HomeMy WebLinkAbout2005-07-25 - Agendas - FinalTHE CITY OF FAYETTEVILL,E, ARKANSAS
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISSION
Monday, July 25, 2005, 5:30 p.m.
Room 219, City Administration Building
The following items will be considered:
Approval of Minutes from the June 27 meeting.
Consent:
1. ADM 05-1653: Administrative Item (Laureate Fields): Submitted by MEL MILHOLLAND for
property located at SW CORNER DEAN SOLOMON AND SALEM RD. The property is zoned RSF-4,
SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 73.39 acres. The request is to approve
phasing for an approved Preliminary Plat of a residential subdivision with 211 single family lots.
Property Owner: TRACY HOSKINS Planner: JEREMY PATE
2. ADM 05-1654: Administrative Item (Salem Heights): Submitted by Landtech Engineering for
property located on Salem Road, south of Salem Village. The request is to amend the approved PPL 03-
20.10 of Salem Heights subdivision to create two phases for construction and platting.
Planner: SUZANNE MORGAN
3. ADM 05-1655 (THEO'S, 484): Submitted by COOPER ARCHITECTS for property located at 318
CAMPBELL AVENUE. The property is zoned C-3, CENTRAL COMMERCIAL and contains
approximately 0.20 acres. The request is for a parking waiver of three parking spaces to allow for the
construction of new patio area on the northwest side of the property as provided in §172.05(4) of the
Unified Development Code. Planner: ANDREW GARNER
Old Business:
4. CUP 05-1579: Conditional Use Permit (CALLAHAN CELL TOWER, 138): Submitted by TROY
WILLIAMS & JASON STEEL CALLAHAN TOWER JOINT VENTURE for property located at 2805 E
ZION RD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL. The request is to approve the
construction of a wireless communication tower on the subject property.
Property Owner: CHARLES & PAM CALLAHAN Planner: JESSE FULCHER
New Business:
5. CUP 05-1602: Conditional Use Permit (CELL TOWER/SMITH 2 WAY, 286): Submitted by
MICHAEL SMITH/GARY COCHRAN SMITH 2 -WAY RADIO for property located at 2515 SHILOH
DRIVE, TOTAL DOCUMENT SOLUTIONS SIDE LOT. The property is zoned C-2, THOROUGHFARE
COMMERCIAL. The request is to allow a cell tower on the subject property.
Planner JESSE FULCHER
6. FPL 05-1575: Final Plat (BRIDGEDALE, 569): Submitted by MEL MILHOLLAND for property
located at 1341 ROBERTS RD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4
UNITS PER ACRE and contains approximately 7.47 acres. The request is to approve the Final Plat of a
residential subdivision with 25 single family lots proposed.
Property Owner: CLINT MCDONALD Planner: SUZANNE MORGAN
7. LSD 05-1588: Large Scale Development (PIEDMONT PLACE APARTMENTS, 366): Submitted
by N. ARTHUR SCOTT for property located at 1841 LEVERETT AVENUE. The property is zoned
RMF -24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 1.43
acres. The request is to approve an apartment complex on the subject property with 62 bedrooms and 51
parking spaces proposed.
Property Owner: SCB INVESTMENTS, LLC Planner: SUZANNE MORGAN
8. LSD 05-1595: Large Scale Development (LOFTS AT SCULL CREEK, 366): Submitted by N.
ARTHUR SCOTT for property located at ASH STREET, E OF LEVERETT. The property is zoned RMF -
24, MULTI FAMILY - 24 UNITS/ACRE AND I-1, HEAVY COMMERCIAL, LIGHT INDUSTRIAL and
contains approximately 1.66 acres. The request is to approve residential apartment development with 15
multi -family units and 37 bedrooms proposed.
Property Owner: AEB INVESTMENTS, LLC Planner: ANDREW GARNER
9. LSD 05-1593: Large Scale Development (NELSON'S CROSSING, 174): Submitted by STEVE
CLARK for property located at SW CORNER JOYCE BLVD AND NORTH COLLEGE (71B). The
property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 4.94 acres. The
request is to approve a 57,900 s.f commercial/retail development on the subject property.
Property Owner: NELSON'S CROSSING
Property Owner: NEXT CHAPTER RESOURCES Planner: ANDREW GARNER
10. CUP 05-1601: Conditional Use Permit (AMERICAN LEGION POST 27, 564): Submitted by
SHELTON, TUCKER, CRAFT POST 27 AMERICAN LEGION POST 27 for property located at 1195
CURTIS. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE. The request is to allow a
temporary campground during the Bikes, Blues and BBQ with 70 motorcycle and 12 RV spaces proposed.
Planner: ANDREW GARNER
11. ANX 05-1603: Annexation (LANE (5A), 571): Submitted by MEL MILHOLLAND for property.
located at N OF HUNTSVILLE & HWY 16E, W OF DEERFIELD WAY. The property is in the Planning
Area and contains approximately 5.28 acres. The request is to annex the subject property into the City of
Fayetteville.
Property Owner: FORREST & MODYNE LANE Planner: SUZANNE MORGAN
12. RZN 05-1604: Rezoning (LANE (5A), 571): Submitted by MEL MILHOLLAND for property
located at N OF HUNTSVILLE RD & HWY 16E, W OF DEERFIELD WAY. The property is zoned R -A,
RESIDENTIAL -AGRICULTURAL and contains approximately 1.628 acres. The request is to rezone the
subject property to RSF-4, Residential Single Family, 4 units per acre.
Property FORREST & MODYNE LANE Planner: SUZANNE MORGAN
13. CPL 05-1640: Concept Plat (PEARSON ON TOWNSHIP, 329): Submitted by Jorgensen &
Associates. The request is to review two alternatives for a conceptual preliminary plat. Alternative No. 1
contains 50 single family homes and a looping street system. Alternative No. 2 contains 51 single family
homes and two long cul-de-sacs. The project site consists of approximately 30.77 acres located EAST OF
COLLEGE AVENUE OFF OF TOWNSHIP STREET. Planner: ANDREW GARNER
14. CPL 05-1652: Concept Plat (DiPALMA, 448/449): Submitted by H2 Engineering for property
located ON THE E SIDE OF MT. SEQUOYAH, W OF CROSSOVER. The request is to review a concept
plat for the property, including street connectivity over Mt. Sequoyah. The project site consists of
approximately 80 acres currently zoned RSF-4. 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.
2005 Planning Commissioners
Nancy Allen
Jill Anthes
Candy Clark
James Graves
Christine Myres
Alan Ostner
Audy Lack
Sean Trumbo
Christian Vaught
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Director of Current Planning
DATE: July 20, 2005
PC Meeting of July 25, 2005
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 57S-8267
ADM 05-1653: Administrative Item (Laureate Fields): Submitted by MEL MILHOLLAND
for property located at SW CORNER DEAN SOLOMON AND SALEM RD. The property is
zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 73.39 acres.
The request is to approve phasing for an approved Preliminary Plat of a residential subdivision
with 211 single family lots.
Property Owner: TRACY HOSKINS Planner: JEREMY PATE
Findings:
Background: On June 13, 2005, the Planning Commission approved PPL 05-1528 for
development of Laureate Fields Subdivision. The approved subdivision of 211 lots on 73.39
acres is located south of Salem Road and west of Deane Solomon.
Proposal: The applicant requests approval of an amended preliminary plat for the addition of
phase lines for construction purposes. The revised plat reflects two phases of development
construction for the subdivision infrastructure. Phase I contains 114 lots (111 single family lots
and 3 detention lots) with the Phase II consisting of the remaining 97 Lots along the north of the
subdivision. 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. By ordinance, the
original Preliminary Plat approval by the Planning Commission is not extended beyond the one-
year limit from the original approval date, unless requested prior to expiration.
Surrounding Land Use: Property surrounding is mixed in land use, with single family,
agricultural and multi -family in the vicinity.
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.
Adjacent Master Street Plan Streets: West Salem Road (Collector), Gypsum Drive (Collector)
Parks: The PRAB recommended an off-site land dedication in the amount of 5.064 acres for this
project. The City Council has approved the proposal, and a deed for the entire land dedication is
to be received at the time of final plat for the first phase.
K:IREPORTS120051PC REPORTSI07-25-05WDM 05-1653 (LAUREATE FIELDS- PHASING REQUESTJ.DOC
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.1
Tree Preservation: Existing canopy: 2.4 %
Preserved canopy:
Mitigation:
0.0 el * Most canopy is affected by existing
easements of surrounding development, and
consists of fencerow trees and shrubs_
On-site mitigation of 264 trees and/or $72,600
payment into the City's Tree Fund prior to final plat
approval.
Recommendation: Staff recommends approval of ADM 05-1653 with the following conditions:
Conditions of Approval:
1. The development shall comply with all conditions of the approved PPL 05-1528 as
determined by the Planning Commission.
2. All permits to begin construction of the entire subdivision (both phases) shall be received
by June 13, 2006, or an extension requested by the applicant to the Planning Commission,
or the plans shall be rendered null and void, pursuant to city ordinance. Once permits are
received, the developer shall receive final inspection approval within three years from the
date of issuance of the permits.
3. Appropriate and adequate street access meeting all City of Fayetteville requirements shall
be constructed prior to the final plat of Phase I to ensure safe and adequate access to the
property is maintained. This may include, at staffs discretion, the construction of a
second means of access to serve Phase I (114 Lots), which is Longfellow Parkway to W.
Salem Road.
All off-site easements, right-of-way and utilities necessary for the development of each
phase shall be dedicated and/or installed and inspected prior to signing the final plat of
the respective phase.
Parkland dedication to meet the entire subdivision's requirements (Phases I & II), a
minimum of 5.064 acres, shall be dedicated prior to signing the final plat for Phase I.
Excess land provided with Phase I may be banked for the completion of Phase II of
Laureate Fields.
6. Tree mitigation requirements shall be met pursuant to city ordinance prior to the signing
of the final plat of each phase, respectively.
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: July 25, 2004
KIREPORTS120051PC REPORTS107-25-05L1DM 05-1653 (LAUREATE FIELDS- PHASING REQUEST)DOC
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.2
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:IREPORTSI20051PC REPORTSI07-25-05WDM 05-1653 (LAUREATE FIELDS- PHASING REQUEST).DOC
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.3
into/land (trrzpany
tz ineerinf &Surveying
Melvin L. Milholland, PE, PLei
Thomas M. jefcoat,-RLA, R' N1, CPESC
July 7, 2005
FAYETTEVILLE
125 West Mountain
Fayetteville, Arkansas 72701
REGISTRATIONS:
PE: AR, MO
PLS: AR
RLA: AR
ATTN: Jeremy Pate, Planning Division
RE: Laureate Fields, Phasing Line
Dear Jeremy:
Project No. E-689
Attached is the Phasing request for development of Laureate Fields. There are 12-1/2 size
drawings and 2 -full size sheets for your use as requested.
Our client, Tracy Hoskins, is requesting that the project be phased for construction as indicated
on the attached drawings. It will be necessary to provide for a portion of the utilities installation
outside of the proposed Phase I area of development. These necessary, anticipated, easements are
indicated on the plan attached.
Mr. Hoskins is also making this request because of the current time of year for stating
construction. It will be difficult, impossible, to complete the project as a whole this construction
season. It becomes more economically feasible to compete construction of Phase I this year and
inunediately follow with the construction of Phase II early next summer. Should you have any
question or require additional information, Mr. Hoskins or MCO is available.
Your assistance and presentation of this request, in explanation to the Planning Commission are
appreciated.
Sincerely,
Mil6;F� .�� ;
esr
Thomas M. oa RLA
Senior Projects Manager
cc: Tracy Hoskins
July 25, 2005
Planning Commission
205 West Center Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724; Fax (419) 443-4707; E E-mail: (Laureate
il: flCOengrta'�swbell hPagel1.4
aye Levi e
ARKANSAS
TEIF CITY OF FAYETTEVILLE
RKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Director of Current Planning
Brent O'Neal, Staff Engineer
DATE: June 08, 2005
PC Meeting of June 13, 2005
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
PPL 05-1528: Preliminary Plat (LAUREATE FIELDS, 246): Submitted by MEL
MILHOLLAND for property located at SW CORNER DEAN SOLOMON AND SALEM RD.
The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately
73.39 acres. The request is to approve a Preliminary Plat for a residential subdivision with 211
single family lots proposed.
Property Owner: TRACY 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 #4 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.
Background:
On August 23, 2004, the Planning Commission granted approval for a residential subdivision on
the subject property with 176 lots. Items of discussion included Master Street Plan compliance
with the Collector that runs east -west through the property, parkland dedication per the approved
City Council contract and resolution between the city and developer, and street development
within the subdivision. The original conditions of approval, filed resolution and contract between
the developer and City of Fayetteville is attached to the staff report. The developer at this time
has evaluated the original proposal and is requesting a change in lot sizes to create additional lots
to make the project more feasible, as well as requesting to develop lots on the area that was
formerly to be developed as a park. This developer has plans to create a larger park on land
nearby to the east (Park West), incorporating a trail system and other parkland dedication. On
May 31, the Parks and Recreation Board held a special meeting and voted to recommend to the
Planning Commission and City Council that a total of 5.064 acres be dedicated on the Park West
property owned by the developer to meet the parkland dedication requirements for Laureate
Fields. The exact location of the parkland to be dedication is to be determined and deeded prior
to Final Plat in order to meet city ordinances.
K:9 Reports120051PC Reports106-137051PPL 05-1528 (Laureate Fieldsjdoc
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.5
Proposal:
The applicant proposes a residential subdivision containing approximately 211 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 subdivision 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 #5 entrance, with one
intervening property. The preliminary plat does contain a street designated as a Collector Street,
with 70 feet of right-of-way, stubbing out to the west for future connectivity, as originally
approved by the Planning Commission. The Collector Street runs east and west, from the round -
a -bout south on Longfellow Parkway, then west on Stevenson Street.
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, and on August 23, the
Preliminary Plat was approved by the Planning Commission.
SURROUNDING LAND USE AND ZONING:
Direction
Land Use
Zoning
North
Single family residential
In county, no zoning.
South
Planned residential subdivision
(Crystal Springs, Phase III)
RSF-4, Res. Single Family, 4 DU/Acre
East
Undeveloped -
Springwoods C-PZD, Lot #4
C-PZD
West
Undeveloped
In county, no zoning
Right-of-way to be dedicated: 50' for all interior streets, a minimum of 35 feet from centerline
K: IReports120051PC Reports106-13-051PPL 05-1528 (Laureate FieldsJ.doc
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.6
along W. Salem Road to meet Master Street Plan requirements for a Collector Street, and 70 feet
of right-of-way a Collector Street traversing east -west through the property.
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: The original approval included a dedication of an approximately 3 -acre
park on-site, with the developer contributing to the park amenities and development by a contract
with the City Council. The developer has since met with the Parks and Recreation Advisory
Board with a new proposal. The PRAB voted on May 31, 2005 to transfer the required 5.064
acres of land to be dedicated from the Laureate Fields site to Park West with the specific park
location to be determined. This action requires City Council approval, and changing the
resolution and contract between the developer and the City.
Tree Preservation: Existing canopy:
Preserved canopy:
Mitigation:
2.4 %
0.0 %* Most canopy is affected by existing
easements of surrounding development, and
consists of fencerow trees and shrubs.
On-site mitigation of 264 trees and/or $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 #4 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
fulfill the Master Street Plan goals.
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 east 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.
K:IReports120051PC Reports106-13-05IPPL 05-1528 (Laureate Fields).dac
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.7
Recommendation: Staff recommends approval of PPL 05-1528 with the following conditions
of approval:
Conditions of Approval:
Planning Commission determination of Master Street Plan compliance, with regard to
Gypsum Drive, an east -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. This
determination was favorably made with the previous approval.
Na. Planning Commission determination of parkland dedication. The PRAB voted to accept a
land dedication of 5.064 acres on off-site property also owned by the developer and
planned for a larger park area. The specific park location shall be determined and
deeded to the City of Fayetteville prior to signing of the Final Plat.
3. The Parkland dedication changes, if approved, shall also take City Council approval, in
order to alter the resolution and contract between the City and the developer regarding the
original proposal.
4. Lot 146 and 147 shall not access W. Salem Road, a Collector Street to the north. A
shared access may be utilized on Longfellow Parkway and still meet ordinance
requirements, if constructed as close to the south lot line as possible. Staff requests
Planning Commission determination of this lot arrangement as it relates to safe points of
access, and recommends a shared access for both lots off of Longfellow Parkway or a
reduction to one lot to a size that is more comparable to those lots surrounding it.
SS€ p.c. Ms$UTEc f -on- SYlt-lf,c. %+(19w'. ost Rlt$ caio1TD1J.
5. 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. For those sidewalks along lots that will not
be constructed with single family homes, the sidewalks shall be constructed (not
guaranteed) prior to Final Plat.
6. 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).
7. The proposed round -a -bout to the east shall be designed to conform to established.
MUTCD standards and submitted for approval by the Engineering Division.
8. Street improvements shall includel4 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.
9. Interior streets shall be constructed to city specifications a full 28 feet in width, including
K: Reports120051PC Reports106-13-051PPL 05-1528 (Laureate Fields).doc
July 25, 2005
Planning Commission
ADM 05-1653 (Laureate Fields)
Page 1.8
tub, gutter, pavement, storm drains and sidewalks on both sides.
10 The developer shall provide a tree planting plan for on-site mitigation in accordance with
tree mitigat-ion ordinances with a minimum of 264 2 -web caliper trees_ A planting plan,
maintenance and monitoring plan, and associated three-year bonds to mitigate for the
removal of excess tree canopy is required prior to Final Plat. If all trees can not be
reasonably located on the property, with the approval of the Landscape Administrator, the
difference shall be paid into the Tree Fund. See Tree Preservation Reportfor additional
conditions/information, which is included as part of the official conditions of approval,
11. Street lights shall be installed with a maximum separation of 300 feet prior to final plat.
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 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.' All street names shall be approved by the 911 coordinator.
15_ All overhead electric lines 12kv and under shall be relocated underground.. All proposed
utilities shall be located underground
16_ Preliminary Plat approval shall be valid for one calendar year.
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date:<` June 13, 2005'
The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without
/
exception yJh ntity.equestingapproval ofthis development item.
K-1Repons12005IPCRepons106-13-051PPL 05-1528 (Laureate Fietdrf dac
July 25, 2005
PlanCj
,y 15y 4sion
ns
ADM rraihr ororn e`e ion'lds)
PPL 05-1528 (Laureate Fieethf 1 9
Page 10.5
PPL05-1528
Close Up View
LAUREATE FIELDS
Legend
PPL05-1528 c000&°aeay°is' a� Pnndnal Arterial—FL°°OWAY
Master Street Plan =We Moor Arterial — 100 YEAR
Master Street Plan — n• Collator
Freeway/Expressway •••• Historic Collector
0 150 300 600 900 1,200
Feet
AD
— 500 YEAR
---- LIMIT °F STUDY
— — - ease:One Profile
c Fayetteville
0,,,aty July 25, 2005
Planning Commission
05-1653 (Laureate Fields)
Page 1.10
PPL05-1528
One Mile View
LAUREATE FIELDS
RSF-1 s
Overview
1' 1
Legend
Subject Property
PPL05-1528
Boundary
"'`.e Planning Area
&000rb
A Overlay District
4 $0000d Outside City
00.12125 0.5
INN MI
Master Street Plan
Master Street Plan
---- Freeway/Expressway
Amax Pnncipai Arterial
® Minor Arterial
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July 25, 2005
Planning Commission
05-1653 (Laureate Fields)
iles Page1.11
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Current Planner
THRU: Jeremy Pate, Director of Current Planning
DATE: July 18, 2005
PC Meeting of July 25, 2005
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267.
ADM 05-1654: Administrative Item (Salem Heights): Submitted by Landtech Engineering for
property located on Salem Road, south of Salem Village. The request is to amend the approved
PPL 03-20.10 of Salem Heights subdivision to create two phases for construction and platting.
Planner: SUZANNE MORGAN
Findings:
Background: On November 24, 2003, the Planning Commission approved PPL 03-20.10 for
development of Salem Heights Subdivision. The approved subdivision contains 30.96 acres with
91 lots proposed, 89 of which are to be constructed for single family use. The property is located
between Salem Road and Rupple Road, south of Salem Village.
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 I
contains 77 lots (75 single family lots and 2 detention lots) with the Phase II consisting of the
remaining 14 lots at the northeast comer of the subdivision. 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. Those lots in Phase II are located within the 100 -year floodplain and
unless a LOMR-F is approved by FEMA, they must be platted as one -acre minimum lots. At
present, all required infrastructure has been installed, and the applicant would like to phase the
subdivision to allow for final plat approval of those lots not within the floodplain.
Surrounding Land Use: All surrounding land is zoned RSF-4 and single-family use in nature
Water & Sewer:. A fmal inspection of streets, water, and sewer will be conducted prior to
Subdivision Committee consideration of the fmal plat for each phase.
Adjacent Master Street Plan Streets: Salem Road (Collector), Rupple Road (Minor Arterial),
"A" Street (Collector)
Right-of-way. All proposed streets will be included within Phase I of the Subdivision. Rupple
Road requires 45 feet from centerline, Salem Road 35 feet from centerline; all interior streets
require a minimum of 50 feet total right-of-way, with the exception of the primary east -west "A"
Street, which requires a total of 70 feet of right-of-way dedication as a Collector Street.
K:IREPORTSI20051PC REPORTSI07-25-051ADM05-1654 (SALEM HEIGHTS - PHASING REQUEST) DOC
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.1
"A" and "C" streets are proposed to be constructed with 28 feet of width, to include curb and
gutter. All remaining streets are proposed to be constructed with a 24 -foot width with curb and
gutter. Connectivity will be provided to the east and west by way of a through street ("A" Street)
and to the south for future street connections.
Parks: The PRAB recommended money in lieu of land for this project. The appropriate amount
of money based on the number of single family lots will be paid for each phase of the
subdivision.
Tree Preservation:
Existing canopy:
Preserved canopy:
Required canopy:
Mitigation required:
4.27%
2.79%
4.27%
$10,350 into the Tree Escrow Account
Recommendation: Staff recommends approval of ADM 05-1654 with the following conditions:
(Additional conditions or modifications to those from the preliminary plat approval are in bold)
Conditions of Approval:
1. Compliance with all conditions of the approved PPL 03-20.10.
2. Any lot platted in Phase II of Salem Heights Subdivision, so that a portion of the lot
lies in the 100 -year floodplain shall contain a minimum of 6,000 square feet of buildable
area outside the floodplain, or a minimum of one acre. Any lot platted so that the entire
lot lies in the 100 -year flood plain shall contain a minimum of one acre. (At the time of
Final Plat, a LOMR-F to adjust the floodplain map boundary must be approved and
submitted with the application in order to plat Lots less than 1 -acre in size when entirely
within the 100 -year floodplain).
3. The applicant shall coordinate with the Parks and Recreation Staff to provide pedestrian
access to Salem Village Park, directly to the north of the proposed subdivision, along
Clabber Creek. This connection shall be shown on the Final Plat of either Phase I or
Phase II, where appropriate.
4. Lots shall be renumbered such that the lot numbers within each Phase are
consecutive.
5. Required offsite assessments shall be paid for the lots platted as determined by staff,
prior to the application of signatures on the final plat.
Additional conditions:
a.
b.
c.
KVtEPOR7S120o51PCREPOR7S107-25-o51ADMo5-1654 (SAIEM HEIGHTS - PHASING REQUES7).DOC
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.2
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: July 25, 2005
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
ICIREPOR1S120051PCREPGRISI07-25-051ADM05-1654 (SALEM HEIGHTS - PHASING REQUES7).DOC
July 25,2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.3
Professional'Land Planners
'City. of Fayetteviller
Planning Division Department
113 West 1Vlountain
.Fayetteville, Arkansas 72701
Attn: Suzai ne. Morgan, AssQeiate Planner
RE: Phasing of Salem
eights Subdivision
This letter is a request a that the final plat of Salem Heights be broke into 2 Phases.
Phase -1 which includes all lots notin the floodplain and Phase 2 which will be final
platted later when the LOMA is submitted to FEMA
eonard Gabbard, P.E.
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.4
120. W, €mma Ave. • FO Box 1080 a Springdale „Arkansas 72765 • Telephone (479) 756-2772_ : Fax (479) 756-6452
FAYETTEVILLE
IfL CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO:
FROM:
THRU:
DATE:
PC Meeting of November 24, 2003
113 W Mountain St
Fayetteville, AR 72701
Telephone: 501-575$264
Fayetteville Planning Commission
Jeremy Pate, Associate Planner
Matt Casey, Staff Engineer
Dawn Warrick, A.LC.P., Zoning & Development Administrator
November 18, 2003
PPL 03-20.10: Preliminary Plat (Salem Heights, pp 284) was submitted by Landtech
Engineering on behalf ofJohn Alford for property located on Salem Road, south of Salem
Village. The property is zoned RSF-4, Residential Single-family, 4 units per acre, with 89
residential lots proposed. Planner: Jeremy Pate
Findings:
Proposal: The applicant is requesting to create a residential subdivision of 89 single family
residential Lots on 30.96 acres. Two lots are to be used for detention, preservation of tree canopy
and existing wetlands. The location of the proposed subdivision is directly south of Clabber
Creek, fronting onto both Salem Road and Rupple Road. A dedication of park land along
Clabber Creek required by an adjacent subdivision development will be accessed by way of a
designated trail through the undeveloped lots. Prior to Final Plat, the trail location shall be
coordinated with Parks and Recreation Staff.
An original Preliminary Plat for Salem Heights was approved in March of 2003. Since that date,
the applicant has decided to create additional lots and street infrastructure, thereby requiring the
entire proposal to be reviewed again by Planning Commission.
Surrounding Land Use: All surrounding land is zoned RSF-4 and single-family use in nature.
Density.: 89 single family residential lots on 30.96 acres yields a net density of 2.9 DU/acre
Water & Sewer: Water and sewer will be extended to serve this development.
Right-of-way being dedicated:
Rupple Road requires 45 feet from centerline, Salem Road 35 feet from centerline; all interior
streets require a minimum of 50 feet total right-of-way, with the exception of the primary east -
west "A" Street, which requires a total of 70 feet of right-of-way dedication as a Collector Street.
"A" and "C" streets are proposed to be constructed with 28 feet of width, to include curb and
gutter. All remaining streets are proposed to be constructed with a 24 -foot width with curb and
gutter. Connectivity will be provided to the east and west by way of a through street ("A" Street)
Ki Reports120031PCREPORTS11I-241PPL 03-20.00 (Salem Heights) (lac
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.5
and to the south for future street connections.
Adjacent Master Street Plan Streets: Salem Road (Collector), Rupple Road (Minor Arterial),
"A" Street (Collector)
Tree Preservation: Existing canopy: 4.27%
Preserved canopy: 2.79%
Required canopy: 4.27%
Mitigation required: $10,350 into the Tree Escrow Account
Recommendation: Staff recommends approval of PPL 03-20.10 subject to the following
conditions:
Conditions of Approval:
Planning Commission determination of offsite street improvements to Salem Road. Staff
recommends improvements to include 14 feet from centerline with curb, gutter and storm
drainage.
2. Planning Commission determination of offsite assessment for Rupple Road construction
from Mt. Comfort Road to the proposed subdivision. Staff recommends an assessment in
the amount of$15,755
Planning Commission determination of offsite assessment for the Rupple Road Bridge.
Staff recommends an assessment in the amount of $10.169.
4. The developer shall pay $6,192 pursuant to City Council Ordinance #3938 for connection
to waterlines along Salem Road.
5. Any lot platted so that a portion of the lot lies in the 100 -year floodplain shall contain a
minimum of 6,000 square feet of buildable area outside the floodplain, or a minimum of
one acre. Any lot platted so that the entire lot lies in the 100 -year flood plain shall contain
a minimum of one acre. (At the time of Final Plat, a LOMR-F to adjust the floodplain
map boundary must be approved and submitted with the application in order to plat lots
less than 1 -acre in size when entirely within the 100 year floodplain)
6. All cul-de-sac radii shall be dimensioned on the plat.
7. The applicant shall pay into the Tree Escrow Account for tree canopy mitigation in the
amount of $10,350.
Tree preservation fencing shall be shown on the plat and corresponding legend.
9. Parks fees in the amount of $49,395 for 89 single family lots shall be paid prior to Final
Plat signatures.
10. The applicant shall coordinate with the Parks and Recreation Staff to provide pedestrian
KAReportr120031PCREPORTS11I-241PPL03-20.00 (Salem Heighls).doc July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.6
access to Salem Village Park, directly to the north of the proposed subdivision, along
Clabber Creek. This connection shall be shown on the Final Plat.
11. All street names shall be approved by the 9-1-1 Coordinator...
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 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. All overhead electric lines l2kv and under shall be relocated underground. All proposed
utilities• shall be located underground.
15. Sidewalk construction in accordance with current standards to include a minimum six
foot sidewalk and a minimum of ten feet of green space along Rupple Road, Salem Road
and "A" Street and a minimum four foot sidewalk with a six foot greenspace along
interior streets. Sidewalks shall be installed or guaranteed in accordance with Ch. 158.01
prior to final plat approval.
16. Preliminary Plat approval shall be valid for one calendar year.
PLANNING COMMISSION ACTION: yes Required
.J Approved Denied
Date: November 24, 2003 q -o -
Comments:-
Add 1-0 4 : `Culla bit &Minns st&A b+, 34 3/4 4,.. ?IS ez4 (of 4t4,14 h7-Noctplxia (,.torfa firm( P( .
The "CONDITIONS OF APPROVAL", beginning on page two of this report, are accepted in total
with___ tion tl , : I 1a guesting approval of this development item.
tail •�
By
Title
Date
K:IReports120031PCREPORTSI//-291PPL 03-20.00 (Salem Heights).doc
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.7
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
113 W. Mountain St
Fayetteville, -AR72701
Telephone: 501-575-8264
ENGINEERING DIVISION CORRESPONDENCE
TO
FROM:
DATE:
SUBJECT:
PlanningCommission Members
Matt Casey P.E., Staff Engineer
October 28, 2003
Salem Heights Subdivision (PPL 03-02.00)
Off -Site Assessments
The following is the Engineering Division's recommendation to the Planning Commission for off-site
assessments:
RUPPLE ROAD FROM MOUNT COMFORT ROAD TO SUBDIVISION:
Rupple Road was completed in 2000 from Mount Comfort Road to this subdivision's southern
property line to serve the new Holt Middle School and land to the north of the school that was
being developed at the time. This portion of Rupple Road was constructed with a street width of
36' even though Rupple Road is classified as a Minor Arterial on the Master Street Plan.
Therefore, the Engineering Division recommends an offsite street assessment for this portion of
Rupple Road based on the following rational nexus calculations:
Projected Traffic from Subdivision (89 lots at 9.57 vpd/lot) — 852 vpd
Assume 50% use Rupple Road — 426 vpd
Street Capacity for Minor Arterial — 14,800 vpd
Percentage of Traffic from Development — 2.88%
Actual Costs of Rupple Road Construction - $547,361.26
Salem Heights Subdivision's Assessment - $547,361.26 (.0288) = $15,755.00
2. BRIDGE OVER CLABBER CREEK:
In addition to these costs, the Engineering Division recommends that this subdivision be assessed
for a percentage of the construction costs to construct a bridge over Clabber Creek. The following
is a rational nexus calculation for this offsite improvement:
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.8
Approximate Rupple Road Bridge dimensions:
Length — 250 LF.; Width- 56'; Surface Area of Decking 14,000 s.1'
Projected Traffic from development — (89 Lots * 9.57 vpd/lot) - 852 vpd
Assume 50% of vehicle trips will use Rupple — 429 vpd
Assume 50 % of vehicle trips using Rupple go north - 215 vpd
Minor Arterial traffic capacity = 14,800 vpd
% Traffic from development = .0145%
Clabber Creek Bridge Costs:
14,000 x.£($50.00/s,f) = $700,000.00
Salem Heights Subdivision Percentage of Costs:
0.0145($700;000.00) _ $10,169.00
Therefore, the Engineering Division recommends that the Clabber Creek Subdivision be assessed
$9,081.00 for the future Rupple Road Bridge across Clabber Creek.
3. SUMMARY OF RECOMMENDATIONS:
A Offsite assessment for portion from Mount Comfort Road to South Boundary. $15,755.00
B. Offsite Assessment for Rupple Road Bridge over Clabber Creek $ 10,169.00
4. ADDITIONAL ASSESSMENT:
In November of 1995, the Fayetteville City Council passed an ordinance (#3938) assessing any developer
connecting directly to the waterline extension on Salem Road: This proposed subdivision is located within.
the assessment area established for this extension. The ordinance establishes an assessment of $200.00
per acre of development.
Waterline Assessment — 30.96 acres($200/acre) = $6,192.00
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.9
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From: Rebecca Ohman
To- Pate, Jeremy
Dated 11/12/03 11:46AM
Subject Subdivision
Subdivision Committee Meeting November13, 2003
FPL 03-12.00
The Parks and Recreation Advisory Board recommended accepting
$2,820 for six single family lots on December 3,2001.
This fee is based on the previous Park Land Ordinance formula and
Commission approval on July 8, 2002 per Ordinance 166.03.x.
Parks fees are due before signing final plat.
Subdivision Committee Meeting November 13,2003
PPL 03-20.10
money in lieu of
was locked into
land in the amount of
place by Planning
The Parks and Recreation Advisory Board recommended accepting money in lieu of land in the amount of
$49,395 for 89 single-family lots:
Parks fees shall be due prior to issuance of the final plat.
Parks and Recreation Staff and the Tree and Trails Coordinator will walk the site to layout pedestrian
access through the development to Salem Village Park and the proposed Clabber Creek Trail Corridor.
Please contact me to set up this meeting:
444-3472.
July 25, 2005
Planning Commission
ADM 05-1654 (Salem Heights)
Page 2.11
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July 25, 2005
Planning Commission
M 05-1654 (Salem Heights)
Page 2.12
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July 25, 2005
Planning Commission
AMi 05-1654 (Salem Heights)
Page 2.13