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HomeMy WebLinkAbout2006-08-14 - Agendas - Finalay le ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, August 14, 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 TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, Alt 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, August 14, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Approval of the minutes from the June 12, June 26, and July 10, 2006 meetings. Consent: 1. FPL 06-2149: Final Plat (TIMBER TRAILS, 526): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at 226 HAPPY HOLLOW ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 25.87 acres. The request is to approve the final plat of a residential planned zoning district with 96 duplex and 15 single family dwelling units. Planner: SUZANNE MORGAN 2. FPL 06-2154: Final Plat (CREEK MEADOW SUBDIVISION, 247): Submitted by EGIS ENGINEERING, INC. for property located at SPRINGWOODS C-PZD, LOT 5. The property is zoned C- PZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 30.77 acres. The request is to approve a final plat of a residential subdivision with 47 single family dwellings. Planner: SUZANNE MORGAN New Business: 3. CUP 06-2177: (BLU LOUNGE, 484): Submitted by PAUL NICHOLS for property located at 339 N WEST AVENUE, STE. 101. The property is zoned C-3, CENTRAL COMMERCIAL and contains approximately 0.67 acres. The request is for a dance floor in the existing nightclub. Planner: JESSE FULCHER 4. CUP 06-2179: (ALBRECHT, 403): Submitted by JJ HARRIS LIBERTY BANK OF ARKANSAS for property located at 1923 & 1925 W LAWSON STREET. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.27 acres. The request is for a duplex in the RSF-4 Zoning District. Planner: ANDREW GARNER 5. RZN 06-2180: (CALYPSO PROPERTIES, 595): Submitted by KEVIN SANTOS for property located at 4170 W 6TH STREET. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 3.35 acres. The request is to rezone the subject property to C -I, Neighborhood Commercial with a Bill of Assurance. Planner: SUZANNE MORGAN 6. RZN 06-2181: (LIFE COVENANT CHURCH, 363): Submitted by BLEW, BATES & ASSOCIATES for property located at 1855 PORTER RD. The property is zoned R -A, RESIDENTIAL - AGRICULTURAL and contains approximately 1.36 acres. The request is to rezone the subject property to RSF-4, Residential Single-family, 4 units per acre. Planner: SUZANNE MORGAN 7. ANX 06-2183: (LIERLY LANE S/D, 244): Submitted by CLINT MCDONALD BLIND SQUIRREL, LLC for property LIERLY LANE SUBDIVISION, south of Lierly Lane. The property is in the Planning Area and contains approximately 20 acres. The request is to annex the subject property into the City of Fayetteville. Planner: SUZANNE MORGAN 8. RZN 06-2184• (LIERLY LANE S/D, 244): Submitted by CLINT MCDONALD BLIND SQUIRREL, LLC for property located at LIERLY LANE SUBDIVISION, south of Lierly Lane. The property is zoned R -A, RESIDENTIAL AGRICULTURAL, and contains approximately 20 acres. The request is to rezone the subject property to RSF-4, Residential Single-family, 4 units per acre. Planner: SUZANNE MORGAN All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. lnterpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. THE CITY OF FAYETTEVILLE, ARKANSAS 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: August 08, 2006 PC Meeting of August 14, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 FPL 06-2149: Final Plat (TIMBER TRAILS, 526): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at 226 HAPPY HOLLOW ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 25.87 acres. The request is to approve the final plat of a residential planned zoning district with 96 duplex and 15 single family dwelling units. Planner: SUZANNE MORGAN Findings: Proposal: The applicant requests final plat approval for a residential subdivision within a unique R-PZD zoning district. The approved use of the site is for a residential development consisting of 111 single-family residential dwelling units, of which 15 are single family detached and 48 are two-family attached townhouses. R-PZD, Residential Planned Zoning District Lot Numbers Land Use Lots 1-3, 34-38, 67, 106-111 Single Family Residential Use Unit 8 Lots 4-33, 39-66, 68-105 Two-family Dwellings Use Unit 9 112-118 Common/Tree Preservation Areas Maintained by POA 119 Lift Station Surrounding Land Use/Zoning: Direction Land Use Zoning North Cliffs Apartments PUD RSF-4, Res. Single Family — 4 units/acre South Single family & Happy Hollow Elementary School P-1, Institutional East Single Family Residential RSF-4, Res. Single Family — 4 units/acre West Paddock Rd PZD (single & multi- family) R-PZD K: Reports120061PC Reports108-14-O61FPL 06-2149 (Timber Trails SD (AKA Cl jside)).doc August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 1 of 12 Water & Sewer: Water and sewer has been extended to serve the development. Tree Preservation: Existing canopy: 88 % Preserved canopy: 38.15 % Required canopy: 25 % Mitigation: None Parks: The Parks and Recreation Board recommended money in lieu of land in the amount of $61,605 for 111 single family lots on July 12, 2004, along with pedestrian trail connections through the subject property both to the school and the Cliffs trail to the north. Fees are due prior to signing of final plat. Resolution number 01-05 was passed and approved January 4th 2005 to accept money in lieu of land dedication. Pedestrian Access: The developer shall construct a pedestrian trail within identified tree preservation areas that will connect the Cliffside development to its southern neighbor, Happy Hollow Elementary School. Pedestrian connections will join existing trails located on the school property and a connection north to Cliffs Apartments as well. Recommendation: Staff recommends approval of FPL 06-2149 with the following conditions: Conditions of Approval: 1. Planning Commission determination of a waiver of the distance between Woodsprings Drive to the north and south of Peppervine Drive. The plat was approved without a jog between the centerline of Woodsprings Drive. Due to the location of a large electric transmission line pole, the applicant jogged the cul-de-sac approximately 26' to the west. This was done during construction (the applicant maintains it was with Engineering Division oversight), without Planning Commission approval as required. The requirement is for a minimum 150' separation between centerlines of streets. Staff recommends approval of this waiver request. The street was adjusted to the west due to interference of a major electric transmission pole that was correctly located after approval of the preliminary plat, and the relocation of the street to provide a 150' separation would eliminate several lots within the subdivision. The Subdivision Committee recommended in favor of the waiver request. 2. All setbacks, protective easements, density, designated uses, etc. are binding with the approved R-PZD 04-1154. 3. The developer shall submit a deed for a 50' right-of-way for Ray Avenue extending south of the subject property to the existing dedicated right-of-way prior to Final Plat recordation. The legal description on the deed shall be accepted by the City of Fayetteville prior to recordation of the deed. 4. The developer shall submit an acceptable deed for review and approval for the lift station lot prior to recordation of the final plat. K: IReports120061PC Reports108-14-06WPL 06-2149 (Timber Trails SD (AKA Cliffside)).doc August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 2 of 12 5. Parks fees in the amount of $61,605 for 111 single family dwellings are due prior to Final Plat approval. 6. A combination of shared driveways and reduced driveway widths shall be installed for these lots due to their smaller width. For those lots not utilizing shared driveways, the maximum driveway width shall be 12 feet, constructed per city codes. For shared driveways, a maximum 24 -foot driveway may be constructed, with location to be coordinated with city staff. 7. No lot shall have access to Happy Hollow Road, and all lots shall access interior streets where available. 8. The developer shall install a sign at the eastern street stub -out of Peppervine Drive to indicate the future extension of this right-of-way prior to recordation of the final plat (contact the Transportation Division for additional information). 9. A 30 -foot wide multi -use trail easement shall be dedicated by final plat shown from Woodsprings Drive south to the south property line. This easement will allow the City to construct additional multi -use trail at a later date. 10. The applicant shall construct of 6 -foot wide ADA accessible concrete trail from the public sidewalk on the cul-de-sac of Tamarind Street to the south property line, aligning with one of the school trails prior to Engineering signing the final plat. The developer shall coordinate construction of the proposed trail along the riparian area with the Urban Forester and Trails coordinator, to facilitate the best placement, with regard to tree preservation. 11. The applicant shall construct an additional 20 -foot section of 8' wide trail to the north to connect to the existing trails at the Cliffs prior to recordation of the final plat. Approval from the property owner to the north (Cliffs) has been granted to construct this trail connection. 12. The applicant shall dedicate an access easement or realign the lot lines for lots 77 over which the trail crosses. An access easement will prohibit the construction of any structures, fences impediments, etc. from crossing the trail. 13. All tree preservation lots shown on the plans shall be filed and recorded by way of Final Plat, to ensure perpetual preservation. Language identifying said easements shall be clearly included in the covenants, and potential homeowners made aware of the protected areas within their neighborhood. 14. Final Covenants at the time of Final Plat shall address ownership, maintenance and use of Tree Preservation/Common Areas. These lots are subject to the restrictions of standard Tree Preservation easements, per the City of Fayetteville Tree Preservation ordinance. 15. Sidewalks shall be constructed adjacent to Happy Hollow Road, the newly constructed Ray Avenue south of the property line, and Tree Preservation Lots prior to the K: IReports120061PC Reports108-14-061FPL 06-2149 (Timber Trails SD (AKA Cl fside)).doc August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 3 of 12 recordation of the final plat. All other sidewalks shall be constructed or guaranteed prior to recordation of the final plat. 16. Street lights shall be installed or guaranteed every 300 feet along all public streets prior to final plat. 17. The applicant shall receive final review comments of the plat from the City prior to application of signatures. Submit one copy of the plat to Planning for review prior to obtaining signatures. 18. The applicant shall revise the final plat document to address the following items: a. The applicant shall work with staff in order to reduce the amount of clutter on the plat, which may hinder efficient permitting of structures on the proposed lots. b. There are several street lights which are spaced very close together and some that are missing in required locations. The applicant shall work with staff to correctly locate the street lights within the subdivision and along Happy Hollow Road. c. Evaluate the possibility of adjusting the lot line between lots 46 and 47 to the center of the 20' easement. d. Show the location of the trail from the cul-de-sac to the southern lot line on Sheet 1. e. Modify the language describing the trail as a "6' Sidewalk Trail" to a "6' Trail." f. The western terminus of the access easement between lots 3 and 4 shall be evaluated. g. Revise the zoning designations for the adjacent property to the west. h. Show all utility crossings as requested by the utility companies at Technical Plat Review. i. Show the correct location of the trail through Lot 77 and an access easement across the trail. Standard Conditions of Approval: 19. 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) 20. 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. 21. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. K:I Reports120061PC Reports108-14-061FPL 06-2149 (Timber Trails SD (AKA Ci/side)).doc August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 4 of 12 PLANNING COMMISSION ACTION: ves Required Approved Denied Date: August 14, 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:I Reporrs120061PC Reporis108-14-061PPL 06-2149 (Timber Trails SD (AKA Cliffside)).doc August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 5 of 12 Project Design Consultants, Inc. August 3, 2005 Suzanne Morgan Planning Department City of Fayetteville 125 W. Mountain Fayetteville, AR 72703 RE: Final Plat Timber Trails R-PZD 00-2149 Fayetteville, Arkansas PDCI Project #2004014 Dear Suzanne: . A revision was made to the cul-de-sac at the north end of Woodsprings Street. The center line of the cul-de-sac was offset 25 feet from the centerline of Woodsprings Street to avoid an existing transmission line. This was approved by Brent O'Neal formerly in the Engineering Department. The offset was originally proposed to be less but we moved it to 25 feet at the direction of Brent to allow sufficient room to install the 4 foot sidewalk along the right of way line and to for the required 2 percent slope from the back of the sidewalk to the back of street curb. Please call if you have any questions. Sincerely, — Bruce Kemmet, P.E. Senior Project Manager cc: Gary Boyles, Barber Group File (2) 4285 N. SHILOH • FAYETTEVILLE, AR • 72703 PHONE: 479-521-5405 • FAX: 479-521-0919 August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 6 of 12 THE CITY OF F'AYETTEVILLE, ARKANSAS ENGINEERING DIVISION - TRAILS CORRESPONDENCE 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3416 mmihalevich@ci.fayetteville.ar.us To: From: Date: Project Design Consultants Matt Mihalevich, Trails Coordinator August 2, 2006 Subject: Subdivision Committee Comments ITEM #: FPL 06-2149: Final Plat (Timber Trails) TRAIL COMMENTS 1. On November 8, 2004 the Planning Commission approved R-PZD 04-1154 Cliffside with the following conditions of approval. 10. The proposed pedestrian trail shall be six -feet in width and connect to the existing trail north of the subject property. Approval/coordination of said connection shall be confirmed prior to the approval of construction plans. 11. The applicant shall provide pedestrian connections from the Cliffside development south to Happy Hollow Elementary School. Pedestrian connections shall join existing trails located on the school property. 12. The developer shall coordinate construction of the proposed trail along the riparian area with the Landscape Administrator to facilitate the best placement for tree preservation. 2. These conditions of approval have not been met therefore the following requirements will need to be completed prior to signing of the final plat. - 30 -foot wide multi -use trail easement to be dedicated by final plat shown from Woodsprings Drive south to the south property line. This easement will allow the City to construct additional multi -use trail at a later date. - Construction of 6 -foot wide ADA accessible concrete trail from the public sidewalk on that cul-de-sac of Tambarind Sreet to the south property line, aligning with one of the school trails. This is to be constructed prior to signing the final plat by Engineering. - Construction of an additional 20 -foot section of 8' wide trail to the north to connect to the existing trails at the Cliffs. - Access easement or realigning of lot lines for lots 77 and 78 which have lot lines crossing over the trail. This easement will prohibit any structures, fences impediments, etc. from going across the trail. August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 7 of 12 THE CITY OF FAYETTEV"ILLE, ARKANSAS PC Meeting of August 14, 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: August 8, 2006 ITEM #: FPL 06-2149: Final Plat (Timber Trails) Requirements Submitted: ✓ Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted ✓ Complete Tree Preservation Plan Submitted Canopy Measurements: acres 25.9 square feet 1,127,078 acres 22.8 square feet 994,007 percent of site area 88% g TrgeC,anap; acres 6.57 square feet 286,064 percent of total site area 25.4% 25% Conditions of Approval: 1. No mitigation required for this site. 2. Please revise the Tree Preservation Area's to state Tree Preservation/Common Areas on the Final Plat since this is how they are referred to in the covenants. August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 8 of 12 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 July 28, 2006 Parks & Recreation Subdivision Committee Comments Meeting Date: August 2, 2006 Item: FPL 06-2149 Timber Trails, 526 Park District: SE Zoned: RSF-4 Billing Name & Address: SCB Investments, LLC P.O. Box 8783 Fayetteville, AR 72703 Land Dedication Requirement Single Family @ .024 acre per unit Multi Family @ .017 acre per unit = Mobile Home @ .024 acre per unit = Lot Split COMMENTS: acres acres acres Money in Lieu 111_@ $555 per unit = $ 61 605 @ $393 per unit = $ @ $555 per unit = $ @ $555 per unit = $ ▪ PRAB recommended money in lieu of land in the amount of $47,256 for 92 Multi -Family Units and 20 Single Family units on July 12, 2004. • Since then the number of units have change to 111 single family units, therefore fees are due in the amount of $61,605 prior to signing of final plat. • Resolution number 01-05 was passed and approved January 4th 2005 to accept money in lieu of land dedication. FPL 06-3 August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Agenda Item 1 Page 9 of 12. i OSS080 �II1 1111 ��G cilli�Ira I-I-111111€fi0p'7€31EIII, r g , ap.asrg r. Par Irwin IIsm. 4fllsl-}'-a_A:�s3m --slum in •`•OOM319Ntld.al � �1_p� om1P111Rti� t� waakt„1t17fiir=1:� �L 7 1111011111111ffl 1111 1iii!fiTflZLIi 1MiEMPomtit^111/111 �� mount � 71in 11111llll1ul E L N 1F, 2306 Planning Comnis;ion I -PL Ub-2149 (I imber I pals SD) A maria-ffen 1 Page 10 of 12 FPL06-2149 Close Up View TIMBER TRAILS SUBJECT PROPERTY PRIVATE 301 DR___,/ Overview Legend 51°°°,13Overlay District — FLOODWAV — -- 500 YEAR Lo coo° — 100 YEAR --- LIMIT OF STUDY — - Baseline Profile O Fayetteville Outside city ci FPL06-2149 b).5#4 vector.GOB.Footprint2004 Hillside -Hilltop Overlay District 0 150 300 600 900 1,200 Feet August 14, 2006 Planning Commission FPL 06-2149 (Timber Trials SD) Page 11 of 12 Overview Legend Subject Property ® FPL06-2149 Boundary •-•__. Planning Area 0000 o Overlay District Outside City 0 0129.25 0.5 El M Legend Si Hillside -Hilltop O 0.75 1 - M erlay District August 14, 2C Planning Commiss iles FPL 06-2149 (Timber Trials $ y% -!.J.. It.,. 06 on D) 1 Page 12 of 12 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: August 8, 2006 PC Meeting of August 14, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 FPL 06-2154: Final Plat (CREEK MEADOW SUBDIVISION, 247): Submitted by EGIS ENGINEERING, INC. for property located at SPRINGWOODS C-PZD, LOT 5. The property is zoned C-PZD, COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 30.77 acres. The request is to approve a final plat of a residential subdivision with 47 single family dwellings. Planner: SUZANNE MORGAN Findings: Property description: The subject tract is Lot #5 of C-PZD 03-08.00, a Commercial Planned Zoning District developed under the name Springwoods that was approved by City Council on October 21, 2003. The property was formerly zoned I-1, Heavy Commercial, Light Industrial, before being rezoned and designated for specific uses under the Planned Zoning District regulations. Lot #5 was designated in the rezoning process for Use Unit #8; Single Family Residential. Covenants have been filed with the C-PZD for springwoods, and development of properties within the Springwoods Subdivision is subject to those restrictions set forth. The property is currently vacant, located east of Deane Solomon Rd., north of Clabber Creek, and surrounded on the south and east by Lot #8, a permanent greenspace lot. Proposal: The applicant requests final plat approval for a residential subdivision with 47 single family lots proposed. The proposed density for the project is 1.5 DU/Acre. Connectivity to the vacant property to the north, along with two outlets onto Deane Solomon, is provided. Lot #48 to the south is to be retained as a first -flush grass filter strip for stormwater discharge, prior to entry into Clabber Creek, as recognized by the Corps of Engineers 404 permit. On-site stormwater will be directed to recharge existing and created off-site wetland areas in an effort to enhance and promote hydration of the wetland. Additionally, as part of the overall 404 permit mitigation requirements and as proposed with the rezoning to C-PZD for the subject property, an off-site buffer area between Lot #5 and the tributary east of the site is proposed. The buffer of trees and herbaceous plants is planned to be within a conservation easement, further restricting activities. K IReports120061PC Reports108-14-061FPL 06-2154 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 1 of 12 SURROUNDING LAND USE AND ZONING Direction Land Use Zoning North Vacant R -A, Residential Agricultural South Lot #8, springwoods (conservation) C-PZD (springwoods) East Lot #8, springwoods (conservation) C-PZD (springwoods) West Lot #4, springwoods C-PZD (springwoods) Right-of-way being dedicated: 50' for all interior streets. Right-of-way for Deane Solomon was dedicated with the Final Plat for springwoods C-PZD subdivision. Adjacent Master Street Plan Streets: Deane Solomon Road, Collector Street Parkland Dedication: Money -in -lieu of land is recommended by the Parks and Recreation Board for this development, in the amount of $26,085.00 for 47 single family units. This money has been paid. Tree Preservation: Existing canopy: 3.34 % Preserved canopy: 0.00 % Mitigation: On-site Mitigation (street tree planting) Walls/Fences/Views: As a policy directive, the General Plan 2020 (Community Character) and newly adopted General Plan 2025 discourages perimeter walls around the perimeter of new residential developments to increase accessibility and provide more livable neighborhoods. Additionally, development within a Planned Zoning District is subject to Planning Commission direction to the applicant for recognized scenic view protection. Where views are determined to be scenic and desirable to be protected, the Planning Commission may make recommendations regarding positioning and height in order to perpetuate those views. The applicant has responded accordingly by incorporating fence specifications allowing for visual access into the adjacent Lot #8. This includes a requirement on the Final Plat for any fences constructed to be 5' tall, constructed of 1" square steel tube pickets with black vinyl decorative spears, 1" square steel tube rails, 3" square steel tube posts, and all parts shall be galvanized and powder coated black. ZONING/DEVELOPMENT COMPARISON CHART K: IReports120061PC Repons108-14-061FPL 06-2154 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 2 of 12 RSF-2 (comparable) Lot #5 — Zoned C-PZD Density 2 DU/Acre 1.5 DU/Acre Lot width minimum 100 feet 96 feet - 120 feet (range) Lot area minimum 21,780 SF 16,800 SF — 34,100 SF (range) Front Setback 30 feet 30 feet (or as shown) Side Setback 15 feet 15 feet (or as shown) Rear Setback 30 feet 30 feet (or as shown) Public Street Standards Proposed Streets Typ. ROW width 40-50 feet (Res./Local streets) 50 feet Typ. Street width 24-28 feet, curb & gutter 24-28 feet, curb & gutter Sidewalks 4 feet (Local), 6 feet (Collector) 4 feet (Local), 6 feet (Collector) K: IReports120061PC Repons108-14-061FPL 06-2154 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 2 of 12 Recommendation: Staff recommends approval of FPL 06-2154 with the following conditions: Conditions of Approval: 1. Pursuant to City codes, all lots shall have a minimum of 6,000 square feet of buildable are outside the 100 -year floodplain; if a lot contains less than 6,000 square feet of buildable area, it shall be platted to contain a minimum of one acre. Lots 1 and 47 are affected by this requirement and have been modified from the Preliminary Plat to be platted to contain a minimum of one acre. Upon receipt of an approved LOMR, the applicant may request a property line adjustment to reduce the size of Lots 1 and 47 back to their original size. 2. The applicant shall pay a fee of $4120 in lieu of street construction for approximately 90' of Warbler Drive where a temporary cul-de-sac is to be constructed prior to the recordation of the final plat. 3. The temporary cul-de-sac shall be paved in accordance with City of Fayetteville standards prior to recordation of the final plat. 4. The developer shall install a sign at the eastern street stub -out of Warbler Drive to indicate the future extension of this right-of-way prior to recordation of the final plat (contact the Transportation Division for additional information). 5. A temporary access easement shall be dedicated on either side of Warbler Drive to encompass the temporary cul-de-sac. The temporary access easement shall be void after the extension of this street. 6. Dedication of any right-of-way necessary for off-site improvements (Deane Solomon curve) shall occur prior to the recordation of the final plat. 7. Development of Lot #5 shall be subject to those regulations and covenants approved and recorded as a part of the overall zoning and subdivision plat for C-PZD 03-08.00, along with additional covenants submitted as part of the Final Plat for Lot #5. 8. Any fencing constructed within or adjacent to Lot #5 by the developer or subsequent owners shall be "semi -permeable," allowing for visual connection into Lot #8 from adjacent property subject to the specifications set forth below. No privacy fence and/or wall shall obstruct said view into the conservation area (Lot #8), where determined to be a scenic view and subject to the restrictions set forth in §166.06D.14 View Protection. If a fence is desired within this subdivision, all lots within Springwoods Lot #5, that are contiguous with the Audubon Lot #8 or along Deane Solomon Road shall erect, at the common boundary line, a steel square tub ornamental iron fence specified as follows: a. 5' tall; b. 1" square steel tube pickets with black vinyl decorative spears; c. 1" square steel tube rails; d. 3" square steel tube posts; e. All components shall be galvanized and powder coated black. K:IReports120061PC Reports108-14-061FPL 06-2154 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 3 of 12 9. Street lights with a maximum separation of 300 feet along all streets shall be installed or guaranteed prior to final plat. Installation of said lights shall be sensitive to the nature of Lot #8, a conservation area, by utilizing shielded fixtures and lower wattage to limit light spillage onto Lot #8. 10. Mitigation will be required on this site to bring the tree canopy percent up to the original 3.34%. This will require 155 (2) inch caliper large species trees to be planted on-site. 11. All mitigation trees have been located in areas that will be unaffected by the future development of these individual lots. Seeing this as the intent, all 155 trees will be planted before March 7, 2007. 12. A 3 -year maintenance and monitoring bond shall be submitted to the City in the amount of $38,750 before signature of Final Plat. After the 3 -year term, all trees will be inspected for health. Finding 90% or greater in good health, the bond will be released. 13. Development within the floodplain shall require a formal Floodplain Development Permit, issued by the City of Fayetteville. 14. Sidewalks adjacent to Deane Solomon Road, Lot 48, and that portion of Lot 47 that is unbuildable shall be installed prior to the recordation of the final plat. All other required sidewalks shall be installed or guaranteed in accordance with Ch. 158.01 prior to final plat approval. Four -foot sidewalks shall be constructed on both sides of all interior streets, located at the right-of-way line, pursuant to Master Street Plan requirements for a Local Street. 15. Subdivision area signage shall be permitted in accordance with applicable city codes. No structures, including area signage, shall be erected within utility easements. 16. A temporary construction easement encroaches within the buildable area of Lot 15. No building permit shall be issued within this easement until such time as this temporary construction easement is no longer necessary as determined by the City of Fayetteville. 17. The applicant shall receive final review comments of the plat from the City prior to application of signatures. Submit one copy of the plat to Planning for review prior to obtaining signatures. 18. The applicant shall revise the final plat document to address the following items: a. A note is indicated on the drawing that the right-of-way in which the old portion of Deane Solomon was located will be vacated. Revise the note to state, "Existing right- of-way to remain until such time as it is vacated." Staff recommends removing the legal description for this right-of-way, because it is not an approved legal description for the right-of-way that could be vacated. b. There is a 45' Water and Sewer easement adjacent to the northern property line. If other utilities intend to run lines in this area, please show a 20' UE adjacent to the northern property line, in conjunction with the 45' W/S easement. K:IReportsl20061PC Reports108-14-061FPL 06-2154 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 4 of 12 c. There are a lot of utility easements on Lots 1 and 47. Are they all necessary? Consider whether they need to connect through Lot 48. d. Add the following note: A temporary construction easement encroaches with in the buildable area of Lot 15. No building permit shall be issued for a structure within the easement until such time as this temporary construction easement is no longer necessary as determined by the City of Fayetteville. e. Revise Note #25. Lots 1 and 47 are now 1 acre and may be developed with proper permits. The lots may not be reduced in lot area without providing a minimum 6,000 square feet buildable area outside of the floodplain, or as approved through a LOMR. f. Modify the Total Greenspace column in the Street Table to list a specific width of greenspace on either side of the right-of-way. Standard Conditions of Approval: 19. 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) 20. 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. 21. All street names and addresses shall be approved by the 911 coordinator. 22. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 23. Additional conditions: PLANNING COMMISSION ACTION: yes Required Approved Denied Date: August 14, 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 Reports10814-06WPL 06-2159 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 5 of 12 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 Reports108-14-06WPL 06-2154 (Creek Meadow Subdivision - Springwoods Lot 5).doc August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 6 of 12 THE CITY OF FAYETTEV"ILLE, ARKANSAS PC Meeting of August 14, 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: August 9, 2006 ITEM #: FPL 06-2154: Final Plat (Creek Meadow Subdivision) Requirements Submitted: Canopy Measurements: acres 30.77 square feet 1,340,602 acres 1.03 square feet 44,818 percent of site area 3.34% ire acres square feet 0 percent of total site area o.o% 3.34% Conditions of Approval: 1. Mitigation will be required on this site to bring the tree canopy percent up to the original 3.34%. This will require 155 (2) inch caliper large species trees to be planted on-site. August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 7 of 12 Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted ✓ Complete Tree Preservation Plan Submitted Canopy Measurements: acres 30.77 square feet 1,340,602 acres 1.03 square feet 44,818 percent of site area 3.34% ire acres square feet 0 percent of total site area o.o% 3.34% Conditions of Approval: 1. Mitigation will be required on this site to bring the tree canopy percent up to the original 3.34%. This will require 155 (2) inch caliper large species trees to be planted on-site. August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 7 of 12 2. All mitigation trees have been located in areas that will be unaffected by the future development of these individual lots. Seeing this as the intent, all 155 trees will be planted before March 7, 2007. 3. A 3 -year maintenance and monitoring bond shall be submitted to the City in the amount of $38,75o before signature of Final Plat. After the 3 -year term, all trees will be inspected for health. Finding 90% or greater in good health, the bond will be released. August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 8 of 12 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 July 28, 2006 Parks & Recreation Subdivision Committee Comments Meeting Date: August 2, 2006 Item: FPL 06-2154 Springwoods Lot 5, 247 Park District: NW Zoned: C-PZD Billing Name & Address: Collins Haynes Land Dedication Requirement Single Family @ .024 acre per unit = Multi Family @ .017 acre per unit -- Mobile Mobile Home @ .024 acre per unit = Lot Split COMMENTS: acres acres acres Money in Lieu 47 @ $555 per unit = $26,085 @ $393 per unit = $ @ $555 per unit = $ @$555 per unit=$ • PRAB reviewed this project on June 7, 2004 and recommended to accept money in lieu of a land dedication to meet the Park Land Dedication requirements. • Parks fees are assessed in the amount of $26,085 for 47 Single Family Units. • Parks fees have been paid for this project. FPL 06-2154 August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) Agenda Item 2 Page 9 of 12 06 on D) Page 10 of 12 a 1 L 31 6 i ‘466‘‘re o -3 /JS i% F a Yo L j z X0� ' 0._a< 2 ftL : , r si co e., „,iii avvlatl0 13880 oW-.._..— _... { tili\\X. ���, Al as ��1�11 F1 I`iti\ � p tlo� S'-- \\`\``\1T. 42� ��ti` >3 N01 E In 0.0 1 n aoN \\\\\iki 3Nb34 �,raaa��. I �� qk 1 fJ�1 11 1 u ¢u m • ti n HIM in RI ME �N Ili L mllr—el5-fll I I ITTi'R7— ri W i CVs/ 4 >XIMITY MAP - Springwoods Fa ''ui�lll��IFllr E Ln W N w • --)co I :'„1111,,• X11111111111111 % H aq.Li 1 •Y �am • ,_:) - a III IC 11111 Nltatt / HU 'E N a0 11VGN3N Ez ..It�■� El, y Iltaininn bl7© , H o C r PROJECT F Ifl 08 ao a315NIW153M ' 1 "h-u ies VOWS ruqusf 14, 2( Planning Comfnies rVL u0 -L104 (l.rees Mea ow: 06 on D) Page 10 of 12 FPL06-2154 Close Up View CREEK MEADOW SUBDIVISION Overview Legend fp000g oo° OverlayDistrict — FL00DWAY ------ 500 YEAR aoo —100 YEAR ---LIMIT OF STUDY - - - Baseline Profile O Fayetteville 1 ) Outside City FPLo6-2154 vectorGDB.Footprint_2004 MR Hillside -Hilltop Overlay District 0 175 350 700 1,050 1,400 Feet August 14, 2006 Planning Commission FPL 06-2154 (Creek Meadow SD) •-t. -u Page 11 of 12 FPL06-2154 One Mile View CREEK MEADOW SUBDIVISION R -A 4�K24/ RMF33 / L—h L7 cRMF24! 1 RRW�J 2569 Dg: ;#a 1. EADr BLEU MEgDE QI %. e�� .PRINS� ATr Sr X21 p STRANGE DR i; _— Q Overview Legend Subject Property FPLO6-2154 Boundary • Planning Area o 0 Overlay District O 00000 Outside City Legend MI Hillside -Hilltop Ot 0 0.129.25 0.5 0.75 1 M erlay District August 14, 2( lee Planning Commiss FPL 06-2154 (Creek Meadow S 06 on D) 2 Page 12 of 12 yenda Iles 1 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: August 7, 2006 PC Meeting of August 14, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 CUP 06-2177: (BLU LOUNGE, 484): Submitted by PAUL NICHOLS for property located at 339 N WEST AVENUE, STE. 101. The property is zoned C-3, CENTRAL COMMERCIAL and contains approximately 0.67 acres. The request is to approve a Dance Hall, Use Unit 29, in the existing nightclub. Planner: JESSE FULCHER RECOMMENDED MOTION: Staff recommends approval of a conditional use on the subject property to allow a dance hall with the following conditions: 1. Signage shall comply with the City's sign ordinance as well as Commercial Design Standards. 2. Compliance with the City's noise ordinance, as enforced by the Police Department. Music shall not be played that could be audible to adjacent properties. 3. This conditional use shall be brought back to the Planning Commission for review for further action or revocation should the City receive valid complaints as a result of the establishment of the dance hall. Determination of a subsequent review shall be made by the Zoning and Development Administrator. 4. No outdoor music or amplification of music out of doors shall be permitted. If any existing speakers are located out of doors, they shall be removed prior to issuance of this permit. 5. The square footage of the dance floor area shall not exceed 400 square feet. The applicants stated within their application that the dance floor will be 15' x 20' (300 square feet). 6. The hours of operation of the dance hall shall be limited to those listed on the application: Tuesday -Thursday 7:00 P.M. -2:00 A.M.; Friday and Saturday 5:00 P.M. -2:00 A.M. K: IReports120061PC Reports108-J4-061CUP 06-2177 (Blu Lounge).doc August 14, 2006 Planning Commission CUP 06-2177 (Blu Lounge) Agenda Item 3 Page 1 of 16 PLANNING COMMISSION ACTION: Required YES ❑ Approved ❑ Denied Date: August 14, 2006 Comments: The "CONDITIONS OF APPROVAL" listed in this report are accepted in total without exception by the entity requesting approval of this conditional use. Name: Date: BACKGROUND: Property: The subject lease space is located at 339 N. West Avenue, within the renovated Ice House building. Blu Lounge occupies approximately 2,200 sq. ft. of floor area within the building. Proposal: The applicant proposes to have a small dance floor, approximately 15 ft. by 20 ft. within the bar. Night clubs, taverns and eating places are all uses by right within the C-3 zoning district and are therefore not the subject of this Conditional Use request. The factor that brings this item before the Planning Commission is the provision of the dancing within the bar. Request: The applicant requests approval of a Dance Hall Use Unit 29, within the C-3 zoning district. Recommendation: Staff is in support of granting a conditional use for a dance hall in conjunction with the allowable use of a tavern or bar in the C-3 zoning district, finding the use does not appear to harm adjacent properties, which are commercial in nature. Surroundin¢ Land Use: Direction from Site Land Use Zoning North Commercial C-3 South Commercial C-3 East Institutional R -O West Commercial C-3 GENERAL PLAN DESIGNATION: Neighborhood Plan -Downtown Master Plan § 163.02. AUTHORITY; CONDITIONS; PROCEDURES. B. Authority; Conditions. The Planning Commission shall: 1. Hear and decide only such special exemptions as it is specifically authorized to pass on by the tent's of this chapter. K: IReports12006IPC Reports108-14-061CUP 06-2177 (131u Lounge).doc August 14, 2006 Planning Commission CUP 06-2177 (Blu Lounge) Agenda Item 3 Page 2 of 16