The URL can be used to link to this page

Home My WebLink About2006-07-24 - Agendas - Finalarnreeville 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 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 *de TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 24, 2006, 5:30 p.m. Room 219, City Administration Building Consent: 1. PPL 06-2109: Preliminary Plat (MOUNTAIN RANCH II, 479,480,518,519): Submitted by JORGENSEN & ASSOCIATES for property located at S OF PERSIMMON ST., W OF I-540 AND E OF PHASE I. The property is zoned with MULTIPLE ZONING DISTRICTS and contains approximately 94.52 acres. The request is for a residential subdivision with 30 single family lots, 3 multi -family lots and 2 commercial lots. Planner: Jesse Fulcher 2. PPL 06-2151: Preliminary Plat (DRIVER S/D, 295): Submitted by FREELAND, KAUFMANN & FREEDEN for property located at THE EAST END OF TOWNSHIP. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND PARTIALLY IN THE PLANNING AREA and contains approximately 25.69 acres. The request is for a residential subdivision with 6 single family lots on 3.38 acres within, 1 lot of 22.30 acres outside the City of Fayetteville, and a detention lot. Planner: Suzanne Morgan Old Business: 3. CUP 06-2128: (SOUTH HILL CHURCH OF CHRIST, 561): Submitted by DAVE JORGENSEN for property located at 1146 5 ELLIS AVENUE. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 0.17 acres. The request is for a church (Use Unit 4) in the RMF -24 Zoning District. Planner: Jesse Fulcher New Business: 4. VAC 06-2161: (BLOCK 16 COLLEGE ADDITION, 405): Submitted by H2 ENGINEERING, INC. for property located at 20' ALLEY RUNNING N. FROM MOUNT COMFORT/NORTH STREET UP TO HAZEL. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 0.12 acres. The request is to vacate the length of a 20' wide N/S alley from Mount Comfort/North Street to Hazel. Planner: Jesse Fulcher 5. RZN 06-2172: Rezoning (DUNNERSTOCK, 400): Submitted by JORGENSEN & ASSOCIATES for property located west of Rupple Road, east of Meadowlands Subdivision. The property is zoned RSF-1, Res. Single Family - 1 unit/acre, R -A, Res. Agricultural, and C-2, Thoroughfare Commercial and contains approximately 20 acres. The request is to rezone the subject property to RSF-7 (6.9 acres), RMF -12 (8.4 acres), and C-1 (4.7 acres). Planner: Suzanne Morgan 6. ADM 06-2164: Administrative Item (SYCAMORE CENTER, 407): Submitted by MILLER BOSKUS LACK ARCHITECTS for property located at 1680 N. COLLEGE AVENUE. The request is for a waiver of landscaping requirements to accommodate additional parking. Planner: Jesse Fulcher 7. ADM 06-1959: Administrative Item (CONSOLIDATED LANDSCAPE ORDINANCE): Submitted by Planning Staff and the Urban Forester, proposing amendments to the Unified Development Code to consolidate landscaping requirements into a new Chapter 177 and revise associated chapters accordingly. Planner: Jeremy Pate All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: July 17, 2006 PC Meeting of July 24, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-2109: Preliminary Plat (MOUNTAIN RANCH II, 479/518): Submitted by JORGENSEN & ASSOCIATES for property located at S OF PERSIMMON ST., W OF I-540 AND E OF PHASE I. The property is zoned with multiple zoning districts and contains approximately 94.52 acres. The request is for a subdivision with 30 single-family lots, 3 multi- family lots and 2 commercial out -lots. Property Owner: RESERVE, L.L.C. Planner: JESSE FULCHER Findings: Property & Proposal: The subject property contains 94.52 acres located south of the Boys & Girls Club and Persimmon Road, along the recently constructed Mountain Ranch Boulevard. A rezoning request is currently under review by the City Council, which would rezone the subject property to RSF-4, RSF-2, RMF -12, RMF -18, RMF -24, C-1 and C-2. To the west are Rupple Road and the Rupple Road School, under construction. To the northwest are Rupple Row PZD and Cross Keys PZD, also under construction. Property to the east and south is owned by the same developer. The subject property is phase II in a larger master -planned development and will connect to phase I, which is still under construction. Background: Phase I of Mountain Ranch Subdivision was approved in 2005 for development of 117 single-family lots. As part of the approval process for that subdivision in addition to the subsequent phases, the developer was required to construct/improve sections of both Rupple Road and Persimmon Street with Phase I. Additionally, an assessment was required for a planned traffic light at the intersection of Rupple and Persimmon. Hillside/Hilltop Overlay District: A large area of the subject property is located within the newly adopted Hillside/Hilltop Overlay District. The applicant is proposing to utilize many of the best management practices adopted with this ordinance, including reduced street cross sections (33' rights-of-way) and reduced utility easement (15' utility easements along the right- of-way, with no easements along the rear property lines). This will result in less overall land disturbance and removal of tree canopy. K: IReports120061PC Reports107-24-06 PPL 06-2109 (Mountain Ranch PHh1).doc July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 1 of 16 SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Mountain Ranch Ph. I R -A, Residential Agricultural/RSF-4 South Undeveloped RSF-4, Res. Single Family — 4 units/acre East I-540 Right-of-way West Rupple Road School/Future Phases R -A, Residential Agricultural Water and Sewer System: Water and sewer shall be extended to serve the proposed development. Adjacent Master Street Plan Streets: Mountain Ranch Boulevard (Local Street), Rupple Road (Minor Arterial), Persimmon Street (Collector) and Shiloh Drive (Collector) Right-of-way to be dedicated with Mountain Ranch Phase II• Street Right-of-way Street Section Mountain Ranch -extending south from street #2 33' 28' Street #2 -extending east from Mountain Ranch to Shiloh Dr. 50' 28' Street #2 -extending west from Mountain Ranch 33' 28' Street #3- extending west from Mountain Ranch 50' 28' Street #4 -extending west from Mountain Ranch 50' 28' Connectivity: Immediately surrounding properties are not developed, other than phase I to the north. Phase II is connecting to the stub -out provided by phase I, which intersects Persimmon Road and Rupple Road. There are three proposed stub -outs to the west as well the proposed extension of Mountain Ranch Blvd., which will stub -out to the south. Additionally, a connection will be made to Shiloh Drive. Street Improvements: Significant improvements were made to Rupple Road and Persimmon Street during the construction of phase I. It should be noted that individual phases of this development, alone, do not warrant improvements to Old Farmington Road. However, the cumulative affects that the overall development will have, once a connection is made to Old Farmington Road, will warrant improvements by the developer(s) at a later date. Parks: The Parks and Recreation Advisory Board reviewed this project on May 1, 2006 and made a recommendation to accept .64 acres for a trail corridor along Shiloh Dr. and money in lieu for the remaining requirement in the amount of $81,770 for Phases I and II. The trail will be built by the developer to the City of Fayetteville standards. Alignment and construction shall be coordinated with the Trails Coordinator. Construction costs will be credited towards the remaining money in lieu requirements. In the event the construction costs do not total the requirement, remaining fees shall be paid. Receipts of payment for materials and construction must be kept and submitted to Parks and Recreation for credit towards money in lieu requirement. 1C:IReports120061PC Reports107-24-06IPPL 06-2109 (Mountain Ranch P1111).doc July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 2 of 16 Tree Preservation: Existing: 61.6% Preserved: 49.22% Required: Various zoning districts Mitigation: Not required unless canopy numbers fall below those percentages required under each zoning district. Recommendation: Staff recommends approval of PPL 06-2109 by the Planning Commission with the following conditions: Conditions of Approval: 1. Planning Commission determination of street improvements. Significant improvements are occurring to construct Persimmon Street at this time. The addition of 30 single- family lots will not significantly increase traffic impact in this area. Each non-residential lot and multi family lot will be reviewed at the time of development to ensure an acceptable level of service is maintained. Staff recommends construction of those improvements as indicated on the plat to be completed with Phase II. THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS. 2. Planning Commission determination of appropriate connectivity. Staff recommends in favor of the street connectivity as proposed. THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE STREET CONNECTIVITY AS PROPOSED. 3. Right-of-way shall be dedicated by this plat as follows: a. Mountain Ranch Blvd. (50' from Phase I through the intersection of Street #2). b. Mountain Ranch Blvd. (33' from the intersection of Street #2 through the temporary cul- de-sac. c. Street #2 (33' from the intersection of Mountain Ranch to the west). d. Street #2 (50' from the intersection of Mountain Ranch to the east, ending at Shiloh Drive. e. Street #3 (50' from the intersection of Mountain Ranch). f. Street #4 (50' from the intersection of Mountain Ranch). 4. Planning Commission determination of a waiver of street design standards. a. The applicant requests a waiver to construct a temporary cul-de-sac, which exceeds the allowable distance of 500'. Mountain Ranch Blvd. is approximately 2,496' from the intersection of Street #2. This temporary situation will be remedied with the extension of Mountain Ranch Blvd. during future phases. A temporary cul-de-sac is being provided. b. The applicant requests a waiver to exceed the maximum grade within 100' of an intersection, 4% for hilly terrain. Mountain Ranch Blvd. and Street #3 (west side) K:IReports120061PC Reports107-24-061PPL 06-2109 (Mountain Ranch PR II) dm July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 3 of 16 and Mountain Ranch Blvd. and Street #2 (both sides). c. The applicant requests a waiver to exceed the maximum street grade at the following locations: Mountain Ranch Blvd. will exceed the 10% maximum street grade from 34+50 to 37+50 (the slope is 16.69%); Mountain Ranch Blvd. will exceed the 10% maximum street grade from 45+75 to 47+75 (the slope is 10.30%); Mountain Ranch Blvd. will exceed the 10% maximum grade from 56+50 to 61+00 (the slope is 14.50%). The proposed street grade will range between 11.00% to 12.50%. Staff recommends in favor of the requested waivers. THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF ALL REQUESTED STREET WAIVERS. 5. Sidewalks adjacent to Street #2 and along the frontage of the detention lots numbers 40 and 41 shall be constructed (not guaranteed) prior to recordation of the final plat. 6. The lots reserved for detention (40 and 41) shall be un -buildable lots owned and maintained by the property owners association. 7. The trail located within Lots 38 and 39 will be built by the developer to the City of Fayetteville standards. Alignment and construction shall be coordinated with the Trails Coordinator. A deed for the park land is due prior to signing of final plat. 8. Development of individual lots shall be subject to the requirements of the Hillside/Hilltop Overlay District requirements and will be reviewed at the time of building peunit. 9. The following Tree Preservation Plan conditions shall be addressed: a. Revise the Tree Canopy Calculations to match those found in the report above. b. No mitigation will be required for this site unless the minimum percentage falls below the 25% required. c All lots found on this property are found within the Hillside Hilltop Overlay District and will require an Abbreviated Tree Preservation Plan before issuance of a grading or building permit. The percent minimum canopy for this zoning will be 30%. 10. The plat shall be revised to address the following items with the revisions submitted prior to Planning Commission: a. With the size of this project, the installation of the tree protection fencing will need to be coordinated with the Urban Forester. b. All lots within the Hillside Hilltop Overlay District and nonresidential lots that fall outside of this area will require a Tree Preservation Plan. c. Please make sure that all canopy found within the dedicated parkland or existing easements does not count for or against the developer. K: IReports120061PC Reports107-24-061PPL 06-2109 (Mountain Ranch PH 11).doc July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 4 of 16 Standard Conditions of Approval: 11. Street lights along all interior streets shall be installed or guaranteed prior to recordation of the final plat with a maximum spacing of 300' and located at each intersection. 12. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub -outs prior to filing the final plat. 13. All street names and addresses shall be approved by the 911 coordinator. 14. 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). 15. 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. 16. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 17. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: a. b. Planning Commission Action: Meeting Date: July 24, 2006 Motion: Second: Vote: Comments: 0 Approved 0 Denied 0 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 If: IRepor[s120061PC Reports107-24-061PPL 06-2109 (Mountain Ranch PHJJ).doc July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 5 of 16 aye A @ KA:N:S A 5 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of July 24, 2006 TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: July 17, 2006 ITEM # PPL 06-2109: Preliminary Plat (Mountain Ranch II) Requirements Submitted: T Initial Review with the Landscape Administrator T Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This is a very large project that has 6 different zoning with anywhere from 15% canopy required for preservation to 3o% within the Hillside July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH 11) Agenda Item 1 Page 6 of 16 acres 93.31 s. uare feet 4,064,583.6 57.48 acres square feet 2,503,$28.8 sercent of site area 61.6% acres 45.93 square feet 2,000,710.8 percent of total site area 49.22% - ..�.' Z �� 0 S A S..m�u` 8 ? • � 0 nT� 4 .....__ mi0 .�.,.' ��8= varies „.. ... FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This is a very large project that has 6 different zoning with anywhere from 15% canopy required for preservation to 3o% within the Hillside July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH 11) Agenda Item 1 Page 6 of 16 Hilltop Overlay District. This is a typical oak hickory forest with most trees found in good condition. The canopy removed will be for the installation of essential utilities and roads. All lots found within the Hillside Hilltop Overlay District will be required to submit an Abbreviated Tree Preservation Plan for approval by the Urban Forester. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation may occur on this site but with the new Hillside Hilltop Overlay District Best Management Practices used this should be very minimal. The impact of the reduction in free cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Canopy removed will not affect adjacent property owners. 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 topography and connectivity did however. 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 good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • This project has adopted the Best Management Practices for the Hillside Hilltop Overlay District. The narrow streets and front access only utilities should reduce the canopy removed significantly. The ability to have closer setbacks will allow for additional tree preservation once the structures get built. 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 grading for the streets. 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. When possible the canopy was avoided. July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 7 of 16 Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will not be required for this site. In all the different zonings and corresponding canopy percentages, this development will not dip below the allowed amount. The effect other chapters of the UDC, and departmental regulations have on the development design. • N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: • N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval:: 1. With the size of this project, the installation of the tree protection fencing will need to be coordinated with the Urban Forester. 2. All lots within the Hillside Hilltop Overlay District and nonresidential lots that fall outside of this area will require a Tree Preservation Plan. 3. No mitigation is required in any of the zonings found on this project. July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 8 of 16 ay ttckvis 5. RKA THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: FROM: DATE: SUBJECT: Jesse Fulcher, Associate Planner Alison Jumper, Park Planner June 13, 2006 Parks & Recreation Subdivision Committee Comments ****************************************************************************** Meeting Date: June 15, 2006 Item: PPL 06-2109 (Mtn. Ranch Phase 2) Park District: SW Zoned: varies Billing Name & Address: Reserve LLC 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: Money in Lieu acres @ $555 per unit = $ acres @ $393 per unit = $ acres @ $555 per unit = $ @ $555 per unit = $ @ $393 per unit = $ • Parks and Recreation Advisory Board reviewed this project on May 1, 2006 and made a recommendation to accept .64 acres for a trail corridor along Shiloh Dr. and money in lieu for the remaining requirement in the amount of $81,770 for Phases I and II. • The developer is providing approximately .78 acres of park land for the 20' trail corridor, leaving a balance of $63,547.50 to be paid as fees in lieu of land. • The remaining fees in lieu will be determined once the final alignment is approved • The trail will be built by the developer to the City of Fayetteville standards. Alignment and construction shall be coordinated with the Trails Coordinator. • Construction costs will be credited towards the remaining money in lieu requirements. In the event the construction costs do not total the requirement, remaining fees shall be paid. • Receipts of payment for materials and construction must be kept and submitted to Parks and Recreation for credit towards money in lieu requirement. PPL06--1 July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 9 of 16 • The deed for the dedicated park land must be submitted to the City Land Agents for review prior to filing. A copy of the filed deed must be submitted to Parks and Recreation before the final plat will be signed. PPL06--1 July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 10 of 16 JORGENSEN & ASSOCIATES CIVIL ENGINEERS • SURVEYORS 124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807 DAVID L. JORGENSEN, P.E., P.L.S. CHRISTOPHER B. BRACKETT, P.E. May 17, 2006 City of Fayetteville 113 W. Mountain Street Fayetteville, AR 72701 Attn: Planning Department Re: Mountain Ranch Subdivision — Phase II Please find the following submittal for a mixed use residential/commercial subdivision named Mountain Ranch Subdivision — Phase II. This property is east of Mountain Ranch Phase I. This subdivision is proposed to have 31 single family lots, 3 multi -family out lots and 2 Commercial out lots. There will also be 3 lots for the 2 detention ponds on-site and 2 common area lots. These lots along with the detention ponds will be maintained by the Property Owners Association. This subdivision will have access from the extension of Mountain Ranch Boulevard and from a new street connection to Shiloh Drive. This layout also shows four stub -outs to the future phases of this Subdivision. Please call concerning any questions you may have. Thank you. Sincerely; Christopher B. Brackett, P. . July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) • STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SU1 age of 16 JORGENSEN & ASSOCIATES CIVIL ENGINEERS • SURVEYORS 124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807 DAVID L. JORGENSEN, P.E., P.L.S. CHRISTOPHER B. BRACKETT, P.E. June 07, 2006 City of Fayetteville 113 W. Mountain Street Fayetteville, AR 72701 Attn: Matt Casey, PE Re: Mountain Ranch Subdivision Ph II, Street Standards Waiver On behalf of the owner of the above mentioned project, we are requesting a waiver of the City's Minimum Street Standards. The following are the waiver requests: Section 3-3: Intersections The following intersections have slopes that are greater than the maximum grade within 100' of the intersection — 4% for hilly terrain: Mountain Ranch Blvd. & Street #3 (west side) and Mountain Ranch Blvd. & Street #2 (both sides). Section 3-6: Minimum and Maximum Grades On Mountain Ranch Blvd. from station 34+50 to station 37+50 the grade will exceed the 10% maximum street grade. The existing grade in this area is approx. 19.50%. The proposed street grade for this area is 16.69%. On Mountain Ranch Blvd. from station 45+75 to station 47+75 the grade will exceed the 10% maximum street grade. The existing grade in this area is approx. 15.55%. The proposed street grade for this area is 10.30% On Mountain Ranch Blvd. from station 56+50 to station 61+00 the grade will exceed the 10% maximum street grade. The existing grade in this area is approx. 14.50%. The proposed street grade will range between 11.00% to 12.50%. I have included with this letter a plat showing the preliminary street grades with the corresponding alignments for this subdivision. Please call concerning any questions you may have. July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) • STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SU 71 Ao 16 lec( JORGENSEN & ASSOCIATES CIVIL ENGINEERS • SURVEYORS 124 WEST SUNBRIDGE, SUITE 5 • FAYEI"IEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807 DAVID L. JORGENSEN, P.E., P.L.S. CHRISTOPHER B. BRACKETT, P.E. October 5, 2005 City of Fayetteville 113 W. Mountain Street Fayetteville, AR 72701 Attn: Planning Department Re: Mountain Ranch Subdivision Phase II On behalf of the owners of the above mentioned project, we are requesting a waiver of the City's Design Standard. The following is the waiver request: UDO Section 166.08 (C) (15) Mountain Ranch Blvd is longer than the 500' maximum. Mountain Ranch Blvd is approximately 2,496' from the intersection with Street 112 to the south phase line. This is a temporary situation since this street will be extended to the south to Old Farmington Road with future phases of this development. Please call concerning any questions you may have. Thank you. Sincerely; Christopher B. Brackett, P.E. July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) • STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SU1I P2f Is1tThl age 3 of 16 Jeremy Pate -MOUNTAIN RANCH Page 1 From: "TRACY HOSKINS" <TKHOSKINS@WEBBSITE.COM> To: "'Tim Conklin"'<tconklin@ci.fayetteville.ar.us>, <JPATE@CI.FAYETTEVILLE.AR.US> Date: 6/14/06 10:30PM Subject: MOUNTAIN RANCH Tim, Jeremy, I am unable to attend Thursday's Subdivision Committee meeting; as I have prior commitments. I'm unsure, but I think Mountain Ranch goes to Subdivision Committee tomorrow morning. I am also unsure as to whether or not the area under review is connected to my property on Shiloh Drive, just north of the "Pratt Industries" (?) new office building (and directly across the freeway from Southern View Apartments). I feel the area needs several connections, not only to my property, but to others as well. Mountain Ranch could (and should) provide several options to travel to and from Shiloh drive and ultimately the expressway, west 6th, the new Rupple Road and Wedington Drive. We should take this opportunity to be pro -active as opposed to re -active later. If this request is premature, and indeed this area of Mountain Ranch is not slated for Thursday's review, I apologize and ask you file this mailing to be considered when the time is appropriate. I would appreciate it if you, or whichever Planner is handling Mountain Ranch, would address my concerns and recommend these connections if they are not currently designed into the Mountain Ranch project. Further, these connections should be carefully reviewed to insure that these future connections can feasibly be made due to terrain issues. I would appreciate it if you would contact me, at your convenience, to discuss this issue and to inform me of the Committee's opinion on this matter. As always, I appreciate your help, Tracy K. Hoskins July 24, 2006 Planning Commission PPL 06-2109 (Mountain Ranch PH II) Agenda Item 1 Page 14 of 16 Legend ®oo oo° Overlay District — FLOODWAY — 500 YEAR — 100 YEAR --- LIMIT OF STUDY Baseline Profile O Fayetteville t - I Outside City PPL06-2109 vector.GDB.Footpnnt-2004 Hillside -Hilltop Overlay District 0 250 500 1,000 1,500 2,000 Feet P' PPL06-2109 Close Up View MOUNTAIN RANCH II ca X44.. ......................� Overview July 24, 2006 Planning Commission L 06-2109 (Mountain Ranch PH ll) Page 15 of 16 I P G 1 ,RO' 0-1 G1'; - - WED NGrox DR I _. ' • Si Overview Legend Subject Property PPL06-2109 Boundary r•Planning Area nooO¢, ` �J Overlay District Outside City Legend MN Hillside -Hilltop Overlay District 0 0.125.25 0.5 0.75 1 i OM Mi July 24, 2006 PG Planning Commissio FL�66-2109 (Mountain Ranch PH I A genda Item Page 16 of 16 1 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: July 19, 2006 PC Meeting of July 24, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-2151: Preliminary Plat (DRIVER S/D, 295): Submitted by FREELAND, KAUFMANN & FREEDEN for property located at THE EAST END OF TOWNSHIP. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND PARTIALLY IN THE PLANNING AREA and contains approximately 25.69 acres. The request is for a residential subdivision with 6 single family lots on 3.38 acres within, 1 lot of 22.30 acres outside the City of Fayetteville, and a detention lot. Planner: Suzanne Morgan Findings: Property description: The subject property contains approximately 25.7 acres. The property is located at the terminus of Township Street within the Covington Park Subdivision and north of Mission Boulevard. Mr. Brown owns a 14 -acre tract located at the terminnsiofTownship Street and an 11 -acre tract south of the 14 acres that extends south to Mission Boulevard. Recently, the City of Fayetteville annexed 3.38 acres of the 14 -acre tract and zoned it RSF-4: The annexed portion was sold without processing a lot split to legally subdivide it from the original parcel. Therefore, the applicant has included the entire 14 -acre tract, as well as the adjacent 11 -acre tract, within the subdivision. All of the property located within the Planning Area has been designated Lot 8 and will have frontage on Mission Boulevard and a proposed stub -out. Proposal.: The applicant requests approval of a preliminary plat consisting of 8 lots. Lots 1-3 and 5-7 will be developed for single family use. Lot 4 will be used for detention, and Lot 8, the largest lot in the subdivision (approximately 22.3 acres), is located within the Planning Area and is currently utilized for residential use. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Single family (Covington Park SD) RSF-4, Res. Single -Family — 4 units/acre South Single family homes on large lots Planning Area East Vacant fields Planning Area West Single family (Covington Park SD) RSF-4, Res. Single -Family — 4 units/acre Water and Sewer: Water and sewer lines shall be extended to this development. K:IReports120061PC Reports107-24-O61PPL 06-2151 (Driver Subdivision).doc July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 1 of 12 Adjacent Master Street Plan Streets: Township Street (Local) and Mission Blvd (Principal Arterial) Right-of-way: The existing right-of-way width for Township Street adjacent to the subject property is 66'. Though this street is designated a Local street only requiring 50' right-of-way, it was constructed as a boulevard through Covington Park Subdivision. A boulevard street section is not proposed within Driver Subdivision. The applicant will be dedicating a 50' right-of-way which will result in an unusual but acceptable jog in the right-of-way between Covington Park and Driver Subdivisions. The large lot within the Planning Area is adjacent to Mission Boulevard. Additional right-of-way shall be dedicated adjacent to the property by separate document for a total 55' from centerline. Connectivity: The Covington Park subdivision to the west was platted with a stub -out on Township Street, which was built as a cul-de-sac, that connects to the proposed subdivision. A street stub -out between Lots 5 and 6 will allow for the future extension of the street to the south. Parkland: The Parks and Recreation Advisory Board recommended accepting money in lieu of land dedication on June 5, 2006. This decision was based on the development's proximity to the existing 2.3 acre Braden Park. The development is located within the half mile service area of Braden Park which will provide recreational opportunities for the residents. The applicant will contribute fees in lieu of land dedication. Tree Preservation: Existing: 88% Preserved: 38% Required: 25% Mitigation: None Public Comment: Staff has corresponded with a land owner within Covington Park Subdivision who had questions and concerns regarding the extension of Township Street. No members of the public were present at the Subdivision Committee meeting to comment on this preliminary plat. Recommendation: Staff recommends approval of PPL 06-2151 with the following conditions: Conditions of Approval: Planning Commission determination of street connectivity. Staff recommends .the. connectivity to the south as shown. A street extension to the east was discussed; however, there is an existing single family dwelling directly in line with the extension of Township Street. A street stub -out between Lots 5 and 6 will allow for the future extension of this street to the south and then a connection east in a location that would not necessitate the removal of an existing dwelling. The Subdivision Committee found in favor of the proposed street connectivity. 2. Planning Commission determination of street improvements. Staff recommends the applicant remove the existing cul-de-sac on Township Street, into which the new street will connect, and the extension of a minimum 28' street, curb, gutter, storm drain, and K: IReports120061PC Reports107-29-061PPL 06-2151 (Driver Subdivision).doc July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 2 of 12 minimum 4' sidewalk to the cut point as shown on the plat. The sidewalk shall tie into the existing sidewalk. The applicant shall reconstruct the existing driveways to connect to the new street, along with all soil, grass, etc. to reconstruct these yards. The Subdivision Committee found in favor of street improvements. 3. The applicant shall dedicate a total 55' right-of-way from the centerline of Mission Boulevard (Hwy 45) by separate document prior to the recordation of the final plat. Sidewalks shall be constructed adjacent to the detention pond lot and adjacent to the new street section within Covington Park Subdivision prior to the recordation of the final plat. All internal sidewalks shall be constructed or guaranteed prior to recordation of the final plat. 5. The applicant shall pay park fees in the amount of 55,760 for 6 new single family dwellings prior to the application of signatures on the final plat. Mitigation will not be required for this site unless the preserved canopy falls below 25% at time of Final Plat. 7. Signs shall be posted at the end of each stub -out to indicate that the street will extend in the future prior to the recordation of the final plat (coordinate with Transportation Division). 8. Street lights shall be installed with 'a maximum separation of 300 feet along all interior and external streetsprior to final plat. 9. On the final plat, the density shall be calculated for both the portion of property within the City of Fayetteville and the overall subdivision. 10. Washington County Planning approval is required prior to approval of construction and recordation of the final plat. Standard Conditions of Approval: 11. Plat Review and: Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 12. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. K: I Reports120061PC Reports107-24-06IPPL 06-2151 (Driver Subdivision).doc July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 3 of 12 13. Subdivision area signage shall be permitted in accordance with applicable city codes. 14. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 15. All street names and addresses shall be approved by the 911 coordinator. 16. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: a. b. c. PLANNING COMMISSION ACTION: ves Required Approved Denied Motion: Second: Vote: Date: July 24, 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:1Reports120061PC Reportsl07-24-O6IPPL 06-2151 (Driver Subdivision).doc July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 4 of 12 2 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of July 24, 2006 TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: July 17, 2006 ITEM # PPL 06-2151: Preliminary Plat (Driver Subdivision) Requirements Submitted: T Initial Review with the Landscape Administrator 7 Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: acres 3.38 square feet 147,232.8 acres 2.98 square feet 129,743 percent of site area 88% acres 1.14 square feet 49,595 percent of total site area 38% 25% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site if very thick with canopy. There are several significant trees on the site. July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 5 of 12 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. • Canopy removed will not affect adjacent property owners. All utilities have been kept along the front of the lots where disturbance will have already occurred. 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 to good. The placement of the tree or group of trees in relation to utilities, structures, and use of ..>c the property. • The trees are thickly spread over this project. Minimum amount of .; . canopy will be removed for the installation of the road and utilities These lots are large enough that a high amount of preservation should be achievable even after the homes have been built. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Utility easements have been located on the front of all lots for this development. A minimal number of trees will be required to be removed for the installation of the utilities. 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 canopy. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation should not be required on this site unless the preserved percentage falls below 25%. July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 6 of 12 The effect other chapters of the UDC, and departmental regulations have on the development design. • N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: • N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval: 1. Mitigation will not be required for this site unless the preserved canopy falls below 25% at time of Final Plat. July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 7 of 12 THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: Suzanne Morgan, Associate Planner FROM: Kay Curry, Park Planner DATE: July 11, 2006 SUBJECT: Parks & Recreation Subdivision Committee Comments ****************************************************************************** Meeting Date: July 13, 2006 Item: PPL 06-2151 (Driver S/D, 295) Park District: NE Zoned: RSF-4 Billing Name & Address: Mike Driver 1826 N. Crossover Road PMB 106 - Suitel, Fayetteville, AR 72701 Land Dedication Requirement Money in Lieu Single Family @ .024 acre per unit = ! acres 6 @ $960 per unit = $_5,760 Multi Family @ .017 acre per unit = acres @ $680 per unit = $ Lot Split @ $960 per unit = $ COMMENTS: • The Parks and Recreation Advisory Board recommended accepting money in lieu of land dedication on June 5, 2006. This decision was based on the development's proximity to the existing 2.3 acre Braden Park. The development is located within the half mile, service area of Braden Park which will provide recreational opportunities for the residents. ■ Fees are assessed in the amount of $5,760 for 6 single family homes. • Fees are due before signing of final plat. PPL 06-2151 July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 8 of 12 The essential building blocks... F K F CMI Engineers - Landscape Architects - Land Surveyors July 5, 2006 Planning Commission City of Fayetteville 113 W. Mountain Street Fayetteville, Arkansas 72701 RECEIVED JUL 052006 CITY OF FAYETTEVILLE PLANNING DIVISION Re: Driver 3.5 Acre Subdivision Preliminary Plat 1st Submittal Parcel Numbers 765-21241-200, 001-15643-001 & 001-11164-001 End East Township, Fayetteville, AR FKF Project No. 05-220 Dear Planning Commissioners: Mike Driver, head of SDSJ Developers L,LC, and Joshua Turner Brown 111, are proposing a 3:38 - acre residential subdivision development located at the end of the existing cul-de-sac of East Township, adjacent to Covington Subdivision. This letter is prepared on behalf of the Developers, in fulfillment of the Preliminary Plat application requirement for the above referenced parcel of land in Fayetteville, Arkansas. The land area of improvement is approximately 3.38 acres, and currently zoned RSF-4, Single Family Residential. An additional County lot, numbered lot$will attach to the south stub -out, and Mr. Brown intends to maintain ownership of the lot, a tract of two parcels and approximately 22.3 acres. The Developers intend to construct an attractive, quality residential development of six Tots that will provide a spacious and aesthetically pleasing subdivision, which will integrate well into surrounding residential properties located within the Covington Subdivision. Existing 8 -inch water and 8 -inch off-site gravity sewer mains, located to the west and north of the site, will provide utility connections. A drainage channel to the east will convey storm water discharge from a proposed detention basin at the east side of the development. The proposed street improvement provides a terminal stub -out to the Joshua Brown property to the south. A street stub -out has been provided to accommodate future development to the south. The developer convened a neighborhood meeting in the month of June, held at the Vandergrif Elementary School, at which an eastern stub -out was discussed. The neighbors currently residing in Covington Subdivision, as well as the anticipated buyers of the proposed lots in this subdivision, were unanimously and adamantly opposed. Added to that are the conditions that an eastern stub will relocate detention to the north reducing the project to 5 lots and removing many Freeland - Kauffman & Fredeen, Inc. 1700 West Commerce Drive, Suite A Rogers, AR 72756 Telephone 479-621-6699 Affiliate Freeland and Kauffman, Inc Greenville, SC Fax 479-621-0602 July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 9 of 12 trees at the northeast corner, and the proximity of the existing home the stub would intersect. Due to all of the above conditions, no eastern stub has been provided in this plan. We hope that the above is acceptable to you and your department, and look forward to a favorable decision for the Preliminary Plat application at the Planning Commission Meeting on July 24th, 2006. If you have any questions or need additional information, please feel free to give me a call at (479) 621-6699. Best Regards, Rick Shelton Project Designer Cc: File 05-220 July 24, 2006 Planning Commission PPL 06-2151 (Driver Subdivision) Agenda Item 2 Page 10 of 12