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Home My WebLink About2012-04-09 - Agendas - FinalPlanning Commission Officers Porter Winston, Chair Kyle Cook, Vice -Chair Sarah Bunch, Secretary aye evtlle ARKANSAS Tentative Agenda City of Fayetteville, Arkansas Planning Commission Meeting April 9, 2012 Planning Commissioners Blake Pennington William Chesser Matthew Cabe Ryan Noble Craig Honchell Tracy Hoskins A meeting of the Fayetteville Planning Commission will be held on April 9, 2012 at 5:30 PM Administration Building located at 113 West Mountain Street, Fayetteville, Arkansas. Call to Order Roll Call Agenda Session Presentations, Reports and Discussion Items Consent: 1. Approval of the minutes from the March 26, 2012 meeting. Old Business: n Room 219 of the City 2. ADM 12-4062: Administrative Item (3484 W. WEDINGTON/CROSS CHURCH, 401): Submitted by CROSS CHRUCH FAYETTEVILLE for property located at 3484 WEST WEDINGTON DRIVE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 2.24 acres. The request is for a modification to the approved CUP 10-3501 to increase the maximum number of people attending services to 704 during peak hours. Planner: Andrew Garner THE APPLICANT HAS REQUESTED THAT THIS ITEM BE TABLED UNTIL APRIL 23, 2012. 3. CUP 12-4060: Conditional Use Permit (3575 N. SHILOH DR./SIEBERT, 173): Submitted by ERIC SIEBERT for property located at 3575 NORTH SHILOH DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.61 acres. The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Planner: Andrew Garner 4. CUP 12-4061: Conditional Use Permit (3078 N. COLLEGE AVE./SIEBERT, 252): Submitted by ERIC SIEBERT for property located at 3078 NORTH COLLEGE AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.88 acre. The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Planner: Andrew Gamer New Business: 5. ADM 12-4093: Administrative Item (N. OF COBBLESTONE PH I/COBBLESTONE PH III, 246): Submitted by JORGENSEN AND ASSOCIATES for property located NORTH OF COBBLESTON PHASE I. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and contains approximately 25 acres. The request is for variances of the block length and master street plan cross section requirements for development of Phase III of the Cobblestone Subdivision. Planner: Andrew Gamer 6. CUP 12-4070: Conditional Use Permit (401 S. SANG AVE./FAYETTEVILLE TRACK AND FIELD, 520): Submitted by CRAFTON TULL AND ASSOCIATES, INC. for property located at 401 SOUTH SANG AVENUE. The property is zoned P-1, INSTITUTIONAL and contains approximately 19.94 acres. The request is for shared and offsite parking for a new track and field facility. Planner: Andrew Garner 7. LSD 12-4071: Large Scale Development (401 S. SANG AVE./FAYETTEVILLE TRACK AND FIELD, 520): Submitted by CRAFTON TULL & ASSOCIATES, INC. for property located at 401 SOUTH SANG AVENUE. The property is zoned P-1, INSTITUTIONAL and contains approximately 19.94 acres. The request is for a development of a track and field. Planner: Andrew Garner 8. LSD 12-4072: Large Scale Development (CMN BUSINESS PARK, LOT 9A/ACADEMY SPORTS, 173): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at LOT 9A, CMN BUSINESS PARK. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 14.53 acres. The request is for a development of 71,640 square foot building. Planner: Jesse Fulcher 9. CUP 12-4066: Conditional Use Permit (431 W. PATRICIA LN./CENTER, 406): Submitted by BASSETT MIX AND ASSOCIATES, INC. for property located at 431 WEST PATRICIA LANE. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 0.25 acres. The request is to allow for a duplex, Use Unit 9, in the RSF-4 zoning district. Planner: Jesse Fulcher 10. CUP 12-4069: Conditional Use Permit (1629 N. CROSSOVER RD./GREENING, 410): Submitted by TAMBERLY GREENING for property located at 1629 NORTH CROSSOVER ROAD. The property is zoned RSF- 4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 0.83 acres. The request is to allow for limited business, Use Unit 12, in a RSF-4 zoning for an antique/retail store. Planner: Jesse Fulcher NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff 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. Interpreters or TDD, Telecommunication Device for the Deaf are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda 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. Planning Commission March 26, 2012 Page 1 of 10 MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on March 26, 2012 at 5:30 p.m. in Room 219, City Administration Building in Fayetteville, Arkansas. ITEMS DISCUSSED Consent: MINUTES: March 12, 2012 Page 3 New Business: ACTION TAKEN Approved ADM 12-4062: Administrative Item (3484 W. WEDINGTON/CROSS CHURCH, 401): Page 4 Tabled LSD 12-4052: Large Scale Development (1001 W. ROCHIER ST./PARK GREEN/THE VUE, 561): Page 5 Approved CUP 12-4060: Conditional Use Permit (3575 N. SHILOH DR./SIEBERT, 173): Page 6 Tabled CUP 12-4061: Conditional Use Permit (3078 N. COLLEGE AVE./SIEBERT, 252): Page 7 Tabled Election of Chair, Vice -chair, and Secretary for the Planning Commission for 2012 MEMBERS PRESENT Craig Honchell Sarah Bunch William Chesser Hugh Earnest Porter Winston Matthew Cabe Kyle Cook STAFF PRESENT Andrew Garner Jesse Fulcher Glenn Newman ASSISTANT CITY ATTORNEY Kit Williams, City Attorney MEMBERS ABSENT Tracy Hoskins April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 1 of 10 Planning Commission March 26, 2012 Page 2 of 10 5:30 PM - Planning Commission Chairman Matthew Cabe called the meeting to order. Chairman Cabe requested all cell phones to be turned off and informed the audience that listening devices were available. Upon roll call all members were present with the exception of Commissioners Bunch, Chesser, and Earnest. Commissioners Bunch and Chesser arrived after approval of the minutes. April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 2 of 10 Planning Commission March 26, 2012 Page 3 of 10 Consent: Approval of the minutes from the March 12, 2012 meeting. Motion: Commissioner Winston made a motion to approve the Consent Agenda. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 5-0-0. April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 3 of 10 Planning Commission March 26, 2012 Page 4 of 10 NewBusiness: ADM 12-4062: Administrative Item (3484 W. WEDINGTON/CROSS CHURCH, 401): Submitted by CROSS CHRUCH FAYETTEVILLE for property located at 3484 WEST WEDINGTON DRIVE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 2.24 acres. The request is for a modification to the approved CUP 10-3501 to increase the maximum number of people attending services to 704 during peak hours. Andrew Garner, Senior Planner, presented the staff report. Jeff Dangeau, applicant, explained the original plan and conditional use permit and reasons why they are asking for the revised conditional use permit. Public Comment: Bruce Goff, adjacent property owner to the north and Chevreaux Court Property Owner's Association president, discussed concerns with traffic and parking, including illegal parking in undesignated parking spaces. He discussed concerns with emergency vehicles during services. He discussed loading several hundred cars in areas no designed to carry that many cars. It is a huge burden on everyone to have this many cars. He requested that cars be parking in the parking lots only in legal designated spaces and that cars not block the in and out exits. He also requested two police officers to direct traffic: one at the intersection of Wedington and Salem, and one at the intersection of Salem and Chevreaux Court. Commissioner Honchell asked about future church expansion. Ronnie Parrot, Cross Church Fayetteville community pastor, discussed how they added services, and that they are looking to the future. Jeff Dangeau, applicant, discussed that they are limited in the additional people that they can add at this location. He discussed parking availability in other off-site locations where people can be shuttled in. Commissioner Hoskins discussed that he had concerns this would happen when the original conditional use permit was approved. Was there a restriction on the number of services? Garner read condition of approval #4 of the original conditional use permit that did not limit the number of services. Commissioner Hoskins discussed that they are asking the commission to approve something that is a problem and make it legal. This may be an issue for him. Commissioner Chesser asked about the cones blocking the entrances and if' staff was okay with that. Garner discussed the cone placement and that staff was okay with it. There is still room for vehicles to go between the cones, they are more of a visual deterrent. Commissioner Chesser asked Mr. Goff if there has been problems with the church parking in their development. Bruce Goff, adjacent property owner, stated 'no' that has not been a problem. Commissioner Winston discussed that he agreed with Commissioner Hoskins that he has some issues with April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 4 of 10 Planning Commission March 26, 2012 Page 5 of 10 this. He discussed that he may be okay with it if it is conditioned to come back to the commission in one year. Commissioner Cabe discussed that he did not realize that the only access in was Chevreau Court. He discussed that he thinks the parking plan should be tweaked some. He is tempted to table this until Chevreaux Court is removed from access. Commissioner Hoskins asked the church if they were opposed to the three things that Mr. Goff was asking for. Bruce Goff, adjacent neighbor to the north, clarified that the three things he is asking for is to only parking in legal spaces, not to block designated aisles or exits, and two have two uniformed policemen to direct traffic: one at Wedington/Salem and one at Salem/Chevreaux. Commissioner Hoskins asked the church if those requests would be a problem. Jeff Dangeau, applicant, stated 'no' that would not be a problem. Motion: Commissioner Hoskins made a motion to table ADM 12-4062 until the April 9, 2012 Planning Commission meeting. Commissioner Honchell seconded the motion. Commissioner Cook asked for clarification on what is needed to be provided by the applicant for the next meeting. Commissioner Chesser discussed that he is fine to table the request. He felt the church needs to work with Mr. Goff to present something that is acceptable. Commissioner Winston discussed that he recommended a condition that this would be time sensitive and come back to the commission in a year. Upon roll call the motion passed with a vote of 7-0-0. April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 5 of 10 Planning Commission March 26, 2012 Page 6 of 10 LSD 12-4052: Large Scale Development (1001 W. ROCHIER ST./PARK GREEN/THE VUE, 561): Submitted by CRAFTON TULL & ASSOCIATES, INC. for property located at 1001 WEST ROCHIER STREET. The property is zoned RMF -24, RESIDENTIAL MULTI -FAMILY 24 UNITS PER ACRE and RMF - 40, RESIDENTIAL MULTI -FAMILY 40 UNITS PER ACRE and contains approximately 19.39 acres. The request is for the development of 180 multi -family dwellings. Jesse Fulcher, Current Planner, presented the staff report. Steven Beam, applicant, discussed the project. Aubry Shepard, citizen, stated that there was great soil on the property and that the slope near the railroad wasn't stable. Glenn Newman, Staff Engineer, stated that they are provide a combination of above ground and below ground detention, and that there are off-site water and sewer improvements required to serve the development. Motion: Commissioner Chesser made a motion to approve LSD 12-4052 with the recommended conditions. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. CUP 12-4060: Conditional Use Permit (3575 N. SHILOH DR./SIEBERT, 173): Submitted by ERIC April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 6 of 10 Planning Commission March 26, 2012 Page 7 of 10 SIEBERT for property located at 3575 NORTH SHILOH DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.61 acres. The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Andrew Garner, Senior Planner, presented the staff report. Eric Siebert, applicant, explained the request. Commissioner Hoskins asked how many locations they are at? Eric Siebert, applicant, discussed two locations. Commissioner Hoskins asked how many years were they in those locations? Eric Siebert, applicant, discussed that they have been at their location on College Avenue for three years. Commissioner Hoskins discussed concern with these permits. It was never the intent to use this code for this business model in the same spot year after year. They do not have to comply with commercial design standards, water, sewer, restrooms, landscaping. He won't be in support. Kit Williams, City Attorney, discussed legal issues and concerns with processing these types of applications as a conditional use permit. It seems that they may need to be seeking a variance of the outdoor mobile vendor permit. He discussed concerns with the commission taking official action on this item until planning staff and he can get on the same page. He recommended tabling this request and the next item until the next planning commission meeting. Public Comment: Ben Israel, property owner and landlord of the applicant's College Avenue location. He discussed that this applicant run the cleanest operation he has ever seen. He discussed Christmas tree vendors, and this applicant paying lease, and that he as the landlord pays property taxes. He also discussed that this applicant can move the snow cone stand 10 feet to be on a different property. Celeste Hoskins, Maggie Moo's ice cream store owner, discussed that they are there year round. She discussed that there have been three consecutive vendor stands in the location across from them on College Avenue. She discussed that there needs to be more boundaries for these types of vendors. She discussed positive benefits to the community that brick -and -mortar businesses add that temporary commercial vendors do not. She discussed that ice cream is a seasonal business and that if temporary uses are encouraged she may look at driving an ice cream truck. Commissioner Hoskins discussed compliance with commercial design standards, ADA requirements, bathrooms, and landscaping. Commissioner Winston asked if they can be at the same location year after year. Williams stated that the ordinance does not limit vendors from coming back to the same location. Motion: April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 7 of 10 Planning Commission March 26, 2012 Page 8 of 10 Commissioner Winston made a motion to table CUP 12-4060 until the April 9, 2012 planning commission meeting. Commissioner Hoskins seconded the motion. Mrs. Siebert, applicant's wife, discussed that there is a reason there are no shaved ice brick and mortar business in the country. Commissioner Chesser asked about what is considered a new location. Garner discussed that the Zoning Development Administrator has interpreted that a new location is a new parcel, a different legal lot of record. Upon roll call the motion passed with a vote of 7-0-0. April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 8 of 10 Planning Commission March 26, 2012 Page 9 of 10 CUP 12-4061: Conditional Use Permit (3078 N. COLLEGE AVE./SIEBERT, 252): Submitted by ERIC SIEBERT for property located at 3078 NORTH COLLEGE AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.88 acre. The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Commissioner Cabe discussed that based on the City Attorney's comments this item would be tabled and asked if there was any public comment. Commissioner Hoskins recused from the item. Public Comment: Ben Israel, property owner of the subject property, discussed that the snow cone stand could be moved across the property line and a permit issued for another 90 days by staff. Celeste Hoskins, Maggie Moo's ice cream owner, discussed that temporary vendors do not provide dumpsters, restrooms, and other items that brick and mortar businesses do. No more public comment was presented. Motion: Commissioner Chesser made a motion to table CUP 12-4061 until the April 9, 2012 planning commission meeting. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 6- 0-1 (Hoskins recused). April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 9 of 10 Planning Commission March 26, 2012 Page 10 of 10 Election of Chair, Vice -chair, and Secretary for the Planning Commission for 2012 Ballots were distributed and completed and the planning commission elected the following officers for 2012: Chair, Porter Winston Vice -chair, Kyle Cook Secretary, Sarah Bunch There being no further business, the meeting was adjourned at 7:20 PM. April 9, 2012 Planning Commission PC Minutes 03-26-12 Agenda Item 1 Page 10 of 10 Trycevite ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Development Services Director DATE: April 5, 2012 PC Meeting of April 09, 2012 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 12-4062: Administrative Item (3484 WEDINGTON/CROSS CHURCH, 401): Submitted by CROSS CHURCH FAYETTEVILLE for property located at 3484 WEDINGTON. The property contains approximately 2.24 acres and is zoned C-1, NEIGHBORHOOD COMMERCIAL. The request is for a modification to the approved CUP 10-3501 to increase the maximum number of people attending services to 704 during peak hours. Planner: Andrew Gamer THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED UNTIL THE APRIL 23, 2012 MEETING TO GIVE THE APPLICANT MORE TIME TO WORK WITH ADJACENT PROPERTY OWNERS. G:IETCIDevelopment Services Review120121Development Review112-4062 ADM3484 W. Wedington Dr. (Cross Chureh)103 Planning Commission104-09-2012 April 9, 2012 Planning Commission ADM 124062 Cross Church Agenda Item 2 Page 1 of 4 (4/5/2012) Andrew Garner Fwd Cross Church Fayetteville Page 1 From: Jeff Dangeau <jdangeau@mac.com> To: Andrew Garner <agarner@ci.fayetteville.ar.us> Date: 4/3/2012 3:51 PM Subject: Fwd: Cross Church Fayetteville Ronnie and Bruce are working to set up a meeting that includes officer Partain by the end of the week. I think the Commissioners would appreciate it if we meet face to face with Bruce before we go in front of them again. So lets table the request until the following meeting. Do I need to make any type or formal request? Below are the proposals we are discussing with Bruce. I think the main differences are 1. whether full traffic control should be required for all uses of the building or just on Sunday mornings and special services like Easter, and 2. whether the person stationed at Salem and Chevaux will be a police officer or a volunteer. Thanks. Jeff Dangeau 3284 Rom Orchard Rd. Fayetteville, AR 72703 479 409-7265 jdangeau@mac.com Begin forwarded message: > From: Bruce Goff <bruce@domusdesigngroup.com> > Subject: Re: Cross Church Fayetteville > Date: April 1, 2012 9:01:04 PM CDT > To: Ronnie Parrott <ronniep@crosschurch.com> > Cc: Jeff Dangeau <jdangeau@mac.com>, Bruce Goff <bruce@domusdesigngroup.com> > Ronnie > > I think we are still misunderstanding each other. I apologize that work has been all consuming so I have not had a chance to sit down and write what I stated in the meeting as the minimum requirements for Chevaux Court moving forward for the next six months to see how it works. And if we are successful then for a longer period > > Let me also prefice this with what I just experienced when coming home tonight just after 7pm from working out of town. A service had recently ended with chaos as drivers pulled out in to traffic, lanes were blocked, traffic very badly mangled all around the church and on Chevaux. No one was supervising the exit of cars from any portion of the three lots, no one was assisting with car flow, and it was obvious that no one had supervised parking as at least a dozen cars were parked in drive through lanes, along drives and in dirt parts of the lots. Which points out why I think I need to re state in writing what it is we are looking for > OPTION 1 > Agree to not use Chevaux for entry or exit.by blocking off in and out bound access to Chevaux from the parking lots with cones and manned parking supervision and someone at the Chevaux entry off Salem to prevent access at every use of the church building. > That said we both agree that you would then need additional police to get your people on to Weddington VIA your drive way. Possible but not as workable.. > OPTION 2 > 1. Two Uniformed police (no volunteers) one to man the traffic signal and one at the entry to Chevaux at Salem. > 2. Sufficient volunteers to manage the parking within the lots and to supervise where people park, > 3. A volunteer at the physical entry with the columns at Chevaux.to manage exit and entry of homeowners. > 4. Only currently approved and designated parking spaces can be used within the three lots and this must be managed. Disabled parking must be used for Disabled with the proper license or permit. Towing must take place should this not be followed. > 5. Each and every service, event or other activity that uses the building must have all of the above in place or option A. This is day time, night time, early, late etc. Any time. Not just when you think your attendance will be high, as regardless of overall attendance, the three parking lots closest will always fill first. Tonight was not safe for anyone. > OPTION C April 9, 2012 Planning Commission ADM 124062 Cross Church Agenda Item 2 Page 2 of 4 (4/5/2012) Andrew Garner Fwd. Cross Church Fayetteville > A special use permit that does not include/allow the use of the bank parking lots. > Our goal was to find a balance and to allow parking with realistic limits and management as well as the ability to deal with any type of emergency response whenever your congregants may or will use Cheveaux Drive. Anything less is simply not acceptable. > The rest of your parking plan seems very realist, I just did not want to limit it to what you have stated and more to the point to be precise that all of this must remain in place at all times as tonight showed again. > I thank you for your review and if this is what is presented to the Planning commission then we can support a trial six months. > Thank you in advance > Bruce > --- On Sun, 4/1/12, Ronnie Parrott <ronniep@crosschurch.com> wrote: > From: Ronnie Parrott <ronniep@crosschurch.com> > Subject: Cross Church Fayetteville > To: 'brace@domusdesigngroup.com" <bruce@domusdesigngroup.com> > Cc: "Jeff Dangeau" <jdangeau@mac.com> > Date: Sunday, April 1, 2012, 11:52 PM > Bruce, > I hope you are doing well. Based off of our conversation last week, we have made the following improvements: > 1) We will limit parking to only marked white spaces > 2) We will no block the exits with cars. Only orange cones will be used > 3) We are working with our police officer to finalize a plan to get your people in & the churches people out as efficiently and safely as possible. His current idea is... > A: to put a person at the entrance of your building and their sole purpose is to stop traffic for your people only. This person will be older and know how to handle people. > B: Put a person at the back exit of Arvest to stop traffic so Salem will not stay so busy but allow Cheavau to dump the cars faster. > C: We will ensure that Chaevau remains open on the incoming cars lane so your people can get in when needed. > Matt Partain will follow up this week. > We want to work with you from this point forward to resolve any issues that may arise. One of our biggest concerns is how unsafe it is to allow cars to leave on Wednington. We believe, as I believe you agree, this is highly unsafe. If we can finalize these thing in the next day, would you agree to appeal to the commissioners to give us 6 months to a year for evaluation? > Ronnie Parrott > (479) 871-9522 Page 2 April 9, 2012 Planning Commission ADM 124062 Cross Church Agenda Item 2 Page 3 of 4 April 9, 2012 Planning Commission ADM 124062 Cross Church Agenda Item 2 Page 4 of 4 aye •I rev!: 1e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Development Services DATE: April 5, 2012 PC Meeting of April 9, 2012 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 CUP 12-4060: Conditional Use Permit (3575 N. SHILOH DR./SIEBERT, 173): Submitted by ERIC SIEBERT for property located at 3575 NORTH SHILOH DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.61 acres. The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Planner: Andrew Garner STAFF RECOMMENDS THIS ITEM BE TABLED INDEFINITELY G: IETCIDevelopmeni Services Review120121Develapmem Review112-4060 CUP 3575 N. Shiloh Dr. (Siebert)103 Planning Commissionl04-09- 12012I12-4060 PLNG Comments 04-09-12.doc April 9, 2012 Planning Commission CUP 124060 Siebert (Shiloh Dr) Agenda Item 3 Page 1 of 2 April 9,2012 Planning Commission CUP 124060 Siebert (Shiloh Dr) Agenda Item 3 Page 2 of 2 • aye. ARKAe evl NSAS PC Meeting of March 26, 2012 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Development Services DATE: March 19, 2012 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 CUP 12-4061: Conditional Use Permit (3078 N. COLLEGE AVE./SIEBERT, 252): Submitted by ERIC SIEBERT for property located at 3078 NORTH COLLEGE AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.88 acre. The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Planner. Andrew Garner STAFF RECOMMENDS THIS ITEM BE TABLED INDEFINITELY G: IETCIDevelopment Services Review120121 Development Review1l2-4061 CUP 3078 N. College Ave. (Siebert)103 Planning Commission104-05- 2012 April 9, 2012 Planning Commission CUP 12-4061 Siebert (College Ave) Agenda Item 4 Page 1 of 2 April 9, 2012 Planning Commission CUP 12-4061 Siebert (College Ave) Agenda Item 4 Page 2 of 2 a e cnitle / THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting of April 9, 2012 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Development Services Director DATE: April 2, 2012 ADM 12-4093: Administrative Item (N. OF COBBLESTONE PH I/COBBLESTONE PH III, 246): Submitted by JORGENSEN AND ASSOCIATES for property located NORTH OF COBBLESTON PHASE I. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and contains approximately 25 acres. The request is for variances of the block length and master street plan cross section requirements for development of Phase III of the Cobblestone Subdivision. Planner: Andrew Gamer Findings: Background: The overall Cobblestone Subdivision property contains approximately 60 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 acres) and RSF-8 (17 acres) and is bisected by two Collector Streets shown on the Master Street Plan. The Cobblestone Subdivision Preliminary Plat (PPL 07-2612) was approved by the Planning Commission on June 25, 2007 for the creation of a residential subdivision with 207 single family lots. The final plat for phase I of Cobblestone was filed of record on June 23, 2009 and phase II was filed of record on November 6, 2009. Phase III, approximately 25 acres, was never constructed and the preliminary plat from 2007 has expired. Proposal: The applicant would like to construct Cobblestone III consisting of approximately 85 new single family lots on approximately 25 acres. Prior to the applicant completing the final design for preliminary plat submittal, they request the following two variances of the Fayetteville Unified Development Code (UDC): • Block Length (UDC Section 166.08 (E)(1)(c) and (d)). This requires a maximum block length of 800 feet on Local Streets, and 600 feet on Residential Streets. • Master Street Plan Cross Section. (UDC Section 166.04(B)(3)(c)). This requires construction of all streets in a subdivision to meet Master Street Plan standards. The applicant proposes to develop the last 25 acres of the Cobblestone subdivision with almost the same preliminary plat that was approved five years ago with PPL 07-2612. The block length requirements were adopted by the City Council on August 5, 2008 and the Master Street Plan was re- adopted with City Plan 2030 in 2011. The applicant's proposal is to utilize a 24 -foot wide street G:IETCIDevelopment Services Review120121Development Reviewll2-4093 ADM Cobble Slone Ph 111 Modificotion103 Planning Connnission104-09- 20121Co nments and Redlines April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item 5 Page 1 of 16 cross section with a 5 -foot sidewalk on both sides, and to create block lengths between 1,400 and 1,600 feet long. The proposed street cross section is not an approved Master Street Plan cross section for either a Local or Residential Street. The Local Street section requires a 28 -foot wide street to allow for an 8 - foot on -street parking lane and 20 feet for two-way travel. The Residential Street section requires a 20 -foot wide street that does not allow on -street parking. The Local Street section that was in place when this original preliminary plat was approved in 2007 permitted a 24 -foot wide Residential Street, with no on -street parking. Discussion: The Planning Commission should consider the following for the requested variances: Fayetteville UDC Section 156.03 Certain variances of the development regulations may be applied for as follows: (A) General requirements. (1) Undue hardship. If the provisions of Development, Chapter 166, are shown by the developer to cause undue hardship as they apply to this proposed development (including, but not limited to financial, environmental, or regulatory) and that the situation is unique to the subject property, the city Planning Commission may grant a variance, on a temporary or permanent basis, to the development from such provision, so that substantial justice may be done and the public interest secured; provided that the variation will not have the effect of nullifying the intent and purpose of the development regulations. No variance shall be granted for any property which does not have access to an improved street. (2) Conditions and safeguards. In granting variances, the Planning Commission may prescribe appropriate conditions and safeguards to secure substantially the objectives of the standards or requirements so varied. 166.08 Street Design And Access Management Standards (E) Block Layout / Connectivity. (1) Block Length. Block lengths and street intersections are directly tied to the functional hierarchy of the street pattern that exists or is proposed. (e) Variances. Block length standards may be varied by the Planning Commission when terrain, topographical features, existing barriers or streets, size or shape of the lot, or other unusual conditions justify a departure. Staff finds that the requests to have block lengths that are almost double the required length and to utilize the street cross section as proposed are not justified pursuant to UDC 156.03 or 166.08(E)(1)(e). This is not a unique situation that warrants granting the variance. This site is an undeveloped greenfield of approximately 25 acres that is relatively flat and does not have unique terrain, topographical features, floodplains, existing barriers or streets, or boundary line issues that necessitate variances. The applicant discussed in their letter request that they would have to change the original design from 2007 to meet this current code which would cause delays and expense. Staff does not feel that having to redesign the plans to meet the current code is an undue hardship and that to grant the variances would be a special privilege. This is a typical, standard subdivision being built out under the RSF-4 zoning district requirements and the current standards should apply. The current GAETCIDevelopment Services Reriew120121Development Review\12-4093 ADM Cobble Sone Ph 111 hodfcoio,,103 Planning Commission104-09- 20121Com,nents and Redlines April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item 5 Page 2 of 16 standards would not change the character or form of development, but are critical development details that have been added to the code over the past five years. The variances would have the effect of nullifying the intent and purposes of the regulations as follows: Block Length: Maximum block length requirements are intended to create a street system with a high level of connectivity providing many choices for routes to destinations. The code is intended to create a street system that is an interconnected web or grid of streets. Block lengths are intended to be fairly short for residential neighborhoods at a maximum of 600-800 feet and a maximum number of intersections. This creates connectivity within and through neighborhoods and improves traffic safety by reducing vehicular speeds because of the intersections. The proposed block lengths between 1,400 -1,600 feet are almost double that of the code, and what staff felt was appropriate when the block length minimums were created. This proposal nullifies the intent of the ordinance for connectivity and may result in speeding and traffic safety issues because of the long block length. Street Cross Section: The Master Street Plan was recently updated with the adoption of City Plan 2030 in 2011. The Residential Street cross section with a 20 -foot wide driving surface provides the minimum to meet fire code requirements. This cross section is an option to developers that want to avoid having to pave the full 28 -foot wide Local Street and has a lower design speed. The Local Street cross section is a 28 -foot wide street that defines an 8 -foot parking lane on one side and 20 - foot cartway/driving surface. The applicant's proposed 24 -foot wide cross section would have an excess of four feet of pavement that is not needed for vehicular travel, and could not be utilized for parking. This cross section combined with the block length would increase traffic speeds in this neighborhood, and may encourage parking on -street when it is not allowed. Recommendation: Staff recommends denial of the requests based on the findings herein. PLANNING COMMISSION ACTION: yes Required Approved Denied Tabled Motion: Second: Vote: Date: April 9, 2012 G:I ETC1Development Services Review120/21 Development Reviewl12-4093 ADM Cobble Stone Ph 11/ Modi/lcation103 Planning Cononission104-09- 20121Comments and Redlines April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item Page 3 of 16 166.04 Required Infrastructure Improvements — Development in City Limits (B) Minimum improvements by application type. The property owner/developer shall be responsible for constructing the following minimum improvements. (3) Preliminary/Final/Concurrent Plat; Large Scale Development; Large or Small Site Improvement Plan. (c) Streets. (i) On-site. Widening the street adjacent to the project frontage and construction of all interior streets to meet Master Street Plan standards. Street grading, base, and paving according to existing city standards and specifications as adopted by the City Council. 166.08 Street Design And Access Management Standards (E) Block Layout / Connectivity. (1) Block Length. Block lengths and street intersections are directly tied to the functional hierarchy of the street pattern that exists or is proposed. (c) Locals. Intersections shall occur at a minimum of one every 800 feet. (d) Residential. Intersections shall occur at a minimum of one every 600 feet. (e) Variances. Block length standards may be varied by the Planning Commission when terrain, topographical features, existing barriers or streets, size or shape of the lot, or other unusual conditions justify a departure. G:IETCIDevelopment Services Review120121Devetopment Review112-4093 ADM Cobble Stone Ph 11I Modiification103 Planning Conitnission104-09- 20121Conunents and Redlines April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item 5 Page 4 of 16 JORGENSEN & ASSOCIATES CIVIL ENGINEERS • SURVEYORS 124 WEST SUNBRIDGE, SUITE 5 City of Fayetteville 113 W. Mountain Street Fayetteville, AR 72701 FAYETTEVILLE, ARKANSAS 72703 (479) 442-9127 • FAX (479) 5824807 DAVID L. JORGENSEN, P.E., P.L.S. JUSTIN L. JORGENSEN, P.E. BLAKE E. JORGENSEN, P.E. JARED S. INMAN, P.E. Attn: Matthew Cabe, Planning Commission Chair Re: Variance of Design Standards for Cobblestone Subdivision Phase 3 Dear Chairmen Cabe; Please find the following variance request for Cobblestone Subdivision Phase 3, to allow for the originally intended street cross sections, which do not meet current design standards. The current 2030 plan has newer street cross sections; in particular, we are requesting the following variances: Millstone Drive & Napoli Drive (Residential Street) Original Cross Section 2030 Cross Section Right -of -Way: 42'(-1' variance) Right -of -Way: 43' Road Width: 24' (+3' variance) Road Width: 21' Greenspace: Was 5', will be 4' with 5' sidewalk (-2' variance) Greenspace: 6' Sidewalk: was 4' but will make 5' (no variance) Sidewalk: 5' Block Length (Millstone): 889.29' (+289.29' variance) Max Block Length: 600' Block Length (Napoli): 1020.99' (+420.99' variance) Max Block Length: 600' The reason for this request is that the development has already been partially built out and the construction plans for the whole project have already been developed and approved by all jurisdictions (City, State, etc). Allowing this variance would allow the development to proceed in a uniform fashion, so that the development as a whole will achieve consistency. It will also allow the development to occur in a timely manner, so that this next phase can be built in the prime building season. Requiring the street sections to be redeveloped, would cause the previously approved plans to have to be modified; as one can imagine, the slight change in required street cross sections would cause a domino effect on everything being modified to the current set of plans. The modification of the current plans would cause a delay as well as an undesired difference between the rest of the development. Allowing this variance will not create any additional safety hazards, and no parking signs will be installed along the street to ensure fire codes are met. • PUBLIC WORKS • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SURVEYING • April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item 5 Page 5 of 16 Background: 3-13-06: Preliminary Plat approved (Construction Plans for the whole development created and approved by all required agencies) 4-1-07: Rezoned 17.22 acres of the interior of the subdivision to allow for RSF-8 6-25-07: Modified the Preliminary Plat for new zoning 8-16-07: Final Plat of the south half of the subdivision was approved, however infrastructure was not fully built out, therefore plat was not recorded. 6-23-09: Final Plat for the southwest portion of the subdivision was recorded as `Phase 1' 8-28-09: Final Plat for southeast portion of subdivision was recorded as `Phase 2' Please take the time to consider this variance. Sincerely; orgensen, P.E. JORGENSEN & ASSOCIATES CIVIL MGM - MRS SURVEYORS April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item 5 Page 6 of 16 STATE FLARE COORDINATES N ,654877 BO 000610 71 (COUNTY). COORDINATES 705 4 Z00 627) NW CORNER NOW, NEIM 5147-50 MOUND STONE) PHASE 3 PHASE 2 7654095 765-58956 6040555 I _ LINE TABLE LINE LENGTH REARING LI 105.00' 5607054500 L2 66.35' N8770411-0 LS 103.57' NJ5°44"55'W L4 104.1' N55744'5519 L5 295.50' 0407540'0 46 155.75' N07'04'II'W L7 15540' N57'0411 -W L0 /0194' 509•51'32T L9 655.69' 9102.55'49'0 410 356.91' 9102055'49'5 LII 596.79' NO2'55'49'0 212 5.01' N0235'49'E 215 55.62' S3l729'41-E L/4 69.95' N52'41'55'E 1.I5 201.00' N87'04'irW 2/6 547.50' N87.04'II'W 217 37549' N07'04'11 -W LIB 554.92' 502.56'49'W 459 290.00' 505'55'49'W L20 280.00' 500755'49'W 221 280.00' 508455'49'0 0,22 280.00' 508455'4910 L23 148.96' 20235'4910 224 593.65' 508455'49'90 L25 16.11' 656.15'25'£ 226 92.)9' S5695'25'W 227 455.00' 9007'04'II'W 525 45165' 50255'49'90 L29 5351' N/4744'46''0 L50 64.66' 527707'I2W 451 652.94' N07'04'II'W 632 1020.99' 8407'04'5/0 255 19.18' 562'26'S4W L34 995.23' 8407'04'II'W 255 /45.71' R67'04'5/0 GRAPHIC SCALE ov ( INET ) 1 0086 =8100 rt. CURVE TABLE CURVE LENGTH RADIUS TANGENT CHORD REARING DELTA CI 147.77' 550.00' 75.00 /46.67 674'58'29'W 241522' 12 177.99' 550.00' 90.96 176.08 N4898'42'W 29708'13' C5 21135' 500.00' 11369 21263 554029'5£ 41'30'39" 14 61.01' 500.00' 51.04 61.76 58809'430 10748-56- C5 5161' 15000' 5657 32.54 060517'0112 12'27'21' 16 52.67 150.00' 16.57 52.55 503717'51E 12227'21- C7 25753' 500 00' 15458 25450 N51740'4816 29'2955' 18 95.45' 500.00' 47.87 9530 N32701'35'W 1065615- C9 26E0' 150.00' 15.44 26.77 5074.1942"79 107I414- (50 159.61' 150.00' )5.52 154.62 229755'37-W 55819'55- 09 96.01' 150.00' 49.71 94.38 S74°55'57'0 56°40'25' C12 51.56' 250.00' 25.87 51.46 50850'I7W 11746'56' CI3 172.29' 550_00' 97.06 /62.98 560750'550 65765'50' CI4 77.20' 15000' 59.47 76.55 5709112'W 29729'15' VICINITY MAP FAYETTEVILLE, ARKANSAS ENGINEER JORGENSEN 5 ASSOCIATES CONSULTING ENGINEERS. INC. 124 WEST SUNBRIOGE SUITE 5 FAYETTEVILLE, AR. 72705 (479) 442-9127 OWNER /DEVELOPER SCM LLC OFFICERCHARLIE SLOAN P.0. BOX 9180 FAYETTEVILLE AR. 72705 (479) 444-8404 STREET RIGHT-OF-WAY 8 SIDEWALK TABLE STREET RIGHT OF WAY STREET 050T71 SIDEWALK GREENSPACE STREET 'A' RAVEN LANE 70' 28' 6' 15' NORMANDY PLACE REGGIO DRIVE 50' 2B' 4' 7' GYPSUM STREET (DURANCE STREET 42' 24' 4' 5' VERONA LANE 42' 24' ZACCANTI DRIVE NAPOLI DRIVE MILLSTONE DRIVE OURGANDY PLACE SURROUNDING PROPERTY OWNERS TABLE 765-18950 - HARE 8 JACQUELYN ALLEY - 5124 GYPSUM - FAYETTEVILLE AR. 72704 765-/8951- FORREST 6 MARY PARKS -31/4 N. PYRITE - FAYETTEVILLE, AR. 72704 766-18952 - LISA 5. EWING - 5108 N PYRITE - FAYETTEVILLE, A.R. 72704 765-18955 - KATHLEEN COLLINS - 2094 N PYRITE - FAYETTEVILLE AR 72704 765-18954-DEITRE B BILLY TOWNSEND-5082 PYRITE DRIVE - FAYETTEVILLE, AR. 72704 765-18955 - BARRI L. 004507SNE - 5066 N PYRITE DRIVE - FAYETTEVILLE, AR 72704 765-18956 - DENYSE S. KILL50RE - 5050 N. PYRITE DRIVE - FAYETTEVILLE, AR. 72704 765-18951-JANET2. ABSHER-44 TOEABELLA VISTA. AR 72 765 -08958 -DEBORAH FRANCES HARDWICK - 5026 PYRITE DRIVE - FAYETTEVILLE. AR. )0704 765 -18959 -SAMUEL 6 MAUREEN SHRILLER - 5014 PYRITE DRIVE - FAYETTEVILLE, AR 72704 765-18960 - JAMES L. BUCKNER ✓R - 3002 PYRITE DRIVE- FAYETTEVILLE, AR. 72704 765-18961- MICHAEL 8 ANGELA COLLY - 2968 N PYRITE DRIVE - FAYETTEVILLE. AR 72704 765-16658-010 - CRYSTAL SPRINGS LTD. PARTNERSHIP - P.O. BOX 365- SPRINGDALE, AR. 72765 765-166580100 - FAYETTEVILLE SCHOOL DISTRICT 5/- P.O. BOX 849- FAYETTEVILLE. AR. 72702 765-166500-200 - FAYETTEVILLE SCHOOL 05TR/CT 55 - PO 00X (149 - FAYETTEVILLE, AR 72792 765-16658-900 - ALFRED ZACCANTI SR -3109 W SALEM ROAD - FAYETTEVILLE, AR 72704 091-16738- THOMAS 8 MARTHA SPICER - 3300 N. KENDALL DRIVE - FAYETTEVILLE AR. 72704 765-06658-300 - OLIKA INVESTMENTS, INC -P0. BOX 4427 - FAYETTEVILLE, AR 72702 NOTES: I) THERE IRE NO KNOWN WETLANDS ON THIS PROPERTY 2) TWO SIDEWALK ACCESS RAMPS WILL BE INSTALLED AT EACH STREET CORNER AS SHOWN ON THIS PLAT 3) ALL UTILITY CR0251NG SHALL BE 6 - 4'PVC PIPES BURIED MINIMUM 42'OEEP 4) LOT 208 SHALL BE RESERVED FOR DETENTION AN0 ISA NON-BUIL040LE LOT TO BE MAINTAINED BY THE P.AA. 5) ALL DRIVEWAYS SHALL HAVE A MAXIMUM WIDTH OF 24' ME45URE0 4T THE RIGHT OF WAY LINE. 6) NO LOTS WITHIN THIS DEVELOPMENT HAVE SLOPES THAT ARE 15% OR GREATER. 7) THIS PROPERTY I5 NOT SUBJECTED TO THE 100 -YEAR FL000 PLAIN A5 PER FIRM M 05145(0005 0 DATED JULY 21, 1999 8) CORNER LOTS' ADJACENT TO TO A COLLECTOR STREET AND A LOCAL STREET SHALL ACCESS LOCAL STREETS ONLY. 9)52' WATERLINE ALONG STREET '4'SHALL BE INSTALLED WITH C05T SHARE WITH THE CITY OF FAYETTEVILLE. l0) ALL LOTS WITH WIDTHS LESS MAN 70' SHALL HAVE MAXIMUM 16' WIDE DRIVEWAY. ZONING - 927-4 (Lon 1-155) RSF-8 (Lois 154-208) PROPOSED USE - SINGLE FAMILY RE550ENT/AL LOTS • 207 DETENTION POND LOT - I TOTAL LOTS - 208 DENSITY / ACRE - 5.45 UN/TS / ACRE LEGAL DESCRIPTION: ALL of THE NWl74 OF ME NEI/4 of SECTION 52 AND PANT07 INE SWI/4 OF THE 551/4 OF SECTia9 29, ALL IN 7/7N, R30W IN WAsxw0TON CouNTT. ARKANSAS AND REINS MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT TILE NW CORNER of SA/0 NW//4, NEI/4 THENCE N02153'10'0 655.45 FEET, THENCE 587'55'165132453 FF07, TH00(0 SO2'40'01'W 655.55 FEET, THENCE SO2°24'22'W 1522.05 FEET, THENCE 0007555'06'W 1556.17 FEET, THENCE NO2155'49E 1524.74 FEET TO THE 8.0.8.: Co0TAINl9S 60.28 ACRES MORE 0R LESS SUBJECT To EASEMENTS AND RIGHT OF WAY OF RECORD, N E S LEGEND O BOUNDARY CORNER 4 CENTERLINE MARKER O SET IRON PIN ® SEWER MANHOLE 6M FIRE HYDRANT W WATER VALVE $ WATER FITTING 0A01.2.0000LE METER SET O° 5M.S. SINGLE METER SET le STREET LIGHT WATER SERVICE SEWER SERVICE CENTERLINE STREET UTILITY EASEMENT BUILDING SETBACK 5' 50WE00 2IN0 6'WATERLINE SIDEWALK 0RA1, PIPE UTILITY CROSSING BUILDING SETBACKS ZONING FRONT S10E REAR 957-4 R5F-8 April 9 2012 Planning Commi sion ADM 124093 Cobblestone Ph III Agenda Item 5 Page 7 of 16 PLAT PAGE: 2266 00 COBBLESTONE SUBDIVISION PHASE 3 CID 4' ° ° } W U > 01 << ✓ a' W z • ° Z z W w RA. O ti U 5 e5 3 STATE PLANE COOROINA TES N: 654827.80 E: 661620.71 SOF 50 FT 765-16658-900 (R -A) S 87°3314°' E 1321.53' 2 8.117 9381 O FT 7 8. 8299 SO 0 FT y n 28 ZACCgNTI DRIVE -� 3 8.155 80 FT /5/44 50 FT 75 8,190 S0 FT 11 8,464- SO ,464S0 FT 13 8.547 80 F7 15 10.969 50 FT 14,866 50 FT C9 W 001-16758-000 p (COUNTY) NW CORNER NWI/4, NEI/4 52-17-30 (FOUND STONE) P.O.B. N 73 16,528 50 Fr 76 8,190 50 FT 77 8.190 SO FT 78 8.190 SO FT 79 8,190 SO FT 80 8.190 S0 FT 81 8.190 s0 FT 82 8.190 SO FT 83 8.190 SO FT 84 8,190 s0 FT 85 8,190 s0 FT 8650' R/W 10.981 SO FT /0.274 S0 FT 99 11,853 SOFT 98 8.(90 S0 FT 97 8.190 S0 Fr 96 8.190 SO Fr 8,242 SO FT 95 8,190 s0 FT 94 8,190 5o FT 93 8,190 50 FT 92 8190 so FT 91 8.190 SO FT 90 8,190 SO FT 89 8.190 80 FT 8.190 50 FT 87 10.981 80 FT 18 9,044 S0 FT 9.069 so FT 8.411 s0 FT 8,407 s0 FT 100 14788 50 FT 125 11,950 s0 FT 124 9,953 SO FT 123 8.925 S0 FT 8' SWR. 122 8.925 so FT 9,095 50 FT 121 8.925 SO FT 120 8.925 SO FT 119 8.925 50 FT 118 8,925 50 FT 117 8,925 so FT 8.404 SO FT 116 8,925 s0 FT 115 11,171 s0 FT 9,120 50 FT 8,119 so FT 8,40180 FT 8,119 50 FT 105 10,812 50 FT 106 9.226 SO FT 107 8,925 50 FT 108 8.925 So FT 109 8,925 50 FT 110 8,925 s0 FT 111 8.925 SOFT 112 8,925 S0 FT 113 8,925 SO FT 114 11,171 80 FT 9,146 so FT 9,178 SOFT 765-1681 126 18,648 So FT 127 8,568 SOFT 128 8,568 S0 FT 129 8,568 130 8,568 s0 FT 131 8.568 S0 FT 132 8,568 50 FT PHASE 3 133 8.568 50 FT 134 11,17, S0 FT 24 9.227 80 FT 8' SWR. 9,278 S0 FT 0.25 AC PHASE 2 765-18950 VOCI 208 0.9. .we:7 PROPOSED 85"55%' 7050 2(4115 53.7. = _..,..... {4.e .2_4.52.[. STATE PLANE COORDINATES N: 654771.40 E: 662941.03 765-16658-200 C (RSF-4) b N rn PHASE 3 PHASE 2 LINE TABLE LINE LENGTH BEARING LI 155.00' N87°04'11"W L2 61.31' N87°04'11"W L3 133.87' N33°44'35"W L4 104.81' N33°44'35"W L5 295.80' N87°04'11"W L6 153.75' N87°04'11"W L7 155.00' N87°04'11"W L8 107.94' S09°31'32"E L9 655.69' NO2°55'49"E L10 334.91' NO2°55'49"E LII 396.79' NO2°55'49"E L12 5.01' NO2°55'49"E L13 55.62' S37°29'41'E LI4 69.93' N82°41'35"E L15 201.00' N87°04'11"W L16 347.50' N87°04'11"W L17 373.49' N87°04'11"W L/8 554.92' S02°55'49"W L19 290.00' 502°55'49"W L20 280.00' S02°55'49"W L21 280.00' S02°55'49"W L22 280.00' S02°55'49"W L23 148.96' 802°55'49"W L24 593.65' 502°55'49"W L25 76.77' N56°15'25"E L26 92.79' S56°15'25"W L27 435.00' N87°04'11"W L28 457.65' S02°55'49"W L29 53.57' N14°44'46"E L30 64.66' S27°07'12"W L31 652.94' N87°04'11"W L32 1020.99' N87°04'11"W L33 19.18' S63°26'34"W L34 995.23' N87°04'11"W L35 145.71' N87°04'11"W April 9, 2012 Planning Commission ADM 124093 Cobblestone Ph III Agenda Item 5 Page 8 of 16