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HomeMy WebLinkAbout2004-10-25 - Agendas - Final FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS 125 W.Mountain St. Fayetteville,AR 72701 Telepbone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISION Monday,October 25,2004,5:30 p.m. Room 219,City Administration Building The following items will be considered: Approval of Minutes from the 10/11/2004 meeting. Old Business: 1. CUP 04-1224:Conditional Use(JOHNNY WALKER,529): Submitted by JOHN M.WALKER for property located at 3548 E HUNTSVILLE ROAD. The property is zoned R-O,RESIDENTIAL OFFICE and contains approximately 0.51 acres. The request is to approve a multi-family use in an R-O.Residential Office,Zoning District. Planner: JEREMY PATE 2. RZN 04-1223:Rezoning(TRACY HOSKINS,361): Submitted by TRACY K.HOSKINS for property located at 1719 N RUPPLE RD. The property is zoned RSF-1, SINGLE FAMILY- 1 UNIT/ACRE and contains approximately 11.73 acres. The request is to rezone the subject property to RSF-4,Residential Single-family,4 units per acre. Planner:JEREMY PATE 3. RZN 04-1221:Rezoning(SCOTT,255): Submitted by ED&PATRICIA SCOTT for property located at 3196 SKILLERN ROAD. The property is zoned R-A,RESIDENTIAL-AGRICULTURAL and contains approximately 2.01 acres. The request is to rezone the subject property to RSF4,Residential Single-family,4 units per acre. Planner: LEIF OLSON 4. RZN 04-1219:Rezoning(HANCOCK/WILSON,323): Submitted by PROJECT DESIGN CONSULTANTS,INC for property located at 2389 SALEM ROAD. The property is zoned R-A,RESIDENTIAL-AGRICULTURAL AND RSF-1,RESIDENTIAL SINGLE FAMILY- 1 UNIT PER ACRE,and contains approximately 14.94 acres. The request is to rezone the subject property to RSF-4,Residential Single-family,4 units per acre. Property Owner: H.E.&HYE C.WILSON Planner: SUZANNE MORGAN 5. RZN 04-1225:Rezoning(CONNER LAW FIRM,529): Submitted by ROBERT JEFF CONNER for property located at 3398 E HUNTSVILLE ROAD. The property is zoned RSF-4,SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.78 acres. The request is to rezone the subject property to R-O,Residential Office. Planner: SUZANNE MORGAN 6.ANX 04-1212:Annexation(HARPER/BOWEN, 100): Submitted by MICHELE,A HARRINGTON for property located at 5512 GEORGE ANDERSON ROAD. The property is in the Planning Area and contains approximately 2.68 acres. The request is to annex the subject property into the City of Fayetteville. Property Owner: G&L PROPERTIES,LLC Planner: SUZANNE MORGAN 7.RZN 04-1213:Rezoning(HARPER/BOWEN,100): Submitted by MICHELE,A HARRINGTON for property located at 5512 GEORGE ANDERSON ROAD. The property is zoned R-A,Residential Agricultural,and contains approximately 2.68 acres. The request is to rezone the subject property to RSF-4,Residential Single-family,4 units per acre. Property Owner: G&L PROPERTIES,LLC Planner: SUZANNE MORGAN New Business: 8. ADM 04-1299:Administrative Item(STONEBRIDGE MEADOWS PH.II):The request is to amend the approved PPL 03- 17.00 ofStonebridge Meadows Phase II subdivision to create two phases for construction and platting. Planner: SUZANNE MORGAN 9. PPL 04-1246:Preliminary Plat(LEGACY POINT PHASE IV,475): Submitted by DAVE JORGENSEN for property located at DOUBLE SPRINGS RD AND LEGACY POINTE PH.I-III AND S OF OWL CREEK. The property is zoned RSF-4,SINGLE FAMILY-4 UNITS/ACRE and contains approximately 29.29 acres. The request is to approve the Preliminary Plat of Phase IV of the subdivision with 77 single family lots proposed. Property Owner: CHARLES SLOAN Planner: JEREMY PATE 10.RZN 04-1243:Rezoning(MEDLEY,557/596): Submitted by RONALD DEAN MEDLEY for property located at 3507 W 6TH STREET. The property is zoned R-A,RESIDENTIAL-AGRICULTURAL and contains approximately 1.03 acres. The request is to rezone the subject property to C-2,Thoroughfare Commercial. Planner:JEREMY PATE -. 11.ANX 04-1252:Annexation(NOONCASTER/KELLY,61): Submitted by RAYMOND SMITH for property located at S OF ALBRIGHT ROAD. The property is in the Planning Area and City of Springdale and contains approximately 14.53 acres. The request is to annex the subject into the City of Fayetteville. Property Owner: JOHN&LESLIE NOONCASTER Property Owner: FRANK&ANN KELLY Planner: SUZANNE MORGAN 12.RZN 04-1253:Rezoning(NOONCASTER,61): Submitted by RAYMOND SMITH for property located at S OF ALBRIGHT ROAD. The property is zoned R-A,Residential Agricultural,and contains approximately 11.76 acres. The request is to rezone the subject property to RSF4,Residential Single-family,4 units per acre. Property Owner: JOHN&LESLIE NOONCASTER Planner: SUZANNE MORGAN 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 huther 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 7aye I PC Meeting of October 25, 2004 - ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Jeremy Pate, Senior Planner Matt Casey, Staff Engineer THRU: Dawn Warrick, A.I.C.P., Zoning&Development Administrator DATE: October 18,2004 CUP 04-1224: (JOHNNY WALKER,529): Submitted by JOHN M. WALKER for property located at 3548 E. HUNTSVILLE ROAD. The property is zoned R-O, RESIDENTIAL OFFICE, and contains approximately 0.51 acres. The request is to approve a multi-family use in an R-O, Residential Office Zoning District. Planner: JEREMY PATE Findings: Background: This item was tabled at the last regular meeting of the Fayetteville Planning Commission, October 11, 2004, at the request of the applicant. Property Description: The subject property is located at 3548 E. Huntsville Road, approximately 0.7 miles east of Deadhorse Mountain Road. The property consists of approximately 0.51 acres and is zoned R-O, Residential Office. Existing development on the site consists of a two-family dwelling unit, a barber shop, and the foundation of a single family home destroyed by fire. Surroundin Zonin /Land Use: Direction Land Use Zoning North Vacant land RSF-4 South Huntsville Rd, Single family home C-1, R-A East Sin le Family homes RSF-4 West Vacant, Mobile Home Park RSF-4, RMF-24 Proposal: The applicant proposes to construct a two-family dwelling unit on the subject property to replace the single family home recently lost to fire. One (1)two-family dwelling is allowed on the subject property by right. Because there is an existing two-family dwelling unit on the property, and an additional two (2)units are proposed, this constitutes,a multi-family development, all on one lot of record. Multi-family dwelling units are allowed in the R-O zoning district with Planning Commission approval of a Conditional Use. The applicant intends to develop in two phases: Phase I will consist of the final demolition and removal of the single family home damaged in a fire and construction of an 1800 SF two-family dwelling with October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.1 appropriate parking. Phase R will consist of the demolition of the existing nonconforming two- family unit and the construction of a new two-family unit,conforming to zoning and development regulations. Request: The request is to allow for Use Unit 26,Multi-family dwellings,within an R-O, Residential Office district,for the purpose of constructing an additional two-family dwelling structure on the property. Recommendation: Staff recommends approval of CUP 04-1224, subject to the following conditions: Conditions of Approval: 1. All appropriate city permits for the proposed construction shall be obtained through the building permit process of the City of Fayetteville. 2. Only two (2)additional dwelling units shall be permitted on the subject property, in compliance with all applicable development and zoning ordinances. 3. The existing nonconforming duplex shall be removed prior to the issuance of building permits to construct a second new two-family structure (Phase II as identified in the attached materials). 4. The existing access drive shall be upgraded to conform to City of Fayetteville regulations at the time of development. 5. Existing and new trash dumpsters shall be screened from view, with access not visible from the street. 6. Staff recommends the front parking area along Huntsville Road be screened, where possible, with a combination trees and shrub planting. Said screen shall be coordinated with the Landscape Administrator at the time of development. 7. A maximum of 60% of the lot may be occupied by the buildings located on said lot. 8. The applicant shall contribute a money-in-lieu of sidewalk construction fee of$1,872 ($3 per SF, 104 linear feet), based on the recommendation of the Sidewalk Administrator. 9. Any additional structure erected upon the property, other than those principal structures present or proposed with the Conditional Use Request, shall be accessory in size, use and nature. Specifically, storage structures are subject to zoning and development ordinance requirements,and shall be permitted accordingly. October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.2 PLANNING COMMISSION ACTION: yes Required Approved Denied Date: October 25,2004 The "CONDITIONS OF APPROVAL",stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date GENERAL PLAN DESIGNATION: Residential § 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 multi-family use with the R-O zoning district. 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. October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.3 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§ 161.15 to grant the requested conditional use permit. (b.) That the granting of the conditional use will not adversely affect the public interest. Finding: Granting the conditional use will not adversely affect the public interest. Prior to the fire that destroyed the single family home on the property,the subject tract was developed with a duplex, commercial structure and single family home for many years. Surrounding properties are commercial or residential in nature,with Huntsville Road, a busy Principal Arterial,to the south. No substantial increase in traffic will be generated by this proposal. The request to rebuild one(1) additional unit than that which has existed on the site does not adversely affect the public interest. (c.) The Planning Commission shall certify: (l.) Compliance with the specific rules governing individual conditional uses; and Finding: There are no specific rules governing this 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: Sufficient ingress and egress to the property is provided with the existing entrance drive. With new development on the property,the access drive shall be upgraded to meet city codes. (b.) Off-street parking and loading areas where required, with particular attention to ingress and egress, October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.4 economic, noise,glare, or odor effects of the special exception on adjoining properties and properties generally in the district; Finding: Off-street parking for the additional two (2) dwelling units shall be provided in accordance with city ordinances. The existing barber shop currently utilizes a on-conforming parking lot, located directly off of Huntsville Road. Staff recommends this parking area be screened,where possible,with a combination tree and shrub planting. Said screen shall be coordinated with the Landscape Administrator at the time of development. (c.) Refuse and service areas, with particular reference to ingress and egress, and off-street parking and loading, Finding: Trash dumpsters shall be screened from view,with access not visible from the street. (d.) Utilities, with reference to locations, availability, and compatibility; Finding: Existing utilities serve the subject property. (e) Screening and buffering with reference to type, dimensions, and character; Finding: Staff finds screening and/or buffering of the existing parking area fronting onto Huntsville Road to be applicable for the subject request,due to the fact that a more intense use of the property is proposed. The existing parking area is a nonconforming parking lot serving the existing barber shop,located directly off of Huntsville. Though street improvements are not required with the proposed development of this tract,screening of the parking area is appropriate,where practical. (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 setbacks and other open space; and Finding: Required setbacks are to be met with any new development on the subject property. The existing nonconforming duplex shall be removed prior to the October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.5 construction of Phase II,the second new two-family structure. (h.) General compatibility with adjacent properties and other property in the district. Finding: This use is generally compatible with adjacent residential and multi-family uses, and has existed in a similar state for many years without complaint. The allowance of an additional unit, along with improvement to existing access and screening of the parking area,will benefit the neighborhood and other properties in the area. October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.6 from§161.15 District R-O,Residential Office Individual lot 2,500 s .ft. Single-family 6,000 s .ft. (A) Purpose. The Residential-Office District Two-family 6,500 s .ft. is designed primarily to provide area for Three or more 8,000 s :ft. offices without limitation to the nature or size Fraternity or Sorority 1 acre of the office, together with community facilities, restaurants and compatible (3) Land area per dwelling unit, residential uses. Manufactured home 3,000 sq.ft. (B) Uses. Townhouses&apartments: No bedroom 1,000 sq.ft. (1) Permitted uses. One bedroom 1,000 sq.ft. Two or more bedrooms 1,200 sq.ft. Unit 1 City-wide uses by right Fraternity or Sorority 500 sq.ft.per resident Unit 5 Government facilities Unit 8 Single-family dwellings (D) Density. Unit 9 Two-famfly dwellings Unit 11 Manufactured home park Units per acre 4 to 24 Unit 12 Offices,studios and related services Unit 25 Professional offices (E) Setback regulations (2) Conditional uses. Front 30 ft. Front,if parking is allowed between the 50 ft. Unit 2 City-wide uses by conditional use right-of-way and the building permit - Side - 10 ft. Unit 3 Public protection and utility facilities Side,when contiguous to a residential 15 ft. Unit 4 Cultural and recreational facilities district Unit 13 Eating places Rear,without easement or alley 25 ft. Unit 24 Home occu ations [ _'n Rear,from center line of public alley 10 ft. Unit 36 Wireless communications facilities (F) Height regulations. There shall be no (C) Bulk and area regulations. maximum height limits in R-O Districts, provided, however, that any building which (1) Lot width minimum. exceeds the height of 20 feet shall be set back with any boundary line of any RSF or RMF Manufactured home park 100 ft. District an additional distance of one foot for Lot within a manufactured home 50 ft. each foot of height in excess of 20 feet. park Single-family 60 ft. (G) Building area. On any lot, the area Two-family 60 ft. occupied by all buildings shall not exceed 60% €e - of the total area of such lot. (2) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home 4,200 sq. ft. park Townhouses: Development 10,000 sq.ft. October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.7 Jahn Walker 878 Fritz Dr. Fayetteville, AR 72701 August 18'h, 2004 Request for Conditional Use Permit 3548 E.Huntsville Rd. With this conditional use application, I am proposing to do the following: Phase I -Demolish the existing approx. 1100 square foot house which was damaged in a fire Construct an 1800 square foot duplex to include a parking area for four cars -Construct a 450 square foot storage building Phase 11 -Future demolition of non-conforming duplex with 1800 square foot duplex with parking for four cars This site has three beautiful maple trees and an attempt will be made to incorporate these trees into the building site. My goal, after these improvements have been made, is to have a more pleasing property. Thank you for your consideration of this request. M, Walker October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.8 lot I ! 40o se' - Z UNITS fp di CIC ; Q00 $a2y I a ! � ^rTSv![( k,) October 25,2004 �Ianning Commission CUP 04-124(Johnny Walker) `foo Page 1.9 1 25 Q x: ! b��us h ueucoarot<mw4 u,�tr ti � g a ti ututrs � co.�srw��t 96a 5Q! 1 109 6w :} •� I L UNITS.IN C,0NQU 1NN CV j Unrir 1 i l?uth 3 r f 400 sQ' s yoo sci� I s — A I ------------ . . �i j m WAST 10 C1 I a. � 1 3 �. r 1 i , f _ a tJaa�t �s N�uT4vf _ h$ -oLt October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.10 � zs 3 � , i - G ' I i { i f { 3 E_ October 25,2004 mng Commission El JAS CUP 04-1224 Johnny Walker) Page 1.11 i 1�- ISQ S� �� CONRLtUW(ON r. 0 `u - 5'fiR Sixt 3 3 1 00 BEDROOM 1 �� sms s usl " BEDROOM 1 z2`-0" x sa•_3•, eklu a= KfTCHEN `_, K1'4..ECHEN ` c, anm 12•-V x 1a._3••. '.,. �3 }Y.. %7•-9'• °�Q �1 iNEf.' REfi1 �—i pLKiC PtiP:. 1 �_J LWiNG ROOM LMNG ROOM BEDROOM 2 1a-o^ x v'-a" t o-a x W-91, BEDROOM 2 12'-0" X 10'-5" ,g 12•-0" x 10• �i - - PORCH t �z._..� 14 .c3s`a"'v-wn4ah. Highway. u€11;£1. 45 - BewafOrt. .S<t., Copyright©2004,The COOL house pians company October 253 2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.12 J - -. an A .L - of4. xa�. {a1 i '-a{ iLt lx14 + Atk }'t LE ,t Copyright©2004,The COOL house plans company October 25,2004 Planning Commission CUP 04-1224(Johnny Walker) Page 1.13 � , I I WI rfi 2 s' .. _ t_ri.yrsF�tas F Gln t d' /� •t c - jII 11 �I�L •,.-r '�I� WiI it " i CUP0View JOHNNY WALKER One MileleView I 1 1 4 e ATE DR I - . _(RW41 E� I Lj – ,I RM�2s ' MA RD 1 cxa✓ ' - J I� l1_ R + RAI IiSFi it j _ G2 --, G2 A R-A 11 RMF2 R-A G-1t 1 SFA F ft, 0.$F !12 't A SF2 —J��–r7 � T V 1 \ 1 RSF1y�l T�� I I Aff2j l/v _ i SFA i IA R i Ij RA I F_--..__._–. n i...____–.– -_– – RSF-,� K '•"� �. `�+:.�y'r R-A y I z RSN y o I u .." Tba} 5 ucpt Overview Legend -' Subject Property Boundary Master Street Plan ---__- -- DOPD4-7224 �\` Master Street Plan Planning Area . Freeway/Expressway Streets rpooag - Streets oo°Overlay District �Principal Arterial ❑ _ Existing J Outside City Mino,Aderial - , I13IIIIII Planned collector October 25,2004 -- •���Histotic Celieclw Planning Commission 0 0.1 0.2 0.4 0.6 0.6 UP 04-1224(Johnny Walker) Miles Page 1.15 Reports for Items 2-7 of`Old Business' were not reprinted at the request of the Planning Commissioners. This information may be found in your October 11, 2004 agenda packet. 7aye ,i PC Meeting of October 25, 2004 ARKANSAS 125 W. Mountain St. THE CITY OF FAYETTEVILLE,ARKANSAS Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Associate Planner THRU: Dawn Warrick,AICP,Zoning &Development Administrator DATE: October 21, 2004 SUBJECT: RZN 04-1219 (Hancock/Wilson) RZN 04-1219:Rezoning(HANCOCK/WII.SON,323): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at 2389 SALEM ROAD. The property is zoned R-A, RESIDENTIAL-AGRICULTURAL AND RSF-1,RESIDENTIAL SINGLE FAMILY 1 UNIT PER ACRE, and contains approximately 14.94 acres. The request is to rezone the subject property to RSF-4, Residential Single-family,4 units per acre. Property Owner: H.E. &HYE C. WILSON Planner: SUZANNE MORGAN The attached memo from the Engineering Division is supplemental information for the Hancock/Wilson rezoning request. October 25,2004 Planning Commission RZN 04-1219(Hancock/Wilson) Page 4.1 TYe evl le ARKAN SA$ THE CITY OF FAYEITEVII,LE,ARKANSAS 113 West Mountain St. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 501-575-8206 To: Fayetteville Planning Commission Thru: Jeremy Pate, Development Coordinator Suzanne Morgan, Development Coordi for From: Brent K. O'Neal, P.E. Staff Engine r Date: October 12, 2004 Re: Bridge Assessment--Wilson/Hancock Proper assessment of funds to bridge construction from the above referenced project would be based on the assumption of trip generation from the development. Number of trips would be determined at a later date when the number of dwelling units becomes known. It will be assumed that the direction of traffic flow will be based on percentage of those trips. It will be first assumed that half of the trips generated from the site will go south to Mt. Comfort Road, and the other half will go north,needing to cross Clabber Creek. This subject property is bounded by Rupple Road on the west and Salem Road on the east,therefore we can guess that half of the north bound trips will go to Rupple and north, and the remaining half will take Salem north. One-fourth of the trips generated by a development on the Wilson/Hancock tract will utilize a bridge on Rupple Road, and one-fourth of the trips will utilize a bridge on Salem Road based on these assumptions. October 25,2004 Planning Commission RZN 04-1219(Hancock/Wilson) Page 4.'i ADM 04-1299 Page I PC Meeting of October 25, 2004 An.KA NSAS 125 W. Mountain St. TEE CITY OF FAYETTEVILLE,ARKANSAS Fayetteville,AR 72701 Telephone:(479)575-8267 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan,Associate Planner THRU: Dawn Warrick, AICP, Zoning& Development Administrator DATE: October 20, 2004 ADM 04-1299: Administrative Item (STONEBRIDGE MEADOWS PH. II): The request is to amend the approved PPL 03-17.00 of Stonebridge Meadows Phase II subdivision to create two phases for construction and platting. Planner: SUZANNE MORGAN Findings: Background: On October 27, 2003, the Planning Commission approved PPL 03-17.00 for development of Stonebridge Meadows Phase II. The approved subdivision of 154 lots on 59.26 acres is located south of Goff Farm Road and Phase I of Stonebridge Meadows Subdivision. Proposal: The applicant requests approval of an amended preliminary plat for the addition of phase lines for platting purposes. The revised plat reflects two phases of development. Phase II contains 88 lots located west of the subdivision with the Phase III consisting of the remaining 66 lots and a 6.85-acre tract preserved for future park land and development. The division of this preliminary plat into phases allows for each phase to be approved and recorded for sale of individual lots independent from the other. Surrounding Land Use: R-A(Residential Agriculture), RSF-4 (Single-family residential—4 units per acre), and Planning Area used for Single-family dwellings and a golf course. Water&Sewer: A final inspection of streets,water, and sewer will be conducted prior to Subdivision Committee consideration of the final plat for each phase. Right-of-way: There are two streets within the proposed subdivision that provide connectivity to Goff Farm Rd, an existing street, with all other streets stubbed to undeveloped property. The proposed Phase II includes both connections to Goff Farm Rd. Parks: The park land dedication for 153 single family lots is 3.67 acres. This park land is located within the proposed Phase III. Staff recommends infrastructure accessing the park land be included in Phase II so that future residents of this subdivision may access the park land prior to final plat of Phase III. Recommendation: Staff recommends approval of ADM 04-1299 with the following conditions: K.:IREPOR7SI20041PCREPOR73110-25-04UDM 04-1299(SVNEBRIDGE MEADOWS PH II).DOC October 25,2004 Planning Commission ADM 04-1299(Stonebridge Meadows Ph.In Page 8.1 ADM 04-1299 Page 2 Conditions of Approval: 1. Compliance with all conditions of the approved PPL 03-17.00. 2. Right-of-way shall be dedicated with Phase II of this plat to provide necessary lot frontage and access for lot 144, park land. 3. Area south of parkland proposed for a future phase shall be labeled Future Phase IV. 4. Modification of condition# 8 of the approved preliminary plat which stated: Within two years of final plat approval, if Phase III has not been constructed, a permanent cul-de-sac is to be constructed, located outside of dedicated park property. To now state: Within two years of Phase III final plat approval, if Phase IV has not been constructed, a permanent cul-de-sac is to be constructed, located outside of dedicated park property. 5. Lots shall be renumbered such that the lot numbers within each Phase are consecutive. 6. Additional conditions: a. b. c PLANNING COMMISSION ACTION: yes Required Approved Denied Date: September 27, 2004 Comments: The"CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date K.IREPOR1SI20041PCREPOR7SV0-25-04UDM04-1299(SUNEBRIDGE MEADOWS PH 11).DOC October 25,2004 Planning Commission ADM 04-1299(Stonebridge Meadows Ph.II) Page 8.2 PPL 03-17.00 Page I FAYETTEVILLE PC Meeting of October 27, 2003 .THE CrrY OF FAYETTEVI LLE,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.LC.P., Zoning &Development Administrator DATE: October 21, 2003 PPL 03-17.00: Preliminary Plat(Stonebridge Meadows Ph. II, pp 608)was submitted by Tom Hennelly on behalf of Bill Meadows of Meadows Enterprises for property located south of the intersection of River Meadows Dr. and Goff Farm Rd. The property is zoned R-A, Residential Agricultural, and RSF-4,Residential Single-family 4 units per acre, and contains 59.26 acres. The request is for a residential subdivision with 154 lots proposed with an adjacent outlot shown for future development of Phase III and park land. Planner: Suzanne Morgan Findings: Proposal: The applicant is requesting to create a residential subdivision of 154 lots on 59.26 acres. The subdivision is adjoins Stonebridge Meadows Phase I and abuts Stonebridge Meadows Golf Course. Surrounding Land Use: R-A(Residential Agriculture), RSF-4 (Single-family residential—4 units per acre),and Planning Area used for Single-family dwellings and a golf course. Water &Sewer: Water and sewer will be extended to serve the proposed subdivision. Density: At 154 lots on 59.26 acres,there will be a total of 2.6 units per acre. Right-of-way being dedicated: Right-of-way for Goff Faun Rd. to equal 70' total where Stonebridge Meadows borders both sides of the road and 35' from centerline where the subdivision is adjacent to the south side of the road only to fulfill requirement of the Master Street plan which designates this street as a collector. • 50' of right-of-way built to City standards for the following roads: Cherry Hills Dr., River Meadows Dr.,Doral Dr., Pumpkin Ridge Dr., Troon Dr., and Oakmont Dr. Street Improvements: Staff is recommending a minimum of 14' from centerline including curb and gutter, storm sewer and sidewalk along the entire length of the property, including the portion along the existing golf course. K.IREPOR7S120031PCREPOR7SV0-271PPL 03-17.00 SIONEBRIDGE MEADORS PK 11DOC - October 25,2004 Planning Commission ADM 04-1299(Stonebridge Meadows Ph.I1) Page 8.3 PPL 03-17.00 Page 2 Adjacent Master Street Plan Streets: Goff Farm Road, a collector street. Parks: The Parks and Recreation Advisory Board accepted a land dedication on June 2, 2003. The park land dedication for 153 single family lots is 3.67 acres. The two acre tract consisting of lots 144-148 was dedicated to the City of Fayetteville in 1998 as Eagle Park with Phase I. A request has been made to abandon this park and rededicate it to the east. At the time of rezoning this property RSF-4, the 1.95 acre tract of land was dedicated for park land and subsequently retained its R-A zoning. Currently, the applicant proposes to dedicate 5.62 acres to Parks to satisfy parkland requirements for Stonebridge Mountain Phases I (1.95 acres)and II(3.67 acres). The remaining 6.68 acres will be labeled"Outlot", proposed for future phases and parkland dedication. Tree Preservation: Existing canopy: 1.13%% Required canopy: 1.13% Preserved canopy: 0.45% Mitigation required: $12,375 to the City of Fayetteville Tree Fund Background: The preliminary plat for Stonebridge Meadows was heard at the Technical Plat Review on October 1, 2003 and at Subdivision Committee on October 16, 2003. The Subdivision Committee forwarded the project to full Planning Commission. Discussion for this project included density and traffic along Goff Farm Road. Recommendation: Staff recommends approval of PPL 03-17.00 with the following conditions: Conditions of Approval: 1. The following corrections shall be made to the plat: • Right-of-way dedication to match finding. • A note shall be added to the plat which will prohibit the construction of any type of barricade along public easements to park land. • Note#7 on the plat shall be corrected to reflect current park land proposal. • The remaining 6.85 acres shall be labeled an "Outlot". • Indicate clearly on both site plan drawings which trees are proposed to be removed and those proposed to be preserved. • Trees proposed for preservation should not be located within areas likely to be built or disturbed from construction activity. 2. Tree canopy on the eastern edge of the subdivision needs to be placed in preservation with protective measures shown on the tree preservation plan(lots 84—88). 3. The City of Fayetteville will be shown as an owner on the plat and will sign as an owner of 1.95 acres of the proposed subdivision on the application. KIREPOR1SI2003WCREPORTS110-271PPL03-17.00 S70NEBRIDGE MEADOWS PK 7/DOC October 25,2004 Planning Commission ADM 04-1299(Stonebridge Meadows Ph.II) Page 8.4 PPL 03-17.-00 Page 3 4. Prior to submittal of construction plans, City Council shall grant approval for the rezoning of the,1.95 acre tract of land dedicated as Eagle Park in 1998. If the City Council denies the rezoning, Stonebridge Meadows Phase II shall be resubmitted as a preliminary plat showing the 1.95 acre tract zoned as Residential Agriculture with one single-family residence allowed. 5. The existing Eagle Park(1.95 acres)must be exchanged in a manner approved by the City Attorney for land contiguous to the Phase II dedication. 6. Park property must be defined and approved by Parks Staff before signing of final plat. 7. Right-of-way shall be dedicated with this plat to provide necessary lot frontage and access for lot 144,park land. 8. Within two years of final plat approval, if Phase III has not been constructed, a permanent cul-de-sac is to be constructed, located outside of dedicated park property. 9. The perimeter description shall include the 6.68 acre outlot proposed for future park land dedication and Phase Ill. 10. Planning Commission determination of offsite street improvements to include Goff Farm Road. Staff recommends a minimum of 14'from centerline including curb and gutter, storm sewer and sidewalk along the entire length of the property, including the portion along the existing golf course. 11. Proposed right-of-way shall be dedicated with the Final Plat. 12. All street names shall be approved by the 9-1-1 Coordinator. Standard Conditions of Approval: 13. 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, SW13T, Ozarks, SWEPCO, Cox Communications) 14. 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. 15. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. K.'MPOR2S120031PCREPOR73110-2TPPL 03-1 Z00 S701VEBRIDGE MEADOWS PH.IL DOC October 25,2004 Planning Commission ADM 04-1299(Stonebridge Meadows Ph.In Page 8.5 PPL 03-17.00 Page 4 16. Sidewalk construction in accordance with current standards to include a four foot sidewalk and a minimum of six feet of green space on both of interior roads and a six foot sidewalk with a minimum of ten feet of green space along Goff Farm Road. Sidewalks shall be installed or guaranteed in accordance with Ch. 158.01 prior to final plat approval. 17. Preliminary Plat approval shall be valid for one calendar year. 18. Additional conditions: a. b. C. PLANNING COMMISSION ACTION: ves Required Approved Denied Date: October 27,2003 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 K.IREPORM70031PCREPORM10-271PPL 03-17.00 S70NEBRIDGE MEADOWS PK ILDOC October 25,2004 Planning Commission ADM 04-1299(Stonebridge Meadows Ph.11) Page 8.6