HomeMy WebLinkAbout2008-05-12 - Agendas - FinalTayelteyi;le
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISSION
Monday, May 12, 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
It' 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
Audy Lack Christine Myres
Jeremy Kennedy Jill Anthes
1•
a e ne 1'�TARKANSAS a TENTATIVE
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISSION
Monday, May 12, 2008, 5:30 p.m.
Room 219, City Administration Building
The following items will be considered:
ConsentA.enda:
1. Approval of the minutes from the April 28, 2008 meeting.
2. CCP 08-2973: (LAKEWOOD S/D LOTS 77-96, 137): Submitted by H2 ENGINEERING, INC. for
property located at N OF ZION RD., W OF RANDALL PL. The property is zoned R-PZD, RESIDENT.
PLANNED ZONING DIST. and contains approximately 1.53 acres. The request is to re -plat lots 77-96 of
the approved Residential Planned Zoning District, R-PZD 05-1599. Planner: Andrew Garner
3. ADM 08-3000: (BUNGALOWS AT CATO SPRINGS, 600): Submitted by BURKE LARKIN for
property located N OF CATO SPRINGS RD., W OF CLINE AVE. The property is zoned R-PZD,
RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 5.52 acres. The request is
for a reduction of the required street improvement assessment. Planner: Andrew Gamer
Unfinished Business:
4. RZN 08-2971: (WALKER PARK NEIGHBORHOOD): Submitted by THE CITY OF
FAYETTEVILLE THE SUBJECT PROPERTIES ARE ROUGHLY BOUNDED BY ARCHIBALD
YELL BLVD., HUNTSVILLE ROAD, MORNINGSIDE DRIVE, 15TH STREET AND S. SCHOOL
AVENUE. The properties are zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE, C-2,
THOROUGHFARE COMMERCIAL AND P-1, INSTITUTIONAL and contain approximately 303.45
acres. The request is to rezone the various properties within the boundaries of the Walker Park
Neighborhood to NC, Neighborhood Commercial (128.19 acres), DG, Downtown General (107.41 acres),
and MSC, Main Street Center (19.94 acres.) Planner: Karen Minkel
New Business:
None
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.
ay revile
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Andrew Garner, Senior Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: May 6, 2008
PC Meeting of May 12, 2008
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
CCP 08-2973: Concurrent Plat (LAKEWOOD S/D LOTS 77-96, 137): Submitted by H2
ENGINEERING, INC. for property located at N OF ZION RD., W OF RANDALL PL. The
property is zoned R-PZD, RESIDENT. PLANNED ZONING DIST. and, contains approximately
1.53 acres. The request is to re -plat lots 77-96 of the approved Residential Planned Zoning
District, R-PZD 05-1599.
Planner: Andrew Garner
Findings:
Property & Proposal: The subject property consists of approximately 1.53 acres located in the
southeast comer of the Lakewood Gardens Subdivision, which is west of Crossover Road and
immediately northwest of the intersection of Randal Place and Zion Road.
The Fayetteville City Council approved R-PZD 05-1599 (Lakewood Subdivision) on September
20, 2005 for zoning and preliminary plat approval of a residential development with 95
residential lots. The final plat approval for the subdivision was recorded on January 17, 2007.
The applicant now requests approval of a concurrent plat to re -plat lots 77-96 into lots 77-90.
This re -plat slightly increases the size of the lots resulting in an overall reduction in six
residential lots from the subdivision.
Surrounding Land Use/Zoning
Direction
Land Use
Zoning
North
Pasture; single family residential
R -A
South
Woodbury Subdivision
R-PZD 06-2190
East
Undeveloped lot; Fayetteville Athletic Club
RMF -24; R -O; C-1
West
Open pasture
R -A
Right-of-way dedication: Sufficient right-of-way was dedicated with the final plat — no
additional dedication needed.
Water/Sewer/Street Improvements: This subdivision does not affect the public original water,
sewer, and street improvements. Several of the existing meters serving the individual lots will
need to be removed or relocated.
Access: Public streets serve the subject development with direct access to Randall Place and
K: IReports120081PC Reports109-May 121CCP 08-2973 (Lakewood Sub Lots 77-96).doc
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 1 of 8
Zion Road.
Parkland Dedication: Fees in -lieu of parkland dedication in the amount of $52,725 for 95 single
family lots have been paid prior to recordation of the final plat. The concurrent plat will reduce
the number of residential lots by six, for a total of 89 lots in the subdivision.
Recommendation: Staff recommends approval of CCP 08-2973 with the following
conditions:
Standard Conditions of Approval:
1. All conditions of approval and zoning criteria associated with R-PZD 05-1599, except
that modified by the Fayetteville City Council, shall remain in force.
2. All existing meters required to be moved shall occur prior to recording the concurrent
plat.
3. All construction shall meet Building Code criteria, including minimum separation
from building walls.
4. Provide three updated copies of the PZD plats and booklets with the zoning criteria
and plats updated to reflect the revised lot configuration from the concurrent plat.
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).
Additional Conditions:
Planning Commission Action: ❑ Approved ❑ Denied ❑ Forwarded
Motion:
Second:
Vote:
Meeting Date:
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: IReports120081PC Reports109-May 121CCP 08-2973 (Lakewood Sub Lots 77-96).doc
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 2 of 8
�a�/y/7 laeville
/ AF:K&N.5A5
THE CITY OF FAYETTEVILLE, ARKANSAS
PC Meeting of May 12, 2008
TREE PRESERVATION and PROTECTION REPORT
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3472
To: Fayetteville Planning Commission
From: Carole Jones, Interim Urban Forester
Date: May 6, 2008
ITEM # CCP 08-2973: Concurrent Plat (Lakewood S/D Lots 77-96)
Requirements Submitted:
FINDINGS:
This site was originally reviewed with the R-PZD of Zion Gardens. This
concurrent plat will subdivide Lots 77 — 95 (19 lots) into Lots 77 — 89 (13
lots). On-site mitigation was required with the original development.
Several of the mitigation trees are to be located around these lots and along
Zion Road and Randall Place. All mitigation trees required from the
previous development will still be required.
Conditions of Approval:
1. All on-site mitigation trees required from previous reviews shall be planted,
inspected and bonded before the certificate of occupancy will be granted for
these lots. Mitigation trees cannot be located within any utility easements.
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 3 of 8
Initial Review with the Urban Forester
Y
Site Analysis Map Submitted
Y
Site Analysis Written Report Submitted
Y
Complete Tree Preservation Plan Submitted
FINDINGS:
This site was originally reviewed with the R-PZD of Zion Gardens. This
concurrent plat will subdivide Lots 77 — 95 (19 lots) into Lots 77 — 89 (13
lots). On-site mitigation was required with the original development.
Several of the mitigation trees are to be located around these lots and along
Zion Road and Randall Place. All mitigation trees required from the
previous development will still be required.
Conditions of Approval:
1. All on-site mitigation trees required from previous reviews shall be planted,
inspected and bonded before the certificate of occupancy will be granted for
these lots. Mitigation trees cannot be located within any utility easements.
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 3 of 8
aye eve le
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3469
TO:
FROM:
DATE:
SUBJECT:
Andrew Garner, Associate Planner
Alison Jumper, Park Planner
April 30, 2008
Parks & Recreation Subdivision Committee Review Comments
******************************************************************************
Meeting Date: May 1 , 2008
Item: CCP 08-2973, (Lakewood S/D lots 77-96, 137)
Park District: NE
Zoned: R-PZD
Billing Name & Address: Zion Place, LLC P.O. Box 4034 Fayetteville, AR 72702
Land Dedication Requirement
Single Family @ .024 acre per unit = acres
Multi Family @ .017 acre per unit = acres
Mobile Home @ .024 acre per unit = acres
Lot Split
COMMENTS:
Money in Lieu
95 @ $555 per unit = $52,725
�@ $393 per unit = $
@ $555 per unit = $
@ $555 per unit = $
• PRAB recommended accepting money in lieu of land for 95 single family units on June
6, 2005. This decision was based on the project's proximity to Lake Fayetteville.
• Fees in the amount of $52,725 for 95 single family lots have been paid for this
development.
CCP08--1
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 4 of 8
cN2
ENGINEERING, INC.
April 3, 2008
City of Fayetteville
Planning Division
113 West Mountain St.
Fayetteville, AR 72701
RE: LAKEWOOD — CONCURRENT PLAT
REPLAT OF COF PROJECT # FPL 06-2261 LOTS 77-96
To Whom It May Concern:
Please accept this letter as our official request for Concurrent Plat approval for the
proposed replat of Lots 77-96 of Lakewood Subdivision. The intent of this application is
to reduce the number of platted lots by 6 lots thereby providing the opportunity to enlarge
the remaining lots. This proposed change is a result of market demand for a larger
residential unit than what was initially proposed for this area.
Lots 77-96 origianlly represented 19 residential lots and 1 common area lot. The revised
plat reflects a total of 13 residential lots and 1 common area lot. No additional
infrastructure improvements are needed to serve the revised parcels.
Respectfully,
Kipp Hearne, P.E.
H2 Engineering, Inc.
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 5 of 8
CCP08-2973
Close Up View
LAKEWOOD S/D LOTS 77-96
Overview
0 75 150 300 450 600
Feet
CC
Planni
P 08-2973
May 12, 2008
ng Commission
Lakewood:
/D Lots 77-6
Agenda item 2
Page 6 of 8
LAKEWOOD S/D LOTS 77-96
CREEKKR
03=
Overview
Legend
Subject Property
IAA CCP08-2973
Boundary
Planning Area
0 rg Overlay District
onoo
L J Outside City
0 0.25 0.5
Legend
Hillside -Hilltop Ot
1 May 12, 2006
p pCp,(1$, Planning Commission
IVI ICJ2973 Lakewood AgendD Lots a Item 2
Page 7 of
erlay District
3
May 12, 2008
Planning Commission
CCP 08-2973 Lakewood S/D Lots 77-96
Agenda Item 2
Page 8 of 8
Tirekev
A RICAN 5A5e
THE CITY OF FAYET I EVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Andrew Garner, Senior Planner
Glenn Newman, Staff Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: May 6, 2008
PC Meeting of May 12, 2008
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
ADM 08-3000: (BUNGALOWS AT CATO SPRINGS, 600): Submitted by BURKE LARKIN for
property located N OF CATO SPRINGS RD., W OF CLINE AVE. The property is zoned R-PZD,
RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 5.52 acres. The
request is for a reduction of the required street improvement assessment. Planner: Andrew Gamer
Findings:
Background: On August 30, 2007, the Planning Commission approved Final Plat 07-2678 for
development of the Bungalows at Cato Springs Subdivision consisting of 31 single family residential
lots on 5.52 acres. The property is zoned R-PZD 05-1797 (Bungalows at Cato Springs) and is
located on the north side of Cato Springs Road, west of Cline Avenue and east of Cato Springs
Branch.
Proposal: The applicant requests approval to amend condition of approval No. 1 from FPL 07-2678
to reduce the amount of assessment required to be paid for improvements to Cato Springs Road from
$46,337.50 to $41,999.00, a reduction of $4,338.50.
Discussion: Condition of approval for FPL 07-2678 currently reads as follows:
"Payment of an assessment to the City for the cost of widening Cato Springs Road to 14'
from centerline including storm drains, curb and gutter, pavement and sidewalks in the
amount of $46.337.50. "
The dollar amount for the assessment amount was derived by City Engineering staff at the time of
preliminary plat, in the absence of a cost estimate from the applicant, and was based on a standard
cost per linear foot for road construction. This dollar amount was carried forward and included in
the conditions for the final plat approval. The applicant has now provided staff with a detailed cost
estimate for the cost of the road improvements which is $4,338.50 less than the original number. As
shown in the attached memo, City Engineering staff has reviewed the cost estimate and finds it
acceptable to cover the required improvements to Cato Springs Road along the property frontage.
K: I REPORT8120081 PC REPORTS109-MAY 721 ADM 08-3000 B UNGALOWSSTREETASSESSR ED UCTION.DOC
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 1 of 12
Recommendation: Staff recommends approval of ADM 08-3000 to change condition of approval
No. 1 from FPL 07-2678 to read as follows:
"Payment of an assessment to the City for the cost of widening Cato Springs Road to 14'
from centerline including storm drains, curb and gutter, pavement and sidewalks in the
amount of $16,337.50. $41,999 00 "
PLANNING COMMISSION ACTION: ves Required
Approved Denied
Date: May 12, 2008
Comments:
The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without
exception by the entity requesting approval of this development item.
By
Title
Date
K IREPORTS120081PCREPORTSI09-MAY I11ADM 08-3000 BUNGALOWSSTREETASSESSREDUC[ION.DOC
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 2 of 12
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: 479-575-8206
ENGINEERING DIVISION CORRESPONDENCE
TO:
FROM:
DATE:
SUBJECT:
Planning Commission Members
Glenn E. Newman, Jr., P.E., Staff Engineer
May 6, 2008
The Bungalows at Cato Springs — Cato Springs Assessment
At the May 8, 2006 Planning Commission Meeting, PPL 06-2011 Preliminary Plat (Bungalows at
Cato Springs) was approved with the Planning Commission determination of $46,337.50 of street
improvements on Cato Springs Road. At this time the applicant had not presented a cost estimate as
requested by engineering and subsequently the engineering department prepared the above
referenced assessment based on our standard at the time of $110 per linear foot of improvements for
the property frontage.
At the August 30, 2007 Subdivision Committee Meeting, FPL 07-2678 Final Plat (Bungalows at
Cato Springs) was approved with the Planning Commission determination of $46,337.50 of street
improvements on Cato Springs Road.
The applicant has presented a unit price breakdown of the proposed street improvements in the
amount of $41,999 that has been reviewed and approved by the Engineering Department. (Please see
the attached breakdown)
The Engineering department recommends acceptance of the revised street assessment total in the
amount of $41,999 for The Bungalows at Cato Springs.
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 3 of 12
Dm
CO 03
(0 -1
zm
c)
--10)
=DD
my
CO CO
Ao
0o
mz
z to
oz
> z
1 G)
(m
0x
z
Z G)
T0
z
o Z
Om
o0
D40
m
mo
fns
A
---I to A
Z
0 m
mm
c
01
m 0
c
CCDO
> -I
zD
r
c
c
m
A
Z
D 50
1 to
ob
Cn O
m
11
z
G)
Cn
T1
n
A
W
N>
10
co
CO
V
O
(TI
A
co
N-,
CD
3
STORM DRAINAGE
FLARED END SECTION
FINAL DRESS UP AND SEEDING
INLET
TEMPORARY TRAFFIC CONTROL
6 FT SIDEWALK
12' CURB & GUTTER
ISAWCUT (INCLUDES TAPERS)
OFFSITE TAPERS (30 mph) Hillside
(OFFSITE TAPERS (30 mph) Pavement (2/3/4)
12" TYPE!! HMAC
3" BINDER
I4" BLACK BASE ASPHALT
UNDERCUT & INSTALL HILLSIDE (2')
Description
A
01-s--s>s ro
N
(T
O
a
('PTI
(T
VOl00(CO
CDD A
189
0
c
0)
c
rmm
m>>cc
rr
mm
SF J
r
m
CY
LF
Co
�-C
Cn
0) -I
-<Z
C
z
r:
EA
co
o
$ 250.00 1
$ 100.00
$ 2,000.00
EA
01
o
0
$ 3.00
Efl
C O
0
Ef) EA
N O
0 0
$ 24.75 1
EA
Co
0
EH EA
O O
0 0
E!9
O
0
Unit Price
1
CD
N
V
0
O
o
6 250.00
N
O
0 0
OO
O O
6 500.00
V
W
01
O
o
3,277.50
N_
O
O
0
800.00
6 1,485.00
N?
O
0
-+a
-CO V
0
(TI O
0 0
4J
V
0
O
0
0 --I
O=
Nm
me
cnz
-10
f l
r
m<
m V)
73
73
0>
v0
-N
.o 23
-o
xi
Oz
0m
m
z
D
r
0
z
0
0
-o
it1
z
co
73
0
v
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda It
Pag of 12
05/05/2008 16:15 FAX 479 964 2075
1310 West Main Street
Russellville, AR 72801
May 5, 2008
REAL PRACTICES INC
Mr. Andrew Garner
Senior Planner
125 West Mountain
City of Fayetteville, AR 72701
RE: Fees for Cato Springs Road Improvements
Andrew,
IJJ001
(4619.)7-m07C
x_ (j1) Pr-8zoz:
This is my request to appear before the Fayetteville Planning Commission, May
12, 2008, in reference to item, PPL 06-2011, regarding the ability to lower the
Road Impact fee from $46,337.50 to the calculated/bid number of $41,999.00.
The cost of development can be extremely high, and every dollar counts. We are
ready to bring new construction, for sale, affordable housing to the City of
Fayetteville, through the Bungalows at Cato Springs. I believe the Engineering
Department is in agreement with lower amount. The higher amount was
calculated using a number derived from a calculation, rather than a bid or a
contractor's estimate.
Please accept this letter as my request for an appearance at the May 12th
Planning Commission,meeting.
M. Burke Larkin
Developer -Bungalows at Cato Springs
479.968.2001 (P)
479.9642008 (F)
www.realdevelopmentinc.com
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 5 of 12
ayeen. le
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Subdivision Committee
FROM: Andrew Garner, Senior Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: August 28, 2007 Updated August 30, 2007
SC Meeting of August 30, 2007
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
FPL 07-2678: (BUNGALOWS @ CATO SPRINGS, 600): Submitted by MCCLELLAND
CONSULTING ENGINEERS for property located at N OF CATO SPRINGS RD., W OF
CLINE AVENUE. The property is zoned R-PZD 05-1979 BUNGALOWS AT CATO
SPRINGS and contains approximately 5.52 acres. The request is for final plat approval of a
Residential Planned Zoning District with 31 residential lots.
Property Owners: Bungalows at Cato Springs, LLC Planner: Andrew Garner
Findings:
Background: This property was rezoned from RSF-4, Single -Family Four Units Per Acre to
Residential Planned Zoning District (R-PZD) 05-1797, Bungalows at Cato Springs on December
20, 2005. The R-PZD zoning criteria allows for single family development in two residential
planning areas with a variety of bulk and area regulations. The Preliminary Plat (PPL 06-2011)
was approved by the Planning Commission on April 24, 2004.
Properly: The subject property contains part of two tracts totaling 5.52 acres. The property is
located on the north side of Cato Springs Road, west of Cline Avenue. The property has been
developed with streets and infrastructure for the Bungalows at Cato Springs Subdivision. The
Cato Springs Branch Creek and wooded area traverses north -south near the western edge of the
property and an old railroad spur is to the north. The site is zoned R-PZD 05-1797 (Bungalows
at Cato Springs) and as shown in Table 1 is immediately surrounded by single-family residential
and undeveloped land, with a variety of zoning.
Table 1
Surrounding Land Uses and Zoning
Direction From Site
Land Use
Zoning
North
Undeveloped; Single -Family Residential
1-1
South
Single -Family Residential
RSF-4
East
Single -Family Residential
RSF-4
West
Undeveloped (Cato Springs Branch and associated
floodplain)
RSF-4; 1-1
RSF-4, Residential Single -Family Four Units Per Acre
RMF -24, Residential Multi -Family 24 Units Per Acre
1-1, Heavy Commercial and Light Industrial
K:IReporls120071SC Reports108-30-071FPL 07-2678 (Bungalows Q Cato Springs).doc
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 6 of 12
Proposal: The applicant request final plat approval for the Bungalows at Cato Springs
Residential Planned Zoning District with 31 residential lots.
Water and Sewer: Water and sewer lines have been installed to provide adequate service to the
proposed development.
Adjacent Master Street Plan Streets: Cato Springs Road (minor arterial).
Right-of-way to be dedicated: 45' from centerline right-of-way along the project's Cato Springs
Road frontage, 50' for the proposed South Florida Way, and 24' for the proposed alleys.
Street Improvements: As approved as part of the Preliminary Plat, required street improvements
include payment of an assessment to the City for the cost of widening Cato Springs Road to 14'
from centerline including storm drains, curb and gutter, pavement and sidewalks in the amount
of $46 337.50. This assessment for the delayed street improvement is planned to be utilized with
the City's improvements of the larger Cato Springs Road improvement project currently being
designed.
Tree Preservation: Existing: 7.4%
Preserved: 1.8%
Required: 7.4%
Mitigation: Required; 31 two-inch caliper trees to be planted on-site as
street streets.
Recommendation: Staff recommends approval of FPL 07-2678 with the following conditions:
Conditions of Approval:
1. Payment of an assessment to the City for the cost of widening Cato Springs Road to 14'
from centerline including storm drains, curb and gutter, pavement and sidewalks in the
amount of $46,337.50.
2. Payment of an assessment in the amount of $3,686.50 to the City for the cost of
constructing South Florida Way from where it stubs -out, to the north property line
(approximately 10').
Add Note No. 15 to state that, "The property owners to the east, Lots 8-14 in the .
McClinton's Subdivision, have public alley access to their property off of Eastern Loop,
by dedication of right-of-way to the property line. Should they desire to construct access
to their property from the public alley, the fence and vegetation along the Bungalows at
Cato Springs eastern property line may be removed to allow access and the remaining
fence and vegetation shall be repaired at the expense of the owner/developer constructing
the access."
4. The required fence along the eastern property line shall be constructed and inspected
prior to the City signing the final plat. The vegetative plantings must be planted before
the first home in the development received a final Certificate of Occupancy.
K: IReports120071SC Reports108-30-071FPL 07-2678 (Bungalows @ Cato Springs).doc
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 7 of 12
5. Dedication of right-of-way in the amount of 45' from centerline along the project's Cato
Springs Road frontage, 50' for the proposed South Florida Way, and 24' for the proposed
alleys.
6. Access for all lots is allowed only off of alleys.
7. Interior sidewalks shall be constructed or guaranteed prior to final plat.
8. Street lights shall be installed or guaranteed with a maximum separation of 300 feet and
at intersections along Cato Springs Road and the interior streets. Receipts from the
electric company indicating installation of these street lights shall be submitted prior to
the City signing the final plat.
Prior to signing the final plat signs shall be installed and approved at the northern street
stub -out indicating future extension of public right-of-way.
10. Payment of $16.650 for 30 new single-family units in lieu of dedication of parkland, prior
to final plat.
11. 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.
12. Building permits for homes will be reviewed (plan and elevation) to confirm general
compliance with the approved PZD design standards.
13. All existing structures and driveways on the property not incorporated into the
subdivision shall be removed and the areas re -vegetated prior to recordation of the final
plat.
14. The plat should be revised as follows:
a. Zoning Criteria. PA -1. Purpose. Change PA -2 to PA -1
b. Zoning Criteria. PA -3. Purpose. Change RSF-3 to PA -3.
c. Lot 32. Add a note that this lot is an un -buildable lot limited to parkland and tree
preservation uses.
d: Change the Setback Requirements table to be titled "Planning Areas", delete the
front side, and rear columns in the table, and add a row under PA -2 listing that
PA -3 is lot 32.
e. The plat should be revised to have two points in Arkansas State Plane
Coordinates.
f. Include a note on the plat that all residential driveways shall have a maximum
width of 24 feet measured at the right-of-way.
15. Submit a revised copy of the plat to Planning Staff for review prior to obtaining
signatures.
K: IReports12007LSC Reports108-30-071FPL 07-2678 (Bungalows @ Cato Springs).doc
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 8 of 12
16. Impact fees for water, sewer, police, and fire shall be paid in accordance with City
ordinance.
Tree Preservation and Landscape Plan Conditions:
17. Mitigation will be required in the amount of 31(2) inch caliper large species trees. These
trees will be planted on-site as street trees. A Tree Mitigation Planting Plan has been
submitted to the Urban Forester for approval.
18. Before signature of Final Plat, a bond, letter of credit, or check in the amount of $7,750
shall be submitted to the City of Fayetteville. These trees will be planted with
development of the single family homes and must be inspected by the Urban Forester
before a certificate of occupancy will be granted. The amount is held for 3 -years to
ensure the maintenance of the mitigated trees. If after the 3 years, 90% are found to be
healthy, the amount is released in full
19. A vegetative buffer is required along the eastern property line. This landscape must be
planted before the first home in the development receives a final certificate of occupancy.
Please contact the Urban Forester for an inspection.
Standard Conditions of Approval:
20. 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)
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.
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.
K. IReports[20071SC Reports108-30-071FPL 07-2678 (Bungalows Q Cato Springs).doc
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 9 of 12
Additional conditions:
a.
b.
c.
Subdivision Committee Action: X Approval 9 Forwarded to P.C. 9 Tabled
Motion: Ostner
Second: Cabe
Vote: 3-0-0
Meeting Date: August 30, 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.'IReports120071SC Reparts108-30-071FPL 07-2678 (Bungalows @ Cato Springs).doc
May 12, 2008
Planning Commission
ADM 08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 10 of 12
FPL07-2678
Close Up View
BUNGALOWS @ CATO SPRINGS
PErrIGRGW.
;PATO SPRING R --- CATO SPRINGS RD,.-.
Overview
esE
May 12, 2008
Planning Commission
08-3000 Bungalows at Cato Springs
Agenda Item 3
Page 11 of 12
Overview
Legend
Subject Property
FPL07-2678
Boundary
Planning Area
Overlay District
Ii Outside City
0 0.25 0.5
Legend
SI Hillside -Hilltop Overlay District
1
M
May 12, 20d8
Planning Commission
Ltdt000 Bungalows at Cato Springs
'IGJ Agenda Item 3
o.,Qg ^2,ar 2
Tare evile
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of May 12, 2008
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Karen Minkel, Senior Long Range Planner
THRU: Jeremy Pate, Director of Current Planning
Tim Conklin, Planning and Development Management Director
DATE: May 7, 2008 (Update)
RZN 08-2971: (WALKER PARK NEIGHBORHOOD): Submitted by THE CITY OF
FAYETTEVILLE. THE SUBJECT PROPERTIES ARE ROUGHLY BOUNDED BY
ARCHIBALD YELL BLVD., HUNTSVILLE RD., MORNINGSIDE DR., 15TH STREET AND S.
SCHOOL AVENUE. The properties are zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE, C-
2, THOROUGHFARE COMMERCIAL AND P-1, INSTITUTIONAL and contain approximately
303.45 acres. The request is to rezone the various properties within the boundaries of the Walker
Park Neighborhood to NC, Neighborhood Commercial (128.19 acres), DG, Downtown General
(107.41 acres), and MSC, Main Street Center (19.94 acres.)
Planner: Karen Minkel
BACKGROUND:
Staff first presented the proposed rezoning of the Walker Park Neighborhood to the Planning
Commission on April 28, 2008. The Commission tabled the rezoning and scheduled a work
session to address areas of concern expressed by commissioners and members of the public. The
work session was held on May 6, 2008, and Commissioners Trumbo, Anthes and Kennedy
attended.
Several broad concepts were discussed during the work session. Jefferson Square was one of the
ideas that stakeholders expressed the most excitement about during the charrette. Limiting
Downtown General zoning districts to nodes on 6th Street rather than extending the zoning along
the entire length of 6th Street is one way to encourage the development of the Square concept.
This priority served as a key criterion when discussing specific areas identified in the table
below. Commissioners also discussed how the Illustrative Plan is used when determining
appropriate zoning. Staff conveyed that the Illustrative Plan is a loose guide that is conceptual
only. The Illustrative Plan is not tied to specific parcels, so some infill development shown on
the Plan was not appropriate or feasible to reflect in the zoning.
Specific areas and questions were also discussed as follows:
NC=Neighborhood Center
DG=Downtown General
MSC=Main Street Center
Area of Concern
Question(s)
Proposal
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighhorhood).doc
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 1 of 16
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighborhood).doc
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 2 of 16
Discussed
Morningside
Drive
Is the DG (blue)
zoning too big or too
small?
Commissioners proposed keeping the NC block
because it reflects the existing uses as well as the
Illustrative Plan. The NW corner of Morningside
and 15th Street was changed from DG to MSC
(teal) in order to encourage a predominantly
commercial node along a major corridor. The DG
area extending south from Huntsville Road along
Morningside Drive was left as originally proposed.
Huntsville Road
and 6th Street
Would it be
appropriate to change
from NC (green) to
DG in order to create
another node?
This area was discussed as the gateway to the
neighborhood from the east, and the Illustrative
Plan showed greater density at this intersection.
The NE and SE corners were changed from NC to
DG. In order to emphasize the significance of
Jefferson Square, the NW and SW corners were
left as NC.
Willow Avenue
between 6th
Street and 7th
Street
Should this block
change from NC to
DG to complete
Jefferson Square?
Changing this block from NC to DG was
determined to be appropriate in order to enhance
the sense of enclosure on both sides of Willow
Avenue and complete the Square.
4th Street and
Washington
Avenue
Should this area
change from NC to
DG in order to reflect
the Illustrative Plan?
While this area may later be appropriate for more
dense and intense development, NC was
determined as being appropriate at this time; NC
reflects the existing uses within this area.
11th Street and
Willow Avenue
Is the mix of DG and
NC appropriate at this
intersection?
This area was left as proposed. The Illustrative
Plan shows row houses as part of the large parcel
north of the Housing Authority property. However,
the zoning is tied to parcels and changing this
large parcel to DG would be incompatible with the
single-family dwellings across the street.
Commissioners decided not change the DG to NC
at the SE corner, since the DG reflects an existing
use.
Block of Locust
between 5th
Street and 6th
Street
Should the area
change from DG to
NC?
The proposed zoning was left as originally
proposed because the DG serves as a transition
area between the MSC (existing zoning) and NC
zones.
South School
Avenue
Should the proposal
show a greater area of
The commissioners supported the original
proposal, which concentrates more dense and
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighborhood).doc
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 2 of 16
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighborhood).doc
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 3 of 16
MSC?
intense development at the intersection of 15th
Street and South School Avenue rather than
dispersing it over a larger area.
Trey Morrison:
2 parcels at the
SE corner of
Church Avenue
and 6th Street
Should the property
owner's parcels
change from NC to
DG?
The commissioners proposed changing these two
parcels and the parcel at the NE corner of 7th Street
and Church Avenue from NC to DG because the
Illustrative Plan showed the vacant parking lot
developing with more density than what is allowed
in NC and changing these parcels would provide
for greater compatibility between both sides of
Church Avenue.
Mark Sugg: 3
parcels on 7th
Street between
Wood Avenue
and Willow
Avenue
Should the property
owner's parcels
change from NC to
DG?
In order to highlight Jefferson Square, the
commissioners proposed to limit the DG area to
the Square area and key intersections along 6th
Street.
Dorothy
Ashworth: 1
parcel on the NE
corner of 7th
Street and Wood
Avenue
Should the property
owner's parcel change
from NC to DG?
This parcel was included in the discussion about
the intersection of 6th Street and Wood Avenue.
The commissioners decided to limit the DG are to
the two parcels at the NE and SE corners of the
intersection.
Marc Crandall:
1 parcel on
Wood Avenue
between 7th
Street and 15th
Street
Should the property
owner's parcel change
from NC to DG?
The property owner has an existing multi -family
dwelling on the parcel with 7 units. Zoning the
property DG would be a form of spot zoning,
which is discouraged in the City's Unified
Development Code. The commissioners decided to
keep the parcel NC.
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighborhood).doc
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 3 of 16
Tare eville
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of April 28, 2008
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Karen Minkel, Senior Long Range Planner
THRU: Jeremy Pate, Director of Current Planning
Tim Conklin, Planning and Development Management Director
DATE: April 18, 2008
RZN 08-2971: (WALKER PARK NEIGHBORHOOD): Submitted by THE CITY OF
FAYETTEVILLE. THE SUBJECT PROPERTIES ARE ROUGHLY BOUNDED BY
ARCHIBALD YELL BLVD., HUNTSVILLE RD., MORNINGSIDE DR., 15TH STREET AND S.
SCHOOL AVENUE. The properties are zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE, C-
2, THOROUGHFARE COMMERCIAL AND P-1, INSTITUTIONAL and contain approximately
303.45 acres. The request is to rezone the various properties within the boundaries of the Walker
Park Neighborhood to NC, Neighborhood Commercial (128.19 acres), DG, Downtown General
(107.41 acres), and MSC, Main Street Center (19.94 acres.)
Planner: Karen Minkel
BACKGROUND:
Property Description: The subject property is roughly bounded by the southern boundary of the
Downtown Master Plan area, Huntsville Road, Morningside Drive, 15th Street and South School
Avenue (See attached maps.). The property consists of multiple zoning districts. Surrounding land
use and zoning for each section is depicted in the following table.
TABLE 1: SURROUNDING LAND USE AND ZONING:
Direction
Land Use
Zoning
North
Single-family dwellings, Commercial, Multi-
family dwellings
MSC, NC, DG, R -O, RMF -24, RSF-8
South
Industrial, Multi -family dwellings
I-1, RMF -24, R -A
East
Open pasture/agricultural
RSF-4
West
Single-family dwellings, Industrial
I-1, RMF -24
Proposal: As discussed within the adoption of the Walker Park Neighborhood Master Plan by the
City Council, the City of Fayetteville proposes to change the zoning of the property identified above
in order to accurately reflect existing uses as well as maintain a sustainable balance of commercial,
residential and institutional uses within the neighborhood. The proposed zoning draft was included
in the Walker Park Neighborhood Plan adopted by the City Council on February 5, 2008.
Public Comment and Participation: The Walker Park Neighborhood charrette was held September
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighhorhood).doc
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 4 of 16
21 to 27 in the fall of 2007. Close to 200 stakeholders participated during the process and 97 percent
of the surveyed participants at the Work -in -Progress session, where the proposed zoning was first
viewed, said they believed the Plan was on the right track. Of those respondents, 9 percent believed
that encouraging higher density was a top priority and another 7 percent believed that mixed income
housing was a top priority. Some of the comments in response to what was valued in the Plan
included, "Creation of high-density mixed-use and townhouses" and "Encouraging higher density
(as we are so near to the heart of town) and the mixed uses and amenities that go along with
density."
The survey also asked if there were elements missing from the Plan. Six comments addressed zoning
specifically:
• We need to know specifically what is allowed/encouraged in the proposed zoning and what
incentives will catalyze development. I am concerned that single-family homes, which are
not a sustainable development pattern, are being promoted proximate to downtown.
• It is important to remember the neighborhood's proximity to downtown and the need for
density, commercial and mixed used.
• I don't support the creation of and preservation of single-family homes. They are inefficient
and unaffordable.
• The neighborhood preservation concept seems to inhibit positive development of my
neighborhood.
• Allowing zoning to allow lots to be divided for roads and alleys where there is none isn't
good for the existing neighborhoods. Sticking with no dividing existing lots or land holdings
keeps integrity of community and keeps out developers.
• Too much greenspace being changed into homes.
Planning Staff mailed postcard notices about the rezoning to all property owners within the Walker
Park Neighborhood as well as to adjacent property owners. In addition, Planning Staff held an open
house with the proposed zoning from April 14 through April 22. During that period, several
residents dropped by to ask questions. Staff also received several phone calls and one written
comment from Mark Sugg and one in-person visit from Trey Morrison, both property owners in the
area. Mr. Sugg would like to see several of the lots east of Willow Avenue between 6th and 7t1
Streets zoned to Downtown General rather than Neighborhood Conservation. Mr. Morrison would
like two parcels east of Church Avenue between 6th and 7th Streets also zoned Downtown General.
INFRASTRUCTURE:
Streets: Street improvements will be evaluated as developments are proposed.
Water and Sewer: The Engineering Division evaluated the neighborhood in preparation for the
charrette. The neighborhood has a good backbone of large diameter lines (12" or greater) for
both the water and sewer system which provides sufficient sewer capacity and water pressure for
the area. The one weak area in respect to water is the southwest corner of the boundary. This
area, which is near the intersection of S. School Avenue and 15th Street, will need to have
additional lines placed to create loops across S. School to compensate for the lack of large
diameter mains.
K: (Reports 120081PC Reports109-May 121RZN 08-2971 (Walker Park Neighborhood). dor
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 5 of 16
While there is a good backbone of large diameter pipe in the area, there are also many lines that
do not meet the current minimum sizes. There are numerous 1.5" to 4" diameter water lines that
are serving the existing structures as well as 6" diameter sewer mains. There are also fire
hydrants that are connected to 4" mains which do not provide adequate fire flow. With
redevelopment of the neighborhood, each of these water and sewer lines will need to be replaced
with a minimum of 8" diameter mains and water loops will need to be created where possible to
provide adequate flow to each lot.
Each individual development in this area will have to be evaluated on a case by case basis to
determine the extent of improvements necessary.
Drainage: Standard improvements and requirements for drainage will be required as development is
proposed.
Fire: The fire department does not anticipate any additional calls for service or reduced response
times based on the proposed rezoning.
Police: It is the opinion of the Fayetteville Police Department that this rezoning will not
substantially alter the population density, create an undesirable increase in load on police services,
or create an undesirable increase in traffic danger and congestion.
CITY PLAN 2025 FUTURE LAND USE PLAN: City Plan 2025 Future Land Use Plan designates
this site as a City Neighborhood Area. Rezoning this property as proposed would allow for a more
traditional form of residential development with narrower lots and buildings closer to the street,
consistent with the City Plan 2025 Goal 1 for infill development.
RECOMMENDATION:
Staff recommends approval of the rezoning based on findings stated herein. The new zoning brings
most of the nonconforming structures into compliance and reflects the traditional layout and mix of
uses within the neighborhood. Further, the zoning creates a natural extension of the Downtown
zoning and promotes a City Neighborhood area, which is what is shown on the Future Land Use
map. The rezoning will become the first step in realizing the vision generated by the stakeholders
within the neighborhood during the charrette process.
PLANNING COMMISSION ACTION: Required YES
Approved Forwarded Denied
Motion: Second: _Vote:
Date: April 28, 2008
CITY COUNCIL ACTION:
Date:
Required YES
Approved
Denied
May 12, 2008
Planning Commission
RZN 08-2971 Walker Park Neighborhood
Agenda Item 4
Page 6 of 16