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HomeMy WebLinkAbout2003-02-10 - Agendas - Final AGENDA FOR A REGULAR MEETING OF THE PLANNING COMMISSION A meeting of the Fayetteville Planning Commission will be held Monday,February 10, 2003 at 5:30 p.m. in the City Administration Building, 113 West Mountain Street,Room 219,Fayetteville,Arkansas. Roll Call The following items will be considered: Approval of minutes from the January 27, 2002 meeting New Business: 1. LSD 02-30.00: Large Scale Development (Southern View Apartments, pp 519)was submitted by Jerry Kelso of Crafton, Tull &Associates on behalf of Lindsey Management for property located at the northeast corner of Futrall Drive and Old Farmington Road. The property is zoned RMF-18, Medium Density Multi-Family Residential and contains approximately 19.39 acres with 300 units proposed. 2. PPL 03-3.00: Preliminary Plat (Salem Meadows, pp 245)was submitted by Leonard Gabbard of Landtech Engineering, hic. on behalf of John Alford of Palmco Properties for property located on North Salem Road, north of Salem Village. The property is zoned R- 1, Low Density Residential and contains approximately 39.99 acres with 101 lots proposed. 3 PPL 03-4.00: Preliminary Plat(Regional Professional Park, pp 251) was submitted by Steve Clark of Clark Consulting on behalf of Investor's Realty, LLC for property located South of Appleby Road and North of Drake Street. The property is zoned R-O, Residential Office and contains approximately 17.388 acres with 12 lots proposed. 4. LSD 03-4.00: Large Scale Development(Fayetteville High School Indoor Sports Facility, pp 522)was submitted by Dave Jorgensen of Jorgensen&Associates on behalf of Fayetteville High School for property located at 908 S. California Blvd. The property is zoned P-1, Institutional and contains approximately 2.10 acres with a 24,500 square foot indoor sports facility proposed. 5. CUP 03-3.00: Conditional Use(Young,pp 610)was submitted by Chris Young for property located at 5635 E. Huntsville Road. The property is zoned C-1,Neighborhood Commercial and contains approximately 2.5 acres. The request is for a Plant Nursery (Use Unit 2) in a C-1 district. K.UGENDAIP0200312-10-03.DOC 6. CUP 03-4.00: Conditional Use (Wesley Foundation,pp 483)was submitted by Roger Boskus of Miller, Boskus, Lack Architects on behalf of Greg Taylor of the Wesley Foundation for property located at 730 W. Maple Street. The property is zoned R-3, High Density Residential and contains approximately 0.71 acres. The request is for a religious facility(Use Unit 4) in a R-3 district. A shared parking agreement for 145 spaces is also requested for this.project. 7. RZN 03-8.00: Rezoning(McKinney,pp 365)was submitted by Nathan McKinney for property located at 1631 Deane Street. The property is zoned R-1,Low Density Residential and contains approximately 1.9 acres. The request is to rezone to R-1.5, Moderate Density Residential. 8. RZN 03-9.00: Rezoning(Nichols,pp 557/558)was submitted by Richard L. Miller, Attorney, on behalf of Dodi Nichols for property located at 2800 Old Farmington Road. The property is zoned A-1,Agricultural and contains approximately 1.88 acres. The request is to rezone to R-1, Low Density Residential. 9. ADM 03-1.00: Administrative Item (PZD Ordinance) To amend the Unified Development Ordinance to allow Use Unit 13, Eating Places as an allowable use in a Residential Planned Zoning District. 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) 127 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 meetings. 72 hour notice is required.For further information or to request an interpreter,please call 575-8330. KA4GENDAW0200312-10-03.DHC ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item- Chairman B. Presentation of request-Applicant C. Public Comment D. Response by Applicant/Questions &Answer with Commission E. Action of Planning Commission(Discussion and vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item,raise your hand when the Chairman asks for public comment. He will do this after he has given Planning Commission members the opportunity to speak and before a final vote is taken. Public comment will only be permitted during this part of the hearing for each item. Once the Chairman recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chairman, who.is the presiding officer. He will direct them to the appropriate appointed official, staff member or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy,refrain from applauding or booing any speakers or actions of the Planning Commission. 2002 Planning Commissioners: Lorel Aviles —Chairman Bob Estes -Vice Chairman Lee Ward - Secretary Nancy Allen Don Bunch Sharon Hoover Alice Church Loren Shackelford Alan Ostner LSD 02-30.00 Page I PC Meeting of February 10,2003 FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS Southern View Apartments,LSD 113 W. Mountain St. Fayetteville,AR 72701 TO: Fayetteville Planning Commission Members THRU: Tim Conklin,City Planner,A.I.C.P. FROM: Sara Edwards,Associate Planner Matt Casey P.E., Staff Engineer DATE: February 6,2003 Project: LSD 02-30.00: Large Scale Development (Southern View Apartments, pp 519) was submitted by Jerry Kelso of Crafton, Tull, &Associates on behalf of Lindsey Management for the property located at the northeast corner of Futrall Drive and Old Farmington Road. The property is zoned RMF-18,Medium Density Multi-Family Residential and contains approximately 19.32 acres with 300 units proposed. Findings: Proposal: To construct 300 units (25 buildings, 8-2 bedroom units,4-1 bedroom units, 500 bedrooms) Parking: 514 parking spaces are provided Existing Development: none Surrounding Zoning: North: R-1, South: C-2, East: P-1, West: C-2 Surrounding Land Use: North: Vacant, South: Vacant, East: Fayetteville School District Shop building, West: University Shopping Center Right-of-way being dedicated.•None Street Improvements Proposed: Stone Street will be extended from the east through the development to connect with Futrall Drive. Adjacent Master Street Plan Streets: Futrall classified as a collector street. Adequate right-of- way already exists. Tree Preservation: Existing canopy: 12% Preserved canopy: 5 % Mitigation: 7% on-site Planning Commission February 10, 2003 LSD 02-30 Southern View Apt Page LI LSD 02-30.00 Page 2 Recommendation: Approval Subject to the Conditions Below Conditions of Approval: 1. Planning Commission determination of a waiver request from the requirement that all buildings be setback 100 feet from the 100 year flood elevation of the detention pond. The proposal is for a 35 foot setback(65 foot waiver). The buildings will be built two feet above the 100-year water surface elevation and an iron fence will be placed around the pond. 2. Lighting will be required to be a full cut off light utilizing sodium lighting fixtures. The lighting must be approved by staff prior to installation. 3. All signage shall be limited to that allowed under the sign ordinance in a multi family residential district. 4. The final landscape plan will be reviewed and approved by the Landscape Administrator and must include a mixture of hardwood and evergreen trees around the detention pond. 5. Dumpsters will be required to be screened with brick that matches the proposed buildings. 6. A sidewalk shall be extended along the cross access to the commercial property to the south. This is order to provide pedestrian access to the future commercial development. Standard Conditions of Approval: 7. 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) 8. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage,water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 9. Payment of parks fees in the amount of$112,500 (300 units @ $375) 10. Sidewalk construction in accordance with current standards to include a six foot sidewalk with a ten foot greenspace along Futrall and a six foot sidewalk with a five foot greenspace along Stone Street. 11. Large scale development shall be valid for one calendar year. Planning Commission February 10, 2003 LSD 02-30 Southern View Apt. Page 1.2 LSD 02-30.00 12. Prior to the issuance of a building permit the following is required.-" A) Grading and drainage permits b) Separate easement plat for this project that shall include the tree preservation area. c) Project Disk with all final revisions d) Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by§158.01 "Guarantees in Lieu of Installed Improvements"to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed,prior to the issuance of a Certificate of Occupancy e) Parks fees paid and/or deed recorded and copy received. Background: The project was reviewed at the November 13, 2002 Technical Plat Review and was brought back to the December 11, 2002 Technical Plat Review after layout changes. It was then reviewed at the January 2, 2003 Subdivision Committee Meeting. At the January 13, 2003 planning commission meeting, the development was tabled for further review of the Stone Street extension. The project was again reviewed at the January 30,2003 Subdivision Committee. Discussion at the Subdivision Committee meeting included tree mitigation, commercial design standards,the requested waiver and off-site street improvements. The Subdivision Committee forwarded the Large Scale Development to the full Planning Commission subject to all staff comments. Infrastructure: 1. Water: Extension of 8"water main is required. 2. Sanitary Sewer: Relocation of an existing sewer main is required. 3. Streets: The extension of Stone Street to connect with Futrall is required. 4. Grading and Drainage: A preliminary grading plan and drainage report have been submitted and reviewed for general compliance. A final review and approval will be necessary before construction can begin. PLANNING COMMISSION ACTION: yes Required Approved Denied Date: Comments: Planning Commission February 10, 2003 LSD 02-30 Southern View Apt. Page 1.3 LSD 02-30.00 Page 4 CITY COUNCIL ACTION: Required Approved Denied Date: The"CONDITIONS OF APPROVAL", beginning on page one of this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date Planning Commission February 10, 2003 LSD 02-30 Southern View Apt. Page 1.4 ��. s 4'', � �mn'�?Q � "h�� ��ns ,">�a j f�'�✓� L u, �� z,,i -r Ayr tv �m est•.-+..`. .. �s� � �j '>{4� ?��k����,'�he� t rty t' p t -3�,d qa t�Y�'r�T'•M...i ,;ht"'+xf 6:0+, ,'E ;s- e-. ,; p gy a ��� q"s'sr'� �4 r�ifr� 6 � p #�✓asz �` a �.3 a �( �7 s s . _ I t a e n irnmr-m, :.+ta.,ter., , .s._.'„ ,,,"5,.,.a3•= `` �a�,�xii, , NO rx:x' ��`.y '���ar � irx S � - qy,� �"`�c i `�� '� � } � f•# +3 ei , t mg r� .pari ���Iy�'° "•mr'" � � ��'�'i v��� ���.4�y�hf4r x tea' - u,� 1 1 ' 1 � ' - _ 1 1 1 1 1 • 1 1 1 t City of Fayetteville Tree Preservation Plan Review Form Project: Southern View Apartments Developer: Lindsey Development Location Address: NE Futrall and Engineer: Crafton Tull &Assoc. Old Farmington This form shall stand as a: OInitial Review/Letter of Confirmation ✓Recommendation to Planning Commission or City Council OFinal Administrative Determination* Submittal requirements met: ✓Initial Review ✓Site Analysis ✓Analysis Report ✓Tree Preservation Plan Comments: Canopy measurements: %Tree Canopy Required to be Preserved Total Area of Existing Tree Canopy: Land Use 20% ' Acres: 1.67 acres %To be Preserved RMF 18 Square Feet: 60,805 sf %of Total Site Area: 7.2% Total Area of Site: An additional 9653 sfofcano�v is in Acres: 19.39 Acres existing easement and will be preserved. Square Feet: 844.759 sf Existing Tree Canopy Preserved: Acres: Square Feet: 24,199 sf %of Total Site Area 2.9% 9653 sf in easement will be protected Mitigation/Off Site Alternatives Requested: ✓Yes ONo ✓On-Site Mitigation OOff-Site Preservation OOff--Site Forestation OTree Fund Tree Preservation Criteria Met: ✓Yes ONo (See back for criteria list and comments) Applicant's Plan: ✓Approved ODisapproved OConditionally Approved Clarify mitigation calculations stated on the tree preservation plan. r - Planning am i sion Sign : the Landscape Administrator, LSD 02-30 Southern View Apt. Page 1.7 Criteria used by Landscape Administrator to evaluate Tree Preservation Plan: L The desirability of preserving a tree or group of trees by reason of age,location,size or species. Comments During pre-site visits we delineated the high priority trees. The applicant has worked toward a design factoring the high priority trees Some have been lost due to city street requirements. 2. Whether the design incorporates the required Tree Preservation Priorities. Comments Yes 3. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. Comments Little environmental degradation will occur with current plan. 4. The impact of the reduction in tree cover on adjacent properties,the surrounding neighborhood and the property on which the tree or group of trees is located. Comments The site is generallyopen level and bu ered from adjacent land uses. Little impact will occur. 5. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. Comments Yes 6. Whether the size or shape of the lot reduces the flexibility of the design. Comments No 7. The general health and condition of the tree or group of trees,or the presence of any disease, injury or hazard. Comments Most of the trees in the open field of the site are damaged. diseased and structurallyof low priority, S. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. Comments Some of the nicest trees on site are to be a ected by street requirements. 9. The need to remove the tree or group of trees for the purpose of installing,repairing,replacing, or maintaining essential public utilities. Comments 10. Whether roads and utilities are designed in relation to the existing topography,and routed,where possible,to avoid damage to existing canopy. Comments In general yes city imposed requirements effect some trees due to the location of the road. 11. Construction requirements for On-Site and Off-Site Alternatives. Comments N/A 12. The effects of proposed On-Site Mitigation or Off-Site Alternatives. Comments Once mature the mitigation trees will provide more benefit to the area. 13. The effect other chapters of the UDO,and departmental regulations have on the development design. Comments Street requirements. 14. The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations. Comments N/A 15. The impact a substantial modification or rejection of the application would have on the Applicant. Comments Application recommended for approval *An appeal may be filed against a Final Administrative Determination in accordance with Chapter 155 of the Unified Development Ordinance. City Landscape Administrator determinations/decisions may be appealed by any person aggrieved to the Planning Commission within 10 business days. Recommendations go straight to Planning Commission,thus no formal appeal is necessary for recommendations. Planning Commission February 10, 2003 LSD 02-30 Southern View Apt. Page 1.8 City of Fayetteville Tree Mitigation Form Project: Southern View Apartments Developer: Lindsey Management Location Address: NE Futrall and Engineer: Crafton Tull&Associates Old Farmington Rd It is required that this form be submitted concurrently with the Tree Preservation Plan if mitigation of any kind is sought. Canopy measurements: %Tree Canopy: Total Area of Existing Tree Canopy: Required to be Preserved 20% Acres: Square Feet: 60.805 Total Area of Site: (an additional 9,653 sf in existing easement) Acres: 19.39 acres %of Total Site Area: 7.2% Square Feet: 844,759 Existing Tree Canopy Preserved: Amount of Preservation Requirement Requested for Acres: 0.63 Mitigation: Square Feet: 24.199 sf Acres: 0.8 %of Total Site Area 2.9% Square Feet: 36,606 %of Total Site: 4.3% Type of Mitigation Pursued: 6/On Site Mitigation OOff Site Preservation OOff Site Forestation OTree Fund List Mitigation Species, Caliper, and Quantity of trees to be planted in the space below. Refer to table and on back for figuring quantity and calf er sizes. Species Caliper Qty. Loblolly Pine T3 15 Bald Cypress 2" 20 Pin Oak 2" 35 Red Maple 2" 20 RedBud 2" 1 40 Amount proposed to be deposited in the City of Fayetteville Tree Fund: Mitigation Propos ✓A proved ODisapproved PlaaningCo ssion Si ,the Landscape Administrator, F t�at>t13 LSD 02-30 Southern View Apt. Page 1.9 I Tree Mitigation Base Density/Off Site Alternatives When preservation cannot be accomplished and existing canopy is to be removed below minimum canopy requirements,mitigation is required. Before any Mitigation/Off-Site Alternatives are carried out,approval must be granted by the Landscape Administrator. When mitigation is an issue a mitigation form,available from the Landscape Administrator,detailing all proposed actions should be submitted with the Tree Preservation Plan. Mitigation and reforestation densities,preferred species,spacing, and amounts are determined by the tables below. Existing High Priority Existing Mid-Level Existing Low Priority Canopy Proposed For Priority Canopy Canopy Proposed For Removal Proposed For Removal Removal Caliper of Required# of Density Required#of trees Density Required#of trees Density Replacement trees per acre Factor per acre removed Factor per acre removed Factor Tree removed 2" 200 218sf 150 290sf 100 436sf 11/2" 230 190sf 173 252sf 115 380sf 1" 250 175sf 188 232sf 125 350sf *The Density Factor is a ratio of canopy removed to number of trees replaced Here are the 5 simple steps on how to calculate the size and number of trees needed for mitigation L Establish how many acres/square feet of canopy is proposed to be removed on site that falls below the minimum canopy requirement 36,606 sf 2. Establish the Priority type of the canopy proposed to be removed. High— 16,937 Mid—5068 Low 14,601 3. Select what caliper of mitigation trees are going to be used. Note: Contact Nurseries to confirm caliper availability in the species desired 2" Caliper 4. Refer to the table and find Density Factor that correlates with Canopy type removed and caliper size proposed for replacement. 5. Take Density Factor and divide by the square feet of canopy removed to get.number of mitigation trees needed. 16,937/218=73 trees 5,068/290=17.5 trees 14,601/436 33.5 trees 6. On-Site Mitigation is preferred over Off-Site Alternatives. Show the location and species of mitigation trees on the tree preservation plans and submit the Mitigation/Off-Site Alternatives form at time of submittal Planning Commission 124 trees—subtract 20% for on site=99 trees February 10, 2003 LSD 02-30 Southern View Apt. Page 1.10 City of Fayetteville Landscape Review Form Project: Southern View Apartments Developer: Lindsey Management Location Address:NE of Futrall and Old Engineer: Crafton Tull&Assoc. Farmington This project falls under the requirements of: ✓Off Street Parking Lot -Landscaping ✓Commercial Design Standards-Landscaping ❑Buffers between zones -Landscaping/Fence Landscape Plan Requirements: This information may be included with the site plan. A Preliminary Landscape Plan is requiredfor Planning Commission review and the Final Landscape Plan is required prior to issuance of the Building Permit. Off Street Parking Lot -Landscaping Preliminary Final ✓ ❑ Landscape protection-wheel stops or curb ❑ ❑ Irrigation- automatic or hose bibs located 100' O.C. ✓ ❑ Landscaping beds -must be in beds with edging indicated. ❑ Type (species) of trees and shrubs must be indicated on plans. ✓ ❑ Size of plants at installation ❑ ❑ Interior Landscaping-must be 4' into the limits of the parking lot Tree lawn- 10'min. width 1 tree per 15 spaces Tree Island-min. 8' width, 17'. length 1 tree per 12 spaces Tree Pit- 6" by 6" min. 1 tree per 10 spaces ✓ ❑ Exterior-Along R.O.W. 15' adjacent to R.O.W exclusive for landscaping 1 tree per 30 L.F. Continuos planting of shrubs and ground cover/50% evergreen ❑ Exterior- Side and Rear 5'between property and parking lot to be left for landscaping. ❑ Soil Amendments-Notes must include that soil is amended and sod removed. ❑ Mulching-note must indicate mulching around trees and within landscape beds. ❑ Planting details per City of Fayetteville Landscape Manual Commercial Design Standards-Landscaping ✓ ❑ 15'wide landscape strip required along Right-of-way ✓ ❑ Trees required at 30' spacing along street R.O.W. Overlay District-Landscape Requirements ✓ ❑ 25' landscape buffer required along street R.O.W. ✓ ❑ Trees required at 30 spacing along street R.O.W., ✓ ❑ 25%of the project is required to be left as landscaped/open space. Applicant's Plan: OApproved ODisapproved ✓Conditionally Approved Conditions for Approval:An additional parking lot island is required to the west ofBldg 9. The exact location oftrees and shrubs along the banks of the detention pond shall remain flexible to avoid interference with the outfall structure oche pond and the existing water line adiacent to Shiloh. t Planning om s ion Sim ,the Landscape Administrator, dar, =7 LSD 02-30 Southern View Apt. Page 1.11 LSD02-30.00 SOUTHERN VIEW APARTMENTS Close Up View °° ° . O 0° O 0 ° c 0 F 0 F o 0 0 0 0 ? `SUBJECT PROPERTY P , 2 E o° l2-8 FJ 0 — 5 O W p 0 O � ❑h:. °00 k O � O 0 oP o °o 0 C.P 0zea o0 0 1- R? °0000 "7 °° QD ©�© �P Eq a °� ED O 0 0 °a ^=z= Overview Legend ..r� T Planning Area jSubject Property Boundary Master Street Plan i'.L4 � Y LSD02-30.00 Freeway/Expressway px Planning o00 I°U. Overlay District Principal Arterial Streets .j t. (City Limits Minor Arterial existing L__ i%,Collector - P anning Commission Planned--: �` Outside City 0*0,, HistoricCollector February 10, 2003 S] 0 175 350 . 700 1,050 LS1,��3 Southern View Apt. Feet Page 1.12 . -_.���`ism -- ----• :: - �� :: rji�'tii - - ... � ,i ,,,1,1i1„ ..� . • '�� f�lll C.nnoom.111�� ��.=f� nmunm I � ■ui. ���,If1111I ���; �� .►11111;._ ••'•. - -•- - �i _.�':.!!::I�:,--,fes IIIIIII� I=- ...................—•--i 111111U�Illllmllp Illlllf. \ —;�. !�Illlllllllp IIIIII \ pIIII Umt I�■ mol �� '•. �� I��111111� �1\® I. � I....I" 111111'■ II -� �,,,�IIIIII IIIIIIIIIIIIIII n� �qJ��� � -® ��,rnrri moil �• —� =mom !� �'� I=uranin ®���\ / ■I ,— !� � '� IImo/ Planning Commission February 10, 2003 LSD 02-30 Southern View Apt. Page 1.14 PPL 03-03.00 Page I PC Meeting of February 10,2003 FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS Salem Meadows,PPL 113 W. Mountain St Fayetteville,AR 72701 TO: Fayetteville Planning Commission Members THRU: Tim Conklin,City Planner,A.I.C.P. FROM: Sara Edwards,Associate Planner Matt Casey P.E. Staff Engineer DATE: February 6,2003 Project: PPL 03-3.00: Preliminary Plat (Salem Meadows, pp 245)was submitted by Leonard Gabbard of Landtech Engineering,Inc. on behalf of John Alford of Palmco Properties for property located on North Salem Road, north of Salem Village. The property is zoned R-1, Low Density Residential and contains approximately 39.99 acres with 101 lots proposed. Findings: Proposal: The property is zoned R-1, Low Density Residential and contains 39.99 acres with 101 lots proposed. Surrounding Zoning: South: R-1 East: P-I West: County North: County Surrounding Land Use: South: Salem Village Single-family East: Fayetteville Public Schools West: Agriculture North: Agriculture. Water: An 8 inch water line is available along Salem Road. Sewer: An 8 inch sewer line is accessible at the Southeast of the site along Salem Road. Right-of-way being dedicated: 30 feet of Right-of-Way is being dedicated along Salem Road and 45 feet along Rupple Road. Adjacent Master Street Plan Streets: Rupple Road is located to the west of the site and is a Minor Arterial. Salem Road is a collector located to the east of the site. Planning Commission February 10, 2003 PPL03-3 Salem Meadows Page 2.1 PPL 03-03.00 Page 2 Recommendation: Approval Subject to the Conditions Below Conditions of Approval: 1. Access will be limited from Salem and Rupple. A note will be required on the final plat to this effect. 2. Maintenance of wetland area and common space must be provided for in covenants. The parkland shall be excluded from all restrictive covenants. 3. Planning Commission determination of offsite street improvements to Salem Road. Staff is recommending Salem Road widening to include curb &gutter, storm drain and pavement a minimum of 14 feet from center line. 4. Planning Commission determination of an off-site assessment for the future construction of Rupple Road. Staff is recommending an assessment of$144,566.40 or an approved construction bid amount for the construction of Rupple Road along the west of this development. 5. Planning Commission determination of an assessment for the future Rupple Road bridge. Staff is recommending an assessment of$11,429.00 based on projected traffic on the bridge and an estimated cost of the bridge construction. 6. Park boundary signs shall be erected by the developer/surveyor. Parks will supply the signs, channel post,bolts, and screws. 7. All subdivision signs shall be approved by the Planning Commission at time of final plat approval. Standard Conditions of Approval: 8. 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) 9. 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. 10. Payment of parks fees in the amount of$47,470 (101 lots @ $470) 11. Sidewalk construction in accordance with current standards to include a six foot sidewalk and a minimum of ten feet of green space along Salem Road. All interior streets shall have a four foot sidewalk with a six foot greenspace. Planning Commission February 10, 2003 PPL03-3 Salem Meadows Page 2.2 PPL 03-03.00 Page 3 12. Preliminary Plat approval shall be valid for one calendar year. Background: The project was reviewed at the January 03, 2003 Technical Plat Review and the January 30, 2003 Subdivision Committee Meeting. Discussion at the Subdivision Committee meeting included the street improvements, assessment, wetlands,parkland dedication and standard conditions of approval. The Subdivision Committee forwarded the Large Scale Development to the full Planning Commission subject to all staff comments. Infrastructure: 1. Water: Extension of 8"water main is required. 2. Sanitary Sewer: Extension of 8"sewer main is required. 3. Streets: Widening of Salem Rd. to 14' from centerline is required. 4. Grading and Drainage: A preliminary grading plan and drainage report have been submitted and reviewed for general compliance. A final review and approval will be necessary before construction can begin. PLANNING COMMISSION ACTION: —ves Approved Denied Date: Comments: CITY COUNCIL ACTION: Required Approved Denied Date: Planning Commission February 10, 2003 PPL03-3 Salem Meadows Page 2.3 PPL 03-03.00 Page 4 The"CONDITIONS OF APPROVAL",beginning on page one of this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date Planning Commission February 10, 2003 PPL03-3 Salem Meadows Page 2.4 1 FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS 113 W. Mountain St. Fayetteville,AR 72701 Telephone:501-575-8264 ENGINEERING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Matt Casey P.E., Staff Engineer BATE: February 6, 2003 SUBJECT: Salem Meadows Subdivision(PPL 03-03.00) Rupple Road Assessments The following is the Engineering Division's recommendation to the Planning Commission for street assessments for Rupple Road: 1. RUPPLE ROAD ONSITE: Staff is recommending that Rupple Rd. not be constructed along the west property line of this project at this time. Staff is recommending that the developer pay for one half of a 28' wide street. Following is the cost for this construction: Developer Cost to construct half of street along property line: 1314.24 L.F. ($110.00/L.F.)=$144,566.40 2. BRIDGE OVER CLABBER CREEK: In addition to these costs,the Engineering Division recommends that this subdivision be assessed for a percentage of the construction costs to construct a bridge over Clabber Creek. The following is a rational nexus calculation for this offsite improvement: Approximate Rupple Road Bridge dimensions: Length—250 L.F.; Width—56'; Surface Area of Decking— 14,000 s.f. Projected Traffic from development-(101 Lots *9.57 vpd/lot)-967 vpd Assume 50% of vehicle trips will use Rupple—483 vpd Assume 50%of vehicle trips using Rupple go south—242 vpd Minor Arterial traffic capacity= 14,800 vpd %Traffic from development=0.0163 Planning Commission February 10, 2003 PPL03-3 Salem Meadows Page 2.5 Clabber Creek Bridge Costs: 14,000 s.f($50.00/s.f.)=$700,000.00 Clabber Creek Subdivision Percentage of Costs: 0.0163($700,000.00)=$11,429.00 Therefore, the Engineering Division recommends that the Clabber Creek Subdivision be assessed $11,429.00 for the future Rupple Road Bridge across Clabber Creek. 4. SUMMARY OF RECOMMENDATIONS: A. Assessment for one half of Rupple Road along the subdivision: $144,566.40 B. Offsite Assessment for Rupple Road Bridge over Clabber Creek: $11,429.00 Planning Commission February 10, 2003 PPL03-3 Salem Meadows Page 2.6 PPL03-3.00 SALEM MEADOWS Close Up View R '�x i SO4En' SUBJECT PROPERTY _ { EM RZZ P.7 \ / / -t R-F � I I Overview _ Legend Subject Property Boundary Master Street Plan PPL03-3.00 e%, Planning Area �'h FreewaylExpressway Streets °oo_o_o Overlay District - Principal Arterial 5) Minor Arterial \ "` _ Existing ,L__I City Limits � ^-1� � s Planned outside City Planning Commission '..-.. .,__. ' •••.. Historic Collector February 10, 2003 . �} o 125 250 500 750 1,000 PP 03-3 Salem Meadows Feet Page 2.7 PneMile View SALEM MEADOWS .00 One Mile View r 0 ! rcl I jt — I tt 31 ' ..... NSA i. in all 3 YEtR flQ it I, I z1 ? SUBJECT PROPERTY i °�f(�t#f kIMINS It ilAlll isth{II WI�! }tif!tl'„jtiiNl I it a _ 4-1 I NA, W IE! ti l}41lsr#I tW3lrNlh lni?lirl{nl SfNhIFSlktil l l tt�if�IEnl is i Iti IEN Iii IhFIE�IhNhEh 1 dil!#llif3i#yiXit3 iki�flii l}slll�ilrfllsE l lS{ I I ,flW K l . _. j �MO_RR,E . ._- TTT K , _u o I azl oo 1 1 i FJ w.l DDYED p .i. bo <l yoo° W - Overview s.. Legend Subject Property Boundary Master Street Plan - �1 `*—.j FreaweY/Fxpressway PPI-03-3.00 �r%,., 8000a Planning Area PP Principal Medal o .Overlay District Streets - 000008Minor Arietlal E.da4ae Lr.--1 City Limits ��.caiaaa V^� �Pla^^ea outside Ciry •••. N�ron�calaa^r Planning Commission 1�rb February IQ 2003 0 0.1 0.2 0.4 0.6 01-1 P L03-3 Salem Meadows es Page 2.8 PPL 03-04.00 Page I PC Meeting of February 10,2003 FAYETTEVILLE THE CITY OF FAYETTEVI LLE,ARKANSAS Regional Professional Park,PPL 113 W. Mountain St Fayetteville,AR 72701 TO: Fayetteville Planning Commission Members THRU: Tim Conklin,City Planner,A.I.C.P. FROM: Sara Edwards,Associate Planner Matt Casey P.E. Staff Engineer DATE: February 6,2003 Project: PPL 03-4.00: Preliminary Plat(Regional Professional Park,pp 251) was submitted by Steve Clark of Clark Consulting on behalf of Investor's Realty, LLC for property located South of,Appleby Road and North of Drake Street. The property is zoned R-O, Residential Office and contains approximately 17.388 acres with 12 lots proposed. Findings: Proposal: This property is zoned R-0 and contains 17.388 acres with 12 lots proposed. Surrounding Zoning:North: R-0, South: R-2, East: R-2 &A-1, West: R-1.5 Surrounding Land Use: WRMC to the North, Multi family homes to the south and east, and single family homes to the west. Water: 8 inch water line is available to the north along Appleby Road and to the south along Drake. Sewer: 8 inch sewer line is available along the east of the property. Right-of-way being dedicated: 70 feet of Right-of-Way is being dedicated along the proposed Bob Younkin Drive and 35 feet of Right-of-Way is being dedicated from the center line of Appleby Road and Drake Street. Street Improvements Proposed: The extension of Bishop Drive into the site from the north and the construction of Bob Younkin Drive, which will connect Appleby Road and Drake Street. Tree Preservation: Required: 20% Existing: 16.81% Canopy Preserved: 15.19% Planning Commission February 10, 2003 PPL02-4 Regional Professional Park Page 3.1. PPL 03-04.00 Page 2 Recommendation: Approval Subject to the Conditions Below Conditions of Approval: 1. Planning Commission determination of the required street width for Bob Younkin Drive. The applicant has proposed a 28 foot wide street. Staff is recommending a 28 foot wide street with left turning lanes constructed at both intersections.. 2. The walking path required by the Bill of Assurance shall be shown on the plat and built or guaranteed prior to final plat approval. 3. The final plat shall contain a statement which reflects the requirement that each lot meet the tree preservation ordinance individually. Standard Conditions of Approval: 4. 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) 5. 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. 6. Sidewalk construction in accordance with current standards to include a minimum six foot sidewalk and ten foot greenspace along Drake Street,Appleby Road, Bob Younkin Drive, and Bishop Drive. 7. Preliminary Plat approval shall be valid for one calendar year. Background: The project was reviewed at the January 15, 2003 Technical Plat Review and the January 30, 2003 Subdivision Committee Meeting. Discussion at the Subdivision Committee meeting included the street improvements,tree preservation and standard conditions of approval. The Subdivision Committee forwarded the Large Scale Development to the full Planning Commission subject to all staff comments. Planning Commission February 10, 2003 PPL02-4 Regional Professional Park Page 3.2. PPL 03-04.00 Page 3 Infrastructure: 1. Water: Extension of 8"water main is required. 2. Sanitary Sewer: Extension of 8"sewer main is required. 3. Streets: Construction of news street is required. 4. Grading and Drainage: A preliminary grading plan and drainage report have been submitted and reviewed for general compliance. A final review and approval will be necessary before construction can begin. PLANNING COMMISSION ACTION: yes Required Approved Denied Date- Comments: CITY COUNCIL ACTION: Required Approved Denied Date The "CONDITIONS OF APPROVAL", beginning on page one of this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date Planning.Commission February 10,2003 PPL02-4 Regional Professional Park Page 3.3. City of Fayetteville Tree Preservation Plan Review Form Project: Regional Professional Park Developer: Investor's Realty, LLC Location Address: South of&pleby Engineer: Clark Consulting North of Drake This form shall stand as a: OInitial Review/Letter of Confirmation ✓Recommendation to Planning Commission or City Council OFinal Administrative Determination* Submittal requirements met: OInitial Review ✓Site Analysis ✓Analysis Report ✓Tree Preservation Plan Comments: Canopy measurements: %Tree Canopy Required to be Preserved Total Area of Existing Tree Canopy: Land Use R-O Acres: %To be Preserved 20% Square Feet: 127.345 sf %of Total Site Area: 16.81% Total Area of Site: Acres: 17.388 Existing Tree Canopy Preserved: Square Feet: 757.421.28 Acres: Square Feet: 115,116 sf %of Total Site Area 15.19% Mitigation/Off Site Alternatives Requested: ✓Yes ONo ✓On-Site Mitigation OOff-Site Preservation OOff--Site Forestation OTree Fund Tree Preservation Criteria Met: ✓Yes ONo (See back for criteria list and comments) Applicant's Plan: ✓Approved ODisapproved O Conditionally Approved Conditions of Approval: The plans state that the developer has chosen to provide tree preservation on infrastructure only thereby requiring each lot to meet tree preservation requirements seperately. With this option, the final plat must state that the development ofeach lot is subiect to Tree Preservation Requirements. The developer has chosen to place the trees along the east and west boundaries into arotective easements by recording tree preservation areas in these locations. Planning Commission February 10, 2003 PppL02;s 1 lonalProf p�k Signe the Landscape Admmistrat or, date