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HomeMy WebLinkAbout2005-12-12 - Agendas - Final113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, December 12, 2005, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Approval of minutes from October 24, 2005 meeting. Consent: 1. PPL 05-1825: Preliminary Plat (SKILLERN RD S/D/CRESTMONT, 295): Submitted by ROGER TRO 11ER for . property located at 3826 E SKILLERN RD., E OF SAVANNAH ESTATES. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 4.88 acres. The request is to approve a residential subdivision with 11 single family lots. Property Owner: JDM INVESTMENTS, LLC Planner: ANDREW GARNER Old Business: 2. 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 856,000 s.f commercial space and 1,712dwelling units. Planner: SUZANNE MORGAN New Business: 3. ADM 06-1878: Administrative Item (1949 Green Acres Rd.): Submitted by Andrea Foumet requesting a variance of Chapter 172 of the Unified Development Code for property located at 1949 Green Acres Rd. Planner: JEREMY PATE 4. PPL 05-1803: Preliminary Plat (MALLY WAGNON ESTATES, 611): Submitted by 1-12 ENGINEERING, INC. for property located at HWY 16E, S 2/10 MI ON MALLY WAGNON RD. The property is in the Planning Area and contains approximately 24.68 acres. The request is to approve a residential subdivision with 76 single family lots proposed. Property Owner: J.B. HAYS Planner: SUZANNE MORGAN 5. PPL 05-1821: Preliminary Plat (BIRWIN STREET S/D, 408): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at SW OF OLD WIRE RD. AND BIRWIN STREET. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 1.99 acres. The request is to approve a residential subdivision with 7 single family lots. Property Owner: HOMETOWN DEVELOPMENT Planner: ANDREW GARNER 6. LSD 05-1828: Large Scale Development (UNIVERSITY VILLAGE LOTS 1-4, 599): Submitted by CRAFTON TULL & ASSOCIATES INC. - ROGERS for property located at SE OF BEECHWOOD AND 15TH ST, N OF THE CROWNE APTS. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 7.45 acres. The request is for 37,774 s.f. retail space and a 22,038 s.f. hotel on lots 1-3 with 321 parking spaces and detention on lot 4. Property Owner: ARK 4, LLC SOUTH FAYETTEVILLE INVESTMENTS BKT HOSPITALITY Planner: JESSE FULCHER 7. RZN 05-1834: (VANTAGE SQUARE, 175): Submitted by CRAFTON, TULL & ASSOC. for property located at LOTS 6C AND 7A IN VANTAGE SQUARE. The property is zoned R-0, RESIDENTIAL OFFICE AND R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 13.47 acres. The request is to rezone the subject properties to C- 1, Neighborhood Commercial, and C-2, Thoroughfare Commercial. Property Owner: Chambers Bank Czervik Investments Planner: SUZANNE MORGAN 8. RZN 05-1833: (BELLAFONT, 174): Submitted by H2 ENGINEERING, INC. for property located at N OF JOYCE BLVD., W OF VENTURE RD AND S OF BELLEFONTE GARDENS. The property is zoned C-2, THOROUGHFARE COMMERCIAL, and R -O, Residential Office, and contains approximately 25.29 acres. The request is to rezone the subject property to C-3, Central Commercial. Property Owner: Barber Development Planner: SUZANNE MORGAN 9. PZD 05-1817: Planned Zoning District (THE COMMONS AT WALNUT CROSSING, 555): Submitted by ENGINEERING DESIGN ASSOCIATES for property located at N OF HWY 62W, LOTS 137 & 138 OF THE APPROVED WALNUT CROSSING R-PZD. The property is zoned R-PZD, RESIDENT. PLANNED ZONING DIST. and contains approximately 6.45 acres. The request is to approve a Residential Planned Zoning District with 53 single family lots proposed. Property Owner: RAUSCH-COLEMAN HOMES Planner: ANDREW GARNER 10. PZD 05-1816: Planned Zoning District (SKATE PLACE CONDOMINIUMS, 366/367): Submitted by PROJECT DESIGN CONSULTANTS for property located at SW CORNER ASH AND CHESTNUT. The property is zoned I-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 3.38 acres. The request is to approve a Residential Planned Zoning District with 34 dwelling units proposed. Property Owner: HOMETOWN DEVELOPMENT Planner: ANDREW GARNER 11. PZD 05-1776: Planned Zoning District (WEDINGTON CIRCLE, 404): Submitted by ROBERT SHARP for property located at NW OF WEDINGTON DR. AND GARLAND AVENUE. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 6.13 acres. The request is to review the Master Development Plan for a Residential Planned Zoning District. Property Owner: MANSFIELD HOUSE Planner: SUZANNE MORGAN 12. ADM 05-1849: Administrative Item (UDC AMENDMENT) Submitted by Planning Staff to amend the Unified Development Code further clarifying and permitting accessory uses and structures. Planner: JEREMY. PATE 13. 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. Planner: JEREMY PATE 14. ADM 05-1841: Administrative Item (Hillside Overlay District Unified Development Code Ordinance Amendments): Submitted by Planning Staff to amend the Unified Development Code Chapters: 151 Definitions, 156 Variances, 161 Zoning Districts, 167 Tree Preservation, 169 Physical Alteration of Land, 170 Stormwater, and 172 Parking, and to adopt a hillside overlay district and ridgetop preservation zone boundary. Planner: LEIF OLSON 15. ADM 05-1842: Administrative Item (Hillside Overlay District Best Management Practices Manual): Submitted by Planning Staff to provide best management practices to guide development on the City's hillsides. , Planner: LEIF OLSON 16. ADM 05-1879: Administrative Item (Hillside Overlay District Map) Planner: LEIF OLSON 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 IDD 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 aye .e ile ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of December 12, 2005 PLANNING DIVISION CORRESPONDENCE O: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: December 5, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 05-1825: Preliminary Plat (SKILLERN RD S/D/CRESTMONT, 295): Submitted by ROGER TROTTER for property located at 3826 EAST SKILLERN ROAD, EAST OF SAVANNAH ESTATES. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 4.88 acres. The request is to approve a residential subdivision with 11 single family lots. Property Owner: JDM INVESTMENTS, LLC Planner: ANDREW GARNER Findings: Background: A proposal to annex and rezone the subject property to RSF-4 was forwarded to City Council with a recommendation for approval by the Fayetteville Planning Commission on October 10, 2005 (ANX 05-1723; RZN 05-1724). This request was approved at the November 1, 2005 City Council meeting. Property: The subject property contains 4.88 acres located at 3826 East Skillern Road. The site is undeveloped pasture and wooded land with approximately 48% tree canopy. As depicted in Table 1, the property is located south of Skillern Road immediately east of the Savannah Estates in east Fayetteville with unincorporated land to the north, east, and south. Table 1 Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Skillern Road, Residential Single Family; Vacant/Pasture Planning Area South Residential Single Family; Vacant/Pasture Planning Area East Residential Single Family; Vacant/Pasture Planning Area West Residential Single Family (Savannah Estates) RSF-4, Res. Single Family —4 units/acre K. Reports120051PC Reports112-12-051PPL 05-1825 (Skillern Road Subdivisionjdoc December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 1 of 20 Water and Sewer: Water and sewer lines would be extended to serve the proposed development. Adjacent Master Street Plan Streets: Skillern Road (minor arterial). Right-of-way to be dedicated: 45' from centerline right -of way for Skillern Road; 50' right-of- way for the proposed interior street. Proposal: The applicant proposes to create a residential subdivision with 11 single family lots accessed directly off of Skillern Road. Street Connectivity: The, project would provide direct access onto Skillern Road to the north, and would provide a street stub -out along the property line to the south. Connectivity to the west is not feasible due to existing development and streets that do not provide a possible street connection. There is a potential for street connectivity to the east due to some large undeveloped lots, however there are some existing single family homes and a paved driveway adjacent to the eastern property line. Parkland: On November 7, 2005 the Park Recreation Advisory Board recommended accepting money in lieu of park land for 11 single-family units totaling $6,105. Tree Preservation: Existing: Preserved: Required: Mitigation: 48% 26% 25% Not required. Public Comment: Public comment has been received stating objection to the project. The main reasons for objection include that the development is too dense compared to the surrounding development, would cause adverse traffic impacts, and would remove trees on the eastern border of the Savannah Estates subdivision. Recommendation: Staff recommends approving PPL 05-1825 with the following conditions: Conditions of Approval: Planning Commission Determination of street connectivity. The project provides , a north -south street connection through the site. Connectivity to the west is not feasible due to existing development and streets that do not provide a potential street connection. There is a potential for street connectivity to the east due to some large undeveloped lots, however there are some existing single family homes and a paved driveway adjacent to the eastern property line. SUBDIVISION COMMITTEE DETERMINED THAT PROPOSED CONNECTIVITY IS ADEQUATE (12/01/05). 2. Planning Commission Determination of street improvements. Staff recommends improving Skillern Road to Master Street Plan standards for a minor arterial with 18' of K.: IReports120051PC Reports112-12-051PPL 05-1825 (Skil/ern Road Subdivision).doc December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 2 of 20 pavement from centerline, curb, gutter, storm drains and 6' sidewalks. SUBDIVISION COMMITTEE DETERMINED IN FAVOR OF THIS CONDITION (12/01/05). Planning Commission determination of a waiver for length of a dead-end street. The proposed dead-end street is approximately 670' in length, when a maximum of 500' is allowed. Staff is in support of this waiver due to the future street connection to the south, and the temporary cul-de-sac that would be removed at the time of the street connection. SUBDIVISION COMMITTEE DETERMINED IN FAVOR OF THIS CONDITION (12/01/05). 4. The temporary access easement for the cul-de-sac shall be removed at the time of street connection to the south. 5. Include the following revisions on the preliminary plat: a. For property to the north, east, and south of the site, instead of labeling the zoning as `W.C. Zone R -A', specify 'City of Fayetteville Planning Area' on the site plan. b. Include City Plat Page 295 on the plat. 6. Payment of $6,105 in Parks fees for 11 single family lots is due prior to application of signatures on the final plat. 7. Street lights shall be installed or guaranteed with a maximum separation of 300 feet prior to final plat. 8. Subdivision area signage shall be permitted in accordance with applicable city codes. 9. The location, height and placement of any landscaped entry feature shall be reviewed by City staff for compliance with ordinance regulations and maintained by the POA. 10. The installation of any fence shall be coordinated with all appropriate utility companies and staff to insure property placement. No fence shall be located within right-of-way. 11. Revise the tree protection detail along the west boundary to follow the utility easement. 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 K.:IReports120051PC Reports112-I2-051PPL 05-1825 (Skillern Road Subdivision).doc December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 3 of 20 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. Prior to application of signatures on the final plat, all punch list items shall be completed. 15. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 16. All street names shall be approved by the 911 coordinator. 17. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: a. b. c. Planning Commission Action: Motion: Second: Vote: Meeting Date: December 12, 2005 Comments: ❑ Approved ❑ Denied ❑ Tabled 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.iReports120051 PC Reports112-12-051 PPL 05-1825 (Skillern Road Subdivision). dac December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 4 of 20 .....: � ?. Via. ayon..Ae ARKANSAS PC Meeting of December 12, 2005 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: December 6, 2005 ITEM #: PPL 05-1825: Preliminary Plat (Skillern/Crestmont) Requirements Submitted: Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. This site is ahnost half covered with tree canopy. 28 significant trees have been identified on the area with the majority being oak species. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 5 of 20 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: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. This site is ahnost half covered with tree canopy. 28 significant trees have been identified on the area with the majority being oak species. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 5 of 20 The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Some environmental degradation will occur on this site. The more sloped area found in the southwest corner will have all canopy removed. 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. • A zo foot utility easement is proposed for both the east and west property lines. The property owners to the west will be affected by the removal of a 20 foot wide buffer between them and this new project. 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. • Neither the size nor shape of the lot reduces the flexibility. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The health and condition of the significant trees is good to fair. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • The placement of the utility line along the west property line greatly reduces the canopy preserved and will remove at least 3 significant trees. The lots found along the west side are half covered with canopy. Once developed, canopy will have to be removed. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Trees on the west property line will be removed for the installation of utilities. Lot 12 houses the detention pond which will also require a great amount of vegetation loss. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • The road will have no affect on the tree canopy except in the very southern portion. The road does not follow topography but the area has only a small amount of slope. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 6 of 20 • Mitigation will not be required as long as the preserved canopy number remains above 25%. 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. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 7 of 20 FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 479-444-3472 TO: FROM: DATE: SUBJECT: Andrew Garner, Planner Matt Mihalevich, Park Planner November 29, 2005 Parks & Recreation Subdivision Committee Comments Meeting Date: December 1, 2005 Item: PPL 05-1825 (Skillern Rd. S/D, 295) Park District: NE Zoned: RSF-4 Billing Name & Address: Roger Trotter — JDM Investments Land Dedication Requirement Single Family @ .024 acre per unit = _ _ acres Multi Family @ .017 acre per unit = acres Mobile Home @ .024 acre per unit = acres Lot Split Money in Lieu 11 @ $555 per unit = $6,105 @ $393 per unit = $ @ $555 per unit = $ @ $555 per unit = $ COMMENTS: • On November 7th, 2005 the Parks and Recreation Advisory Board recommended accepting money in lieu of park land to satisfy the requirements of the park land ordinance. • This decision was based on the proximity of this development to both Braden and Rocky Branch Parks. Additionally, the park land requirement does not provide adequate acreage for a neighborhood park. • Fees are due in the amount of $6,105 prior to signing of the final plat. PPL05--2 December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 8 of 20 6 d 6 Q 0 0 Q J 0 O < Y 6 6 .mi d J a 1 a 6 E I- t_ Od> B- gt E 0 6 Ertl fa E m c C31 wUzi - I ' ki lern Rood Subdivi i• 0 0 1- N 0 0 0 0 m Deiemb&t 12, 2005 Planning Corr nision /D) genJa Item 1 Page 9 of 20 PPL 05-1825 (Skillern Road 650 Skillern Road Subdivision (PPL 05-1825) Parcel Map * Project Site 0 325 650 Feet 1 NM December 12, DOS Planning Commis ion PPL 05-1825 (Skillern Road) Agenda I 1 Page 10 d 20 Skillern Road Subdivision (PPL 05-1825) Parcel Map * Project Site 320 160 0 320 Feet I M December 12, 05 Planning Comm' n PPL 05-1825 (Skillern Roa ) Agenda I 1 Page 11 of 20 SHELDEN ENGINEERING, INC. 5241 TERRAPIN ROAD: HARRISON, AR 72601 : 365-6003: FAX 741-7705 ADJOINING PROPERTY OWNERS NOTIFICATION SUBJECT PROJECT Crestmont Circle] FROM: Randy Shelden, P.E. 5241 Terrapin Road Harrison, AR 72601 Subdivision Committee Meeting: Planning Commission Meeting: DATE: Oct 26, 2005 Thursday, November 28, 2005 Fayetteville City Administration Building 113 W. Mountain Street, Room 219 Monday, December 12, 2005 Fayetteville City Administration Building 113 W. Mountain Street, Room 219 Project Description: JDM Investments is proposing to subdivided 5.04 acres into 11 residential lots with one entrance off Skillern Road, directly east. of Savanna Estates Subdivision, Fayetteville, Arkansas. Crestmont Circle ADJOINT PROPERTY OWNERS COMMENTS (Return comments to City of Fayetteville Planning Division in stamped enclosed envelope) I have been notified of the above meetings for the described project. RECEIVED DEC 0 6 2005 j CITY OF FAYETTEVILLE PLANNING • i I do not object to the project described above. Ni!„, I do object to the project described above because: T C.On1CL&\Jt?e tt� 12 Wiz' /W S f OlcZ ea -110 6 SAVANM . W C cc -NW ignature of Pry Owner `Z l-I�vt>S S P e1/4C Aclu in) IThrbZ N 0110 lYks-Ito l zzioco ntnS,S@ 1�q�t gt\AAAm ' .S N t�11et Si. S t ( 14- "�PlaheniHg'Comfni iok" eh Ppm p�1 Skillern Road S/D) 0_0\Atk Z (a -Gia i $ L�Y'ti i Agenda Item 1 Page 12 of 20 Louts Ruczkeve me of P - rty Owner (Printed) SHELDEN ENGINEERING, INC. 5241 TERRAPIN ROAD: HARRISON, AR 72601 : 365-6003: FAX 741-7705 ADJOINING PROPERTY OWNERS NOTIFICATION DATE: Oct 26, 2005 SUBJECT PROJECT: Crestmont Circle FROM: Randy Shelden, P.E. 5241 Terrapin Road Harrison, AR 72601 Subdivision Committee Meeting: Planning Commission Meeting: iatLGjoN60 Thursday, November 28, 2005 Fayetteville City Administration Building 113 W. Mountain Street, Room 219 Monday, December 12, 2005 Fayetteville City Administration Building 113 W. Mountain Street, Room 219 Project Description: JDM Investments is proposing to subdivided 5.04 acres into 11 residential lots with one entrance off Skillem Road, directly east of Savanna Estates Subdivision, Fayetteville, Arkansas. RECEIVED DEC 0 5 2005 CITY OF FAYETTEVILLE PLANNING Crestmont Circle ADJOINT PROPERTY OWNERS COMMENTS (Return comments to City of Fayetteville Planning Division in stamped enclosed envelope) I have been notified of the above meetings for the described project. I do not object to the project described above. i L�o object to the project described above because: < . "TUC) rn Ct O ' f o wS 'r 6 - an of . 646& e /1c&rn.S. ilei<' £ Li7i-er,n4-JQpJE Name of Prope y Owner (Printed) ;,� r r Signature of P perty Owner 1 December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 13 of 20 SHELDEN ENGINEERING, INC. 2340 N. GREEN ACRES RD.. SUITE #24 : FAYETEVILLE, AR 72703 : 479-582-9340: FAX 479-582-9336 LETTER OF TRANSMITTAL DATE: Dec 5, 2005 PRELIMINARY PLAT -PLANNING COMMISSION SUBJECT PROPERTY: 3826 E Skillern Road (East of Savannah Estates) "CRESTMONT ESTATES" TO: City of Fayetteville Jeremy Pate and Planning Staff FROM: Randy Shelden 2340 N. Green Acres Dr, Suite #24 Fayetteville, AR 72703 Dear Staff: etAile Enclosed are 30 sets of plans for subject project and application for PRELIMINARY PLAT and GRADING/TREE PRESERVATION PLAN. The proposed site has recently been annexed into the city and rezoned RSF-4. The subject site lies directly east of Savannah Estates. JDM Investments is proposing to develop 4.88 acres into 11 residential lots. City of Fayetteville water is available and will be extended from Savannah Estates east along Skillern Road. City sewer is located near the southwest comer of the site and will be extended for these eleven lots. There are no flood planes on the property. I am looking forward to visiting with you on this project and appreciate your time and effort. Sincerely, i Randy She den, P.E. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 14 of 20 SHELDEN ENGINEERING, INC. 5241 TERRAPIN ROAD : HARRISON, AR 72601: 870-365-6003: FAX 870-741-7705 LETTER OF TRANSMITTAL PRELIMINARY PLAT DATE: Nov 22, 2005 SUBJECT PROPERTY: 3826 E Skillern Road (East of Savannah Estates) "CRESTMONT ESTATES" TO: City of Fayetteville Jeremy Pate and Planning Staff FROM: Randy Shelden 5241 Terrapin Road Harrison, AR 72601 Dear Staff: Enclosed are 30 sets of plans for subject project and application for PRELIMINARY PLAT and GRADING/TREE PRESERVATION PLAN. The proposed site has recently been annexed into the city and rezoned RSF-4. The subject site lies directly east of Savannah Estates. JDM Investments is proposing to de3velop 4.88 acres into 11 residential lots. City of Fayetteville water is available and will be extended from Savannah Estates east along Skillem Road. City sewer is located near the southwest comer of the site and will be eruended for these eleven lots. There are no flood planes on the property. I am looking forward to visiting with you on this project and appreciate your time and effort. Sincerel Randy Shelden, P.E. T 0 NOV 2 3 2n°5 PLANNING OF _- OFF Y -'"EV ILLE December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 15 of 20 SHELDEN ENGINEERING, INC. 5241 TERRAPIN RD., HARRISON, AR 72601; PHONE: (870) 365-6003, FAX: (870)741-7705 November 17, 2005 Re: Preliminary Plat Skillem Road Subdivision Ron Petrie, P.E. City Engineer, City of Fayetteville 113W. Mountain Street Fayetteville, Arkansas 72701 Dear Ron: We submitted a preliminary plat and received staff comments November 16, 2005 at technical plat review for the above referenced project. This 5 acre parcel is proposed to be subdivided into eleven lots with one entrance off Skillern road. Staff recommended widening Skillern Road along with adding a sidewalk. Skillern Road is classified as a minor arterial with a 45' from centerline right-of-way required. Based on a rational nexus method, below are cost calculations for this subdivision's impact to Skillern Road. 11 lot at 10 vehicle trips per day equal 110 trips per day. Minor arterial capacity is 14,800 trips per day. Cost to construct a 52 foot street equal $500.00 per foot. Length of frontage along this subdivision is 330', therefore cost to construct 52' street equals $165,000. Cost estimate: (110/14,800) x $165,000 = $1,226.00 Our cost estimate to make improvements to the existing road to 14' from centerline with curb and gutter along with a separate cost for a 6 foot sidewalk are listed below. Curb and Gutter + 2' pavement @ $20.00/foot : 330'x $20.00 = $6600.00 6' Sidewalk @ $2.50/ Square foot : 330' x 6' x $2.50 = $4,950.00. Our developer would prefer to provide money in lieu of installing these improvements. There are presently no sidewalks or road improvements along Skillern road to the east or west of this development. It seems if we install these improvements now they would ultimately be removed when Skillern Road requires widening. Thank you for you consideration of the matter. I look forward to your response. Sin ly, cRoge Trotter, P.E. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 16 of 20 SHELDEN ENGINEERING, INC. 5241 TERRAPIN Road : HARRISON AR 72601 • 870-365-6003 • FAX 741-7705 LETTER OF TRANSMITTAL DATE: Nov 3, 2005 PRELIMINARY PLAT SUBJECT PROPERTY: 3826 E Skillern Road ( East of Savannah Estates) TO: City of Fayetteville Jeremy Pate and Planning Staff From: Randy Shelden 5241 Terrapin Road Harrison„ AR 72601 Dear Sirs: Enclosed are 30 sets of plans for subject project and application for PRELIMINARY PLAT and GRADING AND EROSION PLAN. The proposed site has recently been annexed into the city and rezoned RSF-4. The subject site lies directly east of Savannah Estates. JDM Investments is proposing to develop 4.88 acres into 11 residential lots. City of Fayetteville water is available and will be extended from Savannah Estates east along Skillern Road. City sewer is located near the southwest comer of the site and will be extended for these eleven lots. There are no flood plans on the property. I am looking forward to visiting with you on this project and appreciate your time and effort. Sincerely, Randy Shelden, P.E. December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 17 of 20 PPL05-1825 Close Up View SKILLERN RD S/D SUBJECT PROPERTY S?LLERN D LEAWOOD WAV Legend e0000° Overlay Distract — FLOODWAY 500 YEAR — 100 YEAR LIMIT OF STUDY — — - Baseline Profile 1 Fayetteville i sD +i ( Outside City IMM PP105-1825 acalitFoatiannt 2004 0 100 200 400 600 800 Feet December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D Agenda Item 1 Paye 18 of dO SKILLERN RD S/D One Mile View PRIVATE rseo- Overview Legend Subject Property PPL05-1825 Boundary ♦oma, Planning Area c0000q o000000 o Overlay District -.Outside City Legend 0 0.125.25 0.5 0.75 lm December 12, 2)05 Planning Commis ion ileO'L 05-1825 (Skillern Road S/D) AgcnAa Itup 1 Page 19 of 20 December 12, 2005 Planning Commission PPL 05-1825 (Skillern Road S/D) Agenda Item 1 Page 20 of 20 .Levi 1e ARKANSAS PC Meeting of December 12, 2005 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: December 5, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 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 856,000 s.f commercial space and 1,712 dwelling units proposed. Planner: SUZANNE MORGAN Findings: Property Description: The property consists of several parcels totaling approximately 140 acres. With the exception of a few single family rental homes and agricultural accessory structures, the property is vacant. The property fronts Hwy 112 to the north and east and Deane Solomon Road to the west. Though there is existing tree canopy on the property, it is concentrated in several small locations on the property. There are also existing wetlands on the property, as identified by the Army Corps of Engineers. Though the property is currently zoned R -A, the applicant has received approval of the rezoning of a portion of the property (shown on the Master Development Plan as Planning Area 1) from R -A to RSF-4. To the south, the property is being developed as Springwoods C- PZD, a development of residential and commercial properties. Also further to the south is the approved Sam's Club. Property to the north is the home of Bio -Tech. facility, single family residences, and north of Hwy 112 property is being developed as a single family subdivision. Property east of the development is developed for single family use, a drive-in movie theatre and various commercial uses. Surrounding Land Use/Zonine Direction Land Use Zoning North Single family residential, Bio -Tech Facility RSF-4, R -A, I-1 South Undeveloped residential and commercial property C-PZD East Lander's Auto Park & Drive-in Theater, Single Family homes C-2 West Single family residential and agricultural RSF-4 & R -A December 12, 2005 'Planning Commission R-PZD 05-1796 (Park West) Agenda Item 2 Page 1 of 46 Proposal: The applicant requests a rezoning and Master Development Plan approval for a mixed-use project on the property. The proposal includes a maximum of 1,712 dwelling units and 856,000 square feet of non-residential space. A total of fifteen (15) separate planning areas are proposed, each of which has identified uses: Single family residential, townhome/single family attached, plaza condominium, courtyard multi- family, multi -family residential, four preserve/botanical/detention areas, a civic lawn, two mixed-use districts, neighborhood commercial, thoroughfare commercial and park dedication. The mixture of uses on the project varies dramatically, from that of solely single family detached to that of solely commercial. However, there are transitions between these that allow for a range of less dense townhomes, more dense condominiums, commercial/office/retail and residential mixed use, etc. Each Planning Area has its own specific density (maximum number of dwellings units allowed) and intensity (maximum square feet of non-residential space), depending upon the desired effect. For reasons of zoning, each Planning Area also has to have established bulk and area criteria, setbacks, height, etc. Otherwise each proposal would have to return to the City Council to address these zoning issues with each and every development. The information is provided both in a booklet form, which describes the intent of each Planning Area along with a conceptual drawing, and by way of the larger plat, which gives much of the same technical information, along with the actual Master Development Plan. The building, street, and parking arrangement indicated on the master plan will likely vary somewhat from that which is presented. However, these issues can be resolved with the development review of the project and additional City Council action, if needed. At this step in the process it is important to make the policy decision of whether the zoning is appropriate and compatible to this area, given the proposed Master Development Plan, statement of commitments, and development standards. Process: The purpose of the subject request is for a rezoning approval in order to secure entitlement for the property with a concept of varied density, variety of uses and walk - ability while preserving community area, providing parkland and open space, and other infrastructure improvements to support the community. Approval of the Master Development Plan — Planned Zoning District would effectively rezone the property based on the conceptual plans and information provided. However, it does not give development approval. The applicant is required to return through the preliminary plat/final plat and large scale development process (several times, in this case), in order for the Planning Commission to confirm that the development plans presented are compliant with the zoning and Master Development Plans approved by the City Council. Bulk and area criteria.: The applicant has proposed zoning criteria for each Planning Area. Staff recommends several modifications and additions to these criteria. Attached to the staff report (Exhibit A), following the conditions of approval, staff has provided the zoning criteria for each Planning Area with proposed modifications. Water & Sewer: Water lines are currently available in the area and sewer lines are available within the development to the south. Public water and sewer lines will be extended to serve the proposed development and will be designed and constructed in December 12, 2005 Planning Commission R-PZD 05-1796 (Park West) Agenda Item 2 Page 2 of 46 accordance with city specifications to serve the development. Sewer capacity in this area remains an unresolved issue, though staff has been working on an interim solution until the Wastewater Treatment Plant is on-line, which will be 33-36 months from the initial construction date. Depending upon the City Council's decision, the developer will be required to contribute to the interim solution or wait until the treatment plant is online. Adjacent Master Street Plan Streets: Hwy 112 (Principal Arterial), an unimproved State Highway Deane Solomon Road (Collector), an unimproved street where adjacent to the subject property. Salem Road (Collector), a planned street bisecting the subject property. Traffic: Access to the site is provided from Hwy 112 to the north and east and from Deane Solomon Road. A 70 -foot wide right-of-way has been dedicated through a majority of the subject property for the east -west extension of Salem Road through the property. Though the applicant proposes an east -west connection from Deane Solomon Road to Hwy 112, it is located south of the existing right-of-way; the existing right-of- way is to be vacated prior to approval of the development of any property affected by the existing right-of-way. This vacation will be processed by way of an ordinance through the required procedures. There are three proposed entrances onto Hwy 112 to the east and two entrances to Hwy 112 to the north. Ernie Peters and Associates, a traffic engineering firm, has evaluated the proposed development's affect on traffic patterns and prepared recommendations for development. As of November 15, 2005, an update to the recommended traffic improvements is in process. The summary of findings and recommendations from a previous study conducted by this firm are available in the project booklet. These recommended improvements include the signalization of the primary entrance to the east and the addition of signalization at Hwy 112 and Van Asche Drive to the north. The revised traffic study, sight distance, curb cut proximity, stacking distance, and relationship to the pedestrian movement along Hwy 112 and Deane Solomon Road will all be examined in detail at the time of development, utilizing the traffic study and more detailed information at that time. Interior to the project, public and private streets are proposed. The applicant has proposed several cross sections for the streets within the development. Staff is not, at this time, reviewing or recommending approval of the specific proposed street cross-sections (private or public) for the development, though many seem to be very appropriate, given the character and scale of the development proposed. This will occur at the time of development, and the developer will be allowed to present cross-sections for consideration by the Planning Commission. No public or private streets are allowed to be gated, by city ordinance. Pedestrian circulation has also been addressed with sidewalks along streets that connect the various planning areas. Any trail corridors identified on the Fayetteville Alternative Trails and Transportation Plan through this property will be accommodated at the time of December 12, 2005 Planning Commission R-PZD 05-1796 (Park West) Agenda Item 2 Page 3 of 46 development; the applicant should expect a recommendation for a trail corridor to be dedicated or easement provided in which this trail connection can be realized. Street Improvements: The applicant commissioned a traffic study for this project, the executive summary of which is included in the last few pages of the project booklet. Staff anticipates the submission of a revised traffic study at the time of development. Staff will be making the following recommendations, at minimum, at the time of development: • Realigning Deane Solomon Road as proposed and removing those portions of street/intersections no longer necessary, as well as coordinating the necessary improvements to facilitate this realignment • The widening of those unimproved portions of Deane Solomon Road and Hwy 112 including standard improvements (six foot sidewalks, curb and gutter, storm drains, street lights and turn lanes at Hwy 112) • Construction of an east -west Collector Street to connect Deane Solomon Road and Hwy 112. • Signalization to include installation of a traffic signal in accordance with AHTD and City of Fayetteville standards at the East-West Collector Street and Hwy 112, to be phased coincident with development. • Contributions to the signalization of the intersection of Van Asche Dr. and Hwy 112, as deemed necessary by the Planning Commission at the time of development of the various phases. • Other improvements as deemed necessary, based on traffic generation, phasing and other applicable criteria, to be determined by the Planning Commission, as outlined in the Unified Development Code. Tree Preservation: A majority of the site contains open pasture land, though there are several groupings of trees. Many of these groupings are located within the proposed parkland and community greenspace areas, those areas that are currently designated wetlands. The applicant proposes to meet the expected minimum percent canopy requirements, which is 25% in property zoned PZD, as well as preserve canopy within the parkland and community greenspace areas. The intent is to allow flexibility in order to adjust the layout of individual buildings within the unique Planning Areas in an attempt to meet the minimum percent canopy requirements. More detailed comments from the Urban Forester are included in the attached staff report. Parks: The Parks and Recreation Board has not evaluated the proposed dedication of park land. A 7.18 -acre parkland dedication has been indicated in the submittal. The applicant shall meet the parkland dedication ordinance, based on the number of units proposed, at the time of development, or as coordinated with the Parks Department. More detailed comments from the Parks Planner are included in the attached staff report. Public Comment: The applicant has held several public meetings regarding the proposed project, including three Ward 4 meetings. Staff has received concerns from the property owner to the north regarding the preservation on wetlands along the north property line of the subject property, and questions from other surrounding property owners about the project proposal. December 12, 2005 Planning Commission R-PZD 05-1796 (Park West) Agenda Item 2 Page 4 of 46 Additional Information: In the latest submittal to Planning Staff (12/03/05), the applicant indicated a desire to add several use units, both permitted and conditional, to Planning Areas 3 (Plaza Condominium), 4 (Courtyard Multi -family), and 5 -(Multi -family Residential). These uses were not included in the project booklet or the plats. Neither was any information included regarding their specific criteria (intensity), therefore it is assumed that no square footage is allowed. Staff recommends that in each area where non-residential uses are proposed, a maximum intensity be established. The recommended Zoning Criteria Charts following the conditions of approval address this issue, along with others. Additionally, there are several oversights, typos, mistakes and items staff simply cannot support in the proposal, through repeated submittals by the applicant. As of Monday, December 05, 2005, use units were being added to the project. To address this issue, staff has proposed recommended zoning criteria for each Planning Area within the staff report, following for the most part the applicant's submittal, but varying where staff cannot support the request or finds insufficient information presented (see staff report). Staff is in favor of the proposal's general concept. With the current submittal, however, staff cannot recommend this proposal for approval, given the amount of information that is yet to be clearly defined and found necessary in order to proceed. Recommendation: Staff recommends tabling the Master Development Plan — Residential Planned Zoning District for Park West (R-PZD 05- 1796) as submitted. Staff has prepared "Exhibit A," which consists of a Zoning Criteria Chart for each Planning Area. If the Master Development Plan is amended to adopt Exhibit A with all conditions of approval, staff would recommend forwarding this item to the City Council with a recommendation of approval. Conditions of Approval: 1. There are several criteria listed in the zoning standards of each Planning Area with which staff finds inappropriate and impossible to enforce, such as setback regulations, land area per dwelling unit criteria, etc. Therefore, staff has recommended zoning criteria for each Planning Area recommend these for consideration of approval in lieu of the criteria listed in the project booklet. (See attached list of zoning criteria.) 2. The Planning Commission shall determine that the provided number of parking spaces is appropriate for the proposed use of the property. The applicant currently proposes the following modifications to the current ordinance: a. Mixed Use Planning Areas 11, 12, 13, 14: Parking shall be based on a ratio of one parking space per 300 square feet of gross floor area, regardless of use. b. All parking within Planning Areas 11, 12, 13, and 14 shall be shared. No conditional use permit is required to permit shared parking, with this proposal. Parking shall be provided with each development as determined necessary by the Planning Commission. c. The number of parking spaces required by ordinance for development within Planning Areas 3, 4, and 5 may be reduced by 25% without additional City approval (the current ordinance allows for a 30% reduction). December 12, 2005 Planning Commission R-PZD 05-1796 (Park West) Agenda Item 2 Page 5 of 46 3. Zoning and development criteria shall be enforced as approved by the City Council, and currently referenced in the attached zoning criteria with modifications proposed by staff. Flexibility will be allowed to this development criteria (street cross-sections, etc.) listed in the booklet, but Planning Commission approval of development is required. As the character of the properties surrounding the subject property change, ordinances are modified, and the General Plan 2020 is updated, staff anticipates deviations from the requirements set forth in the project booklet, especially in reference to the Statement of Commitments. However, the approved plans, commitments and standards will be kept on file in the Planning Division, and referenced for subsequent development proposed on the property. 4. Future development shall comply with at least the minimum design standards for development in the Unified Development Code, including but not limited to landscaping, parking, access, street design, stormwater detention, etc. Buildings proposed shall be reviewed to ensure appropriate architectural compatibility, compliance with commercial design standards, and/or conformance with the architectural standards and concepts provided with the subject submittal. 5. Planning Commission determination of Master Street Plan amendments for Deane Solomon Road to realign the street to the east and Salem Road across the property to realign further to the south. Staff recommends additional information be provided for further future evaluation by the Planning Commission, Street Committee and City Council at the time of development in order to determine a more precise location for the street realignments. The conceptual street layout is still too vague at this time for staff to support a policy amendment. 6. Vacation of existing easements and/or rights-of-way necessary for the development of the proposed streets and structures shall occur prior to approval of the affected phases of development, as required by city ordinance. 7. Overhead awnings, balconies, etc. may be extended within the required front building setback for this development, with Planning Commission approval of the associated development. 8. The Parks and Recreation Advisory Board has not formerly reviewed the development proposal. In reference to the Statement of Commitments, which expound on parkland dedication, staff finds that prior to the submission of an application for development review the proposal shall be submitted to the Parks Division. The Parks and Recreation Advisory Board shall review the proposal and make a recommendation for either dedication of land or money in lieu of land as well as the best location of parkland dedication, which may differ from the location identified on the Master Development Plan. Coordination between the developer and the PRAB may result in a one-time larger dedication or multiple dedications, as properties develop. This is to be determined. December 12, 2005 Planning Commission R-PZD 05-1796 (Park West) Agenda Item 2 Page 6 of 46