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THE CITY OF FAYETTEVILLE, ARKANSAS
AGENDA FOR A MEETING OF THE
PLANNING COMMISION
Monday,February 28,2005,5:30 p.m.
Room 219,City Administration Building
The following items will be considered:
Approval of Minutes from the 02/14/2005 meeting.
Consent:
1. ADM 05-1425: Administrative Item(HARPS LSD,401):Request to extend the approval of the Large Scale Development,
LSD 04-05.00(Clary Dev/Harps),for property located north of Wedington Drive and East of Colorado Drive.
Planner: SUZANNE MORGAN
New Business:
2. PPL 05-1386: Preliminary Plat(BELLWOOD SN PHASE I,400): Submitted by DAVE JORGENSEN for property
located at N OF WEDINGTON,BETWEEN RUPPLE RD AND PLUM TREE DRIVE. The property is zoned RSF-4,SINGLE
FAMILY-4 UNITS/ACRE and contains approximately 26.40 acres. The request is to approve a residential subdivision with 78
single family lots proposed.
Property Owner: MARK FOSTER Planner: SUZANNE MORGAN
3. PPL 05-1388:Preliminary Plat(CRESCENT LAKE,607): Submitted by TOM HENELLY for property located at GOFF
FARM ROAD,W OF STONEBRIDGE MEADOWS PH.1. The property is zoned RA,RESIDENTIAL-ACRE LOT and contains
approximately 17.50 acres. The request is to approve a preliminary plat of a residential subdivision with 43 single family lots
proposed.
Property Owner: LAMBERTH&CARLTON LLC Planner: SUZANNE MORGAN
4. LSD 05-1385:Large Scale Development(WESTSIDE TREATMENT PLANT,479/515): Submitted by MCGOODWIN,
WILLIAMS&YATES,INC.for property located at PERSIMMON,BETWEEN BROYLES AND 54TH. The property is zoned
R-A,RESIDENTIAL-AGRICULTURAL and contains approximately 321.64 acres. The request is to approve a wastewater
treatment facility on the subject property with 4,867 s.f. and 30 parking spaces proposed.
Property Owner: CITY OF FAYETTEVILLE Planner: JEREMY PATE
5. LSD 05-1390: Large Scale Development(GLASSHILL CARWASH,566): Submitted by MANDY BUNCH for property
located at THE S SIDE OF HWY 16E,JUST E OF THE HWY 265 INTERSECTION. The property is zoned C-2,
THOROUGHFARE COMMERCIAL and contains approximately 1.23 acres. The request is to approve a 3,792 s.f. carwash.
Property Owner: BOB HILL 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 arc 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.
2005 Planning Commissioners
Nancy Allen
Jill Anthes
Candy Clark
James Graves
Christine Myres
Alan Ostner
Loren Shackelford
Sean Trumbo
Christian Vaught
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to PC Meeting of February 28, 2005
-
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: Suzanne Morgan, Associate Planner
THRU: Jeremy Pate, Director of Current Planning
DATE: February 24, 2005
ADM 05-1425: Administrative Item (HARP'S LSD,401): Request to extend the approval of
the Large Scale Development, LSD 04-05.00 (Clary Dev/Harps), for property located north of
Wedington Drive and East of Colorado Drive.
Planner: SUZANNE MORGAN
BACKGROUND
Project Description: The approved LSD is to construct a 31,118 s.f. Harps grocery store on lot 8
of Wedington Place Subdivision Phase II located north of Wedington Dr. and east of Colorado
Drive.
Background: The original LSD for this site was approved 4-3-2 vote by the Planning
Commission with Commissioners Ostner, Hoover, and Anthes voting no. On October 29, 2004,
the applicant requested approval of a major modification of the exterior elevations. The
modifications included a modified parking orientation from 90° to 450 (angled)parking and
changes to the building elevations to include more substantial brick columns, the building
materials and color, and add a column feature and windows on the western elevation. The
Subdivision Committee voted 3-0-0 to approved this major modification.
The applicant has submitted all required fees and other initial construction plans to obtain
building permit approvals for all of the construction for the subject property. A grading permit
for the property has been issued, and the building permit is under review.
Proposal: The applicant requests to extend the approval of the Large Scale Development for one
year,to expire on March 08, 2006. All permiVre required to be obtained prior to the one-year
deadline, measured from the date of final approval. If this is not possible, the Unified
Development Code allows for a one-time extension request to be made to the Planning
Commission, if submitted prior to this deadline. Should this extension be granted, all permits are
required to be issued before the one-year extended deadline.
RECOMMENDATION
Planning Staff recommends approval of ADM 05-1425,the requested extension to the LSD 04-
05.00, with the following conditions:
K.'IReports120051PCReportr102-28-05WDM05-1425 (ClaryD" hFarps LSD Extention).doc February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.1
1. The applicant shall be allowed until March 08, 2006 to receive all required building
permits. If, at this time, all permits required have not been issued, appropriate actions to
revoke the Large Scale Development approval shall be taken.
2. All other conditions of approval for the project shall remain applicable.
DISCUSSION
The Unified Development Code gives the Planning Commission authority to extend approval of
a large scale development one additional year if the applicant requests the extention prior to the
one year time limit and shows good cause why the tasks could not reasonably be completed
within the normal one year. It is within this time that the applicant shall receive all permits and
approvals as required by City, State, and Federal regulations to start construction of the
development or project.
The applicant has been working continuously within the last year to fulfill all conditions of
approval and obtain a building permit. Only guarantees for sidewalks and landscaping and a
revised landscape plan are outstanding prior to issuance of a building permit. No ordinance
amendments that would potentially affect this project have been passed since the Planning
Commission approval of the subject LSD 04-05.00,
The UDC allows a three year period from the date of issuance of a building permit to the receipt
of a final Certificate of Occupancy.
K1 Reports120051PC Reports102-28-05NDM05-1425 (Chry Dev_Harps LSD Extenfion).doc February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.2
CHAPTER 166: DEVELOPMENT
be completed within the normal one (1)
166.20 Expiration Of Approved Plans year limit.
And Permits
Expiration. If the required task(s)are not
(A) Applicability. The provisions of this completed within one (1) year from the
section apply to all of the following plans date of approval or during an allowed
and permits: extension period, all of the above-
enumerated plans and permits shall be
(1) Preliminary plats; rendered null and void.
(2) Planned zoning district developments;
(3) Conditional uses; (C) Three-year time limit.
(4) Large-scale developments;
(5) Lot splits; (1) Tasks to be complete. All of the above-
(6) Physical alteration of land permits; enumerated plans and permits are also
(7) Storm water,drainage,and erosion control conditioned upon the applicant completing
permits; the project and receiving final inspection
(8) Tree preservation plans;
(9) Sign permits;and, approval and/or a final Certificate of
(10) Floodplain development permits. Occupancy permit within three (3) years
from the date of issuance of a Building
(B) One-year time limit. Permit.
(1) Tasks to be completed All of the above- (2) Extensions. Prior to the expiration of the
enumerated plans and permits are three(3)year time limit,an applicant may
conditioned upon the applicant request the Planning Commission to
accomplishing the following tasks within extend the three (3) year period to
one(1)year from the date of approval: complete the project by up to two (2)
additional years. The applicant has the
(a) For any renovation or new burden to show good cause why the
construction, receive a building project could notreasonablybe completed
permit;and/or, within the three(3)year time limit.
(b) For a lot split, record a deed or
survey at the Washington County (3) Expiration. If the applicant fails to meet
Circuit Clerk's Office, the requirements of subsection (C)(1)
stamped for recordation by the City within three (3) years from the date of
Planning Division; and/or, issuance of a Building Permit or during an
(c) Receive a Certificate of Zoning allowed extension period,all of the above-
Compliance;-and/or, enumerated plans and permits,shall be .-.
(d) Receive all permits and approvals rendered null and void.
required by City, State, and Federal
regulations to start construction of
the development or project.
(2) Extensions. Prior to the expiration of the
one(1)year time limit, an applicant may
request the Planning Commission to
extend the period to accomplish the tasks
by up to one (1) additional year. The
applicant has the burden to show good
cause why the tasks could not reasonably
K:IReports120051PC Reports102-28-05WDM05-1425 (Clary Dev_Harps LSD Extendon).doc February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.3
It
LSD 04-.05.00
Page 1
FAYETTEVILLE PC Meeting of March 08,2004.,
THE CrrY OF FAYETTEVILLE,ARKANSAS -
113 W. Mountain St.
Fayetteville,AR 72701-
Telephone:5015754264
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: March 1,2004
LSD 04-05.00: Large Scale Development(Clary Development/Harps, pp 401)was submitted
by Brian Moore of Engineering Services,Inc. on behalf of Clary Development Corporation for
property located at Lot 8 of Wedington Place Addition. The property is.zoned C-2,
Thoroughfare Commercial, and contains approximately 4.61 acres. The request is to approve the
development of a 31,118 sq.ft. commercial building with 163 parking spaces proposed. Planner:
Suzanne Morgan
,Findings:
Proposal: The applicant proposes to construct a 31,118 s.f. Harps grocery store on lot 8 of
Wedington Place Subdivision Phase rI located north of Wedington Dr.and east of Colorado
Drive. This property is currently,vacant with no existing trees and is zoned C-2,Thoroughfare
Commercial. The applicant has submitted a request to the Board of Adjustment for a zero rear
lot line to the east of the lot,so that future development to the east may adjoin this structure. The
applicant shall process an application to vacate the existing 35' drainage easement located in the
northwest corner of the property and the 20' utility easement located along the eastern property
line. These easements were dedicated with the approval of Wedington Place Subdivision Ph. 1I
final plat: `
Surrounding Land Use/Zoning:
Direction Land Use Zoning
North Vacant RMF-24, Residential Multi-family,24
units per acre
South Sonic C-2, Thoroughfare Commercial
East Vacant C-2,Thoroughfare Commercial
West Single family and duplexes RMF-24, Residential Multi-family, 24
Arvest Bank units per acre
C-2, Thoroughfare Commercial
Right-of-way being dedicated: None. Colorado Drive, a local street on the Master Plan, is an
existing 55' right-of-way.
Street Improvements: None
F-i-Reports120041PC Report 103-08-041LSD 04-05.00 Clary Development-Harpsdoc February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.4
LSD 04-05.-00
Page 2
Adjacent Master Street Plan Streets: Colorado Drive(local)to the east and Wedington Drive
(principal collector)to the south,and Tahoe Place(local),a drive into the subdivision, to the
south.
Design Overlay District: The Design Overlay District boundary does not encompass any portion
of the subject property, however, it does overlay a portion of the subdivision. The approved final
plat states that any signage for all lots shall conform to the Design Overlay district standards for
monument signage. No freestanding signage is proposed at this time.
Tree Preservation: A waiver for submitting a tree preservation plan has been reviewed and
approved. There are no existing trees on this site.
Recommendation: Staff recommends forwarding LSD 04-05.00 to the full Planning
Commission with the following conditions:
Conditions to Address/Discuss:
1. Planning Commission determination and approval of Commercial Design Standards.
The applicant has proposed an alternate eastern elevation should an adjacent
structure not he installed within the parameters ofcondition #2.
2. If at the time of building permit approval the property to the east has not submitted a
complete large scale development application showing an adjoining structure to
Harps, the developer of lot 8 shall construct an eastern facade that complies with
commercial`design standards.
3. Drainage easement to be dedicated for the proposed storm sewer main grated inlet off
of street to cover pipe to detention pond.
4. Show the existing 10' utility easement on each side of the east property line
(proposed to be vacated).
5. Compactor.pad shall comply with requirements as determined by the Solid Waste
Division.
6. Variance for a rear lot line setback of 0' (a 20' variance)shall be approved by the
Board of Adjustment prior to issuance of building permit
7. Vacation of the 35' drainage easement and 20' utility easement along the east
property line shall be approved prior to issuance of building permit.
8. An easement plat shall be filed prior to issuance of building permit.
9. A 24' wide drive isle along the eastern property line of the parking lot shall be
constructed to include property off-site,
10. Wall signage shall comply with the provisions of Chapter 174: Signs and the Unified
K Wepora12004WC Repods103-08-04VSD 04-05.00 Clary Development-Karpsdac February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.5
LSD 04-05.00
Page 3
Development Code.
11. Freestanding signs shall conform to the Design Overlay District standards for
monument signage.
12. Bicycle racks shall be comply with all requirements as specified in Chapter 172.10.
13. The plat shall be revised to show correct zoning designations for parcel 765-21702-
000 as RMF-24.
14. Surveyor's signature and seal shall be included on the plat.
15. No structures shall be located within an easement.
Standard Conditions of approval:
16. One copy of final construction drawings showing tree preservation and protection
plans, and detailed landscape plans submitted to the Landscape Administrator.
17. An on-site inspection by the Landscape Administrator of all tree protection measures
before any land disturbance begins.
18. ' Parking lot lighting shall be shielded and directed away from adjoining properties and
utilize high pressure sodium lighting or energy equivalent.
19. All mechanicallutility equipment shall be screened using materials that are
compatible with and incorporated into the structure.
20. Trash enclosures shall be screened with access not visible from the street, with
materials compatible with and complimentary to those of the associate building.
21. 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)
22. 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.
23. Large scale development shall be valid for one calendar year.
24. 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.
K:MeporaL7004NC RepaM103-08-04MD 04-05.00 Clary Development-Harpsdoc February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.6
LSD 04-05.00
Page
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,
prion to the issuance of a Certificate of Occupancy
25. Additional conditions:
a frill i�u LY, inhr,i'e -lu MaA -U - Ml(ianum Dot y wngcQ
b. i
C.
PLANNING COMMISSION ACTION: yes Required
_Approved Denied
Date: March O8,2004
Comments: /) nn 1 ''AA
—`-3 ��� 11mMi55iouu5 (k1nU{ l�opy(PXr 4n(I ��L.A ✓Ann an.
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
K Weports12004IPC Reports 103-08-04VSD 04-05.00 Clary Development-Harps do - February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.7
l
ADM 04-1297
7aye" I SC Meeting,of October 29, 2004
AR:KANSA5
TRE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain Sc
Fayetteville,AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267
TO., Subdivision Committee Members
FROM: Suzanne Morgan, Associate Planner
Brent O'Neal, Staff Engineer
THRU: Dawn Warrick,A.I.C.P.,Zoning&Development Administrator
DATE: October 27, 2004
ADM 04-1297: Administrative Item(CLARY/HARP'S): The request is for major
modification to the approved LSD 04-05.00 for changes to.building elevations and parking.
Planner: SUZANNE MORGAN
BACKGROUND
Project Description: The subject property is located at lot 8 of Wedington Place Subdivision
Phase H,north of Wedington Dr. and east of Colorado Drive. The property is zoned C-2,
Thoroughfare Commercial, and while the Design Overlay District boundary does not encompass
any portion of the subject property, it does overlay a portion of the subdivision. The
development of this property will not require compliance with the Design Overlay District
requirements with the exception of signage.
Background• The original Large Scale Development for this site was approved by the Planning
Commission in March of 2004, with all conditions as stated by Staff,with the addition of
compliance with the 15-foot requirement for greenspace adjacent to Colorado Road. Compliance
with commercial design standards was discussed at length at the Subdivision Committee and
Planning Commission meetings (see attached minutes). This property is adjacent to residential
property to the north and west and commercial property to the east and south.
Proposal: The applicant requests to revise the approved large scale development with the
following modifications:
1. Modify parking orientation from 90° to 45° (angled)parking. Doing so will result in
the removal of 10 parking spaces along the landscaped area adjacent to Colorado
Drive and modify the configuration of landscape islands.
2. Modify building elevations to include more substantial brick columns, the building
materials and color,and add a column feature and windows on the western elevation.
DISCUSSION
The proposed modifications to the approved large scale development have been determined as a
major modification. In the event that a developer wishes to make major modifications to an
approved development, such modifications shall be submitted to the Subdivisions Committee for
approval or denial.
KlReports120041SCReports110-29-0414DM04-1297 (Chry-Harp's).doc -
February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.8
ADM 04-1297
At the time of preliminary plat consideration for Wedington Place Subdivision,the Planning
Commission discussed in great detail the development of a unifying theme that would meet
commercial design standards. The proposed modifications to the Harp's structure bring it into
greater conformance with the original proposal and design for developments within this
subdivision. Harps will be an anchor store for future development and set a precedent for the
design of f ature structures. Staff believes the proposed modifications will encourage
development of a retail subdivision that will comply with commercial design and Design Overlay
District standards.
RECOMMENDATION
Planning Staff recommends approval with the following conditions:
Conditions of Approval:
1. Subdivision Committee determination of compliance with Commercial Design Standards.
2. Compliance with all conditions of approval of LSD 04-05.00.
3. Large scale development approval is valid for one year from March 08,2004, the original
date of approval.
4. Additional conditions:
a.
b.
C.
Subdivision Committee Action: Approval O Forwarded to P.C.
Meeting Date: October 29.2004
Comments: c5jn,nLIUIl(>c-6eA
The "Conditions of Approval' listed in the report above are accepted in total without exception
by the entity requesting approval of this development item.
Signature Date
K.Wportsl2004WCRepor1s110-29-04NDM04-1297 (Cory-Harp's).d- February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.9
ADM 04-1297
CHAPTER 166: DEVELOPMENT
166.05 Large Scale Development(LSD)
(F) Modifications.
(1) Minor modifications. The Zoning and Development Administrator m y authorize minor
modifications in an approved large scale development. Minor modifications shall include,
but not be limited to, substitutions of one approved structural type for another or minor
variations in placement of buildings in such a way that the overall limits of approved floor
area,open space or rooms per acre are not increased.
(2) Major modifications.In the event that a developer wishes to make major modifications to an
approved development,such modifications shall be submitted to the Subdivisions Committee
in a form which compares the approved submission with the desired changes. After
submission, the Subdivision Committee shall approve or disapprove the requested
modifications at its next meeting.
K.'IReporisl200419C Repork170-29-04NDM04-1297.(CbrpHarp'v).doc -
February 28,2005
Planning Commission
ADM 05-1425(Clary Dev/Harps)
Page 1.10
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Overview Legend
_---.4 i Subject Property Boundary Master Street PlanEM -
LS004-05.00 t`4„3 Planning Area ..+FreewaylE'!ucssway
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S ,Pla ea February 28,2005
Outside City •.%. nistaAc Collector -
Planning Commission
SC
ADr 05-1425(Clary Dev/Harps)
0 0.1 0.2 0.4 0.6 0.8 . Page 1.13
Mlles
PPL 05-1386
Page l
. � PC Meeting of February 28, 2005
� ARKANSAS
THE CITY OF FAYETTEVfi 1,F.., ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Associate Planner
Brent O'Neal, Staff Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: February 22, 2005
PPL 05-1386: Preliminary Plat(BELLWOOD S/D PHASE I, 400): Submitted by DAVE
JORGENSEN for property located N OF WEDINGTON, BETWEEN RUPPLE RD AND
PLUM TREE DRIVE. The property is zoned RSF-4, SINGLE FAMILY- 4 UNITS/ACRE and
contains approximately 26.40 acres. The request is to approve a residential subdivision with 76
single family lots proposed.
Property Owner: MARK FOSTER Planner: SUZANNE MORGAN
Findings:
Property: The subject property contains 26.40 acres and is located between Rupple Road and
Willow Springs Subdivision. This property was annexed into the City of Fayetteville in 2004
and subsequently rezoned RSF-4. The applicant proposes to create a subdivision with 76single
family lots on the property. Approximately 2.05 acres, designated lot 77, is:proposed to be a
detention pond for the subdivision that will retain water as an aesthetic feature for the
surrounding lots.`
Public Comment: Staff has received comments from an adjoining land owner who had concerns
with tree preservation on this lot. Staff and the applicant's engineer have spoken to the citizen
and addressed his concerns (see attached letter).
SURROUNDING LAND USE AND ZONING:
Direction Land Use Zoning
North Vacant RSF-4, Res. Single Family—4 units/acre
Single family residential &pasture RSF-1, Residential Single Family— 1
South unit/acre
Single family residential &pasture RSF-1,Residential Single Family-- I
East unit/acre
West Single family residential RT-12, Residential Two & Three Family
Water and Sewer: Water and sewer lines shall be extended to serve the proposed development.
K.TeportA2005WC ReponsW2-28-05WL 05-1386(Bellwood Sub&vision Phase]).doe February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.1
PPL 05-1386
Page 2
Adjacent Master Street Plan Streets: Rupple Road, a Minor Arterial
Right-of-way to be dedicated: 45' right-of-way from the centerline of Rupple Road, and 50'
right-of-way dedication for all interior streets. At this time, there are several developments
occurring along Rupple Road. In order to avoid piece-meal improvements of Rupple Road, Staff
recommends an assessment be collected for improvements along Rupple Road adjacent to the
subject property. The City will utilize these funds at a future date to improve the entire length of
Rupple Road.
Connectivity: Connectivity is provided in all cardinal directions. Subdivision Committee found
in favor of the proposed connectivity.
Tree Preservation: Existing: 5.3%
Preserved: 2.2%
Required: 5.3%
Mitigation: Required
Recommendation: Staff recommends approval of PPL 05-1386 with the following conditions:
Conditions of Approval:
1. Planning Commission determination of street improvements. Staffrecommends
assessment of street improvements for Rupple Road. Staff has reviewed and approved an
estimate from the applicant for payment of$68,552.00 for improvements including street
14'from centerline, curb and gutter, 6'sidewalk at the right-of-way per Master Street
Plan, street lights at maximum 300'separation, and storm drainage (see attached letter).
2. Planning Commission determination of offsite assessments. Staff recommends that the
developer shall be proportionately assessed for future construction of the Rupple Road
bridge over Hamstring Creek in the amount of$5,160.00 based on a rational nexus.
3. An assessment in the amount of$4,994 shall be paid by the developer prior to Final Plat
for the unconstructed portion of Oakhaven Place stub-out to the north, approximately
81.65 feet in length.
4. Planning Commission determination of a waiver from 100' separation of a permanent
water surface from the finished floor of a proposed structure. The Engineering Division
recommends approval of the requested waiver with the condition that a fence is placed
around the pond prior to recordation of the final plat. The Subdivision Committee has
recommended approval of the requested waiver.
5. The temporary access easement filed with the Final Plat for the temporary cul-de-sac
shall be automatically abandoned at the time of the street extension to the north.
6. Lot 77 shall be an unbuildable lot, utilized for the purpose of stormwater detention, and
maintained by the P.O.A.
K.'IReports12005 PC Repons102-28-051PPL 05-1386(Bellwood Subdivision Phase 1).doc February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.2
PPL 05-1386
Page 3
7. The lot designated for the lift station shall include a 25' lot width on Hazeltine Drive and
a 25' portland cement access drive with sidewalk continuous through the drive.
8. The developer shall install electrical wiring to Rupple Road right-of-way for the fixture
installation of street lights.
9. The applicant shall add the finished floor elevations for all lots adjacent to the detention
pond.
10. An access easement shall be provided to the detention pond to be separate and distinct
from the access on the lift station lot.
11. Access to Rupple Rd. shall be restricted from each adjacent lot.
12. Payment of$42,180 for 76 single family units in lieu of dedication of parkland shall be
contributed by the developer.
13. The developer shall be responsible for the planting of(84) 2-inch caliper large canopy
mitigation trees,payment of$21,000 into the City's Tree Fund, or a combination thereof,
prior to Final Plat. On-site mitigation plans and all necessary materials per city ordinance
shall be submitted at the time of Final Plat review, and are subject to approval of the
Landscape Administrator.
14. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along
all streets prior to final plat.
15. Subdivision area signage shall be permitted in accordance with applicable city codes.
16. Signs shall be installed at locations determined by staff to indicate the future extension of
right-of-way prior to recordation of the final plat.
Standard Conditions of Approval:
17. 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) -
18. 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.
19. Prior to application of signatures on the final plat, all punch list items shall be completed,
including final acceptance of the lift station.
K.TeportaUMWC ReponsW-28-05WPL 05-1386(Bellwood Subdivision Phase 1).doc February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.3
PPL 05-1386
Page 4
20. All overhead electric lines under 12Kv shall be relocated underground. All proposed
utilities shall be located underground.
21. All street names shall be approved by the 911 coordinator.
22. Preliminary Plat approval shall be valid for one calendar year.
Additional conditions:
a.
b.
C.
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: February 28,2005
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.Teports12005WC Repons102-28-051PPL 05-/386(Bellwood Subdvision Phase I).doc February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.4
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: w,�• ' ., Staff Engine&
DATE: February 14, 2005
SUBJECT:
Off-Site Assessments
The following is the Engineering Division's recommendation to the Planning Commission for off-site
assessments:
1. RUPPLE ROAD ALONG SUBDIVISION FRONTAGE:
The developer will be assessed for improvements along the Rupple Road frontage along Rupple to
include:street 14'from center line,curb and gutter,sidewalk at the right-of-wayper the master street
plan,and storm drainage.
An estimate of construction prepared by the City of Fayetteville Engineering Division including street
14' from center line,curb and gutter,6'sidewalk at the right-of-way per the master street plan,street
lights, and storm drainage: $85,000.00, The developers engineer is to provide a cost estimate for
review by the Engineering Division. The final assessment will be based on this cost estimate.
2. BRIDGE OVER HAMESTRING CREEK:
The Engineering Division recommends that this subdivision be assessed for a percentage of the
construction costs to construct a bridge over Hamestring Creek. The following is a rational nexus
calculation for this offsite improvement:
Approximate Rupple Road Bridge dimensions:
Length— 150 L.F.; Width—56'; Surface Area of Decking—8,400 s.f. '
Projected Traffic from development—(76 Lots*9.57 vpd/lot)-727 vpd
Assume 9%of vehicle trips will use Rupple—364 vpd
Assume %of vehicle trips using Rupple go north— vpd
Minor Arterial traffic capacity= 14,800 vpd
%Traffic from development=. %
February 28,2005
Planning Commission
PPL 05-1386(Bellwood SID Phase 1)
Page 2.5
Hamestring Creek Bridge Costs:
8,400 s.f($50.001s.f.)=$420,000.00
Bellwood Subdivision Phase I Percentage of Costs:
($420,000.00)=-
Therefore, the Engineering Division recommends that the Bellwood Subdivision Phase I be assessed
$5,160.00 for the future Rupple Road Bridge across Hamestring Creek.
3. SUMMARY OF RECOMMENDATIONS:
A. Rupple Road Assessment:Cost estimate to be provided by developers engineer
B. OfFsite Assessment for Rupple Road Bridge over Hamestring Creek: mom
February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.6
02/22/2004 14:33 FAX 4795824807 JORGENSEN -& ASSOC FAY PLAN/ENGR 0002
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBR)DGE,SUITE 5 • FAYETTEVILLE,ARKANSAS 72703 (479)442-9127 • PAX(479)582-4807
DAVID L.JORGENSEN,RE,F.L.S.
BELLWOOD SUBDIVISION CHRISTOPHER B.BRACKETT,F.E.
COST ESTIMATE FOR THE RUPPLE ROAD IMPROVEMENTS
Revised: 2/222004
ITEM# ITEM Est.Quanity Unit Unit Price Amount
1. Curb&Gutter 845.00 LF $8.00 $6,760.00
2. 6"Concrete,2"SB-2 Patch 251.00 SY $42.00 $10,542.00
3. 6'Sidewalk 913.00 LF $18.00 $16,434.00
4. 24"C.M.P_ 472.00 LF $28.00 $13,216.00
5. 5'x5'Curb Inlet 2:00 Each $2,200.00 $4,400.00
6. 5'x5'Junction Box 7.00 Each $2,000.00 $14,000.00
7. Street Lights 4.00 Each $800.00 $3,200.00
Total $68,5
February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.7
• STRUCTURAL DESIGN ' LAND DEVELOPMENT WATER SYSTEMS • WASTEWATER SYSTEMS - LAND SURVEYING
7y
PC Meeting of February 28, 2005
ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
THE CITY OF FAYETTEVILLE, ARKANSAS Telephone:(479)575-8267
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Jeremy Pate, Landscape Administrator
Date: February 22, 2005
ITEM#: PPL 05-1386 (Bellwood S/D Phase I)
Requirements Submitted:
✓ Initial Review with the Landscape Administrator
✓ Site Analysis Map Submitted
✓ Site Analysis Written Report Submitted
✓ Complete Tree Preservation Plan Submitted
Canopy Measurements:
acres 26.4
square feet 1,150,135
acres 1.39
square feet 60,739
percent of site area 5.3%
acres 0.6
square feet 25,710
percent of total site area 2.2%
5.3%
FINDINGS:
The desirability ofpreserving a tree or group oftrees by reason of age, location, size or species.
• Tree canopy on this site is scarce,with the majority located along old fencerows and
along the western perimeter of the property. These trees were specifically reUuestec�
ary
to be evaluated for preservation at the time of annexation and rezon"'�I��n�tCoFeb g Co 2 ,2005
mmission
resident of an adjacent neighborhood (see attached corresppigd tga}(WA*@ 1 joapIlaase 1)
has adjusted utilities where possible to save these perimeter trees. Other stand-alae 2.8
significant trees are also being saved with the development of infrastructure,and
lots are sited such that a home could reasonably be constructed with preservation of
the trees in question.
Whether the design incorporates the required Tree Preservation Priorities.
• The design of the subdivision does incorporate the required Tree Preservation
Priorities. Those trees being removed are primarily remnant fence-row trees that
are located east-west across the property,some of which will need to be removed for
installation of necessary utilities and streets.
The extent to which the area would be subject to environmental degradation due to removal of
the tree or group of trees.
• Environmental degradation will not occur due to the removal of the trees for this
project.
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.
• Adjacent properties would not be impacted by removal of trees on this property,as
all are located interior to the parcel. In fact,trees adjacent to the western perimeter
have intentionally been saved, in an effort for future homeowners to enjoy the
benefits of mature canopy and offer a natural buffer from existing homes.
Whether alternative construction methods have been proposed to reduce the impact of
development on existing trees.
• No alternative construction methods are proposed, though the developer has
worked to creatively site utility easements in order to save a large grouping of trees
along the west boundary.
Whether the size or shape of the lot reduces the flexibility of the design.
The size and shape of the lot does not inhibit a great deal of creativity in creating
single family lots that conform to the zoning requirements of the city. Connections
to existing stub-outs do determine to a degree how the property may develop
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 good,without a noticeable
presence of disease or injury.
The placement of the tree or group of trees in relation to utilities, structures, and use of the
property.
• Most trees shown to be preserved are sited in good relationship to the proposed
streets and utilities, to ensure prolonged preservation.A few of the utility easements
have been rerouted to avoid removal of tree canopy.
The need to remove the tree or group of trees for the purpose of installing, repairing, replacing,
or maintaining essential public utilities.
• Some trees may need to be removed to install essential public utilities, or MatfiG162005
Planning Commission
those utilities in the future. PPL 05-1386(Bellwood S/D Phase 1)
Page 2.9
Whether roads and utilities are designed in relation to the existing topography, and routed,
where possible, to avoid damage to existing canopy. ,
• The streets and utilities have been aligned to minimize removal and damage of tree
canopy.
Construction requirements for On-Site and Off Site Alternatives.
• N/A
The effects of proposed On-Site Mitigation or Off-Site Alternatives.
A contribution into the tree fund is requested.
The effect other chapters of the UDC, 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 submitted Tree Preservation Plan.
Recommendation: Staff recommends approval of the submitted.Tree Preservation Plan
associated with PPL 05-1386,with the following conditions:
1. The developer shall be responsible for the planting of(84) 2-inch caliper large canopy
mitigation trees,payment of$21,000 into the City's Tree Fund, or a combination thereof,
prior to Final Plat. On-site mitigation plans and all necessary materials per city ordinance
shall be submitted at the time of Final Plat review, and are subject to approval of the
Landscape Administrator.
February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.10
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS SURVEYORS
124 WEST SUNBRIDGE,SUITE 5 FAYETTEVILLE,ARKANSAS. 72703 (479)442-9127 • FAX(479)582-4807
DAVID L.JORGENSEN,P.E.,P.L.S.
January 20, 2005 CHRISTOPHER B.BRACKETT;P.E.
City of Fayetteville
113 W. Mountain Street
Fayetteville,AR 72701
Attn: Planning Department
Re: Bellwood Subdivision
Please find the following submittal for a proposed single family residential subdivision
named Bellwood Subdivision. This property is west of Rupple Road and east of Willow
Springs Subdivision. A portion of this property has recently been rezoned to RSF-4.
This subdivision is proposed to have 78 buildable lots with a detention pond. There will
be access on Rupple Road to the cast and access into the existing Willow Springs
Subdivision to the west. There will also be streets extended to the north and south for
future connectivity.
Please call concerning any questions you may have.
Thank you.
Sincerely;
Christopher B. Brackett, P.E.
M
ary 8,2005
ommission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.11
• STRUCTURAL DESIGN LAND DEVELOPMENT WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SURVEYING
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS SURVEYORS
124 WEST SUNBRIDGE,SUITE 5 • FAYETTEVILLE,ARKANSAS 72703 (479)442-9 V-I#W47AR9§2-4807
DAVID L-JORGENSEN,P.E.,P.L.S.
CHRISTOPHER B-BRACKETT,P.E.
City of Fayetteville
113 W. Mountain Street
Fayetteville, AR 72701
Attn: Planning Dept.
Re: Bellwood Subdivision—Retention Pond- 100' Separation Waiver
We are requesting a waiver of the drainage requirement that a permanent water feature be
a minimum be at least 100' horizontally from the finished floor a proposed building. The
retention pond associated with this site is being proposed as an amenity to this
subdivision and has been designed to provide over the 2.0' minimum vertical separation
between the 100 year water surface elevation of the pond and the finished floors of the
affected lots that adjoin the pond. We are actually projecting that these 13 lots(433 thru
#45) will have closer to 3.0' vertical separation as shown on our preliminary grading plan
for this project. We feel that the vertical separation is sufficient enough to allow for a
reduction in the form of a waiver from the minimum horizontal separation.
Please call concerning any questions you may have.
Thank you.
Sincerely;
Garrett Hafemann, E.I.
a
ar 28,2005
C mission
S/ Phase 1)
Page 2.12
• STRUCTURAL DESIGN LAND DEVELOPMENT WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SURVEYING
FEB-16-05 07:39 PM jORGE ZEILER 501. 3619422 P-01
14i; Fayeltkvilk-Planning Commission; Fax: 5758202
From: (icosge Zeiler, Phone 361-9671; Fax 361-9422
tiuhjccL
PIT 054386: Preliminary Plat (13ellwood SII) Phase 1,400)
AI TN: Suzaline Morgan or Jeremy Pate
This acknowledges conversations today( February 16, 2005)with Garrett of Jorgenson
and AssociAcs and with Suzanne, Staff Planning of Fayetteville Planning-
1 previou:.l} made comments asking that bees along the south part.of the proposed
subdivision boundary where Plum'Frce Dr. from the Willow Springs subdivision enters
the new subdivision be saved in your design of the new subdivision by Dunnerstock Dcv.
(understaml that these trees will be preserved due to front-ot=lot utility entrance
approval.
I also asked that the pines along the west side of the new subdivision that Ix)rders Plum
'1 ree Dr. alto tx! preserved. I was assured that as many of these trees be saved as possible
by using juc'icious.design and construction of new utilities along this boundary.
thank the developer, the firm of Jorgenson and Associates, and the Faycttevilk:City
Planners for their attention to my comments and the favorable action. 1 was impressed by
everyone's pleasant and professional attitude.
Sinccrcly-
(jeorge Lei'er
February 28,2005
Planning Commission
PPL 05-1386(Bellwood S/D Phase 1)
Page 2.13
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Wary 28,2005
--' Planning Commission
PPL 05-13 (Bellwood S/D Phase 1)
0 rs 150 300 450 600 Page 2.14
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