HomeMy WebLinkAbout2004-08-23 - Agendas - Final dvo C r'� � HIC
ARKANSAS
125 W.Mountain St.
Fayetteville,Aft 72701
Telephone:(479)575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISION
Monday,August 23 2004, 5:30 p.m.
Room 219,City Administration Building
The following items will be considered:
Approval of Minutes from the 08/09/2004 meeting.
ADMINISTRATIVE ITEM (Planned Zoning Districts): This informational item presented by staff is for Planning Commission
review and comment on proposed revisions to the Planned Zoning District ordinance of the Unified Development Code.
01d Business:
1. CUP 04-1130: Conditional Use(WAL-MART @ MALL AVE. STOCKROOM, 173): Submitted by CEI ENGINEERING
ASSOCIATES, INC. for property located at 3919 N.MALL AVENUE. The property is zoned C-2,THOROUGHFARE
COMMERCIAL,and contains approximately 24.93 acres. The request is to approve a detached stockroom for warehousing/storage,
with the associated Large Scale Development and the use of 12 outdoor storage containers during the 2004/2005 Holiday season.
Property Owner: WAL-MART STORES,INC. Planner: SUZANNE MORGAN
2. LSD 04-1129: Large Scale Development(WAL-MART @ MALL AVE STOCKROOM,173): Submitted by CEI
ENGINEERING ASSOCIATES,INC.for property located at 3919 N MALL AVENUE. The property is zoned C-2,
THOROUGHFARE COMMERCIAL and contains approximately 24.93 acres. The request is to approve a 15,607 s.f, stockroom, 109
space parking lot a glass canopy addition at the existing garden center and a trail connection to the new city bike path.
Property Owner: WAL-MART STORES,INC. Planner: SUZANNE MORGAN
New Business:
3. PPL 04-1141: Preliminary Plat(SCHLEGEL SUBDIVISION): Submitted by MEL MILHOLLAND for property located at
THE SW CORNER OF DEANE SOLOMON AND SALEM. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and
contains approximately 73.39 acres. The request is to approve a residential subdivision with 176 single family lots proposed.
Property Owner: TRACY K.&LORI C.HOSKINS Planner: JEREMY PATE
4.PPL 04-1148: Preliminary Plat(PIPERS GLEN SUBDIVISION): Submitted by DAVE JORGENSEN for property located at
THE EASTERN BOUNDARY OF THE BARRINGTON PARK SUBDIVISION. The property is in the Planning Area and contains
approximately 10.49 acres. The request is to approve the preliminary plat for a residential subdivision with 9 single family lots
proposed.
Property Owner: DAVID WILSON Planner: JEREMY PATE
5.PPL 04=1161: Preliminary Plat(PEMBRIDGE SUBDIVISION PH. 1): Submitted by MANDY'BUNCH for property located'at-
THE END OF GRAYSTONE DRIVE,EAST OF STONEWOOD S/D AND NORTH OF COPPER CREEK PH. 1. The property is
zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 20.00 acres. The request is to approve the
Preliminary Plat of a residential subdivision with 45 single family lots proposed.
Property Owner: JOHN&LESLIE NOONCASTER Planner: SUZANNE MORGAN
6. LSD 04-1149: Large Scale Development(ELDER CONDOMINIUMS): Submitted by ENGINEERING SERVICES,INC for
property located at SALEM ROAD,N OF WEDINGTON. The property is zoned R-O,RESIDENTIAL OFFICE and contains
approximately 4.77 acres. The request is to approve an apartment complex with 116 bedrooms and 145 parking spaces proposed.
Property Owner: C&K PROPERTIES,LLC Planner:-JEREMY PATE
7. PZD 04-1159: Planned Zoning District(BEACON FLATS): Submitted by MORGAN HOOKER for property located at 867 N
COLLEGE AVENUE. The property is zoned R-O,RESIDENTIAL OFFICE and contains approximately 0.69 acres. The request is to
approve a Planned Zoning Development with office space and 9 dwelling units proposed.
Property Owner: JC&ALMA NICKELL Submitted on behalf of. TIM COOPER Planner: JEREMY PATE
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.
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item—Chairman
B. Presentation of Staff Report
C. Presentation of request—Applicant
D. Public Comment
E. Response by Applicant/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 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.
2004 Planning Commissioners
Nancy Allen
Jill Anthes
Candy Clark
James Graves
Christine Myres
Alan Ostner
Loren Shackelford
Sean Trumbo
Christian Vaught
CUP 04-1130
Page I
FAYETTEVILLE PC Meeting of August 23, 2004
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, Zoning&Development Administrator, A.LC.P.
DATE: August 18, 2004
CUP 04-1130: Conditional Use (WAL-MART @ MALL AVE. STOCKROOM, 173):
Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 3919 N. MALL
AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL, and contains
approximately 24.93 acres. The request is to approve a detached stockroom for
warehousing/storage, with the associated Large Scale Development and the use of 12 outdoor
storage containers during the 2004/2005 holiday season.
Property Owner: WAL-MART STORES, INC. Planner: SUZANNE MORGAN
RECOMMENDED MOTION: Staff recommends approval of CUP 04-1130 with the
following conditions:
1. Compliance with all conditions of approval of LSD 04-1129.
2. Twelve outdoor storage containers shall be permitted for use from October 2004 to
January 2005 with dates to be specified by the applicant and located in the rear of
the existing Wal-Mart.
3. Trash compactor shall be screened from view of pedestrian trail with a minimum
wood board fence of sufficient height.
4. Trail connection shall be provided from the subject property to the existing trail
located south of the subject property.
5. Flag location of trail connection and further coordination with the Trails
Coordinator in Parks prior to submittal of final construction drawings.
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Date: August 09,2004
Comments:
K.IREPORTSI20041PCREPOR7SI08-23-041CUP 04-1130(WAL-AMRT@ MALL AVESTOCKROOM).DOC August 23,2004
Planning Commission
CUP 04-1130(Wal-Mart @ Mall Ave.Stockroom)
Page 1.1
CUP 04-II30
Page 2
The CONDITIONS OF APPROVAL listed in this report are accepted in total without
exception by the entity requesting approval of this conditional use.
Name: Date:
BACKGROUND:
Property description: The subject property is located at the southwest corner of Mall Avenue
and Joyce Boulevard zoned C-2, Thoroughfare Commercial. Wal-Mart, its accessory structures
and parking lot occupy the subject property. On January 26; 2004, the applicant requested the
Planning Commission grant a conditional use permit to allow for warehousing use within a
commercial zone for the purpose of outdoor storage trailers, which had been stored on-site
through the 2003/2004 holiday season. The request was tabled at this meeting and the trailers
have since been removed.
Proposal: In order to provide additional storage for this retail store, the applicant has proposed
an additional 15,607 square foot structure south of the existing Wal=Mart. Warehousing, a
conditional use in the C-2 zoning district, is the primary use of this structure; therefore, the
applicant has submitted a request for a conditional use permit in tandem with a large scale
development for the stockroom addition, a glazed canopy addition to the garden, parking lot, and
trail connection.
The applicant's projected time frame for completion of the proposed storage building is after the
2004/2005 holiday season. In order to provide additional storage space from October to January,
the applicant requests approval_for the use of twelve outdoor storage containers located on the
subject property limited to the 2004/2005 holiday season with specific dates to be provided by
the applicant.
Request: The request is to allow for warehousing use within a commercial zone for the purpose
of constructing a new stockroom structure on the subject property.
Recommendation: Staff recommends approval of the request to allow a structure for
warehousing on the, subject property and 12 outdoor storage containers to be located on the
property from Octoer 2004 to January 2005 only.'
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Best Bu C-2, Thoroughfare Commercial
South Vacant R-O, Residential Office
East David's Bridal, Cici's Pizza, etc. C-2, Thoroughfare Commercial
West Vacant C-2, Thoroughfare Commercial
GENERAL PLAN DESIGNATION: Regional Commercial
K.IREPORT3120041PC REPORTS108-23-041CgP 044130(WAL-MART@ MALLA PE STOCKROONQ.DOC August 23,2004
Planning Commission
CUP 04-1130(Wal-Mart @ Mall Ave. Stockroom)
Page 1.2
CUP 04-1130
Page 3
§ 163.02. AUTHORITY; CONDITIONS; PROCEDURES.
B. Authority; Conditions. The Planning Commission shall:
1. Hear and decide only such special exemptions as it is specifically
authorized to pass on by the terms of this chapter.
2. Decide such questions as are involved in determining whether a
conditional use should be granted; and,
3. Grant a conditional use with such conditions and safeguards as are
appropriate under this chapter; or
4. Deny a conditional use when not in harmony with the purpose and intent
of this chapter.
C. A conditional use shall not be granted by the Planning Commission unless and
until:
1. A written application for a conditional use is submitted indicating the
section of this chapter under which the conditional use is sought and
stating the grounds on which it is requested.
Finding: The applicant has submitted a written application requesting a conditional
use permit for warehousing use within a C-2 zone.
2. The applicant shall pay a filing fee as required under Chapter 159 to cover
the cost of expenses incurred in connection with processing such
application.
Finding: The applicant has paid the required filing fee.
3. The Planning Commission shall make the following written findings before
a conditional use shall be issued:
(a.) That it is empowered under the section of this chapter described in
the application to grant the conditional use and
Finding: The Planning Commission is empowered under§ 163.13 to grant the
requested conditional use permit.
(b.) That the granting of the conditional use will not adversely affect
the public interest.
K'IREPORTSI20041PC REPORTS108-23-041CUP 04-1130(WAL-MART@ MALL A VE STOCKROOM.DOC August 23,2004
Planning Commission -
CUP 04-1130(Wal-Mart @ Mall Ave. Stockroom)
Page 1.3
CUP 04-1130
Page 4
Finding: Granting the requested conditional use will not adversely affect the public
interest. The proposed structure will be permanent and is in harmony with
commercial design standards with several design elements common in this
retail center. No substantial traffic will be generated by this proposal.
Additionally,this structure is not visible from any surrounding rights-of-way
and proposed screening with further obscure the structure's view from
pedestrian trail to the south.
(c.) The Planning Commission shall certify:
(1.) Compliance with the specific rules governing individual
conditional uses;and
Finding: The applicant has complied with specific rules governing this individual
conditional use request.
(2.) That satisfactory provisions and arrangements have been
made concerning the following, where applicable:
(a.) Ingress and egress to property and proposed
structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control and access in case of fire or
catastrophe;
Finding: The location of the proposed structure and addition of parking and
associated drive isles will additionally facilitate vehicle and pedestrian
ingress and egress to the property and structures therein.
(b.) Off-street parking and loading areas where required,
with particular attention to ingress and egress,
economic,noise, glare, or odor effects of the special
exception on adjoining properties and properties;
generally in the district;
Finding: The stockroom addition will not decrease the amount of parking on the
property. The area on which the building is proposed is currently vacant
greenspace. The large scale development which is a companion to this
request proposed an addition of 109 parking spaces to recoup parking
removed with the addition of a gas station on the southwest corner of Joyce
Blvd and Mall Ave and provide additional parking for this retail center.
K.WEPORTS00041PC REPORTS108-23-041CIP 04-1130(WAL-MART@ MALLA VE STOCKROOM.DOC August 23,2004
- Planning Commission
CUP 04-1130(Wal-Mart @ Mall Ave. Stockroom)
Page 1.4
CUP 04-1130
Page 5
(c.) Refuse and service areas, with particular reference
to ingress and egress, and off-street parking and
loading,
Finding: The proposed addition will not require any modifications to the current
service provided for solid waste collection. The proposed trash compactor
shall be screened from view of pedestrian trail with a minimum wood board
fence of sufficient height
(d.) Utilities, with reference to locations, availability,
and compatibility;
Finding: Access to utilities is available on this site. All new utilities shall be located
underground.
(e.) Screening and buffering with reference to type,
dimensions, and character;
Finding: A total of 17 trees are required for mitigation in conjunction with the
development of the proposed stockroom. Trees are proposed to be planted
along the south and west of the property to screen this structure from the
pedestrian trail to the south.
(f.) Signs, if any, and proposed exterior lighting with
reference to glare,traffic safety, economic effect,
and compatibility and harmony with properties in
the district;
Finding: No signage is being proposed at this time.
(g) Required yards and other open space; and
Finding: Open space requirements of a minimum of 15% total site area are being met
for the subject property.
(h.) General compatibility with adjacent properties and
other property in the district.
Finding: The adjacent properties consist of commercial businesses. The proposal to
construct a building for outdoor storage/warehousing whose design is in
harmony with the surrounding businesses and meets commercial design
standards.
K.IREPORTS120041PC REPORTS108-23-041CUP 04-1130(WAL-MART@ MALL A VE STOCKROOM.DOC August 23,2004
Planning Commission
CUP 04-1130(Wal-Mart @ Mall Ave. Stockroom)
Page 1.5
CUP 04-1130
Page 6
CHAPTER 161:Zoning Regulations
161.17 District C-2,Thoroughfare Commercial be set back from any boundary line of any
residential district a distance of one foot for each
(A) Purpose. The Thoroughfare Commercial foot of height in excess of 20 feet. No building
District is designed especially to encourage the shall exceed six stories or 75 feet in height,
functional grouping of these commercial
enterprises catering primarily to highway travelers. (G) Building area. On any lot,the area occupied
by all buildings shall not exceed 60%of the total
(B) Uses. area of such lot.
(1) Permitted uses.
FRUnit16
ity-wide uses by right
ultural and recreational facilities 166.14 Commercial Design and Development
ffices, studios and related services Standards
ating places
otel,motel,and amusement facilities (D) Design elements guidelines for commercial
eighborhood sho ping goods structures.
ho inn goods (1) The elements to avoid or minimize
Unit 17 Trades and services include:
Unit 18 Gasoline service stations & drive-in
restaurants (a) Unpainted concrete
Unit 19 Commercial recreation,small sites precision block walls;
Unit 20 Commercial recreation, large sites (b) Square"boxlike"structures;
Unit 33 Adult live entertainment club or bar (c) Metal siding which
Unit 34 Liquor store dominates the main facade;
(d) Large blank, unarticulated
(2) Conditional uses. wall surfaces;
(e) Large out of scale signs
Unit 2 City-wide uses by conditional use permit with flashy colors.
Unit 3 Public protection and utility facilities
Unit 21 Warehousing and wholesale (2) Construction andappearance design
Unit 28 Center for collecting recyclable materials standards for commercial structures
Unit 32 Sexually oriented business (a) A commercial structure or
Unit 35 Outdoor music establishments development shall be
Unit 36 Wireless communications facilities designed to avoid or
minimize the elements set
(C) Density. None. forth in(1)(a)—(d)above.
(D) Bulk and area regulations. None. (b) A commercial development
which contains more than
(E) Setback regulations. one building should
incorporate a recurring,
Front 50 ft. unifying, and identifiable
Side None theme for the entire
Side, when contiguous to a residential 15 ft. development site.
district
Rear 20 ft. (c) A development should
provide compatibility and
(F) Height regulations. In District C-2 any transition between
adjoining developments.
building which exceeds the height of 20 feet shall
K:"PORTSI20041PC REPORM08-23-041CUP 04-1130(WAL-MART@ MALL A VE STOCKROOAn.DOC August 23,2004
Planning Commission
CUP 04-1130(Wal-Mart @ Mall Ave. Stockroom)
Page 1.6
ENGINEERS III
RS 0 PLANNERS
TRETO1SPESTREET,
ENVIRONMENTAL SCIENTISTS
, PBX 1408,BEONVILLER 72712
1.800.433.4173 WWW.CEIENG.COM
Engineering.Associates,Inc. -
OFFICE LOCATIONS:
June 16, 2004
CALIFORNIA
To:
City of Fayetteville
Planning Department
125 West Mountain Street
TEXAS Fayetteville, AR 72701
Re: Wal-Mart Stock Room Expansion
CEI Project#'s 19337.0
ARKANSAS
To: Planning Staff
Wal-Mart Store#359 located at 3919 North Mall Ave is proposing to build a
TENNESSEE 15,607 SQ FT stockroom, 109-space parking lot, new glass canopy addition
over the existing garden center and trail connection to the new city bike path
This expansion will help relieve the storage needs of the store that occur during
INDIANA the Christmas Season and other seasonal events. The new stock room will be
located in the southwest corner of the property in what is now a grass berm.
The new parking lot will be located next the proposed stock room. Once the
new parking lot is built a total of 1001 parking spaces will exist. The exact
location of the trail connection will be worked out with the Parks and Recreation
MINNESOTA Department as the project moves through the permitting process.
PENNSYLVANIA Respectfully, -
Todd Jacobs
GEORGIA Project Manager
Ptj/mcw
FLORIDA _ ImigCommission
ugust 23,2004
gCommission
CUP 04-1130(Wal-Mart @ Mall Ave.Stockroom)
Page 1.7
CUP04-1134
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CUP 04-1130(Wal- art @ Mall Ave.Stockroom)
0 0.1 0.2 0.4 0.6 0.$, Page 1.9
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LSD 04-1129
Page 1
FAYETTEVILLE PC Meeting of August 23, 2004
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:501-575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning&Development Administrator
DATE: August 19, 2004
LSD 04-1129: Large Scale Development(WAL-MART @ MALL AVE STOCKROOM,
173): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 3919 N
MALL AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and
contains approximately 24.93 acres. The request is to approve a 15,607 s.f. stockroom, 109
space parking lot, a glass canopy addition at the existing garden center, and a trail connection to
the new city bike path.
Property Owner: WAL-MART STORES, INC. Planner: SUZANNE MORGAN
Findings:
Proposal: The subject property is located at the southwest corner of Mall Avenue and Joyce
Boulevard zoned C-2, Thoroughfare Commercial. Wal-Mart, its accessory structures and
parking lot occupy the subject property. On January 26, 2004, the applicant requested the
Planning Commission grant a conditional use permit to allow for warehousing use within a
commercial zone for the purpose of outdoor storage trailers, which had been stored on-site
through the 2003/2004 holiday season. The request was tabled at this meeting and the trailers
have since been removed.
In order to provide additional storage for this retail store, the applicant has proposed an
additional 15,607 square foot structure south of the existing Wal-Mart. Warehousing, a
conditional use in the C-2 zoning district, is the primary use of this structure; therefore,the
applicant has submitted a conditional use permit in tandem with this request. Additionally, in
conjunction with this stockroom addition request is a 7,304 square foot glazed canopy addition to
the existing garden center located north of the proposed structure. A parking area of 109 parking
spaces will be added east of the proposed structure in order to provide additional parking lost
with the removal of 46 spaces with the approved gas station at Mall Ave. and Joyce Blvd. Also,
a trail connection from this site is proposed.
K. -23-04USD 04-1129(Wal-Mart Stockroom).doc August 23,2004
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave. Stockroom)
Page 2.1
LSD 04-1129
Page 2
Surrounding Land Use/Zoning:
Direction Land Use Zoning
North Best Buy, etc. C-2, Thoroughfare Commercial
South Vacant R-O, Residential Office
East Mixed Commercial C-2, Thoroughfare Commercial
West Vacant C-2, Thoroughfare Commercial
Adjacent Master Street Plan Streets: Joyce Blvd., a principal arterial, and Mall Avenue,a
collector.
Right-of-way Dedication: Joyce Blvd is designated a principal collector on the Master Street
Plan. The large scale development for Wal-Mart was approved with an 80' right-of-way for
Joyce Blvd, an improved street. The proposed large scale development will not affect traffic on
this street,nor is it in the proximity of Joyce Blvd. Therefore, Staff recommends no additional
right-of-way dedication for Joyce Blvd.
Mall Avenue is designated a collector on the Master Street Plan, requiring 35' right-of-way
dedication from centerline. There is an existing 60' right-of-way for Mall Avenue (30' from
centerline). Additional right-of-way will be required for future improvements to this street. Staff
recommends dedication of additional dedication of right-of-way on Mall Avenue for a total of
35' from centerline.
Lesser dedication of right-of-way than required by the Master Street Plan shall require Planning
Commission recommendation and City Council approval.
Water/Sewer: Utilities are currently provided to this site.
Background: This item was heard at the Subdivision Committee meeting of July 30, 2004.
Items addressed at this meeting included compliance with commercial design standards for the
south and west elevations specifically, tree preservation/mitigation requirements, and screening
from the pedestrian trail to the south.
Recommendation: Staff recommends approval of LSD 04-1129 with the following conditions:
Conditions of Approval:
1. Planning Commission determination of compliance with Commercial Design
Standards. Staff finds that proposed elevations are in compliance with Commercial
Design Standards.
2. Planning Commission determination of required dedication for right-of-way on Joyce
Boulevard. Staff recommends in favor of lesser dedication for Joyce Boulevard in
K.1Reports120041PCReporcvW-23-04VSD 04-1129(Wal-Mart Stockroom).doc August 23,2004
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
Page 2.2
LSD 04-II29
Page 3
this fully developed area for which the current right-of-way and infrastructure is
adequate.
3. Planning Commission determination of required dedication for right-of-way on Mall
Avenue. Staff recommends dedication for a total of 35'from centerline on Mall
Avenue in compliance with the Master Street Plan to allow adequate right-of-way for
future improvements.
4. Approval of large scale development is contingent upon Planning Commission
approval of CUP 04-1130.
5. Trash compactor shall be screened from view of pedestrian trail with a minimum
wood board fence of sufficient height.
6. Sidewalk adjacent to Joyce Boulevard and Mall Avenue shall be repaired in locations
as required by the Sidewalk Coordinator.
7. A minimum of(17) trees shall be planted to meet mitigation requirements. Currently
(16)trees are indicated on the landscape plan. One (1)additional tree shall be planted
to meet mitigation requirements, to be coordinated with the Landscape Administrator.
8. Should those trees proposed for removal be deemed healthy and suitable for
transplanting, a licensed contractor shall perform the work, subject to an approved
detailed landscape plan. The detailed landscape plan shall include the method, date,
and name of the licensed contractor performing the work. Transplanting shall be at
the discretion of the Landscape Administrator.
9. The planting of landscape and mitigation trees shall be delayed until an appropriate
planting season,preferably mid-October. Please coordinate timing and guarantees
with the Landscape Administrator.
10. Bike racks shall be provided as required by ordinance for the additional parking
spaces proposed.
11. The conditions of approval shall be applied at the time of building permit for the
stockroom addition. Building permit for the glazed canopy addition may be issued
prior to or separate from the stockroom addition.
Standard Conditions of Approval:
12. 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)
13. Staff approval of final detailed plans, specifications and calculations (where
applicable) for grading, drainage, water, sewer, fire protection, streets (public and
K.'tReportst20041PCReportsIOS-23-04USD 04-1129(Wal-Mart Stockroom).doc August 23,2004
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
Page 2.3
LSD 04-1129
Page 4
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.
14. Large scale development shall be valid for one calendar year.
15. 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
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: Aulrust 23,2004
Comments:
The "CONDITIONS OF APPROVAL", beginning on page two of this report, are accepted
in total without exception by the entity requesting approval of this development item.
By
Title
Date
KlReports12004WCReports108-23-04VSD 04-1129(Wal-Mart Stoclaoom).doc August 23,2004
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
Page 2.4
FAYETTEVILLE PC Meeting of August 09, 2004
THE CITY OF FAYETTEVILLE,ARKANSAS
- 113 W.-Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8264
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Jeremy Pate, Senior Planner/Landscape Administrator
Date: August 04,2004
ITEM#: LSD 04-1129 (Wal-Mart on Mall)
BACKGROUND:
Requirements Submitte&
✓ Initial Review with the Landscape Administrator
✓ Site Analysis Map.Submitted
✓ Site Analysis Written Report Submitted
✓ Complete Tree Preservation Plan Submitted
Canopy Measurements:
acres 24.94
s uare feet 1,086,386
acres 0.117
square feet 5,118
percent of site area 0.47104
acres p
square feet 0 _
ercent of total site area 0%
0.471
FINDINGS:
The desirability ofpreserving a tree or group of trees by reason of age, location, size or species.
Existing trees on the Wal-Mart property include those planted in landscape islands, along right-
of--way frontage(Mall and Joyce), and along existing utility and drainage easements on the west
and south portion of the site. Most trees along the west and south are located off-site, with some
canopy spread onto the Wal-Mart property.These trees are shown remain, with tree protection
fencing to be in place and inspected prior to issuance of grading permits. However, because they
K.Vandsmpe AdminPROJECTSVSD-2004lWa1Mar[Stocboom-Math TreePresenationReportdoe August 23,2004
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave. Stockroom)
Page 2.5
are located within existing utility easements,they do not count as preserved trees. The trees that
are proposed for removal with the subject development are located in the middle of the property
and consist of sixteen 6-inch caliper white pine trees, planted by the developer. These are not
required mitigation or landscape trees. Based on the type,location, size and species of tree, these
trees are considered mid-level priority trees.
Whether the design incorporates the required Tree Preservation Priorities.
Preservation of existing trees along the property boundary has been incorporated into this design.
The extent to which the area would be subject to environmental degradation due to removal of
the tree or group of trees.
Minor—No steep slopes, riparian area, floodplain or other sensitive environmental areas will be
affected.
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.
The impact of the reduction in tree cover will not significantly affect adjoining properties. Tree
cover along property lines is marked for protection. The removal of these trees will not
negatively affect the subject property. Trees deemed for replacement are recommended trees in
the City of Fayetteville Landscape Manual,and should provide a greater public benefit.
Whether alternative construction methods have been proposed to reduce the impact of
development on existing trees.
The proposed development is utilizing land closest to the existing building, and which was
planned for future expansion with the original development of Wal-Mart_The perimeter trees are
being protected,offering the greatest benefit for the public good.
Whether the size or shape of the lot reduces the flexibility of the design.
The size and shape of the lot does not reduce the flexibility of the design. Existing development
surrounding the subject property does, to a certain extent.
The general health and condition of the tree or group of trees, or the presence of any disease,
injury or hazard.
The general health of all groups of trees on this site is fair to good. Certain trees exhibit signs of
stress. Those trees shown to be protected are in generally fair condition, thought the"presence of
existing overhead utility lines lessens their chances for long-term survival. Those trees shown to
be removed are in good health and do not exhibit noticeable signs of disease.
The placement of the tree or group of trees in relation to utilities, structures, and use of the
property.
Those trees being preserved are already within an existing utility easement and are not counted
towards the developer's preservation numbers. The trees proposed for removal are located
within either the proposed building,parking lot or drive aisle. Survival of these eastern pine trees
greatly decreases within narrow confines, and are recommended for removal with the subject
development.
KVLandscape AdminIPROJECTSILSD-20041WalMart Stocboom-Mall ITreePresenafronReportdoc August 23,2004 _
.Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
Page 2.6
_a
The need to remove the tree or group of treesfor the purpose of installing, repairing, replacing,
or maintaining essential public utilities. .
Many utilities are present and will be extended to serve the proposed expansion.
Whether roads and utilities are designed in relation to the existing topography, and routed,
where possible, to avoid damage to existing canopy.
The building and parking lot were designed to capitalize on existing, undeveloped space on the
property. The majority of the remainder of the site is developed. The existing trees proposed for
removal are unlikely to survive the construction process, given the type of tree and the most
suitable environment needed for long-term health.
Construction requirements for On-Site and Off-Site Alternatives.
N/A
The effects ofproposed On-Site Mitigation or Off-Site Alternatives.
Native species will be required for on-site mitigation of the removed trees. Trees selected are
more appropriate for the urban environment, and are selected from the City of Fayetteville
recommended species list. Mitigation of(9)Pin Oak trees and(6) Eastern_Redbuds is proposed
to the southwest of the project site, which will provide an additional buffer and screen from this
commercial development to the multi-use trail to the south. Specific tree species were selected,due
to the existing constraints of the site, including overhead electric power lines. A higher quality grouping of
trees will result as an effect of the mitigation required.
The effect other chapters of the UDO, and departmental regulations have on the development
design.
N/A
The extent to which development of the site and the enforcement of this chapter are impacted by
state and federal regulations:
N/A
The impact a substantial modification or rejection of the application would have on the
Applicant:
Staff is recommending approval of the Tree Preservation and mitigation plan.
Recommendation: Approval by Planning Commission
Conditions of Approval:
1. A minimum of(17) trees shall be planted to meet mitigation requirements. Currently
(16) trees are indicated on the landscape plan. One (1) additional tree shall be planted to
meet mitigation requirements, to be coordinated with the Landscape Administrator.
2. Should those trees proposed for removal be deemed healthy and suitable for
K'ILandvcmpe AdminIPROJECISILSD-20041Wa[Mart Stockroom-MaUlTreePrese"aHonReportdoc August 23,2004.
Planning Commission
LSD 04-1129(Wal-Mart @ Mail Ave. Stockroom)
Page 2.7
transplanting,a licensed contractor shall perform the work,subject to an approved
detailed landscape plan. The detailed landscape plan shall include the method,date, and
name of the licensed contractor performing the work.Transplanting shall be at the
discretion of the Landscape Administrator.
1CILandsmpeAdminIPROJECTSILSD-20041WalMart Stoctoroom-Ma111TreePrese"ationReportdoc August 23,2004 ,
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
Page 2.8
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS - -
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8264
LANDSCAPE REVIEW SHEET
Item#: LSD 04-1129
Project: Wal-Mart Stockroom Expansion—Mall Ave.
Location: 3919 N. Mall Avenue
Developer: Wal-Mart Stores,Inc.
Contact: Todd Jacobs, CEI Engineering Associates,Inc.
Applicable Requirements:
✓ # �
Plan Checklist:
✓submitted by applicant
Xrequested
✓ wheel stops curbs
✓ irrigation
.✓ edged landscape beds indicated
✓ species of plant material identified
: . ✓ size of plant material at time of installation indicated
✓ interior landscaping
narrow tree lawn(8'min. width, 17'min. length/I tree per 15 spaces)
tree island 8'min. width/1 tree per 12 spaces)
✓ perimeter landscaping
side and rear property lines(5'landscaped)
adjacent to street RO.W(15'greenspace exclusive for landscaping/I
street tree every 30 L.E, a continuous planting ofshrubs and ground
cover-50% evergreen)
✓ soil amendments notes include that soil is amended and sod removed
mulching notes indicate mulching around trees and within landscape beds.
✓ planting details according to Fayetteville's Landscape Manual
✓ greenspace adjacent to street R.O.W.(15'wide)
✓ street trees planted every 30'L.F. along R.O.W.
outdoor storage screened with landscaping
landscaped area(12' min.) ' August 3,2004
Planning Co fission
- - kroom)
K.ILandsmpe AdminWROJECTSILSD-20041Wa1Mar[Stockroom.-Ma111LandswpeReviewFormdoc Page 2.9
1 `
- - fence required
outdoor storage screened with landscaping
non-residential landscape screen when adjacent to residential zones
landscape requirement for setback reduction -
greenspace adjacent to street RO.W.(25'.wide)
street trees planted every 30'L.F.along R.O.W.
25%of total site area left in greenspace(80% landscaped)
parking lots and outdoor storage screened with landscaping
Recommendation: Approval of LSD 04-1129
Conditions of Approval:
1. The planting of landscape and mitigation trees shall be delayed until an appropriate
planting season, preferably mid-October. Please coordinate timing and guarantees with the
Landscape Administrator.
August 23,2004
Planning Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
K.VL ndswpe Admin IPROJECTSILSD-20041Wa[A4artSioclvoom-MaQlLandsmpeR"iewForm.doc Page 2.10
ENGINEERS ■ SURVEYORS ■ PLANNERS
LANDSCAPE ARCHITECTS >• ENVIRONMENTAL SCIENTISTS
3317 S.W."1"STREET,PO BOX 1408, BENTONVILLE,AR 72712
' - 1.80OA33.4173 WWW.CEIENG`COM
Engineering Associates;Inc. -
OFFICE LOCATIONS:
June 16, 2004
CALIFORNIA
To:
City of Fayetteville
Planning,Department
125 West Mountain Street
TEXAS Fayetteville, AR 72701
Re: Wal-Mart Stock Room Expansion
CEI Project#'s 19337.0
ARKANSAS
To: Planning Staff
Wal-Mart Store#359 located at 3919 North Mail Ave is proposing to build a
TENNESSEE 155,607 SO FT stockroom, 109-space parking lot, new glass canopy addition
over the existing garden center and trail connection to the new city bike path
This expansion will help believe the storage needs of the store that occur during
INowNA the Christmas Season and other seasonal events. The new stock room will be
located in the southwest corner of the property in what is now a grass berm.
The new parking lot will be located next the proposed stock room. Once the
new parking lot is built a total of 1001 parking spaces will exist. The exact
location of the trail connection will be worked out with the Parks and Recreation
MINNESOTA Department as the project moves through the permitting process.
PENNSYLVANIA Respectfully,
Todd Jacobs
GEORGIA Project Manager
Ptj/mcw
FLORIDA RECEIVED
JUN 17 2004
CITY OF FAYETTEVILLE ugust 23,2004
PLANNING DIVISIO g Commission
LSD 04-1129(Wal-Mart @ Mall Ave.Stockroom)
Page 2.11.
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Planning Commission
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Planning Commission
LSD 04-1129(Wal- rt @ Mall Ave. Stockroom)
0 0.1 0.2 0.4 0.6 0.8 Page 2.13
Miles Is
FAYETTEVILLE PC Meeting of August 23, 2004
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:501-575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Senior Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P.,Zoning &Development Administrator
DATE: August 18,2004
PPL 04-1141: Preliminary Plat(SCHLEGEL SUBDIVISION): Submitted by MEL
MILHOLLAND for property located at THE SW CORNER OF DEANE SOLOMON AND
SALEM. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains
approximately 73.39 acres. The request is to approve a residential subdivision with 176 single
family lots proposed.
Property Owner: TRACY K. & LORI C. HOSKINS Planner: JEREMY PATE
Findings:
Property Characteristics: The subject property is 73.39 acres of vacant property located west of
Deane Solomon Road and south of W. Salem Road. Single family residences are located north of
the subject property along W. Salem Road. Areas to the west and south are vacant. Crystal
Springs Subdivision, Phase III is under construction south of the subject property. Lot 94 of
springwoods C-PZD is adjacent to the east, the intervening property between Deane Solomon
Road and the Schlegel site. The property's only existing frontage is 271 feet along W. Salem
Road, to the north. Gypsum Dr., a Collector Street, is shown on the Master Street Plan as an east
and west connection through the property.
Proposal:
The applicant proposes a residential subdivision containing approximately 176 lots on 73.39
acres within an RSF-4 zoning district. A street stub-out is proposed to the west and to the east, as
well as a connection to the south, which is currently under construction as part of Crystal Springs
III S/D. The primary entrance from the north is from W. Salem Road, currently an unimproved
street. The applicant will be required to improve W. Salem Road frontage, as well as widen and
pave W. Salem Road a minimum width of 20 feet to Deane Solomon Road.
The applicant and staff have had ongoing meetings to determine a suitable solution to issues of
concern surrounding this subdivision,primarily the existence of a Collector Street on the Master
Street Plan running east and west and the best, suitable location of the neighborhood park.
Elements of the forwarded site plan reflect the Parks and Recreation Board recommendation to
work with the developer in coordinating a smaller park, to be constructed at the cost of the
developer. The subdivision also utilizes a round-a-bout feature at its eastern entry, indicated by
the applicant to be located directly across from the approved entry to springwoods Lot 45
entrance, with one intervening property. The preliminary plat does contain a street designated as
K.Weportst20041PCReportsIO8-23-04tPPL 04-1141(SCHLEGEL SUBDIVISION).doc August 23,2004
- Planning Commission
PPL 04-1141 (Schlegel SAI))
Page 3.1
a Collector Street, with 70 feet of right-of-way, stubbing out to the west for future connectivity,
as well as the recommendation by the Parks and Recreation Board. The Collector Street runs east
and west, from the round-a-bout south on Longfellow Parkway, then west on Thoreau Fare.
Background: An annexation and rezoning request to RSF-4 was approved by City Council for
the 73.39 acres in April of 2004. As part of the annexation and rezoning request,the major
concerns cited were fire response time(ameloriated with the current construction of Fire Station
#7), wastewater system capacity(the study was released and indicated capacity is available for
this development), and traffic/access. As stated at the time, without improvements to W. Salem
Road to the north, a narrow gravel road,and additional alternate means of access, the proposed
number of units would create an appreciable increase in traffic danger and congestion in this
location.
The Subdivision Committee voted to table this item at its regular meeting of July 30,2004.
Concerns cited included connectivity,the Master Street Plan(Gypsum Drive), the round-a-bout
design, and public comment concerning the existence of ponds and wetland areas. The applicant
submitted revisions to meet the deadline and be heard on the current Subdivision Committee.
The Parks and Recreation Board met with the applicant again on August 10, after revisions were
submitted for Subdivision Committee, and a compromise was agreed upon by the developer and
the Parks board,thus altering the site plan for review. The Subdivision Committee voted to
forward this item to the full Planning Commission on August 12, 2004.
SURROUNDING LAND USE AND ZONING:
Direction Land Use Zoning
North Single family residential In county, no zoning.
South Planned residential subdivision RSF 4, Res. Single Family, 4 DU/Acre
(Crystal Springs, Phase III)
East Undeveloped- C-PZD
Springwoods C-PZD, Lot#4
West Undeveloped In county, no zoning
Right-of-way to be dedicated: 50' for all interior streets, a minimum of 35 feet from centerline
along W. Salem Road to meet Master Street Planrequirements for a Collector Street, and 70 feet
of right-of-way a Collector Street traversing east-west through the property. Planning
Commission determination of Master Street Plan compliance, given the submitted alignment.
Street Improvements: 14 feet from centerline including pavement, curb, gutter, storm drains and
6-foot sidewalks along the property's frontage onto W. Salem Road. The north side of the street
will be required to be improved to Washington County Standards. W. Salem Road is also
required to be widened to a minimum width of 20 feet of pavement from the project to the
intersection with Deane Solomon. All interior streets shall be constructed to city specifications.
Adjacent Master Street Plan Streets: W. Salem Road and Gypsum Drive, both Collectors
Parkland Dedication: A neighborhood parkland dedication is recommended by the Parks and
K..-IReportsl20041PCReports108-23-04IPPL 04-1141(SCHLEGEL SUBDIVISION).doc August 23,2004
Planning Commission
PPL 04-1141 (Schlegel S/D)
Page 3.2
Recreation Board for this development. The Parks and Recreation Board on August 10 voted to
recommend a modified proposal to accept no less than 3 acres of parkland. The park will be
designed and constructed by the developer to City of Fayetteville park standards and shall
include amenities found within a typical neighborhood park. All improvements shall total at least
the money-in-lieu of requirement necessary to improve the park to the standards of a typically
fully improved Fayetteville neighborhood park, a cost which may exceed$150,000.
Additionally, the developer is to completely build the park within one (1) year of Final Plat
approval. The POA established for the subject subdivision will be responsible for maintenance of
the park for a period of.15 years. The City of Fayetteville will own the parkland, to be deeded at
the time of Final Plat.
Tree Preservation: Existing canopy: 2.4 %
Preserved canopy: 0.0 %
Mitigation: $72,600 payment into the City's Tree Fund prior to
final plat approval.
Connectivity:
North: Currently W. Salem Road to the north is the only constructed street for accessing this
property. The applicant is proposing a connection to W. Salem Road to the north.
South: Crystal Springs III is constructing the street to the south. The applicant proposes to
connect to this future street to the Crystal Springs Phase III development to the south.
East: An intervening property, Lot#4 of springwoods C-PZD, a lot designated for
multifamily use, is to the east. The applicant proposes a stub-out for future connection
to Deane Solomon Road to the east, once Lot 44 develops. This stub-out is indicated to
be directly across from the approved entrance of springwoods Lot#5, a residential
subdivision east of Deane Solomon.
West: Currently vacant, agricultural land exists to the west. This property is not within the
City limits.A street stub-out is proposed to the west, at the north portion of the
property. A Collector Street right-of-way is proposed to stub-out to the west, as well, to
fufll the Master Street Plan goals.
Staff recommends a Collector Street right-of-way be dedicated, and a primary east-west street be
constructed, in keeping with the Master Street Plan. The applicant has prepared several
alternatives, and in meeting with various levels of city staff and divisions, requests Planning
Commission consideration of the submitted street alignment as meeting the intent of the Master
Street Plan.
Portions of Gypsum Drive have been removed from the Master Street Plan by City Council. Both
of the streets traversing the springwoods development to the cast were removed from the Master
Street Plan, due to concerns with potential impact to the existing wetlands and Clabber Creek. To
the west, a portion of Gypsum Dr. was constructed when the Crystal Springs, Phase I subdivision
was developed, connecting to Salem Road.
Recommendation: Staff recommends approval of PPL 04-1141 with the following conditions
of approval:
K.IReportsUOWPC Reportsl08-23-041PPL 041141(SCHLEGEL SUBDIVISION).doc August 23,2004
Planning Commission
PPL 04-1141 (Schlegel S/D)
Page 3.3
Conditions of Approval:
1. Planning Commission determination of Master Street Plan compliance, with regard to
Gypsum Drive, an cast-west Collector Street. This street is shown as an east-west 28 foot
street constructed from the eastern property line, through the round-a-bout, south on
Longfellow Parkway and west on Thoreau Fare to the west property line.
2. Planning Commission determination of parkland dedication. The Parks and Recreation
Board recommends a modifiedproposal to accept no less than 3 acres ofparkland. The
park shall be designed and constructed by the developer to the City of Fayetteville park
standards and shall include all amenities found within a typical neighborhood park. All
improvements shall total at least the money-in-lieu of requirement necessary to improve
the park to the standards of a typicallyfully improved Fayetteville neighborhood park, a
cost which may exceed$150,000. Additionally, the developer is to completely build the
park within one (1)year of Final Plat approval. The POA established for the subject
subdivision shall be responsible for maintenance of the park for a period of 15 years. The
City of Fayetteville will own the parkland, to be deeded at the time of Final Plat.
3. Sidewalks shall be constructed on both sides of all proposed streets. Along Collector
Streets, 6-foot sidewalks are required. Along Local Streets, 4-foot sidewalks are required.
Sidewalks are considered a part of the public improvements within a street section,and
are to be constructed at the right-of-way line.
4. Landscape islands within the public right-of-way shall conform to City of Fayetteville
minimum design standards and allow for emergency access clearance(20 feet clear).
5. The proposed round-a-boutto the east shall be designed to conform to established
standards and submitted for approval by the Engineering Division.
6. Street improvements shall include 14 feet from centerline including pavement, curb,
gutter, storm drains and 6-foot sidewalks along the property's frontage onto W. Salem
Road. The north side of the street shall be improved to Washington County Standards. W.
Salem Road shall also be widened to a minimum width of 20 feet of pavement from the
project to the intersection with Deane Solomon.
7. " Interior streets shall be constructed to city specifications a full 28 feet in width, including
curb, gutter,pavement, storm drains and sidewalks on both sides.
8. The developer shall provide a payment in the amount of$72,600 to be deposited into the
City's Tree Fund for tree canopy mitigation prior to Final Plat approval.
9. Street lights shall be installed with a maximum separation of 300 feet prior to final plat.
Standard Conditions of Approval:
10, Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives -AR
K.'IReportsl20a4WCReportsIO8-23-04WPL 04-1141(SCHLEGEL SUBDIVISION).doc August 23,2004
Planning Commission
PPL 04-1141 (Schlegel S/D)
Page 3.4