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HomeMy WebLinkAbout2008-09-08 - Agendas - Final ayve T"r ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, September 8,2008, 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. Presentation of request—Applicant D. Public Comment 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. 2008 Planning Commissioners Sean Trumbo Lois Bryant Matthew Cabe James Graves Porter Winston Andy Lack Christine Myres Jeremy Kennedy Jill Anthes Tayve eTENTATIVE ARKANSAS The City of Fayetteville, Arkansas 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday,September 08,2008,5:30 p.m. Room 219, City Administration Building The following items will be considered: ConsentAjzenda: 1. Approval of the minutes from the August 25,2008 meeting. 2. LSP 08-2991: Lot Split(BRYAN REED,569): Submitted by DAVE BEVIS for property located at 4497 E. HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and the Planning Area and contains approximately 5.70 acres. The request is to divide the subject property into two tracts of 0.60 and 5.08 acres. Planner: Data Sanders 3. ADM 08-3091: (COBBLESTONE CROSSING PPL): Submitted by Dave Jorgensen for property located northeast of Crystal Springs Subdivision,east of Gypsum Drive. The property is zoned RSF-8,Residential Single Family 8 units/acre and RSF-4,Residential Single Family 4 units/acre and contains approximately 60.28 acres. The request is for a modification to the previously approved subdivision phasing for Cobblestone Crossing Preliminary Plat (PPL 07-2612). Planner:Andrew Gamer 4. ADM 08-3092: (COBBLESTONE CROSSING FPL): Submitted by Dave Jorgensen for property located northeast of Crystal Springs Subdivision,east of Gypsum Drive. The property is zoned RSF-8,Residential Single Family 8 units/acre and RSF-4,Residential Single Family 4 units/acre and contains approximately 17.40 acres. The request is for a modification to the previously approved Cobblestone Crossing Phase I Final Plat(FPL 07-2683). Planner: Andrew Gamer 5. PPL 08-3072: Preliminary Plat(TWIN CREEKS VILLAGE,172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE NE AND SE CORNER OF GREGG AVENUE AND VAN ASCHE DRIVE. The property is zoned C-1,NEIGHBORHOOD COMMERCIAL and contains approximately 20.71 acres. The request is for a commercial subdivision with 6 commercial lots. Planner: Jesse Fulcher Unfinished Business: 6. R-PZD 08-2898: (SOUTHPASS DEVELOPMENT,632): Submitted by APPIAN CENTER FOR DESIGN for property located WEST OF I-540 AND SOUTH OF HWY 62W AND NW OF CATO SPRINGS ROAD. The property is zoned R-A,RESIDENTIAL AGRICULTURAL and contains approximately 910.36 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with 809 single family lots,2,881 multi- family units,630 condominium lofts,344,000 square feet of non-residential space, 240 acres of preserved open space, and a 200+acre regional park. Planner: Andrew Gamer New Business: 7. ADM 08-3021: (UDC CHAPTER 157,NOTIFICATIONS): Submitted by Planning Staff,an amendment to the Unified Development Code,Chapter 157,Notification,to create consistency in City and applicant notification requirements for all projects,and proposing several amendments. Planner: Jeremy Pate 8. ADM 08-3094: (UDC CHAPTER 164.04,ANIMALS&FOWL): Submitted by Planning Staff, a request to amend Chapter 164 of the UDC,Unified Development Code,Animals&Fowl. The proposed amendment would permit 4 hens to be kept within residential districts, subject to several restrictions to achieve compatibility with adjacent land uses. Planner: Jeremy Pate 9. ADM 08-3054: (UDC CHAPTER 178,SIDEWALK CAFES AND VENDORS): Submitted by Planning Staff,a request to amend Chapter 178 of the UDC,Unified Development Code, Sidewalk Cafes. The proposed amendment would adopt street vendor and transient merchant regulations. Planner: Leif Olson 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 kerning impaired are available for all public hearings;72 hour notice is required. For further information or to request an interpreter,please call 575-8330. 7aye PC Meeting of September 8, 2008 ARKANSAS 125 W. Mountain St. THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Data Sanders, Current Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: September 2, 2008 LSP 08-2991: Lot Split(BRYAN REED,569): Submitted by DAVE BEVIS for property located at 4497 E. HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY- 4 UNITS/ACRE and in the Planning Area and contains approximately 5.70 acres. The request is to divide the subject property into two tracts of 0.60 and 5.08 acres. Planner: Dara Sanders Findings: Property Description: The subject property is located on East Huntsville Road, in the RSF-4 zoning district and the Planning Area, and contains one single-family structure. The 5.70-acre tract has approximately 138 feet of street frontage onto Huntsville Road. The original tract contains property along Huntsville Road that is incorporated and property to the rear (south) that has not been annexed. A private road is located along a portion of the west property line, as shown on the plat, which provides access to the rear tract. Table 1: Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Video Rental Store C-1,Neighborhood Commercial South Vacant Planning Area Single—family homes - RSF-4,Residential Single Family, 4 East units/acre, Planning Area West Single—family homes RSF-4, Residential Single Family,4 units/acre, Planning Area Request: The applicant requests to divide the 5.07-acre tract into Tracts A and B of 0.60 and 5.08 acres, respectively, and a variance from the lot width requirements of the Planning Area. Lots in the Planning Area require a minimum of 75 feet of frontage. Because of the location of the existing house and garage on the property and the limited amount of frontage for the large parcel, the applicant proposes to provide 101.65 feet of frontage for Tract A and 36 feet of frontage (a 39-foot variance) for Tract B to provide access to public water service. Adjacent Master Street Plan Streets: East Huntsville Road/Highway 16 (Principal Arterial) September 8,2008 K.IRepor1s120081PC Reports177September 8lLSP 08-2991(Reed).doc Planning Commission LSP 08-2991 Bryan Reed Agenda Item 2 Page 1 of 8 Right-of-way dedication: The applicant shall dedicate right-of-way in the amount of 48.5 feet from centerline for East Huntsville Road by warranty deed to meet the minimum requirements of the Master Street Plan. Water/Sewer: Public water is available to the site. Public sewer does not service properties outside of the City limits. Access: Currently, Tract A has access onto Huntsville Road by way of a curb cut that accesses a single-family home. Tract B contains an existing access to Huntsville Road by the private drive located along the west portion of the property. Additional curb cuts onto Huntsville Road at this location shall be permitted. The applicant does not intend to develop Tract B at this time. With approval of the lot split and variance requests, development of Tract B shall be limited to one (1) single-family dwelling until extension of a public street and utilities occurs to provide the tract with adequate street frontage. Recommendation: Staff recommends approval of LSP 08-2991 with the following conditions: Conditions of Approval: 1. Planning Commission determination of the associated variance request from Chapter 166.08 (17)(1) Bulk and Area Regulations, to vary the frontage requirements within the Planning Area from 75 feet to allow for reduced lot width as proposed on the plat. Staff recommends approval of the applicant's variance request, finding that the lot configuration is compatible with surrounding properties and finding that Tract B has sufficient access by means of the adjacent private street to the west of the subject property. 2. Prior to recordation of the lot split, the flood hazard note shall be updated to reflect the 2008 data. 3. Tract B shall be subject to Washington County Zoning criteria; the requested lot splits shall be approved by Washington County Planning prior to recordation of the plat. 4. Tract B shall access Huntsville Road by the private drive located along the western portion of the property. No additional curb cuts onto Huntsville Road at this location shall be permitted. 5. Development on Tract B shall be limited to one (1) single-family dwelling until extension of a public street and utilities occurs to provide the tract with adequate street frontage. 6. The applicant shall dedicate right-of-way in the amount of 48.5 feet from centerline for Huntsville Road/Highway 16 by warranty deed to meet the minimum requirements of the Master Street Plan. Standard Conditions of Approval: 7. Plat Review and Subdivision comments (to include written staff comments provided to September 8,2008 -- Planning Commission K.lRePorts12008PCRePortsll7-SePtember8VSP 08-2991(Reed).doc LSP 08-2991 Bryan Reed Agenda Item 2 - Page 2 of 8 the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 8. This lot split must be filed of record within one year from the date of approval or the approval is rendered null and void. Planning Commission Action: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meeting Date: September 8, 2008 September 8,2008 Planning Commission K.IReports120081PCReports177-September81LSP08-2991(Reed).doc LSP 08-2991 Bryan Reed Agenda Item 2 Page 3 of 8 FAYETTEVILLE THE CrrY OF FAYETTEVILLE,ARKANSAS 113 West Mountain St. Fayetteville,AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Dara Sanders,Planner Date: August 26, 2008 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (August 28, 2008 Subdivision Committee) Development: LSP—08-2991 Bryan Reed Surveyor: Douglas G. Hemmingway,PLS 1. Update the flood hazard note to using the 2008 data. Engineering Comments Page 1 of 1 September 8,2008 Planning Commission LSP 08-2991 Bryan Reed Agenda Item 2 Page 4 of 8 To: Fayetteville City Planning Commission From: Bryan Reed Re: Variance request Property Address: 4497 Huntsville Rd, Fayetteville, Ark 72701 This document is to petition to the Fayetteville City Planning Commission a "Variance Request" for the frontage requirements for the above mentioned property 4497 Huntsville Rd, Fayetteville, Arkansas 72701 The property is located in the Fayetteville City Planning Area. Thank You for your attention to this matter. Sincerely Bryan Reed- Owner �^ 4l Date 7 g September 8,2008 Planning Commission LSP.08-2991 Bryan Reed Agenda Item 2 Page 5 of 8 LSP08-2991 BRYAN REED Close Up View � ��� 1*? �'•' �'�1.'S`�k#p".��� `�'^'�.``-'�,.n"'�$ h;.�� (:--�°—. _ KEEN LN __ SUBJECT PROPERTY }\\;.1"\.Y,+\„�\aj�, @`..,,�R\i'"k`\\.2�i�, \ �iY y, x"""\�.�\ ')+.h. `i.'�yia•�':�,�2``..'nt'. 'ny '� a�,\\• _� v\'", Iw�a�"�..} `: �'y � „,",�.,cwig''l�" „°'"�''v�`� ,�vn '�'\�,e'�`"�*���tx.+�.'ta;er' •h.a`4`` 3,�.,. ��°�� ky� a '� T 5''sr �Sy l �. "�M..,,*�,�.9. �iL,,�,+���•�"'$ \1 �`�%� ���1�' v Joh. e �`7 <\n \F-?, aya, ji z•` "�';"S *vv a+ 'S ^.� � �t�4bv moi, k"i p �� Yl� ` > mUY`��{yv��y t�,v' Overview 0 75 150 300 450 600 Feet September 8,20 8 '. n LSP 08-2991 Bryan Reed Agenda Item 2 Page 6 of 8 �sPos-Zss� BRYAN REED One Mile View I a 9�I a t "Yly pl J Oj MA 0 AM", t }4S �Y3 k A y �zq s�d��'fjw �v } RSF 71 - oe- �SF- RSF-, ',,} a, g SUBJECT PROPERTY -a. - t< � ♦ Y5��,,y5�6 j! � � � — rc Y � Y t Y��'+'� RgYpAY I Y °sr' >�"-: yo kaY r� S I • � � Rscs x B Rs - ���� A F - "s"�q,. A ♦ y q �sp,�� '^Yl c,;.�14 ', �LL� a xlc+. 'CYA "?xe i t r 2�n a "y`^5 M Y`z tSCrz z. 6F4 r y1Tt- X r." isle. a I A I v f *®0 m � Overview Legend Boundary Subject Property -^„_(' ���Planning Area LSP08-2991 ;p000� 000000°Overlay District Outside City Legend a ® Hillside-Hilltop O erlay District 0 0.25 0.5 1 M les September 8,2008 LSP 08-2991 Bryan Reed Agenda Item 2 Page 7 of 8 September 8,2008 Planning Commission LSP 08-2991 Bryan Reed - Agenda Item 2 Page 8 of 8 7aye PC Meeting of September 8, 2008 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Current Planning DATE: September 2, 2008 08-3092: (COBBLESTONE CROSSING FPL): Submitted by Dave Jorgensen for property located northeast of Crystal Springs Subdivision, east of Gypsum Drive. The property is zoned RSF-8, Residential Single Family 8 units/acre and RSF-4, Residential Single Family 4 units/acre and contains approximately 17.40 acres. The request is for a modification to the previously approved Cobblestone Crossing Phase I Final Plat(FPL 07-2683). Planner:Andrew Garner BACKGROUND Background.• 03/13/06 The Cobblestone Crossing Preliminary Plat was originally approved by the Planning Commission on March 13,2006 for 194 single family lots on 60.28 acre and an overall density of 3.2 units per acre(PPL 06-1940). 04/01/07 On April 1, 2007 the City Council approved a rezoning of 17.22 interior acres of the subdivision from RSF-4, Residential Single Family 4 units/acre to RSF-8, Residential Single Family/8 units/acre (RZN 07-2504). 06/25/07 The applicant subsequently modified the preliminary plat to allow for an additional 13 lots over the previously approved plat;a total of 207 single family lots in two phases and an overall density of 3.4 units/acre. This modified preliminary plat was approved by the Planning Commission on June 25, 2007 (PPL 07-2612). 08/16/07 The Final Plat for the Cobblestone Crossing Subdivision.Phase I (35.67 acres) was approved by the Subdivision Committee on August 16,2007(FPL 07-2683)for 117 lots, however,the final plat was never recorded. Property Description: The overall Cobblestone Subdivision property contains approximately 60.28 acres located east of Salem Road, adjacent to Crystal Springs Phase I and Rockhaven Subdivision to the west and Crystal Springs Phase III to the south. The property is zoned RSF-4(43.03 acres)and RSF-8(17.22 acres) and is bisected by two Collector Streets shown on the Master Street Plan. Proposal: The applicant requests to modify final plat FPL 07-2683 (Cobblestone Crossing Phase I)to add three single family lots (lots 26, 27, and 47 identified on the modified plat) and to add a private driveway/alley along the rear of lots 18-35. If the associated phasing modification to the Preliminary Plat K..tReports12008WC ReportsII7-September 8WDM 08-3092(Cobblestone Crossing FPL Mod).doc September 8,2008 Planning Commisison ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 1 of 8 (ADM 08-3091) is approved, the final plat for the revised Phase I will be filed accordingly, once all improvements are complete and all conditions are met. RECOMMENDATION Finding the proposal meets all requirements of the Fayetteville Unified Development Code,Planning Staff recommends approval of ADM 08-3092, the requested modification to FPL 07-2683 (Cobblestone Crossing) as described above,with the following conditions: 1. Planning Commission determination of a waiver from Chapter 170.02 Adopted Drainage Criteria Manual(section 5.4.3),requiring that the limits of maximum ponding elevations for lots 26 and 27 are no closer than 100 feet horizontal from any building and greater than 2 feet below the lowest sill or floor elevation of any building. Staffrecommends approval ofthe requested waiver for lots 26 and 27 finding that the proposed retention pond will not be a detriment to the residents of the development. Additionally,prior to final plat recordation a decorative safety fence shall be required to be constructed as a barrier between lots 26 and 27 and the retention pond. 2. Change the signature block for park land dedication from "Park and Recreation Director" to "Park and Recreation Representative". 3. Water and sewer taps for the new lots(lots 26,27,and 47)shall be approved by the City prior to recording the final plat. 4. Add a note to the plat that the private alley at the rear of lots 18-35 shall be private and maintained by the Property Owner's Association. 5. The legal description for the revised final plat shall be approved by the City GIS Division prior to recordation. 6. Submit a revised copy of the final plat to the Planning Division for review prior to obtaining signatures. 7. All other conditions of approval for previously approved preliminary and final plats shall remain applicable. PLANNING COMMISSION ACTION: ❑ Approved ❑Denied ❑ Tabled Motion: Second: Vote: Meeting Date: September 8,2008 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-IReports120081PC Reportsll ZSeptember 814DM08-3092(Cobblestone Crossing FPL Mod).doc September 8,2008 Planning Commisison ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 2 of 8. . JORGENSEN & ASSOCIATES CIVIL ENGINEERS SURVEYORS 124 WEST SUNBRIDGE,SUITE 5 • FAYETTEVILLE,ARKANSAS 72703 (479)442-9127 • FAX(479)582-4807 DAVID L.JORGENSEN,P.E.,P.L.S. August 28,2008 City of Fayetteville 113 W. Mountain St. Fayetteville, AR 72701 Attn: Andrew Garner Re: Cobblestone Crossing Attached herewith,please find 12 copies of the Final Plat of Cobblestone Crossing,that has been approved. Please note the new phase line. Also enclosed, is the new plat showing just Phase 1,with the 3 new lots(Lots 47, 26 & 27)and a private alley along the backs of lots 18-35. This new phase line has been added, so that the developer does not have to bring as many lots online at this time. We would also like to request a waiver from the 100 feet minimum horizontal distance from the 100-year water surface elevation of the installed retention pond.The proposed lots immediately south of this pond will have a finished floor elevation that will be a minimum of 2 feet higher than the 100-year water surface elevation. Please place this item on the next agenda for the September 8d'Planning Commission. Please contact us for any questions that you may have,thank you. Sincerely; ave Jorge se , P. . September 8,2008 Plannin�gg�C�o��mmisison •STRUCTURAL DESIGN LAND DEVELOPMENT WATER SYSTEMS WASTEWATER SYS' '109I W1SUFME11tlN rossing Agenda Item 3 Page 3 of 8 required for Phase I of the development: ■ Payment of$70,000.00 for a traffic signal at Mt. Comfort/Salem. ■ Payment of$21,447.00 for cost of a left turn lane on Salem onto Mt. Comfort. ■ Assessments noted here ($91,447.00) shall be pro-rated over the 207 lots,paid prior to final plat. Based on 117 lots being final platted with this phase (57%), 57% of the total, or$52,124.79 shall be paid prior to this final plat. ■ Per the preliminary plat approval, an assessment shall be paid in the amount of $2,622.00 to the City for a left turn lane at Salem Road and "Street A". ■ The total amount of street improvements to be paid prior to signing the final plat of Phase I are Right-of-way to be dedicated: The applicant proposes dedication of right-of-way sufficient to comply with the requirements of the Master Street Plan (MSP). Internal streets are shown as 50' rights-of-way with 28' wide streets and 42' rights-of-way with 24' wide streets. In addition Raven Lane and Street `A' shall be dedicated as 70' rights of way. The Final Plan shall be revised to reflect all street names for the subdivision, as approved by the City 911 Coordinator. Tree Preservation: Existing: 0.17% Preserved: 0.01% Required: 0.17% Mitigation: Required; 12 two-inch caliper trees Recommendation: Staff recommends approval of FPL 07-2683 with the following conditions: Conditions of Approval: 1. Per the preliminary plat approval, the following street improvements are required: • Payment of$70,000.00 for a traffic signal at Mt. Comfort/Salem. ■ Payment of$21,447.00 for cost of a left turn lane on Salem onto Mt. Comfort. • Assessments noted here ($91,447.00) shall be pro-rated over the 207 lots, paid prior to final plat. Based on 117 lots being final platted with this phase (57%), 57%of the total, or$52,124.79 shall be paid prior to this final plat. ■ Per the preliminary plat approval, an assessment shall be paid in the amount of $2,622.00 to the City for a left turn lane at Salem Road and"Street A". ■ The total amount of street improvements to be paid prior to signing the final plat of Phase I are _Z . 2. The sidewalk along the detention pond, Lot 117, shall be constructed not guaranteed prior to final plat. All other sidewalks shall be constructed or guaranteed prior to the City signing the final plat. 3. The lot reserved for detention (Lot 117) shall be an un-buildable lot and owned and maintained by the P.O.A. 4. Dedication of right-of-way required for internal streets are shown on the plat with 50' rights-of-way with 28' wide streets and 42' rights-of-way with 24' wide streets. Raven Lane and Street `A,' Collector Streets on the Master Street Plan, shall be dedicated as 70' K..-W ndrew108-16-07 SCIFPL 07-2683(Cobblestone l).doc September 8,2008 Planning Commisison ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 4 of 8 rights of way. 5. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along public streets and at the intersections prior to final plat. Receipts from the electric company indicating installation of these street lights shall be submitted prior to the City signing the final plat, if they are not installed at that time. 6. Signs indicating future extension of right-of-way shall be installed at street stub-outs prior to the City signing the final plat. 7. A property line adjustment to change the lot lines to be consistent with the property lines as depicted on the final plat shall be approved by the City and recorded, prior to the City signing the final plat. 8. The following condition was approved as part of the preliminary plat in order to promote safe and orderly pedestrian and vehicular circulation: for lots less than 70 feet in width, the maximum curb cut width shall be 16 feet, as measured at the right-of-way line. 9. Corner lots adjacent to a Collector Street and a Local Street shall access only the local street. 10. Lots are encouraged to utilize shared drives to decrease curb cuts on the Collector Streets. 11. Payment of $64,380.00 in Parks fees for 116 new single family lots is due prior to application of signatures on the final plat. 12. The applicant shall submit a guarantee (letter of credit, bond, or cash) of$1,000 per lot prior to the recordation of the final plat for contributions to an interim solution to wastewater capacity concerns in the Owl Creek/Hamestring Creek basin, if the improvement is required. Final determination of the contribution shall be made by the City Engineer. 13. Mitigation will be required for this site in the amount of 12 (2) inch caliper large species trees. On-site mitigation is recommended. 14. At time of Final Plat, an On-Site Planting Plan will be required for approval by the Urban Forester and a 3-year maintenance and monitoring bond in the amount of $3000 submitted to the City. 15. Lot 91 does not appear to meet the minimum 50' lot width, and Lot 27 does not appear to meet the minimum 70' lot width. However, these lots are located on a curve so the lot width may be labeled at the building setback line. Revise the plat to clearly show that these lots meet minimum lot width requirements. 16. Revise the plat to reflect the street names as approved by the 911 Coordinator. 17. The applicant shall submit a letter indicating the scope, nature, and intent of the proposed K.Undrew108-l6-07SCTPL 07-2683(Cobblestone I).doc September 8,2008 Planning Commisison ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 5 of 8 j. t Final Plat. Standard Conditions of Approval- 18. 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). 19. Submit one final revised copy of the plat to the Planning Division for final approval prior to obtaining signatures. 20. The location, height and placement of any landscaped entry feature shall be reviewed by City staff for compliance with ordinance regulations and maintained by the Property Owner's Association. 21. 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. 22. Submit a digital copy of the approved final plat on CD to the Planning Division prior to recordation of final plat. 23. All street names and addresses shall be approved by the 9-1-1 Coordinator. 24. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 25. Impact fees for water, sewer, police and fire shall be paid in accordance with City ordinance. Additional conditions: a. Subdivision Committee Action: Approval ❑ Forwarded to P.C. ❑ Tabled Motion: yrW Second: W,�stc., Vote: '3-o-G Meeting Date: August 16,2007 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.Llndrewl08-16-07SC1FPL 07-2683(Cobblestone 1).doc September 8,2008 Planning Commisison ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 6 of 8 ADM08-3092 COBBLESTONE CROSSING FPL One Mile View 1LN1 1 1 ATQ 1 O \y�— 3g 99 1 O. 1 1 0; 1 Z C ocwoDD sr L m 4 \ FOREST VIEW Rp 1 1 �ifl~�i 4\4 1 1 1 W HOWARD NICKELL RO - j1^V+A}\eV\A �� \ "�' w HO qRD NICKELLRD It CFDAR RIDGE IN \ !_SALEM RD_ SAL MRD gLEM D SUBJECT PROPERTY cv}v Rsra t WEIR D WEIRRD r C A \1\ \ ..�, A al y�siJug� K > ✓�¢ 41\'�rR S G � Me,_ ,,JI �4�\::,t \��I�, aRSF�RQF-0 \ y�V+ a V',c"V" y`t,''.�.•'` ,. rtsE an pSr34tt.;��'v sV ''�: 3\ � a I Rt LORrDe Dr � 9Fa .�x.A,. �✓ ^+, a�3 P" a�'�'��✓�rc}'�`"at �"�,'' 'S — o i°Ki Overview Legend Boundary -"--- Subject Property '�N,Planning Area I I ®FPL07-2683 Q1O°o Overlay District LJ Outside City - Legend Hillside-Hilltop O erlay District 0 0.25 0.5 1 ` M les September 2008 anning ommisison ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 7 of 8 ADM08-3092 COBBLESTONE CROSSING FPL Close Up View i !�a e , at\� ,.., ', C 5,h\\ s•.. ! sti,as � S,. , ... ,i o, . :; �* 4 y�z a �. ,S n .�c' v-vs�; SUBJECT PROPERTY a � >`cin2'n �a n v,.,a� a �,\a\B aVa A. 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W a S i4�} A. ..,, .: 1 a�`N V"C e0.v5iA�OR'avS}�A a'7�gY'pp$�S�'•5a'4'+.)!a\\4t K:na mai OJT 19 Y��Viti�4� a, 3���'`�y �''�\- ?\ ���i� �a��'��a �t \�� \S Rep�"Aa e. \�t?? �1� I !i S �r-.a"^l bfa. v b\ c 2a °a� 'za1,V`S��4x�tSn i.3+•a .;aav zaa”'\^£' \v �\A aaRs.S�S%t,�+.i'a'liy�\xa',kA� \Ca;.i a V "i4, i;,a S'„a»�=. g,'\ \,al ktlai\ VA a 1\ k4k .,1A\� l .�ai4YS ,�\a\£.`�a a \,'l� a aVA ,\E�y�= yti.A is ,Ya E \"�\. 1: `S ,` aAAn `a�t,a tki:�,' , �,�\:. '\T,�. �,y.4 111,10"'11 11,1•. \���a4\li. . a ,.s. "2a'51ie\V`i \n,.uti. .vaeviv`f thahu >a?•Ua ..n�.ia\anipti aau\3�`nu:�A.'k\,.1 \b x\ . Overview ora..... 0 125 250 500 750 11000 o-_ Fee September8,2 8 n ADM 08-3091 FPL Cobblestone Crossing Agenda Item 3 Page 8 of 8 7aye PC Meeting of September 8, 2008 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate,Director of Current Planning DATE: September 2, 2008 ADM 08-3091: (COBBLESTONE CROSSING PPL): Submitted by Dave Jorgensen forproperty located northeast of Crystal Springs Subdivision,east of Gypsum Drive. The property is zoned RSF- 8 Residential Single Family 8 units/acre and RSF-4, Residential Single Family 4 units/acre and contains approximately 60.28 acres. The request is for a modification to the previously approved subdivision phasing for Cobblestone Crossing Preliminary Plat(PPL 07-2612). Planner:Andrew Gamer BACKGROUND Background: 03/13/06 The Cobblestone Crossing Preliminary Plat was originally approved by the Planning Commission on March 13, 2006 for 194 single family lots and an overall density of 3.2 units per acre(PPL 06-1940). 04/01/07 On April 1,2007 the City Council approved a rezoning of 17.22 interior acres of the subdivision from RSF-4,Residential Single Family 4 units/acre to RSF-8,Residential Single Family/8 units/acre (RZN 07-2504). 06/25/07 The applicant subsequently modified the preliminary plat to allow for an additional 13 lots over the previously approved plat; a total of 207 single family lots in two phases and an overall density of 3.4 units/acre. This modified preliminary plat was approved by the Planning Commission on June 25, 2007 (PPL 07-2612). 08/16/07 The Final Plat for the Cobblestone Crossing Subdivision was approved by the Subdivision Committee on August 16, 2007 (FPL 07-2683), however, the infrastructure for the subdivision was never fully completed and the final plat was neverrecorded. Property Description: The overall Cobblestone Subdivision property contains approximately 60.28 acres located east of Salem Road,adjacent to Crystal Springs Phase I and Rockhaven Subdivision to the west and Crystal Springs Phase III to the south. The property is zoned RSF-4(43.03 acres)and RSF-8 (17.22 acres) and is bisected by two Collector Streets shown on the Master Street Plan. KlReportsl20081PCRepor&117-September8L4DM08-3091(Cobblestone Crossing Phasing).doc - September 8,2008 Planning Commission ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 1•of 8 Proposal: The applicant requests to modify the phasing line approved with the preliminary plat (PPL 07-2612)and final plat(FPL 07-2683)to reduce the number of platted lots in Phase I from 117 lots(including one detention pond lot)to 53 lots(including one detention pond lot),as indicated in the attached plans. RECOMMENDATION Finding the proposal meets all requirements of the Fayetteville Unified Development Code,Planning Staff recommends approval of ADM 08-3091,the requested modification to the phasing line to PPL 07-2612 and FPL 07-2683 (Cobblestone Crossing) as described above, with the following conditions: 1. All other conditions of approval for previously approved preliminary and final plats shall remain applicable. 2. All public improvements shall be completed or bonded,in accordance with the UDC,prior to filing the final plat. PLANNING COMMISSION ACTION: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meeting Date: September 8,2008 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:IReports120081PCReportsV7-September8L4DM08-3091(Cobblestone Crossing Phasing).doc September 8,2008 Planning Commission ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 2 of 8 JORGENSEN & ASSOCIATES CIVIL ENGINEERS SURVEYORS 124 WEST SUNBRIDGE,SUITE 5 • FAYETTE-MLE,ARKANSAS 72703 (479)442-9127 • FAX(479)582-4807 DAVID L.JORGENSEN,P.E.,P.L.S. August 28, 2008 City of Fayetteville 113 W. Mountain St. Fayetteville,AR 72701 Attn: Andrew Gamer Re: Cobblestone Crossing Attached herewith, please find 12 copies of the Final Plat of Cobblestone Crossing,that has been approved. Please note the new phase line. Also enclosed,is the new plat showing just Phase 1,with the 3 new lots(Lots 47,26& 27)and a private alley along the backs of lots 18-35. This new phase line has been added, so that the developer does not have to bring as many lots online at this time. We would also like to request a waiver from the 100 feet minimum horizontal distance from the 100-year water surface elevation of the installed retention pond.The proposed lots immediately south of this pond will have a finished floor elevation that will be a minimum of 2 feet higher than the 100-year water surface elevation. Please place this item on the next agenda for the September 8th Planning Commission. Please contact us for any questions that you may have,thank you. Sincerely; M ve Jorge se , P. . September 8,2008 Planning Commission ADM 08-3092 PPL Cobblestone Crossing. STRUCTURAL DESIGN•LAND DEVELOPMENT WATER SYSTEMS•WASTEWATER SYSTEMS•LAND SURVEY'MOs Item 4 Page 3 of 8 required for Phase I of the development: ■ Payment of$70,000.00 for a traffic signal at Mt. Comfort/Salem. ■ Payment of$21,447.00 for cost of a left turn lane on Salem onto Mt. Comfort. ■ Assessments noted here ($91,447.00) shall be pro-rated over the 207 lots, paid prior to final plat. Based on 117 lots being final platted with this phase (57%), 57% of the total, or$52,124.79 shall be paid prior to this final plat. • Per the preliminary plat approval, an assessment shall be paid in the amount of $2,622.00 to the City for a left turn lane at Salem Road and "Street A". ■ The total amount of street improvements to be paid prior to signing the final plat of Phase I are 4$ 746 Right-of-way to be dedicated: The applicant proposes dedication of right-of-way sufficient to comply with the requirements of the Master Street Plan (MSP). Internal streets are shown as 50' rights-of-way with 28' wide streets and 42' rights-of-way with 24' wide streets. In addition Raven Lane and Street `A' shall be dedicated as 70' rights of way. The Final Plan shall be revised to reflect all street names for the subdivision, as approved by the City 911 Coordinator. Tree Preservation: Existing: 0.17% Preserved: 0.01% Required: 0.17% Mitigation: Required; 12 two-inch caliper trees Recommendation: Staff recommends approval of FPL 07-2683 with the following conditions: Conditions of Approval: 1. Per the preliminary plat approval, the following street improvements Ore required: ■ Payment of$70,000.00 for a traffic signal at Mt. Comfort/Salem. ■ Payment of$21,447.00 for cost of a left turn lane on Salem onto Mt. Comfort. ■ Assessments noted here ($91,447.00) shall be pro-rated over the 207 lots, paid prior to final plat. Based on 117 lots being final platted with this phase (57%), 57%of the total, or$52,124.79 shall be paid prior to this final plat. ■ Per the preliminary plat approval, an assessment shall be paid in the amount of $2,622.00 to the City for a left turn lane at Salem Road and"Street A". ■ The total amount of street improvements to be paid prior to signing the final plat of Phase I are 45 746 97 . 2. The sidewalk along the detention pond, Lot 117, shall be constructed not guaranteed prior to final plat. All other sidewalks shall be constructed or guaranteed prior to the City signing the final plat. 3. The lot reserved for detention (Lot 117) shall be an un-buildable lot and owned and maintained by the P.O.A. 4. Dedication of right-of-way required for internal streets are shown on the plat with 50' rights-of-way with 28' wide streets and 42' rights-of-way with 24' wide streets. Raven Lane and Street `A,' Collector Streets on the Master Street Plan, shall be dedicated as 70' KA4ndrervl08-l6-07 SCiFPL 07-2683(Cobblestone l).doc September 8,2008 Planning Commission ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 4 of 8 rights of way. 5. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along public streets and at the intersections prior to final plat. Receipts from the electric company indicating installation of these street lights shall be submitted prior to the City signing the final plat, if they are not installed at that time. 6. Signs indicating future extension of right-of-way shall be installed at street stub-outs prior to the City signing the final plat. 7. A property line adjustment to change the lot lines to be consistent with the property lines as depicted on the final plat shall be approved by the City and recorded, prior to the City signing the final plat. 8. The following condition was approved as part of the preliminary plat in order to promote safe and orderly pedestrian and vehicular circulation: for lots less than 70 feet in width, the maximum curb cut width shall be 16 feet, as measured at the right-of-way line. 9. Corner lots adjacent to a Collector Street and a Local Street shall access only the local street. 10. Lots are encouraged to utilize shared drives to decrease curb cuts on the Collector Streets. 11. Payment of $64.380.00 in Parks fees for 116 new single family lots is due prior to application of signatures on the final plat. 12. The applicant shall submit a guarantee (letter of credit, bond, or cash) of$1,000 per lot prior to the recordation of the final plat for contributions to an interim solution to wastewater capacity concerns in the Owl Creek/Hamestring Creek basin, if the improvement is required. Final determination of the contribution shall be made by the City Engineer. 13. Mitigation will be required for this site in the amount of 12 (2) inch caliper large species trees. On-site mitigation is recommended. 14. At time of Final Plat, an On-Site Planting Plan will be required for approval by the Urban Forester and a 3-year maintenance and monitoring bond in the amount of $3000 submitted to the City. 15. Lot 91 does not appear to meet the minimum 50' lot width, and Lot 27 does not appear to meet the minimum 70' lot width. However, these lots are located on a curve so the lot width may be labeled at the building setback line. Revise the plat to clearly show that these lots meet minimum lot width requirements. 16. Revise the plat to reflect the street names as approved by the 911 Coordinator. 17. The applicant shall submit a letter indicating the scope, nature, and intent of the proposed K.LlndrewWS-16-07 SCIFPL 07-2683(Cobblestone I).doc September 8,2008 Planning Commission ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 5 of 8 l _ Final Plat. Standard Conditions of Approval: 18. 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). 19. Submit one final revised copy of the plat to the Planning Division for final approval prior to obtaining signatures. 20. The location, height and placement of any landscaped entry feature shall be reviewed by City staff for compliance with ordinance regulations and maintained by the Property Owner's Association. 21. 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. 22. Submit a digital copy of the approved final plat on CD to the Planning Division prior to recordation of final plat. 23. All street names and addresses shall be approved by the 9-1-1 Coordinator. 24. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 25. Impact fees for water, sewer, police and fire shall be paid in accordance with City ordinance. Additional conditions: a. Subdivision Committee Action: Approval ❑ Forwarded to P.C. ❑ Tabled Motion: �yrP.S Second: wt..54r-, Vote: 3-0—C' Meeting Date: August 16,2007 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.LlndrewW-16-07 SCiFPL 07-2683(Cobblestone I).doc September 8,2008 Planning Commission ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 6 of 8 ADM 08-309 COBBLESTONE CROSSING PPL Close Up View em Egg 4 © a e I e PROPERTY � }� r Ree t � ® i r-n tin rk st,\tSt a�t`i��y3,."S{ikr..\e,.y`\ S•, �a.y�\�L1'"� t \ C r i ^•��,'+yet`,�'av��42i,;�r�i',14v44Xrh'.�t��ti�y� �.14\ �� i � t���\>\'-�l\4i\ ,RSF44 Nr\ Spl�.v� ,x�,��`\. ., a yavx '� v''+sd '•u..a ��a`3yC'�Y`Si`�l \ y `+'`F,.� n,�y? �t+Vivva\ave vx.itvv v vv \Av \1 :* W. ".:5"' "• vv i `.vr4 4 fi1C`5,yv f a w'4, v 5 v`�j Vex vUe3k.vv�,t�u,' �"?��bx;.e n'�'�Q�v��`'��` ' � 3 q 'w".�w N1 �'a�✓\ v':.yy�a v�''G. z"v v :. x4; 4l ;.'+ n' ♦ 1 km`kwa s ex f \ 5-` h :a�A'� .S 5V .�\x cA V"'.��vn �' i �1,��Sti > ti h x.�. v x A c e4r"irka �(�1 � *. s F av r I �.S`'� '*.,."� vr����� a`,' " »�'A4.�` "4.v°"`a*`^``'%a"S' N ,;baa v�,���axl ,.� t`�U wd�vl;2 v. "vrU`t�4: 5� '"AM2��2,~•A'�a�4sg k t CLAYS i1'D�It 1 CRYSTAL OR,' CRVS7AL�Rl�'� ,,,}74��'i'eb'1`a"}t�'�i ".'vltl, 1 ti'"$.A� 'ia1Y��b�, �C.h".+hk' Jh� �y•�" ��'^tU'���.z'tV}p �T ����'.� F. ��� ���;^;^a' s v \ra0.s5i it\"�r'�wvti'Y'a'�a `Ya M1 s`.. `fiYES 444 vA,,.v'., Ss vc��`���v�de"s�i a.,✓l�">��'�xN"fv ti r�<ti C 'hSy3a n SSV -vaa yarrarry 3 F `\,a0.cc ,.`? s sM -Z,.jA,. 'ir;,'^Y '".t�sari aC^a c v as�u"`„t {�f, `3w� ............... fi `�� y' " '{ '•�^a�`a\�vN�a''4't�-r`t '�:"r.�,ai�a."s't k l ''y`�.��a'"u p�4'�` ,t�;"'�a �Mk`ixr��vvi'2 `"'` �u, ,,n="` Overview 0 175 350 700 11050 1,400 Feet September 8,2 8 n ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 7 of 8 ADM08-3091 COBBLESTONE CROSSING PPL One Mile View 1 1 � jDOWERS LN � I. 1 � 1 1 0l ♦4W O 1 Q ; p II 1 x; OOG DST 1 N + N I FDR�ST VIEW RD - 1 I 1 1 En", a hk 1 £ w r y.'pl'YV oY 0. Y - T _ HO WARD N(CKFLL 0.0_ n HO ARO NICKELLRD — �'�-`33R..W�v,YW Au'.�.( Ad SUBJECT PROPERTY w y. CEDAR 0.IDGE LN CIn r. Yd K 4i -SALEM RO SALEM 0.D SALEM RD E D WE"D, WEtR RD L^^'"S �F�w PSV``'^'\�^ a`A� (';✓ "G '. uil- W,`n•.g � 'vn�yVe4�,.:c' "`BARITE DRRsr-a.} � rsw. x ✓�+� I,�e+F&r'-1 a ,f"�s a ' �v t"Qj�dd''ro s Y h� w� mxsFd}�w,rf � �¢� al Ike3� s(3 `a g �dunY ( °u�t(i`fic RfiF t r3`� to E { ,,,3 .p h SMV tL�&j (✓ W .:W Overview Legend Boundary Subject Property r_0 Planning Area I , ®PPL67-2612 J'O"O2 Overlay District LJ Outside City Legend ®Hillside-Hilltop O erlay District 0 0.25 0.5 1 M les Se tember8 2008 anning ommission ADM 08-3092 PPL Cobblestone Crossing Agenda Item 4 Page 8 of 8 7aye I PC Meeting of September 08, 2008 ARKANSAS 125 W. Mountain St. THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: September 02, 2008 PPL 08-3072: Preliminary Plat(TWIN CREEKS VILLAGE, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE NE AND SE CORNER OF GREGG AVENUE AND VAN ASCHE DRIVE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 20.71 acres. The request is for a commercial subdivision with 6 commercial lots. Planner: Jesse Fulcher Findings: Property: The subject property, Lot 20 of CMN II Phase 111, contains approximately 20.71 acres located on the northeast and southeast corner of Van Asche Drive and Gregg Avenue. The property is zoned C-1 and has been previously approved for site grading and retaining wall installation, which is nearly complete. In addition, the City recently completed the extension of Van Asche Dr. from Steele Blvd. to Gregg Ave. through the subject property. The subject property was previously a part of a larger 53.93 acres, collectively known as CMN II Phase III. A lot split and concurrent plat approved by the Planning Commission in 2007 created the subject property and Lots 19A, 19B, 19C immediately to the east. Lot 19C contains approximately 16.17 acres and borders the entire eastern property line of Lot 20. This tract was dedicated to the City of Fayetteville in 2007 to allow the continued extension of Scull Creek Trail and to serve as a permanent tree preservation area for Lots 19 and 20. Proposal: The applicant requests preliminary plat approval to create 6 lots for future development. After utilities have been installed to serve each lot,the applicants will be able to proceed with a final plat application. Surrounding Land Use and Zoning: Direction Land Use Zoning North Residential City of Johnson South Residential RSF-4, Residential Single-Family East Commercial Lots 19A-19C CMN II Phase III West Industrial City of Johnson K..-IReports120081PC Reportsl]7-September 81PPL 08-3072(Tivin Creeks Yi11age_C'tNOPHIII).doc September 8,2008 Planning Commission PPL 08-3072 Twin Creeks Village Agenda Item 5 Page 1 of 8 Water and Sewer System: Water and sewer lines are currently available along Gregg and Van Asche; however,these utilities will need to be extended through the development prior to final plat approval. Adjacent Master Street Plan Streets: Gregg Avenue (Minor Arterial) and Van Asche Drive (Principal Arterial) Right-of-way to be dedicated: Sufficient right-of-way has been previously dedicated to meet the Master Street Plan requirements for the adjacent streets. Street Improvements: Both Gregg Avenue and Van Asche Drive have been improved along the property frontage. An assessment may be made required at the time of development based on the traffic impact from each development, for the cost of a future traffic signal at Van Asche Drive and Steele Boulevard. Connectivity: The property has frontage on two existing streets. Curb-cuts for the development are indicated on the site plan, which are in compliance with the City's recently adopted Access Management Ordinance. Staff will review internal access as development occurs to ensure that an acceptable level of connectivity is provided. Tree Preservation: As noted herein, Lot 19C was previously dedicated to the City of Fayetteville to meet the tree preservation requirements for the lots in CMN II Phase III. Public Comment: Staff has not received any public comment. Recommendation: Staff recommends approval of PPL 08-3072 with the following conditions: Conditions of Approval: 1. Planning Commission determination of street improvements. Both Gregg Avenue and Van Asche Drive are improved streets; however, it is expected that traffic generated by the development of this 20-acre parcel will burden surrounding streets. Therefore, staff recommends that future development be evaluated for a potential assessment for the installation of a traffic signal at Van Asche Drive and Steele Boulevard, based on the impact of the development. The amount of the assessment will be determined at the time of development of each individual lot and shall be subject to Planning Commission approval. 8/28/08: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF STAFF'S RECOMMENDATION. 2. Screening between Lot 25 and the residential properties to the south shall be evaluated at the time of development. Screening requirements may include view obscuring vegetation, a screen wall that is complimentary and compatible to the principal structure, or as otherwise determined by the Planning Commission. K.IReports120081PC ReportsV7September 81PPL 08-3072(Twin Creeks Village_CMNII PH111).doc September 8,2008 Planning Commission PPL 08-3072 Twin Creeks Village Agenda Item 5 Page 2 of 8