking trails, and a layout and development pattern that follows the natural topography of the site. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The intended land uses, a mix of residential, commercial, and civic, would adversely impact the existing road network. Currently this development proposes several points of ingress and egress onto Cato Springs Road to the west, a new access point with the extension of Shiloh Drive to the site, and other points of ingress/egress onto Judge Cummings Road and Kessler Mountain Road to the south. With the incorporation of the recommended street improvements listed in the conditions of approval, staff finds that the proposed development would not overburden the existing road network. Cato Springs Road is an improved two-lane state highway with immediate access to on/off ramps at I-540 providing easy access to a major north-south transportation corridor. Improvements to KlReportst2008WCReportsll6-August251R-PZD 08-2989(Southpass).do August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 17 of 74 Cato Springs Road by the developer are needed to accommodate the project and the extension of Shiloh Drive will be required as the project develops. However, with these improvements and the project's location adjacent to an underutilized on/off ramps at I- 540, anticipated traffic impacts will not be significant, based on the results of the traffic study. Pertinent sections of the traffic study have been attached to this report; a full report is available, at the Commission's request. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. (B)Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to further the health, safety, amenity and welfare of the community. To these ends, all applications filed pursuant to this ordinance shall be reviewed in accordance with the same general review guidelines as those utilized for zoning and subdivision applications. FINDING: The proposed SouthPass PZD introduces a new urban center for Fayetteville in the midst of undeveloped or sparsely populated agricultural land uses. This is not unlike the development of the Rupple Road/Persimmon Street area over the past 8-10 years; however, the positive benefit the City gains from this greenfield development is that it is planned. This project is designed to create a new urban center in a traditional mixed use town form in the flatter areas of the site adjacent to Cato Springs Road in the north, and clusters a variety of housing types over other areas of the site to avoid impacts to prominent hillsides and hilltops. This development pattern is preferred over a typical suburban sprawl development that segregates various residential types and isolates commercial development in an area only accessible by vehicle, while dividing up sensitive natural environments (hillsides, floodplain, tree canopy) into individual lots. This project integrates a mix of residential housing types and plans for the commercial development in a traditional downtown pattern. As discussed in Findings No. 1 and No. 4 much of the edge K:IReportst2008WCReportsl]6-Augusl251R-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R,-PZD 08-2898 Southpass Development Agenda Item 3 Page 18 of 74 of the site is buffered by open space preserve areas, however, there are some areas where dense single family lots are adjacent to undeveloped rural-residential property resulting in land use compatibility issues. This compatibility impacts have been reduced by providing a 50-foot building setback/vegetated buffer along perimeter property lines. The architectural style of the development provides for well-articulated structures and a consistent and overriding theme. The variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site and accentuating the natural landforms and resources on the property. The mix of uses and relatively high density in certain areas encourages a balance of people able to live and work in the same area reducing daily vehicle trips that rely on the regional road network. A large amount of public space is proposed that will be a benefit to the community including a 200+ acre regional park, 240 acres of preserved open space with mountain biking and hiking trails, and a new urban center with a mix of commercial services. Significant trees have been incorporated into the design and the large preservation area will preserve large contiguous stands of native forest. This site contains as 33-acre landfill that will be remediated and potentially reused as part of the regional park. Across the country, many cities have begun reclaiming the space left by unused landfills for parks and open space, BMX tracks, trails and active/passive recreation. Circulation is compact and connected in flatter areas and follows the terrain with limited connections in steep areas of the site. Also see Staff Finding No. 1. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in §166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences,berms and plant material to be used. FINDING: A majority of the surface parking for the mixed use buildings and stand-alone commercial buildings will be internal and screened from the streets. Any large surface parking areas and mechanical and utility equipment facing the street will be screened in accordance with city ordinances at the time of development. Most of the perimeter of the SouthPass property is buffered in preserved open space areas that will provide appropriate screening between adjacent properties. As discussed in Findings No. 1 and No. 4 there are areas proposed in SouthPass with very small lot single family residences that are adjacent to undeveloped or sparsely populated rural-residential land uses. These areas have provided additional screening and landscaping and buffering to reduce land use compatibility impacts. Staff has recommended conditions of approval to address this issue. Landscape plans will be required at the time of development and will include trees along the frontages of all streets, both public and private. (3) Traffic circulation. The following traffic circulation guidelines shall apply: K:IReports120081PCReportsII6-August 2518-PZD 08-2989(Southpass).doc August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 19 of 74 (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The vehicular circulation system is comprised of a system of public streets and alleys as described earlier in this report accessing Cato Springs Road, Shiloh Drive, Kessler Mountain Road and Judge Cummings road. The 'dwellings face onto streets, and are generally accessed off of internal alleys,providing a hierarchy of circulation that encourage an efficient flow of traffic and a pedestrian friendly environment while minimizing impacts to sensitive landforms onsite. Internal streets follow a hierarchy, based on the context of use and anticipated traffic volume. See page 9 of the project booklet. Also see Staff Finding No. 6. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: Parking is proposed in four forms: garages, underground parking decks, on- street, and surface parking lots. Much of the parking for mixed use and residential areas is proposed to be on-street. Parking structures and underground parking decks are proposed for the more intense commercial core areas and under many of the multi-family structures. A majority of surface parking lots will be to the interior of the mixed-use and multi-family residential lots as shown on the submitted plans. Most of the residences will be provided with private parking, either in alley-facing garages or driveways. The applicant requests Planning Commission approval to allow for on-street parking to count towards the fulfillment of parking requirements for non-residential uses, which staff supports. In addition, all parking structures will be required to meet the location and/or screening K:IReportsL20081PC Reportsl16-Augwt 2518-PZD 08-2989(Southpass).doc - August 25,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 20 of 74