HomeMy WebLinkAbout2001-08-27 - Agendas - Final AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday,August 27,2001 at 5:30
p.m. in the City Administration Building, 113 West Mountain Street,Room 219,Fayetteville,
Arkansas.
The following items will be considered: .
Approval of minutes from the August 13,2001 meeting.
New Business:
2. ADM 01-35.00: Administrative Item (McIlroy Bank, pp 401)was submitted by Chris Parton
of Crafton,Tull, &Associates on behalf of McIlroy Bank for property located on the northwest
corner of Wedington and Salem. The request is to revise the building materials of the approved
large scale development.
3. ADM 01-34.00: Administrative Item (Deerfield Place Lot 35,pp 571)was submitted by Jack
Parrish for property located at 5548-5598 east Hwy 16. The property is zoned R-O,Residential
Office and contains approximately 0.94 acres. The request is to waive the requirement of a large
scale development for this lot.
4. LSD 01-29.00: Large Scale Development(Fayetteville Public Library,pp 523)was submitted
by Garver Engineers on behalf of Fayetteville Public Library for property located at the
southwest intersection of Mountain Street and School Avenue. The property is zoned C-3,
Central Commercial and contains approximately 2.43 acres with a 88,750 sq. ft.building and
parking deck proposed.
5. LSD 01-28.00: Large Scale Development(Marriott Courtyard,pp 212)was submitted by
Andy Feinstein of Engineering Design Assoc. on behalf of Marriott Courtyard for property
located on lot 17 CMN Business Park Phase I. The property is zoned C-2, Thoroughfare
Commercial and contains approximately 1.95 acres. The request is to build a 108 room hotel.
6. CUP 01-20.00: Conditional Use(Crandall,pp 484)was submitted by Mel Milholland of
Milholland Company on behalf of Marc Crandall for property located at 110 N. School. The
property is zoned R-Q Residential Office and contains approximately 0.28 acres. The request is
for a multifamily dwelling(use unit 9) in an R-O zone.
7. RZN 01-15.00: Rezoning(Kerstetter& Glass Body Shop,pp 402)was submitted by Nick
Vandenburg on behalf of Karstetter& Glass Body Shop for property located at 2530 Wedington
Drive. The property is zoned R-1,Low Density Residential and contains approximately 1.76
acres. The request is to rezone to C-2, Thoroughfare Commercial.
1. Growth in Arkansas prepared by University of Arkansas at Little Rock Institute of
Government. Presentation by Mr.Hugh Earnest and Ms. Cindy Boland.
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(575-8264),City Administration Building,
113 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 meetings. 72 hour notice is required. For further information or to
request an interpreter,please call Don Bunn at 575-8330.
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item- Chairman
B. Presentation of request- Applicant
C. Public Comment
D. Response by Applicant/Questions &Answer with Commission
E. Action of Planning Commission(Discussion and vote)
NOTE TO MEMBERS OF THE AUDIENCE
If you wish to address the Planning Commission on an agenda item, raise your hand when the
Chairman asks for public comment. He will do this after he has given Planning Commission
members the opportunity to speak and before a final vote is taken. Public comment will only be
permitted during this part of the hearing for each item.
Once the Chairman recognizes you, go to the podium at the front of the room and give your
name and address. Address your comments to the Chairman, who is the presiding officer. He
will direct them to the appropriate appointed official, staff member or others for response. 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.
2001 Planning Commissioners:
Bob Estes - Chairman
Lorel Hoffman -Vice Chairman
Lee Ward- Secretary
Nancy Allen
Don Bunch
Sharon Hoover
Don Marr
Loren Shackelford
Alice Bishop
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(501)575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Sara Edwards, Associate Planner
THRU: Tim Conklin, City Planner
DATE: April 9, 2001
ADM 01-35.00: Administrative Item (Mcllroy Bank, pp 401)was submitted by Chris Parton
of Crafton,Tull, &Associates on behalf of Mcllroy Bank for property located on the northwest
corner of Wedington and Salem. The request is to revise the building materials of the approved
large scale development.
Findings: The large scale development was approved on June 28, 1999 for this project. This
property is zoned C-2 and will include a retail center with a Mcllroy Bank facility. The original
approval included a determination that the elevations presented were in compliance with
Commercial Design Standards. The original elevations included a block base around the foot of
the buildings. Red brick was used for the south and north sides of the building as well as entrance
structures on the east and west sides. E.F.I.S. or stucco was proposed for the walls behind the
signage and a red metal roof. The new proposal is to change the base of the building to red brick
and to replace the red brick walls with E.F.I.S. The red metal roof will remain.
Recommendation: Approval subject to Planning Commission determination of compliance with
Commercial Design Standards.
Background: This item was heard at the August 16, 2001 meeting of the Subdivision
Committee. Comments were in favor of the elevation changes. However, because this project
was approved at the full Planning Commission, and the Subdivision Committee felt it was
necessary to forward this item to the body that originally approved it.
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Date: July 23,2001
Comments:
H:\USERS\COMMON\Sara\PC Report\8-27-01\Mcilroy.doc
Planning Commission
August 27, 2001
ADMOI-35 Mcllroy Bank
Page 2.1
The"CONDITIONS OF APPROVAL"listed in this report are accepted in total without exception by the
entity requesting approval of this conditional use.
Name: Date:
H:\USERS\COMMON\Sara\PC Report\8-27-01\Mcilroy.doc
Planning Commission
August 27, 2001
ADMOI-35 Mcllroy Bank
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August 27, 2001
ADM01-35 McBroy Bank
Page 2.4
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(501)575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Sara Edwards, Associate Planner
THRU: Tim Conklin, City Planner,AICP
DATE: April 9, 2001
ADM 01-34.00: Administrative Item (Deerfield Place Lot 35, pp 571) was submitted by Jack
Parrish for property located at 5548-5598 E. Hwy 16. The property is zoned R-O, Residential
Office and contains approximately 0.94 acres. The request is to waive the Large Scale
Development requirement for this lot.
Findings: Mr. Jack Parrish is requesting the Planning Commission remove the condition that lot
35 in the Deerfield Place Subdivision be required to go through the Large Scale Development
process. This condition was recommended by staff and placed at the time of final plat approval.
Staff is forwarding this item for your consideration. The proposal on this lot is for two buildings
approximately 4000 square feet each with 33 parking spaces proposed.
Recommendation: Staff recommends denial of this request.
At the time the final plat was approved, staff felt it was important to see a large scale
development. A project this size will impact the adjacent residential property, and a large scale
development will allow for public comment throughout the development process and ensure that
the adjacent neighborhood is adequately protected.
Background:
This property was rezoned from A-1 to R-0 on June 18, 1996.
The final plat for Deerfield Place Subdivision was approved on June 11, 1998 at Subdivision
Committee level.
Planning Commission
August 27, 2001
ADM01-34 Deerfield Place
Page 3.1
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Date:. July 23,2001
Comments:
The"CONDITIONS OF APPROVAL"listed in this report are accepted in total without exception by the
entity requesting approval of this conditional use.
Name: Date:
H:\USERS\COMMON\Sara\PC Report\8-27-01\deerfield.doc
Planning Commission
August 27, 2007
ADM01-34 Deerfield Place
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LSD 01-29.00
Page I
PC Meeting of Aug.27.2001
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS Fayetteville Public Library,LSD
113 W. Mountain St.
Fayetteville,AR 72701
TO: Fayetteville Planning Commission Members
THRU: Tim Conklin, City Planner
FROM: Sara Edwards,Ron Petrie P.E.
DATE: August 23,2001
Project: LSD 01-29.00: Large Scale Development(Fayetteville Public Library, pp 523)
was submitted by Garver Engineers on behalf of the Fayetteville Public Library for property
located at the southwest intersection of Mountain Street and School Avenue. The property is
zoned C-3, Central Commercial and contains approximately 2.43 acres with a 88,750 sq. ft.
building and parking deck proposed.
Findings: This property is surrounded by streets on all four sides. The proposal is meeting
the right-of-way requirements of the Master Street Plan. There are 219 parking spaces planned
for the parking deck, nine parking spaces on West Street, and five parking spaces on Mountain
Street. The site contains 38% existing tree canopy. This development is preserving 7% of the
existing canopy. Replacement canopy proposed is 18% for a total of 25 % canopy. The
requirement in a C-3 zoning district is 15%canopy. The Landscape Administrator has
recommended approval of the proposed Tree Preservation Plan.
Recommendation: Approval subject to the conditions listed below.
Conditions of Approval:
L Planning Commission determination of a waiver request from §172.01(D)(3) Parking
Ratios. The requirement is 1 parking space per 1000 square feet of floor area, for a total
of 89 required. The proposal is for 219 spaces. See attached letter from applicant. The
Planning Staff is in support of the requested waiver.
2. Planning Commission determination of a waiver request from §169.06(C)(4)(e) of the
Grading Ordinance which states, "cuts adjacent to the public right of way shall be setback
a minimum of 25 feet, excluding driveways and access roads. The Engineering Staff is in
support of this waiver.
3. Planning Commission determination of required off-site street improvements. The
applicant is proposing the following street improvements:
A. Mountain Street -Move the street centerline 1.5' south and reconstruct street to be 26'
in width with additional street width for parallel parking spaces on both sides of the
street.
Planning Commission
August 27, 2001
LSDOI-28 Fay. Public Library
Page 4.1
LSD 01-29.00
Page 2
B. Rock Street-Move street centerline 2.0' south and reconstruct street to be 26 feet in
width.
C. West Avenue- Widen the street 8'to the east to provide for parallel parking on the
cast side. In addition,the 2001 overlay program includes an overlay for West Avenue and
subgrade improvements from Prairie Street to Center Street.
4. Planning Commission determination of compliance with Commercial Design Standards
including signage.
§166.14 SITE DEVELOPMENT STANDARDS AND CONSTRUCTION AND
APPEARANCE DESIGN STANDARDS FOR COMMERCIAL STRUCTURES.
D. Design Elements Guidelines for Commercial Structures.
1. The elements to avoid or minimize include:
a. Unpainted concrete precision block walls.
b. Square "boxlike" structures.
c. Metal siding which dominates the main facade.
d.Large blank, unarticulated wall surfaces.
e. Large out of scale signs with flashy colors.
5. Planning Commission determination of compliance with the Tree Preservation
Ordinance.Please see attached memos from Kim Hesse, Landscape Administrator and
Travis Brooks, the Landscape Architect for the project.
6. 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)
7. 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.
8. Sidewalk construction in accordance with current standards to include a minimum six
foot sidewalk.
9. Large Scale Development approval to be valid for one calendar year.
10. Approval of this project does not guarantee that sewer capacity will be available at the
time of construction.
11. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. Separate easement plat for this project
c. Project Disk with all final revisions
Planning Commission
August 27, 2001
LSD01-28 Fay. Public Library
Page 4.2
LSD 01-29.00
Page 3
d. Completion of all required improvements or the placement of a surety with the City
(letter of credit, bond, escrow) as required by §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.
Background:
The proposed Large Scale Development was reviewed at the August 1, 2001 Technical Plat
review and the August 16, 2001 Subdivision Committee meeting.
Discussion at the Subdivision Committee meeting included the waiver requests,tree
preservation, and Commercial Design Standards.
The Subdivision Committee forwarded the Large Scale Development to the full Planning
Commission subject to all staff comments.
INFRASTRUCTURE:
a) Water will be extended to serve this development.
b) Sanitary sewer. Existing
C) Streets. See Conditions of Approval.
d) Grading and Drainage. A preliminary grading plan and drainage report has been
submitted. A final plan and report will be required prior to beginning construction.
PLANNING COMMISSION ACTION: ves Required
Approved Denied
Date:
Comments:
Planning Commission
August 27, 2001
LSD01-28 Fay. Public Library
Page 4.3
LSD 01-29.00
Page 4
CITY COUNCIL ACTION: Required
Approved Denied
Date:
The "CONDITIONS OF APPROVAL", beginning on page one of this report, are accepted
in total without exception by the entity requesting approval of this development item.
by
title
date
Planning Commission
August 27, 2001
LSD01-28 Fay. Public Library
Page 4.4
Garver,Inc.
Engineers
3810 Front Street,Suite 10
Fayetteville,AR 72703
501-527-9100
FAX 501-527-9101
FAX 501-527-9101n GARNER ENGINEERS
August 6, 2001
Ron Petrie,P.E.
Staff Engineer
City of Fayetteville
113 West Mountain
Fayetteville,AR 72701
RE: Fayetteville Public Library
Large Scale Development
Grading Ordinance Waiver
Dear Mr.Petrie:
The Fayetteville Public Library Board of Directors requests a waiver from the
requirement of Unified Development Ordinance 169.06,Land Alteration Guidelines,
C.3.c,which states that:
"Cuts adjacent to public rights-of-way shall be setback a minimum of 25 feet, excluding
driveways or access roads."
The current C-3 zoning of this property allows the building to be set back from the
property line by five feet. Cuts will be required within the 25-foot setback to
accommodate the multilevel parking structure on which the Library will rest.
Your consideration of this matter is appreciated.
Sincerely,
GAARVER I ENGINEERS
(DO —
David Norman,P.E.
Senior Design Engineer
Planning Commission
August 27, 2001
LSD01-28 Fay. Public Library
JAProjects\2001\016100 Fay Library\Admin\correspd\lsd-waiver-ltr.doc Page 4.5
----A rni.r.—II—All. AR•Huntsville,AL•Madison,MS•Little R
Garver,Inc. -
Engineers
3810 Front Street,Suite 10
Fayetteville,AR 72703
501-527-9100
FAX 501-527-9101
w .garvennc.corn GARVER ENGINEERS
August s,2001
Sara Edwards
Planning Department
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
RE: Fayetteville Public Library
Large Scale Development
Conditional Use for Increased Parking
Dear Ms. Edwards,
The Fayetteville Public Library Board of Directors requests approval for conditional use
of Block 34 of the Original Town Plat of Fayetteville,Arkansas. The proposed number
of parking spaces for the Library is 219. This quantity exceeds 107 which is the
maximum allowed by Unified Development Ordinance 172.01,D.2. Please refer to the
attached memorandum from the Project Architect for an explanation of the methodology
used to determine parking requirements.
Respectfully,
GARVER I ENGINEERS
David Norman,P.E.
Senior Design Engineer
Attachments: MSR Memorandum
Planning Commission
August 27, 2001
LSDOI-28 Fay. Public Library
J:\Projects\2001\016100 Fay Library\Admin\correspd\lsd-waiver-ltr-02.doc Page 4.6
__...__., v.i.c.,,.e„e.au= na.H,,nlsville.AL•Madison,MS•Little Rock,
lug 19p M S a K t- i u _ -- —
MS & R
Meyer,Scherer&Rockcastle,Ltd.
Memorandum Architecrure,Interior Design.
and Urban Design
xx9 North znd Street
Minneapolis MN 55401.1420
612 375.0336 phone _
612 34z.zza6 fax
8 June 2001
To: David Norman, PE—Garver, Inc.
From: Sean M.Wagner
Project Fayetteville Public Library
Re: Parking Summary
Upon review of the parking requirements for the proposed Fayetteville Public Library we find
that the City's requirement of 1 space for every 1000 gross square feet of building does not
properly reflect historical data for this building type,as well as the actual building needs.
Based on that requirement, the library is required to provide only 89 spaces. The large public
meeting room, however, has been programmed for a minimum of 150 people. If it were
assumed that at any given public event two people were to arrive by car,that would leave
only 14 spaces available for staff and other library patrons.
Listed below is a chart illustrating recent library project in various parts of the country. We
have found the figures in this sample to be consistent with patron use patterns where
automobiles serve as the primary mode of transportation to and from the facility.
Library Gross BSF Spaces' GBSF/space Ratio
Carmel IN 116,000 301 385:1
Janesville. W1 65,500 121 541:1
Libertyville, IL 90,000 210 428:1
Henne in Coun , MN 186Z468 503 370:1
Fort Smith,AR 70,000 148 473:1
Average 527,968 1,283 412:1
Using this average, the target number of available parking spaces required for the Fayetteville
Public Library would be 219 (88,750 gbsf/412 sf).The following is a parking summary for
the library:
Location Public Handicap Staff Guest Subtotal
Mountain Street' 8 8
West Avenue' 9 9
Parkin Ram —LLl 59 1" 60
Parkin Ram —PK1 77 65 1' 84
Parkin Ram —LL2 29 16 32' S 67
Total 182 8' 32 6 228
The total number of spaces available within the parking structure is 211, and an additional
17 on-street spaces are provided. Utilizing the on-site parking alone results in a GBSF ratio of
1:\2000073fay\doc\2073mc10.doc -
Eyeal Oppommity Employer
Planning Commission
August 27, 2001
LSD01-28 Fay. Public Library
_... -- Page 4-7
lug ,02 01 01 ; 19p M S & R , L T D s12-atz-zuo r• �
420:1,which is well within the acceptable limits for facilities of this type. Easy access to
public transportation, low impact transportation (walking and bicycles), and the proximity of
the site ro the downtown area should also be considered as important factors in
understanding the future transportation patterns for the facility. It should be noted that the
site has the capacity to accommodate additional surface parking in the southwest corner of
the site in lieu of the public green-space shown on the plans.This,however,was seen as being
in contradiction with the stated landscape and environmental goals of the project, and was
not considered a viable option.
Finally,we would recommend that, in lieu of a variance to exceed the parking requirements,
the City consider revising their parking ordinance to properly reflect both historical and
actual use patterns to avoid the construction of future facilities with inadequate on-site
parking.
Notes:
1. Figures include public,handicap,and staff parking.
2. Mountain Street also includes a two-car drop�off lane on the South side of the street near the intersection
- - - of Mountain Street and School Avenue.
3. No parking restrictions apply to public spaces along West Avenue.
4. Dedicated carpool space. -
5. Figures indude one van-accessible space.
6. Space is vmraccessible.
7. Staff parking includes three dedicated carpool spaces.
8. Complies wills SBCCI Section 1104 requirements for accessible parking facilities.
cc: Jim Foster,FAIA-AFHJ
Jeffrey Scherer,FAIA-MSR
Louise Schaper,FPL
File
1:120000i3fayWod2073me10.doc -
Equal opportunity Employer _... _..
Planning Commission
August 27, 2001
LSDOI-28 Fay. Public Library
Page 4.8
RECEIV7D
BROOKS m„r222001
Mnm PLANNING W
RESIDENTIAL IN COMMERCIAL LANDSCAPE DESIGN
Memorandum
DATE: August 21, 2001
TO: Kim Hesse, Landscape Administrator
City of Fayetteville
FROM: Travis Brooks, ASLA
RE: Replacement Tree Canopy for the Fayetteville Public Library
CC: Sarah Edwards
The following information is the percentages of tree canopy preservation and
replacements at the Fayetteville Public Library. None of these calculations include any
of the canopy, existing or proposed, within the easements and right of ways.
15 %Tree Canopy Required to be Preserved in C-3 Central Business
Total Area of Site 2.23 acres
96,973 square feet
Total Area of Existing Tree Canopy .86 acres
37,255 square feet
38 %of Total Site Area
Existing Tree Canopy Preserved .16 acres
6,908 square feet
7 % of Total Site Area
Replacement Tree Canopy .41 acres
17,742 square feet
18 % of Total Site area
Total Canopy .57 acres
24,650 square feet
25 % of Total Site Area
Planning Commission
August 27, 2001
300 W. MOUNTAIN FAYETTEVILLE, AR 72701 LSD01-28 Fay. Public Library
Page 4.9
FAYETTPVILLE •
THE CITY OFFAYETTEVILLE.ARKANSAS
DEPARTMENTAL CORRESPONDENCE
TO: Planning Commissioners
FROM: Kim J. Hesse, Landscape Administrator
DATE: August 15, 2001
SUBJECT: LSD 01-29 / Fayetteville Public Library
I recommend approval of the tree protection plan for the proposed Fayetteville Public Library.
I have been involved with the planning and design of the Library site and inventoried the trees to
confirm their species and evaluate their health. Patti Erwin, Urban Forester for the Arkansas
Forestry Commission also inventoried the site and together we discussed hazard and health
issues of many of the trees on this site. Although there are healthy, substantial trees proposed
for removal, many of the trees are in poor health. The Tree Preservation Plan reports the species,
size and health of every tree onsite.
I have worked with the Architect, Engineer and Library representatives for this project for some
time and much discussion has occurred over the preservation of as many trees as possible. This
library has been designed to meet the communities needs into the year 2020. Between square
footage requirements for the building and parking, much of the site selected for the library will be
utilized for infrastructure leaving little room for preservation of natural resources. To add to the
complication of designing for future needs of the community on a limited site, the site has an
elevation change of 35' diagonally across the site. The site was selected due to its proximity to
the center of town and due to economic viability. The design of the site, outside of the building
footprint, works with as many existing trees as possible. Because a facility like this will bring
increased traffic to the area, site distance issues had to be addressed at the intersections of the
streets surrounding the library. A few of the healthier, larger Oak trees on the site are located
above a tall retaining wall that must be removed and the area graded to increase visibility to the
intersection of Rock and West Ave. Obviously these trees had to be sacrificed in order to provide
safe access to and from the library.
I am approving a plan that preserves less than the required percent of tree preservation. As is
stated in the ordinance, my recommendation is based on whether I believe the site can be
reasonably developed and the trees saved. Due to the site's spatial and physical limitations in
relation to the size of the building proposed for this site, little can be done to preserve more of the
canopy than is proposed.
Planning Commission
August 27, 2001
LSD01-28 Fay. Public Library
Page 4.10
LS001-29.00 FAYETTEVILLE PUBLIC LIBRARY
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Plannin Commission
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0 0.125 0.25 0.5 075 LSD01-28 Fay. Public Library
Page 4.12
LSD 01-28.00
Page I
PC Meeting of Aug. 27,2001
FAYETTEVILLE
- THE CITY OF FAYETTEVILLE,ARKANSAS Marriott Courtyard,LSD
113 W. Mountain St.
Fayetteville,AR 72701
TO: Fayetteville Planning Commission Members
THRU: Tim Conklin, City Planner,AICP
FROM: Sara Edwards, Ron Petrie P.E.
DATE: August 23,2001
Project: LSD 01-28.00: Large Scale Development (Marriott Courtyard, pp 212) was
submitted by Andy Feinstein of Engineering Design Assoc. on behalf of Long & Cox Properties
for property located on Lot 17, CMN Business Park Phase I. The property is zoned C-2,
Thoroughfare Commercial and contains approximately 1.95 acres. The request is to build a 108
room hotel.
Findings: This property is located south of Proctor& Gamble on Plainview Avenue and is
surrounded by C-2 zoning. Plainview Avenue is classified as a Collector on the Master Street
plan. The applicant is dedicating the required 10 additional feet of right-of-way. Cross access is
being provided to the north. There are no rare or landmark trees on the site.
Recommendation: Approval subject to the conditions listed below.
Conditions of Approval:
1 Planning Commission determination of a requested waiver from the Commercial Design
Standards to reduce the required 15' landscaped area along the front property line. The
applicant is requesting a 10' reduction, in order to provide only 5' of landscaped area(See
attached letter from applicant). Staff is in support of this waiver due to the change in the
Master Street Plan that occurred after the platting of this lot. Because, the street is
already constructed, there will be a 6'green space between the curb and the sidewalk, a
6' sidewalk, and a II'to 15' green space between the sidewalk and parking lot. The I P
to 15'green space between the sidewalk and parking lot will consist of 10'of additional
right-of-way dedication to the City per the Master Street Plan.
2. Large scale development approval shall be contingent upon approval of the requested
vacation of utility easements on this site. This item was heard at the August 13, 2001
Planning Commission meeting and was recommended to City Council for approval.
3. Planning Commission determination of the requested waiver of§ 172.01(D)(3),parking
ratios. The requirement is for 1 parking space for every room plus one additional space
per employee. There are 108 rooms and 6 employees, which makes the requirement 114
parking spaces. The request is to provide 5 fewer spaces than required, or 109 parking
Planning Commission _
August 27, 2001
LSD01-28 Marriott
Page 5.1
LSD 01-28.00
Page 2
spaces.
4. Planning Commission determination of compliance with Commercial Design Standards
including signage.
§166.14 SITE DEVELOPMENT STANDARDS AND CONSTRUCTION AND
APPEARANCE DESIGN STANDARDS FOR COMMERCIAL STRUCTURES.
D. Design Elements Guidelines for Commercial Structures.
1. The elements to avoid or minimize include:
a. Unpainted concrete precision block walls.
b. Square "boxlike" structures.
c. Metal siding which dominates the main facade.
d. Large blank, unarticulated wall surfaces.
e. Large out of scale signs with flashy colors.
5. 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)
6. 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.
7. Large Scale Development approval to be valid for one calendar year.
8. Approval of this project does not guarantee that sewer capacity will be available at the
time of construction.
9. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. Separate easement plat for this project
c. Project Disk with all final revisions
d. Completion of all required improvements or the placement of a surety with the City
(letter of credit, bond, escrow) as required by §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.
Background:
Planning Commission
August 27, 2001
LSD01-28 Marriott
Page 5.2
LSD 01-28.00
Page 3
The proposed Large Scale Development was reviewed at the August 1, 2001 Technical Plat
review and the August 16, 2001 Subdivision Committee meeting.
Discussion at the Subdivision Committee meeting included the waiver requests and Commercial
Design Standards.
The Subdivision Committee forwarded the Large Scale Development to the full Planning
Commission subject to all staff comments with the addition that Proctor& Gamble be contacted
to request a shared parking agreement and that a materials board be presented to review
commercial design standards.
INFRASTRUCTURE:
a) Water will be extended to serve this development.
b) Sanitary sewer. Existing
C) Streets. Existing.
d) Grading and Drainage. A preliminary grading plan and drainage report has been
submitted. A final plan and report will be required prior to beginning construction.
PLANNING COMMISSION ACTION: -yes-Required
Approved Denied
Date:
Comments:
CITY COUNCIL ACTION: Required
Approved Denied
Planning Commission
August 27, 2001
LSD01-28 Marriott
Page 5.3
LSD 01-28.00
Page 4
Date:
The "CONDITIONS OF APPROVAL",beginning on page one of this report,are accepted
in total without exception by the entity requesting approval of this development item.
by
title
date
Planning Commission
August 27, 2001
LSD01-28 Marriott
Page 5.4
Y
ENGINEERING DESIGN ASSOCIATES,P.A.
134 WEST EMMA AVENUE
SPRINGDALE, ARKANSAS 72764
501-756-1266
FAX: 501-756-2 129
July 23, 2001
Fayetteville Planning Commission
113 West Mountain Street
Fayetteville, Arkansas 72701
RE: Waivers, Courtyard by Marriott
Dear Sir or Madam,
Please find enclosed for your review and approval Large Scale Development plans for the above referenced project.
We are requesting waivers for 2 requirements. First is a reduction in required number of parking spaces from 114
spaces to 110. The hotel has 108 rooms and 6 employees. Because of slope constraints on the site and allotments for
landscaping the maximum number of parking spaces that reasonably fit on the project is 110. Because employees will
typically be day time users we do not feel there will be a conflict with guest parking which are typically evening to
morning users of these spaces.
The second requested waiver is for landscaping requirements along the right-of-way. Plainview is a newly completed
city street that was final platted with a 50'right-of-way. The master street plan calls for Plainview to be a Collector
street with a 70'right-of-way. The plans indicate an additional 10'of right-of-way dedication to the city per the master
street plan. The requested waiver is for a reduction of the required 15' landscaped area from rights-of-way to parking
areas. These plans call for a 5'distance from the new right-of-way to the proposed curb of the parking area thus a
reduction of 10'. The parking lot is located 15' from the old right-of-way for Plainview. Sidewalks will match those
to the north and south of the project.
Please let me know if you need additional information or have any questions.
Sincerely,
Andy Feinstein, Project Manager
copy: file
Planning Commission
August 27, 2001
LSDOI-28 Marriott
Page 5.5
LS001-28.00 MARRIOTT
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