Loading...
HomeMy WebLinkAbout2007-03-12 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, March 12, 2007, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair 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 Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She 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. 2007 Planning Commissioners Jill Anthes Lois Bryant Candy Clark James Graves Hilary Harris Audy Lack Christine Myres Alan Ostner Sean Trumbo WeAyifle TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, March 12, 2007, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent: 1. Approval of the January 08, 2007 Planning Commission meeting minutes 2. ADM 07-2514: Administrative Item (C -QUAD): The request is to extend the approval of the Large Scale Development, LSD 06-1971, and Lot Split, LSP 06-1972. Planner: Andrew Garner 3. ADM 07-2524: Administrative Item (The Pines at springwoods): The request is to revise the Parks dedication requirement for the project formerly approved as The Arbors at springwoods. Planner: Jeremy Pate 4. PPL 07-2475: Preliminary Plat (BELLWOOD S/D PH. II, 400): Submitted by JORGENSEN AND ASSOCIATES for property located NW OF WEDINGTON AND RUPPLE RD. The property contains approximately 20 acres. The request is for the Phase II of the Bellwood Subdivision with 17 Lots zoned RSF-7, Residential Single Family, 7 units per acre, 2 lots zoned C-1, Neighborhood Commercial, and 5 lots zoned RMF -12, Residential Multi -family, 12 units per acre. Planner: Suzanne Morgan Unfinished Business: 5. R-PZD 07-2452: Planned Zoning District (THE LINKS AT FAYETTEVILLE, 400.401.361.362): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE NORTHEAST CORNER OF WEDINGTON AND RUPPLE ROAD. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT 05-1636 (WELLSPRING) and contains approximately 152.23 acres. The request is for zoning and land use approval only for a new R-PZD. The proposed R-PZD would allow 1,221 residential dwelling units, 91,800 square feet of non-residential/commercial space, and 16,388 square feet of recreational buildings. The non-residential and recreational portions of the development would contain a golf course, a commercial `market' area, green space, park, and associated parking. Planner: Andrew Gamer New Business: 6. CUP 07-2486: (ROOT ELEMENTARY GYMNASIUM, 408): Submitted by CRAFTON, TULL, SPARKS & ASSOC. for property located at 1529 E. MISSION BLVD. The property is zoned P-1, INSTITUTIONAL and contains approximately 0.90 acres. The request is for an 8,494 s.f. school gymnasium. Planner: Andrew Gamer 7. CUP 07-2487: (VISTA HEALTH, 138): Submitted by EGIS ENGINEERING, INC. for property located at 4253 CROSSOVER RD. The property is zoned R -O, Residential Office, and C-1, Neighborhood Commercial, and contains approximately 9.94 acres. The request is for a new 6,452 s.f. hospital facility (Use Unit 4) to the existing Vista Health facility. Planner: Suzanne Morgan 8. ADM 07-2517: Administrative Item (SIDEWALK AMENDMENT): Submitted by Planning Staff to request amendment of the Unified Development Code, Chapter 177.05, Street Tree Planting, regarding sidewalk width and urban tree wells. 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. 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: March 7, 2007 PC Meeting of March 12, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 07-2514: Administrative Item (C -QUAD): The request is to extend the approval of the Large Scale Development, LSD 06-1971, and Lot Split, LSP 06-1972. Property Owner: QUAD DEVELOPMENT, LLC Planner: ANDREW GARNER BACKGROUND Project Description: The subject property contains 6.56 acres located on City Lake Road and is identified as Lot 11 in the Fayetteville Industrial Park. The property is split zoned I-1 and I-2. The approved Lot Split and Large Scale Development for this site divided the property into two tracts of 5.61 and 0.95 acres for development of five warehouse buildings, two office buildings, and 58 parking spaces for a total of 41,736 square feet of warehouse space and 10,034 square feet of office space. Background: The original Lot Split was approved on March 16, 2006, and the original Large Scale Development was approved on March 27, 2006. The construction of the project has been delayed as the owners have been working on revising the development program. Proposal: The applicant requests to extend the approval of the Lot Split and Large Scale Development for one year. The Lot Split would expire on March 16, 2008, and the Large Scale Development would expire on March 27, 2008. Should this extension be granted, the lot split must be recorded prior to March 16, 2008, and all permits for the Large Scale Development are required to be issued prior to March 27, 2008. If thelot split recordation and building permits are not issued prior to these dates, the lot split and all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Planning Staff recommends approval of ADM 07-2514, the requested extension to LSP 06-1972 and LSD 06-1971, with the following conditions: 1. The applicant shall be allowed until March 16, 2008 to record the Lot Split. If the Lot Split K:IReports120071PC Reports103-72-07IADM 07-2514 (C -Quad LSD LSP Ertension).doc March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 1 of 10 has not been recorded by this time, its approval shall be revoked. 2. The applicant shall be allowed until March 27, 2008 to receive all required building permits for the Large Scale Development. If all permits have not been received by this time, the Large Scale Development approval shall be revoked. 3. The proposed development shall comply with the recently adopted Landscaping Ordinance for the City of Fayetteville. 4. All other conditions of approval for the project shall remain applicable. Planning Commission Action: Approved Date: March 12, 2007 Motion: Second: Vote: Comments: DISCUSSION Denied The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development 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 February 22, 2007, prior to the one year time limit for the Lot Split ending on March 16, 2007, and prior to the one year time limit for the Large Scale Development ending on March 27, 2007. (2) The applicant has indicated that they have been working on revising the development program. Plans have not progressed to the point that construction drawings and permit requests have been submited. An ordinance amendment adopting a landscaping ordinance has been adopted since the Planning Commission approval of this project on March 27, 2006. Appropriate conditions have been added to ensure compliance with this new ordinance requirement. The UDC allows a three year period from the date of issuance of a building permit to the receipt of a final Certificate of Occupancy. K:IReporis120071PC Reports103-12-071ADM 07-2514 (C -Quad LSD LSP Lstension).doc March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 2 of 10 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: (I) 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, 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. (0) (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 (I) 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. (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. K:IReports120071PC Reports103-12-071ADM 07-2514 (C -Quad LSD_LSP Extension).doc March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 3 of 10 February 22, 2007 Mr. Jeremy Pate Director of Current Planning City of Fayetteville 113 W. Mountain Fayetteville, Arkansas 72701 (479) 575-8267 EB LandWorks, Inc. Civil Engineering Landscape Architecture PO Box 3432, Fayetteville, Arkansas 72702-3432 479.444.7769 phone 479.444.7793 fax RE: LSD Extension Request C -Quad Development (LSD 06-1971) Dear Mr. Pate, Please accept this letter as the formal request to extend the Large Scale Development approval for the above referenced project. The LSD was originally approved on the consent agenda at the March 27, 2006 Planning Commission meeting. The owners have been working on revising the development program. Plans have not progressed to the point that construction drawings and final permit requests have been submitted. Please call me if you need any additional information or have any questions. Thank you for ongoing assistance with this project. Best Regards, Mandy R. Bunch Mandy R. Bunch, PE March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 4 of 10 February 22, 2007 Mr. Jeremy Pate Director of Current Planning City of Fayetteville 113 W. Mountain Fayetteville, Arkansas 72701 (479) 575-8267 EB LandWorks, Inc. Civil Engineering Landscape Architecture PO Box 3432, Fayetteville, Arkansas 72702-3432 479.444.7769 phone 479.444.7793 fax RE: Lot Split Approval Extension Request C -Quad Development (LSP 06-1972) Dear Mr. Pate, Please accept this letter as the formal request to extend the Lot Split approval for the above referenced project. The Lot Split was originally approved at the March 16, 2006 Subdivision Committee meeting. The owners have been working on revising the associated LSD (LSD 06- 1971). One of the conditions of the lot split approval is for a sanitary sewer main extension to be constructed. Since plans have not progressed to the point that construction drawings and final permit requests have been submitted, this main has not been constructed yet. Please call me if you need any additional information or have any questions. Thank you for ongoing assistance with this project. Best Regards, Mandy R. Bunch Mandy R. Bunch, PE March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 5 of 10 Legend 6)Do O oYEAR OO o Overlay District — FLODDWAY ---"— 500 YR — 100 YEAR — LIMIT OF STUDY — — - Baseline Profile O Fayetteville I I Outside Gty lSPefi-19472 vectw.GDtB.Footprint_2004 500 7501 1,000 Feet March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 6 of 10 Overview Legend Subject Property LSP06-1972 Boundary Planning Area y000 o Overlay District Goo 000 Outside City 0 0.126.25 0.5 Legend 0.75 1 Miles March 12, 20 Planning Commissi ADM 07-2514 C -Qu yeTuUa en 7 n d 2 Page 7 of 10 Legend 800000° Overlay District — FLOODWAY -- 500 YEAR — 100 YEAR -- LIMIT OF STUDY — — - Baseline Profile O Fayetteville I 1 Outside City LSD06-1971 vectorGDa.Footpdnt2000 500 750 1,000 Feet March 12, 2007 Planning Commission ADM 07-2514 C -Quad Agenda Item 2 Page 8 of 10 2 BQRIDJ( DR i 1-2 ip liw : \ Q qn Overview Legend Subject Property LS006-1971 Boundary Planning Area cP0oo o Overlay District 000000 Outside City 0 0.125.25 0.5 MI s Legend 0.75 1 March 12, 2007 Miles Planning Commission ADM 07-2514 C -Quad ?Ayeuue nen12 Page 9 of 10 March 12, 2007 Planning Commission ADM 07-2514 C-Quad Agenda Item 2 Page 10 of 10 Planning Commission Meeting of March 12, 2007 PLANNING COMMISSION AGENDA MEMO To: Planning Commissioners `, Thru: Jeremy Pate, Director of Current Planning g` Connie Edmonston, Parks and Recreation Director From: Alison Jumper, Park Planner Date: March 6, 2007 RE: The Arbors at Springwoods BACKGROUND The Arbors at Springwoods was a multi -family development located north of Moore Lane and west of I-540. This project was originally owned by the Barber Group and presented to the Parks and Recreation Advisory Board on February 6, 2006. Adequate land was not available in the Arbors project to meet the park land dedication requirements. PRAB recommended accepting approximately two acres of park land for a trail connection to Hamestring Creek located off-site within the Wellspring Development, also owned by the Barber Group, to meet the requirements for the Arbors project. The Arbors at Springwoods was approved at the April 24, 2006 Planning Commission meeting with a condition of approval stating that approximately two acres of park land within the Wellspring development would be dedicated to meet the park land dedication requirements for the Arbors. The Wellspring project was approved by City Council at, the March 7, 2006 meeting. Since the February 6, 2006 PRAB recommendation, both projects have been sold to new developers.Wellspring is now owned by Lindsey Management and is being redesigned. It was presented as The Links at the January 8, 2007 PRAB meeting. PRAB made a • recommendation of accepting a combination of money in lieu and land to meet their park land dedication requirements. The two acres for the Arbors park land dedication was not taken into consideration at the PRAB meeting. The Arbors project, now called The Pines, has applied for building permits; however, their park land dedication requirements have not been met. DISCUSSION The Pines development was required to dedicate approximately two acres of park land off-site in the approved Wellspring Development. Wellspring has been sold to a new developer and the redesign of the project does not provide for the two acres of park land for the requirement of The Pines. After discussion with Planning Staff, The Pines was revisited at the March 5, 2007 PRAB meeting. A new recommendation for money in lieu to meet the park land dedication requirements for The Pines was made at this meeting. RECCOMENDATION Parks Staff and PRAB recommend accepting money in lieu to meet the park land dedication requirements for The Pines. The requirement for the 122 multi -family units is $47,946. March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 1 of 10 aye evlSle ARKANSA THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: March 2006; Ma. ?006; Apiil 7 '006 April 25, 2006 PC Meeting of April 24, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 06-1974: Large Scale Development (THE ARBORS AT SPRINGWOODS, 286): Submitted by H2 ENGINEERING, INC. for property located at LOT 2 OF SPRINGWOODS PZD. The property is zoned C-PZD 03-08.00 (SPRINGWOODS) and contains approximately 25.24 acres. The request is for 122 multi -family dwelling units. Property Owner: EPCON COMMUNITIES OF NORTHWEST ARKANSAS Planner: ANDREW GARNER Findings: Background: This project was approved by the Planning Commission on March 27, 2006. On April 10, 2006 the Planning Commission voted unanimously to reconsider this item at the April 24, 2006 meeting. Since the time of Planning Commission approval, H2 Engineering, Inc. has submitted a revised traffic study assuming that this development will be 100% occupied by elderly home owners. The revised traffic study and the City Engineering Division's recommendation to the Planning Commission are attached to this report. Property: The subject property is located in west Fayetteville, north of Moore Lane and east of Deane Solomon Road. The site is identified as Lot 2 of the Springwoods Planned Zoning District subdivision. The property is zoned C-PZD 03-08.00, part of the Planned Zoning District for Springwoods development. The zoning criterion for this lot specifies multi -family land uses with a maximum density of 18 units per acre. The property is currently undeveloped pasture with a few scattered trees along the property lines. Surrounding land use and zoning is depicted in Table I. K:IReports120061PC Reports104-24-06ILSD 06-1974 (Arbors @ Springwoods).doc March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 2 of 10 Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North Undeveloped Springwoods Subdivision C-PZD 03-08.00, Commercial Planned Zoning District South Rural Residential; Westark Agricultural Operations R -A, Residential -Agricultural; C-2, Thoroughfare Commercial East Undeveloped Springwoods Subdivision C- PZD 03-08.00, Commercial Planned Zoning District West Undeveloped RSF-4, Residential Single Family — 4 units/acre Proposal: The applicant proposes to develop 122 multi -family dwellings. The development would be a patio -home development with either four or two condominium residences into each building, including a two -car attached garage for each unit. The site would also have a neighborhood swimming pool, putting green, and clubhouse. Request: The request is for Large Scale Development approval of the submitted site plans for the proposed residential development. Right-of-way being dedicated: 35' from centerline right-of-way for Deane Solomon Road and 25' from centerline along Moore Lane. Adjacent Master Street Plan Streets: Deane Solomon Road (a collector street); Moore Lane (a local street). Water/Sewer: Water and sewer are available to the site and will be extended to the facilities. Access: The site would be accessed off of a new curb cut onto Moore Lane and a new curb cut onto Deane Solomon Road. Tree Preservation: Existing Canopy: 1.8% Preserved Canopy: 1.8% Required Canopy: 1.8% Mitigation- Not required. Parks: On February 6th 2006 Park Recreation Advisory Board reviewed this project and recommended accepting a full land dedication to satisfy the park land dedication ordinance. The dedicated land will be located at Wellsprings PZD and will be used to establish a trail corridor connecting the dedicated park land at Wellsprings to future Hamstring Creek Trail. This decision was based on the projects proximity to the Audubon Society wetland, the 70+ acre site for a future school, and Razorback Golf Course. Additionally the plans for the development include many park amenities to be maintained by the Property Owners Association. These amenities should serve the recreational needs for this neighborhood. Recommendation: The project was forwarded to the full Planning Commission because there were only two members on the Subdivision Committee for this item. Staff recommends K:IReporis120061PC Reports104-24-06ILSD 06-1974 (Arbors @ Springwoods).doc. March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 3 of 10 approval LSD 06-1974 with the following conditions of approval: Conditions of Approval: 1. Planning Commission determination of street improvements. Staff recommends the following street improvements: •':- the existing improved street section to the north improved as part of the Springwoods Subdivision. Continue the strcct improvements 012 the cast side of Deane Solon2on south to thc intersection of Moore Lanc and Deane Solomon, without sidewalk, so as to not create an incomplete section of unimproved street. (After further evaluation of thc existing and surrounding street conditions, this recommendation has been modified from an 18' section to -a-14' section, decreasing the required improvement by 1' for the length of the b. Improve Moore Lane to Master Street Plan standards along the project frontage along the northern side of the road (14' of pavement from centerline along the project frontage with curb, gutter, storm drainage, and 6' sidewalk). c. Construct Moore Lane to a full 50' right-of-way Master Street Plan street section (28' street) east to Shiloh on both sides of the street with pavement, curb, gutter and storm drains where not improved. Shiloh is currently improved on the north side of the street — this improvement would be on the south side for the majority of the length. Old pavement sections to be replaced with new, per the City Engineer. d. Improve Moore Lanc to complete a minimum 20' pavement only street section from the southwest corner of the property to Deane Solomon Road, including -a do This recommendation has changed from the recommendation to the Subdivision Committee after further site visits and evaluation of the street condition. Staff finds that there is not sufficient room for this improvement, and that adding approximately two feet of pavement would not fulfill the intent of the original recommendation. Traffic should be encouraged to utilize Moore Lane exiting to Shiloh Drive, the nearest improved street. PLANNING COMMISSION FOUND IN FAVOR OF THIS CONDITION IN ITS ENTIRETY (03-27-06). PLANNING COMMISSION MODIFIED THIS CONDITION TO REMOVE ITEM 1.A, THEREBY ELIMINATING STREET IMPROVEMENTS TO DEANE SOLOMON ROAD (04/24/06). 2. There is an existing sewer line that traverses north -south through some of the proposed structures. This and its easement line shall be vacated prior to issuance of a building permit. 3. A conditional use permit shall be required to be obtained prior to issuance of a building permit for the neighborhood swimming pool/clubhouse. K:IReports120061PC Reports104-24-061LSD 06-1974 (Arbors @ Springwoods).doc March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 4 of 10 4. This development is subject to all applicable covenants of the Springwoods Subdivision. 5. Clearly depict building setbacks off of all property lines: 25' setback off of Moore Lane and Deane Solomon frontages, and 8' side setbacks off of other property lines. 6. Right-of-way dedication in the amount of 25' from centerline along Moore Lane (or as necessary to realign the Moore Lane curve) and 35' from centerline along Deane Solomon Road. 7. Indicate the type and size of plant at installation for the proposed plantings. Species shall be selected from the City of Fayetteville's landscape manual list of approved trees, and shall be subject to approval by the Urban Forester. 8. Staff recommends landscape plantings be installed in the median of the divided entrance off of Deane Solomon Road. 9. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 10. Dedication of 2.074 acres of parkland at Wellsprings PZD to the City prior to issuance of a building permit for 122 multi -family units. Standard Conditions of Approval: 11. All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the supporting building. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 12. Trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters Iocated on site shall be screened from the right-of-way. 13. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Signs are not allowed to be placed in utility easements. 14. All exterior lighting is required to comply with the City's lighting ordinance (single and two- family exterior lighting is exempt from the lighting ordinance). A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. K:IReparts12006IPCRepons104-24-06ILSD 06-1974 (Arbors @ Springwoods).doc March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 5 of 10 15. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 16. Provide a CD containing the proposed Large Scale Development drawings in AutoCad or similar digital format. 17. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 18. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground 19. Large scale development shall be valid for one calendar year. 20. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b Separate easement plat for this project that shall include the tree preservation area and all utility easements. c. Project Disk with all final revisions d. One copy of fmal construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Additional conditions: 21. 22. K: IReports12006tPC Reportsl04-24-061LSD 06-1974 (Arbors @ Springwoods).doc March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 6 of 10 Planning Commission Action: X Approval ❑ Denied ❑ Tabled Motion: Trumbo Second: Clark Vote: 7-2-0 (Commissioners Oster and Anthes voting 'No') Meeting Date: April 24, 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 Reports104-24-061LSD 06-1974 (Arbors @ Springwoods).doc March 12, 2007 Planning Commission ADM 07-2524 The Pines at Springwoods Agenda Item 3 Page 7 of 10 P:\UM Projects 2005\05-0990N1G\dwg u405-099 TO PUNNING WMMISSION.dwg, LW, 3/7/2007 4:10:52 PM, Jeremy _.�.........._____g \ 21914427E— WOPa°'.& i 1PFv F SOLO 110214'42'E 2' AY pIVie Si\ 0 Aci � 0 _ I/ th U @ Ski O A, fr.A. tfits.44,e4.;:jrirt.,s, 02;;;;;:,G rfei i'g2'24'O1'E 296.11' 502'2Y52'W L_J 85 :smog, s I It i — - w THE ARBORS AT SPRINGWOODS i LARGE SCALE DEVELOPMENT ' _ -e` .•tE OF kit�{9y S`Y H2 ENGINEERIN NO 1105 •C.NRgyys• N 1 The Pinesla arch 12, 2007 3 Commission Springwoods \genda Item 3 Page 8 of 10 LSD06-1974 Close Up View THE ARBORS AT SPRINGWOODS Legend g0009Overlay District — FL000WAY ®0000 100 YEAR 175 350 700 500 YEAR LIMIT OF STUDY Baseline Profile Fayetteville Outside City ISD06-1974 vector.GBB.Foaryrint_2004 1,050 1,400 March 12, 201 Planning Commissit u M 07-2524 The Pines at Springwoo, n s 3 Page 9 of 10 THE ARBORS AT SPRINGWOODS Overview Legend Subject Property LSDO6-1974 Boundary Planning Area /9000% o Overlay District '.. 000000 Outside City Legend 0 0.129.25 0.5 0.75 1 March 12, 2007 CQ Planning Comntion Y-2524 The Pines at Springy oods em 3 Page 10 of 10 ye] uea 4 ay eie ARKANSAS CITY OF FAYETTEVILLE, ARKANSAS PLANNING TO: FROM: THRU: DATE: DIVISION CORRESPONDENCE Fayetteville Planning Commission Suzanne Morgan, Current Planner Matt Casey, Assistant Engineer Jeremy Pate, Director of Current Planning March 2, 2007 PC Meeting of March 12, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 07-2475: Preliminary Plat (BELLWOOD S/D PH. II, 400): Submitted by JORGENSEN AND ASSOCIATES for property located NW OF WEDINGTON AND RUPPLE RD. The property contains approximately 20 acres. The request is for the Phase II of the Bellwood Subdivision with 17 lots zoned RSF-7, Residential Single Family, 7 units per acre, 2 lots zoned C-1, Neighborhood Commercial, and 5 lots zoned RMF -12, Residential Multi -family, 12 units per acre. Planner: Suzanne Morgan Findings: Property & Proposal: The subject property contains approximately 20 acres and is zoned RSF- 7, RMF -12 and C-1, subject to a Bill of Assurance. The applicant requests preliminary plat approval to create 17 single family lots, 5 multiLfantily lots and 2 commercial lots. All multi- family and commercial lots are greater than 1 -acre; therefore, development approval requires large scale development review. Surrounding Land Use and Zoning: Direction Land Use Zoning North Single family (Bellwood SD under construction) RSF-4 South Vacant property; Electronic Supply Store R -O & C-2 East Vacant property (proposed Links Development) R-PZD West Single family subdivision (Willow Springs SD) RT -12 Water and Sewer System: Water and sewer shall be extended to serve the proposed development. Adjacent Master Street Plan Streets: Rupple Road, a Principal Arterial and Corsica Drive, a Local Street Right-of-way to be dedicated: Dedication of 55' right-of-way from centerline, as indicated on the plans, is required for Rupple Road and shall occur at the time of recordation of final plat. All internal streets shall be dedicated and constructed according to Local street standards. K: IReports120071PC Reports103-12-071PPL 07-2475 (Bellwood Phase II).doc March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 1 of 18 Street Improvements: Staff recommends an assessment for improvements on Rupple Road to include construction of one-half a new 28' wide street adjacent to the project frontage for this Principal Arterial street. The assessment includes pavement, earthwork, curb and gutter, storm drainage and a 6' sidewalk. Connectivity: Public connectivity for vehicular and pedestrian traffic is required per the Bill of Assurance offered and accepted by the City Council. The proposed plat provides the required connectivity to vacant property to the west and east to Rupple Road. At this time, public access is not being provided to the south; however, reasonable access shall be provided at the time of development of Lot 102. The applicant has begun a dialogue with the owner of vacant property to the south regarding feasible connectivity; this property recently received approval for an assisted living facility as a conditional use permit. Parks: Parks and Recreation Advisory Board reviewed this project on November 6, 2006 and recommended money in lieu of land for this development based on its proximity to Red Oak and Bryce Davis Parks. Fees are due in the amount of $16,320 for 17 single family units prior to recordation of the final plat. The multi -family lots will be assessed at the time of Large Scale Development based upon the number of units being built and will be due prior to issuance of a building permit. Tree Preservation: Existing: 5.84% Preserved: 2.95% Required: 5.84% Mitigation: Required Public Comment: Staff has received public comment from an adjacent property owner in the Willow Oak Subdivision who expressed concerns regarding existing drainage problems and the impact of the development on drainage. The applicant's proposal includes two detention ponds which will be sized to contain at minimum the water run-off from full build -out of the subdivision. Furthermore, the applicant's engineer has indicated that the detention ponds will be sized with the intent to reduce the amount of water flow into Willow Oak Subdivision. Recommendation: The Subdivision Committee recommended forwarding Bellwood Subdivision, Phase II to the Planning Commission, recommending approval and that it be placed on the consent agenda. Staff recommends approval of PPL 07-2475 with the following conditions: Conditions of Approval: 1. Planning Commission determination of street improvements. Staff recommends that applicant pay an assessment of $72,735.50 for the construction of one-half a new 28' wide street adjacent to the project frontage on Rupple Road. The assessment includes pavement, earthwork, curb and gutter, storm drainage and 6' sidewalk adjacent to the property. Subdivision Committee recommended in favor of street improvements. K: IReports12007IPC Reports103-12-071PPL 07-2975 (Bellwood Phase11).doc March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 2 of 18 2. Planning Commission determination of a waiver of minimum curve radius and the minimum tangent length in the City of Fayetteville Street Standards. Curve C3 and Tangent L7 as shown on the preliminary plat do not meet the minimum curve radius of 150' or tangent length of 100' as stated in the street standards. The applicant requests the waivers to make the subdivision more pedestrian friendly, arguing that a shorter radius and tangent will slow vehicular traffic and encourage pedestrian traffic. Staff recommends approval of the requested waivers finding that they will not create a dangerous traffic situation. Subdivision Committee recommended in favor of granting the waiver from City of Fayetteville Street Standards. 3. Prior to recordation of the final plat, the applicant shall pay an assessment in the amount of $8,355.00 for the full street improvements to extend Castaway Drive to the west property line to replace the temporary cul-de-sac, with a Local street section, including pavement, curb and gutter, and sidewalk. 4. An access easement shall be dedicated north and south of the 50' right-of-way. of. Castaway Drive for the temporary cul-de-sac. This easement shall be void after the extension of this street to the west. 5. Further development of the commercial and multi -family residential lots will be reviewed for impact on the surrounding streets and based on rough proportionality test shall be assessed for street improvements as approved by the Planning Commission with each large scale development The assessments for improvements to Rupple Road listed;. herein will be taken into consideration with future evaluation. 6 Curb cuts on internal streets shall be evaluated for appropriate placement and safety a time of development of each non-residential lot. 7. The lots reserved for detention shall be an unbuildable lot and shall be owned and maintained by the P.O.A. in accordance with city ordinances. 8. Fees in -lieu of parkland dedication are due in the amount of $16,320 for 17 single family units prior to recordation of the final plat. The multi -family lots will be assessed at the . . time of Large Scale Development based upon the number of units being built and will be due prior to issuance of a building permit. 9. The development of the property and all future owners of the proposed lots shall comply with all conditions of the Bill of Assurance, which include but not limited to requirements for public access, the installation of 2 trees per single family lot by the builder, and Planning Commission review and approval of architectural and site design standards. 10. Staff would like to see as many mitigation trees planted on the site as possible before Final Plat. This should include all the plantings in the detention ponds and any mitigation K: IReports120071PC Reports103-12-071PPL 07-2475 (Bellwood Phase 11).doc March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 3 of 18 trees located in the right of way (such as on Flintrock Street) that would not be affected by future development. 11. Mitigation will be required on the site to replace 25,179 square feet of canopy removed. This is equivalent to 70 (2) inch caliper large species shade trees. 12. The applicant has requested and been approved to utilize the residential on-site mitigation option. A full Tree Mitigation Planting plan will be required with the submittal for Final Plat. This will include the species, location, and all other required notes. If it is found that all 70 trees cannot be placed on the site, money in lieu will be required for the remainder. 13. Before signature of Final Plat, 3 -year maintenance bond, letter of credit, or check in the amount of $17,500 shall be deposited with the City. 14. Staff recommends that all the landscaping for this detention pond be planted prior to the recordation of the final plat. 15. At the time of construction drawings the landscape plan must be stamped by a licensed landscape architect. 16. Review the attached Landscape Plan report and address comments that have been marked with the letter "N." 17. Under the new Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before signature of Final Plat. 18. Sidewalks shall transition between the residential single family zoning district and the residential multi -family and commercial zoning districts from 4' to 6' in width. 19. Sidewalks adjacent to Lot 97 along Castaway Drive shall be constructed prior to recordation of the final plat. The applicant shall construct or guarantee all required sidewalks in the subdivision prior to the recordation of the final plat. No additional sidewalk guarantee shall be required prior to issuance of a building permit for large scale developments on lots zoned RMF -12 and C-1. 20. All existing buildings shall be removed prior to the recordation of the final plat. Standard Conditions of Approval: 21. 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. 22. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub -outs prior to filing the fmal plat. K. IReports120071PC Reports103-12-071PPL 07-2475 (Bellwood Phase 11).doc March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 4 of 18 23. All street names and addresses shall be approved by the 911 coordinator. 24. 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). 25. 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. 26. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 27. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: Planning Commission Action: O Approved El Denied O Tabled Motion: Second: Vote: Meeting Date: March 12, 2007 K: IReports120071PC Reports103-12-071PPL 07-2475 (Bellwood Phase II).doc March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 5 of 18 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of March 19, 2007 TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Subdivision Committee From: Sarah K. Patterson, Urban Forester Date: March 6, 2007 ITEM # PPL 07-2415: Preliminary Plat (Bellwood PH II) Requirements Submitted: Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has a very small amount of canopy on the site. There are 12 significant oak and maple trees. Half of these trees will be removed March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 6 of 18 Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has a very small amount of canopy on the site. There are 12 significant oak and maple trees. Half of these trees will be removed March 12, 2007 Planning Commission PPL 07-2475 Bellwood SD Agenda Item 4 Page 6 of 18