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Home My WebLink About2006-04-24 - Agendas - Final113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, April 24, 2006, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chairman B. Presentation of Staff Report C. Public Comment D. Presentation of request — Applicant E. 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 please queue behind the podium when the Chairman asks for public comment. He will do this after the Planning Staff has presented the application. 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. Open dialogue will not be permitted: please ask any questions and answers will be provided once public comment has been closed. 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. 2006 Planning Commissioners Jill Anthes Lois Bryant Candy Clark James Graves Hilary Harris Audy Lack Christine Myres Alan Ostner Sean Trumbo Wttev ille TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, All 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, April 24, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Approval of the minutes from the 3-13-06 and 4-10-06 meetings. Consent: 1. VAC 06-2044: Vacation (TOYOTA OF FAYETTEVILLE, 248): Submitted by BLACK CORLEY & OWENS for property located at 1352 W. SHOWROOM DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 0.78 acres. The request is to vacate and re- align a portion of a utility easement within the property. Planner: Jesse Fulcher Old Business: 2. LSD 06-1974: Large Scale Development (THE ARBORS AT SPRINGWOODS, 286): Submitted by H2 ENGINEERING, INC. for property located at LOT 2 OF SPRINGWOODS PZD. The property is zoned C- PZD 03-08.00 (SPRINGWOODS) and contains approximately 25.24 acres. The request is for 122 multi -family dwelling units. Planner: Andrew Garner THIS ITEM IS BEING RECONSIDERED 3. LSD 06-1961: Large Scale Development (WRMC ADMIN SVCS BLDG., EMERGENCY SVCS, PARKING GARAGE, 211/212): Submitted by USI -ARKANSAS, INC. for property located at 3215 NORTH HILLS BLVD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 52.03 acres. The request is for a 64,068 s.f. Administrative Services Building, a 23,397 s.f. expansion to emergency services, an expansion to the Central Plant, with reconfigured parking and parking garage. Planner: Suzanne Morgan New Business: 4. LSD 06-1997: Large Scale Development (DIVINITY HOTEL & CONDOS, 484): Submitted by H2 ENGINEERING, INC. for property located at 101 W DICKSON, BETWEEN CHURCH AND BLOCK. The property is zoned C-3, CENTRAL COMMERCIAL and contains approximately 1.41 acres. The request is for a 10 -story mixed use building with a hotel, restaurant, retail space, parking garage and condominiums with 16 residential dwelling units and 137 hotel units. Planner: Andrew Garner 5. CUP 06-1999: Conditional Use Permit (MT. COMFORT PRESBYTERIAN CHURCH, 361): Submitted by ASHLEY GRIFFITH for property located at N & W AT MT COMFORT AND RUPPLE ROAD. The property is zoned RSF-1, SINGLE FAMILY - 1 UNIT/ACRE and contains approximately 2.86 acres. The request is for a church (Use Unit 4) in the RSF-I Zoning District. Planner: Andrew Garner 6. LSD 06-1973: Large Scale Development (MT COMFORT PRESBYTERIAN CHURCH, 361-322): Submitted by ASHLEY GRIFFITH for property located at N & W AT MT COMFORT AND RUPPLE ROAD. The property is zoned RSF-1, SINGLE FAMILY - 1 UNIT/ACRE and contains approximately 2.86 acres. The request is for an 8,795 s.f church building. Planner: Andrew Garner 7. PPL 06-2011: Preliminary Plat (BUNGALOWS @ CATO SPRINGS, 600): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located ON THE NORTHERN SIDE OF CATO SPRINGS ROAD, WEST OF CLINE AVENUE. The property is zoned RESIDENTIAL PLANNED ZONING DISTRICT (R-PZD) 05-1797, BUNGALOWS AT CATO SPRINGS, and contains approximately 5.52 acres. The request is for a residential subdivision with 30 single family lots. Planner: Andrew Garner 8. PPL 06-2010: Preliminary Plat (WEIR RD. S/D, 244): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at SE CORNER WIER AND HUGHMOUNT ROAD. The property is in the Planning Area and contains approximately 17.64 acres. The request is for a residential subdivision with 34 single family lots and 40 town homes. Planner: Jesse Fulcher 9. R-PZD 06-1921: Planned Zoning District (LAZENBY PHASE II, 560): Submitted by LANDTECH ENGINEERING for property located at RAZORBACK ROAD, N OF 15TH STREET. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 1.34 acres. The request is for 2 buildings with office, retail and restaurant space totaling 8,400 s.f. Planner: Suzanne Morgan 10. RZN 06-2018: Rezoning (FOSTER/BELLWOOD II, 400): Submitted by DAVE JORGENSEN for property located at RUPPLE RD., E OF MEADOWLANDS. The property is zoned RSF-1, SINGLE FAMILY - 1 UNIT/ACRE, R -A, RESIDENTIAL AGRICULTURAL, C-2, COMMERCIAL THOROUGHFARE and contains approximately 20.35 acres. The request is to rezone the subject property to RSF-4, Residential Single Family, 4 units per acre. Planner: Suzanne Morgan 11. CUP 06-2019: Conditional Use Permit (BOHOT, 679): Submitted by WILMA BOHOT for property located at 124 E 26TH CIRCLE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.38 acres. The request is for a daycare in the RSF-4 Zoning District. Planner: Jesse Fulcher 12. ANX 06-2020: Annexation (HAYS, 474): Submitted by LANDTECH ENGINEERING on behalf of Joan Hays for property located on Double Springs Rd., N of Dot Tipton Rd.. The property is in the Planning Area and contains approximately 7.5 acres. The request is to annex the subject property into the City of Fayetteville. Planner: Suzanne Morgan 13. RZN 06-2021: Rezoning (HAYS, 474): Submitted by LANDTECH ENGINEERING on behalf of Joan Hays for property located on Double Springs Rd., N of Dot Tipton Rd. The property is zoned R -A, RESIDENTIAL AGRICULTURAL, and contains approximately 7.5 acres. The request is to rezone the subject property to RSF-4, Residential Single Family, 4 units per acre. Planner: Suzanne Morgan All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. Ali 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. THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of April 24, 2006 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate., Director of Current Planning DATE: April 13, 2006 125 W. Mountain St. Fayetteville, Aft 72701 Telephone: (479) 575-8267 VAC 06-2044: Vacation (Toyota of Fayetteville, pp 248) was submitted by BLACK, CORLEY AND OWENS for property located at 1352 W. SHOWROOM DR. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 42.82 acres. The request is to vacate a portion of a 30' utility easement (approximately 19' x 64') located at Fayetteville Auto Park. Findings: Property description: The subject property is zoned C-2 and is within the Fayetteville Auto Park, located north of I-540 and west of HWY 112. The 30' access easement is located west of the Toyota building, at 1352 Showroom Dr. There is currently a sewer line located in the easement that will be relocated to the west, within a recorded utility easement. The requested easement vacation is due to a building expansion, which will encroach into the existing easement. The Toyota building expansion was approved by the Fayetteville Planning Commission on April 10, 2006. As a condition of approval, the property owners shall reroute the sewer line per City of Fayetteville and Arkansas Department of Health approval and a new easement and final plat recorded. Request: The request is to vacate approximately 1,216 sq. ft. (approximately 19' x 64') of the eastern portion of the utility easement. The applicant has submitted the required notification forms to the utility companies and to the City. The results are as follows: UTILITIES RESPONSE Ozarks Electric No Objections. Cox Communications No Objections. AEP/SWEPCO No Objections. April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 1 of 10 SW Bell No Objections. Arkansas Western Gas No Objections. CITY OF FAYETTEVILLE: RESPONSE Water/Sewer No Objections. See conditions of approval. Transportation No Objections. Solid Waste No Objections. Engineering No Objections. Public Comment: The applicant has submitted the required notification forms to the adjacent property owners. Adjacent property owners had no objections to the proposed vacation. Recommendation: Staff recommends approval of the proposed utility easement vacation 06-2044 with the following conditions: Conditions of Approval: 1. Only the portion of the easement as depicted herein shall be vacated by this request. The remaining easement shall continue for public utility use. Any relocation of existing utilities shall be at the owner/developer's expense. 2. The property owners shall reroute the sewer line per City of Fayetteville and Arkansas Department of Health approval and a new easement and final plat recorded. PLANNING COMMISSION ACTION: ves Required yes Approved Denied Date: April 24, 2006 Comments: Vote: The "CONDITIONS OF APPROVAL", as stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 2 of 10 Title Date CITY COUNCIL ACTION: ves Required Approved Denied Date: April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 3 of 10 PETITION PETITION TO VACATE AN EASEMENT, LOCATED WITHIN THE FAYE1 1 EVILLE AUTO PARK, CITY OF FAYECI EVILLE, ARKANSAS TO: The Fayetteville City Planning Commission and The Fayetteville City Council We, the undersigned, being all the owners of the real estate abutting the easement hereinafter sought to be abandoned and vacated, lying in Fayetteville Auto Park, City of Fayetteville, Arkansas, a municipal corporation, petition to partially vacate an easement which is described as follows: Part of an existing 30' Utility Easement in the Northease 1/4 of the Northeast 1/4 of Section 33, Township 17 North, Range 30 West in Washington County Arkansas, being more particularly described as follows. Commencing at the Northeast Corner of said Section 33, Township 17 North, Range 30 West; thence 86° 56' 19" East a distance of 618.91 feet to the Point of Beginning of Utility Easement Abandonment; thence continuing South 24' 08' 05" East a distance of 64.00 feet; thence South 65' 51' 55" West a distance of 19.00 feet; thence North 24' 08'05" West a distance of 64.00; thence North 65" 51' 55" East a distance of 19.00 feet returning to the Point of Beginning, containing 1,216 Square Feet more or less. That the abutting real estate affected by said abandonment of the alley are Fayetteville Auto Park, City of Fayetteville used by the public for a period of many years, and that the public interest and welfare would not be adversely affected by the abandonment of the portion of the above described easement. The petitioners pray that the City of Fayetteville, Arkansas, abandon and vacate the above described real estate subject, however, to the existing utility easements and sewer easements as required, and that the above described real estate to be used for their respective benefit and purpose as now approved by law. The petitioners further pray that the above described real estate be vested in the abutting property owners as provided by law. WHEREFORE, the undersigned petitioners respectfully pray that the governing body of the City of Fayetteville, Arkansas, abandon and vacate the above described real estate, subject to said utility and sewer easements, and that title to said real estate sought to be abandoned be vested in the abutting property owners as provided by law, and as to that particular land owners be free from the easements of the public for the use of said alley. Dated this 14 day of March 2006 . Don Nelms printed name signed April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 4 of 10 Exh\b* `' " �E HIGHWAY 112 ;ASPHALT PAVEMENT -2 LANES) Batt M Yen° . • 0 —rrX , , isssi 00 P NO bi 0 %0 ril 24, 2006 nn ommission o�. Fayetteville gen., -m 1' ge 5 of 10 'FAX NO. :591315048? aar..-03 2006 ea:41AN P 1 petition which accurately reflects `their specific request. UTILITY APPROVAL FORM FOR AUGHT- 01?• WAY, ALLEY, AND UTILXTY EASEMENT VACATIONS DATE: 3/3/06 UTILITY COMPANY: avetteville Water & Spwe APPLICANT NAMEtza APPLICANT P REQUESTED VACATION (appticantmuat check all that apply): Utility Easement 12ight.:of way for alley or streets and all utility casements located within the vacated right- of- way. w Alley Street right-of-way I have been notified of the petition to vacate the fallowing (atley, easement, right-of-way), described as follows: General location Address (referring to attached document- must be completed**) '"*.. 1 52 W. Showroom Dr _ r. Fay+t-1-pvi l l e AR { 7''7AA4 ONE: -(-504-3-335-4686 (4774 (11 description and graphic representation of what is being vacated -SURVEY) UTILITY COMPANY COMMENTS: No objections to the vacation(s) described above. No objections to the vacations) described above, provided following described easements are retained. (State the location, dimensions, and purpose below.) 4ityk0NjjI t5 o�tntye,09 -(Nis/4F; t -a Jno"JLJt�q d e4,2_..li C C» pO. A 4F o oermbel 0.44 (k. elZf 3 y 6L. ra,-Jt'eie t0 �A �.tvti t 1 nv- tip f - , +J. (\RID t Signator: any Representative Febnrary2006 edges ` . April'24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 6 of 10 Black, Corley & Owens, P.A. architects principals Larry A. Black, AIA John A. Corley, AIA Leslie A. Owens, AIA associates Bryan Smith Brian Black Michael Hughes, AIA Robert Black 219 West South St. Benton, AR 72015 Tel. 501-315-7686 Fax. 501-315-0487 mail@bcorleyo.com March 1, 2006 Mr. Jeremy Pate Director of Planning City of Fayetteville 125 W. Mountain Fayetteville, AR 72701 RE: Toyota of Fayetteville Fayetteville, AR Mr. Pate, As a part of the Toyota expansion project, the proposed building extends to the west approximately 3ft over an existing utility easement located within the auto park. I am submitting this application to vacate a portion of the existing easement to allow for the building expansion as currently designed. The area of the easement to be vacated is 8ft lin wide by 83ft 5 in. long. There is an existing sanitary sewer directly on the eastern edge of the easement that will require relocation. The Mehlburger firm has designed the relocation of the sewer and those drawings are included in the set with the Large Scale Development Application. If you have any questions or comments please do not hesitate to contact me. incerely, Wt Brya Smith April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 7 of 10 Overview Legend ,p0000 000 Overlay District — FL000WAY — 500 YEAR c 0 — 100 YEAR --- LIMIT OF STUDY — — - Baseline Profile CI Fayetteville -I Outside Cm VAC00-2044 `$ vector.GDB.Footpnnt_2004 0 40 80 160 240 320 Fee April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 8 of 10 VAC06-2044 TC.' IOTA OF FAYE TEVILLE One Mile View rfocwoDlj sr EST VIEW D.. VAN ASCHE 0 SUBJECT PROPERTY RA 0-2 RMF24 RMF24 it (riMF-24 PRIVATE 69 DR RA ti NAPP5C NA ST IW m Qy DRAKE ST: IC 1 �s,ADE a isLEYi�NEAOE .cfr MEADEi i q� 1 O' �� PRINCE 3' IBOWERS 1 01 _CASSATT bT ICASFATr ST L �O 0 --I- CAS`ATDST Dft STRANGE TZiu� LL—_A L REYNOLDS 2 i2 Pp 2\ �✓• IaP \ q 0 �I 13 KNAPP ST WISETh-`iI. I= Ell Q >21 Overview Legend Subject Property VACD6-2044 Boundary • N Planning Area 0000% 0 Overlay District 0000. Outside City Legend 0 0.129.25 0.5 0.75 1 M iles April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 9 of 10 April 24, 2006 Planning Commission VAC 06-2044 Toyota of Fayetteville Agenda Item 1 Page 10 of 10 Ve ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of April 24, 2006 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: March 21, 2006; March 28, '7006; April 17, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 06-1974: Large Scale Development (THE ARBORS AT SPRINGWOODS, 286): Submitted by 1-12 ENGINEERING, INC. for property located at LOT 2 OF SPRINGWOODS PZD. The property is zoned C-PZD 03-08.00 (SPRINGWOODS) and contains approximately 25.24 acres. The request is for 122 multi -family dwelling units. Property Owner: EPCON COMMUNITIES OF NORTHWEST ARKANSAS Planner: ANDREW GARNER Findings: Background: This project was approved by the Planning Commission on March 27, 2006. On April 10, 2006 the Planning Commission voted unanimously to reconsider this item at the April 24, 2006 meeting. Since the time of Planning Commission approval, 112 Engineering, Inc. has submitted a revised traffic study assuming that this development will be 100% occupied by elderly home owners. The revised traffic study and the City Engineering Division's recommendation to the Planning Commission are attached to this report. Properly: The subject property is located in west Fayetteville, north of Moore Lane and east of Deane Solomon Road. The site is identified as Lot 2 of the Springwoods Planned Zoning District subdivision. The property is zoned C-PZD 03-08.00, part of the Planned Zoning District for Springwoods development. The zoning criterion for this lot specifies multi -family land uses with a maximum density of 18 units per acre. The property is currently undeveloped pasture with a few scattered trees along the property lines. Surrounding land use and zoning is depicted in Table 1. K:IReports170061PC Reports104-24-06ILSD 06-1974 (Arbors @ Sp;ingwoods).doc April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 1 of 38 Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North Undeveloped Springwoods Subdivision C-PZD 03-08.00, Commercial Planned Zoning District South Rural Residential; Westark Agricultural Operations R -A, Residential -Agricultural; C-2, Thoroughfare Commercial East Undeveloped Springwoods Subdivision C- PZD 03-08.00, Commercial Planned Zoning District West Undeveloped RSF-4, Residential Single Family — 4 units/acre Proposal: The applicant proposes to develop 122 multi -family dwellings. The development would be a patio -home development with either four or two condominium residences into each building, including a two -car attached garage for each unit. The site would also have a neighborhood swimming pool, putting green, and clubhouse. Request: The request is for Large Scale Development approval of the submitted site plans for the proposed residential development. Right-of-way being dedicated: 35' from centerline right-of-way for Deane Solomon Road and 25' from centerline along Moore Lane. Adjacent Master Street Plan Streets: Deane Solomon Road (a collector street); Moore Lane (a local street). Water/Sewer: Water and sewer are available to the site and will be extended to the facilities. Access: The site would be accessed off of a new curb cut onto Moore Lane and a new curb cut onto Deane Solomon Road. Tree Preservation: Existing Canopy: 1.8% Preserved Canopy: 1.8% Required Canopy: 1.8% Mitigation: Not required. Parks: On February 6th 2006 Park Recreation Advisory Board reviewed this project and recommended accepting a full land dedication to satisfy the park land dedication ordinance. The dedicated land will be located at Wellsprings PZD and will be used to establish a trail corridor connecting the dedicated park land at Wellsprings to future Hamstring Creek Trail. This decision was based on the projects proximity to the Audubon Society wetland, the 70+ acre site for a future school, and Razorback Golf Course. Additionally the plans for the development include many park amenities to be maintained by the Property Owners Association. These amenities should serve the recreational needs for this neighborhood. Recommendation: The project was forwarded to the full Planning Commission because there were only two members on the Subdivision Committee for this item. Staff recommends K:IReports120061PC Reports104-24-061LSD 06-1974 (Arbors @ Springwoods).doc April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 2 of 38 approval LSD 06-1974 with the following conditions of approval: Conditions of Approval: I Planning Commission determination of street improvements. Staff recommends the following street improvements: a. Widen Deane Solomon Road to 14' of pavement from centerline along the project frontage with curb, gutter, storm drainage, and 6' sidewalk, tying in to the existing improved street section to the north improved as part of the Springwoods Subdivision. Continue the street improvements on the east side of Deane Solomon south to the intersection of Moore Lane and Deane Solomon, without sidewalk, so as to not create an incomplete section of unimproved street. (After further evaluation of the existing and surrounding street conditions, this recommendation has been modified from an 18' section to a 14' section, decreasing the required improvement by 4' for the length of the improvements to Deane Solomon.) b. Improve Moore Lane to Master Street Plan standards along the project frontage along the northern side of the road (14' of pavement from centerline along the project frontage with curb, gutter, storm drainage, and 6' sidewalk). c. Construct Moore Lane to a full 50' right-of-way Master Street Plan street section (28' street) east to Shiloh on both sides of the street with pavement, curb, gutter and storm drains where not improved. Shiloh is currently improved on the north side of the street — this improvement would be on the south side for the majority of the length. Old pavement sections to be replaced with new, per the City Engineer. d. This recommendation has changed from the recommendation to the Subdivision Committee after further site visits and evaluation of the street condition. Staff finds that there is not sufficient room for this improvement, and that adding approximately two feet of pavement would not fulfill the intent of the original recommendation. Traffic should be encouraged to utilize Moore Lane exiting to Shiloh Drive, the nearest improved street. PLANNING COMMISSION FOUND IN FAVOR OF THIS CONDITION (03-27-06). 2. There is an existing sewer line that traverses north -south through some of the proposed structures. This and its easement line shall be vacated prior to issuance of a building permit. 3. A conditional use permit shall be required to be obtained prior to issuance of a building permit for the neighborhood swimming pool/clubhouse. 4. This development is subject to all applicable covenants of the Springwoods Subdivision. 5. Clearly depict building setbacks off of all property lines: 25' setback off of Moore Lane and Deane Solomon frontages, and 8' side setbacks off of other property lines. K: IReports120061PC Reports104-24-061LSD 06-1974 (Arbors @ Springwoods).doc April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 3 of 38 6. Right-of-way dedication in the amount of 25' from centerline along Moore Lane (or as necessary to realign the Moore Lane curve) and 35' from centerline along Deane Solomon Road. 7. Indicate the type and size of plant at installation for the proposed plantings. Species shall be selected from the City of Fayetteville's landscape manual list of approved trees, and shall be subject to approval by the Urban Forester. 8. Staff recommends landscape plantings be installed in the median of the divided entrance off of Deane Solomon Road. 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. 10. Dedication of 2.074 acres of parkland at Wellsprings PZD to the City prior to issuance of a building permit for 122 multi -family units. Standard Conditions of Approval: 11. All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the supporting building. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 12. 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. 13. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Signs are not allowed to be placed in utility easements. 14. All exterior lighting is required to comply with the City's lighting ordinance (single and two- family exterior lighting is exempt from the lighting ordinance). A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 15. 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). K:IRepor&s120061PC Repons104-24-061LSD 06-1974 (Arbors @ Springwoods).doc April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 4 of 38 16. Provide a CD containing the proposed Large Scale Development drawings in AutoCad or similar digital format. 17. 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. 18. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 19. Large scale development shall be valid for one calendar year. 20. 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: 21. 22. K: IReports120061PC Reparts104-24-061LSD 06-1974 (Arbors @ Springwoods).doc April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 5 of 38 Planning Commission Action: Motion: Second: Vote: Meeting Date: April 24, 2006 Comments: ❑ Approval ❑ 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:IReportsl10061PC Reports104-24-061LSD 06-1974 (Arbors @ Springwoods).doc April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 6 of 38 City Council Meeting of April 18, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations Tim Conklin, Planning and Development Management��QQDirector From: Jeremy Pate, Director of Current Planning 1A Date: April 11, 2006 Subject: Appeal of the street improvements associated with Large Scale Development Arbors at Springwoods (LSD 06-1974). RECOMMENDATION The Fayetteville Planning Commission and Planning staff recommend approval of LSD 06-1974 (Arbors at Springwoods), a 122 -unit multi -family development located on Deane Solomon and Moore Lane. The Planning Commission detemined the appropriate off-site street improvements associated with the Arbors at Springwoods Large Scale Development as described herein. The applicant is appealing this decision, finding the assessment does not the meet the test of rough proportionality. BACKGROUND The subject property is approximately 25.24 acres located in west Fayetteville, north of Moore Lane and east of Deane Solomon Road. The site is identified as Lot 2 of the Springwoods Planned Zoning District subdivision. A Large Scale Development for 122 multi -family dwelling units was approved by the Planning Commission on March 27, 2006 with the following required condition of approval as recommended by staff: 1. Planning Commission determination of street improvements. Staff recommends the following street improvements: 1. Widen Deane Solomon Road to 14' of pavement from centerline along the project frontage with curb, gutter, storm drainage, and 6' sidewalk, tying in to the existing improved street section to the north improved as part of the Springwoods Subdivision. Continue the street improvements on the east side of Deane Solomon south to the intersection of Moore Lane and Deane Solomon, without sidewalk, so as to not create an incomplete section of unimproved street. (After further evaluation of the existing and surrounding street conditions, this recommendation has been modified to reduce the requirement from an 18' section to a 14' section, decreasing the required improvement by 4' for the length of the improvements to Deane Solomon.) 2. Improve Moore Lane to Master Street Plan standards along the project frontage along the northern side of the road (14' of pavement from centerline along the project frontage with curb, gutter, storm drainage, and 6' sidewalk). 3. Construct Moore Lane to a full 50' right-of-way Master Street Plan street section (28' street) east to Shiloh on both sides of the street with pavement, curb, gutter and storm drains where not improved. Shiloh is currently April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 7 of 38 City Council Meeting of April 18, 2006 Agenda Item Number improved 14 feet from centerline on the north side of the street — this improvement would be on the south side for the majority of the length. Old pavement sections to be replaced with new, per the City Engineer. Improve Moore Lane to complete a minimum 70' pavement only street section a westbound left turn lane at the intersection of Deane Solomon and Moore Lanc. This recommendation has changed from the recommendation to the Subdivision Committee after further site visits and evaluation of the street condition. Staff finds that there is not sufficient room for this improvement, and that adding approximately two feet of pavement would not fulfill the intent of the original recommendation. Trac should be encouraged to utilize Moore Lane exiting to Shiloh Drive, the nearest improved street. PLANNING COMMISSION FOUND IN FAVOR OF THIS CONDITION AS AMENDED ABOVE (03-27-06). DISCUSSION The Planning Commission voted 7-0-0 to approve LSD 06-1974 on March 27, 2006. The applicant described this project as a project for active adults and empty nesters, and presented traffic numbers associated with that use. However, there is no guarantee that this project will be developed for a user group in the retirement category, thereby reducing the traffic generated by this development. It was with this in mind that staff made off-site street improvement recommendations to both Moore Lane and Deane Solomon, based on traffic that would typically be associated with multi -family development. Staff evaluated the existing infrastructure and the vehicle trips generated by this development that would impact that infrastructure. Rather than require improvements to the sub -standard intersection of Deane Solomon and Mt. Comfort as discussed with the original springwoods PGD, staff recommended improvements to Deane Solomon south to Moore Lane, and improvements to Moore Lane to improve this street to an acceptable standard to the nearest improved street (Shiloh Drive). The applicant has subsequently presented updated traffic numbers, even further reducing the traffic generation anticipated. The Planning Commission voted on its April 10 meeting to reconsider this new information at its regularly scheduled April 24 meeting. Should the Planning Commission or City Council wish to consider the multi -family development as retirement -based, staff has formulated a revised recommendation, essentially eliminating off-site improvements to Deane Solomon (with the exception of the project frontage), and only requiring those improvements to finish Moore Lane to Shiloh, thus encouraging traffic to utilize the more improved streets in the area. A memo from City Engineering is attached explaining this evaluation. BUDGET IMPACT None. April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 8 of 38 FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 479-575-8206 ENGINEERING DIVISION CORRESPONDENCE TO: FROM: DATE: SUBJECT: Planning Commission Members Matt Casey P.E., Assistant City Engineer April 10,2006 The Arbors at Springwoods LSD 06-1974 At the time of the submittal of this project, staff recommended that the project engineer provide a traffic study for this development that addressed the traffic generated by this development and the impact on the street infrastructure in this area. In response,112 Engineering submitted a traffic study performed by Carter -Burgess for the development. The original traffic study showed project traffic volumes of 1,297 (there appears to be a typo in the traffic study that says 12,097) for a 24 hour two way traffic volume. With this volume, staff recommended off-site improvements be required as a part of the large scale development approval. Improvements on the south side of Moore lane from the project site east to Shiloh Drive and improvements to the east side of Deane Soloman Road from the project site south to Moore Lane were recommended. Since the time of the Planning Commission approval of this development, H2 Engineering has submitted a revised traffic study. This new study assumes that the development will be 100% occupied by elderly home owners. With this change, the projected traffic volumes decrease from the 1297 to 453 for a 24 hour two way traffic volume. This is 35% of the original estimate. If the Planning Commission decides to accept the new traffic study as presented, then staff will change the recommendation for street improvements. The recommendation is that the development improves the south side of Moore Lane from the project site east to Shiloh Drive. The off-site improvements are in addition to the standard street improvements that are required along the project frontage for both Moore Lane and Deane Soloman Road. April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 9 of 38 ct12 ENGINEERING, INC. April 3, 2006 City of Fayetteville City Council 113 West Mountain Street Fayetteville, AR 72701 RE: THE ARBORS AT SPRINGWOODS Dear Aldermen, Please regard this correspondence as an official request to appeal a condition approval for the Arbors at Springwoods Large Scale Development. This development is located at the northeast comer of the intersections of Moore Lane and Deane Solomon Road. The Arbors at Springwoods was approved by the Planning Commission on Monday, March 27, 2006. As part of this approval, as is common with many other developments, improvements to the surrounding infrastructure was made part of the conditions of approval. We feel that the level of improvement required is not appropriate for either the type or the density of this development. The improvements which we believe to be excessive are the off site improvements to Deane Solomon in their entirety and the addition of curb and gutter, storm drainage and sidewalks to the south side of Moore Lane east of the project to Shiloh Drive. The developer of the Arbors at Springwoods is EPCON Communities of Northwest Arkansas. EPCON is a franchisee of developments geared towards the active adult and the empty nester. The property is currently zoned RMF -18 but is being developed at a density of4.88 units per acre. This development consists of 33 buildings, 28 quadplexes and 5 duplexes, a total of 122 units. The total amount for of improvements both onsite and off site is estimated at $268,488.00. We feel that the off site improvements required for this development are excessive due to the low level of traffic generation from the demographic which normally inhabits this type of development. The current We respectfully request that the City Council adjust the level of improvement to a more reasonable level. Sincerely, Thomas A. Hennelly, P. President H2 Engineering, Inc. RECEIVED APR 0 3 2006 CITY OF FAYi:TTEYt64E CITY CLERK'S.OFFICE 2758 Millennium Drive Suite 1 Fayetteville, Arkansas 72703 Phone: 479.582.H2EI Fax: 4%r9:582SS42006 annmg ommisswn LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 10 of 38 SITE ACCESS STUDY - THE ARBORS AT SPRINGWOODS 1a..D t41 VriDUCtrtcl INTRODUCTION AND BACKGROUND The intent of this site access study is to determine the impacts of the Arbors at Springwoods on Moore Lane from the intersection of Deane Solomon Road and Moore Lane to the intersection of Moore Lane and Shiloh Drive The Arbors at Springwoods is a development of patio homes (elderly housing — detached). There are 122 homes in the development with all of the homes arranged with shared drives to individual parking areas. The surrounding area is mainly undeveloped. There is a golf course to the west across Deane Solomon. The surrounding area is zoned residential or commercial. TABLE 1 SUMMARY OF 24 HOUR COUNT VOLUMES Location Deane Solomon Rd. Moore Ln. Discript. North of Moore Lit E. of Deane Solomon Time NB SB EB WB 1000 7 14 8 14 1100 10 14 8 7 1200 16 19 5 7 1300 21 16 3 4 1400 15 16 2 4 1500 14 20 7 7 1600 30 31 7 11 1700 29 47 13 13 1800 27 46 4 11 1900 17 22 2 2 2000 7 7 1 3 2100 7 6 1 0 2200 7 11 2 1 2300 1 6 1 0 2400 0 2 1 1 100 1 3 0 0 200 0 1 0 0 300 0 1 0 0 400 0 1 0 1 500 0 1 0 0 600 3 2 2 1 700 8 15 11 9 800 27 53 8 13 900 18 13 5 8 24 Hr Totals 265 367 91 117 4/5/2006 T:VoRt00II7.H2Engiu\Spthigwood Ap Reportyepoa 4-5-06 rev.doc CGrtenBUrgess April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 11 of 38 SITE ACCESS STUDY — THE ARBORS AT SPRINGWOODS Peak Hour for the Study The peak hour of operation for the traffic developed by the project and the existing traffic is the PM peak hour traffic. This study will be looking at the Level of Service for the intersections of Moore Lane and Deane Solomon and Moore Lane and Shiloh Drive. EXISTING PEAK HOUR TRAFFIC 24 Hour volume counts were taken along Deane Solomon Road and Moore Lane to help determine the peak hours of operation through the project area. Turning movement counts were performed at the intersections of Deane Solomon Road and Moore Lane and Moore Lane and Shiloh Drive. Table I shows a summary of the 24 hour volume counts for the project area. The turning movement counts are shown in the Appendix. Level of Service (LOS) is a qualitative measure describing operational conditions within a traffic stream, based on service measures such as speed and travel time, freedom to maneuver, traffic interruptions, comfort, and convenience as defined by the Highway Capacity Manual. The LOS for a stop controlled intersection is determined by the computed or measured control delay and is defined for each minor movement. LOS is not defined for the intersection as a whole. LOS Criteria are defined in Table 2. TABLE 2 LEVEL OF SERVICE CRITERIA- UNSIGNALIZED LOS Avg. Control Delay (s/veh) A B C D E F 0-10 >10-15 >15-25 >25-35 >35-50 >50 The intersections of Deane Solomon Road and Moore Lane and Moore Lane and Shiloh Drive were analyzed to determine the existing LOS for each intersection using the Synchro. The results of the analysis are summarized in Table 3. 4/5/2006 Mich 100711.H2 Eo&w\Spriugwood ApAltepon\rtporc45-06 rev.doc CotteraBur'+gess April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 12 of 38 SITE ACCESS STUDY — THE ARBORS AT SPRINGWOODS TABLE 3 Existing Level of Service AM Synchro Deane Solomon & Moore Moore & Shiloh Movement WBL WEB SBL & T EBL EBR ISL & T Lane LOS A A A A A A Control Delay 8.6 8.6 1.2 9.1 9.1 0.3 NOON Synchro Deane Solomon & Moore Moore & Shiloh Movement WBL WBR SBL & T WL EBR NBL Lane LOS A A A A A A Control Delay 8.8 8.8 1.8 8.8 8.8 0.9 PM Synchro Deane Solomon & Moore Moore & Shiloh Movement WBL WBR SBL&T EBL EBR NBL Lane LOS - A A A A A A Control Delay 8.8 8.8 0.1 9.3 9.3 0.2 OFF-SITE FUTURE DEVELOPMENT PEAK HOUR TRAFFIC Figure 1 shows the City of Fayetteville's zoning map for this area. Table 4 shows the land use types, size, 24 hour volumes and AM & PM peak hour entering and existing volumes using ITE's Trip Generation Rates and Trip Generation by Microtrans. TABLE 4 Summary of Multi -Use Trip Genera ion (Off -Site) Land Use Size Units 24 Hr 2 -Way Vol AM Pk Hour PM Pk Hour Enter Exit Enter Exit Single Family Residential 40 Acres 1042 26 57 72 37 Multi -Family Residential 400 Units 2688 40 164 160 88 Business Park 88 Acres 13182 1411 249 297 1185 Totals 16912 1477 470 529 1310 Land Use Size Units Saturday Sunday 24 Hr 2 -Way Vol_ Peak Hour 24 Hr 2 -Way Vol. Peak Hour Enter Exit Enter Exit Single Family Residential 40 Acres 1241 64 55 1081 52 52 Multi -Family Residential 400 Units 2556 0 0 199 0 0 Business Park 88 Acres 2870 0 0 2171 0 0 Totals 6667 64 55 3451 52 52 Note: A zero indicates no data available. 4/5/2006 -T:V014100717.H2 EuginSpriogvood AMmeportlreport 4-5-06 rev.doc CartenBurgess April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 13 of 38 SITE ACCESS STUDY — THE ARBORS AT SPRINGWOODS Figure 1. City of Fayetteville Zoning Map Combining the existing traffic with the generated trips of the off-site future traffic is shown in Figure 3. Pass -By Trips for the off-site traffic were not used based on the types of development. Pass -By Trips are traffic diverted from the existing traffic stream to the traffic generator. Table 5 shows the combined effect of the existing and off-site traffic on the intersections of Deane Solomon & Moore and Shiloh & Moore in terms of control delay and LOS. The additional traffic added to the existing traffic flow from the off-site developments increase the Control Delay at the intersections. 4/5/2006 T:Vobl®1L7H2 Enginispringwood ApARepourcport 4-5-06 revdac 4 - Carter -Burgess April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 14 of 38 SITE ACCESS STUDY — THE ARBORS AT SPRINGWOODS TABLE 5 Existing + Off Site Level of Service PM - Peak Hour Synchro Deane Solomon & Moore Shiloh & Moore Movement WBLT WBRT SBL SAT EBLT EBRT NBLT NBT Lane LOS CC A A BB A A Control Delay 16.4 16.4 0.4 1 11 11 0.2 2.2 Figure 3. Assignment of Future Traffic with Existing Traffic SITE DEVELOPMENT PEAK HOUR TRAFFIC The Arbors at Springwoods is a development of residential patio homes (elderly housing — detached). Table 6 shows the land use type, size, 24 hour two way volume and AM & PM peak hour entering and exiting volumes. TABLE 6 Summary of Trip Generation Land Use Size Units 24 Hr 2 -Way Vol. PM Pk Hour Enter Exit Elderly Housing Detached 122 Dwellings 453 20 12 Totals 20 12 ote: A zero indicates no data available. 4/5/2006 TMoK100717.H2E gm1Spnogwood ApoRe o¢4cpon 4-5-06 rev.doc -5- Carferaurgess April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 15 of 38 SITE ACCESS STUDY — THE ARBORS AT SPRINGWOODS EXISTING PEAK HOUR TRAFFIC WITH SITE DEVELOPED The design combination of the existing traffic and off-site traffic with the proposed traffic from the development are shown in Figure 4. The results of the traffic model from Synchro and the intersection analysis from HCS are summarized in Table 7. The minor movements for each intersection along Joyce Blvd. are breaking down with LOS of F. This traffic scenario does not work well the existing geometry. Figure 4. Assignment of Development Traffic with Future and Existing Traffic Develo • ment Traffic / Existin • and Future Traffic 4/5/2006 TSOb IOO7l7.M2 EnginiSpringwood Aq\Rryortycpo¢ 45-06 revdoc -6- CarfenBurgess April 24, 2006 Planning Commission LSD 06-1974 Arbors @ Springwoods Agenda Item 2 Page 16 of 38