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Home My WebLink About2006-10-23 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, October 23, 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 aye evi;le ARKANSAS TENTATIVE AGENDA 113 W. Mountain SI. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, October 23, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent: 1. Approval of the minutes from the September 11, 2006 meeting. 2. ADM 06-2321 (Vantage Center PZD) Submitted by Jerry Kelso requesting an approval extension of the mixed-use Planned Zoning District for a period of one year. Planner: Andrew Gamer 3. FPL 06-2192: Final Plat (ROCKHAVEN, 245): Submitted by STEADFAST, INC. for property located east of SALEM RD., north of Crystal Springs Phase I. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 10.00 acres. The request is for approval of a final plat for a residential subdivision with 31 single family dwelling units. Planner: Suzanne Morgan 4. FPL 06-2260: Final Plat (STONEBRIDGE PHASE 5): Submitted by H2 ENGINEERING for property located at GOFF FARM RD., E OF CRESCENT LAKE S/D. The request is to approve the final plat of a residential subdivision with 70 single family lots. Planner: Jesse Fulcher 5. PPL 06-2280: Preliminary Plat (STEELE BUSINESS PARK, 173): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE NE CORNER OF STEELE BOULDEVARD AND VAN ASCHE DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 22.75 acres. The request is for 5 commercial lots ranging in size from 1.7 to 7.35 acres. Planner: Andrew Garner 6. VAC 06-2290: (GRUBBS, 248): Submitted by RICHARD L. GRUBBS for property located at LOT 6, BLOCK 1 OF THE NORTHPOINT S/D ON POINT CIRCLE. The property is zoned C-2, THOROUGHFARE COMMERCIAL. The request is to vacate a portion of a utility easement on the subject property. Planner: Jesse Fulcher Old Business: 7. LSD 06-2265: Large Scale Development (MAYNARD, 717): Submitted by MILHOLLAND COMPANY for property located at SE WILLOUGHBY AND MCCOLLUM. The property is zoned 1-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 2.95 acres. The request is for extended development, grading and entrance paving for an existing industrial use structure. Planner: Suzanne Morgan THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED INDEFINITELY 8. R-PZD 06-2196: Planned Zoning District (WEST FORK PLACE, 565/566): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 13.92 acres. The request is for a Master Development Plan of a Residential Planned Zoning District with 59 single-family dwellings: 30 attached and 29 detached. Planner: Jesse Fulcher New Business: 9. ADM 06-2322: (North Street ROW Dedication Variance): Submitted by Josh and Eloise Pettit for property located at 1104 N. COLLEGE AVENUE requesting a variance of the Master Street Plan right-of- way for North Street in the manner indicated to allow the existing building footprint to remain within the right-of-way and additions to the building which will further encroach within the Master Street Plan right- of-way. Planner: Suzanne Morgan 10. VAC 06-2289: (ARCHER, 442): Submitted by CRAFTON TULL & ASSOCIATES for property located at THE W END OF MARKHAM, W OF SANG. The property is zoned C-PZD, COMMERCIAL PLANNED ZONING DISTRICT. The request is to vacate a portion of a right-of-way on the subject property. Planner: Andrew Gamer 11. R-PZD 06-1884: Planned Zoning District (WESTSIDE VILLAGE, 439): Submitted by TODD JACOBS, CRITICAL PATH DESIGN for property located at SOUTH OF WEDINGTON, EAST OF RUPPLE ROAD. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 21.91 acres. The request is for a rezoning and large scale development approval for a Residential Planned Zoning District with 352 attached dwelling units and 74,255 square feet of non- residential and mixed use space. Planner: Andrew Garner 12. R-PZD 06-2107: Planned Zoning District (CHAMPION'S CLUB CONDOS, 599): Submitted by CRAFTON, TULL & ASSOCIATES for property located at SW CORNER OF RAZORBACK RD. AND 15TH STREET, E OF THE CROWNE APTS. The property is zoned I-1, HEAVY COMMERCIAL/ LIGHT INDUSTRIAL, and contains approximately 4.20 acres. The request is for Master Development Plan rezoning and land use approval for a Residential Planned Zoning District 4 -story condominium building with 144 residential units. Planner: Andrew Gamer 13. CUP 06-2284: (CALYPSO PROPERTIES, 595): Submitted by CALYPSO PROPERTIES for property located at 4170 W. SIXTH STREET. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 2.95 acres. The request is for a restaurant in the R -O, Residential Office, Zoning District. Planner: Suzanne Morgan 14. RZN 06-2291: (HWY 16 ANIMAL HOSPITAL, 567): Submitted by JORGENSEN & ASSOCIATES for property located at 2805 E. HUNTSVILLE RD. The property is zoned RSF-1, Residential Single-family - 1 unit/acre, R -A, Residential Agricultural, and C-1, Neighborhood Commercial, and contains approximately 3.46 acres. The request is to rezone the subject property to C-1, Neighborhood Commercial. Planner Suzanne Morgan 15. ADM 06-2252 (Future Land Use Map): Discussion of the Future Land Use Map for the City of Fayetteville. Planner: Karen Minkel 16. ADM 06-2323 (Urban Residential Design Standards): Discussion of Urban Residential Design standards for staff to prepare an ordinance regarding the same. Planner: Karen Minkel 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: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Current Planning DATE: October 19, 2006 PC Meeting of October 23, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 06-2321 (Vantage Center PZD) Submitted by Jerry Kelso requesting an approval extension of the mixed-use Residential Planned Zoning District development (R-PZD 05-1543) for aperiod of one year. Property Owner: VANTAGE CENTER, LLC Planner: ANDREW GARNER BACKGROUND Project Description: The project site contains approximately 4.68 acres located at the end of Shepard Lane in northern Fayetteville between Frontage Road and Stearn Street. The approved Residential Planning Zoning District/Large Scale Development for this site consists of the construction of four mixed use buildings containing 26,932 square feet of commercial retail and 76. multi -family units. Background: The original Residential Planned Zoning District/Large Scale Development for the project was approved on October 4, 2005. The owner's representative has stated that construction of the project has been delayed in order for the owner to wait and determine how successful the Southern View Phase II project will be. The Southern View Phase II project is an almost identical project under the same ownership on the other side of Fayetteville. It is on schedule to be completed within the next several months. After completion of that project the owner will be able to determine whether or not to move forward with the Vantage Center PZD. Proposal: The applicant requests to extend the approval of the development approval ofR-PZD 05- 1543 for one year, to expire on October 4, 2007. Should this extension be granted, all permits are required to be issued before the one-year extended deadline. If the permits are not issued prior to October 4 2007, all of the approved development plans for the project shall be rendered null and void. K:1Reports120061PC Reports110-23-061ADM06-2321 (Vantage Center PZD).doc October 23, 2006 Planning Commission ADM 06-2321 Vantage Center PZD Agenda Item 2 Page 1 of 6 RECOMMENDATION Planning Staff recommends approval of ADM 06-2277, the requested extension for the development approval of R-PZD 05-1543, with the following conditions: 1. The applicant shall be allowed until October 4, 2007 to receive all required building permits. If all permits have not been received by this time, the Large Scale Development approval shall be revoked. 2. All other conditions of approval for the project shall remain applicable. DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a planned zoning district one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extention prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted, it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on October 2, 2006, prior to the one year time limit ending on October 4, 2006. (2) The applicant has stated that market conditions and project feasibility have delayed this project for now, but that they plan to be able to fully evaluate the decision to move forward in the following year. KkReportsl20061PC Reports110-23-061ADM06-2321 (Vantage Center PZD).doc October 23, 2006 Planning Commission ADM 06-2321 Vantage Center PZD Agenda Item 2 Page 2 of 6 CHAPTER 166: DEVELOPMENT 166.20 Expiration Of Approved Plans And Permits (A) Applicability. The provisions of this section apply to all of the following plans and permits: (1) Preliminary plats; (2) Planned zoning district developments; (3) Conditional uses; (4) Large-scale developments; (5) Lot splits; (6) Physical alteration of land permits; (7) Storm water, drainage, and erosion control permits; (8) Tree preservation plans; (9) Sign permits; and, (10) Floodplain development permits. (B) One-year time limit. (1) Tasks to be completed. All of the above - enumerated plans and permits are conditioned upon the applicant accomplishing the following tasks within one (1) year from the date of approval: (a) For any renovation or new construction, receive a building permit; and/or, (b) For a lot split, record a deed or survey at the Washington County Circuit Clerk's Office, stamped for recordation by the City Planning Division; and/or, (c) Receive a Certificate of Zoning Compliance; and/or, (d) Receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. (2) Extensions. Prior to the expiration of the one (1) year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional year. The applicant has the burden to show good cause why the tasks could not reasonably be completed within the normal one (1) year limit. Expiration. If the required task(s) are not completed within one (1) year from the date of approval or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (C) Three-year time limit. K:IReports120061PC Reports110-23-06IADM06-2321 (Vantage Center PZD).dac (1) Tasks to be complete. All of the above - enumerated plans and permits are also conditioned upon the applicant completing the project and receiving final inspection approval and/or a final Certificate of Occupancy permit within three (3) years from the date of issuance of a Building Permit. (2) Extensions. Prior to the expiration of the three (3) year time limit, an applicant may request the Planning Commission to extend the three (3) year period to complete the project by up to two (2) additional years. The applicant has the burden to show good cause why the project could not reasonably be completed within the three (3) year time limit. (3) Expiration. If the applicant fails to meet the requirements of subsection (C)(1) within three (3) years from the date of issuance of a Building Permit or during an allowed extension period, all of the above - enumerated plans and permits, shall be. rendered null and void. October 23, 2006 Planning Commission ADM 06-2321 Vantage Center PZD Agenda Item 2 Page 3 of 6 4:1‘ 44) Crafton, TuII & Associates, Inc. engineers & surveyors October 2nd, 2006 Mr. Jeremy Pate City of Fayetteville 113 W. Mountain St. Fayetteville, AR 72701 RE: Sterns Street PZDNantage Center PZD LSDP Extension CTA Job No. 021131-01 Dear Jeremy: historical preservation II government • public works M healthcare ■ residential • education IN parks, sports & recreation . transportation • industrial commercial Ng On behalf of Lindsey Management Company, we are requesting a 1 -year time extension of the Large Scale Development Plan/PZD for the project. The PZD was approved on October 4, 2005. As you are aware Southern View Phase II is the same type development and it is under construction. The intent is to get that project built, and determine how successful this product will perform. Sometime next year Lindsey Management company should be able to determine that, and feel good about moving forward with Sterns Street PZD. Please let me know if you have any questions or need any additional information. Very Truly Yours, Grafton, Tull & Associates, Inc. erry Kelso, P.E. Vice President ZZL sesue October 23, 2 txu Planningm �Commis, a www .49M f"aY*f d iqn� toXgend Item 2� Page 4 of 6 FORD OIL_ Legend MEER RPZD05-1543 °-°,T,OsxrlaYOlsmn— FLOODWAY ----- 500 YEAR — 100 YEAR — — LIMIT OF STUDY — — - BaseLiae ProMe D Fayetteville 1 -I oaelaecry 0 75 150 300 450 600 Feet October 23, 200€ Planning Commissior ADM 06-2321 Vantage Center PZC Agenda Item RPZD05-1543 One Mile View VANTAGE CENTER IAKeVIEW OR_ iLAKE FAFAYYEETTEVILLE SUBJECT PROPERTY RMF -12 i1�F�� c 11 \ \ �"� / � '�,_ � �.T2ELE L�U ' \'D -e 4115 D0. - RIvgTE9247 ° ti Wi P % C-2 yr. Cyta,. '^4 ioyeE_: w4 C1 G2 . IeYC B vo- -24 -24 R-0 24 _,. \ R-tl : I RSF4_ RSF-4 Overview Legend Subject Property RPZ005-1543 R-0:-RSE4_ Boundary Planning Area soggy, ce.cc o Overlay District Outside City Legend 0 0.129.25 0.5 0.75 1 M ile,$M October 23, 2006 Planning Commission 06-2321 Vantage Center ?ZD A3roci^ 4r m 2 Page 6 of 6 ARKANSA C1TY 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: October 17, 2006 PC Meeting of October 23, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 FPL 06-2192: Final Plat (ROCKHAVEN, 245): Submitted by STEADFAST, INC. for property located east of SALEM RD., north of Crystal Springs Phase I. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 10.00 acres. The request is for approval of a final plat for a residential subdivision with 31 single family dwelling units. Planner: Suzanne Morgan Findings: Property & Proposal: The subject property contains approximately 10 acres located east of Salem Road. The property is zoned RSF-4 and is located north of Crystal Springs, Phase 1. ,The applicant requests approval of a final plat for a 31 single family lot subdivision. Surrounding Land Use and Zoning• Direction from Site Land Use Zoning North Single Family Subdivision Planning Area South Single Family Subdivision RSF-4 East Vacant Planning Area West Single Family Residential Planning Area Water and Sewer System: Water and sewer have been extended to serve the development. Adjacent Master Street Plan Streets: West — Salem Road (Collector) — existing;r. r: Right-of-way to be dedicated: The applicant shall dedicate 35' right-of-way from centerline for Salem Road and a total 70' right-of-way for a collector street through this property. Street Improvements: The applicant was required to widen Salem Road 14' from centerline with a 6' sidewalk at the right-of-way line with all other improvements to comply with Master Street Plan requirements. Connectivity: The applicant has indicated street connections to Salem Road. The Collector street through the property will connect with the infrastructure to be installed within Cobblestone Subdivision. K:IReparts120061PC Reports110-23-061FPL 06-2192 (Rockhaven).doc October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 1 of 8 Parks: • PRAB recommended accepting money in lieu of land for 35 single family units on April 4, 2005 due to its proximity to the future Salem Meadows Park. • Since that time, the number of units has decreased to 31 single family, therefore, fees are due in the amount of $17,205 prior to signing final plat. • Please update the signature block to read "...complies with section 166.03 (K)...." Tree Preservation: Existing: 3.42% Preserved: 3.42% Required: 3.42% Mitigation: All trees have been preserved with the development of this subdivision. No mitigation is required. Recommendation: Staff recommends approval of FPL 06-2192 with the following conditions: Conditions of Approval: 1. Planning Commission approval for a waiver of installation of sewer service. A change was made in the construction plans that would allow this subdivision to connect to the. proposed sanitary sewer system in the Cobblestone Subdivision. This connection would be a much better setup for the City of Fayetteville to maintain than the original plan. Plans are complete and the off-site sewer work is scheduled to begin construction after approval from the Arkansas Department of Health. An easement for this work will need to be filed and a bond for 150% of the construction cost will need to be submitted prior to filing the final plat. No Certificate of Occupancy shall be issued and no meter shall be set for any dwelling unit within the subdivision until sewer has been constructed and accepted by the city Engineering Division. The Subdivision Committee recommended approval of a waiver for installation of sewer service: - Sidewalks along Salem Road and the detention lot (#16) shall be constructed (not guaranteed) prior to recordation of the final plat. All other required sidewalks shall be installed or guaranteed prior to recordation of the final plat. 3. The lot reserved for detention shall be an unbuildable lot and owned and maintained by the P.O.A. 4. Payment of $17,205 for 31 additional single family units in lieu of dedication of parkland shall be contributed by the developer prior to final plat. 5. Subdivision area signage shall be permitted in accordance with applicable city codes. 6. Street lights (a total of 5 lights) shall be installed or guaranteed with a maximum separation of 300 feet along all streets prior to final plat recordation. 7. The applicant shall submit for final plat review comments by Planning and Engineering Staff from the City prior to application of signatures. The revisions to be addressed prior K:IReports12006 PC Reports110-23-061FPL 06-2192 (Rockbaven).dac October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 2 of 8 to signatures include the following: a. Coordinate with staff to remove ancillary notes from the plat in order to provide additional clarity. b. Add addresses to the plat: The applicant shall coordinate and receive approval by the 911 coordinator for all street names and addresses. c. Please update the signature block to read "...complies with section 166.03 (K)..." d. Include a note that all retaining walls shall be set back a minimum of 2 feet from the right of way or sidewalk. All retaining wall construction shall be on the building permit and have the approval of the City Engineer. e. Move "Kenwood Hills Subdivision" from within the signature blocks to just above the north property line of the subdivision. f. Remove the street lines intersecting the signature blocks for water and sewer, etc. and the shaded improvement area on Salem Road (it could be mistaken for a sidewalk). g. Modify the city limit line within the vicinity map. h. Add the following note to the plat: No Certificate of Occupancy shall be issued and no meter shall be set for any dwelling unit within the subdivision until sewer has been constructed and accepted by the city Engineering Division. Standard Conditions of Approval: 8. 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). 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. 10.,, All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 11. Submit a digital copy of the approved final plat on CD to the Planning Division. Additional conditions: Planning Commission Action: O Approval O Denied El Tabled Meeting Date: October 23, 2006 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:IReports120061PC Reports110-23-061FPL 06-2192 (Rockhaven).doc October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 3 of 8 PC Meeting of October 23, 2006 THE CITY OF FAYETTEVILLE. ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Subdivision Committee From: Sarah K. Patterson, Urban Forester Date: October 17, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #: PPL 05-1740: Preliminary Plat (Rockhaven) Requirements Submitted: Canopy Measurements: acres 10 square feet 435,600 acres 0.34 square feet 14,879 percent of site area 3.42% acres 0.34 square feet 14,879 percent of total site area 3.42% 3.42% All trees have been preserved with the development of this subdivision. No mitigation is required. October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 4 of 8 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: acres 10 square feet 435,600 acres 0.34 square feet 14,879 percent of site area 3.42% acres 0.34 square feet 14,879 percent of total site area 3.42% 3.42% All trees have been preserved with the development of this subdivision. No mitigation is required. October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 4 of 8 TT V ARKANSAS THE CITY OF FAYETTEVILLE, AR SAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: Suzanne Morgan, Associate Planner FROM: Alison Jumper, Park Planner DATE: October 10, 2006 SUBJECT: Parks & Recreation. Subdivision Committee Review Comments ************************ Meeting Date: October 12, 2006 Item: FPL 06-2192 (Rockhaven, 245) Park District: NW Zoned: RSF-4 Billing Name & Address: Olika Investments P.O. Box 4427 Fayetteville, AR 72702 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 35 @ $555 per unit = $19,425 @ $393 per unit = $ @ $555 per unit = $ @ $555 per unit = $ • PRAB recommended accepting money in lieu of land for 35 single family units on April 4, 2005 due to its proximity to the future Salem Meadows Park. ■ Since that time, the number of units has decreased to 31 single family, therefore, fees are due in the amount of $17,205 prior to signing final plat. • Please update the signature block to read "...complies with section 166.03 (K)...." FPL 06-2192 October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 5 of 8 FPL06-2192 Close Up View ROCKHAVEN SUBJECT PROPERTY GYPSUMR .—.—"-------� GYPSUMDR' Overview Legend ®000 ° Overlay District — FLOODWAY --- 500 YEAR — 100 YEAR --- LIMIT OF STUDY — — - BaseLine Profile O Fayetteville I Outside City Eas FPL06-2192 vectorGDB.Footprint2004 ® Hillside-Hiliop Overlay District 0 125 250 500 750 - 1,000 Feet October 23, 2006 Planning Commission FPL 06-2192 Rockhaven A.enda Item 3 age . o • ' L_. d� lI� {''7iSF2'-P=ty WI z' i —. SF -4h 11 r t i - '.PTI -RSF) I-._� r. __ __ _ -te-ital. -tft - RSF-1 Overview Legend Subject Property FPL06-2192 Boundary Planning Area 000000 Overlay District Outside City 0 0.25 0.5 Legend Hillside -Hilltop Ch 1 erlay District iles October 23, '4" Planning Commissio006 FPL 06-2192 Rockhavenn rigeriva nem 3 Page 7 of 8 October 23, 2006 Planning Commission FPL 06-2192 Rockhaven Agenda Item 3 Page 8 of 8 aynevile ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting of October 23, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: October 16, 2006 FPL 06-2260: Final Plat (STONEBRIDGE MEADOWS PHASE V, 607): Submitted by H2 ENGINEERING for property located at GOFF FARM RD., E OF CRESCENT LAKE S/D. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 87.86 acres. The request is to approve the final plat of a residential subdivision with 70 single- family lots. Planner: Jesse Fulcher Findings: Background: On August 8, 2005, the Planning Commission approved the preliminary plat for Stonebridge Meadows Phase V with 70 single-family lots and one (1) R -A lot containing a portion of the golf course. As approved, an assessment was due for street improvements along Lot 71 which is a part of the Stonebridge Meadows Golf Course, prior to signing the final plat document. On October 9, 2006 the applicant brought forward a request to the Planning Commission to modify the condition of approval requiring the street improvement assessment. Subsequently, the Planning Commission approved the modification based on the recommendation of the City Engineering Division; finding that the requirement for curb and gutter, storm drainage and sidewalks would not meet the rough proportionality for the demand on infrastructure placed by this phase of the project. Rather, a 24' road section is to be provided along Lot 71 for safe vehicular travel on Goff Farm Rd. Proposal: The applicant requests approval of a final plat for Phase V of Stonebridge Meadows containing 70 single-family lots, with Lot 71 to remain as the golf course. Subdivision Committee October 12, 2006: The applicant requested that the item be forwarded to the full Planning Commission, so that a waiver of Chapter 158.01, Guarantees In -lieu of Installed Improvements could be reviewed. This would allow continued processing and approval for the final plat and would require the developer to bond for any incomplete improvements (including the improvements to Goff Farm Road), at 150% of the cost approved by the City Engineering Division. K:\Reporis)2006\PC Reports\ 0-23-06\FPL 06-2260 (Stonebridge Ph V).doc October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 1 of 14 Surrounding Zoning and Uses: Direction Land Use Zoning North Golf Course R -A South Single Family (Stonebridge Meadows) RSF-4 East Golf Course R -A West Crescent Lake Subdivision RSF-4 Water & Sewer: Water and sanitary sewer have been extended to serve this development. Right-of-way being dedicated: 50' of right-of-way for Spy Glass Hill, 40' of right-of-way for Pebble Beach Drive and Spanish Bay Place, 35' from centerline for Goff Farm Road. Park land: The Parks and Recreation Advisory Board accepted park land dedication of 1.68 acres for 70 single-family lots. A warranty deed for parkland dedication is required prior to signing the final plat document. Tree Preservation: 321 (2) inch caliper large species trees will be required to be planted on- site and a bond, letter or credit, or check in the amount of $ 80,250 deposited with the City of Fayetteville before signature of Final Plat. This monetary amount will be held for a 3 year period which at the end the Urban Forester will inspect the 321 trees. Finding 90% or better healthy, the amount is released. Recommendation: Staff recommends approval of FPL 06-2260 with the following conditions: Conditions of Approval: 1. Planning Commission determination of a waiver request of Chapter 158.01 Guarantees In -lieu of Installed Improvements, to allow the applicant to bond for the street widening of Goff Farm Road to a 24' section and full improvements including curb and gutter, storm drainage and sidewalks to a portion of Lot 71 located between Lot 70 of Stonebridge Phase V and Lot 33 of Stonebridge Phase I. Said improvements shall be installed and inspected prior to issuance of a building permit, with the bond/guarantee of 150% of the approved cost due prior to signing the final plat. All required improvements along Lots 1, 30-36 and 70 shall be installed, not guaranteed, prior to signing of the final plat. Sidewalks shall be installed or guaranteed for all other lots, prior to recordation of the final plat. An assessment in the amount of $36,668.92 shall be required for the Deadhorse Mountain Road bridge assessment area prior to signing the final plat. 3. 321 (2) inch caliper large species trees will be required to be planted on-site and a bond, letter or credit, or check in the amount of $ 80,250 deposited with the City of Fayetteville before signature of Final Plat. This monetary amount will be held for a 3 year period which at the end the Urban Forester will inspect the 321 trees. Finding 90% or better healthy, the amount is release& K:\Reports\2006\PC Reports\I0-23-06\FPL 06-2260 (Stonebridge Ph V)-doc October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page of 14 4. Subdivision area signage shall be permitted in accordance with applicable city codes. Right-of-way shall be dedicated by this plat as follows: a. 50' for Spy Glass Hill b. 40' for Pebble Beach Drive and Spanish Bay Place c. 35' from centerline for Goff Farm Road 6. Lot 72 shall be deeded to the City of Fayetteville prior to signing the final plat. Streetlights shall be installed or guaranteed with a maximum separation of 300 feet along all street rights-of-way prior to final plat. Provide a receipt from the electric company indicating proof of payment for these lights to Planning staff prior to signing the final plat. 8. A deed for the park land dedication of 1.68 acres for this subdivision must be received by the Parks and Recreation Division prior to signing the final plat. The applicant shall submit for final plat review comments by Planning and Engineering Staff prior to application of signatures. a. Indicate the centerline of Goff Farm Road and dimension the right-of-way for all streets on both pages. b. Provide drainage easements a minimum of 10' from the center of the drainage pipes on Lots 31, 47, 57 and 58. Standard Conditions of Approval: 10. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 11. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 12. Submit a digital copy of the approved final plat on CD to the Planning Division. 13. All street names and addresses shall be approved by the 9-1-1 Coordinator. 14. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. Planning Commission Action: ❑ Approved ❑ Tabled ❑ Denied K:\Reports\2006\PC Reports\I 0-23-06WPL 06-2260 (Stonebridge Ph V).doc October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 3 of 14 Motion: Second: Vote: Date: October 23, 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:\Reports\2006\PC Reports \10-23-06\FPL 06-2260 (Stonebridge Ph V).doc October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 4 of 14 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of October 23, 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: October 17, 2006 ITEM #: FPL 06-2260: Final Plat (Stonebridge Meadows Phase V) Requirements Submitted: Canopy Measurements: 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: 1. With the original approval of this preliminary plat the applicant was required to plant 401 (2) inch caliper large species trees on-site for mitigation purposes. Since this time the applicant has requested to utilize the on-site October 23, 2006. Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 5 of 14 acres 87.86 square feet 3,827,18 8.94 {2 acres square feet 389,473 percent of site area 1o% acres 6.722 square feet 292,852 percent of total site area 8 erc�m1-a®w ® e io% 1. With the original approval of this preliminary plat the applicant was required to plant 401 (2) inch caliper large species trees on-site for mitigation purposes. Since this time the applicant has requested to utilize the on-site October 23, 2006. Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 5 of 14 mitigation incentive and lower the requirement by 20%. The Urban Forester has approved this option due to the size constraints and trees required. 2. 321 (2) inch caliper large species trees will be required to be planted on-site and a bond, letter or credit, or check in the amount of $ 80,250 deposited with the City of Fayetteville before signature of Final Plat. This monetary amount will be held for a 3 year period which at the end the Urban Forester will inspect the 321 trees. Finding 90% or better healthy, the amount is released. October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 6 of 14 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 October 10, 2006 Parks & Recreation Subdivision Committee Review Comments **************************:**************************************************** Meeting Date: Item: Park District: Zoned: RSF-4 Billing Name & Address: Meadows Enterprises October 12, 2006 FPL 06-2260 Stonebridge Meadows Phase V SE Land Dedication Requirement Single Family 70@ .024 acre per unit = 1.68 acres Multi Family @ .017 acre per unit = acres Mobile Horne @ .024 acre per unit = acres Lot Split COMMENTS: Money in Lieu @ $555 per unit = $ @ $393 per unit = $ @$555 per unit =$ @ $555 per unit = $ ■ PRAB recommended accepting a land dedication to meet the requirements of this development. This land will be adjacent to Eagle park, expanding its overall acreage to approximately 7.27 acres. • A deed for the land has been received but must be re-recorded with the final plat of Stonebridge Meadows Phase 4. The deed encompasses the land requirement for both Phases 4 and 5. FPL06---3 October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 7 of 14 Jesse Futcher Stonebridge 5 From: Matt Casey To: Fulcher, Jesse Date: 10/11/06 8:12AM Subject: Stonebridge 5 Jesse, Can you add the following to the conditions of approval for this project? Lot 72 will need to be deeded to the City of Fayetteville for the lift station. Provide drainage easements a minimum of 10' from the center of the drainage pipes on lots 30, 21,22,20,19,31,47,57,58,9 and 10. Thanks, Matt Page 1 i October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 8 of 14 ENGINEERING, INC. October 2, 2006 City of Fayetteville Planning Department 113 West Mountain Street STONEBRIDGE MEADOWS PHASE 5 GOFF FARM ROAD IMPROVEMENTS APPEAL Dear Staff: Please consider this correspondence as an official appeal to the Planning Commission, to reconsider the condition of approval for Stonebridge Meadows Phase 5 Preliminary Plat regarding the improvements to Goff Farm Road along lot 71 and the related assessment for the cost of curb and gutter, storm drain, and sidewalk. The condition states that Goff Farm Road be widened to 16 feet from centerline, along lot 71. We are requesting that this widening be modified to reflect that Goff Farm Road be widened to 24 feet total width. This is the standard driving width for the other improvements along Goff Fami Road excluding curb and gutter. The current width of the road along lot 71 is 22 feet. The total length of the improved width along lot 71 is estimated to be 1500 feet. We are also requesting that the assessment for curb, gutter, storm drain and sidewalk be eliminated entirely. The condition of approval regarding the assessed amount was left open ended and the minutes of the meeting infer that the need for, and the amount of, the assessment be left entirely up to the City Engineer. Based on a conversation I had with the City Engineer the afternoon of the Planning Commission meeting, I was under the impression that staff's recommendation was that curb, gutter, storm drain, and sidewalk would not required at this time, and as long as the adjacent golf course was in use would not be required at all. If the golf course were to ever close and the property was to develop that those improvements would be required by the developer at the time of development. Additionally, we are requesting that we be allowed to bond for whatever improvements are required. This would allow for the fmal plat to be approved and recorded while the improvements are being done. Thank you for your consideration in this matter. Sincerely, Thomas A. Hennelly,_P.E. President October 23, 2006 2758 Millennium Drive Suite 1 Fayetteville, Arkansas 72703 Phone: 479.582.4234 Fax: 479u5 2 92i n FPL 06-2260 Stonebridge ea ow_s rnV Agenda Item 4 Page 9of14 ENQINEERINQ. INC. ENGINEER'S ESTIMATE Stonebridge Meadows, Phase V Goff Farm Road 2' Widening 2758 Millennium Drive, Fayetteville, AR 72703 Phone 479-582-4234 Fax 479-582-9254 Date: 2 -Oct -06 Item No. Unit Description of Item Planned Quantity Unit Price Extended Amount 1 LS Mobilization 1 $ 5,000.00 $ 5,000.00 2 LS Clear & Grub / Demo of Ex St 1 $ 5,500.00 $ 5,500.00 3 LF Saw -Cut Edge of Ex. Pavement 1,500 $ 2.50 $ 3,750.00 4 CY Undercut & Haul Off 333 $ 9.00 $ 2,997.00 5 SY Streets(a1.8"/3" 333 $ 27.50 $ 9,157.50 6 LF Replace 6" AC W.L. w/ 8" P.V.C. 0 $ 60.00 $ 7 LF Curb and Gutter (Includes Goff Farm Rd) 1,500 $ 9.50 $ 14,250.00 8 CY Select Fill (Red Hillside) 333 $ 13.50 $ 4,495.50 9 EA Flared End Sections 2 $ . 150.00 $ 300.00 10 EA Inlet Boxes 5 $ 2,500.00 $ 12,500.00 11 EA 4' Extensions 15 $ 450.00 $ 6,750.00 12 LF 18" CMP 800 $ 32.00 $ 25,600.00 13 LF 18" RCP 28 $ 45.00 $ 1,260.00 14 LF 24" CMP 400 $ 35.00 $ 14,000.00 15 EA Bond / Insurance 1 $ 8,000.00 $ 8,000.00 16 LF Silt Fence 2,488 $ 3.00 $ 7,464.00 17 EA • Hay Bales 50 $ 7.00 $ 350.00 18 LF Tree Preservation Fencing 300 $ 2.50 $ 750.00 19 LF 6' Sidewalk 1,500 $ 17.00 $ 25,500.00 20 CY Rock - Storm Drainage 200 $ 150.00 $ 30,000.00 21 LS Clean Up/ Final Grade 1 $ 5,000.00 $ 5,000.00 22 LS Testing 1 $ 7,500.00 $ 7,500.00 SUBTOTAL $ 190,124.00 CONTINGENCY 10.00% $ 19,012A0 TOTAL $ 209,136.40 Constructed Amount (as requested w/ this appeal 10-2-06) Assessed Amount (Per P.C. Condition of Approval 8-2-05) qq 71 R�py�q 3, 2006 n FPL 06-2141131 fL� tigg a MeadowswisPhV D ge PhV Agenda Item 4 Page 10 of 14 ENOINEER/NC. INC. ENGINEER'S ESTIMATE Stonebridge Meadows, Phase V Goff Farm Road 14' from CL between Ph V & PH 1 2758 Millennium Drive, Fayetteville, AR 72703 Phone 479-582-4234 Fax 479-582-9254 Date: 17 -Oct -06 Item No. Unit Description of Item Planned Quantity Unit Price Extended Amount 1 LS Clear & Grub / Demo of Ex St 1 $ 3,000.00 $ 3,000.00 2 LF Saw -Cut Edge of Ex. Pavement 170 $ 2.50 $ 425.00 3 CY Undercut & Haul Off 55 $ 9.00 $ 495.00 4 SY Streetse.8"/3" 60 $ 27.50 $ 1,650.00 5 LF Curb and Gutter (Includes Goff Farm Rd) 170 $ 9.50 $ 1,615.00 6 CY Select Fill (Red Hillside) 55 $ 13.50 $ 742.50 7 EA Bond / Insurance 1 $ 2,000.00 $ 2,000.00 8 LF Silt Fence 170 $ 3.00 $ 510.00 9 LF 6' Sidewalk 170 $ 17.00 $ 2,890.00 10 LS Clean Up/ Final Grade 1 $ 2,000.00 $ 2,000.00 11 LS Testing 1 $ 1,500.00 $ 1,500.00 SUBTOTAL $ 16,827.50 CONTINGENCY 10.00% $ 1,64225 $ 18,510.25 TOTAL October 23, 2006 Planning Commission FPL 06-2260 Stonebridge Meadows PhV Agenda Item 4 Page 11 of 14 Legend po=- 0 en yD' tri 1 ROODWAY — 500 YEAR PPL05-160TH- _ — 100 YEAR --- UNIT OF STUDY – – - BaseLine Profile O Fayetteville 1-1 Oubide City 1 1 Wash Co ParnIs (Fayetteville) 0100200 400 600 800 —��–�'— Feet October 23, 2006 Planning Commission FPL 76-2260 Stonebridge Meadows PhV Agpnrin Ifnm n Page 12 of 14