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HomeMy WebLinkAbout2005-11-28 - Agendas - Final (2)113 W. Mountain St. Fayetteville, Alt 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, November 28, 2005, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Downtown Zoning Code Adoption — Planning Commission Workshop Following Agenda Session Only — Tuesday, November 22, 2005 Approval of minutes from October 10, 2005 Planning Commission meeting. Consent: 1. LSD 05-1765: Large Scale Development (UNIVERSITY SQUARE RETAIL, 558): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 2614 W 6TH ST. IN UNIVERSITY SQUARE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 4.16 acres. The request is for a 5,000 s.f. retail building with 10 parking spaces proposed. Property Owner: NARENDA KRUSHIKER Planner: ANDREW GARNER 2. LSD 05-1800: Large Scale Development (DRAKE HILL, 561): Submitted by EB LANDWORKS for property located at 836 S HILL AVENUE. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 1.72 acres. The request is for an apartment complex with 32 multi -family dwelling units and 46 parking spaces Property Owner: ANNA MULLIS Planner: ANDREW GARNER 3. ADM 05-1840: Administrative Item (BEACON FLATS PZD): Submitted by COOPER ARCHITECTS. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT, and contains approximately 0.69 acres. The request is to extend the approval of the PZD. Planner: JEREMY PATE Old Business: 4. PPL 05-1733: Preliminary Plat (WEST HAVEN S/D, 280): Submitted by JORGENSEN & ASSOCIATES for property located NORTH OF DOUBLE TREE ESTATES AND WEST OF WHEELER ROAD. The property is in the Planning Area and contains approximately 49.57 acres. The request is to approve a residential subdivision with 45 single family lots. Property Owner: BLIND SQUIRREL, LLC Planner: ANDREW GARNER 5. LSD 05-1462: Large Scale Development (RIDGEHILL APARTMENTS, 405): Submitted by N. ARTHUR SCOTT for property located at NW OF GREGG AVENUE AT HOLLY STREET. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 1.68 acres. The request is to approve a residential apartment complex on the subject property with 37 units and 61 bedrooms proposed. Property Owner: BRANDON BARBER SCB INVESTMENTS, LLC Planner: SUZANNE MORGAN 6. MDP C-PZD 05-1704: (FIRST BAPTIST CHURCH, 484): Submitted by CROMWELL ARCHITECTS for property located at 20 E. DICKSON STREET. The property is currently zoned C-2, Thoroughfare Commercial and R -O, Residential Office. The request is to review a Master Development Plan for a Commercial Planned Zoning District for a phased development of the subject property with additions and renovations to the existing facility buildings and alterations of existing and additions to the current parking configuration. Property Owner: FIRST BAPTIST CHURCH Planner: SUZANNE MORGAN New Business: 7. ANX 05-1812: (MCDONALD/BRIDGEDALE I1, 569): Submitted by MEL MILHOLLAND for property located at S OF 16E, BETWEEN RIVERMEADOWS AND ROBERTS ROAD. The property is in the Planning Area and contains approximately 7.36 acres. The request is to annex the subject property into the City of Fayetteville. Property Owner: CLINT MCDONALD Planner: JESSE FULCHER 8. RZN 05-1813: (MCDONALD/BRIDGEDALE II, 569): Submitted by MEL MILHOLLAND for property located at S OF 16E, BETWEEN RIVERMEADOWS AND ROBERTS RD. The property is zoned R -A, RESIDENTIAL AGRICULTURAL and contains approximately 7.36 acres. The request is to rezone the subject property to RSF-4, Residential Single Family, 4 units per acre. Property Owner: CLINT MCDONALD Planner: JESSE FULCHER 9. R-PZD 05-1796: Planned Zoning District (PARK WEST, 208): Submitted by TRACY HOSKINS PARADIGM DEVELOPMENT for property located at HWY 112 E OF DEANE SOLOMON RD. The property is zoned R -A, RESIDENTIAL AGRICULTURAL and contains approximately 139.45 acres. The request is to review a Master Development Plan for a proposed Residential Planned Zoning District with a maximum of 795,000 s.f. commercial space and 1,712 dwelling units proposed. Planner. SUZANNE MORGAN 10. PPL 05-1810: Preliminary Plat (HAMM PROPERTY S/D-HORSEBEND ESTATES, 220-221): Submitted by ROGER TROTTER for property located at N END OF DOYNE HAMM RD. The property is in the Planning Area and contains approximately 26.90 acres. The request is to approve a residential subdivision with 53 single family lots. Property Owner: JDM INVESTMENTS LLC Planner: ANDREW GARNER 11. PPL 05-1740: Preliminary Plat (ROCKHAVEN, 245): Submitted by STEADFAST, INC. for property located at THE NORTH BOUNDARY OF CRYSTAL SPRINGS, PHSE I. The property is zoned RSF-4, Residential Single Family and contains approximately 10.00 acres. The request is to approve the preliminary plat of a residential subdivision with 31 single family lots proposed. Property Owner: IRA ZAKARIADZE/OLIKA INVESTMENTS Planner: SUZANNE MORGAN 12. ANX 05-1811: (SUMMER RESOURCES, 571): Submitted by MEL MILHOLLAND for property located at N OF 16E, W OF DEERFIELD WAY. The property is in the Planning Area and contains approximately 8.58 acres. The request is to annex the subject property into the City of Fayetteville. Planner: JESSE FULCHER 13. R-PZD 05-1798: Planned Zoning District (DEPALMA ADDITION, 487): Submitted by 112 ENGINEERING, INC. for property located at S END OF ANSON. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 10.04 acres. The request is to review a Master Development Plan for a Residential Planned Zoning District with 5 single family lots and a private drive proposed. Property Owner: ANTHONY DEPALMA Submitted on behalf of: BARBER DEVELOPMENT Planner: ANDREW GARNER 14. R-PZD 05-1797: Planned Zoning District (THE BUNGALOWS AT CATO SPRINGS, 600): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at NW OF CATO SPRINGS AND CLINE AVENUE, W OF 71 B/S. SCHOOL. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 5.52 acres. The request is to review a Master Development Plan for a Residential Planned Zoning District with 31 single family dwellings proposed. Property Owner: JIM KNIGHT Planner: ANDREW GARNER 15. C-PZD 05-1734: Planned Zoning District (PARADISE POINT, 177): Submitted by H2 ENGINEERING, INC. for property located at W OF CROSSOVER, S OF JOYCE BLVD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 1.55 acres. The request is to approve a Residential Planned Zoning District with 12,065 s.f. of retail space, 12 residential units (24 bedrooms) and 55 parking spaces proposed. Property Owner: KIRK ELSASS Planner: SUZANNE MORGAN 16. ADM 05-1893: Administrative Item (BY-LAW AMENDMENT): Submitted by Planning Staff to amend the Planning Commission bylaws to specify the amount of presentation time for citizen and the applicant. Presentation only. 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 PC Meeting of November 28, 2005 E CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: November 15, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 05-1765: Large Scale Development (UNIVERSITY SQUARE RETAIL, 558): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 2614 W 6TH ST. IN UNIVERSITY SQUARE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 4.16 acres. The request is for a 5,000 square feet retail building with 10 parking spaces proposed. Property Owner: NARENDA KRUSHIKER Planner: ANDREW GARNER Findings: Property: The site is located within the 4.16 -acre University Square Shopping Center at 2614 6th Street, and is zoned C-2 Thoroughfare Commercial. University Square is developed and contains a variety of mixed commercial uses including a bank, restaurants, and retail stores. University Square is entirely surrounded by C-2 zoning and a variety of mixed commercial uses. Proposal: The applicant proposes to remove an abandoned retail structure in the southwest corner of University Square, and construct a 4,750 square foot retail store with 9 new parking spaces. The site will share access driveways and parking with the currently developed lots in the University Square shopping center. Request: The request is for Large Scale Development approval of the submitted site plans for the proposed commercial development. Right-of-way/Street improvements: Dedication of 55' from centerline right-of-way along 6th Street (State Highway 62) by warranty deed. Adjacent Master Street Plan Streets: 6th Street (Principal Arterial). Water/Sewer: Water and sewer are available to the site and will be extended to the facility. Tree Preservation: Existing Tree Canopy: 3.47% Preserved Tree Canopy: 0.0% K: Reports120051PC ReportsUl-28-051LSD 05-1765 (University Square Retail).doc November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 1 of 14 Required Tree Canopy: 3.47% Mitigation: Required; two 2" caliper trees Design Overlay District: • Greenspace: The applicant has complied with the 25'greenspace requirement along all rights-of-way within the Design Overlay District. • Signage: Elevations of any proposed signage have not been submitted. • Curb Cuts: The applicant is not proposing to modify any of the existing nonconforming curb cuts with this development. • Lighting: A Lighting Plan is required to be submitted in conformance with the City Lighting Ordinance. • Exterior Appearance: Elevations have been submitted for all four sides of the building. Planning Commission determination of architectural treatment of fronts, along with Commercial Design Standards, is required. • Building Material: At the time of this report printing, a materials sample board has not been submitted for review. • Site Coverage: The plat shows inconsistency with this requirement indicating 17.50% greenspace when 25% is required. • Fencing: N/A • Outdoor Storage: N/A • Access: Pedestrian access from the street to the entrance of the structure by way of a designated walk has been provided from 6th Street. Bicycle racks are provided for multi -modal access. Recommendation: Staff recommends approval of LSD 05-1765 with the following conditions of approval: Conditions of Approval: 1. Planning Commission determination of Commercial Design Standards and compatibility with the surrounding commercial developments. Staff finds that building elevations comply with Commercial Design Standards and are compatible K:IReports120051PC Reports111-28-051LSD 05-1765 (University Square Retail).doc November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 2 of 14 with the existing development in University Square Retail Shopping Center. SUBDIVISION COMMITTEE FOUND IN FAVOR OF THIS CONDITION, AND REQUESTED THAT A MATERIAL SAMPLES BOARD BE BROUGHT TO THE PLANNING COMMISSION MEETING. 2. Planning Commission determination of a waiver for 25% greenspace in the Design Overlay District. The project would reduce the existing greenspace from 17.72% to 17.50%. Staff recommends in favor of this waiver request, finding that due to the existing developed condition of the site and a minimal reduction in greenspace (this project would reduce greenspace by a 22%) a waiver is justified and appropriate. SUBDIVISION COMMITTEE FOUND IN FAVOR OF THIS REQUEST. 3. The large scale development site plan shall be revised as follows: a. The trash enclosure needs to be turned facing a more easterly direction for easier access, or as approved by the City Solid Waste Division. b. Delete the `building square feet' and `ratio' cells from the `Total' row on the parking table because the total square footage and parking ratio for the entire site should not be averaged. Provide the existing number of parking spaces on the parking table. c. The City's Sidewalk Administrator recommends extending the 6' sidewalk west of the site through the greenspace island in the southwest comer of the site. This improvement shall be depicted on the site plan and constructed as part of the project. 4. The Large Scale Development shall comply with the Lighting Ordinance. If any new exterior lighting is proposed, a lighting plan and manufacturer's cut sheets for the proposed lighting fixtures shall be submitted in accordance with the Lighting Ordinance and approved by Planning staff prior to building permit. 5. Trash enclosures are required to be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. 6. This site has an existing code compliance violation regarding dumpsters along the north of the site that are not screened in conformance with City ordinance. This existing violation shall be required to be resolved prior to issuance of building permit for the proposed structure. 7. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and 1<:IReports120051PC Reports111-28-051LSD 05-1765 (University Square RetailJ.doc November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 3 of 14 installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 8. All mechanicaUutility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. Standard Conditions of approval: 9. 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). 10. 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. 11. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 12. Large scale development shall be valid for one calendar year. 13. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Separate easement plat for this project that shall include the tree preservation area and all utility easements. c. Project Disk with all final revisions d. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of' a Certificate of Occupancy. Additional conditions: K:IReports120051PC Reports111-28-051LSD 05-1765 (University Square Retail).doe November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 4 of 14 Planning Commission Action: Required: YES ❑ Approved ❑ Denied ❑ Tabled Meeting Date: November 28, 2005 Comments. 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: IReports12005IPC Reportsl11-28-05ILSD 05-1765 (University Square Retarl).doc November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 5 of 14 E CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM PC Meeting of November 28, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 To: Fayetteville Planning Commission From: Andrew Garner, Senior Planner Date: November 21, 2005 ITEM #: LSD 05-1765 (University Square Retail) Applicable Requirements: Plan Checklist: Y — submitted by applicant N = requested by city NA = not applicable wheel stops / curbs irrigation edged landscape beds indicated species of plant material identified size of plant material at time of installation indicated interior landscaping narrow tree lawn (8'min. width, 17' min. length / 1 tree per 15 spaces) tree island 10' min. width / 1 tree eer 12 s 'aces perimeter landscaping side and rear property lines (5' landscaped) adjacent to street R.O.W (15'greenspace exclusive for landscaping/ 1 street tree every 30 L.F., a continuous planting of shrubs and ground cover - 50% evergreen) soil amendments notes include that soil is amended and sod removed mulching notes indicate mulching around trees and within landscape beds. planting details according to Fayetteville's Landscape Manual K:1 Urban ForesierlPRCUEC7SILSD-20051University Square RetaitlPlanning Commission (Landscape Review).wd. November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 6 of 14 Y greenspace adjacent to street R.O.W. (15' wide) Y street trees planted every 30' L.F. along R.O.W. NA outdoor storage screened with landscaping NA landscaped area (12' min.) NA fence required NA outdoor storage screened with landscaping NA non-residential landscape screen when adjacent to residential zones NA landscape requirement for setback reduction Y Y greenspace adjacent to street R.O.W. (25' wide) street trees planted every 30'L.F. along R.O.W. N 25% of total site area left in greenspace (80% landscaped) Y parking lots and outdoor storage screened with landscaping Recommendation: Approval of the landscape plan associated with LSD 05-1765 with the following conditions. Conditions of Approval: 1. Planning Commission determination of a waiver for less than the required 25% greenspace on the site in the Design Overlay District. Staff is in support of this request given the existing development on the site and the project resulting in a very minor decrease in overall greenspace (reducing greenspace from 17.72% to 17.50%). 2. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. K:IUrban ForesterlPROJEC7SILSD-20051University Square RelailtPlanning Commission (Landscape Revieiv)svd. November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 7 of 14 SC Meeting of November 17, 2005 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain Si Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Subdivision Committee From: Sarah K. Patterson, Urban Forester Date: November 15, 2005 ITEM #: LSD 05-1765- Large Scale Development (University Square Retail) Requirements Submitted: Canopy Measurements: Initial Review with the Landscape Administrator Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • The site is a small parcel of land associated with the University Square Shopping Center. Only two trees are found on the site neither being November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 8 of 14 0.39 acres square feett.. 16,962.86 YY acres 0.013 square feet 589.45 percent of site area 3.47% acres o square feet o percent of total site area o% ertpra[tt ice_ 3.47% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • The site is a small parcel of land associated with the University Square Shopping Center. Only two trees are found on the site neither being November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 8 of 14 significant by City of Fayetteville standards. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Little environmental degradation will occur on the site with the removal of these two trees. The area is surrounded by impervious services so the addition of the development, landscape requirements, and mitigation requirements will help the area ultimately. 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 property owners should not be affected by the removal of these two trees and will actually benefit with the addition of the new landscaping. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • N/A Whether the size or shape of the lot reduces the flexibility of the design. • This lot has constraints set upon it by the existing structures, roads, and parking lots that surround it. 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 these trees are good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • All canopy is proposed for removal on the site. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • NA Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • NA Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will be required to replace 589.45 square feet of removed canopy. Using the low priority density factor this is equivalent to 2 (2) inch caliper trees. November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 9 of 14 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 with the following conditions. Conditions for Approval: i. A site analysis report is still needed in order for this plans approval. November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 10 of 14 Andrew Garner Subdivision Committee eting for November 17, 2005 Waste, Solid D V S;a ,Connme s From: Travis Dotson To: Garner, Andrew Date: 11/15/05 4:14PM Subject: Subdivision Committee Meeting for November 17, 2005 Andrew, LSD 05-1764: Auto Zone - Dumpster pad to house two dumpsters is too small. This pad needs to be at least 30' wide, not 18'_ CSD 05-1765: University Square Retail - Dumpster pad needs to be turned facing a more easterly irection, for easier access. • LSD 05-1800: Drake Hill - Dumpster pad needs to be turned more northerly than currently positioned. Pagel; November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) Agenda Item 1 Page 11 of 14 NNW - s CEI Engineering Associates, Inc. 3317 SW "I" Street • P.O. Box 1408 • Bentonville, AR 72712-1408 • (479) 273-9472 • (479) 273-0844 ' October 6, 2005 City of Fayetteville Planning Division 113 West Mountain Street Fayetteville, AR. 72701 Distribution: RER-*BLM/file RE: Proposed Retail Building /University Square CEI Project #21486.0 Large Scale Development At the request of our client, Mr. Narry Krushikerwe respectfully submit the proposed retail building to the City of Fayetteville for Large Scale Development review. The proposed development is for a retail building that is approximately 5,000 S.F., with associated parking, utilities and access drives that we are permitting for construction. The site is located on the Southwest corner of lot 1 of University _Square on West 6th Street. Included with this letter is the L.S.D. Application including a check for the total review amount of $1,020.00. Also included are 26 sets of Large Scale Development plans, two sets of mailing labels for the adjacent land owners and two copies of the preliminary drainage letter. ResgectfuII JaIMe Cloburn Project Designer Local Development / Public Works November 28, 2005 Planning Commission LSD 05-1765 (University Square Retail) CALIFORNIA • TEXAS • ARKANSAS • TENNESSEE • MINNESOTA • PENNSYLVANIA • GEORGIA • FLORID#ends Item 1 age 12 of 14 LSD05-1765 One Mile View UNIVERSITY SQUARE RETAIL MAP�I E STST RSF-4/// 4 i1 C-2 P. IQ2 JiSF-l—r RMF -24 RA SFA QRA jrJJ - _G2 OFRCED> 2 STORAGE bh \l\1\ 1.� RAF .W AU Y PRt1m 09-771 Edi 1-2 R -O RMF - I PRNATE 1369 GRA I-1 i . —1 F% F 12 :i 1 P.,RMF.24 RMF -24 Overview Legend Subject Property LSD05-1765 Boundary ry..s. Planning Area 0000093 Overlay District D000^0 Outside City Legend 0 0.125.25 0.5 0.75 1 IM November 28, '2 005 MgPlanning Commis,ion S 1765 (University Square RE tail) J It m 1 Page 13 of 14 Close Up View UNIVERSITY SQUARE RETAIL Legend g0000 Overlay Distnct — FLOODWAY ---- 500 YEAR — 100 YEAR ---- LIMIT OF STUDY – – - Baseline Profile O Fayetteville Outside City ® LS005-1765 vector.GDB.Foolpdnt2004 0 75 150 300 450 600 Feet LS November 28, 2005 Planning Commissior D 05-1765 (University Square Retail Agenda Item ' Page 14 of 14 ay evi a.:e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of November 28, 2005 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: November 21, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 05-1800: Large Scale Development (DRAKE HILL, 561): Submitted by EB LANDWORKS, INC. for property located at 836 SOUTH HILL AVENUE. The property is zoned RESIDENTIAL MULTI FAMILY - 24 UNITS/ACRE (RMF -24) and contains approximately 1.72 acres. The request is for a condominium complex with 31 multi -family dwelling units and 46 parking spaces. Property Owner: ANNAN MULLIS Planner: ANDREW GARNER Findings: Property and Setting: The subject property contains approximately 1.72 acres located in south- central Fayetteville at 836 South Hill Avenue. A single-family house is located in the southwest portion of the site, and the property contains 41 % tree canopy. The site has direct access onto Hill Avenue along the west property line, with an alley along the northern property line. Land uses surrounding the site include industrial properties to the north, and single-family residential uses to the south, east, and west. The site is surrounded by RMF -24 zoning to the south, east, and west, and Heavy Commercial and Light Industrial (I-1) to the north. Proposal: The applicant proposes to retain the existing single-family dwelling, construct seven multi -family buildings containing 31 multi -family units, and 46 parking spaces. The multi- family units would be accessed off of a central driveway directly onto Hill Avenue. As part of the project the sites Hill Avenue frontage would be improved to Master Street Plan standards and the private alley along the northern property line would be improved to 20' paved width. Parking lot landscaping would be installed as required. Request: The request is for Large Scale Development approval of the submitted site plans for Drake Hill. Public Comment: Comment from one adjacent property owners have been received stating objection to the project citing drainage problems. Right-of-way being dedicated: 25' from centerline for Hill Avenue. K:IReports120051PC ReportsU1-28-051LSD 05-1800 (Drake Hil7).dac November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 1 of 20 Street Improvements: 14' pavement from centerline along Hill Avenue with 6' sidewalks, curb, gutter, and storm drain along the project's Hill Avenue frontage; improve the alley along the northern property line to 20' pavement. Water/Sewer: Water and sewer are available to the site. Parks: On October 3, 2005 the Park Recreation Advisory Board recommended money in lieu of land for 31 multi -family units at $393/unit for total parks fees of $12,183. Adjacent Master Street Plan Streets: Hill Avenue (local street). Tree Preservation: Existing Canopy: 41% Preserved Canopy: 19% Required Canopy: 20% Mitigation: Required; three 2" caliper trees. Recommendation: Staff recommends forwarding LSD 05-1800 to the full Planning Commission with the following conditions of approval: Conditions of Approval: I. Planning Commission determination of a waiver for between curb cuts. City ordinance requires a minimum of 25' between curb cuts on a local street, and this development proposes 15' between the proposed entrance to the development and the existing alley to the north. Stafffinds that granting a waiver for the proposed curb cut would not create or compound a dangerous traffic condition, and that there is adequate justification for granting the waiver. In review of 2005 aerial photos, there appears to be only one existing curb cut on the alley accessing industrial property to the north. The volume of traffic turning off of the alley would be relatively low as it is anticipated this alley would mainly be used by residents of the new multi family units in the eastern portion of the site, trash pickup, and for emergency access. The location of the proposed entrance driveway is required to retain the existing two- story wood house and driveway on the site. Stafffinds that with the addition of traffic from the project, the proposed curb cuts onto Hill Avenue would not create or compound a dangerous traffic condition. SUBDIVISION COMMITTEE FOUND IN FAVOR OF THIS CONDITION. 2. Planning Commission determination of street improvements. Staff recommends improving Hill Avenue along the project frontage to 14' from centerline, 6' sidewalks, curb gutter and storm drainage; and improving the alley adjacent to the northern property line to 20' paved width. SUBDIVISION COMMITTEE FOUND IN FAVOR OF THIS CONDITION. 3. Parking spaces that are not facing and adjacent to required greenspace are required to K:I Repa4s12005IPC Reports111-28-051LSD 05-1800 (Drake Hill)_doc November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 2 of 20 be standard spaces with dimensions of 19' x 9' unless compact spaces. It appears that four spaces adjacent to Building No. 3, four spaces adjacent to Building No. 4, and the two spaces east of Building No. 6 are 17' and should be 19' in length as they do not overhang into required greenspace and are not compact spaces. 4. The dumpster location shall be turned to face a more northerly direction for easier access as coordinated with the City Solid Waste Division. 5. Two bike racks are called out on the site plan as being provided however staff was only able to locate one bike rack on the site plan, please clarify or depict another bike rack on the plan. The sidewalk along Hill Avenue that meanders around trees in the southwest portion of the site should be dedicated as a sidewalk/access easement to allow the City to maintain the sidewalks out of the right-of-way. This easement shall be shown on the easement plat. 7. Payment of $12,183 in Parks fees for 31 multi -family units is due prior to issuance of building permit for this project. 8. Any fencing, walls or signage within utility easements must be coordinated with affected utilities and are subject to removal at the cost of the owner/developer. 9. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. Standard Conditions of approval: 10. Trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of- way. 11. 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). 12. 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 K:IReports120051PC Reportsll 1-28-051LSD 05-1800 (Drake Hilll.doc November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 3 of 20 comply with City's current requirements. 13. All new utilities shall be placed underground. All existing overhead utilities below 12 kV shall be relocated underground. 14. Large scale development shall be valid for one calendar year. 15. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Separate easement plat for this project that shall include the tree preservation area and all utility easements. c. Project Disk with all final revisions. d. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. 16. Additional conditions: Planning Commission Action: Required: YES ❑ Approved 9 Denied 9 Tabled Meeting Date: November 28, 2005 Comments. 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 1<:IReports120051PC Reports1l1-28-051LSD 05-1800 (Drake Hill).doc November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 4 of 20 ay eviASle ARKANS THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM To: Fayetteville Planning Commission From: Andrew Garner, Senior Planner Date: November 21, 2005 Planning Commission Meeting November 28, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ITEM #: LSD 05-1800 (Drake Hill) Applicable Requirements: B- EV ©° 1ash €"ate 11111E..- Plan Plan Checklist: Y = submitted by applicant N = requested by city NA = not applicable ^ygp�Cy 3311!1 Y wheel stops / curbs y irrigation Y edged landscape beds indicated Y species of plant material identified Y size of plant material at time of installation indicated Y -- -- — interior landscaping narrow tree lawn (8 'min. width, 17' min. length / 1 tree per 15 spaces) tree island (10' min. width / 1 tree per 12 spaces) �--- - - Y perimeter landscaping side and rear property lines (5' landscaped) adjacent to street R.O.W (15' greenspace exclusive for landscaping / 1 street tree every 30 L.F., a continuous planting of shrubs and ground cover - 50% evergreen) soil amendments notes include that soil is amended and sod removed =w -m Y y mulching notes indicate mulching around trees and within landscape beds. K:I Urban ForesterlPROJECTSILSD-20051Drake Hitl1Planning Commission (Landscape Review).wd November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 5 of 20 y planting details according to Fayetteville's Landscape Manual .r -t y ' '4 . t5'iilt f�.»,. f �'`f B83L,- ._ __.._.. greenspace adjacent to street R.O.W. (15' wide) y street trees planted every 30' L.F. along R.O.W. NA outdoor storage screened with landscaping NA landscaped area (12' min.) NA fence required NA outdoor storage screened with landscaping NA non-residential landscape screen when adjacent to residential zones NA landscape requirementt for setback reduction iv' eN.9fiistEd. �.-r NA greenspace adjacent to street R.O.W. (25' wide) NA street trees planted every 30'L.F. along R.O.W. NA 25% of total site area left in greenspace (80% landscaped) NA parking lots and outdoor storage screened with landscaping Recommendation: Approval of the landscape plan associated with LSD 05-1800 with the following conditions. Conditions of Approval: 1. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. ICIUrban ForesierlPROJECTSILSD-20051Drake Hilll Planning Commission (Landscape Reniew).wd November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 6 of 20 SC Meeting of November 17, 2005 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Subdivision Committee From: Sarah K. Patterson, Urban Forester Date: November 15, 2005 ITEM #: LSD 05-1800: Large Scale Development (Drake Hill) Requirements Submitted: T Initial Review with the Landscape Administrator T Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: $ o•ff' 3'. %353_ c, acres 1.72 s • uare feet 74,923 61 d , acres square feet 30,756 percent of site area 41% '4, acres square feet 13,954 percent of total site area 19% i1fiIi31TtiI3`�I34flpIC�i1Y 20% November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 7 of 20 FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. i This site includes an existing home with 41% canopy cover. An inventory was done by a certified arborist finding most species to be cedar, elm, boxelder, and other species commonly found as volunteers. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. 2 Environmental degradation should be minimal on this site. Impervious surfaces will be added but all in all a 19% of the canopy will remain not to include the additional species planted. 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. 3 This property is found in a commercial area. The adjacent property to the north is separated by an alley way and most vegetation on the property line to the south will be preserved for screening. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. 4 N/A Whether the size or shape of the lot reduces the flexibility of the design. 5 The size and shape of this lot does not reduce the flexibility. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. 6 The general health of these trees were poor to fair. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. 7 Utilities have been located to an area that will minimize the impact they have on the tree canopy. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. 8 The trees to be removed on this site are located in areas where the buildings and/or parking lots are needed. Whether roads and utilities are designed in relation to the existing topography, November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 8 of 20 and routed, where possible, to avoid damage to existing canopy. 9 Topography is not an issue on this property. Construction requirements for On -Site and Off -Site Alternatives. 10 N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. 11 Mitigation will be required to replace 749 square feet of removed canopy. This is equivalent to 3 (2) inch caliper trees. The effect other chapters of the UDC, and departmental regulations have on the development design. 12 N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: 13N/A The impact a substantial modification or rejection of the application would have on the Applicant: 14 Staff is recommending approval of the Tree Preservation Plan. November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 9 of 20 [Andrew Garner - Subdivision Committee etingfor November 17 2005 Sol i Wane From: Travis Dotson To: Garner, Andrew Date: 11/15/05 4:14PM Subject: Subdivision Committee Meeting for November 17, 2005 Andrew, Com wt P1iS LSD 05-1764: Auto Zone Dumpster pad to house two dumpsters is too small. This pad needs to be at least 30' wide, not 18'. LSD 05-1765: University Square Retail - Dumpster pad needs to be turned facing a more easterly direction, for easier access. CLSD 05-1800: Drake Hill - Dumpster pad needs to be turned more northerly than currently positioned. November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 10 of 20 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: November 3, 2005 Project Name: DRAKE HILL APPLICANT/REPRESENTATIVE CONTACT INFO: Mandy R. Bunch, PE EB LandWorks, Inc. Phone: (479) 444-7769 Subdivision Committee Meeting: Planning Commission Meeting: Thursday, November 17, 2005 at 8:30 am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 Monday, November 28, 2005 at 5:30 pm Fayetteville City Administration Building 113 W. Mountain Street, Room 219 %1 o,p/2/S ow PROJECT DESCRIPTION: Penny Lane, LLC is proposing to construct 32 condominium units with associated parking and utilities on the property located at 836 Hill Avenue. The existing Drake House will remain and six additional buildings we be constructed to the East. The site will gain access from Hill as well as the alley to the North. See attached plan. Adjoining Property Address and Parcel Number(s): See Attached Map Lot: 47 Block: A -%R Subdivision: l=t0c4-/Etld 4100 , no.i./ Lot Block: Subdivision: ADJOINING PROPERTY OWNERS COMMENTS �,r (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) /� I have been notified of the above meetings for the described project. 1 do not object to the project described above. I do object to the project described above because: Ste. aitc413 tC /ncnnisow Narrie of Property Owner Pri (Printed) rt S nature of Property Owner November 28, 2005 Planning Commission LSD 05-1800 (Drake Hill) Agenda Item 2 Page 11 of 20 Doyle and Susan Morrison 14456 Mineral Springs Rd West Fork, AR 72774 479-790-3979 TraymoreUSA.net City of Fayetteville Planning Department 113 W. Mountain Fayetteville, AR 72701 November 11, 2005 RE: Drake Hill Condominium To Whom It May Concern: My name is Doyle Morrison and I own the property located at 619 South Government St. This is parcel # 04749 of Dowell's Addition. I am currently building a new duplex on this site. While I have no objection to the development there is a drainage issue involving storm water runoff which needs to be addressed. At the northeast corner of my property there is a culvert under Government Street. During moderate and heavy rains this culvert quickly reaches capacity and regularly backs up and overflows. The drainage area which flows to this culvert is substantial (please see map). This runoff water flows down a ditch along the northern border of my property and at the rear of the property this runoff flows out into several small ditches and partially into the area which will be developed. The drainage area is very near flat and the runoff ditches are very shallow. My concerns with the proposed development are as follows: 1) Earthwork or structures may alter the existing drainage patterns forcing runoff water to flood currently well drained areas or form pools which will remain wet and facilitate mosquitoes or other health concerns. 2) Additional runoff from new construction will overwhelm the existing natural drainage patterns causing water to backup into adjacent properties. 3) On a different topic I would expect that any exterior lighting for security or other purposes would be shielded to prevent glare from entering the current homes along Government Street. I will be happy to work with both the city and the developers to address these concerns in a timely manner. Unfortunately I will be out of town on the 17'" but will be available at the above phone number at any time. Thank You, Doyle Morrison / D 4]40,14-4 / f irc 1' quit S P.u�zve D7 /`- 1^ QyS / e f f �r ommission 2005 ' _ l/ LSD 05-1800 (Drake Hill) Agenda Item 2 Page 12 of 20 ,y, - ,ug i - t„-;// ce,..-s itb,ao o