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Home My WebLink About2006-05-22 - Agendas - Finala ayeev .1 e ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, May 22, 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 'Fa}etteyle Tentative 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, May 22, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent: 1. ADM 06-2093: Administrative Item (springwoods PZD, 247/286): Submitted by HUNTER HAYNES for property located at I540 AND HWY 112. The request is to amend the approved final plat of Lot 6 in the springwoods PZD to add Use Unit 4 (Cultural and recreational facilities) as an approved use within Lot 6. Planner: Jesse Fulcher 2. PPL 06-2054: Preliminary Plat (LEGACY POINT PHASE V, 436): Submitted by JORGENSEN & ASSOCIATES for property located north and east of Phase IV. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 45.51 acres. The request is for a residential subdivision with 133 single family lots on the previously approved Devonshire Glyn Preliminary Plat property. Planner: Suzanne Morgan Old Business: 3. LSD 06-1997: Large Scale Development (DIVINITY HOTEL & CONDOS, 484): Submitted by 112 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, 2 restaurants, retail space, parking garage and condominiums with a total of 84residential dwelling units. Planner: Andrew Garner THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED TO THE JUNE 12T" PLANNING COMMISSION MEETING New Business: 4. LSD 06-2058: Large Scale Development (NELSON'S CROSSING BLDG. 3, 174): Submitted by CLARK CONSULTING for property located at SW CORNER OF SHILOH AND JOYCE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 0.53 acres. The request is for an 11,300 s.f. building with offices and retail space. Planner: Andrew Gamer 5. CUP 06-2071: (BROYLES, 450): Submitted by THOMAS BROYLES for property located at 674 CLIFFSIDE DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.48 acres. The request is for a detached second dwelling unit (pool house.) Planner: Jesse Fulcher All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. laareit,cyANzitle THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jeremy Pate, Director of Current Planning DATE: May 15, 2006 PC Meeting of May 22, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 06-2093: (SPRINGWOODS PZD AMENDMENT LOT 6) submitted by HUNTER HAYNES for property located at I540 & HWY 112. The request is to amend the approved final plat of Lot 6 in the Springwoods PZD to add Use Unit 4 (Cultural and recreational facilities) as an approved use within Lot 6. Planner: JEREMY PATE BACKGROUND Project Description: The approved Commercial Planned Zoning District for Springwoods was a rezoning and preliminary plat approval for a 9 -lot subdivision, containing approximately 289.26 acres. Lot 6 of Springwoods Subdivision contains approximately 18.04 acres and is approved for commercial use with Use Units 12, 13, 14, 15, 16, 17, and 25 permitted. Background: The final plat for Springwoods C-PZD was approved by the Subdivision Committee on April 1, 2004. The PZD ordinance as approved by the City Council on October 21, 2003 outlined the permitted use units for each of the 9 lots in the subdivision. Each of the respective lots shall be reviewed for Preliminary Plat and/or Large Scale Development in accordance with City Code. em atitlann d Zaa. Lot No. Land Use Use Units Density Acreage 1 Commercial 12,13,14,15,16,17,25 n/a 47.73 2 Multi -Family 26 18 DU/AC 26.36 3 Single Family 8 2 DU/AC 25.53 4 Multi Family 26 4 DU/AC 10.70 5 Single Family 8 2 DU/AC 32.28 Ci CQmmeiial,13341516;17 p7a 1ti14 7 Commercial 12,13,14,15,16,17,25 •n/a 5.17 8 Preservation Area 1* n/a 123A5 9 Lift Station 3** n/a 0.02 K:IReports120061PC Reports105-22-06UDM 06-2093 (Springwoods Lot 6.doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 1 of 16 Proposal: The applicant is requesting that the permitted use units for Lot 6 be amended to allow specific uses within Unit 4, Cultural and Recreational Facilities. Table 1 outlines the included uses under Use Unit 4. Only the uses requested by the applicant shall be permitted within Lot 6. Table 1 (D) Unit 4. Cultural and recreational facilities. (I) Description. Unit 4 consists of cultural and recreational uses to serve the residents of the community. (2) Included uses. Audtteaum; stadium Wim.. Gamete,/ Child care center, nursery seheoP Church College -or -university omemmmryveiaei Crematorium *Detention home *Dormitory *Eldercare *Hospital Mausoleum Wayfieldrplayground P. -,,l, n. edge Scheel: aElementmy *junior High ASen -.,ugh Heel Tennis -court Th ator (legitimate) Zee * Uses requested by the applicant. RECOMMENDATION Planning Staff recommends approval of ADM 06-2093, to allow Use Unit 4 within Lot 6 of Springwoods C-PZD 03-08.00 (Ordinance #4523). It is staff's finding that the intent of this project is not changed with the inclusion of uses under Unit 4 of the Unified Development Code, as the changes are minor and do little to modify the overall result of the proposed development. All other requirements and conditions of approval of C-PZD 03-08.00 and Final Plat 04-05.00 shall remain in effect unless otherwise modified by the Planning Commission and City Council. Condition of Approval: 1. Only those uses included under Use Unit 4 as requested (detention home, dormitory, eldercare, hospital) shall be permitted by this application. All others, as noted in the above table, shall not be permitted. K:I Reports120061PC Reports105-22-061ADM 06-2093 (Springwoods Lot 6).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 2 of 16 2. Other than the inclusion of uses under Unit 4, all other requirements and conditions of approval of C-PZD 03-08.00 and Final Plat 04-05.00 shall remain in effect unless otherwise modified by the Planning Commission and City Council. 3. City Council approval of the requested zoning criteria modification is required. Additional conditions: Planning Commission Action: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meeting Date: Mav 22, 2006 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:IReports120061FCReports105-22-061ADM 06-2093 (Springwoods Lot 6).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 3 of 16 Uses currently permitted within Lot 6 Springwoods PZD Unit 12 Offices, studios and related services Unit 13 Eating places Unit 14 Hotel, motel, and amusement facilities Unit 15 Neighborhood shopping goods Unit 16 Shopping goods Unit 17 Trades and services Unit 25 Professional offices (L) Unit 12. Offices, studios, and related services. (1) Description. Unit 12 consists of offices, studios, medical and dental labs and other compatible or supporting services and sales. (2) Included uses. Advertising agency Artists studio Computing service Data processing service Drafting service Dental clinic Financial institution Funeral home Medical clinic Office buildings Social and welfare agencies Sale of supplies and equipment: -Architects and artists supplies •Business machines -Dental supplies -Medical and optical supplies -Office furnishings Scientific instruments Services: -Auto parking garage -Blueprinting -Bail bonding agency 'Employment agency Photocopying •Printing •Ticket office, transportation and amusement -Travel agency •Veterinary small animal out- patient clinic (M) Unit 13. Eating places. (1) Description. Unit 13 is established that eating places, excluding drive-ins and those that provide dancing and entertainment, can be located as needed without necessarily introducing other commercial uses. (2) Included uses. Eating places, other than drive-ins, which do not provide dancing or entertainment Restaurants Caf'e's K:IReports120061PC Reports105-22-06IADM 06-2093 (Springwoods Lot 6).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 4 of 16 (N) Unit 14. Hotel, motel, and amusement facilities. (1) Description. Unit 14 consists of hotels, motels, and certain types of amusement facilities. (2) Included uses. Hotel Membership lodge Motel Motion picture theater Night club, not providing dancing or outdoor music Tavem, not providing dancing or outdoor music (0) Unit 15. Neighborhood shopping goods. (1) Description. Unit 15 includes a variety of frequently purchased commercial goods, where convenience of location is more important than comparative shopping. These uses are grouped in limited areas while prohibiting all others not necessary near the residential areas. (2) Included uses. Retail Trade Apparel and accessory Bicycle shop Bookstores Camera shop Cellular telephones and accessories Clothing Drugstore Florists Food: •Bakery •Food specialty stores -Dairy products •Grocery •Supermarkets •Delicatessen -Health food store Home furniture store Jewelry Hardware store Hobby shop Laundry -coin operated Leather goods and luggage News and magazine stand Optical goods Pet shop Picture framing, retail Radio and television store Record, tape, and cd shop Service establishment: -Dry cleaning •Barber and beauty shop (6 or fewer chairs) •Laundry Shoe Sporting goods Stationary store Tailoring Toy shop Video rental store K: IReportv120061PC Reportr105-22-061ADM 06-2093 (Springwoods Lot 6).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) , Agenda Item 1 Page 5 of 16 Unit 16. Shopping goods. Description. Unit 16 consists of stores selling retail goods which are ordinarily purchased less frequently and often have a community -wide or regional market. (2) Included uses. Retail trade establishments: -Fur apparel •Millinery Automotive, marine establishment: craft -Auto accessory store •Boat and accessory store -Dry goods •Garden supply General Merchandise: •Department store -Mail order -Trading stamp redemption store Home furniture: -Appliances -China, glassware •Draperies, curtains -Floor coverings •Furniture -Music instruments Personal services: •Auto rental agency office •Barber and beauty shops (with more than 6 chairs) •Costume rental service •Detective service •Gunsmith -Interior decorating -Locksmith •Optician/Optometrist -Photo finishing •Photographic studio -Picture framing -Reading rooms •Sign painting •Watch and jewelry repair -Weight loss center Transportation service: •Bus station •Express service •Helistop -Railway terminal •Taxicab station K:IReports120061PC Reporis105-22-061ADM 06-2093 (Springwoods Lot 6).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 6 of 16 (Q) Unit 17. Trades and services. (1) Description. Unit 17 consists of establishments engaged primarily in providing household and automotive maintenance and similar services which fulfill recurrent needs of residents of nearby areas, but are generally incompatible with primary retail districts because they break the continuity of retail frontage. (2) Included uses. Retail trade establishments, general: -Automotive sales, service and repair, including body shop * •Buses -Manufactured home sales -Motorcycle sales, including service and repair -Truck sales, including service and repair -Trailer sales, camping, hauling, travel -Used car lots -Farm supplies and equipment and repair General merchandise establishment: -Direct selling Merchandise vending machine operations Institutional furniture and fumishings Marine craft, sales & service: •Boats and accessories Medical and orthopedic appliances Personal help: -Animal hospital -Auctioneer •Bindery •Body piercing -Cabinetmaker -Frozen food locker -Drapery service •Linen supply and industrial laundry -Packing and crating -Rug cleaning -Tattoo services •Taxidermist -Tool sharpening repair service •Armature rewinding -Auto wash •Electrical repair service -Furniture repair -Motor repair •Radio and television repair •Reupholstery -Rug repair K:IReports120061PC Reports105-22-061ADM 06-2093 (Springwoods Lot 6).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 7 of 16 JEREMY PATE DIRECTOR OF CURRENT PLANNING CITY OF FAYETTEVILLE 113 WEST MOUNTAIN FAYETTEVILLE, AR 72701 RE: AMENDMENT TO FINAL PLAT OF C-PZD03-08 SPRINGWOODS DEAR MR. PATE, THIS LETTER IS BEING PRESENTED TO THE CITY OF FAYETTEVILLE TO RESPECTFULLY REQUEST AN AMENDMENT TO THE REFERENCED FINAL PLAT FOR THE USE UNIT DESIGNA"IION FOR LOT 6. CURRENT USE UNITS FOR LOT 6 AS APPROVED ARE 12, 13, 14, 15, 16, 17 AND 25. WE ARE REQUESTING THE ADDITION OF USE UNIT 4. THIS REQUEST IS BEING MADE TO ASSIST U5 IN DEVELOPING THIS PROPERTY IN A MANNER THAT WILL BETTER SERVE THE RESIDENTS OF THE COMMUNITY. WE APPRECIATE YOUR CONSIDERATION OF THIS REQUEST AND LOOK FORWARD TO CONTINUING TO SERVE THE RESIDENTS OF THE CITY OF FAYETTEVILLE. Haynes Limited 599 Horsebarn Road Suite 100 Rogers, AR 72758 Phone: 479/464-8622 Fax: 479/464-8633 www.hayneslimited.com May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 8 of 16 ma. ZIA ,�• 6 6718'53' a 2637.10' 247.4' sat St wit fad N 8717'27" y�® 170.44' 0T1726' W 171.28• 2707'45' W 4 x ^r RiTi TS, 150.76• 3827's0' w CulliatAJONatalsplff igs wr..r....7�=rr Ern cmatr---- awasnes :'.'TQC 7.E:.:rl".3 tit= asauaaastrwe L r...trt:Co'r r.....r... N 13222'50' W 660.21' w tee° A.- mg "as'.71 xr. .. ..r May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 9 of 16 FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE FPL04-05.00 Page 1 SC Meeting of April 01, 2004 125 W. Mountain St. Fayetteville, AR 72701 Telephone: 501-575-8264 TO: Subdivision Committee FROM: Jeremy Pate, Associate Planner Matt Casey, Staff Engineer THRU: Dawn Warrick, A.I.C.P., Zoning & Development Administrator DATE: March 29, 2004 FPL 04-05.00: Final Plat (springwoods, pp 248) was submitted by Jim Ramsey of Ramsey Surveying, Inc. on behalf of Collins Haynes and Legacy LLC for property located southwest of I-540 at Arkansas State Hwy. 112. The property is zoned C-PZD, Commercial Planned Zoning District, and contains approximately 289.26 acres. The request is to approve the final plat of the C-PZD subdivision. Planner: Jeremy Pate Findings: Proposal: The applicant requests approval of a final plat of C-PZD 03-08.00 (springwoods) (Ord. #4523), a Commercial Planned Zoning District and 9 -lot subdivision approved by City Council in October of 2003. The C-PZD established land use and zoning for the subject property, while the Final Plat will establish legal lots of record, as well as establish the restrictive covenants for each lot. The site is approximately 289 acres, with the following allowed uses: C-PZD, Commercial Planned Zoning District 03-08.00 (Ordinance No. 4523 Lot No. Land Use Use Units Density Acreage 1 Commercial 12,13,14,15,16,17,25 n/a 47.73 2 Multi -Family 26 18 DU/AC 26.36 3 Single Family 8 2 DU/AC 25.53 4 Multi Family 26 4 DU/AC 10.70 5 Single Family 8 2 DU/AC 32.28 6 Commercial 12,13,14,15,16,17,25 n/a 18.04 7 Commercial 12,13,14,15,16,17,25 n/a 5.17 8 Preservation Area 1* n/a 123.45 9 Lift Station 3** n/a 0.02 *Lot 8 (Audubon) Uses are further restricted as described in Article VI. Covenants for the Preservation of Environmentally Sensitive Lands of the submitted Restrictive Covenants, to be filed of record with the Final Plat. **Lot 9 to be retained by the City of Fayetteville for the existing Lift station. Necessary utility and K:IReports120041SC Repons104-01-041FPL 04-05.00 (springwaods4doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 10 of 16 FPL04-05.00 Page 2 access easements are provided to this lot with the Final Plat. The proposed nine (9) lots have been assigned Use Units and/or specific uses that are legally binding to each lot. Each of the lots will require further review in the form of a preliminary and final plat and/or large scale development review. More detailed comments regarding vehicular and pedestrian circulation, street improvements, buffers and screening, commercial design standards, and other typical development review items will be provided with the future submittals for each of these lots. A total of 167 acres of the property is proposed to be developed in residential and commercial uses, with the remaining 122 acres (42%), Lot #8, to be utilized as greenspace, natural habitat, wetland mitigation, and potentially Audubon Society activities. Background: This item was heard by the Planning Commission on October 13, 2003 and approved by the City Council on October 21, 2003. Surrounding Zoning: RSF-4, R -A, RT -12, C-2, I-1 Right-of-way being dedicated: • Deane Solomon, Collector: 70 feet total, 35 feet from centerline • Shiloh Drive, Collector: 35 feet from centerline (existing) • Moore Lane, Local: 25 feet from centerline Recommendation: Staff recommends approval of FPL 04-05.00 at the Subdivision Committee level with the following conditions: Conditions of Approval: 1. Dedication of right-of-way for Deane Solomon Road (35' from centerline) and Moore Lane (25' from centerline) shall occur with final plat approval. 2. The springwoods developer shall secure easements granting to the City of Fayetteville a 50 -foot wide permanent utility easement and a minimum 50 -foot wide temporary construction easement between the northeast corner of the 289 acre tract of land and the right-of-way line of Arkansas State Highway 112. All easements shall be reviewed and approved by the City of Fayetteville prior to filing of record. Once approved, the developer shall file the easement of record by separate instrument and deliver all necessary documents to the City of Fayetteville within sixty (60) calendar days from the date of the contract agreement entitled `Interceptor Sewer Re -Alignment — springwoods Subdivision," a draft of which is attached herein. Said agreement is slated on the April 06, 2004 City Council agenda; this condition of approval does not substitute for the City Council -approved document. On- and off-site street improvements shall be coordinated with lot development. 4. Each of the respective lots designated in the C-PZD shall be reviewed by Preliminary Plat and/or Large Scale Development in accordance with City Code for future development, requiring Planning Commission approval. K.:IReports12004kSC Reporls104-01-041 FPL 04-05.00 (springwoods).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 11 of 16 FPL04-05.00 Page 3 5. Restrictive Covenants containing a stamp of approval for recording shall be filed with the final plat creating this 9 lot subdivision. Setbacks, Height, and Building Area shall be determined and approved by the Fayetteville Planning Commission at the time of large scale development and/or subdivision approval for each developed lot These standards shall apply to all lots and development within the individual tracts as shown on this plat. 7. All requirements as stated within Chapter 166 Development of the Unified Development Code shall apply to all future large scale developments and/or subdivisions within the springwoods C-PZD zoning district. 8. Flexibility provided within the PZD guidelines shall be applied to each development tract (large scale development and/or subdivision) as determined appropriate by the Planning Commission to allow alternative methods of design where it is consistent with the objectives of the springwoods C-PZD zoning district. Standard Conditions of Approval: 9. All utilities shall be placed underground. Any existing overhead electric lines under 12 kv shall be relocated underground at the developer's expense. 10. 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) 11. 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. 12. A note shall be added to the plat stating that future development within the springswoods subdivision is subject to review for all tree preservation, protection and landscaping requirements. 13. Parks fees shall be assessed with the development of each individual residential lot. Coordination with Parks staff will be necessary to determine appropriate trail connections, corridors, and parkland dedication. 14. Sidewalk construction in accordance with current standards shall be required with the development of each individual lot. 15. No construction will be authorized without a floodplain development pt.. it where required. K:IReporls120041SC Reports104-01-041PPL 04-0500 (springwoods).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 12 of 16 FPL04-05.00 Page 4 Subdivision Committee Action: Meeting Date: April 01, 2004 Comments: ❑ Approval ❑ Forwarded to P.C. 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:IReports12004ISC Reporis104-01-04IFPL 04-05.00 (springwoods).doc May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 13 of 16 SP,RINGWOUDS Overview RT� R -A 11141. IRMF Legend ®000B Overlay District 1159153314 Principal Arte al — FL000WAY Master Street Plan a Minor Arterial 100 YEAR Master Street Plan • — Collector simma Freeway/Expressway •••J Historic Collector LIMIT OF STUDY L _1 City Limits -- -- - BaseLine Profile _''4Outside City FPL04-05.00 0 350 700 1,400 2,100 2,800 Feet May 22, 2906 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 14 of 16 006 sion t 6) m1 of 16 JPCT;PROPERTY Legend Subject Property FPL0ng4-05.00 Streets 1i Exist '/4Planned 0 0.1 0.2 Boundary r'ss_i Planning Area o o Overlay District L0 221 _ — City Limits _ y r Outside City 0.4 0.6 Master Street • Freeway/ExpresswayPlan Principal Arterial Minor Aneral Collector HsloricCollector 0.8 Mlles May 22, Planning Comm. ADM 06-2093 (Springwoods A.enda It -age May 22, 2006 Planning Commission ADM 06-2093 (Springwoods Lot 6) Agenda Item 1 Page 16 of 16 ay en le ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: May 16, 2006 PC Meeting of May 22, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-2054: Preliminary Plat (LEGACY POINT PHASE V, 436): Submitted by JORGENSEN & ASSOCIATES for property located north and east of Phase IV. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 45.51 acres. The request is for a residential subdivision with 133 single family lots on the previously approved Devonshire Glyn Preliminary Plat property. Planner Suzanne Morgan Findings: Property: The subject property contains approximately 45.51 acres located east of Legacy Pointe Subdivision Phase IV, west of 54th Street. The property is zoned RSF-4. To the east is property owned by the City of Fayetteville, recently subdivided and approved for the development of the Wastewater Treatment Plant. The development of this property will include the construction of Persimmon Street, a Collector Street, from Legacy Pointe east to 54`1i Street as recently amended on the Master Street Plan. The applicant proposes a 134 lot subdivision of which one lot is a detention pond. Existing single family dwellings are located on another two lots. Background: On June 13, 2005, the Planning Commission approved Devonshire Glyn Subdivision, a preliminary plat for this property containing 128 single family lots. The lot and block configuration are similar to that which was previously approved. The owner and developer of the property have since changed, though the overall subdivision layout and recommended connectivity, street improvements, and dedications remain closely the same. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Single family residential RSF-4, Residential Single -Family, 4 units/acre R -A, Residential Agricultural South Single family residential Planning Area East City property, Single Family Residential R -A, Residential Agricultural West Legacy Pointe Phase IV RSF-4, Residential Single -Family, 4 units/acre K:IReports120061PC Reports105-22-061PPL 06-2054 (Legacy Pointe Ph. 17.doc May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 1 of 18 Water and Sewer: Water and sewer lines are being constructed along Persimmon St., and this development will extend them into the development. Detention: The applicant will dedicate an interior lot (344) for on-site detention. An additional off-site detention pond is proposed on adjacent property to the north owned by Hays. Dedication of an off-site drainage easement by separate document is required prior to recordation of the final plat. Adjacent Master Street Plan Streets: Persimmon Street, Collector; 54th Street, Principal Arterial Right-of-way to be dedicated: The applicant shall dedicate 70' right-of-way for the length of Persimmon Street through the existing property. In order to connect Persimmon Street with 54th Street, an adjacent property owner (Hays) will dedicate property for right-of-way by separate document prior to the recordation of the final plat. Right-of-way shall be dedicated in the amount of 55' from centerline for 54th Street adjacent to the subject property; only a small portion of the property is adjacent to 54th Street. Property that is adjacent to 54th Street and not part of the subject property for the proposed subdivision is not required to dedicated right-of-way for recommended street improvements of 54th Street. These improvements will need to be constructed within the existing right-of-way. A written agreement has been submitted from the adjacent property owner on which the necessary Persimmon Street right-of-way -and drainage easements are located. This letter indicates the owner's approval of the proposed plans associated with the development of Legacy Pointe Phase V. Connectivity: Persimmon Street is proposed to be extended from the west and connect to 54th Street. It is planned to continue east in the future through the adjacent property which will complete a connection of Persimmon St. from Double Springs Road to Rupple Road. Two streets are stubbed -out to undeveloped properties to the south. Sundance Meadow Subdivision is located to the northeast of the subject property. A street stub -out was approved with this development to which this applicant will connect. A "T" intersection at the northeast corner of the property will be created with the connection to Sundance Meadows Subdivision and the existing Genevieve Avenue. An additional street connection has been added to the north at Lone Jack Drive compared to the previously approved preliminary plat. Waivers: The applicant requests waivers of the minimum curve radius on Poison Spring Drive at Lot 344. The requirement is 150' and the proposed radius is 50'. Staff is in support of the requested waiver because the curve is located adjacent to the detention pond. Parkland: • PRAB recommended using remaining banked land from Legacy Phase IV and money in lieu of land for remaining requirement if needed on November 7th, 2005. • The developer must deed to the city the park land required with Legacy Phase IV before proceeding with Legacy Phase V (approximately 4.93 acres). • The requirement for phase IV is 1.896 acres, leaving approximately 3.034 acres to use for the requirement of this phase. K: IReports120061PC Reports105-22-061PPL 06-2054 (Legacy Pointe Ph. V).doc May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 2 of 18 • The land requirement for phase V is 3.09 acres for 129 single family homes, leaving a balance of $1,295 money in Lieu due. ▪ Remaining money in lieu is due before signing the final plat. Common Area: The applicant proposes the establishment of two lots to be owned and maintained by the P.O.A. Should the P.O.A. request to utilize the property for a club house or recreational facility for the residents, a conditional use permit is required. If the lots are developed for single family use, park land fees shall be required prior to the issuance of a building permit. Tree Preservation: Existing: 2.25% Preserved: 0.74% Required: 2.25% Mitigation: On-site Mitigation, 82 trees Public Comment: Staff has received correspondence from one citizen regarding this project (see attached). This letter asks several questions of the developer, some of which have been addressed by the proposed conditions of approval. Recommendation: Staff recommends approval of PPL 06-2054 with the following conditions: Conditions of Approval: 1. Planning Commission determination of off-site street improvements. Staff recommends the developer improve 54t1? Street from the existing intersection of Persimmon Street to the southern property line of the subject property, to a minimum 20' clear with a 14' street, curb, gutter, and storm drains west of the centerline. Staff also recommends the improvement of 54111 Street from the intersection of Persimmon Street north to the intersection of Tackett Drive to include a 20' clear paved street section. The applicant shall construct the full street section for Persimmon Street from 54t11 Street to Legacy Pointe Phase IV. The Subdivision Committee recommended in favor of the off-site street improvements. 2. Planning Commission determination of appropriate street connectivity. Staff recommends the proposed street stub -outs as shown and previously approved by the Planning Commission, as well as the connection to Sundance Meadows with a "T" intersection at Genevieve Avenue. The Subdivision Committee recommended in favor of the proposed connectivity. 3. Planning Commission determination of a waiver of the required 150' curb radius; the applicant requests approval of a 50' curb radius at Lot 344 on Poison Spring Drive. Staff recommends approval of this waiver due to the location of the detention pond adjacent to this curve. The Subdivision Committee recommended in favor of the waiver request 4. Right-of-way shall be dedicated in the amount of 55' from centerline for 54th Street adjacent to the subject property. X: IReports120061 PC Reports105-22-061PPL 06-2054 (Legacy Pointe Ph. V).doc May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 3 of 18 5. Dedication of a total 70' right-of-way for the length of Persimmon Street through the subject property and an off-site dedication of 70' right-of-way for Persimmon Street to provide a street connection to 54th Street, by separate document, shall be required prior to recordation of the final plat. 6. The applicant shall dedicate a drainage easement for the proposed off-site detention pond by separate document prior to the recordation of the final plat. 7. An assessment in the amount of $4,864 shall be paid by the developer prior to Final Plat for the unconstructed portion of Lone Jack Drive stub -out to the north and removal of the temporary cul-de-sac, approximately 170 feet in length. The temporary access easement filed with the Final Plat for the temporary cul-de-sac shall be automatically abandoned at the time of the street extension to the north. 9. All lots shall access interior streets where available, with restricted access to Persimmon Street. A note shall be included on the final plat to indicate this requirement. 10. The driveway for the existing dwelling on proposed Lot 243 shall be reconstructed to access directly on the lot in accordance with city ordinances, and any portion of the driveway on the adjacent lot shall be removed. 11. Access shall be prohibited from 54th Street with the exception of Lot 276. At such time Lot 276 redevelops, access shall be provided from Persimmon Street. The existing home is constructed with access from 54t1i Street. Staff finds that to realign the driveway creates a hardship on the existing single family dwelling. Additionally, staff finds that sight distance is adequate at the intersection of the driveway onto 54`17 Street. 12. The existing home on Lot 276 will encroach into the front 25' building setback from Persimmon Street right-of-way. A variance, approved by the Board of Adjustment, is required to alleviate the restrictions of a nonconforming structure from this property. Staff recommends that the applicant process the variance prior to the recordation of the final plat. 13. Sidewalks adjacent to 54th Street, north of Rowletts Station Drive from 54th Street west and north to Lot 280, adjacent to Lots 242, 272, and 344, and east of Genevieve Road (location to be determined by the Sidewalk Coordinator) shall be constructed prior to approval of the final plat. 14. Any community club house or recreational facility identified as a conditional use within the RSF-4 zoning district proposed for Lot 272 requires approval by the Planning Commission. If not approved, this lot shall be utilized for those uses allowed within the RSF-4 zoning district. 15. Lot 344 shall be an unbuildable lot, utilized for the purpose of stormwater detention and maintained by the P.O.A. X:IReporis120061PC Reports105-22-061PPL 06-2054 (Legacy Pointe Ph. IQ.doc May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 4 of 18 16. Street lights shall be installed with a maximum separation of 300 feet along all interior and external streets prior to final plat. 17. The developer shall deed the city the park land required with Legacy Phase IV (approximately 4.93 acres) and pay $1.295 in lieu of the balance of land required for 129 additional single family dwellings. If either lots designated as a "common area" are developed for single family use, park land fees shall be required prior to the issuance of a building permit for each lot. 18. Mitigation is required on this site for the replacement of 29,870 square feet of canopy removed. This will equal 82 (2) inch caliper trees. Staff recommends utilization of the Residential On-site Mitigation option. 19. At time of Final Plat an On -Site Mitigation Planting Plan shall be submitted to the Urban Forester for review and approval. 20. All lots shall meet minimum lot width requirements of 70' at the 25' front building setback line and no less than 56' at the right-of-way in the RSF-4 zoning district. Lot 256 shall be revised to meet minimum requirements. 21. The lot numbers within Phase V will need to be consecutive to those in Phase IV. 22. The applicant shall revise the preliminary plat to address not only the conditions of approval, but the following items: a. There are several required street lights unaccounted for on the intersection of Genevieve Avenue and Greens Chapel Road and the street intersections on 54°i Street. Please revise the plat to show the appropriate street lights and any necessary easements. b. The sidewalk on Genevieve Road shall be shown and constructed in a location approved by the Sidewalk Coordinator. Standard Conditions of Approval: 23. 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) 24. 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. 25. Subdivision area signage shall be permitted in accordance with applicable city codes. K:IReports120061PC Reports105-22-061PPL 06-2054 (Legacy Pointe Ph. V).doc May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 5 of 18 26. Signs shall be installed at each street stub -out to indicate the future extension of the right- of-way prior to recordation of the final plat. (Coordinate with the Transportation Division.) 27. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 28. All street names shall be approved by the 911 coordinator. 29. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: a. c. PLANNING COMMISSION ACTION: yes Required Approved Denied Date: May 22, 2006 The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date K:IReports120061PC Reports105-22-061PPL 06-2054 (Legacy Pointe Ph. V).doc May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 6 of 18 .tevle ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of May 22, 2006 TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Subdivision Committee From: Sarah K. Patterson, Urban Forester Date: May 16, 2006 ITEM # PPL 06-2054: Preliminary Plat (Legacy Point Phase V) Requirements Submitted: Canopy Measurements: Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ 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 has very little canopy. The significant trees identified are a mixture of oak, hickory, maple, and elm. The canopy is mostly found along the property lines and would be considered fence row trees. May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 7 of 18 45.51 acres square feet 1,985,415 acres 1.02 square feet 44,612 'ercent of site area 2.25% a acres 0.34 square feet 14,742 'ercent of total site area 0.74% -`a 2.25% __W v .ca*5a•e ®;.ere °, aCdag6Bld FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. •. This site has very little canopy. The significant trees identified are a mixture of oak, hickory, maple, and elm. The canopy is mostly found along the property lines and would be considered fence row trees. May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 7 of 18 The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation should not occur on this site. 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. • The removal of canopy could affect adjacent properties. The canopy is found along the property lines and is removed for the installation of essential public utilities. 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. • Size and shape of the lot does not reduce flexibility of design. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The general health of these trees is fair. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • The trees marked for removal are found within right of way and utility easements. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Trees will be removed for the installation of essential public utilities and drives. The developer has chosen a design that has front and back lot utility easements. This type of design is very difficult for preservation. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • Roads and utilities have been designed to minimize impact on the existing topography and to best avoid existing canopy. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will be required on this site for the replacement of 29,870 square feet. The effect other chapters of the UDC, and departmental regulations have on the May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 8 of 18 development design. • N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: • N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval: 1. Mitigation is required on this site for the replacement of 29,870 square feet of canopy removed This will equal 82 (2) inch caliper trees. Staff recommends utilization of the Residential On-site Mitigation option. 2. At time of Final Plat an On -Site Mitigation Planting Plan shall be submitted to the Urban Forester for review and approval. May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 9 of 18 THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: FROM: DATE: SUBJECT: Suzanne Morgan, Associate Planner Alison Jumper, Park Planner May 5, 2006 Parks & Recreation Subdivision Committee Comments ****************************************************************************** Meeting Date: May 11, 2006 Item: PPL 06-2054 (Legacy Point Phase V) Park District: SW Zoned: RSF-4 Billing Name & Address: Sloan Properties, Inc. 3459 Knottingham Place Fayetteville, AR Current Land Dedication Requirement Single Family @ .024 acre per unit = Multi Family @ .017 acre per unit = Mobile Home @ .024 acre per unit = Lot Split Single Family Lot Split Multi Family COMMENTS: acres acres acres Money in Lieu @ $555 per unit = $ @ S393 per unit = $ @ $555 per unit = $ @ $555 per unit = $ @ $393 per unit = $ • PRAB recommended using remaining banked land from Legacy Phase IV and money in lieu of land for remaining requirement if needed on November 7th, 2005. • The developer must deed to the city the park land required with Legacy Phase IV before proceeding with Legacy Phase V (approximately 4.93 acres). • The requirement for phase IV is 1.896 acres, leaving approximately 3.034 acres to use for the requirement of this phase. • The land requirement for phase V is 3.09 acres for 129 single family homes, leaving a balance of $1,295 money in lieu due. • Remaining money in lieu is due before signing the final plat. PPL 06-1 May 22, 2006 Planning Commission PPL 06-2054 (Legacy Point Phase V.) Agenda Item 2 Page 10 of 18